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Seal of the City and County of San Francisco
City and County of San Francisco
Public Hearings 
 

December 16, 2010

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, December 16, 2010

10:30 AM

Regular Meeting

 

President:  Ron Miguel

Vice-President: Christina R. Olague

                        Commissioners: Michael J. Antonini, Gwyneth Borden, Rodney Fong, Kathrin Moore, and

Hisashi Sugaya

 

Commission Secretary: Linda D. Avery

Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.

Case reports and relevant materials are linked to the items on calendar at the above web site.

 

View the meeting online at:  http://www.sfgov.org/site/sfgtv_index.asp

Or

View the broadcast live, Thursdays on Cable Channel 78.

And

The re-broadcast on Fridays at 8:00 p.m., Cable Channel 26

 

THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1650 MISSION STREET, 4TH FLOOR RECEPTION

 

 

Commission Meeting Procedures

 

Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1650 Mission Street, 4th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing.  Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1650 Mission Street, Suite 400, San Francisco, CA  94103-2414.  Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing.  Otherwise, submit material related to a calendared item at the scheduled hearing for distribution.  For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies.  When sending e-mail correspondence to Commissioners, please copy the Commission Secretary at:  linda.avery@sfgov.org

 

Pursuant to Government Code Section 65009, if you challenge, in court, (1) the adoption or amendment of a general plan, (2) the adoption or amendment of a zoning ordinance, (3) the adoption or amendment of any regulation attached to a specific plan, (4) the adoption, amendment or modification of a development agreement, or (5) the approval of a variance, conditional-use authorization, or any permit, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission, at, or prior to, the public hearing.

 

Commission action on conditional-uses and reclassification may be appealed to the Board of Supervisors within 30 days.  Call (415) 554-5184 for more information.  Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 575-6880 for more information.  Zoning Administrator action on a variance application may be appealed to the Board of Appeals within 10 days of issuance of the written decision.

 

The Commission has instituted a policy that, in most cases, they will not call an item for consideration after 10:00 PM.  If an item is scheduled but not called or introduced prior to 10:00 PM, the Commission may continue the matter to the next available hearing.  Items listed on this calendar will not be heard before the stated time.

 

Policy on Commissioner’s requests for hearings:  There must be consensus of the Commission (four commissioners) or direction from the President/Chair to schedule a hearing that otherwise would not be scheduled.

 

Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings

 

Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision:  The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting.  Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices (67A.1 Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).

 

For more information related to Planning Commission matters, please call Linda D.  Avery, Commission Secretary, at (415) 558-6407.

 

San Francisco Lobbyist Ordinance

 

Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action my be required by the San Francisco Lobbyist Ordinance [SF Campaign and Governmental Conduct Code Section 21.00-2.160] to register and report lobbying activity.  For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 30 Van Ness Avenue, Suite 3900, San Francisco, CA 94102; telephone (415) 581-2300; fax (415) 581-2317; and web site http//www.sfgov.org/ethics.

 

Accessible Meeting Policy

 

Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, fourth floor, San Francisco, CA.  The closest accessible BART station is the Civic Center station located at the intersection of Market, Hyde and Grove Streets.  Accessible curbside parking has been designated at points along McAllister Street. Accessible MUNI lines serving City Hall are the 9 San Bruno and 71 Haight/Noriega and the F Line.  Accessible MUNI Metro lines are the J, K, L, M, and N.  For more information regarding MUNI accessible services, call (415) 923-6142.  Requests for American Sign Language interpreters, sound enhancement systems and/or language translators will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 48 hours prior to a hearing.  A sound enhancement system will be available upon request at the meetings.  Please contact Services for the Deaf and Hearing Impaired at 557-5533 (TDD) or 557-5534 (Voice) at least 48 hours prior to the meeting.  Late requests will be honored if possible.  A person who is deaf or hearing impaired may gain meeting information prior to the meeting by calling 557-4433 (TDD) or 557-4434 (Voice).  In addition, the California Relay Service can be used by individuals with hearing and speech impairments by calling 1-800-735-2929 (TDD) or 1-800-735-2922 (Voice).  Minutes of the meetings are available in alternative formats.  If you require the use of a reader during the meeting, please contact the Library for the Blind and Print Handicapped at 292-2022 at least 48 hours in advance of need.  Accessible seating for persons with disabilities (including those using wheelchairs) will be available at meetings.  Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility.  In order to assist the City’s efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical-based products.  Please help the City to accommodate these individuals.

