Planning Commission - September 22, 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 22, 2016
12:00 p.m.
Regular Hearing
Commissioners
Rodney Fong, President
Dennis Richards, Vice President
Rich Hillis, Christine Johnson, Kathrin Moore, Joel Koppel, Myrna Melgar
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, Joel Koppel, Myrna Melgar
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. 2016-007198PCA (T. CHANG: (415) 575-9197)
ACADEMY OF ART UNIVERSITY PLANNING CODE TEXT CHANGES – Consideration of Planning Code Amendments related to Academy of Art University (AAU) - The Planning Commission will consider the adoption of an Ordinance amending the Planning Code to allow a limited conversion of Existing Housing to Student Housing Use for two specific properties. The Ordinance recommended for Adoption would waive the applicability of the prohibition on conversion of Residential Units to Student Housing set forth in Planning Code Section 317(e) to 2209 Van Ness Avenue (Lot 005 in Assessor's Block 0570) and 2211 Van Ness Avenue (Lot 029 in Assessor's Block 0570). The proposed Ordinance would also establish criteria for conditional use authorization applicable to conversions to Student Housing for 2209 Van Ness Avenue and 2211 Van Ness Avenue; make findings under the California Environmental Quality Act; make findings under Planning Code Section 302 of public necessity, convenience, and welfare; make findings of consistency with the General Plan and the eight priority policies of Planning Code Section 101.1; and provide for expiration of the provision by operation of law three years after its effective date.
Preliminary Recommendation: Adopt a Recommendation for Approval
(Proposed for Continuance to November 17, 2016)1b. 2016-000559PCA (T. CHANG: (415) 575-9197)
ACADEMY OF ART UNIVERSITY PLANNING CODE TEXT CHANGES – A Consideration of Planning Code Amendments related to Academy of Art University (AAU). The Planning Commission will consider the proposal from the Academy of Art University to adopt an Ordinance that includes a grandfathering provision applicable to former Planning Code Section 317(f) to enable the unauthorized conversion of Residential Units to Student Housing for the following properties: 1080 Bush Street (Lot 015 in Assessor’s Block 0275); 1153 Bush Street (Lot 026 in Assessor’s Block 0281); 1916 Octavia Street (Lot 011 in Assessor’s Block 0640); 1055 Pine Street (Lot 009 in Assessor’s Block 0275); 860 Sutter Street (Lot 006 in Assessor’s Block 0275); 2209 Van Ness Avenue (Lot 005 in Assessor's Block 0570) and 2211 Van Ness Avenue (Lot 029 in Assessor's Block 0570). The proposed Ordinance incorporates the already established conditional use authorization criteria for Residential Conversion pursuant to former Planning Code Section 317(f)(2).
Preliminary Recommendation: Adopt a Recommendation for Disapproval
(Proposed for Continuance to November 17, 2016)1c. 2012.0646PCA (T. CHANG: (415) 575-9197)
ACADEMY OF ART UNIVERSITY PLANNING CODE TEXT CHANGES – A Consideration of Planning Code Amendments related to Academy of Art University (AAU). The Planning Commission will consider the proposal from the Academy of Art University to adopt an ordinance that expands the grandfathering provision to Section 175.5(b) to enable the legalization of the unauthorized conversion of Office space to Institutional use for 601 Brannan Street (Lot 132 in Assessor’s Block 3785). If the Planning Commission chooses to adopt the subject Ordinance, the Ordinance will need to be revised to make findings under Planning Code Section 302 of public necessity, convenience, and welfare; make findings of consistency with the General Plan and the eight priority policies of Planning Code Section 101.1; and provide for expiration of the provision by operation of law three years after its effective date.
