Planning Commission - July 16, 2015 - Agenda
San Francisco Planning Commission
Notice of Hearing & Agenda
CITY HALL – Commission Chambers Room 400,
1 Dr. Carlton B. Goodlett Place
San Francisco, CA 94102-4689
Thursday, July 16, 2015
12:00 p.m.
Regular Meeting
Commissioners
Rodney Fong, President
Cindy Wu, Vice President
Michael Antonini, Rich Hillis, Christine Johnson, Kathrin Moore, Dennis Richards
Commission Secretary
Jonas P. Ionin
| Hearing Materials are available at: Commission Hearing Broadcasts: |
ROLL CALL
President: Rodney Fong
Vice-President: Cindy Wu
Commissioners: Michael J. Antonini; Rich Hillis; Christine Johnson, Kathrin Moore; Dennis Richards
A. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Commission will consider a request for continuance to a later date. The Commission may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.
1a. 2013.0159TZ (R. SUCRÉ: (415) 575-9108)
525 HARRISON STREET - The proposed General Plan Amendment would add text to Policies 3.3 and 3.4 of the Rincon Hill Area Plan to address modification of the tower spacing and tower bulk requirements of the San Francisco Planning Code. The proposed Planning Code Amendment would add criteria to Planning Code Section 270(e) to allow for exceptions to the tower bulk, upper tower sculpting, and tower spacing requirements on Block 3764. The proposed Zoning Map Amendment would amend Height and Bulk District Map No. 01 (HT01) to decrease the height limit for Block/Lot 3764/063 from 65/400-R to 65/200-R. The Planning Commission hearing will be advisory to the Board of Supervisors who has final approval authority for the proposed amendment to the General Plan, Planning Code and Zoning Map.
Preliminary Recommendation: Adopt a Recommendation for Approval
(Proposed for Continuance to August 13, 2015)1b. 2013.0159X (R. SUCRÉ: (415) 575-9108)
525 HARRISON STREET – located at the south side of Harrison Street between Essex and 1st Streets, Lot 063 in Assessor’s Block 3764 – Request for a Downtown Project Authorization (DPA), pursuant to Planning Code Section 309.1, for the new construction of an 17-story residential tower with 179 dwelling units, 97 off-street parking spaces, 790 square feet of ground floor café, 120 Class 1 bicycle parking spaces, and 20 Class 2 bicycle parking spaces. Under the DPA, the project is seeking exceptions to the requirements for dwelling unit exposure (Planning Code Section 140) and tower bulk, upper tower sculpting, and tower spacing (Planning Code Section 270(e)(5)-Pending Legislation, See Case No. 2013.0159TZ). The subject property is located within the RH-DTR (Rincon Hill-Downtown Residential) Zoning District, and 65-X and 65/400-R Height and Bulk District.
Preliminary Recommendation: Approve with Conditions
(Proposed for Continuance to August 13, 2015)2a. 2011.0586K (R. SUCRÉ: (415) 575-9108)
363 6TH STREET/GENE FRIEND RECREATION CENTER – Request to Jointly Consider with the Recreation and Park Commission Raising the Cumulative Shadow Limit for Gene Friend Recreation Center, pursuant to the jointly-approved Planning Code Section 295 Implementation Memo, adopted in 1989. Gene Friend Recreation Center is located on the west side of Folsom Street between 6th and Harriet Streets on Lots 010, 011, 012 and 111 in Assessor’s Block 3731. At 363 6th Street, the proposed project includes new construction of a nine-story, 85-ft tall, residential building with up to 104 dwelling units within the MUR (Mixed-Use Residential) Zoning District and 85-X Height and Bulk District. The subject park is located within a P (Public) Zoning District and 45-X/65-X/OS (Open Space) Height and Bulk District.
(Proposed for Continuance to September 17, 2015)2b. 2011.0586KX (R. SUCRÉ: (415) 575-9108)
363 6th STREET – located on the northwest corner of 6th and Clara Streets, Lot 079 in Assessor’s Block 3753 – Request for Adoption of Findings, pursuant to Planning Code Section 295, regarding the shadow study that concluded the new construction of a nine-story, 85-ft tall, residential building with up to 104 dwelling units would not be adverse to the use of Gene Friend Recreation Center, which is under the jurisdiction of the San Francisco Recreation and Park Commission. The subject property is located within the MUR (Mixed-Use Residential) Zoning District and 85-X Height and Bulk District.
