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City and County of San Francisco

October 18, 2012

SAN FRANCISCO

PLANNING COMMISSION

Meeting Minutes

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, October 18, 2012

12:00 PM

Regular Meeting

 

COMMISSIONERS PRESENT:   Fong, Wu, Antonini, Hillis, Moore, Sugaya

COMMISSIONER ABSENT:        Borden

 

THE MEETING WAS CALLED TO ORDER BY PRESIDENT FONG AT 12:10 PM.

 

STAFF IN ATTENDANCE:  John Rahaim – Director of Planning, Scott Sanchez – Zoning Administrator, Anmarie Rodgers, Rich Crawford, Diego Sanchez, Kate Conner, Adrian Putra, Gretchen Hilyard, Tara Sullivan, Michael E. Smith, and Linda Avery – Commission Secretary.

 

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.

           

            None

 

B.         CONSENT CALENDAR

 

All matters listed hereunder constitute a Consent Calendar, are considered to be routine by the Planning Commission, and will 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

 

1.             2012.1097C                                                                         (C. TEAGUE: (415) 575-9081)

201 FOLSOM STREET (A.K.A. 314 MAIN STREET) - east side between Main and Beale Streets; Lot 003 (previously Lot 001) of Assessor’s Block 3746 - Request for Conditional Use Authorization, pursuant to Planning Code Section 303(e) to modify the performance period condition of Motion No. 16647 for Case No. 2000.1073C to extend the approval period another year from the date of expiration of the previous extension approval (Motion No. 17945) of a mixed use project consisting of two residential towers of heights of 350 and 400 feet above an 80-foot podium, with up to 725 dwelling units, 750 off-street parking spaces, and 38,000 square feet of commercial space, in a RC-4 (Residential-Commercial Combined, High Density Districts) and a 400-W Height and Bulk District; and within the Folsom and Main Residential/Commercial Special Use District.

Preliminary Recommendation: Approval with Conditions

                        (Continued from Regular Meeting of October 11, 2012)

 

SPEAKERS:     Carl Sherman, Sue Hestor, Andrew Green

ACTION:            Approved

AYES:              Fong, Wu, Antonini, Hillis, Moore, Sugaya

ABSENT:          Borden

MOTION:           18719

 

2.             2012.0543T                                                                      (A. RODGERS (415) 558-6395)

INTENT TO INITIATE DEPARTMENT-SPONSORED PLANNING CODE AMENDMENTS TO FIX ERRORS IN THE PLANNING CODE - Pursuant to Planning Code Section 302, the Planning Commission will consider a Resolution of Intention to initiate amendments to the Planning Code. The amendments are intended to (1) correct clerical errors in Planning Code text, (2) revise existing graphics to be consistent with the existing text, (3) amend various zoning control tables, (4) improve Planning Code readability, and (5) adopt findings, including findings under the California Environmental Quality Act, Planning Code Section 302 findings, and findings of consistency with the General Plan and Planning Code Section 101.1.

Preliminary Recommendation: Approve a draft Resolution of Intention to initiate amendments to the Planning Code and schedule a public hearing to consider the amendments on or after November 29, 2012.

(Continued from Regular Meeting of October 11, 2012

 

SPEAKERS:     None

ACTION:            Approved

AYES:              Fong, Wu, Antonini, Borden, Hillis, Moore, Sugaya

RESOLUTION:   18718

 

C.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

Adoption of Commission Minutes – Charter Section 4.104 requires all commissioners to vote yes or no on all matters unless that commissioner is excused by a vote of the Commission.  Commissioners may not be automatically excluded from a vote on the minutes because they did not attend the meeting.

 

3.         Consideration of Adoption:

 

·         Draft Minutes of Regular Meeting of September 6, 2012

·         Draft Minutes of Regular Meeting of September 13, 2012

·         Draft Minutes of Regular Meeting of September 20, 2012

·         Draft Minutes of Special Meeting of September 20, 2012

·         Draft Minutes of Regular Meeting of September 27, 2012

·         Draft Minutes of Regular Meeting of October 4, 2012

 

SPEAKERS:     None

ACTION:            Approved with corrections to the Regular Meetings of September 20, & October 4, 2012

AYES:              Fong, Wu, Antonini, Borden, Hillis, Moore, Sugaya

 

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.

