Planning Review Definitions

Project Manager (PM) as defined by the Presidio Trust Park Design, Construction & Engineering Department  
The Project Manager (PM) on Presidio Trust Projects functions as the representative of the Owner (the Trust) and is typically the “Trust Designated Representative” for the project (see definition below for Trust Designated Representative). In general, the PM is the liaison between the designer (A/E), the “customer” (that entity within the Trust who has initiated the project and holds the budget for the project, called the Sponsor), Trust departments or services impacted by the project or which interface with the project (such as Utilities and Land and Building Stewardship Division or Roads and Trails Department), and other Trust, National Park Service (“NPS”), and public stakeholders. The PM is responsible for monitoring and assuring project compliance with: 

• Project Budget 
• Project Schedule 
• Project Compliance with the scope and quality as described in the Contract Documents 

Trust Designated Representative (TDR) as defined in Part C.1.2 of the Tenant Handbook
The Trust will assign a TDR to each project. The TDR will serve as the primary point of contact between the Trust, the developer/applicant (“Applicant”) and the Contractor throughout the course of a project. If there are multiple concurrent projects in a district, the TDR will help ensure that the activities are coordinated. Generally, a Trust project manager assumes the role of TDR through the completion of construction documents, at which time TDR responsibilities are transferred to a Trust construction manager. The TDR has the authority to represent the Trust and to make certain project-related decisions. A TDR does not take the place of the Trust’s assigned building inspectors or third-party inspectors. Additional Trust staff will support the TDR as needed.

Schematic Design (SD) as defined in Part D, Appendix B of the Tenant Handbook
During a project’s schematic design phase, a project schedule and budget will be developed and a complete code analysis of the building and/or site will be conducted. Schematic design materials should convey the entire scope of the rehabilitation or new construction in general terms. Floor plans may be considered as annotated sketch plans but should indicate all proposed architectural alterations, including accessibility upgrades and the proposed exiting system. The extent of proposed removal or alteration of historic elements must be clearly indicated. Existing elements to be demolished should be shown as dashed lines; new elements should be shaded solid. The schematic approach to site, structural, mechanical, electrical, life-safety and other system upgrades (as applicable) must be clearly indicated. Proposed site improvements in response to historic analysis and program needs must be identified. Preliminary approaches to address LEED® project certification must be described. 

Design Development (DD) as defined in Part D, Appendix B of the Tenant Handbook
Building on work developed during a project’s Schematic Design phase, the Design Development includes:  

• Site Analysis – factors that must be considered in design: soil type; wind currents; traffic; drainage onto site; neighboring buildings; overhead utility lines; underground utility lines; easements for future utilities; cultural landscape definition; landscape condition assessment; and solar orientation. 
• Compliance with Codes and Standards – factors that must be incorporated
  in the design: ADA accessibility requirements; building and code analysis – verify, pursuant to Section C.1.1 of the Tenant Handbook; draft NEHRP structural evaluation and report (see Section C.2.1 and Appendix A, Structural Report and Procedures of Tenant Handbook); special equipment requirements; building security; exterior lighting; required landscaping or open areas; required pavement and drainage; restrictions on refuse/recycling collection area; green building strategy and compliance with LEED® project certification

Construction Documents (CD)
Most design/code compliance issues will be resolved during the Schematic Design and Design Development review stages.  Construction Documents phase will yield a complete set of drawings that includes all plan, section and elevation drawings drawn to scale and of sufficient clarity to indicate the location, nature and extent of the work proposed and must show in detail conformance with the provisions of all applicable building codes and other project requirements. All existing and proposed elements must be clearly labeled.

N2

• No N2 – Compliance determines project does not require analysis or documentation and no review is warranted.
• Note to File – Compliance determines previous documentation for project exists in the formal administrative record and no further review is required. Project will be covered by a previous Categorical Exclusion (NEPA) and Certificate of Compliance (NHPA).
• Admin Review – Compliance determines project requires review of environmental effects and provision of standard conditions that will serve to avoid or minimize adverse effects but minimal documentation is warranted to support the administrative record. Project will be covered by a Categorical Exclusion (NEPA) and Certificate of Compliance (NHPA). 
• Full Review – Compliance determines project requires more informative level of analysis of environmental effects, an “N2 Meeting” to discuss the project among staff, and consideration of project-specific conditions to avoid or minimize adverse effects. Project will be covered by a Categorical Exclusion (NEPA) and Certificate of Compliance (NHPA) unless adverse environmental effects cannot be avoided and additional review and documentation is warranted.