Know Your Rights Under the Sunshine Ordinance

 

Government's duty is to serve the public, reaching its decisions in full view of the public.  Commissions, boards, councils and other agencies of the City and County exist to conduct the people's business.  This ordinance assures that deliberations are conducted before the people and that City operations are open to the people's review.

 

For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Adele Destro, Interim Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at sotf@sfgov.org.

 

Copies of the Sunshine Ordinance can be obtained from the Clerk of the Sunshine Task Force, the San Francisco Library and on the City’s website at www.sfgov.org/bdsupvrs/sunshine.

COMMUNICATIONS

 

Note: Each item on the Consent or Regular calendar may include the following documents:

   1) Planning Department Case Executive Summary

   2) Planning Department Case Report

   3) Draft Motion or Resolution with Findings and/or Conditions

   4) Public Correspondence

These items will be available for review at the Planning Department, 1650 Mission St., 4th floor reception.

10:30 AM   _________

 

ROLL CALL:                                                     

                        President:                                 Ron Miguel

                        Vice-President:                          Christina R. Olague

Commissioners:                                                                                                Michael J. Antonini, Gwyneth Borden, Rodney Fong, Kathrin Moore, and Hisashi Sugaya

 

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.         2010.0802D                                                                 (G. CABREROS: (415) 558-6169)

2774-2776 Filbert Street - north side between Baker and Broderick Streets; Lot 014A in Assessor's Block 0942 - Request for Discretionary Review of Building Permit Application No. 2009.09.09.6467 proposing to construct a one-story vertical addition to the existing three-story, two-unit building resulting in a four-story, two-unit building in an RH-2 (Residential House, Two-Family) District and a 40-X Height and Bulk District.

Staff Analysis: Abbreviated Discretionary Review

Preliminary Recommendation: Do not take Discretionary Review and approve.

(Proposed for Continuance to February 10, 2011)

 

2.         2010.0769C                                                                      (M. Woods:  (415) 558-6315)

1224 - 9TH AVENUE - east side between Lincoln Way and Irving Street; Lot 033 in Assessor’s Block 1742 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303(c), 303(i) and 703.4, to allow a “formula retail use” for a new full-service restaurant with accessory take-out and bakery use (dba La Boulange), in the Inner Sunset NCD (Neighborhood Commercial District) and 40-X Height and Bulk District. 

Preliminary Recommendation:  Approval with Conditions

                        APPLICATION WITHDRAWN

 

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

 

3.         2010.1018C                                                                           (J. Ionin:  (415) 558-6309)

1960-1998 MARKET STREET - northeast corner at Buchanan Street, Assessor’s Block 0872, Lots 005, 006 and 007 - Request for modification to previously approved Conditional Use Authorization (Case No. 2006.1431ECV and Motion No. 17894) heard and approved by the Planning Commission on June 4, 2009, pursuant to Planning Code Sections 228, 731.11 and 731.94 (for the conversion of a service station and construction of a mixed-use development with up to 115 residential units over ground floor commercial and subterranean parking for up to 69 off-street parking spaces), to amend the affordable housing condition of approval from being provided on-site to being provided off-site (resulting in a net gain of six BMR units) and to reduce the number of car-share spaces from a minimum of six to a minimum of two.  The project is within an NCT-3 (Neighborhood Commercial Transit, Moderate-Scale) District, an 85-X Height and Bulk District. The development proposal was granted rear yard, usable open space and dwelling unit exposure variances by the Zoning Administrator under the original application, Case No. 2006.1431V.

Preliminary Recommendation:  Approval with Conditions

 

4.         2008.0477C                                                                           (A. Putra: (415) 575-9079)

1740 SLOAT BOULEVARD - north side between 34th and 35th Avenues, Lot 010 in Assessor’s Block 2522 - Request for Conditional Use Authorization pursuant to Planning Code Sections 209.6(c), and 303 to establish a new wireless telecommunication services (WTS) facility consisting of seven panel antennas located within an existing church steeple, as part of the AT&T wireless telecommunications network within an RH-1 (One-family, Residential) Zoning District and 40-X Height and Bulk District. 