 

Commissioner Borden:

Today is California West Coast Shake Out which is to create awareness around earthquake preparedness. It happened at 10:18 A.M., and 9 million Californians participated. The whole idea was to stop, drop and cover. Basically, in the case of a disaster, you need to get under a sturdy piece of furniture or doorway – preferably under a piece of furniture if things are falling. I also wanted the public to know that the Red Cross launched an earthquake app available on both IPhone and Android. You can download the plan; send it to your family members; store your information; and find where shelters are in your community. You can get notifications when there are earthquakes in various places. You have the apps to click a button to say ‘I'm okay.’ So, if there is an earthquake your family members can find out about it. I wanted to make sure the public was aware this resource exists.  I was thinking about preparedness since we live in an earthquake zone.
Commissioner Antonini:

Number one: just acknowledging that the American Dental Association is meeting in San Francisco beginning today through Sunday.  It's a large convention and we're happy to have it and we're one of a rotation of three or four cities that is able to host that throughout the country. Secondly, the [Joint] Subcommittees met last week and will meet again this coming Wednesday on the 24th to move forward.  We will discuss that when we can with the [Commission] body as a whole, it's actually going to be calendared in the future if I'm not mistaken. And thirdly, I always wonder why we've been so fortunate in San Francisco to be the origin of so many innovative projects, inventions, concepts and businesses. Everywhere you go, you see things that were invented here. You see businesses that began here worldwide, not in the region, but specifically in the 49 square miles of San Francisco, and, of course, you know, obviously at the beginning of the port. The advantage of having the bay was the first factor. But I also think that one other advantage we have is our weather. Although everyone loves today's weather out there, I think if you have to do things in this heat and have to go long distances, it sort of may discourage your creativity. So, we're kind of blessed with, you know, a milder climate that makes you feel like doing things and that may be another reason and we also have generally, at least in the downtown area, fairly flat areas from which to communicate with one another. There's a book called "The Importance of Cities," and the author was noted as saying “large dense cities influence productivity;” and, you know, the utilization of the creative sectors in particular. He also says that the denseness results in knowledge spillovers which, you know, is one reason why one business attracts another close to it. Everybody talks about IPhones and electronic communications, but a lot of the spillover is still word of mouth, especially the more sensitive parts of it that, you know, can't be traced. If it's just a conversation, so, that's another reason maybe why businesses bunch together in areas where they're close to each other physically. So, interesting reading, and I found that to be quite interesting.

Commissioner Moore:

I have asked the Director, actually, to give this Securities and Exchange Commission and the public an update regarding an e-mail I received yesterday regarding the festival which is supposed to take place this week on Urban Prototyping. I could not even actually capture the abbreviation [of it], but I don't want to speak, but want him to speak to explain it to us.

 

      5.         Update and Discussion of Commission Secretary Search process

 

SPEAKERS:     None

ACTION:            Update and discussion only – no action

 

D.         DIRECTOR’S REPORT

 

6.         Director’s Announcements

 

Director Rahaim:

I just did want to report on this Urban Prototyping Festival that Commissioner Moore mentioned earlier. It is sponsored by the -- I forget the name of the organization all of a sudden -- the Bay Area Foundation for the Arts. It is a nonprofit based here in San Francisco, and the festival is essentially a day-long event that is focused on the public realm, but specifically about the interaction of urban design, public art and technology, and how those three interdisciplinary field can come together and address issues of the public. In fact, festival may be an incorrect word. Part of the event is essentially a workshop were folks from those three disciplines come together and create prototypes for thinking of the public environment in a different way.  They will be posting these.  The idea of these is that they can be replicated across the country. It is taking place Saturday -- I forget the hours, excuse me -- I believe it's from Noon to 10:00 P.M. and it's taking place around the streets of 5th and Mission - around the Old Chronicle properties. Literally they'll be closing off those alleys on the southwest corner of 5th and Mission where The Chronicle buildings are today. There are some speakers between roughly 12:00 and 4:00. I will be speaking late in the program just in general about the City's growth and how we're thinking about the public realm. And then later in the afternoon and evening there will be music and other events going on as well. But it's a very interesting. I think the most interesting part of it to me is that the interdisciplinary actions on how one might address the public realm differently and it is meant to be replicable in cities across the country. We certainly welcome your participation.

