3846979 - Hearing - Appeal of Conditional Use Authorization - Proposed Project at 1052-1060 Folsom Street and 190-194 Russ Street - PLN Response Brief 040119 LARGE FILE

Memo APPEAL OF CONDITIONAL USE AUTHORIZATION 52-1060 Folsom Street DATE:  
April 1, 2019 
TO:  Angela Calvillo, Clerk of the Board of Supervisors 
FROM:  John Rahaim, Planning Director – Planning Department (415) 558‐6411 
  Rich Sucre, Case Planner – Planning Department (415) 575‐9108 
RE:  File No. 190097, Planning Case No. 2016‐004905CUA– Appeal of the Approval of 
Conditional Use Authorization for 1052‐1060 Folsom Street & 190‐194 Russ 
Street 
HEARING DATE:  April 9, 2019 (Continued from February 12, 2019) 
ATTACHMENTS: 
‐ Planning Commission Staff Report  
 (Executive Summary, Exhibits, & Final Motion Nos. 20360, 20361 & 20362) 
‐ Project Sponsor Drawings 
‐ Shadow Analysis Report for the Proposed 1052 Folsom Street Per SF Planning 
Code Section 295 Standards, Prevision Design (October 11, 2018) 
____________________________________________________________________________________________ 
PROJECT SPONSOR: Paul Iantorno, Golden Properties  
 2170 Sutter Street, San Francisco, CA 94115  
APPELLANT: Sue Hestor (Attorney) on behalf of  
 Angelica Cabande, South of Market Community Action Network (SOMCAN) 
____________________________________________________________________________________________ 
INTRODUCTION:
This memorandum and the attached documents are a response to the letter of appeal to the Board of 
Supervisors (“Board”) regarding the Planning Commission’s (“Commission”) approval of the application 
for Conditional Use Authorization under Planning Code Sections 121.1 (Development of Large Lots, 
Neighborhood Commercial Districts), 121.7 (Restriction of Lot Mergers in
 Certain Districts and on 
Pedestrian‐Oriented Streets), 303 (Conditional Use Authorization) and 317 (Loss of Residential and 
Unauthorized Units Through Demolition, Merger and Conversation) to demolish five existing buildings 
at 1052‐1060 Folsom Street and 190‐192 Russ Street containing commercial uses and four dwelling units 
on three lots, merger 
of the lots into one parcel, and construct a new seven‐story, 64’‐6” tall, and 58,719 
gross sq. ft. mixed use building containing 2,832 sq. ft. of ground floor commercial retail use and 55,887 
sq. ft. of residential use for 63 dwelling units, 16 off‐street parking spaces on a
 combined lot measuring 
Appeal of Conditional Use Authorization File No. 190097 Hearing Date:  April 9, 2019 Planning Case No. 2016-004905CUA 1052-1060 Folsom Street & 190-194 Russ Street ,500 sq ft in the SoMa Neighborhood NCT (Neighborhood Commercial Transit) District and RED 
(Residential Enclave) District t and a 65‐X Height and Bulk District (“the Project”).  
This response addresses the appeal (“Appeal Letter”) to the Board filed on January 22, 2019 by Sue 
Hestor (Attorney), on behalf of Angelica
 Cabande.  The Appeal Letter referenced the Proposed Project in 
Case No. 2016‐004905CUA.  
The decision before the Board is whether to uphold or overturn the Planning Commission’s approval of 
Conditional Use Authorization to develop on a lot greater than 10,000 square feet in the SoMa NCT 
Zoning District, merger of 
lots that result in a street frontage greater than 50‐ft in the RED Zoning 
District, and demolition of four existing dwelling units on the project site. 
 
SITE DESCRIPTION & PRESENT USE:
The Project is located at the northwest corner of Folsom and Russ Streets on three lots, two parcels in the 
SoMa Neighborhood NCT (Neighborhood Commercial Transit) District, and one parcel in the RED 
(Residential Enclave) District. The Project Site has a lot area of 11,500 sq. ft. with 75 feet of
 frontage on 
Folsom Street and 140 feet on Russ Street. Lot 021 is rectangular shaped and developed with three 
structures including a 6,197 sq. ft., two‐story, corner building containing two commercial storefronts at 
the ground floor (d.b.a. Deli Board and Fondue Cowboy), and 2 two‐bedroom flats at the 
second floor, a 
1 sq. ft. one‐story commercial building facing Russ Street, and a 2,158 sq. ft., three‐story Edwardian‐
period designed house at the rear of the lot containing two residential flats over a garage, also facing 
Russ Street. Lot 023 is located mid‐block, rectangular shaped, and improved
 with a 3,840 sq. ft., two‐story 
commercial building fronting Folsom Street. Lot 087 is T‐shaped, faces Russ Street and is developed with 
a surface parking lot at the front and an 1,819 sq. ft. one‐story commercial building at the rear. 
 
SURROUNDING PROPERTIES AND NEIGHBORHOOD:
Sixty percent (60%) of the Project Site is located in the SoMa NCT Zoning District, a corridor along 6th 
and Folsom Streets that connects to the Folsom Street NCT District and possesses a development pattern 
of ground floor commercial and upper story residential units. Active, neighborhood‐serving and 
pedestrian‐oriented ground
 floor uses are required, and the development controls in this NCT Zoning 
District are designed to permit moderate‐scale buildings and uses, protecting rear yards above the 
ground story and at residential levels. While offices and general commercial retail uses may locate on the 
second story or above in new 
buildings, most commercial uses are prohibited above the second story.  
 
The remaining rear forty percent (40%) of the Project Site is located in the RED Zoning District, which 
encompasses many of the clusters of low‐scale, medium density, predominantly residential 
neighborhoods located along the narrow side streets of the South of
 Market area. The zoning controls for 
this district are tailored to encourage compatible and economically feasible in‐fill housing, while 
providing adequate residential amenities to the site and neighborhood. Nonresidential uses are generally 
not permitted, and undeveloped or underdeveloped properties are viewed as opportunity sites for new, 
moderate‐income, in‐
fill housing. The properties adjacent to the Project Site include a restaurant to the 
west (d.b.a. Extreme Pizza), an institutional nonprofit use (d.b.a. Mission Hiring Hall) to the east across 
Russ Street, live‐work units and a multi‐family dwelling located to the north, and Victoria Manolo 
Draves Park to the
 south across Folsom Street. 
 
PROJECT DESCRIPTION:
Appeal of Conditional Use Authorization File No. 190097 Hearing Date:  April 9, 2019 Planning Case No. 2016-004905CUA 1052-1060 Folsom Street & 190-194 Russ Street The Project includes the demolition of five existing buildings containing commercial uses and four 
dwelling units on three lots, merger of the lots into one parcel, and the construction of a new seven‐story, 
’‐6” tall, and 58,719 gross sq. ft. mixed use building containing 2,832 sq. ft. of ground
 floor commercial 
retail use and 55,887 sq. ft. of residential use for 63 dwelling (3 studio, 23 one‐bedroom and 37 two‐
bedroom) units, a combined 6,991 sq. ft. of private and common open space, and a 3,572 sq. ft. ground 
floor garage with access from a new driveway on 
Russ Street for 16 off‐street auto and 63 Class 1 bicycle 
parking spaces.  
 
BACKGROUND:
On April 14, 2016, the Project Sponsor filed a Preliminary Project Assessment (PPA) Application for the 
demolition of the existing buildings on the project site and new construction of a six‐story residential 
building with 46 dwelling units (Case No. 2016‐004905PPA). 
 
On June 23, 2016, the Planning Department (“Department”) accepted
 the Environmental Evaluation 
Application for the proposed project at 1052‐1060 Folsom Street (“Project”). 
 
On December 8, 2016, the Department published the PPA Letter in response to the proposed project 
(Case No. 2016‐004905PPA). 
 
On August 10, 2017, the Department accepted the Large Project Authorization Application and the 
Conditional Use 
Authorization Application for the Project. 
 
On December 11, 2018, the Environmental Planning Division of the Planning Department completed 
environmental review for the Project and published a Community Plan Evaluation.  
 
On December 20, 2018, the Recreation and Park Commission held a public hearing on the net new 
shadow cast by the Project
 on Victoria Manolo Draves Park, and adopted a resolution stating that the net 
new shadow would not be adverse to the use of this park. 
 
On December 20, 2018, the Planning Commission held a public hearing on the Large Project 
Authorization and Conditional Use Authorization for the Project. At this 
hearing, the Commission 
continued the Project to June 2, 2016. 
 
On January 22, 2019, Sue Hestor, on behalf of Angelica Cabande of SOMCAN, appealed the Conditional 
Use Authorization to the Board of Supervisors. 
CONDITIONAL USE AUTHORIZATION REQUIREMENTS:
Planning Code Section 303 establishes criteria for the Commission to consider when reviewing all 
applications for Conditional Use authorization. To approve the project, the Commission must find that 
these criteria have been met: 
 
. That the proposed use or feature, at the size and intensity contemplated and at the proposed 
location, will provide a development that is necessary or desirable for, and compatible with, the 
neighborhood or the community; and  
Appeal of Conditional Use Authorization File No. 190097 Hearing Date:  April 9, 2019 Planning Case No. 2016-004905CUA 1052-1060 Folsom Street & 190-194 Russ Street . Such use or feature as proposed will not be detrimental to the health, safety, convenience or 
general welfare of persons residing or working in the vicinity, or injurious to property, 
improvements or potential development in the vicinity, with respect to aspects including but not 
limited to the following:  
a. The
 nature of the proposed site, including its size and shape, and the proposed size, 
shape and arrangement of structures; 
b. The accessibility and traffic patterns for persons and vehicles, the type and volume of 
such traffic, and the adequacy of proposed off‐street parking and loading and of 
proposed alternatives 
to off‐street parking, including provisions of car‐share parking 
spaces, as defined in Section 166 of this Code;  
c. The safeguards afforded to prevent noxious or offensive emissions such as noise, glare, 
dust and odor; 
d. Treatment given, as appropriate, to such aspects as landscaping, screening, open spaces, 
parking and
 loading areas, service areas, lighting and signs; and,  
. Such use or feature as proposed will comply with the applicable provisions of this Code and will 
not adversely affect the General Plan; and, 
. Such use or feature as proposed will provide development that is in conformity with the stated 
purpose of the applicable Use District. 
In addition to the findings above, the Planning Commission must make additional findings under several 
other sections of the Planning Code, since the project is seeking multiple Conditional Use Authorizations.  
Planning Code Section 121.1 outlines additional criteria for the Planning Commission to consider in the
 
review of applications for Development of Large Lots in the SoMa NCT Zoning District, including: 
. The mass and facade of the proposed structure are compatible with the existing scale of the 
district. 
. The facade of the proposed structure is compatible with design features of adjacent facades that 
contribute 
to the positive visual quality of the district. 
Planning Code Section 121.7 outlines additional criteria for the Planning Commission to consider in the 
review of applications for a lot merger resulting in a lot frontage of larger than 50‐ft in the RED Zoning 
District: 
. The lot merger will enable
 a specific residential project that provides housing on‐site at 
affordability levels significantly exceeding the requirements of Section 415. 
. The lot merger will facilitate development of an underutilized site historically used as a single 
use and the new project is comprised of multiple individual buildings 
. The lot merger 
serves a unique public interest that cannot be met by building a project on a 
smaller lot. 
Finally, Planning Code Section 317 establishes further criteria for the Commission to consider when 
reviewing applications to demolish residential buildings. These criteria apply to all applications to 
demolish residential buildings. Unlike the Section 303
 findings above which must be affirmatively met, 
the Section 317 criteria must only be considered by the Commission. While the Commission must 
Appeal of Conditional Use Authorization File No. 190097 Hearing Date:  April 9, 2019 Planning Case No. 2016-004905CUA 1052-1060 Folsom Street & 190-194 Russ Street consider all of the 317 criteria, it is within the Commission’s discretion to decide how prioritize these 
criteria in determining the overall public value of each project.   The Section 317 criteria are as follows: 
a) whether the property is free of a history of serious, continuing Code violations; 
b) whether the
 housing has been maintained in a decent, safe, and sanitary condition; 
c) whether the property is an ʺhistorical resourceʺ under CEQA; 
d) whether the removal of the resource will have a substantial adverse impact under CEQA; 
e) whether the project converts rental housing to other forms of tenure or occupancy; 
f) whether the project removes rental units subject to the Residential Rent Stabilization and 
Arbitration Ordinance or affordable housing; 
g) whether the project conserves existing housing to preserve cultural and economic neighborhood 
diversity; 
h) whether the project conserves neighborhood character to preserve neighborhood cultural and 
economic diversity; 
i) whether the project
 protects the relative affordability of existing housing; 
j) whether the project increases the number of permanently affordable units as governed by Section 
5; 
k) whether the project locates in‐fill housing on appropriate sites in established neighborhoods; 
l) whether the project increases the number of family‐sized units on‐ site; 
m) whether the project creates new supportive housing; 
n) whether the project is of superb architectural and urban design, meeting all relevant design 
guidelines, to enhance existing neighborhood character; 
o) whether the project increases the number of on‐site Dwelling Units; 
p) whether the project increases the number of on‐site
 bedrooms; 
q) whether or not the replacement project would maximize density on the subject lot; and 
r) if replacing a building not subject to the Residential Rent Stabilization and Arbitration 
Ordinance, whether the new project replaces all of the existing units with new Dwelling Units of 
a similar size and 
with the same number of bedrooms. 
 
APPELLANT ISSUES AND PLANNING DEPARTMENT RESPONSES: 
The concerns raised in the Appeal Letter are cited in a summary below and are followed by the 
Department’s response: 
ISSUE #1: The Appellant claims that the Planning Commission was not provided with the complete 
shadow study and had no basis on which to adopt Motion 20362 Shadow Findings. In addition, the 
Appellant claims that there was no qualitative evaluation of the impacts of the shadows cast. 
RESPONSE #1: The Commission adopted Planning Commission Motion No. 20362 and found 
the net new shadow cast by the Project would not be adverse to the use of Victoria Manalo 
Draves Park, as determined by the Record. 
Appeal of Conditional Use Authorization File No. 190097 Hearing Date:  April 9, 2019 Planning Case No. 2016-004905CUA 1052-1060 Folsom Street & 190-194 Russ Street The Commission concluded that the Project meet the requirements of Planning Code Section 295 
and determined that the net new shadow would not be adverse to the use of Victoria Manolo 
Draves Park. Under Planning Code Section 295, the Planning Commission shall conduct a 
hearing and shall disapprove the issuance of
 any building permit governed by the provisions of 
this Section if it finds that the proposed project will have any adverse impact on the use of the 
property under the jurisdiction of, or designated for acquisition by, the Recreation and Park 
Commission because of the shading or shadowing that it 
will cause, unless it is determined that 
the impact would be insignificant. The Planning Commission shall not make the determination 
required by the provisions of this Subsection until the general manager of the Recreation and 
Park Department in consultation with the Recreation and Park Commission has had an 
opportunity to review
 and comment to the Planning Commission upon the proposed project.  
 
The Project Sponsor and Department appropriately undertook the evaluation of the net new 
shadow cast by the Project on Victoria Manolo Draves Park. As part of the Project’s 
environmental review, the Project’s net new shadow was analyzed within the Community 
Plan 
Evaluation, published by the Environmental Review Officer on December 11, 2018. The 
environmental document included the findings of the consultant‐prepared shadow analysis, 
dated October 11, 2018. This consultant report included the qualitative findings of the net new 
shadow cast by the Project. The Commission was presented a copy of
 Community Plan 
Evaluation, which included a summary of these shadow findings. In addition, the Department 
presented these shadow findings at the Planning Commission and Recreation and Parks hearings 
on December 20, 2018, and included a summary of these findings within the draft approval 
motions. As is typical, the Department includes 
draft motions for all projects requiring 
Commission approval. On December 20, 2018, Planning Department staff attended the 
Recreation and Park Commission Hearing, prior to the Planning Commission Hearing, and 
reported on the recommendation offered by the Recreation and Park Commission. The 
Recreation and Park Commission adopted a resolution that found the
 Project’s net new shadow 
would not be adverse to the use of Victoria Manolo Draves Park. Therefore, the Commission did 
appropriately review the shadow study and did take findings on the net new shadows’ impact 
on Victoria Manolo Draves Park. 
 
ISSUE #2:  The Appellant claims that the Project’s mass is uncertain and therefore the proposed shadow 
impacts are unknown. 
RESPONSE #2: The Commission approved the Project’s mass as analyzed within the Shadow 
Analysis Report and reviewed by the Recreation and Park Commission.  
 
