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DRAFT ENVIRONMENTAL IMPACT REPOR
350 Mission Street Office Project
PLANNING DEPARTMENTCASE NO. 2006.1524E
STATE CLEARINGHOUSE NO. 2010062013
Environmental Review Ofcer | 1650 Mission Street, Suite 400 | San Francisco, CA 94103
Written comments should be sent to:
Drat EIR Publication Date: SEPTEMBER 15, 2010
Drat EIR Public Hearing Date: OCTOBER 21, 2010
Drat EIR Public Comment Period: SEPTEMBER 15, 2010 - NOVEMBER 1, 2010
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www.sfplanning.org
DATE: September15,2010
TO: DistributionListforthe350MissionStreetOfficeProjectEIR
FROM: BillWycko,EnvironmentalReviewOfficer
SUBJECT: RequestfortheFinalEnvironmentalImpactReportforthe350MissionStreet
OfficeProject(CaseNo.2006.1524E)
ThisistheDraftoftheEnvironmentalImpactReport(EIR)forthe350MissionStreetOfficeProject.A
publichearingwillbeheldontheadequacyandaccuracyofthisdocument.Afterthepublichearing,
ourofficewillprepareandpublishadocumententitledCommentsandResponses,whichwill
containasummaryofallrelevantcommentsonthisDraftEIRandourresponsestothosecomments,
alongwithcopiesofthelettersreceivedandatranscriptofthepublichearing.TheCommentsand
ResponsesdocumentmayalsospecifychangestothisDraftEIR.Publicagenciesandmembersofthe
publicwhotestifyatthehearingontheDraftEIRwillautomaticallyreceiveacopyoftheComments
andResponsesdocument,alongwithnoticeofthedatereservedforcertification;othersmayreceive
suchcopiesandnoticeonrequestorbyvisitingouroffice.ThisDraftEIR,togetherwiththe
CommentsandResponsesdocument,willbeconsideredbythePlanningCommissioninan
advertisedpublicmeeting,andthencertifiedasaFinalEIRifdeemedadequate.
Aftercertification,wewillmodifytheDraftEIRasspecifiedbytheCommentsandResponses
documentandprintbothdocumentsinasinglepublicationcalledtheFinalEnvironmentalImpact
Report.TheFinalEIRwilladdnonewinformationtothecombinationofthetwodocumentsexcept
toreproducethecertificationresolution.Itwillsimplyprovidetheinformationinoneratherthantwo
documents.Therefore,ifyoureceiveacopyoftheCommentsandResponsesdocumentinadditionto
thiscopyoftheDraftEIR,youwilltechnicallyhaveacopyoftheFinalEIR.
WeareawarethatmanypeoplewhoreceivetheDraftEIRandCommentsandResponsesdocument
havenointerestinreceivingvirtuallythesameinformationaftertheEIRhasbeencertified.Toavoid
expendingmoneyandpaperneedlessly,wewouldliketosendcopiesoftheFinalEIR,inAdobe
Acrobatformatonacompactdisk(CD),toprivateindividualsonlyiftheyrequestthem.Therefore,if
youwouldlikeacopyoftheFinalEIR,pleasefilloutandmailthepostcardprovidedinsidetheback
covertotheMajorEnvironmentalAnalysisdivisionofthePlanningDepartmentwithintwoweeks
aftercertificationoftheEIR.AnyprivatepartynotrequestingaFinalEIRbythattimewillnotbe
mailedacopy.
Thankyouforyourinterestinthisproject.
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350 MISSION STREET OFFICE PROJECT
Draft Environmental Impact ReportPlanning Department Case No. 2006.1524EState Clearinghouse No. 2010062013
Draft EIR Publication Date: September 15, 2010Draft EIR Public Hearing Date: October 21, 2010
Draft EIR Public Comment Period: September 15, 2010 through November 1, 2010
This report is printed on recycled paper.
207037
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Case No. 2006.1524E ii 350 Mission Street207037
TABLE OF CONTENTS
350 Mission Street ProjectDraft Environmental Impact Report
Page
LIST OF ACRONYMS AND ABBREVIATIONS v
SUMMARY S-1
I. INTRODUCTION 1
II. PROJECT DESCRIPTION 5A. Site Location and Project Characteristics 5B. Project Setting 17C. Project Sponsors Objectives 20D. Intended Uses of the EIR 20
III. COMPATIBILITY WITH EXISTING ZONING AND PLANS 23
IV. ENVIRONMENTAL SETTING, IMPACTS, AND MITIGATION MEASURES 37A. Land Use 37B. Transportation 39C. Air Quality 62D. Greenhouse Gases 88
E. Wind 104F. Shadow 113G. Initial Study Issues 123
V. OTHER CEQA CONSIDERATIONSA. Growth Inducement 127B. Significant Environmental Effects That Cannot Be Avoided 128
If the Proposed Project is ImplementedC. Areas of Known Controversy and Issues to be Resolved 129
VI. ALTERNATIVES TO THE PROPOSED PROJECT 130A. No Project 130B. Code-Complying Bulk Alternative 131C. No-Parking Alternative 134D. Environmentally Superior Alternative 136
VII. APPENDICESA. Notice of Preparation and Initial StudyB. Air QualityC. Wind Analysis Technical Memorandum
VIII. EIR AUTHORS AND CONSULTANTS
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TABLE OF CONTENTS
Case No. 2006.1524E iii 350 Mission Street207037
Page
LIST OF FIGURES
1. Project Location 72. Ground Floor Plan 83. Mezzanine (Second Floor) Plan 9
3. Typical Upper Level Plan 105. Mission Street (South) Elevation 146. Fremont Street (West) Elevation 157 Building Bulk and Setback Exceptions 168 Project Area Transit Network 419. Wind Test Point Locations 10610. March 21 Shadow Patterns 11611. June 21 Shadow Patterns 11712. September 21 Shadow Patterns 11813. December 21 Shadow Patterns 11914. East Side POPOS 12015. West Side POPOS 12016. Gap Between 50 Beale and Millennium 120
17. Code-Complying Bulk Alternative 132
LIST OF TABLES
S-1 Summary of Impacts and Mitigation Measures for the Proposed S-4350 Mission Street Project
1. Project Characteristics and Planning Code Compliance 122. Peak-Hour Intersection Levels of Service (LOS) and Average Stopped Delay 47
in Seconds per Vehicle3. Summary of San Francisco Air Quality Monitoring Data (20052009) 634. State and Federal Ambient Air Quality Standards 715. Project Construction Exhaust Emissions Estimates 796. Estimated Daily Regional Emissions (2013) 84
7. GHG Reduction Measures in ARB Scoping Plan 928. Total CO2-Equivalent Emissions (Metric Tons/Year) 1009. City GHG Regulations Applicable to the Proposed Project 10110. Wind Test Results 108
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Case No. 2006.1524E iv 350 Mission Street207037
List of Acronyms and Abbreviations
AB AssemblyBill
ABAG AssociationofBayAreaGovernments
ARB CaliforniaAirResourcesBoard
BAAQMD BayAreaAirQualityManagementDistrict
BCDC SanFranciscoBayConservationandDevelopmentCommission
CEQA CaliforniaEnvironmentalQualityAct
CO CarbonMonoxide
CO2 CarbonDioxide
CO2E CarbonDioxideequivalent
dB Decibel
dBA AWeightedDecibel
DBI SanFranciscoDepartmentofBuildingInspection
DEIR DraftEnvironmentalImpactReport
DPH SanFranciscoDepartmentofPublicHealth
DPM DieselParticulateMatterEIR EnvironmentalImpactReport
EPA UnitedStatesEnvironmentalProtectionAgency
FAR Floorarearatio
GFA GrossFloorArea
GHG GreenhouseGas
GSF GrossSquareFeet
Ldn DayNightNoiseLevel
LEED LeadershipinEnergyandEnvironmental
LOS LevelofService(measureoftrafficorothertransportationoperations)
MMT MillionMetricTons
mph MilesperHour
MTA SanFranciscoMunicipalTransportationAuthority
MTA/SSD MunicipalTransportationAgencySustainableStreetsDivision
MTC MetropolitanTransportationCommission
NAAQS NationalAmbientAirQualityStandards
NCT NeighborhoodCommercialTransit(zoningdistrict)
NEPA NationalEnvironmentalPolicyAct
NO2 NitrogenDioxide
NOx NitrogenOxides
NOP NoticeofPreparation
PM ParticulateMatter
PM2.5 ParticulateMatter2.5micronsorlessindiameter
PM10 ParticulateMatter10micronsorlessindiameter
PMP PedestrianTransportationMasterPlan
ppb PartsperBillion
ppm PartsperMillion
pphm PartsperHundredMillion
ROG ReactiveOrganicGases
SAAQS StateAmbientAirQualityStandards
SB SenateBill
SFD SanFranciscoCityDatum
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ACRONYMS AND ABBREVIATIONS
Case No. 2006.1524E v 350 Mission Street207037
SFPUC SanFranciscoPublicUtilitiesCommission
SMP StreetscapeMasterPlan
SO2 SulfurDioxide
TACs ToxicAirContaminants
TEP TransitEffectivenessProject
TDR TransferofDevelopmentRightsTJPA TransbayJointPowersAuthority
v/cratio VolumetoCapacityRatio
VOC VolatileOrganicCompounds
g/m3 MicrogramsperCubicMeter
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Case No. 2006.1524E S-1 350 Mission Street207037
SUMMARY
A. Project Description
The19,000squarefootprojectsite,locatedat350MissionStreet,onthenortheastcornerofMissionand
FremontStreets,isonAssessorsBlock3710,Lot17.ThesiteiswithintheC3ODowntownOfficeUse
Districtandthe550SHeightandBulkDistrict(550footheightlimit;setbacksrequiredfortowerfloors).
Thesiteisoccupiedbyafourstory,approximately60foottall,95,000squarefootbuildingthatislargely
occupiedbyHealdCollege,withgroundfloorretailspace.Nooffstreetparkingorloadingspacesare
providedwithintheexistingbuildingonthesite.
Theproposedprojectwouldconsistofa24story,approximately375foottallofficetower(including20
foottallrooftopmechanicalarea)withofficeusesoccupyingapproximately356,000squarefeet.Thefloor
arearatiowouldbe18:1.The50foottallgroundfloor,incorporatingamezzanine,wouldprovideabout
6,600squarefeetofretailandrestaurantspace,alongwith6,960squarefeetofpubliclyaccessibleindoor
openspaceinanindoorpark,assetforthintheSanFranciscoPlanningCode(Section138)and
DowntownPlan(Table1,GuidelinesforDowntownOpenSpace).Vehicleandfreightloadingaccess
wouldbeviaadrivewayonFremontStreetonthenorthwestcornerofthesite,andwouldincludetwo
fullsizeandtwoservicevehicleloadingspaces;61parkingspacesonthreebasementlevels(including
threespacesforsharedelectricvehicleswithbatterychargingcapability);and64bicycleparkingspaces.
Rooftopmechanicalequipment,includingadieselpoweredemergencygeneratorratedat800kilowatts,
wouldbeenclosedwithina20foottallmechanicalpenthouse,includedwithinthe375footbuilding
height.
Thecombinedgroundfloorandmezzaninelevelswouldbetheprojectsprimarydistinguishingfeature
intermsofarticulationandmaterials.AtthecornerofMissionandFremontStreets,thegroundfloorand
mezzaninetogetherwouldserveasanapproximately50foottallatrium,largeportionsofwhichwould
beopentothesidewalkingoodweather.Publiclyaccessibleopenspacewouldbelocatedonboththe
groundfloorandmezzanine,andtheatriumwouldhavelargeexpansesofclearglass.Behindtheglass
columnswouldrisethefullheightoftheatrium.Aglazed,ovalshapedenclosurenearthesoutheast
corneroftheatriumwouldhouseretailspaceonthegroundfloorandadining/conferenceroomatthe
mezzaninelevel.Abovetheatrium,theprojectwouldbecladinaglasscurtainwall.
