Eastern Neighborhoods 16727

SAN FRANCISCO

PLANNING COMMISSION

RESOLUTION NO. 16727

ESTABLISHING POLICIES AND PROCEDURES FOR DEVELOPMENT PROPOSALS IN SECTIONS OF THE SOMA, MISSION, AND SHOWPLACE SQUARE.

WHEREAS, there is a constant need for new housing and new housing opportunities; and,

WHEREAS, the Housing Element stipulates an imperative for mixed housing types; and,

WHEREAS, the Commerce and Industry Element of the General Plan calls for a balanced economy in which good paying jobs are available for the widest breadth of the San Francisco labor force; and,

WHEREAS, there is limited land supply for Production, Distribution, and Repair (PDR) activities, which are critical in supporting multiple industries within the San Francisco economy such as tourism, finance, and professional services; and,

WHEREAS, multiple industrial realtors report that San Francisco has had, and continues to have, the lowest industrial vacancy rates in the Bay Area; and,

WHEREAS, arts activities - a thriving element of San Francisco, and an element of the city that contributes to tourism and to attracting new businesses and new industries to this city - are also in need of attention/protection; and,

WHEREAS, some development projects that have been approved over the past five (5) years have not had the support of the community; and,

WHEREAS, some proposed projects not yet approved are not in keeping with the intent of the range of zoning control options approved by the Planning Commission to proceed with an Environmental Impact Report; and,

WHEREAS, formerly industrial areas that are transitioning into residentially oriented neighborhoods require pedestrian friendly street networks via proper urban design regulations; and,

WHEREAS, certain production, distribution, and repair activities are not compatible with housing; and,

WHEREAS, in order to protect jobs that provide higher wages and cater to a variety of skill, vocation and education levels, space for those activities must also be protected;  now therefore, be it

RESOLVED, that the Planning Commission adopts the interim policies set forth below on all property on the lots listed in Appendix A and within the map in Appendix B.  The Commission will apply these policies through the Conditional Use authorization currently required or through a Discretionary Review for projects that do not adhere to these guidelines.

1. Those areas designated on the map (Appendix B) to be a part of the Housing/Mixed Use Overlay within the Mission, SoMa, and Showplace Square:

1.       Apply the Design Guidelines attached in Appendix C.

2.       The maximum housing density permitted under current zoning should be encouraged in new residential projects consistent with the goals of maximizing family housing.

3.       PDR, as defined in light and medium categories (table in Appendix D), is permitted.

4.       A new project with ten (10) or more units is strongly encouraged to provide at least 20% of its units with two (2) or more bedrooms.

5.       Heights should be limited to 40 feet on streets less than 40 feet in width and on parcels adjacent to designated open spaces.

6.       Parking permitted should not exceed one (1) parking space per residential unit (except for lots currently zoned Residential/Service Mixed Use District (RSD), where one (1) parking space per every four (4) units is the maximum permitted).

2. Those areas designated on the map (Appendix B) to be a part of the Core PDR Overlay within the Mission, SoMa, and Showplace Square:

1.       Production/Distribution/Repair (PDR) activities, as defined in Appendix D as “core,” “medium” and “light,” are strongly encouraged.

2.       PDR activities should not be limited in use size or lot size

3.       A PDR activity should be considered a principal use if it occupies 50% or more of the total occupied space of said property.

4.       Displacement of PDR space or demolition of an industrial building is strongly discouraged unless it is demonstrated that there is no remaining market value through adopted procedures of the city.

5.       New housing is permitted under the following conditions:

6.       Office uses that are accessory to PDR are permitted up to 50% of total building area and office uses that are not accessory should be limited to 5,000 sq. ft. in size.

7.       Retail uses that are accessory to PDR are permitted up to 50% of total building area and retail uses that are not accessory should be limited to 5,000 sq. ft. in size.

C.   Those areas designated on the map (Appendix B) to be a part of the Housing/PDR Overlay within the Mission, SoMa, and Showplace Square:

1.      Apply the Design Guidelines attached in Appendix C.

2.      PDR space should be located on the ground floor of the building. Net loss of PDR space is strongly discouraged for projects built on lots greater than 5,000 square feet. For lots less than 5,000 square feet, a ratio of 1 sq. ft. of PDR space is strongly encouraged for every 4 sq. ft of residential or commercial development. If the ratio yields less than 2000 sq. ft of PDR space, then PDR should not be required.

3.       PDR is encouraged if it is categorized as “Medium” or “Light” in the attached PDR Classification table.

4.       Non-PDR commercial uses that are not an accessory to permitted uses should be limited to 5,000 sq. ft in size.

5.       A new project with ten (10) or more units is encouraged to provide at least 20% of its units with two (2) or more bedrooms.

6.       Heights are encouraged to remain under 40 feet on streets less than 40 feet in width and on parcels adjacent to designated open spaces.

FURTHER RESOLVED, That for purposes of these interim policies, “Conditional Use” shall have the meaning given that term in Planning Code section 303, and be it

FURTHER RESOLVED, That for purposes of these interim policies “demolition” shall have the meaning of dismantling or removing a structure to grade level, and be it

FURTHER RESOLVED, That for purposes of these interim policies dwelling units as an “accessory use” shall have the meaning given that term in Planning Code section 204.4, and be it

FURTHER RESOLVED, That for purposes of these interim policies “industrial building” shall have the meaning of a building identified by the Assessor’s office as industrial or any other building occupied by more than twenty-five percent (25%) by production, distribution or repair businesses (Appendix D) at any time within the two (2) year period prior to December 18, 2003, and be it

FURTHER RESOLVED, That these interim policies shall remain in effect until amended or replaced by the Planning Commission.

I hereby certify that the foregoing Resolution was ADOPTED by the Planning Commission on February 12, 2004.

Linda Avery

Commission Secretary

AYES: Antonini, Bradford Bell, Boyd, W. Lee

NOES: Feldstein, Hughes, S. Lee

ABSENT: None

ADOPTED: February 12, 2004

N:\GGG\Sept2_Hearing\Packet Elements\Ex3_16727.DOC