Preliminary Recommendation: Approval with Conditions

 

5.         2010.0853C                                                                 (K. DURANDET:  (415) 575-6816)

2390 MISSION STREET - west side of Mission Street between 19th and 20th Streets, Lot 019 in Assessor’s Block 3596 - Request for Conditional Use Authorization under Planning Code Sections 736.54 and 303 to establish one accessory massage room (76.04 sq. ft.) in an existing Yoga Studio (d.b.a. Bikram Yoga) within the Mission Street Neighborhood Commercial Transit District, and a 40-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

 

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.

 

6.         Consideration of Adoption:

                                   

·         Draft Minutes of Regular Meeting of July 8, 2010

·         Draft Minutes of Regular Meeting of July 22, 2010

·         Draft Minutes of Regular Meeting of December 2, 2010

 

7.         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.         DIRECTOR’S REPORT

 

8.         Director’s Announcements

           

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

 

D.         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.

E.         REGULAR CALENDAR 

 

10.        2010.1025T                                                                    (A. RODGERS: (415) 558-6395)

Ordinance amending Planning Code Section 409 to provide clarity and technical amendments - Ordinance proposed by Mayor Newsom amending the San Francisco Planning Code by amending Section 409 to clarify that the Annual Infrastructure Cost Inflation Adjustments to development fees authorized by the section do not need further action by the Board of Supervisors, to provide that the Planning Director be included in the annual fee reporting process, and to make other technical amendments to simplify the annual fee reporting process and ensure that the Controller's Office and the Capital Planning Program coordinate their efforts, and by amending other sections of Article 4 to clarify language, eliminate confusion as to when requirements must be met, and correct errors in cross-referencing; amending the San Francisco Administrative Code by repealing Section 38.14 (the Severability Clause) and moving it to Section 430; adopting environmental, Planning Code Section 302, and Planning Code Section 101.1 findings.

Preliminary Recommendation: Approval

 

11.        2010.0716C                                                               (A. HOLLISTER: (415) 575-9078)

1556 STOCKTON STREET - east side between Union and Green Streets, Lot 054 in Assessor’s Block 0116 - Request for Conditional Use Authorization to legitimize a Self-Service Specialty Food establishment (DBA Tony’s A Go Go) that would also offer pizza-making classes as a Personal Service use.  The proposed business would occupy approximately 900 gross square feet.  No physical expansion of the existing building is proposed.  This site is within the North Beach Neighborhood Commercial Use District, the North Beach Special Use District and a 40-X Height and Bulk District

Preliminary Recommendation:  Approval with Conditions

(Continued from Regular Meeting of November 4, 2010)

 

12.        2008.0197E                                                               (A. CONTRERAS: (415) 575-9044)

942 Mission Street - north side of Mission Street, between Fifth and Sixth Streets, Lot 15 in Assessor’s Block 3704 - Appeal of Preliminary Mitigated Negative Declaration for a project proposing the demolition of an existing two-story-over-basement office and commercial building, and construction of a 152-foot-tall, 15-story building containing approximately 3,240 square feet of ground-floor retail space, 4,025 square feet of ground floor circulation and building service space, and about 72,000 square feet of hotel space including 172 hotel rooms, with pedestrian access from Mission and Jessie Streets.  No off-street parking or loading is proposed. The project is located in a C-3-G (Downtown General Commercial) Use District and a 160-F Height and Bulk District.

Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration

 

13a       2008.0197EKXC                                                           (R. CRAWFORD:  (415) 558-6163)

942 MISSION STREET - north side between Mint and 6th Streets; Lot 015 of Assessor’s Block 3704 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303 and 216(b)(i), Hotel.  The proposed project would demolish the existing two-story building on the property and construct a 15-story hotel approximately 79,000 square feet in area and 152 feet tall with 172 rooms and approximately 3,240 square feet of ground floor commercial space within the C-3-G (Downtown General Commercial) District and a 160-F Height and Bulk District. 

Preliminary Recommendation:  Approval with Conditions

 

13b.      2008.0197EKXC                                                         (R. CRAWFORD:  (415) 558-6163)

942 MISSION STREET - north side between Mint and 6th Streets; Lot 015 of Assessor’s Block 3704 - Request for Determination of Compliance pursuant to Planning Code Section 309, with an exception under Section 309(a)(2) from the ground-level wind current requirement in C-3 Districts. The proposed project would demolish the existing two-story building on the property and construct a 15-story hotel approximately 79,000 square feet in area and 152 feet tall with 172 rooms and approximately 3,240 square feet of ground floor commercial space within the C-3-G (Downtown General Commercial) District and a 160-F Height and Bulk District.

