Planning Commission - June 30, 2016 - Minutes
SAN FRANCISCO
PLANNING COMMISSION
Meeting Minutes
Commission Chambers, Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
San Francisco, CA 94102-4689
Thursday, June 30, 2016
12:00 p.m.
Regular Meeting
COMMISSIONERS PRESENT: Richards, Antonini, Hillis, Johnson, Moore, Wu
COMMISSIONER ABSENT: Fong
THE MEETING WAS CALLED TO ORDER BY PRESIDENT FONG AT 12:21 P.M.
STAFF IN ATTENDANCE: John Rahaim – Planning Director, Diego Sanchez, Aaron Starr, Veronica Flores, Brittany Bendix, Laura Ajello, Rich Sucre, Claudine Asbagh, Jeffrey Speirs, and Jonas P. Ionin – Commission Secretary
SPEAKER KEY:
+ indicates a speaker in support of an item;
- indicates a speaker in opposition to an item; and
= indicates a neutral speaker or a speaker who did not indicate support or opposition
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. 2013.0915DRP (C. GROB: (415) 575-9138)
1469 PACIFIC AVENUE - south side of Pacific Avenue between Larkin Street and McCormick Street; Lot 029 in Assessor’s Block 0185 - Request for Discretionary Review of Building Permit Application No. 2012.10.31.3210, proposing the conversion of a two-story warehouse building and a two-story vertical addition to create a mixed-use building with nine residential units, ten off-street parking spaces, and 1,962 square feet of ground floor commercial space within the Pacific Avenue Neighborhood Commercial Zoning District (NCD) 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.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Take DR and Approve with Modifications
(Continued from Regular Meeting of May 12, 2016)
Note: On February 11, 2016, after hearing and closing public comment; the Commission continued this matter to May 12, 2016 by a vote of +5 -0 (Commissioners Johnson and Wu were absent).
(Proposed for Continuance to July 14, 2016)
SPEAKERS: None
ACTION: Continued to July 14, 2016
AYES: Richards, Antonini, Hillis, Moore, Wu
ABSENT: Fong, Johnson
1b. 2013.0915VAR (C. GROB: (415) 575-9138)
1469 PACIFIC AVENUE - south side of Pacific Avenue between Larkin Street and McCormick Street; Lot 029 in Assessor’s Block 0185 - Request for Variance from rear yard requirements (Section 134) - The project proposes the conversion of a two-story warehouse building and a two-story vertical addition to create a mixed-use building with nine residential units, ten off-street parking spaces, and 1,962 square feet of ground floor commercial space within the Pacific Avenue Neighborhood Commercial Zoning District (NCD) and 40-X Height and Bulk District.
(Continued from Regular Meeting of May 12, 2016)
(Proposed for Continuance to July 14, 2016)
SPEAKERS: None
ACTION: Acting ZA continued to July 14, 2016
2. 2014.1279ENX (C. TOWNES: (415) 575-9195)
249 PENNSYLVANIA AVENUE- located on the east side of Pennsylvania Avenue between 18th and Mariposa Streets; Lots 010, 013, and 014 in Assessor’s Block 3990 (District 10) - Request for a Large Project Authorization (LPA), pursuant to Planning Code Section 329, to demolish two existing one-story warehouses (collectively measuring 19,125 square feet) and construct a new four-story, 40-foot tall, mixed-use building (measuring 76,070 gross square feet) with 59 dwelling units and 3,426 square feet of ground floor Production, Distribution and Repair (PDR) space. The project includes 44 below-grade off-street parking spaces, 2 car share parking spaces, and 80 bicycle parking spaces. Under the LPA, the project is seeking exceptions to certain Planning Code requirements, including: 1) rear yard (Planning Code Section 134); 2) dwelling unit exposure (Planning Code Section 140); and 3) horizontal mass reduction (Planning Code Section 270.1). The subject property is located within the UMU (Urban Mixed Use) 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: Approve with Conditions
(Continued from Regular Meeting of June 2, 2016)
(Proposed for Continuance to October 6, 2016)
SPEAKERS: C. J. Higley – 249 Pennsylvania continuance
ACTION: Continued to August 4, 2016
AYES: Richards, Antonini, Hillis, Moore, Wu
ABSENT: Fong, Johnson
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. 2016-008126MAP (A. STARR: (415) 558-6362)
Upper Market Street Districts – Initiation of Planning Code and Zoning Map Amendments to revise Sectional Map ZN07 of the Zoning Map to delete the Upper Market Street Neighborhood Commercial District (NCD) and reclassify Block 2623, Lot 006 at 376 Castro Street and Block 2623, Lot 091 at 2416-2420 Market Street from the Upper Market NCD to the Upper Market Street Neighborhood Commercial Transit District; 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 adopting findings of public convenience, necessity, and welfare under Planning Code Section 302.