 

7.         Review of Past Week’s Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.

 

LAND USE COMMITTEE:

·         Lastly another Ordinance that would amend the Administrative Code to ensure the “Right to Return to Revitalized Public Housing” also sponsored by Supervisor Olague was heard.  The Planning Commission heard this item on Sept 27, at that time the Supervisor was still working with MOH and SFHA on changes so this commission recommended approval of the “return policy” but did not take a position on the details which were in flux.  Since your hearing the Supervisor continued to work with both agencies and the Ordinance was amended with their support in early October.  This week the ordinance was unanimously recommended for approval to the Full Board.

FULL BOARD OF SUPERVISORS:

  • The Update to the Community Safety Element of the General Plan was heard at committee this week.  The Commission recommended approval of this on June 14, 2012. This week the Board approved the ordinance on FINAL Reading.
  • The Ordinance that would change the threshold for the Inclusionary Affordable Housing program from buildings with 5 or more units to those with 10 or more was heard this week for final reading.  This Commission recommended approval of the Ordinance on June 16th.  This Ordinance is the “companion” legislation to the Housing Trust Fund and would only become effective if the voters approve the HTF in this November’s election[1]. Further, as this was amended by the Board last week, the City would be able to monitor the effect on housing production of this change and could decide to reinstate this fee at a later date if desired. With these amendments, the Ordinance was approved on FINAL reading by the Board. It is now sponsored by the Mayor, President Chiu and Supervisors Kim, Wiener, Cohen and Chu.
  • TIDF.  The Planning Commission heard the TIDF Update ordinance on July 19, 2012 The Planning Commission recommended approval of the ordinance with modifications[2].  The Mayor introduced substitute legislation included all of your recommendations.  This week the Full Board continued the Ordinance to November 20 without discussion.
  • The Board heard an Ordinance that would strengthen existing laws intended to restrict the conversion of apartment units to tourist or short-term use, a practice commonly known as hotelization.  The sponsor, Board President Chiu, described that the legislation clarifies that corporate entities cannot skirt our laws by signing long term leases of residential apartments for planned occupancies of less than 30 days. It also strengthens the enforcement process by creating an administrative review hearing for the Department of Building Inspection to evaluate complaints and by giving our residents the ability to seek legal recourse through the assistance of non-profit organizations. Last week, this Commission asked if this law would apply to rental housing as well as units owned by a corporation—and the answer was Yes, short-term rentals of residential units would not be allowed regardless of the ownership structure.   This week the Board approved the Ordinance on first reading.
  • The board considered an ordinance that would provide a 5’ height bonus for active uses in the Castro NCD and 24th Noe NCD.  This commission  recommended approval on September 27.  This week the Board approved the Ordinance on First reading.
  • The hearing of the  Housing Production and Reports Ordinance was interesting.  This Ordinance was before you on June 28 and approved with modifications. Supervisor Olague adopted most all the modifications recommended by this Commission and worked closely with staff and the Planning Director to make some minor changes. Supervisor Wiener had voted against this item in Committee and this week he proposed amendments to the Ordinance. Supervisor Weiner expressed a desire to produce a complete picture view of housing production: low income; middle income housing, senior housing; and various size of units. He proposed adding these additional categories to the dashboard and a change to when the dashboard would be required.  Supervisor Olague’s ordinance would require the dashboard for any reports associated with projects that have 5 or more residential units. His amendment would only require that the dashboard be added for those projects which are heard by the Planning Commission—it was this later amendment that Supervisor Olague objected to.  She expressed concern that the Plan Areas would enable additional projects to be approved without Commission review and that the dashboard should be considered for these projects too.  Planning Department staff clarified that the Department does not produce reports for projects which are not heard by the Commission—instead these projects are plan checked and only approved if they are code compliant.  Requiring the publication of the dashboard with these projects would potentially require the Department to spend additional time and create additional expense for code complaint projects as a report may be required where none is currently done. Board President Chiu asked if we could attach the Dashboard to any additional reports that would not currently be required by Olague’s ordinance—staff responded that we could attach the dashboard to projects that go before the Historic Preservation Commission and/or the appeal of housing projects before the Board of Supervisors.  Supervisors Campos and Kim discussed the alternatives and then Supervisor Olague asked for a week continuance to work on these issues.  With that the item was continued.

 

 

 

INTRODUCTIONS:

10/2/12:

§  120220 v.2 Planning Code - Signage Requirements for Privately-Owned Public Open Spaces. Ordinance amending the San Francisco Planning Code to: 1) consolidate into Section 138 the requirements for privately-owned public open space; 2) create a new Zoning Administrator Bulletin that will contain detailed design and graphics requirements for the required informational plaques.