The Commission approved the Project’s mass and overall design, as was analyzed in the 
consultant prepared Shadow Analysis Report (dated October 11, 2018) and the Community Plan 
Evaluation (dated December 11, 2018). On December 20, 2018, the Recreation and Park
 
Commission determined that this mass and the proposed net new shadow would not be adverse 
to the use of Victoria Manolo Draves Park.  On December 20, 2018, comments from the Planning 
Commission public hearing primarily focused on the interior layout. As other city agencies 
conduct their respective review the Project 
as part of the building permit process, the exterior 
envelope and overall design is required to maintain consistency with the Planning Commission’s 
determination on the exterior mass, as outlined in Planning Commission Motion Nos. 20360, 
Appeal of Conditional Use Authorization File No. 190097 Hearing Date:  April 9, 2019 Planning Case No. 2016-004905CUA 1052-1060 Folsom Street & 190-194 Russ Street 361 and 20362. Any changes to the exterior dimension that would result in a change to the 
analyzed shadow would require additional review by the Planning Commission, with 
consultation from the Recreation and Park Commission. To date, the Commission and Planning 
Department has not received any information from other city agencies
 to suggest that the exterior 
dimension of the Project would need to changed. To ensure that comments from other city 
agencies are taken into account early within the design process, the Planning Department 
requires an Interdepartmental Project Review, which occurred for this Project on July 31, 2018. 
 