Preliminary Recommendation: Adopt a Resolution to Initiate and schedule a public hearing on or after September 22, 2016
SPEAKERS: None
ACTION: Initiated and Scheduled for September 22, 2016
AYES: Richards, Antonini, Hillis, Moore, Wu
ABSENT: Fong, Johnson
RESOLUTION: 19688
C. COMMISSION MATTERS
4. Consideration of Adoption:
· Draft Minutes for June 16, 2016
SPEAKERS: None
ACTION: Adopted
AYES: Richards, Antonini, Hillis Moore, Wu
ABSENT: Fong, Johnson
5. 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.
Commissioner Moore:
I was delighted to read in a Potrero Hill paper that the California College of Arts is to build 200 bed apartment complex and a 400 bed dorm both within the Cooper-Arkansas area. The first part about it is that a trustee donated the building - the parcel on which the 200 bedroom complex will be built, with retaining ownership of the land, but having CCA move forward with student housing. I think it is an incredible, strong sign and I'm sure we'll be following it closely and I think, it hopefully it will set a glaring example for many others to follow. For those of you, who have not seen this, I'll hand it around.
Commissioner Antonini:
I had given to our secretary Ionin an article that I had planned to speak on when we had our discussion last week about the Mission Area Plan 2020 but I didn’t, I couldn't find at that at that time, a member of the staff was able to send it to me. It is an article that appeared in the Chronicle a couple years ago from Enrico Moretti and the title of the article is How to Make SF Housing More Affordable, and professor Moretti explores the negative effects of delays of building housing in San Francisco and his article is even more valid today than it was when it was first written. As you may know, Mr. Moretti is the author of The New Geography of Jobs, which is a very interesting book about how the jobs of the 21st century have changed notably from what was the case a century ago or the last century. In addition to being a professor at UC Berkley of Economics, he is a resident of the Mission District, so he lives of which he speaks, which is unusual because often people who comment on things are not really involved in the academic world are not really in the midst of what they are commenting on. I think that is very interesting. He's the author of a new study, that I am going to try to get, a co-author rather, and it is the effects of the lack of housing in San Francisco to both employees and employers in terms of lost productivity,
which sound like a very valid and appropriate type of thing to have as we continue our discussions of housing issues in San Francisco and the Mission District in particular. So, I will try to find out if it has been released and where we can have it for our consideration as we move forward.
D. DEPARTMENT MATTERS
6. Director’s Announcements
Director Rahaim:
Good afternoon Commissioners, just one brief announcement today, as we are entering election season and ballot season in the Fall, there a number -- an unusually large numbers of ballot measures coming up, I think you'll hear about some of them today during Aaron’s report, and just wanted to take the time, take a moment to remind Commissioner and staff about activities related to ballot measures. We will send you the memo from the City Attorney's Office that reminds us what we can and cannot do during ballot measures, to take a position on ballot measures, but there is an unusually large number of the ballot measures, both of the City and State level this year that pertain to our work. So, we will send that memo to you as soon as possible.
7. Review of Past Events at the Board of Supervisors, Board of Appeals and Historic Preservation Commission
LAND USE COMMITTEE:
• 160660 Urging the San Francisco Legislative Delegation to Amend or Oppose the Proposed “By Right Housing Approvals” Budget Trailer Bill. Sponsors: Peskin; Mar, Kim, Yee, Avalos and Campos. Staff: Not Staffed
• 160675 Urging the San Francisco Legislative Delegation to Work to Amend the Proposed “By Right Housing Approvals” Budget Trailer Bill. Sponsor: Wiener. Staff: Not Staffed
At Monday’s Land use committee hearing the Committee considered two Resolutions urgings amendments to the Governors by-right housing bill. One resolution was sponsored by Supervisor Peskin; and Co-sponsored by Supervisor’s Mar, Kim, Yee, Avalos and Campos and the other resolution was sponsored by Supervisor Wiener.
The Peskin Resolution asks that our representatives in Sacramento oppose the proposed bill unless certain amendments are made including:
A prohibition on the demolition of existing housing; a minimum baseline for as-of-right approval consisting of a set local Inclusionary Housing standard plus a premium increase; a requirement that approved development projects begin construction within 180 days of their approval; and that the approval of major developments continue to allow for public review and local discretionary approval as is currently provided by local laws.