Theproposedprojectwouldbeconstructedatopamatfoundation.Excavationforthebasementand
foundationwouldextendtoapproximately50feetbelowgrade,andwouldrequireremovalof
approximately35,000cubicyardsofsoil. Theproposedprojectwouldincludeplantingofnewstreet
treesontheFremontandMissionStreetprojectfrontages,incompliancewithPlanningCodeSection143.
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SUMMARY
Case No. 2006.1524E S-2 350 Mission Street207037
Projectconstructionwouldtakeaboutapproximately22months,andoccupancyisanticipatedinlate
2012.Constructioncostsarecurrentlyestimatedatapproximately$85million.Theprojectarchitectis
Skidmore,Owings&MerrillLLP.
Theprojectsofficecomponent(spanningfromapproximately55to375feetinheight)wouldhaveno
setbacksfromthepropertylinealongthewest(FremontStreet)andsouth(MissionStreet)facades.The
eastfaadewouldgenerallybesetbackbetween6.5 and14feetfromtheeastpropertyline(12.5to
19feetfromthebuildingat50BealeStreet).Thenorthfaadewouldbesetbackabout6.5feetfromthe
northpropertyline(about45feetfromthebuildingat45FremontStreet).Theseinteriorsetbackswould
notcomplywiththerequirementsofPlanningCodeSection132.1(c)forseparationoftowers,andthe
proposedprojectwouldthereforerequireanexception,aspermittedunderSection309,PermitReviewin
C3Districts.TheproposedprojectwouldalsorequireanexceptiontothePlanningCodeSection270
requirementsforbuildingbulk,fortheportionofthebuildingconsideredtheuppertower(above
220feet),becausethetowerwouldexceedboththepermitteddiagonalplandimension(approximately
178feet,comparedto160feetpermitted),aswellasthepermittedaveragefloorarea(about15,000square
feet,comparedto12,000squarefeetpermitted).Accordingly,theprojectwouldrequireexceptionstothe
uppertowerbulklimits,asispermittedunderSection309.Inaddition,theproposedprojectwould
requireanexceptionfromtherequirementsforgroundlevelwinds(PlanningCodeSection148).
TheproposedprojectwouldmeetorexceedPlanningCoderequirementsforvehicleparking(nomore
than7percentofgrossfloorarea),offstreetloading,bicycleparking,onsiteopenspace,streettrees,and
wouldalsocomplywithCoderequirementsforpedestrianstreetscapeimprovements(Section138.1);
downtownparkfees(Section139);publicart(Section149);transportationmanagementand
transportationbrokerageservices(Section163);SanFranciscoResidentPlacementandTrainingProgram
(Section164);andchildcareplansandchildcarebrokerage(Section165);aswellastransitdevelopment
impactfeesunderArticle38oftheAdministrativeCode.
Implementationoftheproposedprojectwouldrequirethefollowingapprovalactions:
Planning Commission
ApprovaloftheprojectunderPlanningCodeSection309,includingexceptionswithregardtobuildingbulk(Section270,includinglessthantherequireduppertowervolumereductionunderSection270(d)(3)(B)),separationoftowers(Section132.1(c)),groundlevelwinds(Section148),andtheprohibitiononcurbcutsalongTransitPreferentialStreetswhereanalternativefrontageisavailable(Section155(r)(4)).
Variancefromthemaximumdrivewaywidth,perPlanning
Code
Section155(s)(5)(A),of27feet. AllocationofofficespaceunderPlanningCodeSection321(OfficeDevelopmentAnnualLimit).
Department of Building Inspection
Demolition,site,andbuildingpermits.
Department of Public Works
StreetSpacePermitfromtheBureauofStreetUseandMappingforuseofapublicstreetspaceduringprojectconstruction(forapedestrianwalkway)
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SUMMARY
Case No. 2006.1524E S-3 350 Mission Street207037
Municipal Transportation Agency
SpecialTrafficPermitfromtheMunicipalTransportationAgencySustainableStreetsDivisionforuseofapublicstreetspaceduringprojectconstruction(forapedestrianwalkway)
Bay Area Air Quality Management District
AuthoritytoConstructandPermittoOperatetheproposeddieselpoweredemergencygenerator.
B. Environmental Impacts and Mitigation Measures
ThisEIRanalyzesthepotentialeffectsoftheproposed350MissionStreetproject,asdeterminedinthe
InitialStudyandNoticeofPreparationofanEnvironmentalImpactReport(NOP),issuedJune2,2010,
2010(AppendixAofthisEIR).
ThisEIRcontainsdetailedanalysesoftopicsincludinglanduse,transportation,airquality,greenhouse
gases,wind,andshadow.TableS1presentsasummaryofthesignificantadverseenvironmentaleffects
andmitigationmeasuresidentifiedintheEIR,alongwithmitigationmeasuresidentifiedtoreducethose
impactstoalessthansignificantlevel,whereapplicable.
Thereareseveralitemsrequiredbylocal,state,andfederallawthatwouldservetoavoidpotential
significantimpacts;theyaresummarizedhereforinformationalpurposes.Thesemeasuresinclude:no
useofmirroredglassonthebuildingtoreduceglare,asperCityPlanningCommissionResolution9212;
limitationofconstructionrelatednoiselevels,pursuanttotheSanFranciscoNoiseOrdinance(Article29
oftheSanFranciscoPoliceCode,1972);compliancewithSection3424oftheSanFranciscoBuildingCode,
Work Practices for Lead-Based Paint on Pre-1979 Buildings and Steel Structures; andobservanceofstateand
federalOSHAsafetyrequirementsrelatedtohandlinganddisposalofotherhazardousmaterials,suchas
asbestos.Becausecompliancewiththelawwouldobviateanypotentialimpactsrelatedtotheabove
issues,neithersignificantimpactsnormitigationmeasuresareidentifiedinconnectionwiththeseissues.
C. Significant Environmental Impacts That Cannot BeAvoided in the Project Is Implemented
TransportationCumulativeconstructionimpactscouldpotentiallyresultindisruptionstotraffic,transit,pedestrians,
and/orbicycles.Mitigationwouldrequirethattheprojectsponsorand/orconstructioncontractor
coordinatewiththeMunicipalTransportationAgency/SustainableStreetsDivision,theTransbayJoint
PowersAuthority,andconstructionmanager(s)/contractor(s)fortheTransitCenterproject,andwith
GoldenGateTransit,aswellasMuni,ACTransit,andSamTrans,asapplicable,todevelopconstruction
phasingandoperationsplansthatwouldresultintheleastamountofdisruptionthatisfeasibletotransit
operations,pedestrianandbicycleactivity,andvehiculartraffic.Nevertheless,simultaneousconstruction
oftheproposedprojectandtheTransitCentercoulddisruptGoldenGateTransitoperations,shouldboth
projectssimultaneouslyprecludeuseoftheFremontStreetcurblaneasanafternoonbusembarkation
site.AlthoughmitigationisidentifiedthatcouldrelocateGoldenGateTransitbusestoanexisting
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TABLE S-1 (contd.)SUMMARY OF IMPACTS AND MITIGATION MEASURES FOR THE PROPOSED 350 MISSION STRE
Case No. 2006.1524E S-7207037
Potential ImpactLevel of
Significance Mitigation Measures
TR-2: Traffic generated by the proposedproject, in conjunction with past,present, and reasonably foreseeable
future projects, would degrade level ofservice at certain local intersections, butproject traffic would not contributeconsiderably to degraded intersectionoperations.
Less thanSignificant
None required.
TR-3: Transit ridership generated by theproposed project would not result in asubstantial increase in transit demandthat could not be accommodated byadjacent transit capacity resultingunacceptable levels of transit service, orcause a substantial increase in delaysor operating costs.
Less thanSignificant
None required.
TR-6: The proposed project would notcreate potentially hazardous conditions
for bicyclists or otherwise substantiallyinterfere with bicycle accessibility to thesite and adjoining areas.
Less thanSignificant
None required.
TR-8: The proposed project would notresult in inadequate emergency access.
Less thanSignificant
None required.
C. Air Quality
AQ-2: Project operation would notconflict with air quality plans, violate airquality standards, or expose sensitivereceptors to substantial pollutantconcentrations with respect to regionalpollutants, either individually orcumulatively.
Less thanSignificant
None required.
AQ-3: Traffic from project operationwould not generate emissions thatwould conflict with air quality plans,violate air quality standards, or exposesensitive receptors to substantialpollutant concentrations with respect tolocal pollutants, either individually orcumulatively.
Less thanSignificant None required.
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TABLE S-1 (contd.)SUMMARY OF IMPACTS AND MITIGATION MEASURES FOR THE PROPOSED 350 MISSION STRE
Case No. 2006.1524E S-8207037
Potential ImpactLevel of
Significance Mitigation Measures
AQ-4: Emissions from the proposedprojects emergency generator wouldnot conflict with air quality plans, violate
air quality standards, or exposesensitive receptors to substantialpollutant concentrations with respect tolocal pollutants, either individually orcumulatively.
Less thanSignificant
None required.
D. Greenhouse Gases
GG-1: Project operation would notgenerate greenhouse gas emissions,either directly or indirectly, that mayhave a significant impact on theenvironment.
Less thanSignificant
None required.
GG-2: The proposed project would notconflict with any applicable plan, policy,or regulation of an agency adopted forthe purpose of reducing the emissionsof greenhouse gases.
Less thanSignificant
None required.
E. Wind
WI-1: The proposed project would notresult in a new exceedance of the windhazard criterion, either individually orcumulatively.
Less thanSignificant
None required.
F. Shadow
SH-1: The proposed project would notadversely affect the use of any park oropen space under the jurisdiction of theRecreation and Park Department, either
individually or cumulatively.
Less thanSignificant
None required.
SH-2: The proposed project would notsubstantially affect the usability ofexisting publicly accessible open spaceor outdoor recreation facilities or otherpublic areas not under the jurisdiction ofthe Recreation and Park Department,either individually or cumulatively.
Less thanSignificant
None required.
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Case No. 2006.1524E S-9 350 Mission Street207037
boardingislandinFremontStreetnearMarketStreet,thisimpactisconservativelyjudgedtobe
significantandunavoidable.
Air QualityEmissionsfromdieselequipmentemployedintheproposedprojectsconstructionwouldgeneratea
cancerriskandconcentrationsoffineparticulate(PM2.5)thatineachcasewouldexceedtheBayAreaAir
QualityManagementDistrict(BAAQMD)srecentlyadopted(June2010)thresholdsofsignificance.
(Previously,theBAAQMDdidnotrecommendquantificationofconstructionemissions.)Although
mitigation,intheformoftheuseofdieselconstructionequipmentmeetingtheCaliforniaAirResources
Board/UnitedStatesEnvironmentalProtectionAgencyinterimTier4emissionsstandardscouldreduce
bothcancerriskandPM2.5tolevelsbelowtheBAAQMDsignificancethresholds(interimTier4standards
areupto93percentmorerestrictivethancurrentemissionsstandardsforoffroadengines),thisimpactis
conservativelyassumedtoremainsignificantandunavoidable,inlightoftheuncertaintyconcerningthe
actualdieselconstructionequipmenttobeusedandtheavailabilityofcleanerdieselconstruction
equipmentintheneartermfuture.Cumulativeconstructionimpactswouldoccurfromotherprojectsin
thevicinity,mostnotablyincludingthenewTransitTerminalacrossMissionStreetfromtheprojectsite,
aswellasseveralotherprojectsinthearea.GiventheproximityofthenewTransitCentertothe
350MissionStreetprojectsite,cumulativeconstructionemissionscouldexceedtheBAAQMDs
significancecriteriaforcumulativeimpacts(100inonemillioncancerrisknoncancerhazardindexof10,
andaPM2.5concentrationof0.8microgramspercubicmeter).Despiteemissionscontrols,itcannotbe
statedwithcertaintythatthecancerriskorPM2.5concentrationwouldbereducedtobelowthe
significancethresholds,andthecumulativeimpactisthus,conservatively,significantandunavoidable.
