Planning Commission - September 15, 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, September 15, 2016
12:00 p.m.
Regular Hearing
Commissioners
Rodney Fong, President
Dennis Richards, Vice President
Rich Hillis, Christine Johnson, Kathrin Moore,
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: Rich Hillis, Christine Johnson,Kathrin Moore
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. 2015-003768DRP-02 (B. BENDIX: (415) 575-9114)
2462 FILBERT STREET – north side between Scott and Pierce Streets; Lot 009B in Assessor’s Block 0513 (District 2) - Requests for Discretionary Review of Building Permit Application No. 2015.03.25.1848, proposing construction of a three-story rear addition, interior alterations, the addition of a rooftop elevator penthouse, and legalization of a roof deck above a three-story single-family house within a RH-1 (Residential, House, Single-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 San Francisco Administrative Code Section 31.04(h).
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and Approve
(Continued indefinitely from Regular Meeting of January 21, 2016)
(Proposed for Continuance to September 29, 2016)2. 2015-012722PCA (D. SANCHEZ: (415) 575-9082)
INCLUSIONARY AFFORDABLE HOUSING PROGRAM {BOARD FILE NO. 150911} – Planning Code Amendment, introduced by Mayor Lee and Supervisors Farrell and Tang to provide revised geographic, timing, pricing and other requirements for the off-site alternative to the Inclusionary Affordable Housing Fee; create a new option for off-site projects that qualify as Nonprofit Provider Partner Projects; create a new alternative for project sponsors of smaller market-rate projects to direct the Affordable Housing fee to small sites projects; create an option for project sponsors of on- and off-site housing to provide higher amounts of affordable housing at higher levels of affordability termed “dialing up”; revise certain definitions and operating procedures related to the Inclusionary Housing Program and make conforming changes; 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: Pending
(Continued from Regular Meeting of July 14, 2016)
(Proposed Continuance to December 15, 2016)3. 2015-006857CUA (E. JACKSON: (415) 575-6383)
4529 18TH STREET – south side of 18th Street, between Douglass and Clover Streets, Lot 40 in Assessor’s Block 2691 (District 8) - Request for Conditional Use Authorization to reactivate a discontinued limited commercial use per Planning Code Sections 186(g) and 303 within a RH-2 (Residential House, Two Units) District and 40-X Height and Bulk District. The limited commercial use was terminated in 1965. The Proposed Project also includes a three-story vertical addition on top of the existing single-story structure containing a single-family unit and the proposed commercial space, which is currently occupied by an interior designer showroom/office. 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 June 16, 2016)
(Proposed for Continuance to December 15, 2016)
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
4. 2016-005143CUA (N. FOSTER: (415) 575-9167)
1331-1335 POLK STREET – west side of Polk, between Pine Street and Austin Street, Lot 002 in Assessor’s Block 0667 (District 3) - Request for Conditional Use Authorization pursuant to Planning Code Section 723.44 and 303 to legalize the expansion of an existing Restaurant Use (d.b.a. Ben Thai Café) at 1331 Polk Street into the adjacent tenant space at 1335 Polk Street. While the existing Restaurant Use occupies both storefronts, the establishment of the Restaurant Use at the 1335 Polk Street constitutes a change of use from Limited Restaurant to Restaurant. Minor interior tenant improvements are proposed as part of the change of use, with no expansion of the existing building. The subject property is located within the Polk Street Neighborhood Commercial Zoning District an 65-A Height and Bulk District. A Planning Commission approval at the public hearing would constitute 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
C. COMMISSION MATTERS
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.
D. DEPARTMENT MATTERS
6. Director's Announcements
7. Review of Past Events at the Board of Supervisors, Board of Appeals and Historic Preservation Commission
E. GENERALPUBLIC 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.
8. 2016-010605PCA (A. BRASK: (415) 575-9078)
BETTER ROOFS ORDINANCE – Planning Code Amendment - Ordinance amending the Green Building Code, Planning Code and the Environment Code to establish requirements for certain new building construction facilitating development of renewable energy facilities and living roofs; setting an operative date of January 1, 2017; providing findings as to local conditions pursuant to the California Health and Safety Code; 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 Recommendation for Approval9. 2016-006227PCA (D. SANCHEZ: (415) 575-9082)
SIGN REGULATIONS [BOARD FILE NO. 160424] – Planning Code and Zoning Map Amendment introduced by Supervisor Peskin amending the Planning Code to correct and update provisions, delete obsolete or redundant sections, and reinstate the distinction between Historic and Vintage Signs; amending the Zoning Map to delete the Showplace Square Special Sign District, the South of Market General Advertising Special Sign District, and the Hamm’s Building Historic Special Sign 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 findings of public necessity, convenience, and welfare under Planning Code Section 302.
