1. Executive Summary Introduction Project Description Project Location Project Characteristics...

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2 Table of Contents 1. Executive Summary Introduction Project Description Project Location Project Characteristics Cumulative Projects Parks Parks Subject to Section Future Natoma & 11th Street Park Other Open Spaces Under Public Jurisdiction McCoppin Hub Privately-owned public open spaces (POPOS) Brady Park Evaluation Criteria & Methodology Planning Code Section CEQA Criteria for Shadow Impacts Shadow Analysis Methodology Quantitative Analysis Qualitative Analysis Shadow Evaluation

3 6.1 Future Natoma and 11 th Street Park Quantitative Analysis Qualitative Analysis CEQA Conclusion McCoppin Hub Brady Park Quantitative Analysis Qualitative Analysis CEQA Conclusion Public Good and Public Outreach

4 1. Executive Summary The 30 Otis Street Project (proposed project) would result in the construction of a building that would include a 250-foot tall 27-story tower, and an 85-foot 10-story podium. Mechanical penthouses would extend above the roof by 16 feet, with a portion extended an additional 7 feet 3 inches, for a maximum height of 283 feet. The building would be 270-foot tall along Chase Court and 283-foot tall along Otis Street. FASTCAST conducted a review of the potential shadow effects that would be generated by the proposed project on the parks and open spaces pursuant to the San Francisco Planning Code Section 295 and the California Environmental Quality Act (CEQA). Compliance with Section 295 of the Planning Code requires that no project over 40 feet cast any new shade or shadow between one hour after sunrise and one hour before sunset upon any property under the jurisdiction of, or designated for acquisition by, the Recreation and Parks Department unless it is determined that the impact of such new shading would be insignificant. Criteria for evaluating shadow was set by the Department of Recreation and Parks and the Planning Department in the Proposition K Memorandum, dated February 3, Under CEQA, shadow analysis examines the potential for a project to cause a substantial, adverse, effect on the use and enjoyment of outdoor recreational facilities or other public areas. FASTCAST performed a computer shadow modeling study and shadow analysis of the proposed 30 Otis Street following Section 295 and CEQA guidance to assess when projectgenerated shading would occur, and potential shadow from the proposed project would impact parks and open spaces. The results of the shadow analysis indicated the proposed project would cast new shadow throughout the year on the future Natoma & 11th Street Park and the future Brady Park. 2. Introduction FASTCAST conducted a review of the potential project shadow effects that would be generated by the proposed construction of the 30 Otis Street project on the parks and open spaces under the jurisdiction of the Recreation and Park Department, per San Francisco Planning Code Section 295 and for the purposes of the CEQA review. This technical memorandum presents the results of the shadow analysis and includes figures that detail the extent of the maximum shading that would result from the proposed project on each public open space. A full set of shadow projections on the hour from sunrise plus 1 hour to sunset minus 1 hour and quantitative shadow impacts is included in Exhibit C. 4

5 3. Project Description 3.1 Project Location The project site is located at 30 Otis Street in San Francisco, California, on the northern side of Otis Street at the intersection of 12 th Street, Otis Street, Mission Street, and South Van Ness Avenue. The 36,004 square foot (sq ft) site is comprised of Assessor s Block 3505, Lots 010, 012, 013, 016, and 018, and bounded by Otis Street, 12 th Street, and Chase Court. Overall dimensions of the project site are approximately 130 feet by 258 feet, with approximately 251 feet of frontage along Otis Street and 150 feet along 12 th Street. The project site is currently occupied by five commercial buildings with one- to three-story tall (approximately 10-feet to 45-feet tall). Surrounding Properties and Neighborhood The project site is within the Market-Octavia Plan Area and the proposed Market Street Hub Plan Area. At approximately 75 feet north of the project site, across the Colton Alley, is the area identified in the Market and Octavia Area Plan as a potential location for open space, roughly located between Brady Street, Colton Street, and an extension of Stevenson Street ( Brady Park ). Figure 1 shows the proposed project in the existing context. The small existing structure within the future Brady Park, shown on Figure 1, will be demolished as part of the park construction. 5