Preliminary Recommendation:   Approval with Conditions

 

14.        2010.0985C                                                                                 (S. Lai: (415) 575-9087)

3489 16TH STREET - south side, between Sanchez and Church Streets, Lot 074 in Assessor’s Block 3565 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 721.69A, 721.21 and 303, to establish a new self-service specialty food use d.b.a. “Ike’s Place“, with a non-residential use size in excess of 2,999 square feet, within the Upper Market Street Neighborhood Commercial District and 40-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

 

15.        2008.0550C                                                                        (M. Smith:  (415) 558-6322)

2001 MARKET STREET - southwest corner at Dolores Street, located on the east side of a triangular-shaped block bounded by Market Street, Dolores Street and 14th Street, Lots 001 and 002 in Assessor's Block 3535 - Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 304 to allow a Planned Unit Development (PUD) for a project proposing the demolition of an existing commercial building totaling approximately 42,460 square-feet and two adjacent residential buildings with a total of four dwellings totaling approximately 4,400 square-feet and construction of up to an 85-foot high, eight-story, approximately 187,400-gross-square-foot (gsf) mixed-use residential-commercial building with 82 dwelling units and 101 off-street parking spaces located in two unconnected partially below grade parking garages.  The project would include an approximately 31,000 gsf ground-floor grocery store (D.B.A. “Whole Foods”).  The proposal is seeking conditional use authorization to develop on a lot exceeding 9,999 square feet (Section 731.11), to establish a non-residential use exceeding 5,999 square feet (Section 731.21), to establish a ‘Formula Retail’ use (Section 703.3), to exceed the bulk district limitations (Section 271), to demolish four dwelling units (Section 731.39), to reinstall the existing wireless telecommunications facility (Section 731.83), and to establish a Planned Unit Development (Section 304) with the following exceptions from the Code: rear yard (Section 134); open space dimensions (Section 135); permitted obstructions (Section 136); Street Frontage (Section 145.1); Curb Cuts (Section 145.1(c)(2); Residential Loading (Section 152); and height measurement (Section 260).  The project site is located within a NCT-3 (Moderate-Scale, Neighborhood Commercial Transit) District and a 85-B/40-X Height and Bulk Districts.

Preliminary Recommendation: Approval with Conditions

 

16.        2010.0794D                                                                        (E. WATTY: (415) 558-6620)

203 MARIETTA DRIVE - north side at the intersection of Arroyo Way; Lot 054 in Assessor’s Block 2949A - Request for Discretionary Review of Building Permit Application No. 2010.06.28.5436, proposing to construct a two-story horizontal addition with decks (at the second floor and roof) at the rear of a two-story, one-unit residential building within the RH-1 (Residential, House, One-Family) Zoning District and 40-X Height and Bulk District.

Staff Analysis:  Abbreviated Discretionary Review

Preliminary Recommendation:  Do not take Discretionary Review and approve

 

17.        2010.0799X                                                                      (C. TEAGUE: (415) 575-9081)

340 FREMONT STREET - south side between Harrison and Folsom Streets, Lots 006-009 in Assessor’s Block 3748 - Request under Planning Code Sections 309.1 825, and 827 for the authorization of a change in previously approved conditions of approval for the authorization of a change in conditions of approval to extend the performance period for a previously approved project within the RH DTR (Rincon Hill Downtown Residential Mixed Use) District with a 85/400-R Height and Bulk Designation.

Preliminary Recommendation: Approval with Conditions

 

18.        2006.0054C                                                                     (D. Sánchez: (415) 575-9082)

2652 Harrison Street - west side between 22nd and 23rd Streets, Lot 002 in Assessor’s Block 3639 - Request for Conditional Use Authorization under Planning Code Sections 134, 140, 175.6(e)(1), 215(a) and 303 to allow construction of a 4 story, 40 foot tall building containing 20 dwelling units and 16 off street parking spaces utilizing its Eastern Neighborhoods Pipeline Status to elect to conform to the controls under the C-M (Heavy Commercial) Use District and the 40-X Height and Bulk District, while conforming to Articles 1, 1.2, 1.5 and 2.5, as amended by the Eastern Neighborhoods Controls, or requesting Conditional Use authorization to seek relief from those amended Articles.