§   

10/9/12:

§  111278 v. 2. Establishing the Art and Design Ed. SUD - 1111 Eighth Street. Supe. Cohen. Ordinance amending the San Francisco Planning Code by adding Section 249.67 and amending Section Map SU08 of the Zoning Map to: 1) establish the Art and Design Educational Special Use District at 1111 Eighth Street to facilitate the continued operation of the California College of the Arts and provide a regulatory scheme for a potential future phased expansion of the campus. (Banales)

§  120882 v. 2. Administrative Code - Board of Supervisors Review of Affordable Housing Trust Fund Supe. Chiu. Ordinance amending the San Francisco Administrative Code by adding Section 1.60 to require the Mayor's Office of Housing and the Planning Department to report to the Board of Supervisors every five years on the implementation of Charter Section 16.110, the Affordable Housing Trust Fund Charter Amendment.  (Haddadan) 

§  120996.  Planning Code - Efficiency Dwelling Units - Numerical Cap and Open/Common Space Requirements. Supe. Wiener. Ordinance amending the San Francisco Planning Code by: 1) adding Section 318 to put a cap on the number of Efficiency Dwelling Units, as defined in the Building Code, that can be constructed with reduced square footage unless the units are group housing, affordable housing, or student housing; 2) amending Section 135(d) and adding Section 135.4 to impose open space and common space requirements on Efficiency Dwelling Units with reduced square footage. (Hayward)

 

This week:

§  1201019Ordinance amending the San Francisco Administrative Code Chapter 31 to revise our local implementation of CEQA and to update and clarify certain procedures provided for in Chapter 31. Under Supervisor Wiener’s legislation, the CEQA appeal period would be triggered by the first project approval, as opposed to the last project approval, which is the case currently. Citizens would still have the right to appeal all CEQA decision, but they would have to do so in a timely manner and not months or years after the decision.  San Francisco’s current Administrative Code provides that the appeal period has to be within 15 to 30 days of the last project approval, even if the CEQA decision occurred months or years before. Thus, if a project requires multiple project approvals – for example, several different building permits, a curb cut permit, and an encroachment permit – a CEQA appeal can be filed after the very last approval, even if that occurs years after the CEQA determination was issued. The legislation would also increase requirements for public noticing of CEQA determinations, so that members of the public know when a CEQA determination has been made. This change will improve public transparency around CEQA decisions.30-day hold expires 11/16.

§  120902 Zoning Map & 120901 Planning Code v2 Upper Mkt Rezooning.

 

  • There may be additional items.  Since the Commission hearings now start at noon, I am unable to see the full list of new legislation introduced as the Clerk finalizes the list after this report.

 

 

BOARD OF APPEALS:

The Board met last night and took action on one item that may be of interest to the Planning Commission: 2705 Larkin Street – The subject building permit application proposes an approximately 21’ horizontal extension at the rear of the subject building.  The Planning Commission heard 5 DR requests for the subject permit on May 3, 2012.  At this hearing, the DR requestors expressed concern about privacy, light/air and compliance of the project with building code requirements.  The Planning Commission unanimously approved the permit (6-0-1).  The appeal before the Board of Appeals focused on building code issues primarily related to exiting.  The Board found that the project complied with the Building Code and unanimously upheld the permit.

 

HISTORIC PRESERVATION COMMISSION:

The HPC confirmed its final recommendation for the Twin Peaks Tavern at 401 Castro Street as a local landmark relative to Article 10 of the Planning Code. As you remember in the previous report to you, it is being considered for landmark designation because of its association with LGBT history. The proposed designation will be scheduled for the Board of Supervisors hearing sometime in the near future and we'll keep you abreast of that hearing date as well as we will forward a copy of the final designation report to you once the Board of Supervisors takes action. The Rec Park Department also presented an overview to the Historic Preservation Commission on the proposed rehabilitation and mural conservation project for Coit Tower. This project will require a Certificate of Appropriateness by the HPC at a future date, but the hearing yesterday was just for informational purposes to get the Commission up to speed on the overall project. As the HPC or I'm sorry, as the Planning Department staff and Rec Park prepare for hearing, the HPC did direct staff to address a few concerns that were raised by public testimony at yesterday's hearing. One was in regards to extra security to protect the murals such as a full-time security guard or the installation of railings or other protective measures to protect the murals from visitors to the tower. The HPC also asked for clarification and a priority plan on the extensive list of recommendations that have been prepared by the preservation consultant. Our understanding is that there is over 100 recommendations within the report to ensure for the long-term protection and enjoyment of Coit Tower to visitors and the neighborhood alike. So the HPC has asked for the Rec Park to prioritize those recommendations to get a better understanding of how this project and the rehabilitation of the tower will be addressed in the future.