Noothersignificantimpactswereidentifiedthatcouldnotbemitigatedtoalessthansignificantlevel.
D. Areas of Controversy to Be Resolved
OnthebasisofpubliccommentsontheNOP,potentialareasofcontroversyandunresolvedissuesfor
thisprojectincludecumulativeconstructioneffects;cumulativeshadowandwindimpacts,including
cumulativeeffectsrelatedtoprojectshavingbeengrantedbulkexceptions;shadowandwindimpactson
theprojectsownopenspace;consistencywiththeproposedTransitCenterDistrictPlan;displacementof
HealdCollege;visualeffectsconcerningblockageofthesky;economicimpactsofhousingdemand
generatedbytheproject;constructionnoise;theadequacyofopenspace;LEEDcertificationversusCity
requirementsforenergyandwaterconservationandothergreenfeatures;seismiceffects;flooding
potentialasaresultofanticipatedsealevelrise;andeffectsrelatedtopotentialsoilandgroundwater
contamination.TheseissuesarediscussedinthisEIR.
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SUMMARY
Case No. 2006.1524E S-10 350 Mission Street207037
F. Alternatives
Alternative A No Project AlternativeThisalternativewouldentailnochangetothesite,whichwouldremaininitsexistingcondition.The
existingbuildingat350MissionStreetwouldcontinuetooperatefortheforeseeablefuture.
Underthisalternative,projectimpactswouldnotoccur.Thisalternativewouldalsoavoidtheproposed
projectssignificantbutmitigableeffectswithrespecttoconflictsbetweenvehiclesusingtheproject
parkinggarageandloadingdockandothervehicles,includingGoldenGateTransitbuses,andwith
pedestrians,andwouldalsoavoidtheprojectssignificantbutmitigableeffectwithrespecttooversize
trucksusingtheprojectloadingdock.Cumulativeconstructionrelatedtransportationimpactscouldbe
significant,butthisalternativewouldmakenocontributiontosuchimpacts.Therewouldbeno
significantimpactonintersectionlevelofservice(LOS):althoughfivestudyintersectionsthatcurrently
operateatLOSEorFwouldcontinuetodoso,thisalternativewouldmakenocontributiontothis
impact.Withnoconstruction,thisalternativewouldavoidtheprojectssignificant,unmitigable
constructionrelatedairqualityeffects.Withnoexcavation,thisalternativewouldavoidtheprojects
significantbutmitigableeffectonarcheologicalresources.Thisalternativewouldavoidtheprojectsless
thansignificantimpactsonshadowandwind,andwouldresultinnoemissionsofcriteriapollutants,
avoidingtheprojectslessthansignificantimpactsonairqualityandgreenhousegases.Additionally,
noneoftheotherlessthansignificantimpactsidentifiedinthisInitialStudywouldoccurunderthis
alternative.Thisalternativewouldnotresultinanynewsignificantimpactsthanthoseoftheproposed
project.
Alternative B Code-Complying Bulk AlternativeThisalternativewouldentaildevelopmentofabuildingthesameheightastheproposedprojecta
24story,375foottallbuildingcontainingthesamemixofusesastheproposedproject:officespace
abovegroundfloor/mezzaninerestaurant/retail/cafspace,andparking.However,unliketheproject,this
alternativewouldcomplywiththetowerseparationrequirementsofPlanningCodeSection132.1(c)and
withthebulkrequirementsofCodeSection270.Asaresult,thisalternativewouldhavesetbacksabove
thebuildingbase,ataheightofapproximately103feet,andintheuppertowerportionofthebuilding,
aboveaheightofapproximately220feet.Thelowertowerwouldhave15footsetbacksfromthenorth
andeastpropertylines,consistentwithSection132.1(c).TocomplywithSection270,thetopmostfour
floorswouldhaveadditionalsetbacksof15feet,alsoonthenorthandeast.Thesetbackswouldreduce
theamountofofficespaceto310,000squarefeet(292,000squarefeetofgrossfloorarea),about13percentlessthanwiththeproposedproject.Thisalternativewouldhavethesame50foottallgroundfloor
atrium,andapproximatelythesameretail,restaurantspace,andopenspaceastheproposedproject.
AlthoughcompliantwithPlanningCodebulkandsetbacklimits,thisalternativewould,liketheproject,
requireanexceptiontotheCodespedestrianwindrequirements(Section148)becausethisalternative
wouldlikewisenotreduceallexistingexceedancesofthewindspeedcriteriaforpedestrianandseating
comfort.Twobasementparkinglevelswouldbeprovided(onefewerthanwiththeproject),and
approximately45parkingspaceswouldbeincluded,16fewerthanwiththeproject.Liketheproject,this
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SUMMARY
Case No. 2006.1524E S-11 350 Mission Street207037
alternativewouldinclude64bicyclespaces.Thefloorarearatioofthisalternativewouldbeabout15.4:1,
comparedto18:1withtheproposedproject.
With13percentlessofficespacethantheproposedproject,AlternativeBwouldgenerateacomparable
reductioninnetnewdailyandpeakhourvehicletripsthantheproposedproject,incrementallyreducing
theprojectslessthansignificanttrafficandtransitimpacts.Thisalternative,liketheproject,wouldnot
resultinsignificantimpactsonintersectionlevelofservice,although,aswiththeproject,thelarge
volumeofcumulativeBayBridgeboundtrafficgeneratedbyotherexistingandproposeddevelopment
wouldresultindegradationofintersectionlevelsofserviceatmanyareaintersections,includingallof
thestudyintersections.Thisalternativewouldreduce,butnotavoid,theprojectssignificantimpacts
withrespecttopotentialconflictsbetweenpedestriansandGoldenGateTransitbuses,andvehiclesusing
theproposedparkinggarageandloadingdockonFremontStreet,andwithrespecttooversizetrucks
usingtheloadingdock.However,aswiththeproject,theseimpactscouldbemitigatedtoalessthan
significantlevelbyrelocatingGoldenGateTransitbusstops,postingagarage/loadingdockattendant,
installingaudiblewarningdevices,limitingloadingdockhours,andlimitingthesizeoftrucksusingthe
dock.Aswiththeproject,cumulativeconstructionperiodeffectsontransportation,notablyGoldenGate
Transitbuses,andconstructionrelatedairqualityimpactswouldbesignificantandunmitigable.
However,reducedtrafficwouldreduceemissionsandtheprojectslessthansignificantemissionsof
criteriapollutantsandgreenhousegases.Thetowerunderthisalternativewouldcastincrementallyless
shadowonsurroundingstreetsandsidewalksduetotheupperstorysetbacks;shadowimpactswouldbe
lessthansignificant,aswiththeproject.Windeffectsofthisalternativewouldbesimilartoorslightly
lesssubstantialthanthoseoftheproposedprojectbecauseoftheupperstorysetbacks,andwouldbeless
thansignificant.Landuseimpactswouldalsobethesameasthoseoftheproject,becausethesameuses
wouldbedeveloped.OtherlessthansignificantimpactsdiscussedintheInitialStudywouldbesimilar
inintensityorincrementallylesssubstantialunderthisalternativethantheywouldwiththeproject.Thisalternativewouldnotresultinanynewsignificantimpactsthatwouldnotarisewiththeproposed
project.
Alternative C No-Parking AlternativeThisalternativewouldincludethesamedevelopmentprogramastheproposedproject(24storytower
with356,000squarefeetofofficespace,6,600squarefeetofrestaurantandretailspace,and6,960square
feetofopenspace,plustwooffstreetloadingspacesandtwoservicevehiclespaces),butwouldinclude
nooffstreetparking,withtheexceptionofthethreespacesdedicatedtosharedelectricvehicles(with
batterychargingcapability).Liketheproject,thisalternativewouldinclude64bicyclespaces.Excavation
wouldberequiredforasinglebasementleveltoaccommodatebuildingmechanicalequipment,carshare
andbicycleparking,andfitnesscenter.Abovegrade,thisalternativewouldbethesameastheproposed
project,includingthesame50foottallcombinedgroundfloorandmezzaninethatwouldinclude
publiclyaccessibleopenspace,retail,caf,andrestaurantspace,andthebuildinglobby.
TheNoParkingAlternativewouldavoidtheproposedprojectssignificantbutmitigableeffectrelatedto
potentialconflictsbetweenpedestriansandGoldenGateTransitbuses,andvehiclesusingtheproposed
parkinggarage,becausethisalternativewouldhavenogarage.However,becauseoffstreetloading
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SUMMARY
Case No. 2006.1524E S-12 350 Mission Street207037
facilitieswouldbecomparable,thisalternativewouldresultinthesamesignificant,butmitigable,
impactsaswouldtheproposedprojectwithrespecttopotentialconflictsbetweenpedestriansand
vehiclesusingtheproposedloadingdockviatheproposeddrivewayonFremontStreet.Withthesame
officefloorareaandthesamerestaurant/retailspace,theNoParkingAlternativewouldhavesimilar
impactsrelatedtotheintensityofdevelopmentastheproposedproject.Tripgenerationwouldbethe
sameaswiththeproposedproject,becausethesecalculationsarebasedondevelopmentfloorarea,
althoughdistributionofprojecttripswouldbesomewhatdifferentthanthatoftheproject,becauseall
personsdrivingtothesitewouldhavetoparkelsewhere.Liketheproposedproject,thisalternative
wouldnotbeexpectedtoresultinsignificantimpactsonintersectionlevelofservice,assomevehicle
tripswouldbedestinedtoandfromthebuildinginanycase.Cumulativetrafficimpactswouldbe
essentiallythesameasthoseoftheprojectand,liketheproject,wouldbelessthansignificant,although,
aswiththeproject,thelargevolumeofcumulativeBayBridgeboundtrafficgeneratedbyotherexisting
andproposeddevelopmentwouldresultindegradationofintersectionlevelsofserviceatmanyarea
intersections,includingallofthestudyintersections.Aswiththeproject,cumulativeconstructionperiod
effectsontransportation,notablyGoldenGateTransitbuses,andconstructionrelatedairqualityimpactswouldbesignificantandunmitigable.However,operationalairqualityimpacts,whicharebasedontrip
generationandthesizeofthebuilding,wouldbethesameasthoseoftheproposedproject,andwouldbe
lessthansignificant,aswouldgreenhousegasimpacts.Becausethisalternativewoulddevelopthesame
abovegradebuildingastheproposedproject,shadowandwindeffects(relatedtothebuildingmassing)
wouldbethesameasthoseoftheproposedproject,andwouldbelessthansignificant.Landuseimpacts
wouldalsobethesameasthoseoftheproject,becausethesameuseswouldbedeveloped.Otherless
thansignificantimpactsdiscussedintheInitialStudywouldbethesameunderthisalternativeaswith
theproject.Thisalternativewouldnotresultinanynewsignificantimpactsbeyondthoseofthe
proposedproject.
Environmentally Superior AlternativeTheNoProjectAlternativewouldresultinnosignificantnewtrafficimpactsorimpactsrelatedtoair
quality,noise,GHGemissions,aesthetics,historicalresources,shadow,orwind.Thus,theNoProject
AlternativewouldbetheEnvironmentallySuperiorAlternative.However,theCEQAGuidelines
(Sec.15126.6(e))requiresthatiftheNoProjectAlternativeisidentifiedastheenvironmentallysuperior
alternative,asecondalternativeshallbeidentifiedasenvironmentallysuperior.TheNoParking
Alternative(AlternativeC)wouldavoidtheprojectssignificantbutmitigableeffectrelatedtopotential
conflictsbetweenpedestriansandGoldenGateTransitbuses,andvehiclesusingtheproposedparking
garage,aswellastheprojectssignificant
but
mitigable
effect
with
respect
to
oversize
trucks.
