Planning Commission - March 3, 2016 - Agenda
SAN FRANCISCO
PLANNING COMMISSION
Notice of Hearing
&
Agenda
Commission Chambers Room 400,
1 Dr. Carlton B. Goodlett Place
San Francisco, CA 94102-4689
Thursday, March 3, 2016
12:00 p.m.
Regular Hearing
Commissioners
Rodney Fong, President
Dennis Richards, Vice President
Michael J. Antonini, Rich Hillis, Christine Johnson, Kathrin Moore, Cindy Wu
Commission Secretary
Jonas P. Ionin
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Hearing Materials are available at: Commission Hearing Broadcasts: |
ROLL CALL
President: Rodney Fong
Vice-President: Dennis Richards
Commissioners: Michael J. Antonini, Rich Hillis, Christine Johnson, Kathrin Moore, Cindy Wu
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.
1. 2015-018387CUA (E. SAMONSKY: (415) 575-9112)
461 VALENCIA STREET - located on the east side of Valencia Street, between Sparrow Street and 16th Street; Lot 019 Assessor’s Block 3554 - Request for Conditional Use Authorization pursuant to Planning Code Sections 145.4(e) and 303 to permit a change of use of a 3,153 square foot vacant commercial space (previously occupied by an art gallery) to a Business and Professional Service use, doing business as Keller Williams Realty, at the ground floor of the subject property. The project also includes interior and exterior tenant improvements. The subject property is located in the Valencia Street Neighborhood Commercial Transit (NCT) Zoning District and a 55-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 Conditions
(Proposed for Continuance to March 10, 2016)2. 2014-000174CUA (A. PERRY: (415) 575-9017)
32 ORD STREET - west side between Ord Court and 17th Street; Lot 005 of Assessor’s Block 2626 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 306.7, and interim zoning controls established under Resolution 76-15, proposing a horizontal and vertical addition to a single-family home that would increase the existing square footage by more than 75% and in excess of 3,000 square feet without increasing the legal unit count, within a RH-2 (Residential House, Two-Family) Zoning District and 40-X Height and Bulk District. This notice also meets Section 311 requirements for public notification. 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 January 7, 2016)
(Proposed for Continuance to April 7, 2016)3. 2014.0599ENX (K. DURANDET: (415) 575-6816)
540 DE HARO STREET - west side between Mariposa and 18th Streets; Lot 002 of Assessor’s Block 4008 - Request for Large Project Authorization pursuant to Planning Code Section 329 to permit the demolition of the existing industrial building and the new construction of a 40 feet tall, 41,772 square foot building with 17 dwelling units, 16 off-street parking spaces and 17 Class I bicycle parking spaces. The project involves a dwelling unit mix consisting of (15) 2-bedroom, and (2) 1-bedroom units in the UMU (Urban Mixed Use) Zoning District, and 40-X Height and Bulk District. The proposed project is seeking a rear yard exception per Section 134 for the ground floor which has full lot coverage and permitted obstructions per Section 136. 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 January 7, 2016)
(Proposed for Continuance to June 2, 2016)
B. COMMISSION MATTERS
4. 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.
C. DEPARTMENT MATTERS
6. Review of Past Events at the Board of Supervisors, Board of Appeals and Historic Preservation Commission
D. 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.
E. 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.
7. 2012.0726E (S. JONES: (415) 575-9034)
TRANSPORTATION SUSTAINABILITY PROGRAM – Transportation Sustainability Program, Align Component (AKA Level of Service Reform) - Proposed Planning Commission Resolution to require the Planning Department to implement changes in the environmental review process for all California Environmental Quality Act determinations, including active projects, which will inevitably be required as a result of California Senate Bill 743. These changes would modify the local environmental review process by: removing automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion, as a significant impact on the environmental pursuant to the California Environmental Quality Act, and replace it with vehicle miles traveled criteria which promote the reduction of greenhouse gas emissions, the development of multimodal transportation networks, and a diversity of land uses.