(Proposed for Continuance to September 17, 2015)2c. 2011.0586KX (R. SUCRÉ: (415) 575-9108)
363 6th STREET – located on the northwest corner of 6th and Clara Streets, Lot 079 in Assessor’s Block 3753 – Request for a Large Project Authorization (LPA), pursuant to Planning Code Section 329, for the new construction of a nine-story, residential building (measuring approximately 85-feet high and approximately 85,571 gsf) with up to 104 dwelling units, 45 off-street parking spaces, 700 square feet of ground floor commercial space, 102 Class 1 bicycle parking spaces, 7 Class 2 bicycle parking spaces, and private and common open space. Under the LPA, the project is seeking a modification to certain Planning Code requirements, including: 1) rear yard (Planning Code Section 134); 2) permitted obstructions over the street, setback, yard or useable open space (Planning Code Section 136); 3) dwelling unit exposure (Planning Code Section 140); and, 4) off-street parking (Planning Code Section 151.1). The subject property is located within the MUR (Mixed-Use Residential) Zoning District and 85-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to San Francisco Administrative Code Section 31.04(h).
(Proposed for Continuance to September 17, 2015)
B. CONSENT CALENDAR
All matters listed hereunder constitute a Consent Calendar, are considered to be routine by the Planning Commission, and may be acted upon by a single roll call vote of the Commission. There will be no separate discussion of these items unless a member of the Commission, the public, or staff so requests, in which event the matter shall be removed from the Consent Calendar and considered as a separate item at this or a future hearing
3. 2015-004580CND (W. FARRENS: (415) 575-9172)
620-622 Baker Street – east side of Baker Street between Fulton and McAllister Streets, Lot 016 in Assessor’s Block 1178; Request for Condominium Conversion Subdivision to convert a three-story, five-unit building into residential condominiums within a RH-3 (Residential, House, Three-Family) Zoning District and 40-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
Preliminary Recommendation: Approve4. 2015-006073CND (W. FARRENS: (415) 575-9172)
2466-2472 Bush Street – north side of Bush Street between Scott and Pierce Streets, Lot 012 in Assessor’s Block 0657; Request for Condominium Conversion Subdivision to convert a three-story, six-unit building into residential condominiums within a RH-3 (Residential, House, Three-Family) Zoning District and 40-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
Preliminary Recommendation: Approve5a. 2014.1186C (D. VU: (415) 575-9120)
25 ELGIN PARK - west side between Market Street and Duboce Avenue; Lot 111 in Assessor’s Block 3502 – Request for Conditional Use Authorization pursuant to Planning Code Sections 209.4 and 303, to construct a fourth story that includes three new dwelling units above the existing three-story, nine unit multi-family dwelling located in the RTO (Residential Transit Oriented) District and 40-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to San Francisco Administrative Code Section 31.04(h).
Preliminary Recommendation: Approve with Conditions5b. 2014.1186V (D. VU: (415) 575-9120)
25 ELGIN PARK - west side between Market Street and Duboce Avenue; Lot 111 in Assessor’s Block 3502 – Request for a Variance to allow construction of a fourth story with three new dwelling units above the existing three-story, nine unit multi-family dwelling pursuant to Planning Code Section 134, to use the existing building footprint to construct the addition and not reduce the noncomplying 6-feet 3-inch rear yard, Planning Code Section 135, to not add any usable open space for the new units to the existing nonconforming 873 square feet total, and Planning Code Section 140, to add one dwelling unit that does not face directly onto a public street, public alley at least 20 feet in width, side yard at least 25 feet in width or Code complying rear yard, located in the RTO (Residential Transit Oriented) District and 40-X Height and Bulk District.
C. COMMISSION MATTERS
6. Consideration of Adoption:
7. Commission Comments/Questions
Inquiries/Announcements. Without discussion, at this time Commissioners may make announcements or inquiries of staff regarding various matters of interest to the Commissioner(s).
Future Meetings/Agendas. At this time, the Commission may discuss and take action to set the date of a Special Meeting and/or determine those items that could be placed on the agenda of the next meeting and other future meetings of the Planning Commission.
D. DEPARTMENT MATTERS
9. Review of Past Events at the Board of Supervisors, Board of Appeals and Historic Preservation Commission
10. 2015-003740IMP (N. FOSTER: (415) 575-9167)
50-70 OAK STREET – north side of Oak between Franklin Street and Van Ness Avenue, Lot 027 in Assessor’s Block 0834; Informational presentation on San Francisco Conservatory of Music’s Abbreviated Institutional Master Plan (IMP), pursuant to Planning Code Section 304.5. The Abbreviated IMP contains information on the nature and history of the institution, the location and use of affiliated buildings, and development plans.