This
alternativewouldnotavoidtheprojectssignificantbutmitigableimpactrelatedtopotentialconflicts
betweenpedestriansandvehiclesusingtheproposedloadingdockviatheproposeddrivewayon
FremontStreet,althoughthisimpactwouldbemitigatedbypostingaloadingdockattendantand
limitingloadingdockhours,aswiththeproject.Thisalternativealsowouldnotavoidtheprojects
significant,unmitigablecumulativeconstructionperiodeffectsontransportation,notablyGoldenGate
Transitbuses,orsignificant,unavoidableconstructionrelatedairqualityimpacts.Onbalance,however,
AlternativeCisconsideredtheenvironmentallysuperioralternativeunderCEQA.
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Case No. 2006.1524E 1 350 Mission Street207037
CHAPTER I
Introduction
Thisenvironmentalimpactreport(EIR)analyzespotentialenvironmentaleffectsassociatedwiththe
proposed350MissionStreetproject,whichinvolvesthedemolitionofanexistingfourstorycommercial
buildingatthesouthwestcornerofFremontandMissionStreetsinSanFrancisco,andconstructionofan
approximately375foottallofficebuildingcontainingapproximately356,000squarefeetofofficespace,
about6,600squarefeetofrestaurantandretailspace,andthreelevelsofbasementparking(about
61spaces).FurtherdetailsregardingtheproposedprojectcomponentsthatformthebasisfortheEIR
analysisarediscussedindepthinChapterII,ProjectDescription.
A. Environmental Review
TheSanFranciscoPlanningDepartmentisservingasLeadAgencyresponsibleforadministeringthe
environmentalreviewfortheproposedproject.TheCaliforniaEnvironmentalQualityAct(CEQA)
requiresthatbeforeadecisioncanbemadetoapproveaprojectthatwouldposepotentialadverse
physicaleffects,anEIRmustbepreparedthatfullydescribestheenvironmentaleffectsoftheproject.The
EIRisapublicinformationdocumentforusebygovernmentalagenciesandthepublictoidentifyand
evaluatepotentialenvironmentalimpactsofaproject,torecommendmitigationmeasurestolessenor
eliminatesignificantadverseimpacts,andtoexaminefeasiblealternativestotheproject.TheinformationcontainedintheEIRisreviewedandconsideredbytheLeadAgencypriortoadecisiontoapprove,
disapprove,ormodifytheproposedproject.CEQArequiresthattheLeadAgencyshallneitherapprove
norimplementaprojectunlesstheprojectssignificantenvironmentaleffectshavebeenreducedtoaless
thansignificantlevel,essentiallyeliminating,avoiding,orsubstantiallylesseningtheexpectedimpact,
exceptwhencertainfindingsaremade.IftheLeadAgencyapprovesaprojectthatwillresultinthe
occurrenceofsignificantadverseimpactsthatcannotbemitigatedtolessthansignificantlevels,the
agencymuststatethereasonsforitsactioninwriting,demonstratethatitsactionisbasedontheEIRor
otherinformationintherecord,andadoptaStatementofOverridingConsiderations.
TheprojectsponsorfiledanapplicationonFebruary15,2008(revisionofapriorapplicationsubmittedSeptember11,2007),fortheenvironmentalevaluationoftheproposed350MissionStreetproject.On
June2,2010,thePlanningDepartmentsentaNoticeofPreparation(NOP)togovernmentalagenciesand
organizationsandpersonsinterestedintheproject,fora30dayreviewperiodendingJuly2,2010.The
NOPandtheInitialStudyissuedwiththeNOPareincludedasAppendixAofthisEIR.TheNOP
requestedagenciesandinterestedpartiestocommentonenvironmentalissuesthatshouldbeaddressed
intheEIR.ThecommentlettersreceivedinresponsetotheInitialStudyandtheNOPareavailablefor
reviewaspartofCaseFileNo.2006.1524E.ThePlanningDepartmentalsoconductedapublicscoping
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I. INTRODUCTION
Case No. 2006.1524E 2 350 Mission Street207037
meeting,onJune22,2010,toreceiveoralcommentsonthescopeoftheEIR.Commentsrequestedthatthe
EIRanalyzethefollowing:
Constructionrelatedeffects,particularlyifprojectconstructionweretooverlapwithother
constructioninthevicinity(projectschedulemust,therefore,bedescribedwithasmuchcertainty
aspossible);
Cumulativeeffectswithrespecttoshadowandwind,andoverallclimate(includingfog)inlightof
exceptionstoPlanningCodebulkrequirementsrequestedbytheproposedprojectandpreviously
grantedtootherDowntownhighriseprojects;
OthercumulativeeffectsofbulkexceptionsinlightoftheintentionsbehindtheDowntownPlans
bulkcontrols(e.g.,protectionofsunlightonDowntownsidewalks)andtheassumptionsmadein
theDowntownPlanEIR;
Shadowandwindimpactsontheprojectsownopenspace,bothonthegroundfloorandonthe
mezzanine,includingwhethertheindooropenspacewillhaveaccesstosunlight;
ConsistencywiththeproposedTransitCenterDistrictPlan;
DisplacementofHealdCollege,theexistingprimarytenantofthebuildingat350MissionStreet,
includingtheneedforHealdCollegetobetransitaccessible;
Visualeffects,includingareasofskycurrentlyvisiblethatwouldbefilledinbytheproposed
project;
Economicimpactsofhousingdemandgeneratedbyprojectemployees,includingincomelevelsof
newemployeesattheprojectandtheresultingaffordabilityofhousingdemanded;
Noiseeffectsofconstructiononnearbyresidentialunits,includingcumulativeconstructionnoise;
Adequacyofexistingandproposedopenspacetoaccommodatetheproposedproject,including
effectsofshadingofparksandopenspaceduetootherprojects;
AcomparisonoftheprojectsproposedLEEDcertificationversusCityrequirementsforenergyand
waterconservationandothergreenfeatures;
Effectsonsurroundingstreetsandsidewalksofgroundshakinginanearthquake;
Floodingpotentialasaresultofanticipatedsealevelrise;and
Effectsrelatedtopotentialsoilandgroundwatercontaminationbeneaththesite.
TheCityhasconsideredthepubliccommentsmadebythepublicinpreparingtheDraftEIRforthe
proposedproject.BecausesomeofthecommentsaddressspecificinformationprovidedintheInitial
Study,briefresponsestothosecommentsareprovidedhereininSectionIV.G,InitialStudyIssues.
B. Purpose of This EIR
ThisEIRisintendedasaninformationaldocument,thatinandofitselfdoesnotdeterminewhethera
projectwillbeapproved,butaidstheplanninganddecisionmakingprocessbydisclosingthepotential
forsignificantandadverseimpacts.InconformancewithCEQA,CaliforniaPublicResourcesCode,
Section21000et.seq.,thisEIRprovidesobjectiveinformationaddressingtheenvironmentalconsequences
oftheprojectandidentifiespossiblemeansofreducingoravoidingitspotentiallysignificantimpacts.
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I. INTRODUCTION
Case No. 2006.1524E 3 350 Mission Street207037
Specifictechnicalstudiespreparedfortheenvironmentalanalysisofthe350MissionStreetproject
includeatransportationstudybyAECOM(2010);airqualityanalysesbyENVIRONInternational(2010)
andEnvironmentalScienceAssociates(2010);windanalysisbyRWDI(2010);andshadowanalysisby
CADP(2010).Additionally,theInitialStudy(AppendixA)relieduponstudiesincludingageotechnical
investigation(Treadwell&Rollo,2008);aPhaseIenvironmentalsiteassessment(LowneyAssociates,
1997)andupdatethereto(LowneyAssociates,2005);andanEnvironmentalSiteCharacterizationWork
Plan(Treadwell&Rollo,2010).Thesetechnicalstudiesaredetaileddatareportsandareavailablefor
reviewwiththeSanFranciscoPlanningDepartment,inCaseFileNo.2006.1524E.
ThestateCEQAGuidelines(CaliforniaCodeofRegulations,Title14,Division6,Chapter3,Section15000
et.seq.)helpdefinetheroleandexpectationsofthisEIRasfollows:
InformationDocument.AnEIRisaninformationaldocumentwhichwillinformpublicagency
decisionmakersandthepublicgenerallyofthesignificantenvironmentaleffect(s)ofaproject,
identifypossiblewaystominimizethesignificanteffects,anddescribereasonablealternativesto
theproject.ThepublicagencyshallconsidertheinformationintheEIRalongwithotherinformationwhichmaybepresentedtotheagency(Section15121(a)).
StandardsforAdequacyofanEIR.AnEIRshouldbepreparedwithasufficientdegreeofanalysis
toprovidedecisionmakerswithinformation,whichenablesthemtomakeadecisionwhich
intelligentlytakesaccountofenvironmentalconsequences.Anevaluationoftheenvironmental
effectsofaproposedprojectneednotbeexhaustive,butthesufficiencyofanEIRistobereviewed
inthelightofwhatisreasonablyfeasible.DisagreementamongexpertsdoesnotmakeanEIR
inadequate,buttheEIRshouldsummarizethemainpointsofdisagreementamongtheexperts.
Thecourtshavelookednotforperfectionbutforadequacy,completeness,andagoodfaitheffortat
fulldisclosure(Section15151).
TheCEQAGuidelines,Section15382,defineasignificanteffectontheenvironmentasasubstantial,or
potentiallysubstantial,adversechangeinanyofthephysicalconditionswithintheareaaffectedbythe
project.Therefore,inidentifyingthesignificantimpactsoftheproject,thisEIRconcentratesonits
substantialphysicaleffectsanduponmitigationmeasurestoavoid,reduce,orotherwisealleviatethose
effects.
C. Organization of the Draft EIR
ThisDraftEIRhasbeenorganizedasfollows:
Summary.ThischaptersummarizestheEIRbyprovidingaconciseoverviewoftheproject,
includingtheprojectdescription,theenvironmentalimpactsthatwouldresultfromtheproject,
mitigationmeasuresidentifiedtoreduceoreliminatetheseimpacts,andalternativestothe
proposedproject.
Chapter1,Introduction.Thischapter(above)andthecontentsherein,includingadiscussionof
EnvironmentalReview,asummaryofthecommentsreceivedonthescopeoftheEIR,andthe
organizationoftheEIR.
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I. INTRODUCTION
Case No. 2006.1524E 4 350 Mission Street207037
Chapter2,ProjectDescription.Thischapterdiscussestheprojectobjectives,providesbackground
dataontheprojectlocation,describestheoperationalandphysicalcharacteristicsoftheMaster
Plan,andidentifiesrequiredprojectapprovals.
Chapter3,PlansandPolicies.Thischapterprovidesasummaryoftheapplicableplans,policies,
andregulationsoftheCityandCountyofSanFrancisco(City),andregional,state,andfederal
agenciesthathavepolicyandregulatorycontrolovertheprojectsiteanddiscussestheproposed
projectsconsistencywiththosepolicies.
Chapter4,EnvironmentalSettingandImpacts.Thischapterdescribestheprojectsexisting
setting,environmentalimpacts,andcumulativeimpactswithrespecttotransportation,airquality,
greenhousegasemissions,wind,andshadow.Eachenvironmentaltopicisdiscussedinaseparate
sectionwithinthischapter.(OthertopicsinthePlanningDepartmentsCEQAchecklistwere
analyzedintheInitialStudyandfoundtoresultinlessthansignificantimpacts.TheInitialStudy
isincludedinAppendixA
Chapter5,OtherCEQAConsiderations.Thischapteraddressesanygrowthinducementthat
wouldresultfromtheproposedproject,thesignificantenvironmentaleffectsthatcannotbemitigatedtoalessthansignificantlevel,significantirreversiblechangesthatwouldresultifthe
projectisimplemented,andanyareasofcontroversylefttoberesolved.
