The proposed project at 1111 Pennsylvania Avenue is located in San Francisco’s Potrero Hill neighborhood. A description of the proposed project location, characteristics, and its regional and local context, planning process and background, as well as a discussion of requested project approvals are included below. The approximately 38,298-square-foot (sf) project site is located on the block bounded by 25th Street to the north, Iowa Street unimproved right-of-way to the east, Pennsylvania Avenue to the west, and Cesar Chavez to the south. An elevated portion of Interstate 280 (I-280) runs along and approximately 25 feet from the eastern property line of the project site. The abutting parcel to the south includes an on-ramp to southbound I-280 lanes. (see Figure 1). There is an existing Caltrain tunnel located underground and west of the project site. The western edge of the project site is approximately 60 to 100 feet from the northern edge of the Caltrain tunnel. The project site, which contains no existing buildings, is currently used as a storage site for shipping containers. The project site is in the Core Production, Distribution, and Repair (PDR-2) Zoning District and a 65-J Height and Bulk District. The proposed project would include: (1) the removal of 90 portable shipping containers from the project site; and (2) the construction of a 65-foot-tall (exclusive of the 11-foot-tall mechanical screens), four-story, approximately 171,206-sf building over a two-level basement. The proposed building would provide approximately: 143,908 gross square feet of non-life science laboratory;1 16,019 gross square feet of lobbies, restrooms, stairs, elevator, and circulation; 11,279 square feet of trash area, vehicle loading, and bike and vehicle parking including 56 class 1 bicycle2 parking spaces on the ground floor and 20 vehicle parking spaces and two freight loading spaces in an underground parking garage accessible from 25th Street; and an approximately 16,800-sf rooftop terrace at the fourth-floor level. The project would also provide eight class 2 bicycle parking spaces located on the sidewalk along the project frontage on Pennsylvania Avenue. See Table 1, below, for the summary of existing and proposed uses on the project site. The depths of excavation would range from 12 to 22 feet below ground surface with a total of approximately 8,540 cubic yards of soil excavated during the project construction period. The project would remove two existing curb cuts along the project frontage on Pennsylvania Avenue and the existing westerly curb cut along the project frontage on 25th Street. The width of the existing easterly curb cut along the project frontage on 25th Street would be increased from approximately 20 feet to 25 feet. Two sidewalk bulbouts, one at the southwestern corner of the Pennsylvania Avenue/25th Street intersection and another at the southeastern corner of the same intersection, would be installed. The project would also replace four existing on-street metered parking spaces with three on-street passenger loading spaces (approximately 22 feet in length each), retain two existing on-street metered parking spaces along the project frontage on the south side of 25th Street, and remove two existing parking spaces on the north side of 25th Street near the Pennsylvania Avenue/25th Street intersection. The project would not alter the widths of the existing sidewalks adjacent to the project site. There is one existing tree, which has a diameter at breast height of about 64 inches, near the south property line on the project site. There are 14 existing trees located outside of the project site, along the project site’s east and south property lines. There are no existing street trees along the project site frontages on Pennsylvania Avenue and 25th Street. The proposed project would remove the existing tree on the project site and would trim or remove the 11 existing trees along the east property line as necessary to accommodate construction. The project would not remove or trim any other existing trees. Implementation of the proposed project would include the planting of 12 street trees along Pennsylvania Avenue and 25th Street, subject to approval by San Francisco Public Works. See Figures 2 though 14 for the project plans. Construction of the proposed project would occur in phases lasting for approximately 22.5 months. The project sponsor anticipates that the demolition phase including the removal of the fencing and onsite asphalt and concrete to be approximately two weeks, site preparation and grading phase to be approximately 1.5 months, shoring and foundation work phase to be approximately three months, building construction and architectural coatings phase to be 17 months, and paving phase, including paving of adjacent sidewalks, to be approximately two weeks. The project construction would not involve construction during nighttime hours between 8 p.m. and 7 a.m.