Preliminary Recommendation: None – Informational11. 2013.0180CX (N. FOSTER: (415) 575-9167)
72 ELLIS STREET – north side of Ellis between Stockton and Powell Streets, Lot 011 in Assessor’s Block 0327; Informational Presentation on the final design of previously-approved 11-story, 130-foot tall, 66,227 gsf hotel with 156 guest rooms and approximately 9,583 gsf of ground- and second-floor retail. The project was approved on November 15, 2001 by Motion Nos. 16283 and 16284 in Case No. 2000.383CX.
Preliminary Recommendation: None – Informational12. (P. IKEZOE: (415) 575-9137)
DOWNTOWN PLAN MONITORING REPORT 2014 (5 YEAR UPDATE) – Informational Presentation Chapter 10E of the San Francisco Administrative Code requires the Planning Department to complete annual reports as well as a detailed update every 5 years to measure development trends in the Downtown against the goals of the Downtown Plan of the San Francisco General Plan. The report discusses employment and development trends, transportation, housing, fiscal revenues and other topics pertaining to the Downtown C-3 district for the period covering 2008-2014. This is an informational item only, no action is necessary. The report is available for the public at the Planning Department and can be downloaded from the website at: http://www.sf-planning.org/ftp/files/Citywide/Downtown_Plan_Monitoring_Report_2014.pdf.
Preliminary Recommendation: None – Informational
E. GENERAL PUBLIC COMMENT – 15 MINUTES
At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items. With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting. Each member of the public may address the Commission for up to three minutes.
F. REGULAR CALENDAR
The Commission Hearing Procedures provide for presentations by staff; followed by the project sponsor team; followed by public comment for and against the proposal. Please be advised that the project sponsor team includes: the sponsor(s) or their designee, lawyers, architects, engineers, expediters, and/or other advisors.
13. 2015-005859PCA (A. STARR: (415) 558-6362)
INITIATION OF THE 2015 CODE CORRECTIONS ORDINANCE [BOARD FILE NO. TBD] - Planning Code Amendment to correct errors, update the Code, and make non-substantive language revisions to simplify and clarify text; affirming the Planning Department’s determination under the California Environmental Quality Act; and making findings of consistency with the General Plan and the eight priority policies of Planning Code Section 101.1.
Preliminary Recommendation: Adopt a Resolution to Initiate and Schedule a hearing on or after August 13, 201514. 2015-006759PCA (D. SANCHEZ: (415) 575-9082)
ACCESSORY USE ENTERTAINMENT IN SPECIFIED WSOMA DISTRICTS [BOARD FILE NO. 150465] - Planning Code Amendment introduced by Supervisor Kim to allow accessory use entertainment (with Limited Live Performance permits) in the Western South of Market Mixed Use General and Regional Commercial Districts; affirming the Planning Department’s determination under the California Environmental Quality Act; and making findings of consistency with the General Plan, and the eight priority policies of Planning Code Section 101.1.
(Continued from Regular Meeting of July 9, 2015)
Preliminary Recommendation: Approve15a. 2015-005464PCA (K. HADDADAN: (415) 575-9068)
PLANNING CODE AMENDMENTS TO ALLOW ACCESSORY DWELLING UNITS IN DISTRICT 8 [BOARD FILE NO. 150365] - Planning Code Amendment to allow the construction of Accessory Dwelling Units (also known as Secondary or In-Law Units) within the boundaries of Board of Supervisors District 8; amending the Administrative Code to correct section references; affirming the Planning Department’s determination under the California Environmental Quality Act; making findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1; and directing the Clerk of the Board of Supervisors to send a copy of this ordinance to the California Department of Housing and Community Development after adoption.
Preliminary Recommendation: Adopt a Recommendation for Approval with Modification15b. 2015-007459PCA (K. HADDADAN: (415) 575-9068)
CONSTRUCTION OF ACCESSORY DWELLING UNITS IN DISTRICT 3 [BOARD FILE NO. 150585] - Planning Code Amendment to allow the construction of Accessory Dwelling Units (also known as Secondary or In-Law Units) within the boundaries of Board of Supervisors District 3; amending the Administrative Code to correct section references; affirming the Planning Department’s determination under the California Environmental Quality Act; making findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1; and directing the Clerk of the Board of Supervisors to send a copy of this Ordinance to the California Department of Housing and Community Development after adoption.
