May 23, 2013 - Special Joint Meeting

SAN FRANCISCO
PLANNING COMMISSION
AND
RECREATION & PARK COMMISSION

Notice of Joint Meeting

&

Calendar

Commission Chamber - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, May 23, 2013

10:00 AM

Special Meeting

           

PLANNING COMMISSION:        President:                  Rodney Fong

Vice-President:           Cindy Wu

 Commissioners:          Michael J. Antonini; Gwyneth Borden; Rich Hillis,

                                   Kathrin Moore; Hisashi Sugaya

RECREATION AND PARK

COMMISSION:                          President:                  Mark Buell

Vice President:           Allan Low

Commissioners:         Paige Arata, Gloria Bonilla, Tom Harrison,

Meagan Levitan, Larry Martin

 

 

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 9:30 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 Planning Commission Secretary at:   commissions.secretary@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.

 

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 the 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.

ROLL CALL:               Planning Commission:                                                                          

                                 President:                        Rodney Fong

         Vice-President:                 Cindy Wu

                                 Commissioners:                Michael J. Antonini; Gwyneth Borden; Rich Hillis;

                                                                        Kathrin Moore; Hisashi Sugaya

 

                                 Recreation & Park Commission:

                                 President:                        Mark Buell

Vice President:                 Allan Low

Commissioners:               Paige Arata, Gloria Bonilla, Tom Harrison, Meagan Levitan, Larry Martin

 

NOTE: The Joint Commissions will hold one public hearing for the public to provide testimony on Items 1A, 1B, and 1C listed below.  Following the public hearing, the Planning Commission will consider action on adopting findings under the California Environmental Quality Act; the Recreation & Park Commission will act jointly with the Planning Commission to consider raising the cumulative shadow limit for Union Square Park; the Recreation & Park Commission will consider action adopting findings under the California Environmental Quality Act; and the Recreation & Park Commission will consider making a recommendation to the Planning Commission regarding the possible adverse impact of shadow on Union Square Park.  Following action on those items, the Recreation & Park Commission will adjourn and the Planning Commission will remain in session and separately consider action on all other entitlements.

 

A.         SPECIAL CALENDAR

 

1a.        2008.1084EHKRTXZc1                                                                 (K. GUY: (415) 558-6163)

706 MISSION STREET - northwest corner at Third Street; Lots 093, 275, and portions of Lot 277 of Assessor’s Block 3706 - Adoption of Findings under the California Environmental Quality Act. -  The proposed project would rehabilitate an existing 10-story, 144-foot tall building (the Aronson Building), and construct a new, adjacent 47-story tower, reaching a roof height of 520 feet with a 30-foot tall mechanical penthouse. The two buildings would be connected and would contain up to 215 dwelling units, a “core-and-shell” museum space measuring approximately 52,000 square feet, and approximately 4,800 square feet of retail space. The project would reconfigure portions of the existing Jessie Square Garage to increase the number of parking spaces from 442 spaces to 470 spaces, add loading and service vehicle spaces, and would allocate up to 215 parking spaces within the garage to serve the proposed residential uses. The Project Sponsor has proposed a “flex option” that would retain approximately 61,000 square feet of office uses within the existing Aronson Building, and would reduce the residential component of the project to 191 dwelling units. The Project Site is located within the C-3-R Zoning District and the 400-I Height and Bulk District.

Preliminary Recommendation: Adopt California Environmental Quality Act Findings

(Continued from Regular Meeting of April 11, 2013)

(PLANNING COMMISSION ACTION ONLY)

 

1b.       2008.1084EHKRTXZ c1                                                                 (K. GUY: (415) 558-6163)

706 MISSION STREET - northwest corner at Third Street; Lots 093, 275, and portions of Lot 277 of Assessor’s Block 3706; and UNION SQUARE - bounded by Geary, Powell, Post, and Stockton Streets; Lot 001 of Assessor’s Block 0308.  Discussion and possible joint action by the Planning Commission and Recreation and Park Commission to raise the cumulative shadow limit for Union Square, pursuant to the jointly-approved Planning Code Section 295 Implementation Memo adopted in 1989, in order to accommodate new shadow cast by the 706 Mission Street project, and adoption of findings under the California Environmental Quality Act by the Recreation and Park Commission.   The proposed project would rehabilitate an existing 10-story, 144-foot tall building (the Aronson Building), and construct a new, adjacent 47-story tower, reaching a roof height of 520 feet with a 30-foot tall mechanical penthouse. The two buildings would be connected and would contain up to 215 dwelling units, a “core-and-shell” museum space measuring approximately 52,000 square feet, and approximately 4,800 square feet of retail space. The project would reconfigure portions of the existing Jessie Square Garage to increase the number of parking spaces from 442 spaces to 470 spaces, add loading and service vehicle spaces, and would allocate up to 215 parking spaces within the garage to serve the proposed residential uses. The Project Sponsor has proposed a “flex option” that would retain approximately 61,000 square feet of office uses within the existing Aronson Building, and would reduce the residential component of the project to 191 dwelling units. The Project Site is located within the C-3-R Zoning District and the 400-I Height and Bulk District. 