 

8.                                                                                                       (E. WATTY: (415) 558-6820)

474 NATOMA STREET    - Informational presentation on the proposed public art installation associated with the 60-unit affordable housing development by BRIDGE Housing. The public art is proposed to be located along the exterior of the eight-story elevator tower, creating an architectural frieze that references a home garden.

(Continued from Regular Meeting of October 11, 2012)

 

SPEAKERS:     None

ACTION:            Informational – No action

 

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:    Dino Delfino and Hiroshi Fukuda

 

F.            REGULAR CALENDAR 

 

9.         2012.0752C                                                                  (R. CRAWFORD:  (415) 558-6358)

1830 OCEAN AVENUE - northwest corner of Ocean Avenue at Dorado Terrace, Block 3283, Lot 124.  Request for Conditional Use Authorization, under Planning Code Section 703.4, formula retail to allow an approximately 17,269 square foot, formula retail establishment, Fresh and Easy grocery store, to be developed in the existing building within the Ocean Avenue Neighborhood Commercial Transit District, and 45-X Height and Bulk District. 

Preliminary Recommendation: Approval with Conditions

           

SPEAKERS:     Edward A.L. Ghani, Rve. Carrol L. Been

ACTION:            Approved with conditions as amended

AYES:              Fong, Wu, Antonini, Hillis, Moore, Sugaya

ABSENT:          Borden

RESOLUTION:   18720

           

10.        2012.1196U                                                                  (K. HADDADAN (415)-575-9068)

BOARD REVIEW OF THE AFFORDABLE HOUSING TRUST FUND Consideration of an Ordinance amending the San Francisco Administrative Code by adding Section 1.60, to require the Mayor's Office of Housing and the Planning Department to report to the Board of Supervisors, every five years on the implementation of Charter Section 16.110, the Affordable Housing Trust Fund Charter Amendment.

Preliminary Recommendation: Approval with Modifications

 

SPEAKERS:     None

ACTION:            Approved

AYES:              Fong, Wu, Antonini, Borden, Hillis, Moore, Sugaya

RESOLUTION:   18721

 

11.        2008.0789K, 2012.0257X                                                          (K. GUY:  (415) 558-6163)

101 FIRST STREET (TRANSBAY TOWER) - south side of Mission Street between First and Fremont Streets; Lot 001 of Assessor’s Block 3720 - Consideration of Adoption of Findings under the California Environmental Quality Act. The proposed project would construct a new 61-story building reaching a roof height of approximately 912 feet with a decorative crown reaching a maximum height of approximately 1,070 feet, containing approximately 1.37 million square feet of office uses, approximately 10,600 square feet of retail space, approximately 28,300 square feet of publicly-accessible open space, and approximately 39,370 square feet of off-street subterranean parking area. The project site is located within the C-3-O(SD) (Downtown Office, Special Development) District, the 1000-S-2 Height and Bulk District, the Transbay C-3 Special Use District, and the Transit Center C-3-O(SD) Commercial Special Use District. 

Preliminary Recommendation: Adopt Findings.

 

SPEAKERS:     David Schneider, Ignacio Castillo, Pamela Buttery, Adrian Simi, Paul Perry, Fred Clark, David Snyder, Andrew Green, Jackie Flynn, Sue Hestor, Dick Millett, Ruben Santiago, Andrew Comstock

ACTION:            Approved adoption of CEQA findings

AYES:              Fong, Wu, Antonini, Borden, Hillis, Sugaya

NAYES:                        Moore

MOTION:           18723

 

12a.      2008.0789K                                                                            (K. GUY:  (415) 558-6163)