CONCLUSION: For the reasons stated above, the Department recommends that the Board uphold the Commission’s 
decision in approving the Conditional Use Authorization, and deny the Appellant’s request for appeal. www.sfplanning.org Executive Summary Conditional Use/Large Project Authorization Shadow Analysis/Variance HEARING DATE: 12/20/2018 Record No.: 16- 004905CUA /ENX /SHD /VAR Project Address: 52-1060 Folsom St and 190 -194 Russ St Zoning: SoMa NCT (Neighborhood Commercial Transit) Zoning District RED (Residential Enclave) Zoning District 65-X Height and Bulk District SoMa Youth and Family Special Use District Block/Lots:  3731/021, 023 & 087 Applicant :  Paul Iantorno 2170 Sutter Street, 3731021, San Francisco, Ca 94115 Staff Contact:  Doug Vu –  (415) 575- 9120 doug.vu@sfgov.org Recommendation: Approval with Conditions PROJECT DESCRIPTION The Project includes the demolition of five existing buildings containing 10,349 sq. ft. of commercial use and 4,656 sq. ft. of residential use in four dwelling units on three lots , merger of the lots into one parcel , and the construction of a new seven -story, 64’ -6” tall, 58,719 gross sq. ft. mixed- use building containing
, 832 sq. ft. of ground floor commercial retail use and 55,887 sq. ft. of residential use for 63 dwelling units
( consisting of 3 studio, 23 one -bedroom and 37 two -bedroom units ), a combined 6,991 sq. ft. of private and common open space, and a 3,572 sq. ft. ground floor garage with access from a new driveway on Russ Street for 16 off -street auto and 63 Class 1 bicycle parking spaces. REQUIRED COMMISSION ACTION In order for the Project to proceed, the Commission must grant a Conditi onal Use Authorization pursuant to Planning Code Sections 1 21.1, 121.7, 303 and 317 for development on a lot greater th an 10,000 sq. ft., for the merger of lots resulting in a street frontage greater than 50 feet in the RED Zoning District, and for the dem olition of four existing dwelling units , respectively. The Commission must also grant a Large Project Authorization  (LPA)  pursuant to Planning Code Section 9 for new construction over 25,000 sq. ft. in the RED Zoning District. Under the LPA, the Commission must grant modificatio ns to the Planning Code requirements for r ear yard (Planning Code Section 134)
and dwelling unit exposure  (Planning Code Section 140). Executive Summary CASE NO. 2016-004905CUA/ENX/SHD/VAR Hearing Date:  12/20/2018 1052-1060 Folsom St and 190- 194 Russ St Finally, the Commission must also adopt a motion that finds the additional shadow cast by the Project on Victoria Manalo Draves Park would not be adverse to the use of the park, pursuant to Planning Code Section 295. I SSUES AND OTHER CONS IDERATIONS
 Public Comment & Outreach. The Department has received one letter of support from the tenants of the existing rental units acknowledging an agreement with the Sponsor to provide temporary housing, relocation funds and future replacement housing, and one letter of opposition from the South of Market Community Action Network expressing concern about shadow impacts on Victoria Manalo Draves Park . The mandatory pre- application neighborhood meeting was held on July 17, 2017, and the Sponsor has conducted additional community outreach including a public meeting on October 16, 2017 that was attended by South of Market Community Action Network (SOMCAN) and other interested community members at the West Bay Pilipino Center.  The Sponsor has subsequently maintained communication with individuals of the interested community organizations to discuss community benefits. On November 21, 18, the Sponsor responded in writing to specific questions from West Bay regarding shadow impa cts and project affordability, and has gone do or-to -door to speak with merchants and residents .
  Existing Tenant & Eviction History . There are four existing units that are tenant occupied and subject to the City’s Rent Stabilization and Arbitration Ordinance , and there is no known evidence of any evictions on the subject propert ies. The Project will demolish and replace these existing units, and the Sponsor will enter into an ag reement to provide these tenants with relocation assistance including temporary housing, relocation funds and the right to occupy the new replacement units that will be subject to the Rent Stabilization and Arbitration Ordinance.   Variance.  The Project includes 44 dwelling units that are located in the SoMa NCT Zoning District . The Project does not provide a Code-complying r ear yard, and eight units that do not meet the dwelling unit exposure requirement s. Therefore, the Project will require approval of a variance from the Zoning Administrator, who will consider this request immediately following the hearing for this Conditio nal Use Authorization .   Shadow Impact.  The Project would cast new shadow onto Victoria Manalo Draves Park and increase the shadow load by 0.38% above current levels, resulting in an increase in the total annual shading from 7.41% to 7.79% of Total Annual Available Sunlight (TAAS).  The new sh adow would fall on the northeastern quarter o f the park at the park entry, basketball court, northern children’s play area, lawn areas, and several fixed benches , and would be present between February and October in the late afternoon beginning between 5:15 and 6 p.m., with an average duration of 72 minutes.
  Affordable Housing.  The Project’s 63 total dwelling units include four replacement rent -controlled units, 17 net new units located in the RED Zoning District that require 17.6%  of the units to be a ffordable (or 3 units), and 42 net new units located in the SoMa NCT Zoning District that require 25% of the units to be affordable (or 11 units). Excluding the four rent -controlled two -bedroom units, the 59 net new units contain a mix of 3 studio, 23 one -bedroom, and 33 two -bedroom units, and the mix of affordable units include 6 one- bedroom and 8 two-bedroom units. Executive Summary CASE NO. 2016-004905CUA/ENX/SHD/VAR Hearing Date:  12/20/2018 1052-1060 Folsom St and 190- 194 Russ St The Project Sponsor has also agreed to provide one more affordable unit in addition to the required 14 units. BASIS FOR RECOMMENDATION The Department finds that the Project is, on balance, consistent with the Objectives and Po licies of the General Plan , including the East SoMa Area Plan . It is an appropriate in -fill development that will replace existing rent -controlled units, add a significant amount of new dwelling units to the City’s housing stock , and provide 15 additional units of permanently affordable housing . The Project’s design is compatible with the pattern of development in the neighborhood, and additional shadow cast by the Project would not be adverse and is not expected in interfere with the use of Victoria Manalo Draves Park .  T he Department also finds the project to be necessary, desirable, and compatible with the surrounding neighborhood, and not to be detrimental to persons or adjacent properties in the vicinity . ATTACHMENTS :
Draft Motion –  Large Project Authorization Draft Motion –  Conditional Use Authorization Draft Motion –  Shad ow Findings under Planning Code Section 295 Exhibit A –  Conditions of Approval Exhibit B –  Plans and Renderings Exhibit C –  Environmental Determination Exhibit D –  Land Use Dat a Exhibit E –  Maps and Context Photos Ex hibit F –  P ublic Correspondence Exhibit G –  Project Sponsor Brief Exhibit H –  Inclusionary Affordable Housing Affidavit Exhibit I –  Anti -Discriminatory Housing Affidavit Exhibit J  –  First Source Hiring Affidavit
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SAN FRANCISCO P
LANNING DEPARTMENT P
lanning Commission Motion No. H EARING DATE:
DECEMBER
, C ase No.:
16-004905ENX P
roject Address:
52-1060 Folsom Street
&
0-194 Russ Street Z
oning:
SoMa NCT
(Neighborhood Commercial Transit)
Zoning District R
ED
(Residential Enclave)
Zoning District
-X Height and Bulk District S
oMa Youth and Family Special Use District B
lock/Lots:
31/021, & P roject Sponsor:
Paul Iantorno G
olden Properties LLC Sutter Street S
an Francisco, CA S taff Contact:
Doug Vu
—
(415)
5-9120 D
oug.Vu@s{gov.org Mission St. S
ufte S an Francisco, C
A 103-2479 R
eception:
.558.6378 F
ax:
.558.6409 P
lanning I
nformation:
.558.6377 A
DOPTING FINDINGS RELATING TO A
LARGE PROJECT AUTHORIZATION PURSUANT TO P
LANNING CODE SECTION 9, TO ALLOW EXCEPTIONS TO THE REAR YARD R
EQUIREMENT UNDER PLANNING CODE SECTION AND DWELLING UNIT EXPOSURE R
EQUIREMENT UNDER PLANNING CODE SECTION 0, FOR THE PROJECT INVOLVING THE D
EMOLITION OF FIVE EXISTING BUILDINGS CONTAINING
,349 SQUARE FEET OF C
OMMERCIAL USE AND
,656 SQUARE FEET OF RESIDENTIAL USE, MERGER OF THREE LOTS, A
ND THE NEW CONSTRUCTION OF A
SEVEN
-STORY, -FEET AND -INCH TALL, A
PPROXIMATELY
,719 SQUARE FEET MIXED USE BUILDING CONTAINING
,832 SQUARE F
EET OF GROUND FLOOR COMMERCIAL RETAIL USE AND
,887 SQUARE FEET OF R
ESIDENTIAL USE FOR DWELLING UNITS
(CONSISTING OF THREE STUDIO, ONE
-BEDROOM, AND TWO
-BEDROOM UNITS),
,991 SQUARE FEET OF PRIVATE AND COMMON O
PEN SPACE, AND A
,572 SQUARE FEET GROUND FLOOR GARAGE WITH ACCESS FROM A
N EW DRIVEWAY ON BUSS STREET FOR OFF-STREET AUTOMOBILE PARKING SPACES A
ND CLASS BICYCLE PARKING SPACES AT 52-1060 FOLSOM STREET AND 0-194 BUSS S
TREET, LOTS 1, AND ON ASSESSOR'S BLOCK 31, WITHIN THE SOMA NCT
(
NEIGHBORHOOD COMMERCIAL TRANSIT)
AND RED
(RESIDENTIAL ENCLAVE)
ZONING D
ISTRICTS, SOMA YOUTH AND FAMILY SPECIAL USE DISTRICT, A
-X HEIGHT AND BULK D
ISTRICT, AND ADOPTING FINDINGS UNDER THE CALIFORNIA ENVIRONMENTAL Q
UALITY ACT. P
REAMBLE O
n August
, 17, Paul Iantorno of Golden Properties LLC
(hereinafter
"Project Sponsor"), filed A
pplication No. 16-004905ENX
(hereinafter
"Application")
with the Planning Department
(hereinafter
"
Department")
fora Large Project Authorization to demolish five existing buildings that contain a
pproximately
,349 square feet
(sq. ft.)
of commercial use and
,656 sq. ft. of residential use containing w
ww.sfplanning.arg Motion No. Record No. 16-004905ENX D
ecember
, 52-1060 Folsom Street
&
0-194 Russ Street f
our dwelling units, merge three lots into once parcel, and construct a
new seven
-story, -ft. -in. tall, a
nd
,719 gross sq. ft. mixed use building containing
,832 sq. ft. of ground floor commercial retail use a
nd
,887 sq. ft. of residential use for dwelling units
(including three studio, one
-bedroom and t wo
-bedroom units), a
combined
,991 sq. ft. of private and common open space, and a
new
,572 sq. ft. g
round floor garage with access from a
new driveway on Russ Street for off-street auto and Class b icycle parking spaces
(hereinafter
"Project")
at 52-1060 Folsom Street and 0-194 Russ Street, Block and Lots 1, and (hereinafter
"Project Site"). T
he Planning Department Commission Secretary is the custodian of records;
the File for Case No. 16-4905ENX at Mission Street, Suite 0, San Francisco, California. O
n December
, 18, the Planning Commission
(hereinafter
"Commission")
conducted a
duly noticed p
ublic hearing at a
regularly scheduled meeting on Large Project Authorization Application No. 16-4905ENX. T
he environmental effects of the Project were determined by the San Francisco Planning Department to h
ave been fully reviewed under the Eastern Neighborhoods Area Plan Environmental Impact Report
(
hereinafter
"EIR"). The EIR was prepared, circulated for public review and comment, and, at a
public h
earing on August
, 08, by Motion No. 661, certified by the Commission as complying with the C
alifornia Environmental Quality Act
(Cal. Pub. Res. Code Section et seq.,
(hereinafter
"CEQA").
'
The Commission has reviewed the Final EIR, which has been available for this Commissions review as w
ell as public review. T
he Eastern Neighborhoods EIR is a
Program EIR. Pursuant to CEQA Guideline 168(c)(2), if the lead a
gency finds that no new effects could occur or no new mitigation measures would be required of a
p roposed project, the agency may approve the project as being within the scope of the project covered by t
he program EIR, and no additional or new environmental review is required. In approving the Eastern N
eighborhoods Plan, the Commission adopted CEQA Findings in its Motion No. and hereby i
ncorporates such Findings by reference. A
dditionally, State CEQA Guidelines Section provides a
streamlined environmental review for p
rojects that are consistent with the development density established by existing zoning, community plan o
r general plan policies for which an EIR was certified, except as might be necessary to examine whether t
here are project
—specific effects which are peculiar to the project or its site. Section specifies t
hat examination of environmental effects shall be limited to those effects that
(a)
are peculiar to the p
roject or parcel on which the project would be located,
(b)
were not analyzed as significant effects in a
p rior EIR on the zoning action, general plan or community plan with which the project is consistent,
(c)
a re potentially significant off
—site and cumulative impacts which were not discussed in the underlying E
IR, or(d)
are previously identified in the EIR, but which are determined to have a
more severe adverse i
mpact than that discussed in the underlying EIR. Section 183(c)
specifies that if an impact is not p
eculiar to the parcel or to the proposed project, then an EIR need not be prepared for that project solely o
n the basis of that impact. O
n December
, 18, the Department determined that the proposed application did not require further e
nvironmental review under Section of the CEQA Guidelines and Public Resources Code Section S
AN FRANCISCO P
LANNINQ DEPARTMENT Motion No. Record No. 16-004905ENX D
ecember
, 52-1060 Folsom Street
~
0-194 Russ Street 83.3. The Project is consistent with the adopted zoning controls in the Eastern Neighborhoods Area P
lan and was encompassed within the analysis contained in the Eastern Neighborhoods Final EIR. Since t
he Eastern Neighborhoods Final EIR was finalized, there have been no substantial changes to the Eastern N
eighborhoods Area Plan and no substantial changes in circumstances that would require major r
evisions to the Final EIR due to the involvement of new significant environmental effects or an increase i
n the severity of previously identified significant impacts, and there is no new information of substantial i
mportance that would change the conclusions set forth in the Final EIR. The file for this project, i
ncluding the Eastern Neighborhoods Final EIR and the Community Plan Exemption certificate, is a
vailable for review at the San Francisco Planning Department, Mission Street, Suite 0, San F
rancisco, California. P
lanning Department staff prepared a
Mitigation Monitoring and Reporting Program
(MMIZP)
setting f
orth mitigation measures that were identified in the Eastern Neighborhoods Plan EIR that are applicable t
o the project. These mitigation measures are set forth in their entirety in the MMIZP attached to the draft M
otion as Exhibit C. O
n December
, 18, the Commission adopted Motion No. 361, approving a
Conditional Use A
uthorization for the Proposed Project
(Conditional Use Authorization Application No. 16-4905CUA). Findings contained within said motion are incorporated herein by this reference thereto as i
f fully set forth in this Motion. T
he Commission has heard and considered the testimony presented to it at the public hearing and has f
urther considered written materials and oral testimony presented on behalf of the applicant, Department s
taff, and other interested parties. M
OVED, that the Commission hereby authorizes the Large Project Authorization as requested in A
pplication No. 16-004905ENX, subject to the conditions contained in
"EXHIBIT A"
of this motion, b
ased on the following findings:
F INDINGS H
aving reviewed the materials identified in the preamble above, and having heard all testimony and a
rguments, this Commission finds, concludes, and determines as follows:
. The above recitals are accurate and constitute findings of this Commission.
. Project Description. T'he Project includes the demolition of five existing buildings containing c
ommercial uses and four dwelling units on three lots, merger of the three lots into one parcel, a
nd the construction of a
new seven
-story,
'-6"
tall, and
,719 gross sq. ft. mixed
-use building c
ontaining
,832 sq. ft. of ground floor commercial retail use an d
,887 sq. ft. of residential use f
or dwelling units
(consisting of studio, one
-bedroom an d two
-bedroom), a
combined
,991 sq. ft. of private and common open space, and a
,572 sq. ft. ground floor garage with access f
rom a
new driveway on Russ Street for off-street auto parking spaces and Class bicycle p
arking spaces. S
AN FflANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street
. Site Description and Present Use. The Project is located at the northwest corner of Folsom and R
uss Streets on three lots, two parcels in the SoMa Neighborhood NCT
(Neighborhood C
ommercial Transit)
District, and one parcel in the RED
(Residential Enclave)
District. The P
roject Site has a
lot area of
,500 sq. ft. with feet of frontage on Folsom Street an d feet on R
uss Street. Lot is rectangular shaped and developed with three structures including a
,197 s
q. ft., two-story, corner building containing two commercial storefronts at the ground fl oor
(
d.b.a. Deli Board and Fondue Cowboy), and two-bedroom fl ats at the second floor, a sq. ft. o
ne-story commercial building facing Russ Street, and a
,158 sq. ft
., three-story Edwardian
-period designed house at the rear of the lot containing two residential flats over a
garage, also f
acing Russ Street. Lot is located mid
-block, rectangular shaped, and improved with a
,840 s
q. ft., two-story commercial building fronting Folsom Street. Lot is, T-shaped, faces Russ S
treet and is developed with a
surface parking lot at the front an d
a
,819 sq. ft. one-story c
ommercial building at the rear.
. Surrounding Properties and Neighborhood. Sixty percent
(60%)
of the Project Site is located in t
he SoMa NCT Zoning District, a
corridor along th and Folsom Streets that connects to the F
olsom Street NCT District and possesses a
development pattern of ground floor commercial and u
pper story residential units. Active, neighborhood
-serving and pedestrian
-oriented ground fl oor u
ses are required, and the development controls in this NCT Zoning District are designed to p
ermit moderate
-scale buildings and uses, protecting rear yards above the ground story and at r
esidential levels. While offices an d
general commercial retail uses may locate on the second story o
r above in new buildings, most commercial uses are prohibited above the second story. T
he remaining rear forty percent
(40%)
of the Project Site is located in the RED Zoning District, w
hich encompasses many of the clusters of low
-scale, medium density, predominantly r
esidential neighborhoods located along the narrow side streets of the South of Market area. The z
oning controls for this district are tailored to encourage compatible and economically feasible in
-fill housing, while providing adequate residential amenities to the site an d
neighborhood. N
onresidential uses are generally not permitted, and undeveloped or underdeveloped properties a
re viewed as opportunity sites for new, moderate
-income, in
-fill housing. A
djacent to the Project Site is a
restaurant to the west
(d.b.a. Extreme Pizza), an institutional n
onprofit use
(d.b.a. Mission Hiring Hall)
to the east across Russ Street, live
-work units and a
m ulti
-family dwelling located to the north, and Victoria Manolo Draves Park to the south across F
olsom Street.
. Public Outreach and Comment. The Department has received one letter of support from the t
enants of the existing rental units acknowledging an agreement with the Project Sponsor to p
rovide temporary housing, relocation funds and future replacement housing, an d
one letter of o
pposition from the South of Market Community Action Network expressing concern about s
hadow impacts on Victoria Manolo braves Park. O
n July
, 17, the Project Sponsor conducted the mandatory pre