Preliminary Recommendation: Adopt a Recommendation for Disapproval
(Proposed for Continuance to November 17, 2016)2a. 2007.1082C (T. CHANG: (415) 575-9197)
2209 VAN NESS AVENUE – located on the west side of Van Ness Avenue between Broadway and Vallejo Streets, Lot 029 in Assessor’s Block 0318 (District 2) - Request for Conditional Use Authorization, pursuant to Planning Code Sections 317 and 303, for the conversion of Residential Units to Student Housing. The project proposes to legalize the conversion of one Residential Unit to 22 Student Housing rooms within a Residential-Commercial, Medium Density (RC-3) Zoning and 80-D 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
(Proposed for Continuance to November 17, 2016)2b. 2007.1083C (T. CHANG: (415) 575-9197)
2211 VAN NESS AVENUE – located on the west side of Van Ness Avenue between Broadway and Vallejo Streets, Lot 029 in Assessor’s Block 0318 (District 2) - Request for Conditional Use Authorization, pursuant to Planning Code Sections 317 and 303, for the conversion of Residential Units to Student Housing. The project proposes to legalize the conversion of two Residential Units and one Commercial Unit to three Dwelling Units and 8 Student Housing rooms within a Residential-Commercial, Medium Density (RC-3) Zoning and 80-D 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
(Proposed for Continuance to November 17, 2016)2c. 2007.1073C (C. CAMPBELL: (415) 575-8732)
1916 OCTAVIA STREET – located on the east side of Octavia Street between Sacramento and California Streets, Lot 011 in Assessor’s Block 0640 (District 2) – Request for Conditional Use Authorization, pursuant to Planning Code Sections 317 and 303, for the conversion of Residential Units to Student Housing. The project proposes to legalize the conversion of 20 Residential Hotel rooms to 22 Student Housing rooms within a Residential-House, Two-Family (RH-2) Zoning and 40-X 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: Disapprove
(Proposed for Continuance to November 17, 2016)2d. 2007.1074C (C. GROB: (415) 575-9138)
1055 PINE STREET – located on the south side of Pine Street between Jones and Taylor Streets, Lot 009 in Assessor’s Block 0275 (District 3) - Request for Conditional Use Authorization, pursuant to Planning Code Sections 317 and 303, for the conversion of 59 Residential Hotel rooms to Student Housing. The project proposes to legalize the conversion of 59 Residential Hotel rooms to 81 Student Housing rooms within a Residential-Mixed, High Density (RM-4) Zoning District, Nob Hill Special Use District and 65-A 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: Disapprove
(Proposed for Continuance to November 17, 2016)2e. 2007.1077C (C. GROB: (415) 575-9138)
860 SUTTER STREET – located on the north side of Sutter Street between Leavenworth and Jones Streets, Lot 006 in Assessor’s Block 0281 (District 3) - Request for Conditional Use Authorization, pursuant to Planning Code Sections 317 and 303, for the conversion of 50 Residential Hotel Rooms to Student Housing. The project proposes to legalize the conversion of 50 Residential Hotel rooms and 39 Tourist Hotel rooms to 89 Student Housing rooms within a Residential-Commercial, High Density (RC-4) Zoning and 80-A 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: Disapprove
(Proposed for Continuance to November 17, 2016)2f. 2007.1070C (S. ADINA: (415) 575-8722)
1080 BUSH STREET – located on the north side of Bush Street between Leavenworth and Jones Streets, Lot 015 in Assessor’s Block 0276 (District 3) - Request for Conditional Use Authorization, pursuant to Planning Code Sections 317 and 303, for the conversion of 15 Residential Hotel Rooms to Student Housing. The project proposes to legalize the conversion of 15 Residential Hotel rooms to 15 Student Housing rooms within a Residential-Commercial, High Density (RC-4) Zoning and 65-A 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: Disapprove
(Proposed for Continuance to November 17, 2016)2g. 2007.1071C (S. ADINA: (415) 575-8722)
1153 BUSH STREET – located on the south side of Bush Street between Leavenworth and Hyde Streets, Lot 026 in Assessor’s Block 0280 (District 3) - Request for Conditional Use Authorization, pursuant to Planning Code Sections 317 and 303, for the conversion of 15 Residential Hotel Rooms to Student Housing. The project proposes to legalize the conversion of 15 Residential and Residential Hotel rooms to 15 Student Housing rooms within a Residential-Commercial, High Density (RC-4) Zoning and 65-A 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: Disapprove
(Proposed for Continuance to November 17, 2016)3. 2016-008126MAP (A. STARR: (415) 558-6362)