Design Review Committee

• No DRC – DRC Administrator determines project does not have any visual impacts to the public realm nor is it a major building rehabilitation.
• Note to File – DRC Administrator determines previous documentation for project exists on record, updates are provided for the project, and no further review is required.
• Scoping – is provided when the Project Manager or TDR is seeking guidance on utilizing Trust standards and design direction.
• Admin Review – is conducted for signage, landscaping, and minor modifications to existing structures. Project will be circulated by email to DRC members and/or specialized peer reviewers who have specialized knowledge related to the type of project being reviewed.
• Full Review – is conducted for major modifications to existing structures, major utility/roadway infrastructural changes, and/or designs that deviate from Trust standards.  Project Manager or TDR will present the project at the DRC meeting with DRC members and/or specialized peer reviewers who have specialized knowledge related to the type of project being reviewed in attendance.

Presidio Sign Standards & Guidelines
The Presidio Sign Standards & Guidelines provides a consistent set of standards and guidelines for the following sign types: 

• Wayfinding (vehicular, bicyclist, and pedestrian)
• Transit
• Tenant identification
• Building and facility identification
• Interpretation
• Temporary exterior 

These standards and guidelines address sign types, design, content, and location, and are to be used as a tool for the Presidio Trust Planning team to determine consistency with the National Environmental Policy Act (NEPA) and the National Historic Protection Act (NHPA). The
application of these standards and guidelines ensure compliance with federal law that protects the Presidio’s historic status as a National
Historic Landmark District.

Architectural Barriers Act Accessibility Standard (ABAAS)
Accessibility standard under the Architectural Barriers Act (ABA). It comprises ABA Chapters 1 and 2 and Chapters 3 through 10 of the Americans with Disabilities Act and Architectural Barriers Act Accessibility Guidelines published by the U.S. Access Board on July 23, 2004. A full copy of the guidelines is available at https://www.access-board.gov

International Building Code (IBC) as defined in Part C.1 of the Tenant Handbook
The list of current reference standards and applicable International Building Code (“IBC”) sections adopted for building, electrical, mechanical, plumbing, accessibility, energy, fire prevention, fire and life safety and historic buildings.  Please see 2018 Adopted Codes, Standards, and Guidelines. 

A permit is an official document giving authorization to a qualified applicant to perform certain work in certain areas.  The Permitting office issues the following permit types:  

Building Permit
A Building Permit is required for projects involving construction, remodeling, or change of use of any structure regulated by the International Building Code (IBC). Examples include, but are not limited to, new structures or additions, rehabilitation, repairs, structure relocation, tenant improvements, demolition, deferred mechanical, electrical, and plumbing, food service, temporary-use, etc.

Construction Permit
A Construction Permit is required for projects not regulated by the IBC, but subject to Presidio Trust Municipal and Transportation standards and Trust management. Examples include, but are not limited to, utility projects, meter alterations or additions, landscape and paving, remediation, irrigation, real estate improvements involving utilities, decommissioning services, etc.

Encroachment Permit
An Encroachment Permit is required for any work done within a public-right-of-way or parking area within Area B or within 10’ of the Presidio boundary. Examples include, but are not limited to, road or lane closures, staging outside the boundaries of a construction site, use of parking spaces, etc.

Excavation Permit
An Excavation Permit is required for any work involving ground disturbance in Area B or to protect Trust utilities or other Trust assets in Area A or adjacent properties.

Grading Permit
A Grading Permit is required for projects causing significant land disturbance by changing the topography of a property within Area B or potentially impacted (in the opinion of the Trust) by changes to a property proximal to a boundary. Examples include, but are not limited to, removing and/or depositing soil, relocating surface materials, surcharging erosion control by cut and fill slopes, drainage, terracing, etc.