Supervisor Wiener’s resolution urges amendments that guarantee the zoning-allowed height and number of units by-right, but to also allow local jurisdictions to retain the ability to promote good architecture and urban design, to adopt locally controlled inclusionary standards, to preserve historic buildings, affordable and rent-controlled housing stock, to limit demolitions, and to adopt labor and environmental standards.
Supervisor Wiener’s resolution also asks the state to pursue measures to increase state support for public transportation investments, and adopt reforms that prevent the abuse of the Ellis Act.
At the hearing, about 23 people spoke in favor of the Peskin Resolution, while two people spoke in favor of the Wiener Resolution.
The Committee then voted to forward both resolutions to the Full Board without recommendation.
FULL BOARD:
• 160347 General Plan Amendment – Affordable Housing Bonus Programs. Sponsor: Mayor. Staff: Dischinger. First Read, Item 15
• 160687 Planning Code - 100% Affordable Housing Bonus Programs. Sponsor: Mayor; Tang. Staff: Dischinger. First Read,
On Tuesday, the Board of Supervisors voted on two items related to the Affordable Housing Bonus Program. First, the Board voted 6-5 to reject the proposed General Plan Amendment. Supervisors Tang and Wiener spoke in support of this item, stating that the proposed language reflected the type of policy language appropriate for a General Plan. Further, both Supervisors expressed a desire to move forward with implementing much needed Affordable Housing Policies such as the AHBP.
Supervisor Wiener commended Supervisor Tang for her leadership, noting that it is not often we have a west side supervisor play an active leadership role in moving the dial on affordable housing. Wiener underscored a desire for the City to move past protest, discussion and conflict and towards solutions.
Supervisor Peskin spoke out in opposition to the General Plan amendment, stating that the proposed language was too broad and accordingly granted too much authority to the Planning Department to implement a future upzoning. While noting that the Board only has an up or down vote for the General Plan, Supervisor Peskin suggested that he would like to see a more narrowly crafted version of this General Plan Amendment move forward.
Supervisor Mar also commented on this item, thanking Supervisor Tang for her leadership on this issue and expressing a desire to work on implementing a 100% Affordable Bonus Program.
Next the Board considered the 100% affordable portion of the AHBP. Because the General Plan Amendment didn’t pass, the City Attorney noted that the Board could have a discussion of the item, but in order to take action, they would require General Plan Consistency findings from the Planning Commission.
Supervisor Tang proposed one amendment to the ordinance, the removal of the Northeast Waterfront Plan Area. She then asked the Board to continue this item until July 11th. Both actions passed with unanimous support. I would just note that on your calendar today is an item to find both Supervisor Tang and Peskin’s affordable housing ordinances consistent with the General Plan.
• 160550 Planning Code - Waiving Inclusionary Housing Requirements, Exempting Certain Floor Area from the Calculation of Gross Floor Area and Transferable Development Rights Requirements, and Authorizing Land Dedication at No Cost - 1066 Market Street. Sponsor: Kim. Staff: Chang. Also on the agenda was the Ordinance to allow the development at 1066 Market Street ot proceed as proposed. This item PASSED Second Read
• 151122 Administrative, Planning Codes - Preferences in Affordable Housing Programs. Sponsor: Mayor, Cohen, Breed, and Wiener. Staff: Mohan. Passed First Read
• 160360 Zoning Map - Rezoning Potrero HOPE SF Parcels at 25th and Connecticut Streets. Sponsor: Cohen. Staff: Snyder. Passed First Read
• 160400 Public Hearing - Appeal of Conditional Use Authorization - 1066 Market Street. Staff: Rodgers. This item was tabled.
INTRODUCTIONS:
• 160748 Planning Code – Allowing Amusement Arcades in South of Market and Eastern Neighborhoods Mixed Use Districts. Sponsor: Kim. Staff: TBD. Not Transmitted Yet.
BOARD OF APPEALS:
No Report
HISTORIC PRESERVATION COMMISSION:
No Report
8. 2014.0519CUAVAR (J. HORN: (415) 575-6925)
2100 MARKET STREET - located on the northwestern side of the intersection of Church, Market and 14th Streets; Lot 041 in Assessor’s Block 3542 – Informational presentation of the redesign of an approved project as required by the Conditions of Approval adopted on February 4, 2016. The project will demolish an existing a 20-foot-tall, two-story, commercial building (former “Home” restaurant) approximately 4,406 square feet in size with a surface parking lot containing 15 spaces and to construct a new 4- to 7-story (40’ to 65’ in height) mixed-use building approximately 61,678 square feet in size. The project site is located within the Upper Market Street NCT (Neighborhood Commercial Transit) District and 40-X and 60/65-X Height and Bulk Districts, within the Market and Octavia Area Plan.