UPPER MARKET STREET – Planning Code and Zoning Map Amendment - Ordinance amending the Planning Code to revise Section Map ZN07 of the Zoning Map to delete the Upper Market Street Neighborhood Commercial (NC) District and reclassify Block 2623, Lot 006 at 376 Castro Street and Block 2623, Lot 091 at 2416-2420 Market Street from Upper Market Street NC District to the Upper Market Street Neighborhood Commercial Transit (NCT) District; affirming the Planning Commission’s determination under the California Environmental Quality Act; making findings of public convenience, necessity, and welfare under Planning Code, Section 302; 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 Approval
(Proposed for Continuance to November 17, 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. 2015-000904CUA (T. KENNEDY: (415) 575-9125)
2201 MARKET STREET – south side of Market Street and Sanchez Street, located in the Castro District, Lot 001 in Assessor’s Block 3559 (District 8) - Request for Conditional Use Authorization to change a use from a retail to Business or Professional Service (Catarra Real Estate) pursuant Planning Code Sections 303, 733.53 and 790.108. The Zoning Classification of the subject site is the Upper Market Neighborhood Commercial Transit (NCT) with a Height and Bulk District of 60/65-X. This proposed use will occupy an existing tenant space on the ground level and is 3,788. 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 hearing September 8, 2016)
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. 2010.1182CWP (P. PETERSON: (415) 575-9163)
EASTERN NEIGHBORHOOD MONITORING REPORT – Informational Presentation - The Eastern Neighborhoods Plans Monitoring Reports describe commercial and residential development activities in all five neighborhoods between 2011 and 2016. These are the second five-year time series monitoring reports for the Central Waterfront, East SoMa, Mission, and Showplace Square/Potrero Hill since their plans adoption in 2009 and the first for Western SoMa, which was adopted in 2013. The reports account for new construction, demolitions and alterations completed in the last five years as well as provide near term development trends in the pipeline. The Reports also discuss implementation of proposed programming, including affordable housing construction, fees collected, historic preservation, and first source hiring. There is a monitoring report for each Eastern Neighborhood Area Plan and these are available for public review at the Planning Department or downloaded through the department website. Reference copies will also available at the Government Information Center at the San Francisco Main Public Library.
Preliminary Recommendation: None - Informational9. 2016-003658GEN (M. MOHAN: (415) 575-9141)
RESIDENTIAL EXPANSION REVIEW – A clear process for alterations and demolitions. An Informational Presentation on the Department’s proposal to eliminate tantamount to demolition controls with a new “residential expansion review.” This threshold would identify proposed residential projects with policy issues which would necessitate review by the Planning Commission. For more information, please visit our website at –http://sf-planning.org/legislative-affairs.
Preliminary Recommendation: None - Informational10. 2016-011082PCA (A. STARR: (415) 558-6362)
Temporary Homeless Shelters in PDR, WMUO, and SALI DistrictS [BF 160960] – Planning Code Amendment - Ordinance amending the Planning Code to allow temporary Homeless Shelters in the Production, Distribution, and Repair, the WSoMa Mixed Use-Office, and the Service/Arts/Light Industrial zoning districts, subject to conditional use authorization; affirming the Planning Commission’s determination under the California Environmental Quality Act; making findings of public convenience, necessity, and welfare under Planning Code, Section 302; 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 Approval11. 2016-010665CUA (E. SAMONSKY: (415) 575-9112)
25TH STREET NAVIGATION CENTER – terminus of 25th Street, east of Michigan Street;(District 10) - Request for Conditional Use Authorization, pursuant to Planning Code Sections 210.3 and 303 to establish an approximately 9,200 square foot temporary Homeless Shelter use, with accessory Social Service Facility use, in a temporarily vacated right-of-way within the Production, Distribution & Repair -1-General (PDR-1-G) and Heavy Manufacturing (M-2) Zoning Districts, and the 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 Conditions12. 2013.0517X (K. DURANDET: (415) 575-6816)
98 PENNSYLVANIA STREET - located on the north side of 17th Street bounded by Pennsylvania Avenue to the east, Mississippi Street to the west and 7th Street to the north, Lot 002 in Assessor’s Block 3948 (District 10) - Request for Large Project Authorization, pursuant to Planning Code Section 329, for the construction of a five-story (48-ft. tall) over basement residential buildings (measuring approximately 48,000 gross square feet) with 46 dwelling units, 31 below-grade off-street parking spaces, 46 Class 1 bicycle parking spaces, and approximately 2 Class 2 bicycle parking spaces. The project includes private and common open space. The subject property is located within the UMU (Urban Mixed Use) Zoning District, and 48-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 May 19, 2016)13a. 2014-000601ENX (R. SUCRE: (415) 575-9108)