-application neighborhood m
eeting. Subsequently, the Project Sponsor has conducted additional community outreach i
ncluding a
public meeting on October
, that was attended by South of Market C
ommunity Action Network
(SOMCAN)
and other interested community members at the West S
AN FRANCISCO
/~, P
LANNING DEPARTMENT
-Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street B
ay Filipino Center. The Sponsor has further maintained communication with individuals of the i
nterested community organizations to discuss community benefits. On November
, 18, the S
ponsor responded in writing to specific questions from West Bay regarding shadow impacts a
nd project affordability and has gone door-to-door to speak with merchants and residents.
. Planning Code Compliance:
The Planning Code Compliance Findings set forth in Motion No. 61, Case No. 16-004905CUA
(Conditional Use Authorization, pursuant to Planning Code S
ections 1.1, 1.7, and 7)
apply to this Motion, and are incorporated herein as though f
ully set forth. T
he Commission finds that the Project is consistent with the relevant provisions of the Planning C
ode in the following manner:
A
. Permitted Use. Per Planning Code Sections (SoMa NCT Zoning District)
and (RED Z
oning District), residential and ground floor retail uses are principally permitted. T
he Project proposes new construction of dwelling units and approximately
,832 square feet of g
round fl oor commercial use. B
. Development of Large Lots. In order to promote, protect, and maintain a
scale of d
evelopment that is appropriate to each district and compatible with adjacent buildings, new c
onstruction or significant enlargement of existing buildings on lots equal to or greater than
,000 sq. ft. in the SoMa NCT District shall be permitted only as Conditional Uses, pursuant t
o Planning Code Section 1.1. T
he Project has applied for Conditional Use Authorization to address the required fi ndings for d
evelopment of a
large lot in the SoMa NCT Zoning District
(See Case No. 16-004905CUA). C
. Lot Mergers. In order to promote, protect, and maintain afine-grain scale of development in r
esidential districts and on important pedestrian
-oriented commercial streets that is a
ppropriate to each district, the merger of lots resulting in a
single street frontage greater t
han feet in the RED district shall require a
conditional use pursuant to Planning Code S
ection 1.7. T
he Project has applied for Conditional Use Authorization to address the required firTdings for lot m
ergers in the RED Zoning District
(See Case No. 16-004905C11A). D
. Floor Area Ratio. Planning Code Section permits a
maximum floor area ratio of
.5 to f or properties within the SoMa NCT Zoning District. The area of the Project Site located in t
he SoMa NCT Zoning District is
,000 sq. ft., which permits a
maximum non-residential d
evelopment of
,500 sq. ft. T
he Project proposes
,832 sq. ft. of ground fl oor commercial retail space that is equal to a
fl oor area r
atio of
.40 to
, and complies with the maximum fl oor area ratio for the property under Planning C
ode Section 4. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street E
. Rear Yard. In the RED and SoMa NCT Zoning Districts, Planning Code Section 4(a)(1)
r equires a
minimum rear yard equal to
%
of the total depth of the lot at the lowest story c
ontaining a
dwelling unit, and at each succeeding level or story of the building. The subject p
roperty has a
depth of feet an d
requires a
minimum rear yard of feet. T
he Project includes one ground fl oor dwelling unit located in the RED Zoning District, and does not p
rovide a
rear yard at this fl oor. Therefore, the Project is seeking an exception to the rear yard
'
r equirement as part of the Large Project Authorization
(see below). T
he Project includes two ground fl oor dwelling units located in the SoMa NCT Zoning District, and d
oes not provide a
rear yard at this fl oor. However, the Project would provide more than the required u
sable open space, and the Sponsor requests the approval of a
variance by the Zoning Administrator u
nder Case No. 16-004905VAR. F
. Open Space. Planning Code Section requires a
minimum of square feet of usable p
rivate open space, or square feet of common open space per dwelling unit in the SoMa N
CT Zoning District. P
lanning Code Section requires a
minimum of square feet of usable private open s
pace, or square feet of common open space per unit in the RED Zoning District. P
rivate usable open space shall have a
minimum horizontal dimension of six feet and a
m inimum area of square feet if located on a
deck, balcony, porch or roof, and shall have a
m inimum horizontal dimension of feet an d
a minimum area of square feet if located o
n open ground, a
terrace or the surface of an inner or outer court pursuant to PC Section
(F). Common usable open space shall be at least feet in every horizontal dimension and s
hall be a
minimum are of sq. ft. Further, inner courts may be credited as common usable o
pen space if the enclosed space is not less than feet in every horizontal dimension and sq. ft in area, an d
if the height of the walls an d
projections above the court on at least t
hree sides is such that no point on an y
such wall or projection is higher than one foot for e
ach foot that such point is horizontally distant from the opposite side of the clear space in t
he court. T
he Project includes dwelling units located in the SoMa NCT Zoning District, of which two units h
ave private open space that measure at least feet in every horizontal direction, and units sharing c
ommon open space. The Project also includes dwelling units located in the RED Zoning District, o
f which one unit contains private open space that meets the dimensional requirements, and units s
haring common open space. The minimum required open space for the Project as proposed is sq. f
t. of private, and
,640 sq. ft. of common usable open space. The common open space for the units is p
rovided through a
,420 sq. ft. interior courtyard at the second fl oor that measures at least ft. -in. b
y ft. in every horizontal direction to be determined usable, and a
large
,357 sq. ft. rooftop deck, w
hich provides a
total of
,771 sq. ft. of common open space. The Project provides
,131 sq. ft. more t
han the required area of common open space, and complies with Planning Code Section 5. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street G
. Obstructions. Planning Code Section 6(c)(2)
outlines the requirements for features, which m
ay project over a
street, alley, setback or usable open space. Generally, projections over s
treets and alleys are limited to -ft deep with a
maximum length of -ft for each bay w
indow or balcony. This length shall be reduced in proportion to the distance from such line b
y means of a degree an gle drawn inward from the ends of the -ft dimension, thus r
eaching a
maximum of -ft along a
line parallel to and at a
distance of -ft from the line e
stablishing the required open area. Additionally, the minimum horizontal separation b
etween bay windows, between balconies, and between bay windows and balconies
(except w
here a
bay window and a
balcony are located immediately adjacent to one another)
shall be t
wo feet at the line establishing the required open area, and shall be increased in proportion t
o the distance from such line by means of -degree angles drawn outward fr om the ends o
f such two
-foot dimension, reaching a
minimum of eight feet along a
line parallel to and at a
d istance of three feet from the line establishing the required open area. T
he Project proposes bay windows along Russ Street at the third through fi fth fl oors, and balconies at t
he sixth fl oor that measure feet or less in length at a
distance of feet beyond the property line, and w
ith a
horizontal separation of at least feet. These bay windows and balconies comply with the d
imensional requirements of Planning Code Section 6. H
. Dwelling Unit Exposure. Planning Code Section requires that at least one room of all d
welling units face onto a
public street, public alley at least -ft in width, side yard at least -ft in width, or rear yard, which meets the requirements of the Planning Code. A
lternatively, an open area
(whether an inner court or a
space between separate buildings on t
he same lot)
which is unobstructed
[except for fire escapes not projecting more than n
ecessary for safety and in no case more than
'-6", chimneys, and those obstructions p
ermitted in Sections 6(c)(14),
(15),
(16), (19),
(ZO)
and
(29)
of this Code]
and is no less than feet in every horizontal dimension for the floor at which the Dwelling Unit in question is l
ocated and the fl oor immediately above it, with an increase of five feet in every horizontal d
imension at each subsequent fl oor can satisfy the exposure requirement. I
n the SoMa NCT Zoning District, the Project arranges the dwelling units in the building on both s
ides of an
"L
-shape"
interior corridor so that each unit faces either Folsom Street, Russ Street, or an i
rregular shaped inner court at the northwest corner of the Project Site that is at least ft. -in., and u
p to -ft. in each horizontal dimension. There are dwelling units at the second fl oor that do not f
ace an inner court at least ft. in every horizontal direction, of which are located in each of the R
ED and SoMa NCT Zoning Districts. There are dwelling units at the third fl oor that do not face a
n inner court at least -ft. in every horizontal direction, of which is located in the RED, and are l
ocated in the SoMa NCT Zoning District. There are also
(2 units at each of the fourth and fifth fl oors l
ocated in the SoMa NCT Zoning District that do not face an inner court at least ft. and ft. in e
very horizontal direction, respectively. Of these units that do not meet the dwelling unit exposure r
equirement, the Sponsor requests the approval of a
variance for the units located in the SoMa NCT Z
oning District by the Zoning Administrator under Case No. 16-004905VAR, and an exception to t
he remaining units located in the RED Zoning District as part of the Large Project Authorization u
nder Case No. 16-004905ENX. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street I
. Street Frontage. Planning Code Section 5.1 requires off-street parking at street grade on a
d evelopment lot to be set back at least feet on the ground floor;
that no more than one-third of the width or feet, whichever is Less, of an y
given street
#rontage of a
new structure p
arallel to an d
facing a
street shall be devoted to parking and loading ingress or egress;
that s
pace for active uses be provided within the first feet of building depth on the ground f
loor;
that non-residential uses have a
minimum fl oor
-to
-floor height of feet
(measured at g
rade);
that the fl oors of street
-fronting interior spaces housing non-residential active uses an d
lobbies be as close as possible to the level of the adjacent sidewalk at the principal e
ntrance to these spaces;
and that frontages with active uses that are not residential or PDR b
e fenestrated with transparent windows and doorways for no less than percent of the s
treet frontage at the ground level. T
he Project proposes street grade parking that is set back at least -ft. on the ground fl oor with ft. o
f frontage devoted to parking access on Russ Street, ground fl oor commercial active uses that are at l
east ft. deep with a
ceiling height of ft. -in. including their respective mezzanines, and located d
irectly adjacent to the sidewalk on Folsom and Russ Streets that contain transparent windows and d
oorways for over
%
of the street frontage to comply with all the requirements of Planning Code S
ection 5.1. B
etter Roofs. Pursuant to Planning Code Section 9, state law requires that certain new r
esidential an d
nonresidential buildings set aside a
"solar ready"
portion of the roof equal to
°/a of the total roof area. The solar ready area must be unshaded and free of obstructions, to a
llow that portion of the roof to be used for future installation of solar energy or heating s
ystems. T
he Project has a
total roof area of approximately
,850 sq. ft. that would require at least
,028 sq. ft. t
o be designated as solar ready. The Project proposes to designate
%
as solar ready that is equal to
,028 sq. ft. and complies with Planning Code Section 9. K
. Off
-Street Parking. Planning Code Section 1.1 principally permits a
residential accessory o
ff-street parking ratio of three spaces per four units in the RED Zoning District, one space p
er two units in the SoMa NCT Zoning District, and a
retail sales use ratio of one space per
,500 sq. ft. of occupiable floor area in the SoMa NCT Zoning District. T
he Project proposes dwelling units in the RED Zoning District, units in the SoMa NCT Z
oning District, and
,822 sq. ft. of retail sales and service use in the SoMa NCT Zoning District, w
hich principally permits up to residential and commercial parking spaces. The Project proposes residential spaces to comply with Planning Code Section 1.1. L
. Bicycle Parking. Planning Code Section 5.2 requires one Class bicycle parking space for e
ach dwelling unit and every
,500 sq. ft. of occupied floor area of sales and service use. A
m inimum of two Class spaces are also required for every
,500 sq. ft. of occupied floor area f
or sales and service use. S
AN FRANCISCO P
LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street T
he Project contains dwelling units and
,822 sq. ft. of sales and service use that requires at least Class and Class bicycle parking spaces. A
designated room in the garage for Class bicycle p
arking spaces and sidewalk located racks for Class bicycle parking spaces are proposed to comply w
ith Planning Code Section 5.2. M
. Car Share Requirements. Planning Code Section requires one car
-share parking space f
or a
project that has between and dwelling units. T
he Project includes dwelling units and is required to provide at least one car
-share parking space. O
ne space is proposed in addition to the residential spaces, and therefore complies with Planning C
ode Section 6. N
. Unbundled Parking. Planning Code Section requires that all off-street parking spaces a
ccessory to residential uses in new structures of dwelling units or more be leased or sold s
eparately from the rental or purchase fees for dwelling units for the life of the dwelling u
nits. T
he Project proposes a
total of residential off-street parking spaces that will he unbundled and l
eased separately from the dwelling units. Therefore, the Project meets the requirement of Planning C
ode Section 7. O
. Transportation Demand Management
(TDM)
Program. Pursuant to Planning Code Section and the TDM Program Standards, the Project shall finalize a
TDM Plan prior Planning D
epartment approval of the first Building Permit or Site Permit. As currently proposed, the P
roject must achieve a
target of points. T
he Project Sponsor submitted a
completed Environmental Evaluation Application prior to September
, on May
, 16, and is therefore required to achieve
%
of the point target established in the T
DM Program Standards for a
target of points. The Project will comply with the TDM Program by a
chieving points through the following TDM Measures:
)
Unbundle Parking
—Location D;
)
Parking
—Option G;
)
Bicycle Parking
—Option B;
)
Car Share
—Option A;
and
)
On
-Site Affordable Housing
—
Options A
&
C. P
. Dwelling Unit Mix. Planning Code Section 7.6 requires that no less than percent of the t
otal number of proposed dwelling units contain at least two bedrooms, or no less than p ercent of the total number of proposed dwelling units.contain at least three bedrooms. T
he Project proposes total dwelling units, including four replacement units and net new units w
ith a
mix of three studio, one
-bedroom and two
-bedroom units. A
total
%
of the net new u
nits contain two bedrooms to comply with Planning Code Section 7.6. S
AN FRANCISCO P LANNING
~lPANTMRNT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street Q
. Height Exemptions. Planning Code Section 0(b)
identifies features that are exempt from t
he height limits established by the applicable height and bulk district, in an amount up to b
ut not exceeding that which is specified, including elevator penthouses limited to the top f eet and footprint of the elevator shaft, regardless of the height limit of the building. T
ke Project proposes one ft. tall elevator penthouse and one ft. -in. tall stair penthouse, each m
easured from the top to comply with Planning Code Section 0(b). R
. Shadow. Planning Code Section restricts net new shadow, cast by structures exceeding a
h eight of feet, upon property under the jurisdiction of the Recreation and Park C
ommission. Any project in excess of feet in height and found to cast net new shadow m
ust be found by the Planning Commission, with comment from the General Manager of the R
ecreation and Parks Department, in consultation with the Recreation and Park Commission, t
o have no adverse impact upon the property under the. jurisdiction of the Recreation and P
ark Commission. P
ursuant to the shadow analysis under Application No. 16-004905SHD, the net new shadow cast b
y the Project on Victoria Manalo Draves Park will not be adverse to the use of the park. The C
ommission affirmed this determination in Planning Commission Motion No. 362. S
. Transportation Sustainability Fee
("TSF"). Planning Code Section 1A applies to any c
hange or replacement of use whereby the rate charged for the new use is higher than the r
ate charged for the existing use, regardless of whether the existing use previously paid the T
SF or TIDF.
'he Project includes the change of use for
,517 sq. ft. from Non
-Residential to Residential use and
,714 sq. ft. of New Residential use that will be subject to the full TSF fee because the environmental r
eview application was fi led after July
, 15. T
. Child Care Requirements. Pursuant to Section 4A, the Residential Child Care Impact Fee a
pplies to a
project that includes at least one new dwelling unit an d
takes change of use into c
onsideration. T
he Project includes the change of use for
,517 gross sq. ft. of Non
-Residential to Residential use and
,714 sq. ft. of New Residential use that will be subject to the Residential Child Care Impact Fee. U
. Affordable Housing. Planning Code Section sets forth the requirements and procedures f
or the Inclusionary Affordable Housing Program. Under Planning Code Section 5.3, these r
equirements apply to projects that consist of or more units. The applicable percentage is d
ependent on the number of units in the project, the zoning of the property, and the date of t
he accepted Project Application. A
Project Application was accepted on May
, 16;
t herefore, pursuant to Planning Code Section 5.3 th e
Inclusionary Affordable Housing P
rogram requirement for the On
-site Affordable Housing Alternative is to provide
.6%
of t
he proposed dwelling units in the RED Zoning District, an d
%
of the proposed dwelling u
nits in the SoMa NCT Zoning District as affordable. S
AN FRANCISCO O P
LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street T
he Project Sponsor has demonstrated that it is eligible for the On
-Site Affordable Housing A
lternative under Planning Code Section 5.5 and 5.6, and has submitted an
'Affidavit of C
ompliance with the Inclusionary Affordable Housing Program:
Planning Code Section 5,'
to s
atisfy the requirements of the Inclusionary Affordable Housing Program by providing the affordable h
ousing on
-site instead of through payment of the Affordable Housing Fee. In order for the Project S
ponsor to be eligible for the On
-Site Affordable Housing Alternative, the Project Sponsor must s
ubmit an
'Affidavit of Compliance with the Inclusionary Affordable Housing Program:
Planning C
ode Section 5,'
to the Planning Department stating that any affordable units designated as on
-site u
nits shall be rental units and will remain as rental units for the life of the project. T'he Project S
ponsor submitted such Affidavit on December
, 18. The applicable percentage is dependent on the t
otal number of units in the project, the zoning of the property, and the date of the accepted Project A