Preliminary Recommendation: None – Compliance with Conditions of Approval
SPEAKERS: = Jeff Horn – Staff report
ACTION: Reviewed and Commented
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.
SPEAKERS: Georgia Schuttish – Roof-deck lighting
Dino Adelfio – Energy leadership, crime, density, traffic
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.
9. 2015-016599PCA (M. MOHAN: (415) 575-9141)
AFFORDABLE HOUSING IN DIVISADERO AND FILLMORE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICTS - Planning Code Amendment to require payment of a higher affordable housing fee or provide additional affordable housing for certain sites that obtained higher residential development potential as a result of the rezoning of the Divisadero Street Neighborhood Commercial Transit District and the Fillmore Street Neighborhood Commercial Transit District; affirming the Planning Department’s determination under the California Environmental Quality Act; and making findings of consistency with the General Plan, Planning Code, Section 302, and the eight priority policies of Planning Code, Section 101.1.
Preliminary Recommendation: Adopt a Recommendation for Approval
(Continued from Regular Meeting of May 19, 2016)
SPEAKERS: = Aaron Starr – Staff report
+ Conner Johnston – Aide to Supervisor Breed
+ Julie Roberts-Fung – Housing conditions
+ Rosie Dilger – Much needed legislation
+ (M) Speaker – Stable value and diversity
= Gus Hernandez – 25% minimum baseline
= Tes Welborn – Community input
= Richard Kay – Seeking an increase in affordability along with density
= Tim Cohen – No new data, patchwork legislation
= Calvin Welch – Need for data, double the requirement for affordability
+ Justin Cruize – Support
+ Loraine Hetty – Increase the % for affordable housing
+ David Griesere – Increase in BMR units
- C. J. Higley – Timing of legislation
- Jim Chappel – 200 Divisadero project
Peter Cohen – Fee deferral
ACTION: Adopted a Recommendation for Approval with Modifications as amended, recommending:
1. Further financial analysis on development potential for soft-sites before and after the zoning change, adding the value to incusinary requirement for future projects, at the baseline rates;
2. Use the same methodology as Prop C; and
3. Delete the reference to fee deferral.
AYES: Richards, Antonini, Hillis, Moore
NAYES: Wu
ABSENT: Fong, Johnson
RESOLUTION: 19679
10. 2015-017206GPA (M. MOHAN: (415) 575-9141)
COMMERCE AND INDUSTRY ELEMENT – Initiate General Plan Amendments to the Commerce and Industry Element, updating the guidelines regarding over-concentration of Eating and Drinking Establishments in a single area; 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 public hearing on or after October 6, 2016
SPEAKERS: = Aaron Staff – Staff report
ACTION: Initiated and Schedule for October 6, 2016
AYES: Richards, Antonini, Hillis, Johnson, Moore, Wu
ABSENT: Fong, Johnson
RESOLUTION: 19678
11. (D. SANCHEZ: (415) 575-9082)
CLARFIY, CONSOLIDATE AND UPDATE PROVISIONS, CORRECT TYPOGRAPHICAL ERRORS, DELETE REDUNDANCIES, AND CORRECT CROSS-REFERENCES IN VARIOUS SECTIONS THAT DEAL WITH PARKING AND LOADING REQUIREMENTS - Initiation of Planning Code Amendments. The amendments will clarify, consolidate and update provisions, correct typographical errors, delete redundancies, and correct cross-references in various sections that deal with parking and loading requirements; and affirming the Planning Department’s California Environmental Quality Act determination; making findings of consistency with the General Plan and the eight priority policies of Planning Code Section 101.1; and adopting findings of public convenience, necessity, and welfare under Planning Code Section 302.
