Keyser Marston Associates, in collaboration with Van Meter Williams Pollack (VMWP), prepared a study analyzing community benefit opportunities in the Eastern Neighborhoods area on behalf of the San Francisco Planning Department. The purpose of the study was to assess the ability of mixed-use development projects to afford to incorporate a variety of community benefits through a strategy of upzoning, i.e., allowing developers to build at higher densities, taller buildings, and/or higher value uses as a trade-off for community benefits.

The study was performed with the input of a Community Advisory Group (CAG) comprised of residents, developers, and other community stakeholders. The CAG met numerous times and provided input into selecting the development sites to be studied, the alternative land uses considered, the community benefits that would be sought, and the various priorities and goals for the future of the community. The community benefits tested in the analysis were:

• Additional affordable housing
• Affordable production/distribution/repair (PDR) spaces
• Recreation centers
• Child care facilities
• Privately owned public open space (POPOS)

Based on CAG feedback, KMA conducted a development pro forma analysis for a range of sites and land uses, including retail, PDR, office, and residential. KMA analyzed current rents and development costs to assess the financial feasibility of development alternatives and the ability to support desired community benefits.