Preliminary Recommendation:  From Planning Department to Planning Commission:  Raise Cumulative Shadow Limit

(Continued from Regular Meeting of April 11, 2013)

(PLANNING COMMISSION AND RECREATION & PARK COMMISSION JOINT ACTION)

 

1c.        2008.1084EHKRTXZc1                                                                 (K. GUY: (415) 558-6163)

706 MISSION STREET - northwest corner at Third Street; Lots 093, 275, and portions of Lot 277 of Assessor’s Block 3706; and UNION SQUARE – bounded by Geary, Powell, Post, and Stockton Streets; Lot 001 of Assessor’s Block 0308. Discussion and possible action by the Recreation and Park Commission to recommend to the Planning Commission that the net new shadow cast by the proposed project at 706 Mission Street on Union Square will not be adverse to the use of the park, as required by Planning Code Section 295 (the Sunlight Ordinance).   The proposed project would rehabilitate an existing 10-story, 144-foot tall building (the Aronson Building), and construct a new, adjacent 47-story tower, reaching a roof height of 520 feet with a 30-foot tall mechanical penthouse. The two buildings would be connected and would contain up to 215 dwelling units, a “core-and-shell” museum space measuring approximately 52,000 square feet, and approximately 4,800 square feet of retail space. The project would reconfigure portions of the existing Jessie Square Garage to increase the number of parking spaces from 442 spaces to 470 spaces, add loading and service vehicle spaces, and would allocate up to 215 parking spaces within the garage to serve the proposed residential uses. The Project Sponsor has proposed a “flex option” that would retain approximately 61,000 square feet of office uses within the existing Aronson Building, and would reduce the residential component of the project to 191 dwelling units. The Project Site is located within the C-3-R Zoning District and the 400-I Height and Bulk District.

(Continued from Regular Meeting of April 11, 2013)

(RECREATION & PARK COMMISSION ACTION ONLY) 

 

NOTE:  FOLLOWING ITEMS 1A, 1B, and 1C, THE RECREATION & PARK COMMISSION WILL ADJOURN, AND THE PLANNING COMMISSION WILL REMAIN IN SESSION TO SEPARATELY CONSIDER ADDITIONAL ITEMS. 

 

Recreation & Park Commission Adjournment

 

            2a.        2008.1084EHKRTXZ c1                                                                            (K. GUY: (415) 558-6163)

706 MISSON STREET - northwest corner at Third Street; Lots 093, 275, and portions of Lot 277 of Assessor’s Block 3706; and UNION SQUARE – bounded by Geary, Powell, Post, and Stockton Streets; Lot 001 of Assessor’s Block 0308 - Request to Consider whether the net new shadow cast by the project at 706 Mission Street on Union Square will be adverse to the use of the park, and to authorize the allocation of the cumulative shadow limit for Union Square to the project, as required by Section 295 (the Sunlight Ordinance). The proposed project would rehabilitate an existing 10-story, 144-foot tall building (the Aronson Building), and construct a new, adjacent 47-story tower, reaching a roof height of 520 feet with a 30-foot tall mechanical penthouse. The two buildings would be connected and would contain up to 215 dwelling units, a “core-and-shell” museum space measuring approximately 52,000 square feet, and approximately 4,800 square feet of retail space. The project would reconfigure portions of the existing Jessie Square Garage to increase the number of parking spaces from 442 spaces to 470 spaces, add loading and service vehicle spaces, and would allocate up to 215 parking spaces within the garage to serve the proposed residential uses. The Project Sponsor has proposed a “flex option” that would retain approximately 61,000 square feet of office uses within the existing Aronson Building, and would reduce the residential component of the project to 191 dwelling units. The Project Site is located within the C-3-R Zoning District and the 400-I Height and Bulk District.