6 34 Corte Madera Avenue Figure 1 - Project Context 3.2 Project Characteristics The proposed project would result in the construction of a building that would have 250-foot tall 27-story tower, and an 85-foot 10-story podium. Mechanical penthouses would extend above the roof by 16 feet, with a portion extended an additional 7 feet 3 inches, for a maximum height of 283 feet, to comply with the elevator overrun requirements for proper elevator operation and life safety performance of the building. The building would be 270-foot tall along Chase Court and 283-foot tall along Otis Street. The proposed project would include 421 residential units with retail storefronts and space for the City Ballet School at ground level totaling approximately 477,000 sq ft (or 393,376 gross sq ft per San Francisco Planning Code). The proposed tower portion of the project would be approximately 100 feet by 100 feet at the corner of Otis and 12th Streets. The major portion of the tower would be occupied by residential units. The tower roof would include exterior mechanical equipment areas, surrounded by a 12-foot tall screening element. The proposed podium would have a recreational roof terrace with roof structures above the podium roof level for a maximum height of 114 feet. The proposed project would include a courtyard at the third level facing Chase Court. Various setbacks are utilized to provide required unit exposure, comply with site coverage limits, and respect adjacent structures. An elevation of the proposed 6 30 Otis Shadow Technical Memorandum February 5, 2018

7 building is included as Figure 2. Figure 2 - Building Elevation Chase Court is about 13 feet higher in elevation than Otis Street. Therefore, an uphill/downhill zoning height limit would apply to the proposed project. The proposed building would be approximately 270-foot tall from Chase Court to the top of the mechanical and rooftop terrace screening enclosure, and approximately 283-foot tall from Otis Street to the top of the mechanical and rooftop terrace screening enclosure as shown on Figure 3 below. Because the structure is greater than 40 feet in height, a shadow analysis under Proposition K is required. The shadow analysis was modeled based on the building design and dimensions provided by the project sponsor (See Exhibit A). 7

8 34 Corte Madera Avenue Figure 3 - Section Elevation 3.3 Cumulative Projects Table 1 below presents the reasonably foreseeable future projects within the project area that are considered in this shadow analysis Otis Shadow Technical Memorandum February 5, 2018

9 Table 1 Cumulative Projects Address Case File No. Height Dwelling Units Retail (gsf) Comme rcial (gsf) Office (gsf) Franklin Street E , Gough Street ENV Howard Street E Market Street (Fox Plaza Expansion) E Market Street E , Market Street ( Market Street, 1125 Stevenson, and 53 Colton Street) ENV ,000 27, Market Street E , Market Street E , Market Street E , Mission Street (1500 and 1580 Mission Street) ENV , , Mission Street ENV ,336 1 Oak Street E , Van Ness Avenue ENV Van Ness Avenue ENV Parcels K & L 424 & 432 Octavia Boulevard Parcels M & N 300 Octavia Street No current case number , ENV ,400 Parcels O 455 Fell Street ENV ,100 1,470 Parcels R and S ENV 50 19,492 (sf) 4,925 Parcel T ENV Note: 1. Subsequent to the shadow modeling, a proposal for a 250-foot-tall building has been submitted to the Planning Department. 2. Because the future Brady Park analyzed in this document will be part of the 1629 Market Street project, analysis of shadow impacts on this park under the existing conditions scenario accounted for the future baseline shadow the would result from the 1629 Market Street buildings (with the exception of 53 Colton St). 3. Subsequent to the shadow modeling, a revised proposal for a 520-foot-tall building has been submitted to the Planning Department. 4. Parks This section describes existing and future public open spaces in the project site vicinity that would be affected by the proposed project. Public open spaces are classified into one of three 9

10 34 Corte Madera Avenue categories: parks subject to Section 295; other open spaces under public jurisdiction; and privately owned, publicly accessible open spaces (POPOS). As presented on the shadow fan, shown on Figure 4 below, the proposed project would not cast shadow on existing parks subject to Planning Code Section 295. Based on the shadow fan, the proposed project would cast shadows on the future Natoma & 11th Street Park that will be subject to Section 295. Shadow from the proposed project would also reach the future Brady Park and McCoppin Hub both not subject to Section 295. Figure 4 Shadow Fan 4.1 Parks Subject to Section Future Natoma & 11th Street Park The San Francisco Recreation and Park Department, consistent with Strategic Plan Objective Otis Shadow Technical Memorandum February 5, 2018