Chapter6,Alternatives.Thischapterpresentsalternativestotheproposedproject,includingthe
NoProjectAlternative,theCodeComplyingBulkAlternative,andtheNoParkingAlternative.
Appendices.
D. Public Participation
ThestateCEQAGuidelinesandChapter31oftheSanFranciscoAdministrativeCodeencouragepublic
participationintheplanningandenvironmentalreviewprocesses.TheCitywillprovideopportunities
forthepublictopresentcommentsandconcernsregardingtheCEQAandplanningprocess.These
opportunitieswilloccurduringapublicreviewandcommentperiodandapublichearingbeforethe
SanFranciscoPlanningCommission.WrittenpubliccommentsmaybesubmittedtothePlanning
Departmentduringthespecifiedpublicreviewandcommentperiod(indicatedonthecoverofthis
DEIR),andwrittenandoralcommentsmaybepresentedatpublichearingsconcerningtheproject.
_________________________
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Case No. 2006.1524E 5 350 Mission Street207037
CHAPTER II
Project Description
Theprojectsponsor,GLLUSOffice,L.P.,proposestodemolishtheexistingfourstorybuildingat
350MissionStreetandconstructa24story,approximately375foottall(including20foottallmechanical
space)towercontainingapproximately356,000squarefeetofofficespace,6,600squarefeetofrestaurant
andretailspace,and6,960squarefeetofpubliclyaccessibleopenspace.Retailandrestaurantspaces
wouldincludeacoffeebar/cafandaretailstoreareaonthegroundfloorandarestaurantand
conferencespaceonthemezzanine.AdrivewayonFremontStreetwouldprovideaccesstotwoloading
andtwoserviceparkingspacesonthegroundfloorand61parkingspacesand64bikeparkingspacesinthreesubgradelevels.ThebuildingwouldbeconstructedtostandardsrequiredforaLEED(Leadership
inEnergyandEnvironmentalDesign)Goldrating.1
A. Site Location and Project Characteristics
Site LocationTheprojectsite,locatedat350MissionStreet,onthenortheastcornerofMissionandFremontStreets,is
onAssessorsBlock3710,Lot17.2 ThesiteiswithintheC3ODowntownOfficeUseDistrictandthe
550SHeightandBulkDistrict(550footheightlimit;setbacksrequiredforfloorsabovebuildingbase;
permittedfloorarearatiois9.0:1;FARofupto18.0:1ispermittedwithtransferofdevelopmentrights).
Theapproximately19,000squarefootprojectsiteisgenerallyflatwithanelevationof3feet,SFDatthe
cornerofMissionandFremontStreets.3Thesite,whichhasfrontagesonMissionandFremontStreets,is
currentlyfullyoccupiedbyafourstory,approximately60foottallbuildingprovidingabout
95,000squarefeetoffloorarea,includingthe13,000squarefootbasement.Approximately72,000square
feetofofficespace,currentlyineducationalusebyHealdCollege,and10,000squarefeetofretailspace
occupytheexistingbuilding.Nooffstreetparkingspacesorloadingspacesarecurrentlyprovided.The
1 TheLEEDBuildingRatingSystemisathirdpartycertificationprogramandbenchmarkforthedesign,
constructionandoperationofgreenbuildings.Itprovidesbuildingdesigners,ownersandoperatorswithtools
toassessaprojectsperformancewithrespecttoenvironmental responsibility.MoreinformationabouttheLEED
ratingsystemcanbeobtainedathttp://www.usgbc.org/DisplayPage.aspx?CategoryID=19, accessedonApril21,
2008.2 ConsistentwithSanFranciscopractice,MarketStreetandstreetsparallelareconsideredeastweststreets.Thus,
MissionStreetrunseastwest,andFremontStreetrunsnorthsouth.3 SanFranciscoCityDatum(SFD)establishestheCityszeropointforsurveyingpurposesatapproximately
8.6feetabovethemeansealevelestablishedby1929U.S.GeologicalSurveydatum.InSanFrancisco,elevation
inthe1929USGSdatumisapproximately2.7feetlowerthanthecorrespondingelevationcurrent1988North
AmericanVerticalDatum.
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II. PROJECT DESCRIPTION
Case No. 2006.1524E 6 350 Mission Street207037
buildingwasbuiltin1923andisnothistoricallysignificant.Therearenineexistingstreettreesalongthe
FremontandMissionStreetfrontages.Figure1showstheprojectlocation.
Project CharacteristicsTheproposedprojectwouldconsistofa24story,approximately375foottallofficetowerwithofficeuses
occupyingapproximately356,000squarefeetonfloors5through24(thebuildingwouldhavenofloor13,
norfloors3or4).Thegroundfloorwouldhaveaheightof50feet,equalingapproximately3to4stories,
andamezzaninelevelwouldbeincorporatedwithinthisspace.Approximately6,600squarefeetofretail
andrestaurantspacewouldbedividedintofourspacesonthegroundfloorandthemezzanine.These
spaceswouldincludea1,000squarefootretailspaceonthegroundfloorfacingMissionStreet,asmall
coffeebar/cafnearthenorthwestcornerofthegroundfloorlobby,andanapproximately4,600square
footrestaurantspacewithaseparatelydemisedconference/diningroomonthemezzanine.Pedestrian
entranceswouldbelocatedontheFremontandMissionStreetfrontagesandwouldopentoa50foottall
lobby,whichwouldincludepartofthemezzaninefloorthatwouldbeopentothegroundfloor.The
lobbywouldfunction,inpart,asanenclosedpubliclyaccessibleopenspace,includinginternalaccessto
theretailspaceandawidestairwaytothemezzaninethatwoulddoubleaspublicamphitheaterstyle
seating.Theapproximately35foottallmezzaninefloorwouldbeoccupiedmostlybythe
restaurant/conferencespacebutwouldincludeabout2,200squarefeetofenclosedpublicseatingatthe
topofthestairway.Themezzaninelevelwouldcoverthenorthandeastportionofthegroundfloorand
leavethesouthwestlobbyspaceopentotheentire50foottallvolume.
Vehicleandfreightloadingaccesswouldbeviaanapproximately33footwidetwowaydrivewayon
FremontStreetonthenorthwestcorneroftheprojectsite.Thenorthernportionofthegroundfloor
wouldincludefouroffstreetfreightloadingspaces(twotruckandtwoservicevan),a30footdiameter
turntableforlargevehicleturnaround,andbuildingservicespacesincludingtrashandstoragefacilities.
Threebasementlevelswouldprovide61independentlyaccessedparkingspaces,includingthreespaces
dedicatedtosharedelectricvehicles(withbatterychargingcapability);64bicycleparkingspaces;
buildingservicesandmechanicalspace;andafitnesscenterforusebybuildingtenants,alongwitheight
showersandlockersthatcouldalsobeusedbybicyclists.Figures2and3,pp.8and9,depictthe
proposedgroundfloorandmezzanineplans,respectively.Figure4,p.10,depictsarepresentativeupper
storyfloorplan.Therooftopmechanicalspacewouldcontainelevatormachinery,buildingheatingand
coolingequipment,electricalequipment,andadieselpoweredemergencygenerator,ratedat
800kilowatts.
Thebuildingwouldcontainapproximately340,000grosssquarefeet(squarefeetofgrossfloorarea),as
measuredinaccordancewiththeSanFranciscoPlanningCode,Section102.9,consistingalmostentirelyof
officespace.TomeetthePlanningCodeopenspacerequirementofonesquarefootper50squarefeetof
grossfloorareaintheC3District,atotalof6,800squarefeetofpubliclyaccessibleopenspacewouldbe
required.Forthepurposesofthisrequirement,theenclosedlobbyandpublicseatingareaswouldbe
consideredanindoorpark.ThePlanningCode(Section138)andDowntownPlanelementofthe
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18
2
14
1519
20
AB 3710
FremontSt
PineFr
ont
St
Market St
Mission St
17717
BealeSt
FirstSt
FremontSt
CaliforniaStDrumm
StD
avis
St
PineSt
BushStSutterSt
Front
St
Batte
rySt
San
som
eSt
Market St
MainSt
Mission St
Howard St
Folsom St
Transbay Terminal
SpearSt
Pacific
OceanSan
Francis
co
Ba
y
101
101
280
80
1
S a n
F r a n c i s c o
Project Site
CaseSOURCE: ESA
Project Site
0 400
Feet
7
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9
DN
DN
UP
UP
DN
DNDN
RESTAURANT
SERVICE/
STORAGE
TELECOM
MEN
WOMEN
OPEN TO
BELOW
EL-3
EL-2
EL-1
EL-7
EL-6
EL-5
EL-4
ST-1
ST-2
TERRACE
KITCHEN
ST-4
401
EL-8
ST-3
SERVICE/
STORAGE
MEN
WOMEN
SERVICE/
STORAGE
MEN
WOMEN
SERVICE/
STORAGE
MEN
DINING/EXECUTIVE
CONFERENCE
ELEC
103 TYP
103
103
113TYP
MECH. GRATED
PLATFORM
ABOVE
LADDER
114
114
115
115
115
14' - 5 1/8"
ELEVATOR
LOBBY
Figure 3Mezzanine (Second Floor) Plan
SOURCE: Skidmore, Owings & Merrill LLPCase No. 2006.1524E: 350 Mission Street . 207037
0 40
Feet
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10
UPDN
UPDN
TELECOMEXPO.
EL-3
EL-2
EL-1
EL-7
EL-6
EL-5
EL-4
ST-1
ST-2
41'-0"
51' - 5"
43' - 10"
44'-1"
44'-1"
29'-2"
13'-7"
16'-5"
21'-5"
3'-7"
39'-2"
29' - 2" 30' - 0" 30' - 0" 26' - 8"
(LEVELS 22-27: 44'-2")
(LEVELS22-27:44'-5")
(LEVELS
22-27:44'-5")
3'-0"
3'-0"
3' - 0" 3' - 0"
129'-4"
121' - 10"
SETBACK (APPROX.7FT)
MISSION STREET
PROPERTYLINE
103103
103
ELEC
FAN ROOMEXPO.
RAISED FLOOR INSTALLED BY TENANT
RAISED FLOOR
RAISED FLOORINSTALLED
RAISED FLOORINSTALLED
RAISED FLOOR
115 115
115
114
115
ELEVATORLOBBY
RAISED FLOOR INSTALLED BY TENANT
MEN
WOMEN
SETBACK (APPROX.7FT)
SETBACK (APPROX.14FT)
Figure 4Typical Upper Level Plan
SOURCE: Skidmore, Owings & Merrill LLPCase No. 2006.1524E: 350 Mission Street . 207037
0 40
Feet
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II. PROJECT DESCRIPTION
Case No. 2006.1524E 11 350 Mission Street207037
SanFranciscoGeneralPlanconsideranenclosedindoorparktobeoneformofopenspacethatmaybe
usedforthepurposesofsatisfyingthisrequirement,assumingapplicableguidelinesaremet.4
Table1,p.12,summarizesthecharacteristicsoftheprojectandcompliancewithcertainapplicable
PlanningCoderequirementsfordowntownhighrisebuildings.
Thegroundfloorlobby,stairway,andadjacentexterioropenspace(mezzanineterrace)wouldcontribute
approximately4,755squarefeetofopenspace.Onthemezzanine,atthetopofthestairway,theproject
wouldprovideapublicseatingareaofapproximately2,205squarefeet.Thus,theprojectwouldexceed
thePlanningCodeSection102.9requirementswiththeprovisionofroughly6,960squarefeetofpublically
accessibleopenspace.