pplication. A
Project Application was accepted on May
, 16;
therefore, pursuant to Planning C
ode Section 5.3 the Inclusionary Affordable Housing Program requirement for the On
-site A
ffordable Housing Alternative is to provide
.6%
of the proposed dwelling units in the RED Zoning D
istrict, and
%
of the proposed dwelling units in the SoMa NCT Zoning District as affordable, w
ith
.6%
of the units in the RED Zoning District affordable to low-income households, and within t
he SoMa NCT Zoning District a
minimum of
%
of the units affordable to low-income households,
%
of the units affordable to moderate
-income households, and the remaining
%
of the units a
ff ordable to middle
-income households, as defined by the Planning Code and Procedures Manual. F
ourteen
(14)
units
(6 one
-bedroom, and two-bedroom)
of the total net new units provided will be a
ffordable units. If the Project becomes ineligible to meet its Inclusionary Affordable Housing Program o
bligation through the On
-site Affordable Housing Alternative, it must pay the Affordable Housing F
ee with interest, if applicable. V
. SoMa Youth and Family Special Use District. Planning Code Section 9.40A is intended to e
xpand the provision of affordable housing, protect and enhance the health and environment o
f youth and families by adopting policies that focus on certain lower density areas of this D
istrict for the expansion of affordable housing opportunities. Within this District, properties t
hat are not tangent to Howard, Harrison, Folsom, th, th, th and th Streets in excess of f eet in height shall be subject to the Tier C
affordable housing requirements of Section 9. T
he Project proposes net new dwelling units in the RED Zoning District on Lot that is subject t
o the Tier C
affordable housing requirements of Section 9, or
.6%. The provisions of Planning C
ode Section 9.40A are met by the affordable dwelling units proposed on Lot 7. W
. Eastern Neighborhoods Impact Fee. Planning Code Section is applicable to any d
evelopment project in the Eastern Neighborhoods Program Area which results in at least o
ne net new residential unit or the new construction of anon
-residential use. T
he Project includes the change of use for
,517 gross sq. ft. of Non
-Residential to Residential use and
,714 sq. ft. of New Residential use that will be subject to Tier of the Eastern Neighborhoods Impact F
ee.
. Large Project Authorization in Eastern Neighborhoods Mixed Use Districts. Planning Code S
ection 9(c)
lists nine aspects of design review in which a
project must comply;
the Planning C
ommission finds that the project is compliant with these nine aspects as follows:
S AN FRANCISCO P LANNING DEPARTMHNT Motion No. D ecember
, A
. Overall building mass and scale;
Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street T
he Project is located at the corner of a
block with
%
of the development located a
neighborhood c
ommercial zoning district and
%
located in a
residential enclave, with both neighborhoods having a
h eight limit of feet. This proposed building's massing and scale are responsive to these site c
onditions by setting back the rearmost structural bay at the sixth and seventh fl oors to be compatible w
ith the adjacent building scale in the residential enclave.
'he building is also set back between and feet at the topmost fl oor to reduce its bulk and possess a
scale that is compatible with the block face i
n this neighborhood commercial district. The architectural design includes a
distinct base, middle and t
op that also complements the neighboring buildings and incorporates the use of bays and varied facade p
lanes to modulate the massing of the building. B
. Architectural treatments, facade design and building materials:
T he urban context of the Project includes commercial and mixed
-use buildings ranging in scale from s
mall to large that are diverse in architectural style and exterior materials. The design of the proposed b
uilding is contemporary in its architectural expression with a
distinct base, middle and top that c
omplements the neighboring buildings with the use of bays and varied facade planes to modulate the m
assing of the building and provide visual fnterest. The exterior materials that reinforce this hierarchy i
nclude smooth stucco, porcelain tiles and extensive glazing at the base, fiber cement, smooth steel and p
henolic resin panels with horizontal stucco bands and contrasting smooth stucco at the bays at the b
uilding's shaft, and corrugated steel panels at the top. Throughout the building, the window sashes w
ill be composed of aluminum to be compatible with the aluminum storefront systems. G
The design of lower fl oors, including building setback areas, commercial space, townhouses, e
ntries, utilities, and the design and siting of rear yards, parking and loading access;
T he Project's ground fl oor commercial frontage on Folsom Street is set back feet to accommodate p
lanters and widen the sidewalk in front of the building, and the ground fl oor dwelling units on R
uss Street contain elevated entries with porches that have an area of more than sq. ft. each. The b
uilding's residential lobby is ft. -in. wide and is located between the corner commercial storefront a
nd ground fl oor dwelling units, and the ft. wide garage door to the ground fl oor parking garage is l
ocated at the rear of the building that will be accessed through a
new ft. curbcut. In lieu of a
s tandard rear yard, the development's corner location includes a
better suited an inner court at the n
orthwest corner of the Project Site. D
. The provision of required open space, both on-and off
-site. In the case of off
-site publicly a
ccessible open space, the design, location, access, size, and equivalence in quality with that o
therwise required on
-site;
T he Project includes sq. ft. of private open space for dwelling units, and
,771 sq. ft. of common o
pen space for the remaining units through the
,420 sq. ft. inner court at the second fl oor and a
,351 sq. ft. rooftop deck. This amount of Code compliant residential open space exceeds what is r
equired by more than
,130 sq. ft., and publicly accessible open space is not required. S
AN FRANCISCO P LANNING DEPORTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street E
. The provision of mid
-block alleys and pathways on frontages between an d
01inear feet p
er the criteria of Section 0, and the design of mid
-block alleys and pathways as required b
y and pursuant to the criteria set forth in Section 0.2;
T he Project is not subject to the mid
-block alley requirements of Planning Code Section 0.2 because t
he Russ Street frontage is feet. F
. Streetscape and other public improvements, including tree planting, street furniture, an d
l ighting;
T he Project includes the planting of new street trees, landscaping/planting beds along the public r
ight-of-way on both streets, and parking racks on the sidewalk far at least bicycles. G
. Circulation, including streets, alleys and mid
-block pedestrian pathways;
T he Project includes repavement and widening of the sidewalk in front of the building's commercial s
torefronts, and after the removal of existing curbcuts, the addition of one new ft. curbcut that w
ill provide sole access to the ground fl oor garage at the rear of the building. H
. Bulk limits;
T he Project is located in a
district that does not have bulk limits, and is therefore not subject to this r
equirement. I
. Other changes necessary to bring a
project into conformance with any relevant design g
uidelines, Area Plan or Element of the General Plan. O
n balance, the Project meets the Objectives and Policies of the General Plan. See Below.
. Large Project Authorization Exceptions. Planning Code Section allows the Planning C
ommission to grant exceptions for Large Projects in the Eastern Neighborhoods Mixed Use D
istricts for certain Planning Code requirements, as follows:
A
. Exception to rear yard, pursuant to the requirements of Section 4(f~;
M odification of Requirements in the Eastern Neighborhoods Mixed Use Districts. The rear y
ard requirement in Eastern Neighborhoods Mixed Use Districts may be modified or waived b
y the Planning Commission pursuant to Section 9.
(
)
A comparable, but not necessarily equal amount of square footage as would be created in a
code conforming rear yard is provided elsewhere within the development;
T he Project includes dwelling units and provides a
combination of usable private and common open s
pace through sq. ft. of private decks, a
,420 sq. ft. inner court at the second fl oor, and a
,351 sq. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street f
t. rooftop deck. This total amount of
,991 sq. ft. is equal to
%
of the Project's area, which exceeds t
he
,875 sq. ft., or
%
amount that is required for aCode-conforming rear yard..
(
)
The proposed new or expanding structure will not significantly impede the access to light an d
air from adjacent properties or adversely affect the interior block open space formed by t
he rear yards of adjacent properties;
T he Project includes the merger of three lots to create an L-shaped corner parcel that fronts Folsom and R
uss Streets. Of the three adjacent buildings, two are commercial use structures that do not have rear y
ards, and one building fronts Moss Street and contains dwelling units with a
rear yard. The P
roject includes an inner court at the second fl oor with a
depth that is between ft. -in. and ft.
-in., and is adjacent to the residential rear yard on Moss Street to preserve its access to light and air a
nd prevent any significant impediments to the adjacent dwelling units. Therefore, the Commission s
upports this modification of Planning Code Section 4.
(
)
The modification request is not combined with any other residential open space m
odification or exposure variance for the project, except exposure modifications in d
esignated landmark buildings under Section 7(h)(1). T
he Project is not seeking a
modification to the open space requirements, but is seeking an exception to t
he exposure requirements for of the dwelling units located in the RED Zoning District. Given t
he quality of the overall design and the livability of these units, the Commission supports the m
odification to the dwelling unit exposure requirements, as outlined in Planning Code Section (
See Below). B
. Where not specified elsewhere in this Subsection
(d), modification of other Code r
equirements which could otherwise be modified as a
Planned Unit Development
(as set f
orth in Section 4), irrespective of the zoning district in which the property is located. I
n addition to the modification of the requirements for rear yard, the Project is seeking modifications of t
he requirements for dwelling unit exposure
(Planning Code Section 0). T
he Project arranges the dwelling units in the building on both sides of an
"L
-shape"
interior c
orridor so that each unit faces either Folsom Street, Russ Street, or an irregular shaped inner court at t
he northwest corner of the Project Site that is at least ft. -in., and up to -ft. in each horizontal d
imension. There are dwelling units at the second fl oor that do not face an inner court at least ft. i
n every horizontal direction, of which are located in each of the RED and SoMa NCT Zoning D
istricts. The two units in the RED Zoning District face the court with a
horizontal dimension of -ft. -in. or ft. -in. perpendicular to the windows in each respective units that units. There are d welling units at the third fl oor that do not face an inner court at least ft. in every horizontal d
irection, of which is located in the RED, and are located in the SoMa NCT Zoning District. The s
ingle unit in the RED Zoning District faces the court with a
horizontal dimension of ft. -in. p
erpendicular to the window of that unit. The deficit for these three units that range between ft. -in. a
nd ft. -in. will not reduce their livability, and would allow the Project additional density. T
herefore, the Commission supports this modification of Planning Code Section 0. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street
. General Plan Compliance. The Project is, on balance, consistent with the following Objectives a
nd Policies of the General Plan:
C OMMERCE
&INDUSTRY ELEMENT O
bjectives and Policies O
BJECTIVE
:
M ANAGE ECONOMIC GROWTH AND CHANGE TO ENSURE ENHANCEMENT OF THE T
OTAL CITY LIVING AND WORKING ENVIRONMENT. P
olicy
.1:
E ncourage development which provides substantial net benefits and minimizes undesirable c
onsequences. Discourage development that has substantial undesirable consequences that c
annot be mitigated. P
olicy
.2:
A ssure that all commercial and industrial uses meet minimum, reasonable performance s
tandards. P
olicy
.3:
L ocate commercial and industrial activities according to a
generalized commercial and industrial l
and use plan. O
BJECTIVE
:
M AINTAIN AND ENHANCE A
SOUND AND DIVERSE ECONOMIC BASE AND FISCAL S
TRUCTURE FOR THE CITY. P
olicy
.1:
S eek to retain existing commercial and industrial activity and to attract new such activity to the C
ity. O
BJECTIVE
:
M AINTAIN AND STRENGTHEN VIABLE NEIGHBORHOOD COMMERCIAL AREAS EASILY A
CCESSIBLE TO CITY RESIDENTS. P
olicy
.2:
P romote economically vital neighborhood commercial districts which foster small business e
nterprises and entrepreneurship and which are responsive to the economic and technological i
nnovation in the marketplace and society. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, H OUSING ELEMENT O
bjectives and Policies Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street O
BJECTIVE I DENTIFY AND MAKE AVAILABLE FOR DEVELOPMENT ADEQUATE SITES TO MEET THE C
ITY'S HOUSING NEEDS, ESPECIALLY PERMANENTLY AFFORDABLE HOUSING. P
olicy
.1 P
lan for the full range of housing needs in the City and County of San Francisco, especially a
ffordable housing. P
olicy
.2 F
ocus housing growth and infrastructure necessary to support growth according to community p
lans. Complete planning underway in key opportunity areas such as Treasure Island, C
andlestick Park and Hunter's Point Shipyard. P
olicy
.10 S
upport new housing projects, especially affordable housing, where households can easily rely o
n public transportation, walking and bicycling for the majority of daily trips. O
BJECTIVE F OSTER A
HOUSING STOCK THAT MEETS THE NEEDS OF ALL RESIDENTS ACROSS L
IFECYCLES. P
olicy
.1 D
evelop new housing, and encourage the remodeling of existing housing, for families with c
hildren. P
olicy
.4 E
ncourage sufficient and suitable rental housing opportunities, emphasizing permanently a
ffordable rental units wherever possible. P
olicy
.5 E
nsure that new permanently affordable housing is located in all of the City's neighborhoods, a
nd encourage integrated neighborhoods, with a
diversity of unit types provided at a
range of i
ncome levels. O
BJECTIVE E NSURE THAT ALL RESIDENTS HAVE EQUAL ACCESS TO AVAILABLE UNITS P
olicy
.4 P
rovide a
range of unit types for all segments of need, and work to move residents between unit t
ypes as their needs change. O
BJECTIVE S UPPORT AND RESPECT THE DIVERSE AND DISTINCT CHARACTER OF SAN F
RANCISCO'S NEIGHBORHOODS. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street P
olicy
.1 P
romote the construction and rehabilitation of well
-designed housing that emphasizes beauty, f
lexibility, and innovative design, and respects existing neighborhood character. P
olicy
.2 E
nsure implementation of accepted design standards in project approvals. P
olicy
.3 E
nsure growth is accommodated without substantially and adversely impacting existing r
esidential neighborhood character. P
olicy
.4 C
ontinue to utilize zoning districts which conform to a
generalized residential land use and d
ensity plan and the General Plan. P
olicy
.6 F
oster a
sense of community through architectural design, using features that promote c
ommunity interaction. P
olicy
.8 C
onsider a
neighborhood's character when integrating new uses, and minimize disruption c
aused by expansion of institutions into residential areas. O
BJECTIVE B ALANCE HOUSING GROWTH WITH ADEQUATE INFRASTRUCTURE THAT SERVES THE C
ITY'S GROWING POPULATION. P
olicy
.2 C
onsider the proximity of quality of life elements such as open space, child care, and n
eighborhood services, when developing new housing units. P
olicy
.3 E
nsure new housing is sustainably supported by the City's public infrastructure systems. O
BJECTIVE P RIORITIZE SUSTAINABLE DEVELOPMENT IN PLANNING FOR AND CONSTRUCTING N
EW HOUSING. P
olicy
.1 S
upport
"smart'
regional growth that locates new housing close to jobs and transit. P
olicy
.2 P
romote sustainable land use patterns that integrate housing with transportation in order to i
ncrease transit, pedestrian, and bicycle mode share. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street R
ECREATION AND OPEN SPACE ELEMENT O
bjectives and Policies O
BJECTIVE
:
P ROVIDE OPPORTUNITIES FOR RECREATION AND THE ENJOYMENT OF OPEN SPACE IN E
VERY SAN FRANCISCO NEIGHBORHOOD. P
olicy
.5:
R equire private usable outdoor open space in new residential development. P
olicy
.6:
A ssure the provision of adequate public open space to serve new residential development. T
RANSPORTATION ELEMENT O
bjectives and Policies O
BJECTIVE M EET THE NEEDS OF ALL RESIDENTS AND VISITORS FOR SAFE, CONVENIENT AND I
NEXPENSIVE TRAVEL WITHIN SAN FRANCISCO AND BETWEEN THE CITY AND OTHER P
ARTS OF THE REGION WHILE MAINTAINING THE HIGH QUALITY LIVING E
NVIRONMENT OF THE BAY AREA. P
olicy
.6 E
nsure choices among modes of travel and accommodate each mode when and where it is most a
ppropriate. O
BJECTIVE E STABLISH PUBLIC TRANSIT AS THE PRIMARY MODE OF TRANSPORTATION IN SAN F
RANCISCO AND AS A
MEANS THROUGH WHICH TO GUIDE FUTURE DEVELOPMENT A
ND IMPROVE REGIONAL MOBILITY AND AIR QUALITY. P
olicy
.1 E
ncourage development that efficiently coordinates land use with transit service, requiring that d
evelopers address transit concerns as well as mitigate traffic problems. O
BJECTIVE
:
I MPROVE THE AMBIENCE OF THE PEDESTRIAN ENVIRONMENT. P
olicy
.2:
M aintain and expand the planting of street trees and the infrastructure to support them. P
olicy
.3:
I nstall pedestrian
-serving street furniture where appropriate. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street P
olicy
.4:
P reserve pedestrian
-oriented building frontages. O
BJECTIVE
:
P ROVIDE SECURE AND CONVENIENT PARKING FACILITIES FOR BICYCLES. P
olicy
.1:
P rovide secure bicycle parking in new governmental, commercial, and residential developments. P
olicy
.3:
P rovide parking facilities which are safe, secure, and convenient. O
BJECTIVE
:
R ELATE THE AMOUNT OF PARKING IN RESIDENTIAL AREAS AND NEIGHBORHOOD C
OMMERCIAL DISTRICTS TO THE CAPACITY OF THE CITY'S STREET SYSTEM AND LAND U
SE PATTERNS. P
olicy
.1:
R egulate off-street parking in new housing so as to guarantee needed spaces without requiring e
xcesses and to encourage low auto ownership in neighborhoods that are well served by transit a
nd are convenient to neighborhood shopping. P
olicy
.3:
P ermit minimal or reduced off-street parking supply for new buildings in residential and c
ommercial areas adjacent to transit centers and along transit preferential streets. P
olicy
.5:
M inimize the construction of new curb cuts in areas where on
-street parking is in short supply a
nd locate them in a
manner such that they retain or minimally diminish the number of existing o
n
-street parking spaces. U
RBAN DESIGN ELEMENT O
bjectives and Policies O
BJECTIVE
:
E MPHASIS OF THE CHARACTERISTIC PATTERN WHICH GIVES TO THE CITY AND ITS N
EIGHBORHOODS AN IMAGE, A
SENSE OF PURPOSE, AND A
MEANS OF ORIENTATION. P
olicy
.3:
R ecognize that buildings, when seen together, produce a
total effect that characterizes the city a
nd its districts. P
olicy
.7:
R ecognize the natural boundaries of districts, and promote connections between districts. S
AN FRANCISCO
~ P LANNINQ DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street O
BJECTIVE
:
M ODERATION OF MAJOR NEW DEVELOPMENT TO COMPLEMENT THE CITY PATTERN, T
HE RESOURCES TO BE CONSERVED, AND THE NEIGHBORHOOD ENVIRONMENT. P
olicy
.L