11 1.1, 1 to develop more open space to address population growth in high-needs areas and emerging neighborhoods, has purchased the properties on 11 th Street between Minna and Natoma Streets Assessor s Block 3510; Lots 035, 037, 039, 055 and 056. The future Natoma & 11 th Street Park would be approximately 19,597 sq ft. The park site is located in western SoMa, a light industrial area that includes residential and commercial uses as envisioned by the Western SoMa Area Plan, one of the Eastern Neighborhoods Area Plans. Significant population growth is anticipated east of the park site within the proposed Central SoMa Plan area, west of the park site within the Market Octavia Plan area, and to the northwest of the park site as part of the Hub initiative. Each of the five parcels that will form the park are currently developed with commercial/industrial buildings. The design of the future park and the specific types of amenities it will include are not yet determined. The design will take into consideration park needs within the rapidly growing neighborhood, as well as other new open spaces being developed by public and private developers in the park area. Funding for development of the future park is also not identified at this time, however, impact fees for open space collected on Eastern Neighborhoods projects can be used to fund park development Other Open Spaces Under Public Jurisdiction McCoppin Hub McCoppin Hub is an approximately 6,454 sq ft public plaza located at the intersection of Valencia and McCoppin streets. The plaza contains seating and paved areas designed to accommodate community uses and events, including small-scale vendors, a farmers market, food trucks and more. 4.3 Privately-owned public open spaces (POPOS) Privately Owned Public Open Spaces ( POPOS ) are open spaces not subject to Section 295 controls, and are not operated or managed by public agencies. Parks falling under this category 1 San Francisco Recreation & Parks, San Francisco Recreation & Parks Strategic Plan. Available on: 2 San Francisco Recreation & Parks, Memorandum from Stacy Radine Bradley, Deputy Director of Planning, Capital & Planning Division to Philip A. Ginsburg, General Manager. Subject: Purchase of 11th Street Properties. Available at: 11

12 may be subject to Planning Code Section 147, Reduction of Shadows on Certain Public or Publicly Accessible Open Spaces in C-3, South of Market Mixed Use, and Eastern Neighborhoods Mixed Use Districts. Therefore, they are evaluated for potential impacts under CEQA. Based on the shadow analysis, shadow from the proposed 30 Otis project would not reach any existing POPOS. The proposed project would affect the future Brady Park, proposed as POPOS Brady Park Brady Park would be an approximately 100- by 207-foot parcel of approximately 21,000 sq ft. The park will be built as part of the private development at 1629 Market Street (the Local 38, Plumbers & Pipefitters Union site). If that project is not constructed then Brady Park would not be built. The park is proposed as one of four new parks to be developed as part of the Hub s Public Realm Plan. The open space would be bordered by four alleys within the Market Street Hub: Brady Street on the west, Stevenson Street on the north, Colusa Place on the east, and Colton Street on the south. The park would be used for passive recreation. The alleys surrounding the park would be designed for pedestrian-oriented livability instead of parking and traffic. The design and layout of the park is unknown, as is the timing for its construction and opening. 5. Evaluation Criteria & Methodology 5.1 Planning Code Section 295 Planning Code Section 295 was adopted in 1985 in response to voter-approved Proposition K which requires Planning Commission disapproval of any structure greater than 40 feet in height that casts a shadow on property under the jurisdiction of the Recreation & Park Department, unless the Planning Commission finds the shadow would not be significant. To implement Planning Code Section 295 and Proposition K, the Planning Commission and Recreation and Park Commission in 1989 jointly adopted a memorandum establishing criteria for evaluating shadow impacts as well as Absolute Cumulative Limits ( ACLs ) for certain parks. ACLs are shadow budgets that establish absolute cumulative limits for additional shadows expressed as a percentage of Theoretically Available Annual Sunlight ( TAAS ) on a park with no adjacent structures present. To date, ACL standards have been established for fourteen downtown parks. The 1989 Memorandum sets forth qualitative criteria to determine when a shadow would be significant as well as information on how to quantitatively measure shadow impacts. Qualitatively, shadow impacts are evaluated based on (1) existing shadow profiles, (2) 12