Thesecondandthirdbasementlevelswouldincludeapproximately55markedparkingspaces(capacity
forabout80vehicleswithvaletparkingoperations).Thefirstbasementlevelwouldhavethreededicated
parkingspacesforelectricvehicles(withbatterychargingcapability)andthreedisabledaccessiblespaces
(whichwouldmeettherequirementofPlanningCode
Section155(i)),foratotalof61markedspaces.The
projectwouldprovideaminimumof64stallsforbicycleparking,whichwouldexceedtherequirement
ofPlanningCodeSection155.4(d).5Theproposedfloorareadevotedtooffstreetparking(approximately
23,540squarefeet)wouldbewithinthemaximumpermittedofsevenpercentofbuildinggrossfloorarea
pursuanttoPlanningCodeSection151.1.Forpurposesofthiscalculation,parkingareaincludesspaces
andaislesandexcludesentranceandexitdrivewaysandramps.Therefore,theproposedprojectwould
complywithSection151.1.Fouroffstreetloadingspaces(twotruckandtwoservicevan),alsoaccessible
fromFremontStreet,wouldmeetthePlanningCoderequirementunderSection152.1(seeApprovals
Required,below).However,theproposedprojectwouldrequireanexception,pursuanttoPlanningCode
Section309,fromtheCodesprohibitiononcurbcutsalongTransitPreferentialStreetswherean
alternativefrontageisavailable(Section155(r)(4)),fortheproposedgarage/loadingdockcurbcuton
FremontStreet.(BothFremontandMissionStreetsareidentifiedasTransitPreferentialStreetsinthe
GeneralPlanTransportationElement.)
AccordingtoPlanningCodeSection270,whichimplementsthedirectionforbuildingmassingcontained
intheDowntownPlanelementoftheSanFranciscoGeneralPlan,buildingsover160feetinheightare
consideredtohaveabase,lowertoweranduppertower.Thebase,whichmaynotexceedaheightof1.25
timesthewidthoftheprincipaladjacentstreet,hasnoplanorarearestrictionsunderthissectionbutis
requiredtobevisuallydelineatedfromtheloweranduppertowersthroughasetback,corniceline,or
4 TheDowntownPlan(Table1,GuidelinesforDowntownOpenSpace)statesthatanIndoorParkshouldhave,
amongotherqualities,atleastonestreetfacingglasswallandbeaccessiblefromstreetlevel;containatleast
1,000sq.ft.andbeatleast20feettall;providefoodserviceandadequateseating,sunlight,andventilation;and
includedesignfeatures.5 ThedraftTransitCenterDistrictPlan(publishedNovember2009)proposestoamendSection155.4ofthe
PlanningCodetoincreasenumberofrequiredonsitesecurebicycleparkingspacesforcommercialbuildingsto
onespaceforevery6,000gsfofofficespace.Thiswouldincreasetherequirednumberofbicyclespacesforthe
projecttoapproximately55spaces.
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II. PROJECT DESCRIPTION
Case No. 2006.1524E 12 350 Mission Street207037
TABLE 1PROJECT CHARACTERISTICS AND PLANNING CODE COMPLIANCE
Proposed Use Description Gross Building Area (GSF) Gross Floor Area (GFA)a
Office 22 stories 356,000 sq. ft. 340,000 sq. ft.Retail / Restaurant Ground floor & Mezzanine (part) 6,600 sq. ft. 0
Parking b 61 spaces 23,540 sq. ft. 0
Bldg. services Basement & mechanical 62,820 sq. ft. 0Loading c 2 spaces + 2 van spaces 6,640 sq. ft. 0
Lobby/Interior open space Ground Floor & Mezz. (part) 9,600 sq. ft. 0
Mech. Penthouse Equipment room 4,300 sq. ft. 0
TOTAL 469,500 sq. ft. 340,000 sq. ft.
Site area 18,909 sq. ft.
Parameter Permitted Proposed
Height (feet) d 550 feet 375 feet
Height (stories) 24
+ 3 bsmt.+ 2 mech. phse.
Bulk (Sec. 270(e))
Lower Tower (103 feete
to 220 feetf
in height)Maximum horizontal dimension 160 feet 129 ft., 4 in.
Maximum diagonal dimension 190 feet 177 ft., 10 in.
Maximum average floor plate 17,000 sq. ft. 15,020 sq. ft.
Maximum floor size, any lower-tower floor 20,000 sq. ft. 15,020 sq. ft.
Upper Tower (above 220 feet in height) g
Maximum horizontal dimension 130 feet 129 ft., 4 in.
Maximum average diagonal dimension 160 feet 177 ft., 10 in.
. Maximum average floor plate 12,000 sq. ft. 15,020 sq. ft.
Maximum floor size, any upper-tower floor 17,000 sq. ft. 15,020 sq. ft.Minimum volume reduction required in upper tower(compared to straight extension of lower tower)
20 percent 0 percent
Floor Area Ratio (Secs. 124 & 128) h 18.0:1 18.0:1
Off-Street Vehicle Parking (Sec. 151.1)7 percent of gross floor
area, or 23,870 sq. ft. max.23,540 sq. ft.
Parameter Required Proposed
Open Space (Sec. 138) 6,800 sq. ft. 6,960 sq. ft.Off-Street Freight Loading (Sec. 152.1) 3 2 spaces + 2 van spaces c
Bicycle Parking (Sec. 155.4) 12 64
Separation of Towers (Sec. 132.1(c)) 21 feet i 6.5 feet j
NOTE: All figures rounded.a Gross floor area (GFA) is calculated for Planning Codecompliance purposes (per Sec. 102.9) and excludes certain portions of the building,
including accessory parking and loading space, mechanical and building storage space, ground-floor lobby space and 5,000 gross square feet of
ground-floor and mezzanine convenience retail and restaurant space, per use. Office GFA excludes aggregate of 27,500 sq. ft. of mechanical
space at all office floors.b Space for approximately 80 vehicles would be provided if valet parking were offered.c Planning CodeSection 153(a)(6) allows the substitution in C-3 Districts of two service vehicle spaces for each required off-street freight loading
space, provided that a minimum of 50 percent of the required number of spaces are provided for freight loading. Therefore, the project would meet
the Code requirement of three spaces.d Proposed height includes mechanical penthouse and screen (approximately 20 feet).e Building base height, measured according to the Planning Code, is 1.25 times the width of Mission Street (82.5 feet), or 103 feet.f Lower tower, measured according to the Planning Code, extends from top of base to approximately 220 feet.g Dimensions in excess of permitted maximums require exceptions under Planning CodeSections 309 and 272.h Basic permitted floor area ratio is 9.0:1; FAR of up to 18.0:1 is permitted with transfer of development rights, proposed as part of project.i Minimum setback required from center line of abutting street(s) and from interior property line(s) at height of 375 feet, at top of building crown.j Projects minimum setback measured at northern property line.
SOURCE: Skidmore, Owings & Merrill LLP
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II. PROJECT DESCRIPTION
Case No. 2006.1524E 13 350 Mission Street207037
othermeans.AsMissionStreetistheprincipaladjacentstreetandis82.5feetwide,thebaseheightfor
thisprojectisconsideredtobeamaximumof103feettall.Asproposed,theprojectbuildingwouldbe
generallyrectilinearinshapewithanapproximately55foottallbuildingbasephysicallydistinguished
fromtheremaining295foottallofficetower(plus20foottallmechanicalspace).
Thecombinedgroundfloorandmezzaninelevelswouldbetheprojectsprimarydistinguishingfeature
intermsofarticulationandmaterials.Inparticular,atthecornerofMissionandFremontStreets,the
groundfloorandmezzaninetogetherwouldserveasanapproximately50foottallatrium,accessiblevia
doorsonMissionandFremontStreets,andthroughafoldingglasspaneldoorsystem,alsoonboth
facadesnearthecornerofMissionandFremontStreets;largeportionsoftheatriumwouldbeopentothe
sidewalkingoodweather,asthefoldingpaneldoorswouldremainopen,providingpedestrianaccess
alongalmost75feetofsidewalkfrontage.Publiclyaccessibleopenspacewouldbelocatedonboththe
groundfloorandmezzanine,andtheatriumwouldhavelargeexpansesofclearglass.Behindtheglass,
columnswouldrisethefullheightoftheatrium.Aglazed,ovalshapedenclosurenearthesoutheast
corneroftheatriumwouldhouseretailspaceonthegroundfloorandadining/conferenceroomatthe
mezzaninelevel.
Abovetheatrium,theprojectsfaadewouldbecladinanenergyefficientglasscurtainwall.Figure5,
p.14,andFigure6,p.15,presenttheprincipalMissionandFremontStreetelevationsoftheproposed
project.
Theprojectsofficecomponent(spanningfromapproximately55to375feetinheight)wouldhaveno
setbacksfromthepropertylinealongthewest(FremontStreet)andsouth(MissionStreet)faades.The
eastfaadewouldgenerallybesetbackapproximately14feetfromtheeastpropertyline,exceptfora
40footwidemechanicalelementrunningfromlevelsthreethrough24thatwouldextendapproximately
7.5feetintothisspace,andthuswouldbesetbackonlyapproximately6.5feetfromtheeastproperty
line.Theadjacentbuildingat50BealeStreetisabout6feetfromthepropertyline,meaningthe
separationbetweenthetwobuildingswouldbeabout12.5feet.Also,thenorthfaadewouldbesetback
approximately6.5feetfromthenorthernpropertyline.PlanningCodeSection132.1(c)requiresa15foot
setbackfromthetopofthebuildingbasetoaheightof300feet,increasingto21feetatthe375foottopof
thebuildingcrown,orparapet.Therefore,theprojectwouldnotconformtotherequiredsetbackfromthe
eastandnorthpropertylinespursuanttoSection132.1(c),andanexceptionwouldberequired,asis
permittedunderPlanningCodeSection309.Thetowerwouldhaveamaximumplanlengthof
approximately130feetandamaximumdiagonaldimensionapproximately180feet.Theaveragefloor
size,asmeasuredinaccordancewiththePlanningCodeSection102.9,wouldbeabout15,000squarefeet.
ThesedimensionswouldbeconsistentwiththebulklimitsofPlanningCodeSection270forthebuilding
base(upto103feetinheight)andlowertower(103feetto220feetinheight),butwouldexceedthe
permitteddiagonaldimensionandaveragefloorareafortheuppertower(above220feetinheight).
Accordingly,theprojectwouldrequireexceptionstotheuppertowerbulklimits,asispermittedunder
Section309.Figure7,p.16,showstherequestedtowersetbackandbulkexceptions.