Preliminary Recommendation: Adopt a Resolution to Initiate and schedule a public hearing on or after September 8, 2016
SPEAKERS: = Diego Sanchez – Staff report
= Tom Redulovich – Do the parking requirement still serve us
ACTION: Initiated and Scheduled for September 8, 2016
AYES: Richards, Antonini, Hillis, Moore, Wu
ABSENT: Fong, Johnson
RESOLUTION: 19680
12a. 2014-001965PCA (A. STARR: (415) 558-6362)
ARTICLE 7, PHASE 2 OF THE CODE REORGANIZATION AND SIMPLICATION PROJECT – Initiation of a Planning Code Amendment to reorganize Article 7 and to update, correct, clarify, and simplify Code language in other Planning Code Sections; requiring Conditional Use authorization for Bars, and Liquor Stores on the first floor in the Noriega, Irving, Taraval, and Judah Neighborhood Commercial Districts; enacting permanent controls requiring Conditional Use authorization for Medical Cannabis Dispensaries in the Noriega, Irving, Taraval, and Judah Neighborhood Commercial Districts; requiring Conditional Use authorization for Personal Services on the second floor in the Noriega, Irving, Taraval, and Judah Neighborhood Commercial Districts; prohibiting Kennels in the North Beach Neighborhood Commercial District; 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, and adopting findings of public convenience, necessity, and welfare under Planning Code Section 302.
Preliminary Recommendation: Adopt a Resolution to Initiate and schedule a public hearing on or after September 22, 2016
SPEAKERS: = Aaron Starr – Staff report
= George Wooding – Request for continuance
= Paul Webber – Request for District wide meetings
+ Tom Radulovich – Request to consider code changes
= Sue Hestor – The community needs more time to review the language
ACTION: Initiated and Scheduled for October 13, 2016
AYES: Richards, Antonini, Hillis, Moore, Wu
ABSENT: Fong, Johnson
RESOLUTION: 19681
12b. 2014-001965PCA (A. STARR: (415) 558-6362)
ARTICLE 7, PHASE 2 OF THE CODE REORGANIZATION AND SIMPLICATION PROJECT – Initiation of a Planning Code Amendment to delete Zoning Control Tables that are superseded by new Zoning Control Tables in a companion ordinance and to delete duplicate definitions previously relocated to Article 2 and related outdated 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 public hearing on or after September 22, 2016.
SPEAKERS: Same as Item 12a.
ACTION: Initiated and Scheduled for October 13, 2016
AYES: Richards, Antonini, Hillis, Moore, Wu
ABSENT: Fong, Johnson
RESOLUTION: 19682
13a. 2014-002548CUA (V. FLORES: (415) 575-9173)
14-16 LAIDLEY STREET - south side of Laidley Street, at 30th Street; Lot 004 in Assessor’s Block 7538 (District 8) - Request for Conditional Use Authorization pursuant to Planning Code Section 209.1, for the retention of a second unit on a lot greater than 6,000 square feet in the RH-1 district. Pursuant to Planning Code Section 317, the project scope is tantamount to the demolition of a unit; however, by granting the Conditional Use Authorization the unit will be reestablished through its reconstruction. There are currently two units in a single building located in the front of the subject property. The project proposes two family-sized units in two distinct structures: one unit in the front of the property created by combining the existing units, and one unit in a newly constructed structure in the rear of the property. There will be a central courtyard between the two units. The subject property is located within a RH-1 (Residential – House, One Family) Zoning District and 40-X Height and Bulk District. 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.
Preliminary Recommendation: Approve with Conditions
(Continued from Regular Meeting of June 2, 2016)
SPEAKERS: = Veronica Flores – Staff report
+ Robert Height – Owner presentation
+ Gary Bernstein – Design presentation
- Andy Archibald – Opposition
+ Jane – Support
ACTION: Approved with Conditions as amended, removing the roof-deck and trellis
AYES: Richards, Antonini, Hillis, Moore, Wu
ABSENT: Fong, Johnson
MOTION: 19683
13b. 2014-002548VAR (V. FLORES: (415) 575-9173)
14-16 LAIDLEY STREET - south side of Laidley Street, at 30th Street; Lot 004 in Assessor’s Block 7538 (District 8) - Request for Variance pursuant to Planning Code Section 132 to construct within the required front setback. The project proposes two family-sized units in two distinct structures: one unit in the front of the property created by combining the existing units, and one unit in a newly constructed structure in the rear of the property. There will be a central courtyard between the two units. The subject property is located within a RH-1 (Residential – House, One Family) District and 40-X Height and Bulk District.
(Continued from Regular Meeting of June 2, 2016)
SPEAKERS: Same as Item 13a.