Preliminary Recommendation: Approval with Conditions

 

            19a.      2009.0173DV                                                                  (D. SÁNCHEZ: (415) 575-9082)

353 SAN JOSE AVENUE - east side of San Jose between 25th Street and 26th Streets; Lot 022 in Assessor’s Block 6531 - Mandatory Discretionary Review, under Planning Code Section 317 requiring review of the demolition of residential buildings and their replacement structures, of Building Permit Application No. 2007.12.12.0285 to construct a four unit multifamily building as the replacement structure within an RM-2 (Residential, Mixed, Moderate Density) District with a 40-X Height and Bulk Designation.

Preliminary Recommendation: Do not Take Discretionary Review and Approve

 

            19b.      2009.0173DV                                                                   (D. SÁNCHEZ: (415) 575-9082)

353 SAN JOSE AVENUE - east side of San Jose between 25th Street and 26th Streets; Lot 022 in Assessor’s Block 6531 - Request for Variance, pursuant to Planning Code Sections 134 and 140, to not provide a code complying rear yard at the ground level or above where a rear yard of 34 feet 8 inches feet is required and to not provide dwelling unit exposure for two units for construction of a four unit building within an RM-2 (Residential, Mixed, Moderate Density) District with a 40-X Height and Bulk Designation.

 

            19c.      2010.1040D                                                                    (D. SÁNCHEZ: (415) 575-9082)

353 SAN JOSE AVENUE - east side of San Jose between 25th Street and 26th Streets; Lot 022 in Assessor’s Block 6531 - Mandatory Discretionary Review, under Planning Code Section 317 requiring review of the demolition of residential buildings and their replacement structures, of Demolition Permit Application No. 2007.12.12.0282 to demolish an existing single family dwelling within an RM-2 (Residential, Mixed, Moderate Density) District with a 40-X Height and Bulk Designation.

Preliminary Recommendation: Do not Take Discretionary Review and Approve

 

20.        2010.0570D                                                                   (E. OROPEZA: (415) 558-6381)

2441 MISSION STREET - Lot 026 in Assessor’s Block 3645 - Request for Discretionary Review of Building Permit Application No. 2010.0616.4621, proposing to establish a Medical Cannabis Dispensary dba, “Shambala Healing Arts Center” as defined per Planning Code Section 790.141, within the Mission Street NCT District, the Mission Alcoholic Beverage Special Use Subdistrict, and a 55-X Height and Bulk District. 

Preliminary Recommendation:  Do not Discretionary Review and approve as proposed.

 

21.        2010.0770D                                                                        (S. VELLVE: (415) 558-6263)

2278 WASHINGTON STREET - north side between Laguna and Buchanan Streets; Lot 007 in Assessor’s Block 0603 - Request for Discretionary Review of Building Permit Application No. 2009.08.10.4480, proposing to re-authorize a curb cut and parking pad, for which a previous permit has expired, and to construct a new gate to screen parking in the buildable area at the front of the seven-unit building within the RM-1 (Mixed, Low-Density) Zoning District and 40-X Height and Bulk District.

Staff Analysis:  Full Discretionary Review

Preliminary Recommendation: Take Discretionary Review and approve with modifications

 

6:00 P.M.

 

22.                                                                                              (J. SWITZKY: (415) 575-6815)