Theprojectincludesdemolitionofthefourstorybuildingcurrentlyoccupyingtheprojectsite.The
existingbuildingcontainsapproximately95,000squarefeetofoffice(currentlyoccupiedwitheducational
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GUARDRAIL SURROUNDING CATWALK
TOP OF CROWN 375
ROOF 345
325
300
50 BEALE BUILDING
(East Facade)
125 TO MECHANICAL
EXTENSION
19 TO BUILDING WALL
GROUND FLOOR
CEILING 50
STREET 0
14
FREMONT ST
Case No. 2006.1524E: 350 Mission Street . 207037
Figure 5Mission Street (South) Elevation
SOURCE: Skidmore, Owings & Merrill, LLP
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15
TOP OF
CROWN 375
ROOF 345
453
450
45 FREMONT
BUILDING
(South Facade)
478
GROUND FLOOR
CEILING 50
STREET 0MISSION ST
GARAGE AND
LOADING DOCK
Case No. 2006.1524E: 350 Mission Street . 207037
Figure 6Fremont Street (West) Elevation
SOURCE: Skidmore, Owings & Merrill, LLP
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Case
Build
16
SOURCE: Skidmore, Owings & Merrill LLP
EAST ELEVATION (ADJACENT TO 50 BEALE; NOT VISIBLE FROM STREET) MISSION STREET (SOUTH) EL
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II. PROJECT DESCRIPTION
Case No. 2006.1524E 17 350 Mission Street207037
uses),retailandaccessoryuses,includingabasement.Itcontainsnoparkingfacilitiesandfullyoccupies
thelot.Thebuilding,whichwasbuiltin1923,isnotcurrentlylistedintheCaliforniaRegisterof
HistoricalResourcesnorisitidentifiedassignificantinalocalregister,suchasArticle10andArticle11
ofthePlanningCode.TenantsintheexistingbuildingincludeHealdCollege,Starbucks,NoahsBagels,
LeesDeli,HappyDonutsandPowersourceJuiceBar.Approximately150full andparttimeemployees
workattheprojectsite.6
Theproposedprojectwouldbeconstructedatopamatfoundation,andisproposedtobeconstructedasa
pouredinplace,reinforcedconcretebuilding.Excavationforthethreebasementlevelsandthe
foundationwouldextendtoapproximately50feetbelowgrade,andwouldrequireremovalof
approximately35,000cubicyardsofsoil.
TheproposedprojectwouldincludeplantingofnewstreettreesontheFremontandMissionStreet
projectfrontages,incompliancewithPlanningCodeSection143,whichrequiresplantingaminimumof
one24inchboxtreeforevery20feetofprojectfrontage.(Anyexistingstreettreesremovedfor
constructionwouldbereplacedatthesameratio.)
Projectconstructionwouldtakeaboutapproximately22months,andoccupancyisanticipatedin2013.
Constructioncostsarecurrentlyestimatedatapproximately$85million.Theprojectarchitectis
Skidmore,Owings&MerrillLLP.
B. Project Setting
TheproposedprojectiswithinSanFranciscosFinancialDistrict,whichfunctionsasthedensely
developedcenterofcommerceandemploymentforthecityaswellasfortheninecountyBayArea.The
siteiswithintheC3ODowntownOfficeDistrict,onAssessorsBlock3710,Lot17.Theprojectsiteis
withinthe550SHeightandBulkdistrict,whichhasaheightlimitof550feetandbulklimitsforthe
loweranduppertowersrequiringsetbackssothatthefloorareadecreasesasthebuildingheight
increases.TheC3OdistrictisdescribedinPlanningCodeSection210.3asconsistingprimarilyofhigh
qualityofficedevelopmentfocusingonfinance,corporateheadquarters,andserviceindustries,and
servingasanemploymentcenterfortheregion.Itpermitsofficeusesandretailsales(including
restaurant)andpersonalservicesuses.TheC3ODistrictpermitsabasefloorarearatio(FAR)of9:1.In
thisdistrict,amaximumFARof18:1ispermittedwithtransferofdevelopmentrights(TDR),andthe
project,asproposed,wouldhaveaFARof18:1.7
6 HealdCollegehasindicated,inanAbbreviatedInstitutionalMasterPlandatedJune18,2010,andonfilewith
thePlanningDepartment,thattheinstitutionismovingitsSanFranciscocampusfrom350MissionStreetto
875HowardStreet.AccordingtoHealdCollegestaff,thismovewilloccuraroundtheendof2010.7 TransferofDevelopmentRightsistheprocessthroughwhichunitsofgrossfloorareamaybetransferred,
pursuanttotheprovisionsofthisSectionandArticle11ofthePlanningCode,fromaTransferLottoincreasethe
allowablegrossfloorareaofadevelopmentonaDevelopmentLotforthepurposeofpreservationofbuildings
anddistrictsofarchitectural, historical,andaestheticimportanceinthe C3(DowntownCommercialOffice)
District(Sec.128).
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II. PROJECT DESCRIPTION
Case No. 2006.1524E 18 350 Mission Street207037
Theprojectsiteisflat;elevationatthesiteisapproximately3feet,SFD.8Theprojectvicinityisalsoflat
andlevel,althoughthegroundlevelrisesinelevationsouthwardtowardsRinconHill,whichbeginsits
slopeupwardatHowardStreetandrisestoover100feetinelevationlessthanonehalfmilefromthe
projectsitetothesouth.BecausetheoriginalSanFranciscoBayshorelineoncereachedtothecornerof
FirstandMissionStreets,theprojectsiteislocatedonartificialfillusedintheearlyyearsofCitygrowth.
Accordingly,theprojectsiteiswithintheMaherarea(baywardofthehistorichightideline),anareain
whichsoilinvestigationisrequiredperArticle20oftheSanFranciscoPublicWorksCodeand
Article22AofthePublicHealthCode(seeSectionE.15,Hazards,intheInitialStudy[AppendixA]).
Developmentinthevicinityconsistsprimarilyofofficespaceabovegroundfloorretailstores.Theblock
onwhichtheprojectsiteislocatedcontainsthreehighriseofficebuildings,inadditiontothefourstory
officeandretailbuildingontheprojectsite.Therearealsoofficetowerstothewest.TheTransbayTransit
TerminalislocateddiagonallyacrosstheintersectionofFremontandMissionStreetsfromtheproject
site.Immediatelysouthofthesite,acrossMissionStreet,isthenewlyconstructedMillenniumresidential
tower.
ThenearestopenspacestotheprojectsiteincludeJustinHermanPlaza(ontheEmbarcaderotothenorth
andsouthofMarketStreets),SueBiermanParkandMaritimePlaza(extendingwestfromJustinHerman
PlazabetweenClayandWashingtonStreets),YerbaBuenaGardens(aRedevelopmentAgencyproperty
atThirdandMissionStreets),andRinconPark(aRedevelopmentAgencypropertyalongthe
Embarcadero).Therearenumerousprivatelyowned,publiclyaccessibleplazas,gardensandopenspaces
nearby,includingontheprojectblockandtheblockimmediatelytothewest.
TheprojectvicinityisthesubjectofthedraftTransitCenterDistrictPlan(TCDP),acomprehensiveplan
forthesouthernportionofSanFranciscosdowntownFinancialDistrict,encompassingapproximately
145acresroughlyboundedbyMarketStreet,theEmbarcadero,FolsomStreet,andThirdStreet.The
TCDPwouldresultinnewplanningpoliciesandcontrolsforlanduse;urbanform,includingbuilding
heightanddesign;streetnetworkmodifications/publicrealmimprovements;historicpreservation;and
districtsustainability,includingthepotentialcreationofadistrictwidecombinedheatandpower
(cogeneration)system,theenhancementofgreenbuildingstandardsinthedistrict,andreductionsin
potablewateruseandstormwaterrunoff.Itwouldallowforheightlimitincreasesinsubareascomposed
ofmultipleparcelsorblockswithinthearea.TheTCDPbuildsuponotherplansinthevicinity,described
below:
TransbayTransitCenter/RailExtensionTheTransbayTransitCenterwillreplacetheexisting
TransbayTerminalwithanewmodernmultimodalTransitCenterthatwillservemultiplelocal
andregionaltransportationsystemsunderoneroofandanchortheTransbayRedevelopmentArea.
ThenewterminalwillreplacetheexistingTransbayTerminalastheterminalforserviceprovided
bytheSanFranciscoMunicipalRailway(Muni),ACTransit,SamTrans,andGoldenGateTransit,
alongwithGreyhoundbusservice.Assumingthatadditionalfundingissecured,theTransitCenter
8 SFDSanFranciscoDatum(seefootnote3,p.5).
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II. PROJECT DESCRIPTION
Case No. 2006.1524E 20 350 Mission Street207037
andisalsoconsideringhighrisedevelopmentofasecondTJPAownedparcelonHowardStreetbetween
FirstandSecondStreets.ThePlanningDepartmenteitherhasapplicationsonfile,orhashadpreliminary
discussionswithdevelopers,fortowersat50FirstStreet(twotowers,an850foot,officetowerfrontingon
FirstStreetanda550footresidentialtowerfrontingonMissionStreet,alongwithretailspaceonthe
groundfloorofeach),222SecondStreet(26story,350foottallofficebuilding),181FremontStreet(877
foot,65storyresidentialandofficetower),41TehamaStreet(400foot,39storyresidentialbuilding),the
PalaceHotelatNewMontgomeryandMarketStreets(690foot,60storyresidentialtoweratthenon
historicsouthwesterncorneroftheexistinghotel),andthesouthwestcornerofThirdandFolsomStreets
(mixeduseprojectpotentiallycontainingtwotowers,alongwithhotelandconventionspace).Withthe
exceptionofthe222SecondStreetproject,theforegoingproposalswouldrequireadoption,asis
currentlyproposedunderthedraftTransitCenterDistrictplan,ofrezoningtopermitincreasedheight
limits.Inaddition,a550foottall,residentialtowerhasbeenproposedatthenortheastcornerofThird
andMissionStreetsthatwouldalsorehabilitatethehistoricAronsonBuildingandprovideanewlocation
fortheMexicanMuseum,whiletheSanFranciscoMuseumofModernArthasannouncedplansforan
expansionstructurewhichmayincludeatoweronHowardStreet,southeastoftheexistingmuseumbuildingonThirdStreet.Beyondtheseproposedprojects,anofficebuildinghasbeenapprovedand
constructionstartedandthenhaltedat535MissionStreet,whilethereisalongapproved23storyoffice
buildingat524HowardStreet.Additionally,GoldenGateUniversityhaspubliclydiscussedfutureplans
foratoweratitsMissionStreetcampus.
C. Project Sponsors Objectives
Theobjectivesoftheprojectsponsorincludethefollowing:
ConstructaLEEDGold,ClassAofficebuildingthatexemplifiessustainabledesignprinciplesand
minimizesthebuildingsimpactontheenvironment;
Createabuildingwithunique,worldclassarchitecturethatwillcomplementbuildingsand
plannedpublicimprovementsinthearea;
Constructthemaximumamountofofficespaceallowedunderthecurrentfloorarearatiolimit,
therebypromotingtheGeneralPlangoalofconcentratinggrowthinacompactdowntowncore
thatiswellservedbytransit;
Enhancethepedestrianenvironmentwithactiveretailspacesandaninvitingpublicopenspaceat
thebuildingsgroundandmezzaninelevels;
Encouragetheuseofalternativetransportationbyincludingcarshareparking,electricvehicle
chargingstations,bicycleparkingandshowersforbikecommuters;
Provideaccessoryautomobileparkinginanamountsufficienttomeettheneedsofprospective
officetenantsandtheirvisitors;and
Provideanadequatereturnforthebuildingsinvestors.
D. Intended Uses of the EIR
ThisisaprojectspecificEIR,intendedtoprovidereviewunderCEQAfortheproposed350Mission
Streetproject,toanalyzepotentialenvironmentalimpactsoftheproposedprojectandidentifymitigation
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II. PROJECT DESCRIPTION
Case No. 2006.1524E 21 350 Mission Street207037
measureswherethoseimpactsaresignificant,andtoaddresscumulativeimpactstowhichtheproposed
projectcouldmakeameaningfulcontribution.NootherprojectsareintendedtoreceiveCEQAreview
throughtheuseofthisEIR.
Approvals RequiredTheproposedprojectsofficeandretailusesareprincipalpermittedusesintheC3ODistrict.At375feet
inheight(including20footmechanicalpenthouse),theproposedprojectwouldalsobeconsistentwith
thesitesheightlimitof550feet.Therefore,nospecialapprovalsarerequiredwithrespecttolanduseor
buildingheight.