101 FIRST STREET (TRANSBAY TOWER)  - south side of Mission Street between First and Fremont Streets; Lot 001 of Assessor’s Block 3720 - Request to Consider whether the net new shadow cast by the project on Union Square (bounded by Post, Stockton, Geary and Powell Streets, Assessor's Block 0308/Lot 001), Saint Mary’s Square (bounded by California, Pine, Kearny, and Quincy Streets, Assessor's Block 0258/Lot 003), Justin Herman Plaza (located at the terminus of Market Street, bounded on the east by the Embarcadero, Assessor's Block 0233/Lot 035), Maritime Plaza (bounded by Washington, Battery, and Clay Streets, Assessor's Block 0204/Lot 020), Woh Hei Yuen Park (southwest corner of Powell and John Streets, Assessor's Block 0180/Lot 004), Chinese Recreation Center (southwest corner of Washington and Mason Streets, Assessor's Block 0213/Lot 001), and Boeddeker Park (bounded by Ellis, Jones, and Eddy Streets, Assessor's Block 0332/Lot 009) will be adverse, and to authorize the allocation of the cumulative shadow limit for Union Square, Saint Mary’s Square, Portsmouth Square, Justin Herman Plaza, Maritime Plaza, and Boeddeker Park to the Project (Section 295). The proposed project would construct a new 61-story building reaching a roof height of approximately 912 feet with a decorative crown reaching a maximum height of approximately 1,070 feet, containing approximately 1.37 million square feet of office uses, approximately 10,600 square feet of retail space, approximately 28,300 square feet of publicly-accessible open space, and approximately 39,370 square feet of off-street subterranean parking area. The project site is located within the C-3-O(SD) (Downtown Office, Special Development) District, the 1000-S-2 Height and Bulk District, the Transbay C-3 Special Use District, and the Transit Center C-3-O(SD) Commercial Special Use District. 

Preliminary Recommendation:  Adopt Findings that Shadow is Not Adverse

 

SPEAKERS:     Same as Item 11

ACTION:            Approved the adoption of findings that shadow is not adverse

AYES:              Fong, Wu, Antonini, Borden, and Hillis

NAYES:                        Moore and Sugaya

MOTION:           18724

 

12b.      2008.0789K                                                                           (K. GUY:  (415) 558-6163)

101 FIRST STREET (TRANSBAY TOWER) - south side of Mission Street between First and Fremont Streets; Lot 001 of Assessor’s Block 3720 - Request for Allocation of Square Footage pursuant to Planning Code Sections 321 and 322 (the Annual Office Development Limitation Program). The proposed project would construct a new 61-story building reaching a roof height of approximately 912 feet with a decorative crown reaching a maximum height of approximately 1,070 feet, containing approximately 1.37 million square feet of office uses, approximately 10,600 square feet of retail space, approximately 28,300 square feet of publicly-accessible open space, and approximately 39,370 square feet of off-street subterranean parking area. The project site is located within the C-3-O(SD) (Downtown Office, Special Development) District, the 1000-S-2 Height and Bulk District, the Transbay C-3 Special Use District, and the Transit Center C-3-O(SD) Commercial Special Use District. 

Preliminary Recommendation: Approval with Conditions.

 

SPEAKERS:     Same as Item 11

ACTION:            Approved allocation of square footage for the Annual Office Development Limitation Program

AYES:              Fong, Wu, Antonini, Borden, Hillis, Sugaya

NAYES:                        Moore

MOTION:           18725

 

12c.      2008.0789K                                                                            (K. GUY:  (415) 558-6163)

101 FIRST STREET (TRANSBAY TOWER) - south side of Mission Street between First and Fremont Streets; Lot 001 of Assessor’s Block 3720 - Request for a Determination of Compliance pursuant to Planning Code Section 309, with exceptions to the requirements for "Separation of Towers", “Streetwall Base”, "Reduction of Ground-Level Wind Currents in C-3 Districts", "General Standards for Off-Street Parking and Loading" to create a curb cut on First Street, and “Unoccupied Building Height”. The proposed project would construct a new 61-story building reaching a roof height of approximately 912 feet with a decorative crown reaching a maximum height of approximately 1,070 feet, containing approximately 1.37 million square feet of office uses, approximately 10,600 square feet of retail space, approximately 28,300 square feet of publicly-accessible open space, and approximately 39,370 square feet of off-street subterranean parking area. The project site is located within the C-3-O(SD) (Downtown Office, Special Development) District, the 1000-S-2 Height and Bulk District, the Transbay C-3 Special Use District, and the Transit Center C-3-O(SD) Commercial Special Use District. 

Preliminary Recommendation: Approval with Conditions.