            PARK MERCED MIXED-USE PROJECT OVERVIEW AND DEVELOPMENT AGREEMENT – INFORMATIONAL ONLY - Parkmerced is generally bounded by 19th Avenue to the east, Lake Merced Boulevard to the west, Holloway Avenue to the north, and Stanley Boulevard to the south.  The proposed project includes those lots owned by Parkmerced Investors, LLC, and includes Assessor’s Blocks 7303, 7303A, 7308-311, 7314, 7316, 7319-26, 7330-45, 7333 A-B, 7333E & 7353-7373.  Parkmerced is a rental housing complex constructed between 1941-1951 consisting of approximately 3,200 existing residential units and owned by Parkmerced Investors, LLC.  This is an Informational Hearing to provide an overview of the proposed project components and draft Development Agreement. Specific topics to be discussed at this session include transportation and housing (including rent and tenant relocation considerations). The project, which would be implemented over 20-30 years in multiple phases, includes the addition of approximately 5,700 net new residential units, the demolition and replacement of approximately 1,800 existing units which would remain subject to the San Francisco Rent Stabilization Ordinance, rent-protections and relocation rights for existing tenants, re-alignment and re-design of streets and blocks, re-alignment and improvement of the M Ocean View light rail line, the addition of new neighborhood serving retail and office space, new and re-configured public open spaces including neighborhood parks, pedestrian and bike paths, athletic fields, a new organic farm, and community gardens, overall transportation improvements, ecological hydrology improvements, and provision of renewable energy and water infrastructure. The draft Development Agreement would become the binding legal contract between the City and the Developer and would memorialize all of the public benefits and obligations of the Developer and associated agreements between both parties toward implementation of the Project.

Preliminary Recommendation: No Action Requested.  Informational Discussion Only

 

23.        2008.0021EMTZW                                                               (J. SWITZKY: (415) 575-6815)

INITIATE PLANNING CODE, ZONING MAP, AND GENERAL PLAN AMENDMENTS AS PART OF PARKMERCED’S DEVELOPMENT PROJECT - Pursuant to Planning Code Section 302, the Commission will consider a Resolution of Intention to initiate amendments to the Planning Code, Zoning Maps, and General Plan. The Amendments are related to the Parkmerced Development Project, which is generally bounded by Lake Merced Boulevard to the west, Brotherhood Way to the south, Junipero Serra Boulevard, Felix Avenue, Cambon Drive, and 19th Avenue to the east, and Holloway Avenue, Varela Avenue, Serrano Drive, Font Boulevard, Pinto Avenue, and Vidal Drive to the north (Assessor’s Block/Lots 7303-001, 7303-A-001, 7308-001, 7309-001, 7309-A-001, 7310-001, 7311-001, 7315-001, 7316-001, 7317-001, 7318-001, 7319-001, 7320-003, 7321-001, 7322-001, 7323-001, 7325-001, 7326-001, 7330-001, 7331-004, 7332-004, 7333-001, 7333-003, 7333-A-001, 7333-B-001, 7333-C-001, 7333-D-001, 7333-E-001, 7334-001, 7335-001, 7336-001, 7337-001, 7338-001, 7339-001, 7340-001, 7341-001, 7342-001, 7343-001, 7344-001, 7345-001, 7345-A-001, 7345-B-001, 7345-C-001, 7356-001, 7357-001, 7358-001, 7359-001, 7360-001, 7361-001, 7362-001, 7363-001, 7364-001, 7365-001, 7366-001, 7367-001, 7368-001, 7369-001, and 7370-001)Request for Planning Code Text Amendments to: (1) create Planning Code Section 249.64, the “Parkmerced Special Use District” (PMSUD), which would establish specific use categories that include residential, mixed-use, school, community, and open space districts; height and bulk restrictions, parking, car-share, bicycle-parking requirements; establish a design review process for the phased development plan; and allow for the demolition and replacement of 1,538 rent-controlled dwelling units; (2) amend Code Sections 102.5 and 201 to include the Parkmerced Zoning Districts; and (3) amend Code Section 270 (Bulk Limits) to create a new Bulk District for the proposed “Parkmerced Special Use District”. Request for Planning Code Map Amendments: to (1) amend Zoning Map ZN13 to delete references to existing zoning within the project site and to refer to the proposed new “Parkmerced Special Use District” zoning districts (PM-R, PM-MU1, PM-MU2, PM-S, PM-CF, and PM-OS); (2) amend Zoning Map SU13 to designate the project site as the proposed new “Parkmerced Special Use District”; and (3) amend Zoning Map HT13 to reclassify the height limits within the project site according to the proposed project. Request for General Plan Amendment to amend the Urban Design Element Height Map (Map 4) to reflect the proposed height restrictions as described in the proposed development program.

Preliminary Recommendation: Approve a draft Resolution to initiate amendments to the Planning Code, Zoning Maps, and General Plan and schedule a public hearing to consider the amendments.

(Continued from Special Meeting of December 9, 2010)

 

F.         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:

Last updated: 1/25/2011 4:31:35 PM