• P romote harmony in the visual relationships and transitions between new and older buildings. P
olicy
.3:
P romote efforts to achieve high quality of design for buildings to be constructed at prominent l
ocations. P
olicy
.4:
P romote building forms that will respect and improve the integrity of open spaces and other p
ublic areas. O
BJECTIVE
:
I MPROVEMENT OF THE NEIGHBORHOOD ENVIRONMENT TO INCREASE PERSONAL S
AFETY, COMFORT, PRIDE AND OPPORTUNITY. P
olicy
.5:
D esign walkways and parking facilities to minimize danger to pedestrians. P
olicy
.13:
I mprove pedestrian areas by providing human scale and interest. E
AST SOMA AREA PLAN O
bjectives and Policies L
and Use O
BJECTIVE
.1:
E NCOURAGE PRODUCTION OF HOUSING AND OTHER MIXED
-USE DEVELOPMENT IN E
AST SOMA WHILE MAINTAINING ITS EXISTING SPECIAL MIXED
-USE CHARACTER. P
olicy
.1.8 P
ermit small and moderate retail establishments in mixed use areas of East SoMa, but permit l
arger retail only as part of a
mixed
-use development. O
BJECTIVE
.2:
M AXIMIZE HOUSING PONTETIAL IN KEEPING WITH NEIGHBORHOOD CHARACTER. P
olicy
.2.1 E
ncourage development of new housing throughout East SoMa. P
olicy
.2.2 E
nsure that in
-fill housing development is compatible with its surroundings. S
AN FRANCISCO P LANNING DEPORTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street 0-194 Russ Street P
olicy
.2.3 F
or new construction, and as part of major expansion of existing buildings, encourage housing d
evelopment over commercial. P
olicy
.2.4 I
n general, where residential development is permitted, control residential density through b
uilding height and bulk guidelines and bedroom mix requirements. H
ousine O
BJECTIVE
.3 E
NSURE THAT NEW RESIDENTIAL DEVELOPMENTS SATISFY AN ARRAY OF HOUSING N
EEDS WITH RESPECT TO TENURE, UNIT MIX AND COMMUNITY SERVICES. P
olicy
.3.2 P
rioritize the development of affordable family housing, both rental and ownership, particularly a
long transit corridors and adjacent to community amenities. P
olicy
.3.3 R
equire that percent of all units in new developments have two or more bedrooms and e
ncourage that at least percent of all units in new development have three or more bedrooms, e
xcept Senior Housing and SRO developments. P
olicy
.3.5 E
xplore a
range of revenue-generating tools including impact fees, public funds and grants, a
ssessment districts, and other private funding sources, to fund community and neighborhood i
mprovements. P
olicy
.3.6 E
stablish an Eastern Neighborhoods Public Benefit Fund to mitigate the impacts of new d
evelopment on transit, pedestrian, bicycle, and street improvements, park and recreational f
acilities, and community facilities such as libraries, child care and other neighborhood services in t
he area. B
uilt Form O
BJECTIVE
.1 P
ROMOTE AN URBAN FORM THAT REINFORCES THE EAST SOMA'S DISTINCTIVE PLACE I
N THE CITY'S LARGER FORM AND STRENGTHENS ITS PHYSICAL FABRIC AND C
HARACTER. P
olicy
.1.1 A
dopt heights that are appropriate for SoMa's location in the city, the prevailing street and block p
attern, and the anticipated land uses, while preserving the character of its neighborhood e
nclaves. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street P
olicy
.1.8 N
ew development should respect existing patterns of rear yard open space. Where an existing p
attern of rear yard open space does not exist, new development on mixed
-use
-zoned parcels s
hould have greater fl exibility as to where open space can be located. P
olicy
.1.11 E
stablish and require height limits along alleyways to create the intimate feeling of an urban r
oom. O
BJECTIVE
.2 P
ROMOTE AN URBAN FORM AND ARCHITECTURAL CHARACTER THAT SUPPORTS W
ALKING AND SUSTAINS A
DIVERSE, ACTIVE AND SAFE PUBLIC REALM. P
olicy
.2.1 R
equire high quality design of street
-facing building exteriors. P
olicy
.2.4 S
trengthen the relationship between a
building an d
its fronting sidewalk. T
he Project will provide a
development that is highly desirable for the neighborhood because it will fulfill m
ultiple General Plan goals by redeveloping an underutilized site with critically needed infill housing and g
round fl oor retail uses in an intensely
-developed urban context served by ample public transit and retail s
ervices. The proposed development complies with the Urban Design Guidelines, and the building's d
istinct architectural style with its varying facade planes, exterior materials, upper fl oor setbacks and street l
evel landscaping will provide an attractive setting to the pedestrian experience. T
he design of the building is conterrcporary in its architectural expression with a
distinct base, middle and t
op that complements the neighboring buildings with the use of bays and varied facade planes to modulate t
he massing of the building and prouide visual interest. To reflect the scale of older industrial buildings in t
he area and to differentiate the commercial nature of Folsom Street from the more residential character of R
uss Street, the height of the base along Folsom Street is designed with transparent storefronts with g
enerous fl oor to ceiling height and provides a
transition to the recessed landscaped entrances to the ground fl oor residential lobby and residential uses on Russ Street. The Russ Street facade is divided into
-to -ft. segtrtents with varying exterior cladding to reflect the width of the existing buildings on Russ Street, a
nd to reduce the horizontality of the building. A
portion of the sixth fl oor is set back from Russ Street and t
he entire seventh fl oor is set back from both Folsom and Russ Streets to reduce the visual height and to m
inimize the shadow on Victoria Manalo Draves Park.
'he proposed ground fl oor retail uses will maintain t
he frontage of commercial uses along the Folsom and th Street corridors, and new street trees, landscaping a
nd site furniture along the entire perimeter of the Project will improve the visual character and activate t
he streetscape and pedestrian environment. T
he existing development in the vicinity varies in size and intensity, and the Project is compatible with the d
iverse character of the area. The merger of three adjacent lots to allow the development of a -ft. -in. tall m
ixed
-use building will maximize the number of residential units and provide a
dwelling unit mix that s
upports family
-sized housing. The ground fl oor is divided into three storefronts to be consistent with the e
xisting scale of ground fl oor commercial uses in the neighborhood. The building's inner court at the S
AN FRANCISCO
~ P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street n
orthwest corner of the Project Site is intended to minimize light and privacy impacts to the adjacent r
esidential properties. T
he Project is highly accessible by public transit, with access to eleven MUNI bus lines and sixteen bus s
tops within aone-quarter mile radius, and the Civic Center MUNI and BART stations located less than o
ne-half mile. Sixteen proposed off-street residential parking spaces accessed through one ft. driveway o
n Russ Street, and at a
ratio of one space for every four units that will be leased separately from the a
partments to minimize the impact on existing traffic patterns and the type and volume of traffic in the v
icinity of the Project. One dedicated car
-share space and Class bicycle parking spaces to promote an a
lternative transportation mode are also included. The Project's proposed size, height and intensity are c
omparable to, and compatible with the surrounding neighborhood and community, and are designed to i
mplement the goals and policies of the East SoMa Area Plan.
. Planning Code Section 1.1(b)
establishes eight priority
-planning policies an d
requires review o
f permits for consistency with said policies. On balance, the project does comply with said p
olicies in that:
A
. That existing neighborhood
-serving retail uses be preserved and enhanced and future o
pportunities for resident employment in and ownership of such businesses be enhanced. T
he Project would replace five existing commercial and residential buildings with one new mixed
-use b
uilding that would contain
,832 sq. ft. of commercial space divided into three units that would p
rovide opportunities for neighborhood
-serving retail uses and residential employment. The Project w
ould also add new residents to the neighborhood that may patronize these and other businesses, r
esulting in a
net benefit for the East SoMa Neighborhood. B
. That existing housing and neighborhood character be conserved and protected in order to p
reserve the cultural and economic diversity of our neighborhoods. T
he Project's proposed size, height and intensity are comparable to, and compatible with the s
urrounding neighborhood, and are designed to comply with the East SoMa Area Plan. The new d
evelopment will be compatible with regard to materials, massing, volume, glazing patterns, and r
oofline with the buildings in the neighborhood to conserve the neighborhood character, and include a
v aried dwelling unit mix and on
-site affordable units to preserve neighborhood cultural and economic d
iversity. C
. That the City's supply of affordable housing be preserved and enhanced, T
he Project will not displace any existing affordable housing. None of the existing four units are d
esignated as part of the City's affordable housing program. The Project will replace four rent
-controlled units and will comply with the City's Inclusionary Housing Program by providing units o
f permanently affordable housing that includes one voluntary BMR unit. D
. That commuter traffic not impede MUNI transit service or overburden our streets or n
eighborhood parking. s
~,N Fanraasco P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street T
he Project is adjacent to a
major arterial in atransit-oriented area that is served by eleven MLINI bus l
ines and contains sixteen MUNI stops within aone-quarter mile radius. Sixteen off-street residential p
arking spaces accessed through one ft. driveway on Russ Street, at a
ratio of one space for every f
our units will minimize the impact on existing traffic patterns and the type and volume of traffic in t
he vicinity of the Project. Also included are one dedicated car
-share space and Class bicycle p
arking spaces to promote alternative transportation modes. These project elements were included to n
ot impede MUNI transit service and overburden our streets or neighborhood parking. E
. That a
diverse economic base be maintained by protecting our industrial and service sectors f
rom displacement due to commercial office development, and that future opportunities for r
esident employment and ownership in these sectors be enhanced. T
he Project does not include any commercial office development, and will not displace any existing i
ndustrial and service sector businesses. F
. That the City achieve the greatest possible preparedness to protect against injury and loss of l
ife in an earthquake. T
he Project is designed and will be constructed to conform to the structural and seismic safety. r
equirements of the City Building Code to not impact the property's ability to withstand an e
arthquake. G
. That landmarks and historic buildings be preserved. T
here are no landmarks on the site, but the Project has been sensitively designed with building m
assing, scale, and contemporary architectural expression to be compatible with the surrounding c
ontext. H
. That our parks and open space and their access to sunlight and vistas be protected from d
evelopment. T
he net new shadow cast by the Project on Victoria Manalo Draves Park will not be adverse to the use o
f the park, pursuant to the shadow analysis under Application No. 16-0049055HD.
. First Source Hiring. The Project is subject to the requirements of the First Source Hiring Program a
s they apply to permits for residential development
(Section
.4(m)
of the Administrative C
ode), and the Project Sponsor shall comply with the requirements of this Program as to all c
onstruction work and on
-going employment required for the Project. Prior to the issuance of any b
uilding permit to construct or a
First Addendum to the Site Permit, the Project Sponsor shall h
ave a
First Source Hiring Construction and Employment Program approved by the First Source H
iring Administrator, and evidenced in writing. In the event that both the Director of Planning a
nd the First Source Hiring Administrator agree, the approval of the Employment Program may b
e delayed as needed. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street 0-194 Russ Street T
he Project Sponsor submitted a
First Source Hiring Affidavit and prior to issuance of a
building permit w
ill execute a
First Source Hiring Memorandum of Understanding and a
First Source Hiring Agreement w
ith the City's First Source Hiring Administration.
. The Project is consistent with and would promote the general and specific purposes of the Code p
rovided under Section 1.1(b)
in that, as designed, the Project would contribute to the character a
nd stability of the neighborhood and would constitute a
beneficial development.
. The Commission hereby finds that approval of the Large Project Authorization would promote t
he health, safety and welfare of the City. S
AN FRANCISCO P L4NNING DEPARTMHNT Motion No. Record No. 16-004905ENX D
ecember
, 52-1060 Folsom Street
&
0-194 Russ Street D
ECISION T
hat based upon the Record, the submissions by the Applicant, the staff of the Department and other i
nterested parties, the oral testimony presented to this Commission at the public hearings, and all other w
ritten materials submitted by all parties, the Commission hereby APPROVES Large Project A
uthorization Application No. 16-004905ENX subject to the following conditions attached hereto as
"
EXHIBIT A"
in general conformance with plans on file, dated December
, 18, and stamped
"
EXHIBIT B", which is incorporated herein by reference as though fully set forth. T
he Planning Commission hereby adopts the MMRP attached hereto as Exhibit C
and incorporated h
erein as part of this Motion by this reference thereto. All required mitigation measures identified in the E
astern Neighborhoods EIR and contained in the MMRP are included as conditions of approval. A
PPEAL AND EFFECTIVE DATE OF MOTION:
Any aggrieved person may appeal this Section L arge Project Authorization to the Board of Appeals within fifteen
(15)
days after the date of this Motion. T
he effective date of this Motion shall be the date of adoption of this Motion if not appealed
(after the -day period has expired)
OR the date of the decision of the Board of Appeals if appealed to the Board of A
ppeals. Any appeal shall be made to the Board of Appeals, unless an associated entitlement is appealed t
o the Board of Supervisors, in which case the appeal of this Motion shall also be made to the Board of S
upervisors
(see Charter Section
.135). For further information, please contact the Board of Appeals at
(
5)
5-6880, Mission, Room 36, San Francisco, CA 103, or the Board of Supervisors at
(415)
-5184, City Hall, Room 4, Dr. Carlton B. Goodlett Place, San Francisco, CA 102. P
rotest of Fee or Exaction:
You may protest any fee or exaction subject to Government Code Section that is imposed as a
condition of approval by following the procedures set forth in Government C
ode Section 020. The protest must satisfy the requirements of Government Code Section 020(a)
and m
ust be filed within days of the date of the first approval or conditional approval of the development r
eferencing the challenged fee or exaction. For purposes of Government Code Section 020, the date of i
mposition of the fee shall be the date of the earliest discretionary approval by the City of the subject d
evelopment. I
f the City has not previously given Notice of an earlier discretionary approval of the project, the P
lanning Commission's adoption of this Motion, Resolution, Discretionary Review Action or the Zoning A
dministrator's Variance Decision Letter constitutes the approval or conditional approval of the d
evelopment and the City hereby gives NOTICE that the -day protest period under Government Code S
ection has begun. If the City has already given Notice that the -day approval period has begun f
or the subject development, then this document does not re
-commence the -day approval period. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street I
hereb ertif that the Planning Commission ADOPTED the foregoing Motion on December
, 18. J
onas onin C
ommission Secretary A
YES:
Fong, Johnson, Hillis, Koppel N
AYS:
Melgar, Moore, Richards A
BSENT:
None A
DOPTED:
December
, S AN FRANCISCO P L/►NNING DEPARTMHNT Motion No. Record No. 16-004905ENX D
ecember
, 52-1060 Folsom Street
~
0-194 Russ Street E
XHIBIT A
A UTHORIZATION
~
"
`~
S T
his authorization is for a
Large Project Authorization to demolish five existing buildings, merge three t
he lots into once parcel, and construct a
new seven
-story, -ft. -in. tall, and
,719 gross sq. ft. mixed
-use building containing
,832 sq. ft. of ground floor commercial retail use and
,887 sq. ft. of residential u
se for dwelling units
(including three studio, one
-bedroom and two
-bedroom units), a
c ombined
,991 sq. ft. of private and common open space, and a
new
,572 sq. ft. ground floor garage w
ith access from a
new driveway on Russ Street for off-street auto and Class bicycle parking s
paces, pursuant to Planning Code Section 9, located at Lots 1, & in Parcel 31, within the R
ED and SoMa NCT Zoning Districts, SoMa Youth and Family SUD, and a
-X Height and Bulk D
istrict, in general conformance with plans, dated December
, 18, and stamped
"EXHIBIT B"
i ncluded in the docket for Case No. 16-004905ENX, and subject to conditions of approval reviewed and a
pproved by the Commission on December
, under Motion No. 360. This authorization and the c
onditions contained herein run with the property and not with a
particular Project Sponsor, business, or o
perator. R
ECORDATION OF CONDITIONS OF APPROVAL P
rior to the issuance of the building permit or commencement of use for the Project the Zoning A
dministrator shall approve and order the recordation of a
Notice in the Official Records of the Recorder o
f the City and County of San Francisco for the subject property. This Notice shall state that the project is s
ubject to the conditions of approval contained herein and reviewed and approved by the Planning C
ommission on December
, under Motion No. 360. P
RINTING OF CONDITIONS OF APPROVAL ON PLANS T
he conditions of approval under the
'Exhibit A'
of this Planning Commission Motion No. shall be r
eproduced on the Index Sheet of construction plans submitted with the Site or Building permit a
pplication for the Project. The Index Sheet of the construction plans shall reference to the Large Project a
uthorization and any subsequent amendments or modifications. S
EVERABILITY T
he Project shall comply with all applicable City codes and requirements. If any clause, sentence, section o
r any part of these conditions of approval is for any reason held to be invalid, such invalidity shall not a
ffect or impair other remaining clauses, sentences, or sections of these conditions. This decision conveys n
o right to construct, or to receive a
building permit.
"Project Sponsor"
shall include any subsequent r
esponsible party. C
HANGES AND MODIFICATIONS C
hanges to the approved plans may be approved administratively by the Zoning Administrator. S
ignificant changes and modifications of conditions shall require Planning Commission approval of a
n ew Large Project Authorization. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street C
onditions of Approval, Compliance, Monitoring, and Reporting P
ERFORMANCE
. Validity. T'he authorization and right vested by virtue of this action is valid for three years from t
he effective date of the Motion. T'he Department of Building Inspection shall have issued a
B uilding Permit or Site Permit to construct the project an d/or commence the approved use within t
his three-year period. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww. sf~lanning. org.
. Expiration and Renewal. Should a
Building or Site Permit be sought after the three
(3)
year p
eriod has lapsed, the project sponsor must seek a
renewal of this Authorization by filing an a
pplication for an amendment to the original Authorization or a
new application for A
uthorization. Should the project sponsor decline to so file, and decline to withdraw the permit a
pplication, the Commission shall conduct a
public hearing in order to consider the revocation of t
he Authorization. Should the Commission not revoke the Authorization following the closure of t
he public hearing, the Commission shall determine the extension of time for the continued v
alidity of the Authorization. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s~_planning.orQ
. Diligent Pursuit. Once a
site or Building Permit has been issued, construction must commence w
ithin the timeframe required by the Department of Building Inspection and be continued d
iligently to completion. Failure to do so shall be grounds for the Commission to consider r
evoking the approval if more than three
(3)
years have passed since this Authorization was a
pproved. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.sf-planning.org
. Extension. All time limits in the preceding three paragraphs may be extended at the discretion of t
he Zoning Administrator where implementation of the project is delayed by a
public agency, an a
ppeal or a
legal challenge and only by the length of time for which such public agency, appeal or c
hallenge has caused delay. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s~planning.org
. Conformity with Current Law. No application for Building Permit, Site Permit, or other e
ntitlement shall be approved unless it complies with all applicable provisions of City Codes in e
ffect at the time of such approval. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s,~plannin~orQ
. Mitigation Measures. Mitigation measures described in the MMRP attached as Exhibit C
are n
ecessary to avoid potential significant effects of the proposed project and have been agreed to b
y the project sponsor. Their implementation is a
condition of project approval. S
AN FRANCISCO P l.4NNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.sf planning.org
. Additional Project Authorization. The Project Sponsor must also obtain a
Conditional Use A
uthorization under Planning Code Sections 1.1, 1.7, and to allow the demolition of f
ive existing buildings containing commercial uses and four dwelling units on three lots, merger o
f the lots into one parcel, and the construction of a
new seven
-story,
'-6"
tall, and
,719 gross s
q. ft. mixed use building containing
,832 sq. ft. of ground floor commercial retail use and
,887 s
q. ft. of residential use for dwelling
(three studio
;
one
-bedroom an d two
-bedroom)
u nits, a
combined
,923 sq. ft. of private and common open space, and a
,572 sq. ft. ground floor g
arage with access from a
new driveway on Russ Street for accessory off-street auto and C lass bicycle parking spaces. If these conditions overlap with any other requirement imposed o
n the Project, the more restrictive or protective condition or requirement, as determined by the Z
oning Administrator, shall apply. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s~planning.org D
ESIGN
-COMPLIANCE AT PLAN STAGE
. Final Materials. Final materials, glazing, color, texture, landscaping, and detailing shall be s
ubject to Department staff review and approval. The architectural addenda shall be reviewed a
nd approved by the Planning Department prior to issuance. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.sf planning.org
. Rooftop Mechanical Equipment. Pursuant to Planning Code 1, the Project Sponsor shall s
ubmit a
roof plan to the Planning Department prior to Planning approval of the building permit a
pplication. Rooftop mechanical equipment, if any is proposed as part of the Project, is required t