ACTION: ZA Closed the pH, indicated an intent to Grant with Conditions
14. 2014-000550CUA (B. BENDIX: (415) 575-9114)
2920 FRANKLIN STREET - east side of Franklin Street, between Chestnut and Lombard Streets; Lot 020 in Assessor’s Block 0498 (District 2) - Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 317(d), to allow the demolition of a two-story single-family dwelling and the new construction of a four-story two-family dwelling 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 purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
Preliminary Recommendation: Approve with Conditions
(Continued from Regular Meeting of June 2, 2016)
SPEAKERS: = Brittany Bendix – Staff report
+ Michael Hennessey – Project presentation
+ (M) Speaker – Owner presentation
= Alva Harding – Light and air
ACTION: Approved with Conditions as amended, removing the roof-deck and adding a vestibule for the ground level bedroom
AYES: Richards, Antonini, Hillis, Johnson, Moore, Wu
RECUSED: Antonini
ABSENT: Fong
MOTION: 19684
15. 2014.1604CUA (B. BENDIX: (415) 575-9114)
1848-1850 GREEN STREET - north side of Green Street between Octavia and Laguna Streets; Lot 012 in Assessor’s Block 0543 (District 2) - Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 317(d), to allow a major alteration that is tantamount to the demolition of a three-story two-family dwelling within a RH-2 (Residential, House, Two-Family) Zoning District and 40-X Height and Bulk District. The proposal includes vertical and horizontal additions, renovation of the front façade, and demolition of the detached garage. The resulting four-story building will contain two dwelling units. 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.
Preliminary Recommendation: Approve with Conditions
(Continued from Regular Meeting of June 2, 2016)
SPEAKERS: = Brittany Bendix – Staff report
+ Tom Tunny – Project presentation
+ Daniel Oberlook – Design presentation
ACTION: After hearing and closing public comment; continued to July 28, 2016
AYES: Richards, Antonini, Hillis, Johnson, Moore, Wu
ABSENT: Fong
16. 2014.0831CUA (R. SUCRE: (415) 575-9108)
250 10TH STREET - located on the west side of 10th Street between Howard and Folsom Streets, Lots 034, 036, 037, & 038 in Assessor’s Block 3517 (District 6) - Request for Conditional Use Authorization and a Planned Unit Development (PUD), pursuant to Planning Code Sections 121.1, 121.2, 121.7, 303, 304, 317, 744.11, 744.21, 744.82a, and 844.27, for: 1) development on a lot larger than 10,000 square feet in the RCD Zoning District; 2) establishment of a non-residential use (school & child care uses) larger than 10,000 square feet in the RCD Zoning District; 3) merger of lots within the RCD Zoning District, which result in a street frontage greater than 100-ft; 4) conversion of ten group housing units at 1415 Howard Street (former rectory) to child care and school uses; and, 5) establishment of a child care (pre-school) use with more than 13 children in the RCD Zoning District. The proposal includes expansion of an existing school campus (dba Presidio Knolls School) to encompass a pre-school (child care use), elementary and middle school. The project would merge the subject lots, demolish the existing one-story garage structure on 10th Street, existing pre-school building, and existing elementary school building; rehabilitate an existing historic building (known as the Rectory) and change its use from group housing to school; and construct two three-story (or 44-ft tall) school buildings (collectively measuring approximately 60,000 square feet) and a new one-story (or 14-ft tall) music building (measuring 1,000 square feet). Under the PUD, the project is requesting a modification to the requirements for: 1) rear yard (Planning Code Section 134); 2) street frontage (Planning Code Section 145.1); 3) bicycle parking spaces (Planning Code Section 155.2); and 4) shower and lockers (Planning Code Section 155.4). The project site is located within the WMUG (Western SoMa Mixed-Use General) & RCD (Regional Commercial) Zoning Districts, Western SoMa Special Use District, and 55-X & 55/65-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: Approve with Conditions
SPEAKERS: = Rich Sucre – Staff report
+ Lidro Ley – Project presentation
+ Laura Ramon – Campus Plan
+ Greg Miller – Project team member
+ (M) Speaker – Support
+ Matt Koides – Support
+ (M) Speaker – Support
+ Tyler Krelik – Support
+ Elouise Krelik – Support
+ Karen Gullow – Support
+ Ronnie Long – Support
+ Ellie-Lon – Going into the third grade
+ Jackson – Hi
+ Dave Lessign – Support