13 important times of day, (3) important seasons in the year, (4) location of the new shadow, (5) size and duration of new shadows, and (6) the public good served by buildings casting a new shadow. Quantitatively, new shadows are to be measured by the additional annual amount of shadow square foot hours (sfh) as a percent of TAAS. Where an ACL has not been adopted for a park, the Planning Commission s decision on whether a structure has a significant impact on property under the jurisdiction of the Recreation and Park Department is based on a review of qualitative and quantitative factors. Where an ACL has been adopted for a park, the Planning Commission must, upon recommendation of the General Manager of the Recreation and Park Department and in consultation with the Recreation and Park Commission, adopt a resolution raising the ACL for additional shadow on the park. A determination to raise an ACL for a park is also based on qualitative factors and whether the additional shadow cast would have an adverse impact on the park. In establishing the ACLs for the downtown parks, the Commissions generally relied upon the following guidelines: for smaller parks (of less than two acres) on which more than 20 percent of the potential Proposition K theoretically available annual sunlight (T.A.A.S) was in shadow under then-existing conditions, no additional shadow was to be permitted. (This standard was applied to nine downtown parks.) No guideline was provided for parks of less than two acres that have less than 20 percent existing shadow. For larger parks (of two acres or more) with between 20 percent and 40 percent existing shadow, the Absolute Cumulative Limit was to be set at 0.1 percent, or an addition of 0.1 percent shadow coverage would be permitted beyond existing conditions. For larger parks shadowed less than 20 percent of the time, an additional 1.0 percent new shadow was to be permitted. 5.2 CEQA Criteria for Shadow Impacts A project that adds new shadow to sidewalks or a public open space, or exceeds the ACL on a Section 295 park does not necessarily result in a significant impact under the California Environmental Quality Act (CEQA). The shadow impact analysis under the City s Initial Study CEQA Checklist examines whether a project would substantially affect outdoor recreational facilities or other public areas, which examines the potential for a project to cause a substantial, adverse, effect on the use and enjoyment of these areas. 5.3 Shadow Analysis Methodology A shadow modeling study was completed by FASTCAST using a 3D computer model of the proposed project, existing and proposed parks, and the existing urban environment to simulate and calculate levels of shading. Although McCoppin Hub and the future Brady Park are both not subject to Section 295, the net new shadow on those parks was calculated using the same 13

14 methodology described below for parks subject to Section 295. The model calculated both existing and proposed amounts of shading, from one hour after sunrise to one hour before sunset, on the affected parks. During these times, analyses were performed at 15-minute intervals, every 7 days, from June 21 st through December 20 th. This halfyear is referred to as solar year in this analysis. The sun angles during the other side of the calendar year, (December 21 st through June 20 th ), mirror the solar year sun angles. 3 Since the angles are mirrored, an analysis of the remaining time period is not conducted and, instead, a multiplier is used to put the sample results into calendar year units. Using a multiplier does not change the percentages. The difference between the current level of shading and the level of shading that would be present with the addition of the proposed project yielded the total annual increase in shadowfoot-hours. This increase was then taken as a percentage of the TAAS (in square-foot-hours) in the park to determine whether the new shadow created by the proposed project fell within the allowable limits. The quantitative shadow estimate was compared with the quantitative limit for each park as described above for smaller parks under Proposition K Quantitative Analysis To quantitatively evaluate shadow impacts, shadow quantities on the each of the parks were calculated for the following scenarios: Existing Conditions baseline shadow or total shadow coverage (without the project) cast by existing buildings. Existing Plus Project Conditions the total shadow coverage cast by the existing buildings plus the proposed project. Cumulative Project Conditions the total shadow coverage cast by the existing buildings and foreseeable projects (without the proposed project). Cumulative Plus Project Conditions the total shadow coverage cast by the existing 3 The solar year dates and the mirror dates are both provided. Mirror dates are shown in italics. 14