o be screened so as not to be visible from any point at or below the roof level of the subject b
uilding. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.s,~planning.org
. Garbage, Composting and Recycling Storage. Space for the collection and storage of garbage, c
omposting, an d
recycling shall be provided within enclosed areas on the property and clearly l
abeled and illustrated on the building permit plans. Space for the collection and storage of r
ecyclable and compostable materials that meets the size, location, accessibility and other s
tandards specified by the San Francisco Recycling Program shall be provided at the ground level o
f the buildings. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.s~plannin$.org
. Transformer Vault. The location of individual project I'G&E Transformer Vault installations has s
ignificant effects to San Francisco streetscapes when improperly located. However, they may n
ot have any impact if they are installed in preferred locations.
'Therefore, the Planning S
AN FRANCISCO O
P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street D
epartment recommends the following preference schedule in locating new transformer vaults, i
n order of most to least desirable:
a
. On
-site, in a
basement area accessed via a
garage or other access point without use of s
eparate doors on a
ground fl oor facade facing a
public right-of-way;
b
. On
-site, in a
driveway, underground;
c
. On
-site, above ground, screened from view, other than a
ground fl oor facade facing a
p ublic right-of-way;
d
. Public right-of-way, underground, under sidewalks with a
minimum width of feet, a
voiding effects on streetscape elements, such as street tr ees;
and based on Better Streets P
lan guidelines;
e
. Public right-of-way, underground;
an d
based on Better Streets Plan guidelines;
f
. Public right-of-way, above ground, screened from view;
and based on Better Streets Plan g
uidelines;
g
. On
-site, in a
ground fl oor facade
(the least desirable location). U
nless otherwise specified by the Planning Department, Department of Public Work's Bureau of S
treet Use and Mapping
(DPW BSM)
should use this preference schedule for all new transformer v
ault installation requests. F
or information about compliance, contact Bureau of Street Use and Mapping, Department of Public W
orks at 5-554-5810, http:lls~pw.org P
ARKING AND TRAFFIC
. Parking Requirement. Pursuant to Planning Code Section 1.1, the Project shall provide no m
ore than sixteen
(16)
off-street accessory residential parking spaces, not including the one r
equired car share parking space. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, u
rww.s,~planning. org
. Bicycle Parking. Pursuant to Planning Code Sections 5.1, 5.4, and 5.5, the Project shall p
rovide no fewer than Class and ten
(10)
Class bicycle parking spaces. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.sf-planning.org
. Managing Traffic During Construction. The Project Sponsor and construction contractors)
s hall coordinate with the Traffic Engineering and Transit Divisions of the San Francisco M
unicipal Transportation Agency
(SFMTA), the Police Department, the Fire Department, the P
lanning Department, and other construction contractors)
for an y
concurrent nearby Projects to m
anage traffic congestion and pedestrian circulation effects during construction of the Project. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, z
uww.s~planning.org P
ROVISIONS
. Anti
-Discriminatory Housing. The Project shall adhere to the requirements of the Anti
-Discriminatory Housing policy, pursuant to Administrative Code Section
.61. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s~planning.org
. Transportation Sustainability Fee. The Project is subject to the Transportation Sustainability F
ee, as applicable, pursuant to Planning Code Section 1A. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.s~planning.org
. Residential Childcare Impact Fee. Pursuant to Planning Code Section 4A, the Project Sponsor s
hall comply with the Residential Childcare Impact Fee provisions through payment of an Impact F
ee pursuant to Article
. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.s~planning.org
. Eastern Neighborhoods Infrastructure Impact Fee. The Project is subject to the Eastern N
eighborhoods Infrastructure Impact Fee, as applicable, pursuant to Planning Code Section 3. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
zvw.s~planning.org
. First Source Hiring. The Project shall adhere to the requirements of the First Source Hiring C
onstruction and End
-Use Employment Program approved by the First Source Hiring A
dministrator, pursuant to Section
.4(m)
of the Administrative Code. The Project Sponsor s
hall comply with the requirements of this Program regarding construction work and on
-going e
mployment required for the Project. F
or information about compliance, contact the First Source Hiring Manager at 5-581-2335, w
ww.onestopSF.org M
ONITORING
-AFTER ENTITLEMENT
. Enforcement. Violation of any of the Planning Department conditions of approval contained in t
his Motion or of any other provisions of Planning Code applicable to this Project shall be subject t
o the enforcement procedures and administrative penalties set forth under Planning Code S
ection or Section 6.1. The Planning Department may also refer the violation complaints to o
ther city departments and agencies for appropriate enforcement action under their jurisdiction. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s,~,planning.org
. Revocation Due to Violation of Conditions. Should implementation of this Project result in c
omplaints from interested property owners, residents, or commercial lessees which are not r
esolved by the Project Sponsor and found to be in violation of the Planning Code and/or the s
pecific conditions of approval for the Project as set forth in Exhibit A
of this Motion, the Zoning A
dministrator shall refer such complaints to the Commission, after which it may hold a
public h
earing on the matter to consider revocation of this authorization. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s~planning.org S
AN FRANCISCO P LANNING OEPARTM ENT Motion No. Record No. 16-004905ENX D
ecember
, 52-1060 Folsom Street
~
0-194 Russ Street O
PERATION
. Garbage, Recycling, and Composting Receptacles. Garbage, recycling, an d
compost containers s
hall be kept within the premises and hidden fr om public view, and placed outside only when b
eing serviced by the disposal company. Trash shall be contained and disposed of pursuant to g
arbage and recycling receptacles guidelines set forth by the Department of Public Works. F
or information about compliance, contact Bureau of Street Llse and Mapping, Department of Public W
orks at 5-554-.5810, http:lls~w.org
. Sidewalk Maintenance. The Project Sponsor shall maintain the main entrance to the building a
nd all sidewalks abutting the subject property in a
clean and sanitary condition in compliance w
ith the Department of Public Works Streets and Sidewalk Maintenance Standards. F
or information about compliance, contact Bureau of Street Use and Mapping, Department of Public W
orks at 5-554-.5810, http:lls~w.org
. Community Liaison. Prior to issuance of a
building permit to construct the project and i
mplement the approved use, the Project Sponsor shall appoint a
community liaison officer to d
eal with the issues of concern to owners and occupants of nearby properties. The Project S
ponsor shall provide the Zoning Administrator with written notice of the name, business a
ddress, and telephone number of the community liaison. Should the contact information c
hange, the Zoning Administrator shall be made aware of such change. The community liaison s
hall report to the Zoning Administrator what issues, if an y, are of concern to the community and w
hat issues have not been resolved by the Project Sponsor. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.sf-~lanning.org I
NCLUSIONARY AFFORDABLE HOUSING PROGRAM A
ffordable Units. The following Inclusionary Affordable Housing Requirements are those in effect at the t
ime of Planning Commission action. In the event that the requirements change, the Project Sponsor shall c
omply with the requirements in place at the time of issuance of first construction document.
. Number of Required Units. Pursuant to Planning Code Section 5.3, the Project is required to p
rovide
.6%
of the proposed dwelling units in the RED Zoning District as affordable to q
ualifying households, and
%
of the proposed dwelling units in the SoMa NCT Zoning District a
s affordable to qualifying households. T`he Project contains net new units in the RED Zoning D
istrict and units in the SoMa NCT Zoning District;
therefore, three
(3)
affordable units in the R
ED Zoning District and eleven
(11)
units in the SoMa NCT Zoning District are currently r
equired. The Project Sponsor will fulfill this requirement by providing the affordable units o
n
-site. If the number of market
-rate units change, the number of required affordable units shall b
e modified accordingly with written approval from Planning Department staff in consultation w
ith the Mayor's Office of Housing and Community Development
("MOHCD"). F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.sf-planning.org or the Mayor's Office of Housing and Community Development at 5-701-5500, w
ww.sf-moh.org
;
S AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street
. Voluntary Affordable Unit. The Project Sponsor elected to provide a
total of
%
of the p
roposed dwelling units in the RED Zoning District as Inclusionary Units by adding one a
dditional affordable unit beyond what is required by Section 5. The additional unit is subject t
o the requirements of the Inclusionary Affordable Housing Program under Planning Code S
ection et seq. an d
City an d
County of San Francisco Inclusionary Affordable Housing P
rogram Monitoring and Procedures Manual
("Procedures Manual").
. Unit Mix. T'he Project contains three
(3)
studios, one
-bedroom, and two
-bedroom units;
t herefore, the required affordable unit mix is one-bedroom and two-bedroom units. If the m
arket
-rate unit mix changes, the affordable unit mix will be modified accordingly with written a
pproval from Planning Department staff in consultation with MOHCD. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.sf-planning.org or the Mayor's Office of Housing and Community Development at 5-701-5500, w
ww.sf-moh.or~
. Mixed Income Levels for Affordable Units. Pursuant to Planning Code Section 5.3, the Project i
s required to provide
.6%
of the proposed dwelling units in the RED Zoning District an d
°/a o
f the
'proposed dwelling units in the SoMa NCT Zoning District as affordable to qualifying h
ouseholds. At least
.6%
of the proposed dwelling units in the RED Zoning District and
%
of t
he proposed dwelling units in the SoMa NCT Zoning District must be affordable to low-income h
ouseholds, at least
%
of the proposed dwelling units in the SoMa NCT Zoning District must be a
ffordable to moderate income households, and at least
%
of the proposed dwelling units in the S
oMa NCT Zoning District must be affordable to middle income households. Rental Units for l
ow-income households shall have an affordable rent set at
%
of Area Median Income or less, w
ith households earning up to
%
of Area Median Income eligible to apply for low-income u
nits. Rental Units for moderate
-income households shall have an affordable rent set at
%
of A
rea Median Income or less, with households earning from
%
to
%
of Area Median Income e
ligible to apply for moderate
-income units. Rental Units for middle
-income households shall h
ave an affordable rent set at 0%
of Area Median Income or less, with households earning from
%
to 0%
of Area Median Income eligible to apply for middle
-income units. For any a
ffordable units with rental rates set at 0°/a of Area Median Income, the units shall have a
m inimum occupancy of two persons. If the number of market
-rate units change, the number of r
equired affordable units shall be modified accordingly with written approval from Planning D
epartment staff in consultation with the Mayor's Office of Housing and Community D
evelopment
("MOHCD"). F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.sf-planning.org or the Mayor's Office of Housing and Community Development at 5-701-5500, w
ww. sf-moh. orb
. Minimum Unit Sizes. The affordable units shall meet the minimum unit sizes standards e
stablished by the California Tax Credit Allocation Committee
(TCAC)
as of May
, 17. One
-bedroom units must be at least square feet, two
-bedroom units must be at least square f
eet, an d
three
-bedroom units must be at least square feet. Studio units must be at least s quare feet pursuant to Planning Code Section 5.60(2). The total residential fl oor area devoted t
o the affordable units shall not be less than the applicable percentage applied to the total S
AN FRANCISCO
'
P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street r
esidential fl oor area of the principal project, provided that a
%
variation in floor area is p
ermitted. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.sf-planning.orQ or the Mayor's Office of Housing and Community Development at 5-701-5500, w
ww.s
-moh.or~
. Replacement of Existing Rent
-Controlled Units. The principal project has resulted in demolition o
f four
(4)
housing units that are subject to any form of rent or price control through a
public e
ntity's valid exercise of its police power and determined to be affordable housing. Pursuant to P
lanning Code Section 5.6(a)(9), the project sponsor shall replace the rent-controlled units t
hat were removed with units of a
comparable number of bedrooms and rents. T'he project s
ponsor will enter into an agreement with the City to qualify for a
waiver from the Costa H
awkins Rental Housing Act based on the received exceptions to the rear yard an d
dwelling unit e
xposure requirements of Planning Code Sections and 0, respectively. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.s,~planning.org or the Mayor's Office of Housing and Community Development at 5-701-5500, w
ww.sf-moh.or~
. Conversion of Rental Units. In the event one or more of the Rental Units are converted to O
wnership units, the project sponsor shall either
(A)
reimburse the City the proportional amount o
f the inclusionary affordable housing fee, which would be equivalent to the then
-current i
nclusionary affordable fee requirement for Owned Units, or
(B)
provide additional on
-site or off
-site affordable units equivalent to the difference between the on
-site rate for rental units a
pproved at the time of entitlement and the then
-current inclusionary requirements for Owned U
nits, The additional units shall be apportioned among the required number of units at various i
ncome levels in compliance with the requirements in effect at the time of conversion. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.sf-planning.org or the Mayor's Office of Housing and Community Development at 5-701-5500, w
ww.sf-moh.or~
. Notice of Special Restrictions. The affordable units and the four replacement rent
-controlled u
nits shall be designated on a
reduced set of plans recorded as a
Notice of Special Restrictions on t
he property prior to architectural addenda. The designation shall comply with the designation s
tandards published by the Planning Department and updated periodically. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.s~planning.org or the Mayor's Office of Housing and Community Development at 5-701-5500, w
ww.sf-moh.org_
. Phasing. If any building permit is issued for partial phasing of the Project, the Project Sponsor s
hall have designated not less than twenty-five percent
(25%), or the applicable percentage as d
iscussed above, of the each phase's total number of dwelling units as on
-site affordable units. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.s,~planning.org or the Mayor's Office of Housing and Community Development at 5-701-5500, w
ww. sf-moh. orb S
AN FRANCISCO P L4NNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
&
0-194 Russ Street
. Duration. Under Planning Code Section 5.8, all units constructed pursuant to Section 5.6, m
ust remain affordable to qualifying households for the life of the project. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.sf-planning.org or the Mayor's Office of Housrrcg and Community Development at 5-701-5500, w
ww.s~
moh.org,
. Expiration of the Inclusionary Rate. Pursuant to Planning Code Section 5.6(a)(10), if the P
roject has not obtained a
site or building permit within months of Planning Commission A
pproval of this Motion No. 360, then it is subject to the Inclusionary Affordable Housing R
equirements in effect at the time of site or building permit issuance. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.s~planning.org or the Mayor's Office of Housing and Community Development at 5-701-5500, w
ww.sf-moh.org_
. Reduction of On
-Site Units after Project Approval. Pursuant to Planning Code Section
.5(8)(3), any changes by the project sponsor which result in the reduction of the number of o
n
-site affordable units shall require public notice for hearing and. approval from the Planning C
ommission. F
or information about compliance, contact the Case Planner, Planning Department at 5-558-6378, w
ww.s,~planning.org or the Mayor's Office of Housing and Community Development at 5-701-5500, w
ww.s~
moh.or~
. Other Conditions. T'he Project is subject to the requirements of the Inclusionary Affordable H
ousing Program under Section et seq. of the Planning Code and City and County of San F
rancisco Inclusionary Affordable Housing Program Monitoring and Procedures Manual
(
"Procedures Manual"). The Procedures Manual, as amended from time to time, is incorporated h
erein by reference, as published and adopted by the Planning Commission, and as required by P
lanning Code Section 5. Terms used in these conditions of approval an d
not otherwise d
efined shall have the meanings set forth in the Procedures Manual. A
copy of the Procedures M
anual can be obtained at the MOHCD at South Van Ness Avenue or on the Planning D
epartment or MOHCD websites, including on the Internet at:
htt sf-planning.or~/Modules/ShowDocument.as~x?documented=4451. As provided in the Inclusionary A
ffordable Housing Program, the applicable Procedures Manual is the manual in effect at the t
ime the subject units are made available for sale. For information about compliance, contact the Case P
lanner, Planning Department at 5-558-6378, www.s~plannin~orQ or the Mayor's Office of Housing a
nd Community Development at 5-701-5500, www.s~
moh.org_ a
. The affordable units)
shall be designated on the building plans prior to the issuance of the f
irst construction permit by the Department of Building Inspection
("DBP'). The affordable u
nits)
shall
(1)
be constructed, completed, ready for occupancy and marketed no later than t
he market rate units, and
(2)
be evenly distributed throughout the building;
and
(3)
be of c
omparable overall quality, construction and exterior appearance as the market rate units in t
he principal project. T'he interior features in affordable units should be generally the same as t
hose of the market units in the principal project, but need not be the same make, model or ty pe of such item as long they are of good and new quality and are consistent with then
-SAN FRANCISCO P LANNINIi DEPARTMENT Motion No. D ecember
, Record No. 16-004905ENX 2-1060 Folsom Street
~
0-194 Russ Street c
urrent standards for new housing. Other specific standards for on
-site units are outlined in t
he Procedures Manual. b
. If the units in the building are offered for rent, the affordable units)
shall be rented to q
ualifying households, with a
minimum of
.6%
of the units in the RED Zoning District an d
%
of the units in the SoMa NCT Zoning District affordable to low-income households,
%
o f
the units in the SoMa NCT Zoning District to moderate
-income households, and the r
emaining
%
of the units of the units in the SoMa NCT Zoning District affordable to middle
-income households such as defined in the Planning Code and Procedures Manual. The initial an d
subsequent rent level of such units shall be calculated according to the Procedures M
an ual. Limitations on
(i)
occupancy;
(ii)
lease changes;
(iii)
subleasing, and;
are set forth in t
he Inclusionary Affordable Housing Program and the Procedures Manual. c
. T`he Project Sponsor is responsible for following the marketing, reporting, and monitoring r
equirements and procedures as set forth in the Procedures Manual. MOHCD shall be r
esponsible for overseeing and monitoring the marketing of affordable units. The Project S
ponsor must contact MOHCD at least six months prior to the beginning of marketing for a
ny unit in the building. d
. Required parking spaces shall be made available to initial buyers or renters of affordable u
nits according to the Procedures Manual. P
rior to the issuance of the first construction permit by DBI for the Project, the Project S
ponsor shall record a
Notice of Special Restriction on the property that contains these c
onditions of approval and a
reduced set of plans that identify the affordable units satisfying t
he requirements of this approval. The Project Sponsor shall promptly provide a
copy of the r
ecorded Notice of Special Restriction to the Department and to MOHCD or its successor. f
. If the Project Sponsor fails to comply with the Inclusionary Affordable Housing Program r
equirement, the Director of DBI shall deny any and all site or building permits or certificates o
f occupancy for the development project until the Planning Department notifies the Director o
f compliance. A
Project Sponsor's failure to comply with the requirements of Planning Code S
ection et seq. shall constitute cause for the City to record a
lien against the development p
roject and to pursue any and all available remedies at law, Including penalties and interest, i
f applicable. S
AN FRANCISCO P L4NNING DEPARTMENT
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SAN FRANCISCO P
LANNING DEPARTMENT Mission St. P
lanning Commission Motion No. SanF~an~isco, H
EARING DATE:
DECEMBER
, CA 103-2479 R
eception:
C ase No.:
16-004905CUA 5.558.6378 P
roject Address:
52-1060 Folsom Street
&
0-194 Russ Street F~~
Z oning:
SoMa NCT
(Neighborhood Commercial Transit)
Zoning District 5.558.6409 R
ED
(Residential Enclave)
Zoning District Planning
-X Height and Bulk District Information:
.558.6377 S
oMa Youth and Family Special Use District B
lock/Lots:
31/021, & P roject Sponsor:
Paul Iantorno G
olden Properties LLC Sutter Street S
an Francisco, CA S taff Contact:
Doug Vu
—
(415)
5-9120 D
oug.Vu@sfgov.org A
DOPTING FINDINGS RELATING TO A
CONDITIONAL USE AUTHORIZATION PURSUANT T
O PLANNING CODE SECTIONS 1.1, 1.7, AND FOR THE DEVELOPMENT OF A
LOT G
REATER THAN
,000 SQUARE FEET IN THE SOMA NCT ZONING DISTRICT, MERGER OF L
OTS THAT RESULT IN A
STREET FRONTAGE GREATER THAN FEET IN THE RED D
ISTRICT, AND THE DEMOLITION OF FOUR EXISTNG DWELLING UNITS FOR THE PROJECT I
NVOLVING THE DEMOLITION OF FIVE EXISTING BUILDINGS, MERGER OF THREE LOTS, A
ND THE NEW CONSTRUCTION OF A
SEVEN
-STORY, -FEET AND -INCH TALL, A
PPROXIMATELY
,719 SQUARE FEET MIXED
-USE BUILDING CONTAINING
,832 SQUARE F
EET OF GROUND FLOOR COMMERCIAL RETAIL USE AND
,887 SQUARE FEET OF R
ESIDENTIAL USE FOR DWELLING UNITS
(CONSISTING OF THREE STUDIO, ONE
-BEDROOM, AND TWO
-BEDROOM),
,991 SQUARE FEET OF PRIVATE AND COMMON OPEN S
PACE, AND A
,572 SQUARE FEET GROUND FLOOR GARAGE WITH ACCESS FROM A
NEW D
RIVEWAY ON BUSS STREET FOR OFF-STREET AUTOMOBILE PARKING SPACES AND C LASS BICYCLE PARKING SPACES AT 52-1060 FOLSOM STREET AND 0-194 RUSS STREET, L
OTS 1, AND IN ASSESSOR'S BLOCK 31, WITHIN THE SOMA NCT
(
NEIGHBORHOOD COMMERCIAL TRANSIT)
AND RED
(RESIDENTIAL ENCLAVE)
ZONING D
ISTRICTS, SOMA YOUTH AND FAMILY SPECIAL USE DISTRICT, A
