Planning Commission - April 7, 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, April 7, 2016
12:00 p.m.
Regular Hearing
Commissioners
Rodney Fong, President
Dennis Richards, Vice President
Michael Antonini, Rich Hillis, Christine Johnson, Kathrin Moore, Cindy Wu
Commission Secretary
Jonas P. Ionin
|
Hearing Materials are available at: Commission Hearing Broadcasts: |
ROLL CALL
President: Rodney Fong
Vice-President: Dennis Richards
Commissioners: Michael 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.
1a. 2014.1041DNX (D. VU: (415) 575-9120)
390 1ST STREET - northwest corner of 1st and Harrison Streets; Lot 058 in Assessor’s Block 3749 (District 6) - Request for Downtown Project Authorization pursuant to Planning Code Sections 309.1 and 827 to demolish an automotive service station and construct an approximately 212,429 square feet, fourteen-story and 138-feet 6-inches tall residential building consisting of up to 180 dwelling units, approximately 365 square feet of ground floor commercial space, and up to 95 underground parking spaces. The project is also requesting exceptions to the permitted obstructions and dwelling unit exposure requirements pursuant to Planning Code Sections 136 and 140, respectively. The subject property is located within the Rincon Hill Downtown Residential (RH-DTR) District, and 45/65-R and 65/400-R Height and Bulk Districts. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to San Francisco Administrative Code Section 31.04(h).
(Continued from Regular Meeting of March 24, 2016)
(Proposed for Continuance to April 28, 2016)1b. 2014.1041CUA (D. VU: (415) 575-9120)
390 1ST STREET – northwest corner of 1st and Harrison Streets; Lot 058 in Assessor’s Block 3749 (District 6) - Request for Conditional Use Authorization pursuant to Planning Code Sections 202.5 and 303 for the conversion of an automobile service station to allow the demolition of all existing structures and construction of a new approximately 212,429 square feet, fourteen-story and 138-feet 6-inches tall residential building consisting of up to 180 dwelling units, approximately 365 square feet of ground floor commercial space, and up to 95 underground parking spaces. The subject property is located within the Rincon Hill Downtown Residential (RH-DTR) District, and 45/65-R and 65/400-R Height and Bulk Districts.
(Continued from Regular Meeting of March 24, 2016)
Proposed for Continuance to April 28, 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
2. 2015-006156CND (J. DISALVO: (415) 575-9182)
3241 25TH STREET – southeast corner of the intersection of 25th and Shotwell Streets as well as the southwest corner of the intersection of 25th and Horace Streets; Lot 034 of Assessor’s Block 6525 (District 9) - Request for Condominium Conversion Subdivision to convert a three-story building containing four residential units and one commercial condominium into four residential condominiums and one commercial condominium within a RH-3 (Residential, House Three-Family) Zoning District and 40-X Height and Bulk District. The project was determined not to be a project under CEQA Guidelines Sections 15060(c) and 15378 because there is no direct or indirect physical change in the environment. 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: Approve3. 2015-005078CUA (C. ASBAGH: 415/575-9165)
713 CLAY STREET - south side of Clay Street, between Walter Lum Place and Kearny Street; lot 047 of Assessor’s Block 0226 (District 3) - Request for a Conditional Use Authorization, pursuant to Sections 303 810.44 to change the use of an existing 1,980 square foot Limited Restaurant (d.b.a Sam Wo Restaurant and Bakery) into a Restaurant that will operate as a Bona Fide Eating Place in the ground floor commercial space within the CCB (Chinatown Commercial Business District) and 50-N 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 Conditions4. 2014-003109CUA (E. JARDINES: (4215) 575-9144)
3434 17TH STREET - northeast side of 17th Street, east side of Albion Street; Lots 013, 014, 015 and 016 in Assessor’s Block 3568 (District 8) - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 726.56 and subject to the criteria of 158.1, to allow the temporary conversion of an existing parking lot (currently accessory to a mortuary DBA “Duggan Funeral Home”) into a commercial parking lot open to the general public (DBA Golden State Parking), within the Valencia Street NCT (Neighborhood Commercial Transit) 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.