15 buildings, foreseeable projects, and the proposed project Qualitative Analysis The qualitative analysis considered the shadow characteristics, including the days when shadow cast by the proposed projects (1) would be at its largest size by area, and (2) would result in the overall greatest shadow impacts in terms of size and duration, i.e., the maximum net new shadow as measured in sfh. The configuration and space plan of the future parks (Natoma and 11 th Street Park and Brady Park) has yet to be designed, and therefore detailed discussion on shadow impacts to specific future activity areas is not addressed in this report. The qualitative analysis of shadow impacts also considered the public good associated with the proposed project, pursuant to Planning Code Section Shadow Evaluation 6.1 Future Natoma and 11 th Street Park Quantitative Analysis Existing Conditions As shown in Table 2 below and based on its proposed location and the existing surroundings, the future Natoma & 11 th Street Park is estimated to have 72,927,692 sfh of TAAS, which is the amount of theoretically available sunlight on the park, annually, during the hours protected by Proposition K: The Sunlight Ordinance, if there were no shadows from structures, trees or other facilities. Numerous existing buildings and adjacent structures, including Fabernovel, Tony s Collision Center, SoMa Self Storage, and several residential buildings, currently cast shadows on the area proposed for the park in the morning and evening hours. This existing annual shadow coverage on the site of the future park is 15,160,278 sfh, which means that under existing conditions the future Natoma & 11th Street Park would be percent shaded during the hours protected by Proposition K. Full quantitative shadow results are included in Exhibit B. Existing Plus Project Conditions The proposed project would add 199,590 sfh of net new shadow resulting in 0.27 percent increase in annual shadow as a percentage of TAAS, as shown in Table 2. Under existing plus project conditions, the total annual shadow coverage on the future Natoma & 11 th Street Park would be 15,359,868 sfh. Therefore, under this scenario, the future Natoma & 11 th Street Park 15

16 would be shaded 21 percent during the hours protected by Proposition K. Full Quantitative shadow results are included in Exhibit B. Table 2: Annualized Shadow Results for the Future Natoma & 11 th Street Park Existing 1 Existing + Project Cumulative Cumulative + Project Summary of Results: Theoretically Available Annual Sunlight (TAAS) = 72,927,692 sfh 2 FASTCAST 15,160,278 15,359,868 15,162,790 15,362,380 annualized shadow (sfh) Difference + 199, ,590 Annual Shadow as a % % % % Percentage of TAAS Difference % % Notes: 1 Existing presents the amount of shadow that would be cast on the park if the park existed under current conditions. 2 Based on the City s annualized TAAS factor. Cumulative Conditions (without the proposed project) Under the cumulative scenario, 1500 Mission and 10 South Van Ness would be the only two projects that would contribute a very small amount of net new shadow to the future Natoma & 11 th Street Park. Under this scenario, the annual shadow coverage on the future Natoma & 11 th Street Park would be 15,162,790 sfh, which would be slightly different from the existing conditions. Therefore, under the cumulative project scenario, Natoma & 11 th Street Park would be shaded % during the hours protected by Proposition K. Cumulative Conditions Plus Project Under cumulative plus project conditions, the future park would be shaded % during the hours protected by Proposition K. Under this scenario, similar to existing plus project conditions, the proposed project would add 199,590 sfh of net new shadow, a percent increase in annual shadow as a percentage of TAAS, as shown in Table Qualitative Analysis Project-Level Analysis Shadow from the proposed project on the future Natoma & 11 th Street Park would occur between February 15 th March 29 th, and September 13 th October 25 th. During these periods, the largest new shadow by area would occur on October 4 th and March 8 th at 5:47 pm, lasting 16

17 34 Corte Madera Avenue approximately 8 minutes 24 seconds, and would cover an area of approximately 11,984 sf. The maximum shadow coverage on the future Natoma & 11th Street Park is shown on Figure 5. Figure 5 - Maximum Shadow on Natoma and 11th Street Park (Existing plus 30 Otis Project) As shown in Table 3, the average duration of new shadow resulting from the proposed project would be 30 minutes and 21 seconds. The longest new shadow duration resulting from the proposed project would occur on September 27th and March 15th for approximately 50 minutes and 24 seconds. Table 3: Single Day Shadow Results at Proposed Natoma & 11th Street Park for the Proposed Project Longest shadow Day Average shadow Duration Largest shadow by Area Largest shadow Day (sfh) Date Mirror Date Duration Area 27-Sep 15-Mar 50 min 24 sec N/A N/A N/A 30 min 21 sec 4-Oct 8-Mar 8 min 24 sec 11, sq ft 27-Sep 15-Mar 17 N/A 5, sfh 30 Otis Shadow Technical Memorandum February 5, 2018