 

SPEAKERS:     Same as Item 11

ACTION:            Approved compliance to Planning Code Section 309

AYES:              Fong, Wu, Antonini, Borden, Hillis, and Sugaya

NAYES:                        Moore

MOTION:           18726

 

13.        2007.0558U                                                                       (J. SWITZKY (415) 575-6815)

TRANSIT CENTER DISTRICT PLAN - Program Implementation Document On May 24, 2012, in approving the Transit Center District Plan, the Planning Commission approved Resolution No. 18635 approving a Program Implementation Document for the Plan Area. The Implementation Document contains the Plan Funding Program, which contains an inventory of public improvements to be funded by project Plan revenues, including Plan impact fees, as well as a proportionate allocation of said revenues to various specific improvements as well as categories of improvements. The Implementation Document does not express priorities for funding of particular improvements based on the timing of incoming revenues. The proposed Draft Resolution would amend the Plan Implementation Document to incorporate a statement that park improvements in Chinatown be prioritized for early investment from the Plan’s initial projected Open Space Impact Fee revenues.

Preliminary Recommendation: Adopt the Draft Resolution Amending the Implementation Document

 

SPEAKERS:     None

ACTION:            Approved with directions to staff to work with the City Attorney’s Office on refining some of the language

AYES:              Fong, Wu, Antonini, Borden, Hillis, Moore, and Sugaya

RESOLUTION:   18722

 

14.        2012.0928DDD                                                                     (R. SUCRE: (415) 575-9108)

2000 20th STREET - northwest corner of De Haro and 20th Streets, Lot 023 in Assessor's Block 4072 - Request for Discretionary Review of Building Permit Application No. 2010.12.01.5856 (Alteration) proposing to construct a one-story vertical addition on an existing two-story building containing one dwelling unit within the RM-1 (Residential, Mixed, Low Density) Zoning District and the 40-X Height and Bulk District.

Full Discretionary Review

Preliminary Recommendation:  Do not take Discretionary Review and approve

(Continued from Regular Meeting of September 20, 2012)

 

SPEAKERS on the Continuance:            Lance Kleinsmith, Paul DeMeester, Gordon Crespo, Judy Minton, Pierluigi Serraino, Abrasha Straszeski, Richard Millett, Chris Cole, Lorraine Kelley

ACTION:            Without hearing, continued to 11/8/12

AYES:              Fong, Wu, Antonini, Borden, Hillis, Moore, Sugaya

 

15.        2012.0910D                                                                       (S. VELLVE: (415) 558-6263)

2055-2057 GREEN STREET - south side between Buchanan and Webster Streets, Lot 026 in Assessor’s Block 0556 – Request for Discretionary Review of Building Permit Application No. 2012.01.12.2157 proposing to construct a 20-foot deep horizontal addition at the rear of the existing fourth floor of the two-unit building within the RH-2 (Residential, Two-Family) Zoning District and the 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve

 

SPEAKERS:     Christina Larson – DR Requestor, David Marlot – Project Architect, Lorraine Kelley – Project Sponsor, Alice Kelley

ACTION:            The Commission did not take Discretionary Review and approved the project

AYES:              Fong, Wu, Borden, Hillis, Moore, Sugaya

NAYES:                        Antonini

DRA #:              0294

 

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))

 

None

 

Adjournment: 5:22 PM

 

Adopted: November 1, 2012


 

[1] At the hearing, the Board amended the Ordinance to make conforming amendments to PC 419.3 and to add in an evaluation of the effect of this exemption on “achieving the City’s housing policies”.  This evaluation shall be done within three years of the effective day of the legislation, in conjunction with the five-year evaluation required to be undertaken by the Mayor’s Office of Housing and in conjunction with any evaluation of the Housing Trust Fund that may be required under the Administrative Code. Also, the Ordinance was amended to move the effective day of this legislation to January 15th in order to allow review of this specific exemption once the Housing Trust Fund is effective.

[2] •         Specifically, the Commission recommended:-     Introducing a Policy Credits program for non-formula retail small businesses occupying existing vacant space up to 5,000 gsf and for project building less than the maximum allowed parking  -           Allowing those two types of projects to receive a fee waiver up to 100% of the fee, under the Policy Credits program -           Implementing a grandfathering period through the end of calendar  year 2013 for specific projects not currently subject to TIDF (non-profit and institutional uses, automotive services, wholesale storage of materials and equipment), which would be subject to the revised TIDF -    Retaining the five-year timeframe for inactive uses -        Providing the SFMTA with collection and appeal procedures and authority; and -     Clarifying that the accessory use provision excludes uses accessory to residential

 
Last updated: 11/5/2012 2:19:17 PM