Preliminary Recommendation: Approve with Conditions
C. COMMISSION MATTERS
5. Consideration of Adoption:
6. 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
8. Review of Past Events at the Board of Supervisors, Board of Appeals and Historic Preservation Commission
9. 2014-001179CWP (T. OJEDA: (415) 558-6251)
HOUSING BALANCE REPORT - On April 21, 2015, the Board of Supervisors passed Ordinance No. 53-15 amending the Planning Code to include a new Section 103 requiring the Planning Department to monitor and report on the “housing balance” between new market rate housing and new affordable housing production. The ordinance required that reports are to be submitted March 1 and September 1 of each year. This will be the third report in the series. The Ordinance also mandated an annual public hearing before the Board of Supervisors on the progress towards meeting the City’s affordable housing goals. This Informational Presentation will highlight the Report’s findings to the Commission.
Preliminary Recommendation: None - Informational
E. GENERAL PUBLIC COMMENT – 15 MINUTES
At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items. With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting. Each member of the public may address the Commission for up to three minutes.
F. REGULAR CALENDAR
The Commission Hearing Procedures provide for presentations by staff; followed by the project sponsor team; followed by public comment for and against the proposal. Please be advised that the project sponsor team includes: the sponsor(s) or their designee, lawyers, architects, engineers, expediters, and/or other advisors.
10. (S. WERTHEIM: (415) 558-6612; C. HAW: (415) 558-6618; L. LYNCH: (415) 575-9045)
UPDATE ON PRODUCTION, DISTRIBUTION AND REPAIR (PDR) IN SAN FRANCISCO – Informational Presentation on: (1) the State of Production, Distribution and Repair (PDR) Uses in San Francisco including a closer examination of PDR conversion in the Eastern Neighborhoods; and (2) the Department’s enforcement of PDR including history, areas where complaints have been generated and how complaints are investigated.
Preliminary Recommendation: None - Informational11. 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 (District 8) - 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 100% and in excess of 3,000 square feet, and would increase the legal unit count from one- to two-units, 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 San Francisco Administrative Code Section 31.04(h).
Preliminary Recommendation: Approve with Conditions
(Continued from Regular Meeting of March 3, 2016)12. 2015-010606CUA (J. DISALVO: (415) 575-9182)
898 SOUTH VAN NESS AVENUE - northwest corner intersection of South Van Ness Avenue and 20th Street; Lot 010 in Assessor’s Block 3595 (District 9) - Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 711.27 to extend the hours of operation of an existing retail use authorized as a laundromat (d.b.a. Fiesta Laundromat). No expansion to existing facilities or other physical changes are proposed. The project is located within the NC-2 (Small-Scale Neighborhood Commercial) District and a 55-X Height and Bulk District. The project was determined not to be a project under CEQA Guidelines Sections 15060(c) and 15378 because there is no direct or indirect physical change in the environment.
Preliminary Recommendation: Approve with Conditions13a. 2014-000609CUA (M. BOUDREAUX: (415) 575-9140)
875 CALIFORNIA STREET/ 770 POWELL STREET - located on the south side of California Street and east side of Powell Street; Lots 017 and 016 in Assessor’s Block 0256 (District 3) - Request for Conditional Use Authorization per Section 303, 155, 253 and 271 of the Planning Code to allow continuation of a curb cut on California Street, to allow height exceeding 50 feet in a RM district and to exceed bulk limitations per Code Section 270. The project proposes demolition of an existing two-story parking structure and demolition of a surface parking lot to construct a new 65-foot-tall, 7-story residential building with 44 residential units. An underground 48-space parking garage is proposed to be accessed from California Street. Additionally, 86 Class 1 bicycle parking spaces and 2 Class 2 bicycle parking spaces are proposed. Two lots are proposed for merger. The property is within a RM-4 (Residential-Mixed, High Density) Zoning District, Nob Hill Special Use District, and 65-A 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 Conditions13b. 2014-000609VAR (M. BOUDREAUX: (415) 575-9140)
875 CALIFORNIA STREET/ 770 POWELL STREET - south side of California Street and east side of Powell Street; Lots 017 and 016 in Assessor’s Block 0256 (District 3) - Request for Variance from Planning Code Sections 134(a) and 140 to allow a rear yard ranging from 0 feet lot depth to 53 feet 6 inch lot depth where the rear yard requirement ranges from 34 feet 4 inches to 31 feet of lot depth, and for dwelling unit exposure for four dwelling units. The project proposes demolition of an existing two-story parking structure and demolition of a surface parking lot to construct a new 65-foot-tall, 7-story residential building with 44 residential units, 48 underground parking spaces and 86 Class 1 bicycle parking spaces on two merged lots. The property is within a RM-4 (Residential-Mixed, High Density) Zoning District, Nob Hill Special Use District, and 65-A Height and Bulk District.14a. 2014.1121DNX (T. CHANG: (415) 575-9197)