ACTION: Approved with Conditions
AYES: Richards, Antonini, Hillis, Johnson, Moore, Wu
ABSENT: Fong
MOTION: 19687
17. 2015-003686CUA (N. TRAN: (415) 575-9174)
437 HOFFMAN AVENUE - east side of Hoffman Avenue, between 24th and 25th Streets, Lot 024 in Assessor’s Block 6503 (District 8) - Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 317 (tantamount to demolition), for a project proposing to demolish an existing three-story over basement, single-family residence and construct additions to create a three-story over basement building with two dwelling units. Exterior changes such as raising the structure ~6 feet for a new garage door, front porch, entry stairs, rear terrace/deck as well as extensive interior remodeling are also proposed. The subject property is located within a RH-2 (Residential-House, Two-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: Approve with Conditions
(Continued from Regular Meeting of June 2, 2016)
SPEAKERS: = Nancy Tran – Staff report
+ John Kevlin – Project presentation
+ Kelly Congdon – Design presentation
- Stephen Williams – Organized opposition
- (F) Speaker – Organized opposition
- Paul Duvae – Organized opposition
- Stephanie Belville – Opposed
- (M) Speaker – Opposed
- Anastasia Yoganapolous – Loss of rent-control units
- Georgia Schuttish - Demolition
ACTION: After hearing and closing public comment; Continued to October 20, 2016
AYES: Richards, Antonini, Hillis, Johnson, Moore, Wu
ABSENT: Fong
18. 2016-001075CUA (L. AJELLO: (415) 575-9142)
3378 SACRAMENTO STREET - northeast corner of Sacramento and Walnut Streets; Lot 049 in Assessor’s Block 1008 (District 2) - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 724.53 and 790.108 to allow a “business or professional service” use (d.b.a. Walnut Associates) at the basement level of a mixed-use building within the Sacramento Street NCD (Neighborhood Commercial District) 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: Approve with Conditions
SPEAKERS: = Laura Ajello – Staff report
+ Heston Chan – Project presentation
ACTION: Approved with Conditions
AYES: Richards, Antonini, Hillis, Johnson, Moore, Wu
ABSENT: Fong
MOTION: 19685
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.
19a. 2015-002243DRP (C. ASBAGH: (415) 575-9165)
1615-1633 GRANT AVENUE & 12-26 MEDAU PLACE - west side of Grant, between Filbert and Greenwich Streets, Lot 005 in Assessor’s Block 0645 (District 3) - Request for Discretionary Review of Building Permit Application Nos. 2015.02.27.9626 & 9627 proposing alterations to the existing vacant buildings including the reconfiguration of 16 existing dwelling units (four would expand into ground-floor storage space), reconfiguration of the interior courtyard stairs, and the addition of roof-top decks and four stair penthouses within a RM-2 (Residential, Mixed, Moderate Density) Zoning District and 40-X Height and Bulk District. In addition, the Zoning Administrator will consider a Variance from the requirements for rear yard (per Section 134) and dwelling unit exposure (Section 140). 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.
Preliminary Recommendation: Take Discretionary Review and Approve with Modifications
(Continued from Regular Meeting of June 2, 2016)
SPEAKERS: = Claudine Asbagh – Staff presentation
- Deepa Varma – DR presentation
- (F) Speaker – Negative impacts
- Stan Hayes – Opposition
- Susan Prentiss – Ellis eviction
- Leanne Cavanaugh – Opposition
- Ken Fujoka – Large eviction
- Gum Gee Lee – Opposition
- Marla Knight – Opposition
- Patricia Kernan – Ellis Act evictions
- Tony Robles – Opposition
- Jacke Nailer – Opposition
- Donna Chan – Opposition
- Sue Hestor – No short-term rentals
+ Donald Lee – Project presentation
+ Brett Gladstone – Project presentation
+ Anthony Lee – Family member
+ Jonathan Lee – Living conditions
+ Andrew Lee – Living conditions
+ Paul Kumoto – Response to questions
ACTION: After hearing and closing public comment; continued indefinitely
AYES: Richards, Antonini, Hillis, Johnson, Moore, Wu
ABSENT: Fong
19b. 2015-002243VAR (C. ASBAGH: (415) 575-9165)
1615-1633 GRANT AVENUE & 12-26 MEDAU PLACE - located on the west side of Grant between Filbert and Greenwich Streets, Lot 005 in Assessor’s Block 0645 (District 3) - Request for Variances pursuant to Planning Code Sections 134 and 140 to allow the reconfiguration of stairs and dwelling units within the interior courtyard. The project is located in a RM-2 (Residential, Mixed, Moderate Density) Zoning District and 40-X Height and Bulk District.
(Continued from Regular Meeting of June 2, 2016)
SPEAKERS: Same as Item 19a.