Preliminary Recommendation: Adopt a Recommendation for Approval with Modification16. 2015-001201CUA (J. DISALVO: (415) 575-9182)
899 VALENCIA STREET - east side of the street between 19th and 20th Streets; Lot 113 in Assessor’s Block 3596 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 121.2, 145.4, 726.21, and 303, to establish a new approximately 7,100 square foot medical services use (dba Sutter Pacific Medical Foundation) within the existing vacant ground floor commercial space located in the Valencia Street NCT and 55-X Height and Bulk District. The project exceeds the non-residential use size limitation of 2,999 square feet in the Valencia Street NCT Zoning District. Additionally, the project exceeds more than 75 contiguous linear feet of ground floor commercial frontage along Valencia Street. No building expansion is proposed. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to San Francisco Administrative Code Section 31.04(h).
Preliminary Recommendation: Approve with Conditions
(Continued from Regular Meeting of May 21, 2015 & July 2, 2015)
Please Note: On May 21, 2015, after Hearing and closing Public Comment; the Commission directed the Sponsor to consider independently accessible retail spaces and Continued to July 2, 2015 by a vote of +7 -0.
On July 2, 2015, after Hearing and closing Public Comment; the Commission approved a motion of Intent to Disapprove, with the option for the Sponsor to revise the Valencia Street frontage to incorporate the Commission’s concern for retail activation on the ground floor, and Continued the matter to July 16, 2015.
G. DISCRETIONARY REVIEW CALENDAR
The Commission Discretionary Review Hearing Procedures provide for presentations by staff; followed by the DR requestor team; followed by public comment opposed to the project; followed by the project sponsor team; followed by public comment in support of the project. Please be advised that the DR requestor and project sponsor teams include: the DR requestor and sponsor or their designee, lawyers, architects, engineers, expediters, and/or other advisors.
17. 2011.1083DRP (T. CHANG: (415) 575-9197)
1434 45TH AVENUE - east side of 45th Avenue; Lot 024A in Assessor’s Block 1809 - Request for Discretionary Review of Building Permit Application 2014.0520.6208 proposing the vertical and horizontal expansion of an existing one-story-over-garage single-family dwelling unit, adding two bedrooms and three bathrooms. The project is located within a RH-1 (Residential, Home, One-Family) Zoning District and 40-X Height and Bulk District. The issuance of the building permit by the Department of Building Inspection or the Planning Commission project approval at a discretionary review hearing would constitute as the Approval Action for the project for the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
(Continued from Regular Meeting of June 25, 2015)
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve18. 2014-002214DRP (A. PERRY: (415) 575-9017)
134 ATHENS STREET - northwest side of Athens Street between Valmar Terrace and Peru Avenue; Lot 006 in Assessor's Block 5959 - Request for Discretionary Review of Building Permit Application No. 2014.03.21.1426 proposing the construction of a new, three-story, single-family dwelling to replace a home that was demolished by fire, within a RH-1 (Residential House, One-Family) Zoning District and 40-X Height and Bulk District. The new home would be slightly larger than the previous structure, with approximately 1850 square feet, and with new building mass at the rear second story, and third story.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve19. 2014.0395D (S. YOUNG: (415) 558-6346)
735-737 CLAYTON STREET - west side between Waller and Frederick Streets; Lot 009 in Assessor’s Block 1253 - Request for Discretionary Review of Building Permit Application No. 2013.08.22.5028 proposing to convert storage space to a dwelling unit on the fourth floor of an existing two-unit residential building within a RH-3 (Residential, House, Three-Family) Zoning District and 40-X Height and Bulk District. The project would not expand the existing building envelope. This action constitutes the Approval Action for the project for purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve
H. PUBLIC COMMENT
At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items. With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting with one exception. When the agenda item has already been reviewed in a public hearing at which members of the public were allowed to testify and the Commission has closed the public hearing, your opportunity to address the Commission must be exercised during the Public Comment portion of the Calendar. Each member of the public may address the Commission for up to three minutes.
The Brown Act forbids a commission from taking action or discussing any item not appearing on the posted agenda, including those items raised at public comment. In response to public comment, the commission is limited to:
(1) responding to statements made or questions posed by members of the public; or
(2) requesting staff to report back on a matter at a subsequent meeting; or
(3) directing staff to place the item on a future agenda. (Government Code Section 54954.2(a))
ADJOURNMENT