Preliminary Recommendation:  Adopt Findings that Shadow is Not Adverse And Authorize the Allocation of Net New Shadow on Union Square to the Project at 706 Mission Street  

(Continued from Regular Meeting of April 11, 2013)

 

            2b.       2008.1084EHKRTXZ c1                                                                 (K. GUY: (415) 558-6163)

706 MISSION STREET - northwest corner at Third Street; Lots 093, 275, and portions of Lot 277 of Assessor’s Block 3706 - Consideration of a motion making findings that the Project is  consistent with the General Plan and the Priority Policies of Planning Code Section 101.1. The proposed project would rehabilitate an existing 10-story, 144-foot tall building (the Aronson Building), and construct a new, adjacent 47-story tower, reaching a roof height of 520 feet with a 30-foot tall mechanical penthouse. The two buildings would be connected and would contain up to 215 dwelling units, a “core-and-shell” museum space measuring approximately 52,000 square feet, and approximately 4,800 square feet of retail space. The project would reconfigure portions of the existing Jessie Square Garage to increase the number of parking spaces from 442 spaces to 470 spaces, add loading and service vehicle spaces, and would allocate up to 215 parking spaces within the garage to serve the proposed residential uses. The Project Sponsor has proposed a “flex option” that would retain approximately 61,000 square feet of office uses within the existing Aronson Building, and would reduce the residential component of the project to 191 dwelling units. The findings would specifically address the changes in use, disposition, and conveyance of publicly-owned land, reconfiguration of the public sidewalk along Mission Street, and subdivision of the property associated with the Project. The Project Site is located within the C-3-R Zoning District and the 400-I Height and Bulk District.

Preliminary Recommendation: Adopt General Plan Consistency Findings

(Continued from Regular Meeting of April 11, 2013)

 

            2c.        2008.1084EHKRTXZc1                                                                 (K. GUY: (415) 558-6163)

706 MISSION STREET - northwest corner at Third Street; Lots 093, 275, and portions of Lot 277 of Assessor’s Block 3706 - Request for Zoning Text Amendment and Zoning Map Amendment of Zoning Map SU01 (Section 302) to establish the “Yerba Buena Center Mixed-Use Special Use District”(SUD) on the property. The proposed SUD would modify specific Planning Code regulations related to permitted uses, the provision of a cultural/museum use within the SUD, floor area ratio limitations, dwelling unit exposure, height of rooftop equipment, bulk limitations, and curb cut locations. The property is located within the C-3-R Zoning District and the 400-I Height and Bulk District.

Preliminary Recommendation: Adopt a Recommendation for Approval

(Continued from Regular Meeting of April 11, 2013)

            2d.       2008.1084EHKRTXZc1                                                                  (K. GUY: (415) 558-6163)

706 MISSION STREET - northwest corner at Third Street; Lots 093, 275, and portions of Lot 277 of Assessor’s Block 3706 - Request for a Determination of Compliance pursuant to Planning Code Section 309, with requests for exceptions from Planning Code requirements including "Reduction of Ground-Level Wind Currents in C-3 Districts", “Off-Street Parking Quantity”, “Rear Yard, and "General Standards for Off-Street Parking and Loading" to allow curb cuts on Third and Mission Streets. The proposed project would rehabilitate an existing 10-story, 144-foot tall building (the Aronson Building), and construct a new, adjacent 47-story tower, reaching a roof height of 520 feet with a 30-foot tall mechanical penthouse. The two buildings would be connected and would contain up to 215 dwelling units, a “core-and-shell” museum space measuring approximately 52,000 square feet, and approximately 4,800 square feet of retail space. The project would reconfigure portions of the existing Jessie Square Garage to increase the number of parking spaces from 442 spaces to 470 spaces, add loading and service vehicle spaces, and would allocate up to 215 parking spaces within the garage to serve the proposed residential uses. The Project Sponsor has proposed a “flex option” that would retain approximately 61,000 square feet of office uses within the existing Aronson Building, and would reduce the residential component of the project to 191 dwelling units.

Preliminary Recommendation: Approve with Conditions

(Continued from Regular Meeting of April 11, 2013)

 

            2e.        2008.1084EHKRTXZc1                                                                 (K. GUY: (415) 558-6163)

706 MISSION STREET - northwest corner at Third Street; Lots 093, 275, and portions of Lot 277 of Assessor’s Block 3706 – Request for Height Reclassification (Section 302) of Zoning Map HT01 to reclassify the property from the 400-I Height and Bulk District to the 520-I Height and Bulk District. The property is currently located within the C-3-R Zoning District and the 400-I Height and Bulk District.

Preliminary Recommendation: Adopt a Recommendation for Approval

(Continued from Regular Meeting of April 11, 2013)

 

Adjournment