18 A graphical depiction of the shadow that is cast and would be cast by the proposed project on an hourly basis from sunrise +1 hour till sunset -1 hour for four days the Summer Solstice (June 21st), the Winter Solstice (December 21st) and the Spring/Fall Equinox (March 21/September 21) is provided under separate cover due to its size. Cumulative Analysis As shown in Table 4, the largest new shadow by area under cumulative plus project conditions would occur on October 4 th (March 8 th mirror date) at 5:47 pm, lasting for approximately 8 minutes, 24 seconds, and would cover an area of approximately 11,984 sq ft or percent of the future Natoma & 11 th Street Park. The average duration of new shadow throughout the year would be approximately 30 minutes and 21 seconds. The longest duration of net new shadow would be for 50 minutes and 24 seconds, and would occur on September 27 th and March 15 th. Table 4: Single Day Shadow Results at the Future Natoma and 11 th Street Park for the Proposed Project with Cumulative Scenario Longest shadow Day Date Mirror Date Duration Area 27-Sep 15-Mar 50 min 24 sec Average shadow Duration N/A N/A 30 min 21 sec Largest shadow by Area 4-Oct 8-Mar 8 min 24 sec 11, sq ft Largest shadow Day (sfh) 27-Sep 15-Mar N/A 5, sfh N/A CEQA Conclusion Based on the foregoing, under CEQA, the project s shadow on the future Natoma and 11 th Street Park would not constitute an adverse effect because the incremental shadow cast by the proposed project would not be expected to substantially affect, in an adverse manner, the park s use and would not result in an adverse physical change as a result of the new shadow, nor would the project adversely affect the use of the park. 18

19 6.2 McCoppin Hub The potential shadow cast upon McCoppin Hub is extremely minimal, occurring on June 21 st in the morning for approximately 6 minutes and 36 seconds. This shadow would cover approximately 19.6 sq ft of the northeast corner of McHoppin Hub. Under the cumulative scenario, the proposed project would have no new net shadow impact on McCoppin Hub, therefore no further analysis is needed. 6.3 Brady Park Quantitative Analysis As noted above, although the future Brady park would not be subject to Section 295, the shadow analysis generally follows the Section 295 methodology described under Section 5.3 above. Existing Conditions As the future Brady Park would be constructed as part of the 1629 Market Street project and would be shadowed by the five buildings that would also be built as part of that project (shown as Market Street, 1621 Market Street, Market Street, 1125 Stevenson Street, and 53 Colton Street on Figure 7), the existing-conditions scenario accounted for the shadow that would result from the 1629 Market Street project. 4 As shown in Table 5 below and based on its proposed location, four of the proposed 1629 Market Street buildings, and the existing surroundings, Brady Park is estimated to have 77,542,395 sfh of TAAS, which is the amount of theoretically available sunlight on the park, annually, during the hours protected by Proposition K: The Sunlight Ordinance, if there were no shadows from structures, trees or other facilities. This projected annual shadow coverage on the site of the future park as a result of the existing buildings and the 1629 Market Street project is estimated at 36,096,488 sfh annually, which means that the future Brady Park, when constructed as part of the 1629 Market Street project, would be approximately 46 percent shaded during the hours protected by Proposition K. The shadow conditions would be higher with the inclusion of the 53 Colton Street building 4 Four of the five buildings were included in the existing conditions scenario. The 53 Colton Street building was inadvertently not included; therefore, the existing shadow load would be greater. 19