2675 FOLSOM STREET – located along the east side of Folsom Street between 22nd and 23rd Streets, Lots 006, 007, and 024 in Assessor’s Block 3639 (District 9) – Request for a Large Project Authorization, pursuant to Planning Code Section 329, for the demolition of the three existing buildings, and the new construction of a four-story residential building (measuring approximately 109,917 gross square feet; approximately 40-ft tall) with 117 dwelling units, approximately 5,291 square feet of PDR use, 66 off-street parking spaces, 160 Class 1 bicycle parking spaces, 14 Class 2 bicycle parking spaces, and a publically-accessible mid-block alley. Under the LPA, the project is seeking an exception to certain Planning Code requirements, including: 1) rear yard (Planning Code Section 134); 2) dwelling unit exposure (Planning Code Section 140); 3) street frontage (Planning Code Section 145.1); 4) off-street freight loading (Planning Code Section 152.1); and, 5) horizontal mass reduction (Planning Code Section 270.1). The project site is located within the UMU (Urban Mixed-Use), RH-2 (Residential, House, Two-Family), 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: Approve with Conditions
(Continued from Regular Meeting of August 4, 2016)13b. 2014-000601CUA (R. SUCRE: (415) 575-9108)
2675 FOLSOM STREET – located along the east side of Folsom Street between 22nd and 23rd Streets, Lots 006, 007, and 024 in Assessor’s Block 3639 (District 9) – Request for a Conditional Use Authorization, pursuant to Planning Code Sections 209.1 and 303, and Planning Commission Resolution No. 19548, allow the dwelling unit density at a ratio of one dwelling unit per 1,000 square feet of lot area in the RH-3 Zoning District, and allow new construction of more than 75 dwelling units per the Mission 2016 Interim Zoning Controls. The proposed project includes the new construction of a four-story, 40-ft tall, residential building with 117 dwelling units, approximately 5,291 square feet of PDR space, and 66 off-street parking spaces. The project site is located within the UMU (Urban Mixed-Use), RH-2 (Residential, House, Two-Family), RH-3 (Residential, House, Three-Family) Zoning District, and 40-X Height and Bulk District.
Preliminary Recommendation: Approve with Conditions
(Continued from Regular Meeting of August 4, 2016)
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.
14. 2015-015814DRP (S. JIMENEZ: (415) 575-9187)
150 2ND AVENUE – Located on the east side of 2nd Avenue between Lake Street and California Street; Lots 101 and 102 in Assessor’s Block 1361 (District 2) - Request for Discretionary Review of Building Permit Application No. 2015.10.28.1088, proposing the construction of a two-story horizontal addition with roof deck atop at the rear of the existing three-story, two-family dwelling which is located within the 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 Approve15. 2015-014114DRP (C. MAY: (415) 575-9087)
245 EUCLID AVENUE – southeast corner of Euclid Avenue and Collins Street; Lot 035 in Assessor’s Block 1069 (District 2) - Request for Discretionary Review of Building Permit Application No. 2015.10.02.8734, proposing the construction of a third floor vertical addition and horizontal infill additions at the ground floor, as well as the expansion of the existing year yard terraced patio 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 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 Approve16. 2015-006856DRP (E. JACKSON: (415) 558-6363
4320 24TH STREET – Located on the north side of 24th Street, between Hoffman Avenue and Douglass Street; Lot 30 in Assessor’s Block 2829 (District 8) - Request for Discretionary Review of Building Permit Application No. 2015.05.14.6375, proposing the construction of a new vertical third floor addition to the existing two-story single-family dwelling. The Project 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.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve17. 2015-000487DRP (N. TRAN: (415) 575-9174)
2438 30TH AVENUE – Located on the east side of 30th Avenue, between Taraval and Ulloa Avenues; Lot 31 in Assessor’s Block 2396 (District 4) - Request for Discretionary Review of Building Permit Application No. 2015.01.08.5238, proposing the construction of a horizontal and vertical addition with rear excavation to expand the basement, ground and 2nd levels. No work is proposed at the front façade. The Project 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 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