TheprojectwouldrequirePlanningCommissionreviewandapprovalunderSection309,PermitReview
inC3Districts,becausetheprojectwouldexceed50,000grosssquarefeetandbecausethesponsorwould
seekexceptions,pursuanttoSection309,tothefollowingPlanningCodesections:bulkrequirements
(Section270)becausetheuppertowerportionofthebuilding(aboveaheightof220feet)wouldexceed
themaximumpermittedfloorareaanddiagonalplandimension;andtherequirementforseparationof
towers(Section132.1(c)).TheCoderequirement,basedonthebuildings375footheight,isaminimum
towersetbackofupto21feetfromthecenterlineofadjacentstreet(s)andfrominteriorpropertyline(s).
Theprojectwouldhaveasetbackofapproximately14feetfromtheeasterninteriorpropertyline
(adjacenttothebuildingat50BealeStreet),butthissetbackwouldbepenetratedbya40footwide
mechanicalelementextendingapproximately7.5feetintothisspace.Theprojectwouldhave asetbackof
approximately6.5feetfromthenortherninteriorpropertyline(adjacenttothebuildingat45Fremont
Street).Theprojectwouldcomplywiththesetbackrequirementfromabuttingstreets.10
Inaddition,theprojectsponsorwouldseekanexceptiontotheCodesgroundlevelwindcurrent
requirements(Section148)becausetheprojectwouldnotreduceallexistingexceedancesofthewindspeedcriteriaforpedestrianandseatingcomfortandwouldresultinanetincreaseofoneexceedanceof
thepedestriancomfortcriterion.Section309alsopermitstheimpositionofcertainconditionsinregardto
suchmattersasaprojectssitinganddesign;view,parking,trafficandtransiteffects;energy
consumption;pedestrianenvironment;andothermatters.Theproposedprojectwouldalsobesubjectto
reviewandapprovalpursuanttoPlanningCodeSection321(OfficeDevelopment:AnnualLimit)and
Sections146and295,concerningshadowimpacts.
Theprojectwouldhaveanapproximately33footwidedrivewayonFremontStreettoprovideaccessto
vehicleparkingandoffstreetloadingareas.UnderPlanningCodeSection155(s)(5)(A),themaximum
combinedparkingloadingdrivewaywidthis27feet.Therefore,theproposedprojectwouldrequireavariancefromthisrequirement.
TheprojectwouldberequiredtocomplywiththeJobsHousingLinkageProgram(PlanningCodeSecs.
313et.seq.),whichwouldrequirethattheprojectsponsoreitherfundtheconstructionof92affordable
10 ThesetbacksfromFremontandMissionStreets,eachofwhichis82feet,6inchesinwidth,wouldbemorethan
41feet.
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II. PROJECT DESCRIPTION
Case No. 2006.1524E 22 350 Mission Street207037
housingunits11orpayaninlieufeetotheCityintheamountof$19.89pergrosssquarefootofoffice
space.
Asadowntownofficeproject,theprojectwouldalsobesubjecttocertainotherPlanningCodesections
beyondthosenotedabove:Section138.1,pedestrianstreetscapeimprovements;Section139,downtown
parkfees;Section143,streettrees;Section149,publicartrequirements;Section163,transportation
managementandtransportationbrokerageservices;Section164,SanFranciscoResidentPlacementand
TrainingProgram;Section165,childcareplansandchildcarebrokerage;aswellastransitdevelopment
impactfeesunderArticle38oftheAdministrativeCode.
Inaddition,constructionmayrequireuseofoneormoreofthecurblanesadjacenttotheprojectsitefora
pedestrianwalkway,whichwouldrequireastreetspacepermitfromtheBureauofStreetUseand
MappingoftheDepartmentofPublicWorksandaspecialtrafficpermitfromtheMunicipal
TransportationAgencySustainableStreetsDivision.
Theprojectwouldalsorequirebuildingpermits,whichwouldrequirereviewandapprovalbythe
PlanningDepartmentandDepartmentofBuildingInspection(DBI).
Approvals Summary
Planning Commission
ApprovaloftheprojectunderPlanningCodeSection309,includingexceptionswithregardtobuildingbulk(Section270,includinglessthantherequireduppertowervolumereductionunderSection270(d)(3)(B)),separationoftowers(Section132.1(c)),groundlevelwinds(Section148),andtheprohibitiononcurbcutsalongTransitPreferentialStreetswhereanalternativefrontageisavailable(Section155(r)(4)).
Variancefromthemaximumdrivewaywidth,perPlanningCode
Section155(s)(5)(A),of27feet.
AllocationofofficespaceunderPlanningCodeSection321(OfficeDevelopmentAnnualLimit).
Department of Building Inspection
Demolition,site,andbuildingpermits.
Department of Public Works
StreetSpacePermitfromtheBureauofStreetUseandMappingforuseofapublicstreetspaceduringprojectconstruction(forapedestrianwalkway)
Municipal Transportation Agency
SpecialTrafficPermitfromtheMunicipalTransportationAgencySustainableStreetsDivisionforuseofapublicstreetspaceduringprojectconstruction(forapedestrianwalkway)
Bay Area Air Quality Management District
AuthoritytoConstructandPermittoOperatetheproposeddieselpoweredemergencygenerator.
11 Basedon0.00027housingunitspergrosssquarefootofofficedevelopmentandaprojectof340,000squarefeet
ofgrossfloorareaofofficespace,perPlanningCodeSection313.5.
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Case No. 2006.1524E 23 350 Mission Street207037
CHAPTER III
Compatibility with Existing Zoning and Plans
Thischapterdescribestheprojectsinconsistencies,ifany,withapplicableplansandpolicies,including
objectivesandpoliciesoftheSanFranciscoGeneralPlan.Thischapteralsodiscussestheprojects
compliancewithSanFranciscoPlanningCode,whichimplementstheGeneralPlan.Whereinconsistencies
areidentifiedthatcouldresultinphysicaleffectsontheenvironment,thereaderisdirectedtoanalysisof
thoseeffectinChapterIV,EnvironmentalSetting,Impacts,andMitigationMeasures.
San Francisco General PlanTheSanFranciscoGeneralPlancontains10elements(CommerceandIndustry,RecreationandOpen
Space,Residence,CommunityFacilities,UrbanDesign,EnvironmentalProtection,Transportation,Air
Quality,CommunitySafety,andArts)thatprovidegoals,policies,andobjectivesforthephysical
developmentoftheCity.Inaddition,theGeneralPlanincludesareaplansthatoutlinegoalsand
objectivesforspecificgeographicplanningareas,suchasthegreaterdowntown,includingtheproject
site,policiesforwhicharecontainedintheDowntownPlan,anareaplanwithintheGeneralPlan.
AconflictbetweenaproposedprojectandaGeneralPlanpolicydoesnot,initself,indicateasignificant
effectontheenvironmentwithinthecontextoftheCaliforniaEnvironmentalQualityAct(CEQA).Any
physicalenvironmentalimpactsthatcouldresultfromsuchconflictsareanalyzedinthisEIR.Ingeneral,
potentialconflictswiththeGeneralPlanareconsideredbythedecisionsmakers(normallythePlanning
Commission)independentlyoftheenvironmentalreviewprocess.Thus,inadditiontoconsidering
inconsistenciesthataffectenvironmentalissues,thePlanningCommissionconsidersotherpotential
inconsistencieswiththeGeneralPlan,independentlyoftheenvironmentalreviewprocess,aspartofthe
decisiontoapproveordisapproveaproposedproject.Anypotentialconflictnotidentifiedinthis
environmentaldocumentwouldbeconsideredinthatcontextandwouldnotalterthephysical
environmentaleffectsoftheproposedprojectthatareanalyzedinthisEIR.
Downtown Plan
TheprojectsiteiswithintheareacoveredbytheDowntownPlan,anareaplanwithintheGeneralPlan.
CenteredonMarketStreet,thePlancoversanarearoughlyboundedbyVanNessAvenuetothewest,
theEmbarcaderototheeast,FolsomStreettothesouth,andthenorthernedgeoftheFinancialDistrictto
thenorth.ThePlancontainsobjectivesandpoliciesthataddressthefollowingissues:provisionofspace
forcommerce,housing,andopenspace;preservationofthepast;urbanform;andmovementto,from,
andwithinthedowntownarea(transportation).TheDowntownPlanwasintendedtomaintaina
compactdowntowncoreanddirectgrowthtoareaswithdevelopablespaceandeasytransitaccessibility
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III. COMPATIBILITY WITH EXISTING ZONING AND PLANS
Case No. 2006.1524E 24 350 Mission Street207037
sothatdowntownwouldencompassacompactmixofactivities,historicalvalues,anddistinctive
architectureandurbanformsthatengenderaspecialexcitementreflectiveofaworldcity(Downtown
Plan,Introduction[p.II.1.1ofprintedversion]).TheDowntownPlanlimitsgrowthinthetraditional
downtown,centeredintheFinancialDistrict,throughheightlimitsandFARs(floorarearatios).
OneofthefundamentalconceptsembodiedwithintheDowntownPlanistoexpandtheCitys
downtownofficecoresouthfromitstraditionallocusnorthofMarketStreet,inawaythatprotectsthe
finescaleandrichmixofusesinChinatown,JacksonSquare,KearnyStreet,UnionSquare,MidMarket,
NorthofMarketTenderloin,andthehotelentertainmentareanearMasonStreet.Thus,theDowntown
Planstates,Majorofficetowerscanbeconstructedonsitesremaininginthefinancialcorenorthand
southofMarketandinanexpandedareasouthofMarketcenteredontheTransbayBusTerminal.The
rezoningthataccompaniedadoptionoftheDowntownPlanestablishedtheCitysgreatestheightlimits
(450to550feet)inproximitytotheTransbayTerminal,includingtheprojectsite.12Theprojectsite,which
isatthesouthwestperimeterofthisareaofexpansiveheightlimits,hasapermittedheightof550feet.
ShortlyaftertheDowntownPlanwasadopted,SanFranciscovotersapprovedPropositionM,the
AccountablePlanningInitiative,that,amongotherthings,establishedalimitof950,000squarefeetof
officespacethatcanbeapprovedineachannualperiodendinginmidOctober.Ofthattotal,
75,000squarefeetisreservedforsmallerbuildingsofbetween25,000and49,999squarefeet.(Seefurther
discussionofPropositionM,includingtheeightprioritypoliciesestablishedbythemeasure,onp.35.)
TheproposedprojectwouldbeconsistentwiththeDowntownPlansstatedgoalofencouragingexpansion
ofthedowntownofficecoreinthegeneralvicinityoftheTransbayTerminalwhileavoidingundesirable
consequenceswhichcannotbemitigated(Policy1.1).Theprojectwouldbegenerallyconsistentwithother
objectivesandpoliciesoftheDowntownPlan,withthepossibleexceptionofthefollowing:
Policy1.1: Encouragedevelopmentwhichproducessubstantialnetbenefitsandminimizes
undesirableconsequences.Discouragedevelopmentwhichhassubstantialundesirable
consequenceswhichcannotbemitigated.
Policy2.1 Encourageprimedowntownofficeactivitiestogrowaslongasundesirable
consequencesofsuchgrowthcanbecontrolled.
ThepotentialundesirableconsequencesofaprojectintheDowntownPlanareathatare
discussedinthetextaccompanyingPolicy2.1(andalsoreferencedinPolicy1.1)includeimpacts
relatedtooutofscaleofficedevelopmentonneighborhoodcharacter;lossofhistoricalresources;
increasedshadingofstreetsandpubliclyaccessibleopenspace;increasedpedestrianlevelwinds;increasedtrafficandparkingdemand,pollutantemissions,andenergyuse;overburdenedpublic
transit;increasedtrafficnoise;increasedpressureonhousingsupplyresultingfromincreased
employment;andconversionofhousing,retail,andservicecommercialspacetoofficespace.
Physicaleffectsrelatedtocertainoftheseissues,includingshadow,wind,transportation,andair
12 Subsequentrezoninghasexpandedtheareaofheightlimitsof400to550feettolocationsalongthenorthsideof
Fols