20 as part of the 1629 Market Street project. Full quantitative shadow results are included in Exhibit B. Existing Plus Project Conditions The proposed project would add 5,014,344 sfh of net new shadow resulting in approximately 6.5 percent increase in annual shadow as a percentage of TAAS, as shown in Table 5. Under existing plus project conditions, the total annual shadow coverage on the future Brady Park would be 41,110,832 sfh. Therefore, under this scenario, the future Brady Park would be shaded percent during the hours protected by Proposition K. Figure 6 shows the maximum shadow on the future Brady Park under existing plus project conditions. As discussed above, with the inclusion of the 53 Colton Street building as part of the 1629 Market Street project, the existing shadow on Brady Park would be higher; therefore, the project s contribution would be somewhat smaller. Full Quantitative shadow results are included in Exhibit B. Table 5: Annualized Shadow Results for the Future Brady Park Cumulative + Existing 1 Existing + Project Cumulative Project Summary of Results: Theoretically Available Annual Sunlight (TAAS) = 77,542,395 sfh 2 FASTCAST 36,096,488 41,110,832 44,940,765 46,371,716 annualized shadow (sfh) Difference +5,014,344 +1,430,951 Annual Shadow as a % % % % Percentage of TAAS Difference % % Notes: 1 Existing presents the amount of shadow that would be cast on the park if the park existed under current conditions plus the 1629 Market Street Project (Brady Park is part of the 1629 Market Street project). As noted, the 53 Colton building was inadvertently omitted from the existing scenario and would shadow some of the same areas as the 30 Otis project, therefore, the 30 Otis project contribution to the Existing + Project scenario would be less than reported above. 2 Based on the City s annualized TAAS factor. Cumulative Conditions (without the proposed project) Under this scenario, the annual shadow coverage on the future Brady Park would be 44,940,765 20

21 34 Corte Madera Avenue sfh, therefore, under the cumulative project scenario, Brady Park would be shaded approximately 58% during the hours protected by Proposition K. Cumulative Plus Project Conditions Under cumulative plus project scenario, the proposed project would add 1,430,951 sfh of net new shadow, a 1.8 percent increase in annual shadow as a percentage of TAAS, as shown in Table 5. The cumulative plus project scenario would result in a total of 46,371,716 sfh annual shadow coverage on the future Brady Park. Therefore, under this scenario, the future Brady Park would be approximately 60 percent shaded during the hours protected by Proposition K. The potential net contribution of new shadow on the future Brady Park from the 30 Otis project would be minimal when analyzed in association with the cumulative projects. As shown on Figure 7 below, cumulative projects at 1629 Market Street (four buildings) and 53 Colton Street, 1500 Mission, 33 Gough, and 1699 Market Street would also create shadow in the majority of the area of potential shadow from the 30 Otis project Otis Shadow Technical Memorandum February 5, 2018

22 34 Corte Madera Avenue Figure 6 - Maximum Shadow on Brady Park (theoretical existing plus 30 Otis Project) Figure 7 - Maximum Shadow on Brady Park with Future Buildings Considered Qualitative Analysis Project-Level Analysis Shadow from the proposed project on the future Brady Park would occur between January 1st and December 31st (all year long). During these periods, the largest new shadow by area would occur on August 9th and May 3rd at 9:00 am, lasting approximately 15 minutes, and would cover an area of approximately 10,623 sq ft. The maximum shadow coverage on the future Brady Park is shown on Figure 6. As shown in Table 6, the average duration of new shadow resulting from the proposed project would be 3 hours 2 minutes and 25 seconds. The longest new shadow duration resulting from the proposed project would occur on August 9th and May 3rd for 3 hours and 48 minutes Otis Shadow Technical Memorandum February 5, 2018

23 Table 6: Single Day Shadow Results at the Future Brady Park for the Proposed Project Longest shadow day Date Mirror Date Duration Area 9-Aug 3-May 3 hours 48 min Average shadow duration N/A N/A 3 hours 2 min 25 sec Largest shadow by area 9-Aug 3-May 15 minutes 10, sf Largest shadow day (sfh) 9-Aug 3-May N/A 21, sfh N/A A graphical depiction of the shadow that is cast and would be cast by the proposed project on an hourly basis from sunrise +1 hour till sunset -1 hour for four days the Summer Solstice (June 21st), the Winter Solstice (December 21st) and the Spring/Fall Equinox (March 21/September 21) is provided under separate cover due to its size. Cumulative Analysis As shown in Table 7, the largest new shadow by area under cumulative plus project conditions would occur on August 2nd (May 10 th mirror date) at 9:15 am, lasting for approximately 15 minutes, and would cover an area of approximately 5,502 sq ft or percent of the future Brady Park. The average duration of new shadow throughout the year would be approximately 2 hours, 36 minutes and 3 seconds. The longest duration of net new shadow would be for 3 hours and 48 minutes, and would occur on August 9 th and May 3 rd. Table 7: Single Day Shadow Results at the Future Brady Park for the Proposed Project with Cumulative Scenario Longest shadow Day Date Mirror Date Duration Area 9-Aug 3-May 3 hours 48 min Average shadow Duration N/A N/A 2 hours 36 min 3 sec Largest shadow by Area 2-Aug 10-May 15 minutes 5, sf Largest shadow Day (sfh) 16-Aug 26-Apr N/A 8, sfh 23 N/A