ACTION: ZA after hearing and closing public comment; continued indefinitely
20a. 2015-002632DRP (J. SPEIRS: (415) 575-9106)
1152 POTRERO AVENUE - west side of Potrero Avenue, south of 23rd Street, north of 24th Street; Lot 011 in Assessor’s Block 4211 (District 9) - Request for Discretionary Review of Building Permit Application No. 2015.02.24.9220, proposing the addition of two dwelling units with vertical and horizontal additions to an existing one-unit residential building within a RH-3 (Residential - House, Three-Family) Zoning District and 55-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.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve
(Continued from Regular Meeting of June 2, 2016)
SPEAKERS: = Jeff Speirs – Staff presentation
- (M) Speaker – DR presentation
- Diana Gomez – DR presentation
- (M) Speaker – Opposition
- (F) Speaker – Opposition
- (M) Speaker – Opposition
- (M) Speaker – Opposition
- Sue Hestor -
- John Kevlin – Project presentation
ACTION: After hearing and closing public comment; continued to October 6, 2016
AYES: Richards, Hillis, Johnson, Moore, Wu
NAYES: Antonini
ABSENT: Fong
20b. 2015-002632VAR-02 (J. SPEIRS: (415) 575-9106)
1152 POTRERO AVENUE - west side of Potrero Avenue, south of 23rd Street, north of 24th Street; Lot 011 in Assessor’s Block 4211 (District 9) - Request for Variances pursuant to Planning Code Sections 132 to construct within the required front setback. The Project includes the addition of two dwelling units with vertical and horizontal additions to an existing one-unit residential building within a RH-3 (Residential - House, Three-Family) Zoning District and 55-X Height and Bulk District.
(Continued from Regular Meeting of June 2, 2016)
SPEAKERS: Same as Item 20a.
ACTION: ZA after hearing and closing public comment; Continued to October 6, 2016
21. 2015-004447DRP (J. HORN: (415) 575-6925)
3880-3882 19TH STREET - north side of 19th Street at Sanchez Street St.; Lot 015 in Assessor’s Block 7537 (District 8) - Request for Discretionary Review of Building Permit Application No. 2015.01.20.6104, proposing a fourth story vertical addition and a two-story horizontal addition (Per Planning Code Section 136(c)(25)) to an existing two-story-over-garage two-family residence, consisting of two flats (approximately 1400 sq. ft. each). The project also includes façade renovations, interior remodel and relocation of a unit from the second floor (existing 1,361 sq. ft.) to the ground floor (proposed 1,112 sq. ft.) at a reduction in square footage of 18.3%. This addition will add approximately 1,659 square feet of floor area to the existing 2,802 square feet, for a total of approximately 4,461 square feet. The property is located within a RH-2 (Residential House, Two-Family Detached) 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.
Staff Analysis: Full Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve
SPEAKERS: None
ACTION: Continued to July 28, 2016
AYES: Richards, Antonini, Hillis, Moore, Wu
ABSENT: Fong, Johnson
H. 4:00 P.M.
Items listed here may not be considered prior to the time indicated above. It is provided as a courtesy to limit unnecessary wait times. Generally, the Commission adheres to the order of the Agenda. Therefore, the following item(s) will be considered at or after the time indicated.
22. 2014-001503PCA/2016-008024PCA (K.DISCHINGER: (415 558-6284)
100% AFFORDABLE HOUSING BONUS PROGRAM ; and DENSITY DONE RIGHT; DEVELOPMENT WITHOUT DISPLACEMENT PROGRAM – BOS File Numbers 150969 and 160668 - Request for Findings of Consistency with the General Plan and Planning Code Section 101.1 for two draft pieces of legislation: (1) Planning Code Amendment to create the 100% Affordable Housing Bonus Program, to provide for development bonuses and zoning modifications for 100% affordable housing projects, to establish the procedures in which the 100 Percent Affordable Housing Bonus Program projects shall be reviewed and approved; and amending the Planning Code to exempt 100% Affordable Housing Bonus Program projects from the height limits specified in the Planning Code and the Zoning Maps. (2) Planning Code Amendment to create the “Density Done Right; Development Without Displacement Program” to provide for development bonuses and zoning modifications for development projects that include 100% affordable housing, and to allow heights above the height limits specified in the Planning Code and the Zoning Maps for such projects. The proposed action would constitute finding that the 100% AFFORDABLE HOUSING BONUS PROGRAM and THE DENSITY DONE RIGHT; DEVELOPMENT WITHOUT DISPLACEMENT Program are consistent with the General Plan and the eight priority policies of Planning Code Section 101.1.
Preliminary Recommendation: Adopt Findings of Consistency
SPEAKERS: = Kearstin Dischinger – Staff report
= Calvin Welch – Proposed language
= Edward Moskofran – Proposed language
ACTION: Adopted Findings of Consistency
AYES: Richards, Antonini, Hillis, Johnson, Moore, Wu
ABSENT: Fong
RESOLUTION: 19686
I. 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 - 10:00 p.m.
ADOPTED: JULY 14, 2016