1601 MISSION STREET - southeast side of Mission Street, northwest side of South Van Ness Avenue; Lot 043 in Assessor’s Block 3514 (District 6) - Request for Downtown Project Authorization and determination of compliance pursuant to Planning Code Section 309, with exceptions to the requirements for "Reduction of Ground-Level Wind Currents in C-3 Districts" (Section 148). The Project includes the removal of an existing car wash and gas station and the new construction of a 12-story, 120-foot-tall, approximately 273,400 gross square foot, mixed use building, with 220 dwelling units, 5 retail spaces totaling approximately 7,336 square-feet, 97 off-street vehicular parking spaces, and 145 (131 Class 1 and 14 Class 2) bicycle parking spaces. The Project is located in a C-3-G (Downtown General) Zoning and 120-R-2 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 Conditions14b. 2014.1121CUA (T. CHANG: (415) 575-9197)
1601 MISSION STREET - southeast side of Mission Street, northwest side of South Van Ness Avenue; Lot 043 in Assessor’s Block 3514 (District 6) - Request for Conditional Use Authorization pursuant to Planning Code Section 151.1 to allow up to one parking space for every two dwelling units. The Project includes the removal of an existing car wash and gas station and the new construction of a 12-story, 120-foot-tall, approximately 273,400 gross square foot, mixed use building, with 220 dwelling units, 3 to 5 retail spaces totaling approximately 7,336 square-feet, 97 off-street vehicular parking spaces, and 145 (131 Class 1 and 14 Class 2) bicycle parking spaces. The Project is located in a C-3-G (Downtown General) Zoning and 120-R-2 Height and Bulk District.
Preliminary Recommendation: Approve with Conditions14c. 2014.1121VAR (T. CHANG: (415) 575-9197)
1601 MISSION STREET - southeast side of Mission Street, northwest side of South Van Ness Avenue; Lot 043 in Assessor’s Block 3514 (District 6) - Request for Variance from “Exposure” per Section 140 and “Active Street Frontages” per Section 145. The Project includes the removal of an existing car wash and gas station and the new construction of a 12-story, 120-foot-tall, approximately 273,400 gross square foot, mixed use building, with 220 dwelling units, 3 to 5 retail spaces totaling approximately 7,336 square-feet, 97 off-street vehicular parking spaces, and 145 (131 Class 1 and 14 Class 2) bicycle parking spaces. The Project is located in a C-3-G (Downtown General) Zoning and 120-R-2 Height and Bulk District.
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.
15. 2014.1253DRP (J. HORN: (415) 575-6925)
276 HARTFORD STREET - west side between 19th and 20th Streets; Lot 051 in Assessor's Block 3602 (District 7) - Requests for Discretionary Review of Building Permit Application No. 2013.12.11.3907 proposing to construct side, rear and vertical additions to the existing structure, designated as a two-family dwelling. The project proposes to convert the existing basement crawlspace into habitable space, rehabilitate the building interior, raise the existing front gable roof structure 1 foot in height, and increase the overall building depth through a 3-story rear horizontal addition. The property is currently used as a single family residence. The property is located within a RH-3 (Residential, House, Three-Family) Zoning District and 40-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to San Francisco Administrative Code Section 31.04(h).
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve16. 2014-004141DRP (N. TRAN: (415) 575-9174)
1188 DIAMOND STREET – west side between Clipper and 26th Streets; Lot 006A in Assessor's Block 6556 (District 8) - Request for Discretionary Review of Building Permit Application No. 2015.03.23.1599 proposing to construct front, rear, side and vertical additions to the existing single-family dwelling. The project proposes lightwell infill, a fourth level addition with roof deck, approximately two feet of excavation at the garage and installation of a new floor plate between the existing garage and habitable floor above to create an additional level. Interior remodeling and exterior changes such as new windows and rear patio excavation are also proposed. The 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 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 Approve17. 2015-003686DRP-03 (N. TRAN: (415) 575-9174)
437 HOFFMAN AVENUE - east side between 24th and 25th Streets; Lot 024 in Assessor's Block 6503 (District 8) - Requests for Discretionary Review of Building Permit Application No. 2014.04.11.3029 proposing to construct side, rear and vertical additions to the existing single-family dwelling. The project includes extensive interior remodeling and exterior changes such as raising the structure six feet for a new garage door, front porch, entry stairs and rear terrace/deck. The 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 San Francisco Administrative Code Section 31.04(h).
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