Preliminary Recommendation: Adopt a Recommendation for Approval with Modifications10. 2016-008022PCA (D. SANCHEZ: (415) 575-9082)
SIGNS - EXEMPTIONS AND GENERAL ADVERTISING SIGN PENALTIES [BOARD FILE NO. 160553] – Planning Code Amendment introduced by Supervisor Peskin amending the Planning Code to clarify that all noncommercial Signs are exempt from regulation pursuant to Planning Code, Article 6; increase penalties for repeat violations for the display of illegal General Advertising Signs; shorten the time before penalties for General Advertising Sign violations begin to accrue; allow property liens for such penalties that go unpaid; 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 findings of public necessity, convenience, and welfare under Planning Code Section 302.
Preliminary Recommendation: Adopt a Recommendation for Approval11. 2010.0305GPA (M. SNYDER: (415) 575-6891)
SUNNYDALE HOPE SF MASTER PLAN PROJECT – Initiation of General Plan Amendments – The 50-acre site is located in the Visitacion Valley neighborhood and is generally bounded by McLaren Park to the north, Crocker Amazon Park to the west, Hahn Street to the east and Velasco to the south. Request to Initiate Amendments to Map 4 of the Urban Design Element, “Urban Design Guidelines for the Heights of Buildings”, and Map 03 of the Recreation and Open Space Element, “Existing and Proposed Open Space”. Recreation and Open Space Element Map 03 would be amended so that new proposed open space within the Sunnydale site would be reflected in the map; Urban Design Element Map 4 would be amended so that the site is shaded with the height designation of 41 – 88 feet. The amendments, along with proposed Planning Code Text Amendments, Map Amendments, new Design Guidelines, and a Development Agreement would enable the Sunnydale Hope SF Master Plan Project, which would completely reconstruct the existing Housing Authority site. The resultant project would consists of a maximum of 1,775 residential units, (775 replacement affordable units, approximately 196 additional affordable housing units, and up to 731 market rate units). The master plan would also include all new streets, utilities and infrastructure as well as 6.5 acres of new open spaces, and approximately 60,000 square feet of new neighborhood serving retail and community spaces.
Preliminary Recommendation: Initiate12. 2010.0515GPA (M. SNYDER: (415) 575-6891)
POTRERO HOPE SF MASTER PLAN PROJECT – Initiation of General Plan Amendments – The 38-acre site is located on the south and east slopes of Potrero Hill and is generally bounded by 22nd Street and the Potrero Recreation Center to the north, Wisconsin Street to the west, 25th and 26th Streets to the south, and Missouri Street and Texas Street to the east. Request to Initiate Amendments to Map 4 of the Urban Design Element, “Urban Design Guidelines for the Heights of Buildings”, and Map 03 of the Recreation and Open Space Element, “Existing and Proposed Open Space”. Recreation and Open Space Element Map 03 would be amended so that new proposed open space within the Potrero site would be reflected in the map; Urban Design Element Map 4 would be amended so that the site is shaded with the height designation of 41 – 88 feet. The amendments, along with proposed Planning Code Text Amendments, Map Amendments, new Design Guidelines, and a Development Agreement would enable the Potrero Hope SF Master Plan Project, which would completely reconstruct the existing Housing Authority site. The resultant project would consists of a maximum of 1,700 residential units, (606 replacement affordable units, approximately 152 additional affordable housing units, and up to 943 market rate units). The master plan would also include all new streets, utilities and infrastructure as well as 3.5 acres of new open spaces, and approximately 45,000 square feet of new neighborhood serving retail and community spaces.
Preliminary Recommendation: Initiate13. 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 August 4, 2016)14. 2015-002135CUA (C. TOWNES: (415) 575-9195)
654 CAPP STREET – West side of Capp Street between 23rd and 24th Streets; Lot 041 in Assessor’s Block 3642 (District 9) – Request for a Conditional Use Authorization (CUA), pursuant to Planning Code Section 303 and 317, to demolish the existing 2,020 square foot, one-story-over-basement, single family residence (with detached rear accessory building) on a 3,062 sf (25’x122.5’) lot, and construct a new 40-foot tall, four-story, 7,815 square foot, residential building with four dwelling units. Pursuant to Planning Code Section 317(c), an application for a permit that would result in the loss of one or more Residential Units is required to obtain Conditional Use Authorization and the application for a replacement building shall be subject to Conditional Use requirements. The subject property is located within the RTO-M (Residential Transit Oriented- Mission) 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 Conditions15. 2016-005514CUA (N. TRAN: (415) 575-9174)
4489 MISSION STREET – south side of Mission Street between Avalon and Excelsior Avenues, Lot 016 in Assessor’s Block 6013 (District 11) - Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 303.1, 703.4 and 745.40 to establish an approximately 1,270 square foot Formula Retail use (a wireless store d.b.a. Cricket Wireless Authorized Retailer) in an existing two-story commercial/residential building within the Excelsior Outer Mission Street NCD (Neighborhood Commercial District) Zoning District and 40-X Height and Bulk District. The project includes minor tenant improvements and new signage. 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
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.
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.
16. 2014-002562DRP (T. KENNEDY: (415) 575-9125)
1883 CHURCH STREET – east side between Randall Street and 30th Street; Lot 027 in Assessor’s Block 6656 - Request for Discretionary Review of Building Permit Application No. 2014.11.26.2579, proposing a horizontal addition in the rear of an existing one unit residential building 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
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