24 6.3.3 CEQA Conclusion Based on the foregoing, under CEQA, the project s shadow on the future Brady Park would not constitute an adverse effect because the incremental shadow cast by the proposed project would not be expected to substantially affect, in an adverse manner, the park s use and would not result in an adverse physical change as a result of the new shadow, nor would the project adversely affect the use of the park. 7. Public Good and Public Outreach In order to fully evaluate the potential impacts associated with the proposed project, decisionmakers weigh the amount and duration of shadow cast by the proposed project against the public good or public benefits associated with the proposed project. Factors to consider under this criterion are (1) the public interest in terms of a needed use, (2) building design and urban form, (3) impact fees, and (4) other public benefits. The proposed project would provide 421 dwelling units and a long-term home and performance space for the City Ballet School. The proposed project will comply with the City s inclusionary affordable housing program and pay the City impact fees to address a range of public benefits such as public infrastructure, transportation, schools, and housing. The project form is consistent with the objectives set out by the Market and Octavia Area Plan. The 85-foot high podium and 250-foot high tower mediate the low-rise areas south and west and the taller (300 feet+) towers in place and under development to the north and east, especially at the Van Ness Avenue and Market Street intersection. The heights relate to the wide streets and expansive intersection at South Van Ness Avenue and Mission Street, creating a well-proportioned, human-scaled public way with ample light and air. The proposed tower implements the development of slender residential towers in the SoMa West area as intended by the Market and Octavia Area Plan. The project maximizes housing opportunities on a site near transit and established and proposed bicycle lanes. It provides public and private open and green space and aligns the podium with the south property line to not only reinforce a strong street wall on Otis Street but to limit the height and shading of alleys north of the building (Chase Court and Colusa Place). The configuration of the form also provides significant light and air to every dwelling unit. The proposed lobby and retail overlook the proposed 12 th Street Plaza, which the proposed project intends to help fund through an In-Kind Agreement with the City. The creation of the 12 th Street Plaza along with the public open space provided along the 12 th Street frontage creates an 24

25 active streetscape and a vibrant urban node. The proposed project also will retain the City Ballet School, which is currently a tenant on the premises. The project sponsor has proactively engaged with the Ballet School to keep them in the community and integrate them into the new project. This includes financial contributions from the project sponsor to fund relocation and operation of the Ballet School, off-site, during construction with no increase in out-of-pocket costs to the Ballet School. The proposed project would include along the ground floor six (6) ballet studios, including a performance space in a 17,224 gsf facility designed specifically for the Ballet School. The Ballet School and the project sponsor would execute a substantially subsidized long-term lease for the school. The facilities being developed for the City Ballet School include four medium-sized training studios, two large studios that can be combined into a 250-seat performance venue, dressing rooms, storage and office space. The performance venue would not only be a recital hall for the Ballet but a performance theatre for traveling dance companies and a community theatre for other arts and community organizations. Please direct questions regarding this report directly to Adam Noble. Regards, Adam Noble President Enclosures: Exhibit A - 30 Otis Project Description Exhibit B.1 - Quantitative Shadow Results Brady Park Exhibit B.2 - Quantitative Shadow Results Brady Park (Cumulative) Exhibit B.3 - Quantitative Shadow Results Natoma & 11th Exhibit B.4 - Quantitative Shadow Results Natoma & 11th (Cumulative) Exhibit B.5 Quantitative Shadow Results Brady Park (1637 Market Scenario) Exhibit C.1 - Otis Street Graphical Shadow Projections Exhibit C.2 - Otis Street (Cumulative) Graphical Shadow Projections 25