Preliminary Recommendation: Adopt8. 2015-013111CWP (M. SNYDER: (415) 575-6891)
CANDLESTICK POINT DESIGN FOR DEVELOPMENT AMENDMENTS - The portion of the Bayview Hunters Point Redevelopment Project Area that is within “Zone 1”; Assessor’s Block and Lots (Block/Lot(s)): 4884/024, 028-036, 039; 4886/09; 4917/001-003, 4918/ 001-008, 021-025, 4934/002, 003; 4935/001-003; 4956/003-014; 4960/ 027; 4977/008; 4983/001; 4984/ 001, 002; 4991/276; 5000/002-024; 5005/001-005; 5023/008, 010, 5025/028, 011; 5027/015; 5076/008, 010, 011; 8803/001, 8804/001, 8811/001, 8812/001 - Proposed approval of amendments to the Candlestick Point Design for Development, originally approved by the Planning Commission by Motion No. 18104 on June 3, 2010. The proposed amendments would include height increases along two of the project’s main streets (Harney Way between Arelious Walker Drive and Ingerson Drive, and Ingerson Drive between Arelious Walker Drive and Harney Way), the relocation of three tower sites, the reconfiguration of the CP Center, the retail core of the development, among other changes. The area subject to the Design for Development is within the Bayview Hunters Point Redevelopment Project Area, Zone 1, and within the Candlestick Activity Node Special Use District and the CP Height and Bulk District. As a part of the approval action, the Commission would also affirm CEQA Findings and findings of consistency with the General Plan and the eight priority policies of the Planning Code, Section 101.1
Preliminary Recommendation: Approve9. 2015-017728PCA (T. CHANG: (415) 575-9197)
MIDBLOCK ALLEY & ROOFTOP LEGISLATION - Initiation of Planning Code Amendment - Amending Planning Code Sections 260, 270, 309, 329, 735, 743, and 744 to allow for greater flexibility in the screening and enclosure of rooftop mechanical equipment and make mid-block alley controls more consistently applied where required; 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 the Planning Code Section 101.1, and findings of public convenience, necessity and welfare under Planning Code Section 302.
Preliminary Recommendation: Initiate10a. 2012.1445CV (N. FOSTER: (415) 575-9167)
824 HYDE STREET - east side of Hyde Street, between Bush and Sutter Streets, Lot 017 in Assessor’s Block 0280 - Request for Conditional Use Authorization pursuant to Planning Code Section 253 and 303 to permit a building exceeding 50 feet within a RC Zoning District. The Project site is located within the RC-4 (Residential-Commercial, High Density) Zoning District and 80-A Height and Bulk District. The project proposes to construct a five story (over basement) building with 15 dwelling units on a vacant lot. The resulting height of the building would exceed 50 feet in height. Even though the underlying Bulk and Height District (80-A) would allow for a taller structure, the Code requires approval by the Planning Commission according to the procedures for conditional use approval in Section 303 of this Code. 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 January 14, 2016)10b. 2012.1445CV N. FOSTER: (415) 575-9167)
824 HYDE STREET - east side of Hyde Street, between Bush and Sutter Streets, Lot 017 in Assessor’s Block 0280 - Request for Variance pursuant to Planning Code Sections 136 and 145.1 to allow for permitted obstructions (bay windows) and relief from the Code regarding required active street frontages for residential developments.
(Continued from Regular Meeting of January 14, 2016)11a. 2015-000453ENXSHD (K. CONNER: (415) 575-6914)
88 ARKANSAS STREET - located at the northwest corner of 17th Street; Lots 002 and 002A in Assessor’s Block 3953 - Request for Adoption of Findings, pursuant to Planning Code Section 295, regarding the shadow study that concluded the new construction of a five-story residential building (approximately 118,684 gsf), approximately 48 feet in height with 127 dwelling units would not be adverse to the use of Jackson Playground, which is under the jurisdiction of the San Francisco Recreation and Park Commission. The subject property is located within the UMU (Urban Mixed-Use Zoning District) and 48-X Height and Bulk District in the Showplace Square/Potrero Hill Area Plan.
Preliminary Recommendation: Adopt Findings11b. 2015-000453ENXSHD (K. CONNER: (415) 575-6914)
88 ARKANSAS STREET - located at the northwest corner of 17th Street; Lots 002 and 002A in Assessor’s Block 3953 - Request for Large Project Authorization, pursuant to Planning Code Section 329, for the new construction of a five-story residential building (approximately 118,684 gsf), approximately 48 feet in height with 127 dwelling units, approximately 3,118 gsf of café use, 98 parking spaces, 128 Class 1 bicycle parking spaces and 12 Class 2 bicycle parking spaces, and a combination of private and common open space. As part of the Large Project Authorization, the project is seeking exceptions to certain Planning Code requirements including: 1) rear yard pursuant to Planning Code Section 134, 2) dwelling unit exposure pursuant to Planning Code Section 140, 3) off-street loading pursuant to Planning Code Section 152.1, and 4) dwelling unit mix pursuant to Planning Code Section 207.6). The subject property is located within the UMU (Urban Mixed-Use Zoning District) and 48-X Height and Bulk District in the Showplace Square/Potrero Hill Area Plan. 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
F. 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.
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 after the time indicated.
12. 2015-000164DRM (A. KIRBY: (415) 575-9133)
127 23RD AVE - west side between Lake and California Streets; Lot 004 in Assessor’s Block 1383 - Request for Mandatory Discretionary Review of Building Permit Application Nos. 2014.12.19.4190 and 2014.12.19.4194 proposing to demolish the existing two-story single-family residence and construct a three-story, single-family residence with a partial fourth floor 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
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve as Proposed
G. 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