-X HEIGHT AND BULK D
ISTRICT, AND ADOPTING FINDINGS UNDER THE CALIFORNIA ENVIRONMENTAL Q
UALITY ACT. P
REAMBLE O
n August
, 17, Paul Iantorno of Golden Properties LLC
(hereinafter
"Project Sponsor"), filed A
pplication No. 16-004905CUA
(hereinafter
"Application")
with the Planning Department
(hereinafter
"
Department")
for Conditional Use Authorization to demolish five existing buildings that include a
pproximately
,349 square feet
(sq. ft.)
of commercial use and
,656 sq. ft. of residential use containing w
ww.sfpl~nning.org Motion No. Record No. 16-004905CUA D
ecember
, 52-1060 Folsom Street
~
0-194 Russ Street f
our dwelling, merge three the lots into once parcel, and construct a
new seven
-story, -ft. -in. tall, and
,719 gross sq. ft. mixed use building containing
,832 sq. ft. of ground floor commercial retail use and
,887 s.q. ft. of residential use for dwelling units
(including three studio, one
-bedroom and two
-bedroom units), a
combined
,991 sq. ft. of private and common open space, and a
new
,572 sq. ft. g
round floor garage with access from a
new driveway on Russ Street for off-street auto and Class b icycle parking spaces
(hereinafter
"Project")
at 52-1060 Folsom Street and 0-194 Russ Street, Block and Lots 1, and (hereinafter
"Project Site"). T
he Planning Department Commission Secretary is the custodian of records;
the File for Case No. 16-4905CUA at Mission Street, Suite 0, San Francisco, California. O
n December
, 18, the Planning Commission
(hereinafter
"Commission")
conducted a
duly noticed p
ublic hearing at a
regularly scheduled meeting on Conditional Use Authorization Application No. 16-4905CUA. T
he environmental effects of the Project were determined by the San Francisco Planning Department to h
ave been fully reviewed under the Eastern Neighborhoods Area Plan Environmental Impact Report
(
hereinafter
"EIR"). T'he EIR was prepared, circulated for public review and comment, and, at a
public h
earing on August
, 08, by Motion No. 661, certified by the Commission as complying with the C
alifornia Environmental Quality Act
(Cal. Pub. Res. Code Section et seq.,
(hereinafter
"CEQA"). T
he Commission has reviewed the Final EIR, which has been available for this Commissions review as w
ell as public review. T
he Eastern Neighborhoods EIR is a
Program EIR. Pursuant to CEQA Guideline 168(c)(2), if the lead a
gency finds that no new effects could occur or no new mitigation measures would be required of a
p roposed project, the agency may approve the project as being within the scope of the project covered by t
he program EIR, and no additional or new environmental review is required. In approving the Eastern N
eighborhoods Plan, the Commission adopted CEQA Findings in its Motion No. and hereby i
ncorporates such Findings by reference. A
dditionally, State CEQA Guidelines Section provides a
streamlined environmental review for p
rojects that are consistent with the development density established by existing zoning, community plan o
r general plan policies for which an EIR was certified, except as might be necessary to examine whether t
here are project
—specific effects which are peculiar to the project or its site. Section specifies t
hat examination of environmental effects shall be limited to those effects that
(a)
are peculiar to the p
roject or parcel on which the project would be located,
(b)
were not analyzed as significant effects in a
p rior EIR on the zoning action, general plan or community plan with which the project is consistent,
(c)
a re potentially significant off
—site and cumulative impacts which were not discussed in the underlying E
IR, or(d)
are previously identified in the EIR, but which are determined to have a
more severe adverse i
mpact than that discussed in the underlying EIR. Section 183(c)
specifies that if an impact is not p
eculiar to the parcel or to the proposed project, then an EIR need not be prepared for that project solely o
n the basis of that impact. O
n December
, 18, the Department determined that the proposed application did not require further e
nvironmental review under Section of the CEQA Guidelines and Public Resources Code Section S
AN FRANCISCO
'Z P
LANNING DEPARTMENT Motion No. Record No. 2016-004905CUA D
ecember
, 52-1060 Folsom Street
~
0-194 Russ Street 83.3. The Project is consistent with the adopted zoning controls in the Eastern Neighborhoods Area P
lan and was encompassed within the an alysis contained in the Eastern Neighborhoods Final EIR. Since t
he Eastern Neighborhoods Final EIR was finalized, there have been no substantial changes to the Eastern N
eighborhoods Area Plan and no substantial changes in circumstances that would require major r
evisions to the Final EIR due to the involvement of new significant environmental effects or an increase i
n the severity of previously identified significant impacts, and there is no new information of substantial i
mportance that would change the conclusions set forth in the Final EIR. The file for this project, i
ncluding the Eastern Neighborhoods Final EIR and the Community Plan Exemption certificate, is a
vailable for review at the San Francisco Planning Department, Mission Street, Suite 0, San F
rancisco, California. P
lanning Department staff prepared a
Mitigation Monitoring and Reporting Program
(MMRP)
setting f
orth mitigation measures that were identified in the Eastern Neighborhoods Plan EIR that are applicable t
o the project. These mitigation measures are set forth in their entirety in the MMRP attached to the draft M
otion as Exhibit C. O
n December
, 18, the Commission adopted Motion No. 360, approving a
Large Project A
uthorization for the Proposed Project
(Large Project Authorization Application No. 16-004905ENX). F
indings contained within said motion are incorporated herein by this reference thereto as if fully set f
orth in this Motion. T
he Commission has heard and considered the testimony presented to it at the public hearing and has f
urther considered written materials and oral testimony presented on behalf of the applicant, Department s
taff, and other interested parties. M
OVED, that the Commission hereby authorizes the Conditional Use Authorization as requested in A
pplication No. 16-004905CUA, subject to the conditions contained in
"EXHIBIT A"
of this motion, b
ased on the following findings:
F INDINGS H
aving reviewed the materials identified in the preamble above, an d
having heard all testimony and a
rguments, this Commission finds, concludes, and determines as follows:
. T'he above recitals are accurate and constitute findings of this Commission.
. Project Description. The Project includes the demolition of five existing buildings containing c
ommercial uses and four dwelling units on three lots, merger of the lots into one parcel, and the c
onstruction of a
new seven
-story,
'-6"
tall, and
,719 gross sq. ft. mixed use building c
ontaining
,832 sq. ft. of ground fl oor commercial retail use and
,887 sq. ft. of residential use f
or dwelling
(3 studio, one
-bedroom and two
-bedroom)
units, a
combined
,991 sq. ft. of p
rivate and common open space, and a
,572 sq. ft. ground floor garage with access fr om a
new d
riveway on Russ Street for off-street auto an d Class bicycle parking spaces.
. Site Description and Present Use. T'he Project is located at the northwest corner of Folsom and R
uss Streets on three lots, two parcels in the SoMa Neighborhood NCT
(Neighborhood S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street
&
0-194 Russ Street C
ommercial Transit)
District, and one parcel in the RED
(Residential Enclave)
District. The P
roject Site has a
lot area of
,500 sq. ft. with feet of frontage on Folsom Street and feet on R
uss Street. Lot is rectangular shaped and developed with three structures including a
,197 s
q. ft., two-story, corner building containing two commercial storefronts at the ground floor
(
d.b.a. Deli Board and Fondue Cowboy), and two-bedroom flats at the second floor, a sq. ft. o
ne-story commercial building facing Russ Street, and a
,158 sq. ft., three-story Edwardian
-period designed house at the rear of the lot containing two residential flats over a
garage, also f
acing Russ Street. Lot is located mid
-block, rectangular shaped, and improved with a
,840 s
q. ft., two-story commercial building fronting Folsom Street. Lot is T-shaped, faces Russ S
treet and is developed with a
surface parking lot at the front and a
,819 sq. ft. one-story c
ommercial building at the rear.
. Surrounding Properties and Neighborhood. Sixty percent
(60%)
of the Project Site is located in t
he SoMa NCT Zoning District, a
corridor along th and Folsom Streets that connects to the F
olsom Street NCT District and possesses a
development pattern of ground floor commercial and u
pper story residential units. Active, neighborhood
-serving and pedestrian
-oriented ground floor u
ses are required, and the development controls in this NCT Zoning District are designed to p
ermit moderate
-scale buildings and uses, protecting rear yards above the ground story and at r
esidential levels. While offices and general commercial retail uses may locate on the second story o
r above in new buildings, most commercial uses are prohibited above the second story. T
he remaining rear forty percent
(40%)
of the Project Site is located in the RED Zoning District, w
hich encompasses many of the clusters of low
-scale, medium density, predominantly r
esidential neighborhoods located along the narrow side streets of the South of Market area. The z
oning controls for this district are tailored to encourage compatible and economically feasible in
-fill housing, while providing adequate residential amenities to the site and neighborhood. N
onresidential uses are generally not permitted, and undeveloped or underdeveloped properties a
re viewed as opportunity sites for new, moderate
-income, in
-fill housing. The properties a
djacent to the Project Site include a
restaurant to the west
(d.b.a. Extreme Pizza), an institutional n
onprofit use
(d.b.a. Mission Hiring Hall)
to the east across Russ Street, live
-work units and a
m ulti
-family dwelling located to the north, and Victoria Manolo Draves Park to the south across F
olsom Street.
. Public Outreach and Comment. The Department has received one letter of support from the t
enants of the existing rental units acknowledging an agreement with the Project Sponsor to p
rovide temporary housing, relocation funds and future replacement housing, and one letter of o
pposition from the South of Market Community Action Network expressing concern about s
hadow impacts on Victoria Manolo Draves Park. O
n July
, 17, the Project Sponsor conducted the mandatory pre
-application neighborhood m
eeting. Subsequently, the Project Sponsor has conducted additional community outreach i
ncluding a
public meeting on October
, that was attended by South of Market C
ommunity Action Network
(SOMCAN)
and other interested community members at the West B
ay Filipino Center. T'he Sponsor has subsequently maintained communication with individuals o
f the interested community organizations to discuss community benefits. On November
, 8, the Sponsor responded in writing to specific questions from West Bay regarding shadow S
AN fRANGISCO P
.ANNIN6 DEPARTMENT Motion No. D ecember
, Record No. 2016-004905CUA 2-1060 Folsom Street
~
0-194 Russ Street i
mpacts and project affordability and has gone door-to-door to speak with merchants and r
esidents. P
lanning Code Compliance:
The Planning Code Compliance Findings set forth in Motion No. 60, Case No. 16-004905ENX
(Large Project Authorization, pursuant to Planning Code S
ection 9)
apply to this Motion, and are incorporated herein as though fully set forth. C
onditional Use Findings. Planning Code Section establishes criteria for the Planning C
ommission to consider when reviewing applications for Conditional Use approval. On balance, t
he project does comply with said criteria in that:
A
. The proposed new uses an d
building, at the size and intensity contemplated and at the p
roposed location, will provide a
development that is necessary or desirable, and compatible w
ith, the neighborhood or the community. T
he Project's proposed size, height and intensity are comparable to, and compatible with the s
urrounding neighborhood and community, and it is designed to comply with the East SoMa Area P
lan. Sixty percent
(60%)
of the Project Site is located in the SoMa NCT District, a
corridor along th a
nd Folsom Streets that connects to the Folsom Street NCT District and possesses a
development p
attern of ground fl oor commercial and upper story residential units. Active, neighborhood
-serving a
nd pedestrian
-oriented ground fl oor uses are required, and the development controls in this NCT d
istrict are designed to permit moderate
-scale buildings and uses, protecting rear yards above the g
round story and at residential levels. The remaining rear forty percent
(40%)
of the Project Site is l
ocated in the RED District, which encompasses many of the clusters of low
-scale, medium density, p
redominantly residential neighborhoods located along the narrow side streets of the South of Market a
rea. Nonresidential uses are generally not permitted, and undeveloped or underdeveloped properties a
re viewed as opportunity sites for new, moderate
-income, in fi ll housing. T
he Project will provide a
development that is highly desirable for the neighborhood because it will f
ulfill the above stated goals by redeveloping an underutilized site with critically needed infill housing a
nd ground fl oor retail uses in an intensely
-developed urban context served by ample public transit a
nd retail services. Residents of the Project will be able to walk, bike, or take transit to commute, shop, a
nd meet other needs without reliance on private automobile use.
'he proposed ground fl oor retail uses w
ill maintain the frontage of commercial uses along the Folsom and
~"
Street corridors, and new street t
rees, landscaping and site furniture along the entire perimeter of the Project will improve the visual c
haracter and activate the streetscape and pedestrian environment. B
. The proposed project will not be detrimental to the health, safety, convenience or general w
elfare of persons residing or working in the vicinity. There are no features of the project t
hat could be detrimental to the health, safety or convenience of those residing or working t
he area, in th at:
(
)
Nature of proposed site, including its size and shape, and the proposed size, shape and a
rrangement of structures;
S AN FRANCISCO P
LANNING DEPARTMHNT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street
&
0-194 Russ Street T
he existing development in the vicinity varies in size and intensity, and the Project is generally c
ompatible with the diverse character of the area. The proposed merger of three adjacent lots to a
llow the development of a ft. -in. tall mixed
-use building will maximize the number of r
esidential units and provide a
dwelling unit mix that supports several General Plan policies and g
oals. The ground fl oor will include approximately
,832 sq. ft. of commercial retail space that is d
ivided into three storefronts to be consistent with the existing scale of ground fl oor commercial u
ses in the neighborhood. The building's inner court at the northwest corner of the Project Site is i
ntended to minimize light and privacy impacts to the adjacent residential properties. The b
uilding's massing and volumetric proportions were considered to reduce impacts to Victoria M
anolo Draves Park, and net new shadows will be minimal by lasting approximately one hour a
nd minutes on the longest day of the year beginning one hour before sunset. The cumulative s
hadow impact, including neighboring projects, will not exceed the
%
allowable budget for any s
hadow increase on the Park. Therefore, the Project will not be detrimental to the health, safety, c
onvenience or general welfare of persons residing ar working in the vicinity, or be injurious to p
roperty, improvement or potential development in the vicinity.
(
)
The accessibility and traffic patterns for persons and vehicles, the type and volume of s
uch traffic, and the adequacy of proposed off-street parking and loading;
T he Project is highly accessible by public transit, with access to eleven MUNI bus lines and s
ixteen bus stops within aone-quarter mile radius, and the Civic Center MUNI and BART s
tations located less than one-half mile. Folsom Street is a
designated Class II San Francisco B
ikeway Network route, and nineteen additional routes are located within one-half mile of the P
roject. Folsom Street is also a
designated Key Walking Street under the City's WalkFirst P
rogram. T
he Project proposes sixteen off-street residential parking spaces accessed through one ft. d
riveway on Russ Street, and at a
ratio of one space for every four units that will be leased s
eparately from the apartments to minimize the impact on existing traffic patterns and the type a
nd volume of traffic in the vicinity of the Project. Also included in the garage is one dedicated c
ar
-share space and Class bicycle parking spaces to promote an alternative transportation m
ode that is encouraged by the City. Finally, the Project's loading demand will be significantly m
inimized from the current conditions because the existing
,349 sq. ft. of commercial space will b
e reduced to
,832 sq. ft.
(
)
The safeguards afforded to prevent noxious or offensive emissions such as noise, glare, d
ust and odor;
T he Froject includes residential and commercial uses that are typical of the surrounding context, a
nd will not introduce operational noises or odors that are detrimental, excessive, or atypical for t
he area. While some temporary increase in noise, dust and/or odors can be expected during both d
emolition and construction, appropriate measures will be taken to minimize the generation of, a
nd impacts from these emissions as required by the Building Code and any other applicable l
imitations. S
pecifically, the noise is limited in duration and will be regulated by the San Francisco Noise O
rdinance which prohibits excessive noise levels from construction activity and limits the S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street
&
0-194 Russ Street p
ermitted hours of work and be subject to mitigation measures set forth in the Eastern N
eighborhoods EIR. The Project Sponsor will be required to spray the site to suppress dust during d
emolition, excavation, and construction. Therefore, these activities should not generate s
ignificant airborne dust. The building will not exhibit an excessive amount of glazing or other r
eflective materials, and is therefore not expected to cause offensive amounts of glare.
(
)
Treatment given, as appropriate, to such aspects as landscaping, screening, open spaces, p
arking and loading areas, service areas, lighting and signs;
T he Project includes the planting of new street trees and other landscaping along the public right-of-way, and will provide
,991 sq. ft. of residential open space through private decks, a
common i
nterior court, and a
rooftop top. Off-street parking for the Project will be located in an at
-grade g
arage at the rear of the building on Russ Street that will be accessed through one -ft. driveway. T
he Project provides more than adequate treatment to landscaping, screening, open spaces and p
arking areas which will contribute to the health, safety, convenience and general welfare of p
ersons residing or working in the vicinity and will also benefit surrounding properties. C
. That the use as proposed will comply with the applicable provisions of the Planning Code a
nd will not adversely affect the General Plan;
T he Project complies with all relevant requirements and standards of the Planning Code and is c
onsistent with objectives and policies of the General Plan as described below. D
. That the use or feature as proposed will provide development that is in conformity with the s
tated purpose of the applicable Use District. A
primary purpose of the SoMa NCT District is for new development to be moderate in scale, n
eighborhood
-serving, pedestrian
-oriented at the ground fl oor with residential levels above, and the p
urpose for new development in the RED District is in fi ll housing. The Project complies with these g
oals by providing a
new mixed
-use building containing ground fl oor commercial retail space and new h
ousing at the upper fl oors that have a
diverse unit mix and is compatible with the scale and density c
urrently existing in the area.
. Planning Code Section 1.1 outlines additional criteria for the Planning Commission to c
onsider in the review of applications for Development of Large Lots in the SoMa NCT Zoning D
istrict:
. The mass and facade of the proposed structure are compatible with the existing scale of the d
istrict. T
he Project is located at the corner of a
block with
%
of the development located a
neighborhood c
ommercial zoning district and
%
located in a
residential enclave, with both neighborhoods having a
h eight limit of feet. This proposed building's massing and scale are responsive to these site c
onditions by setting back the rearmost structural bay at the sixth and seventh fl oors to be compatible w
ith the adjacent building scale in the residential enclave. The building is also set back between and S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street
~
0-194 Russ Street feet at the topmost fl oor to reduce its bulk and possess a
scale that is compatible with the block face i
n this neighborhood commercial district. The architectural design includes a
distinct base, middle and t
op that also complements the neighboring buildings and incorporates the use of bays and varied facade p
lanes to modulate the massing of the building. The exterior materials that reinforce this hierarchy i
nclude smooth stucco, porcelain tiles and extensive glazing at the base, fi ber cement, smooth steel and p
henolic resin panels with horizontal stucco bands and contrasting smooth stucco at the bays at the b
uilding's shaft, and corrugated steel panels at the top. Throughout the building, the window sashes w
ill be composed of aluminum to be compatible with the aluminum storefront systems. Although two l
ots
(3731/021 and 3)
with a
combined area of
,000 sq. ft. are located in the SoMa NCT District, t
he Project includes the merger of three parcels and the construction of a
new mixed
-use building on a
s ingle
,500 sq. ft. lot, thus forming one development lot for the Project. The Sponsor requests a
C onditional Use Authorization pursuant to Planning Code Section 1.1.
. The facade of the proposed structure is compatible with design features of adjacent facades t
hat contribute to the positive visual quality of the district. T
he Project's facade includes ground fl oor commercial frontage on Folsom Street that is set back feet t
o accommodate planters and widen the sidewalk in front of the building to be compatible with the s
urrounding ground fl oor active uses on Folsom Street. The three ground fl oor dwelling units on Russ S
treet contain elevated entries with porches that have an area of more than sq. ft. each, a ft. -in. w
ide residential lobby located between the corner commercial storefront and ground fl oor dwelling u
nits, and a ft. wide garage door to the ground fl oor parking garage located at the rear of the b
uilding to be compatible with the adjacent facades and residential scale of Russ Street. The Sponsor r
equests a
Conditional Use Authorization pursuant to Planning Code Section 1.1. P
lanning Code Section 1.7 The Planning Commission may approve a
merger resulting in a
lot f
rontage of larger than -ft in the RED Zoning District when one or more of the following f
indings can affirmatively be made:
T he lot merger will enable a
specific residential project that provides housing on
-site at a
ffordability levels significantly exceeding the requirements of Section 5. T
he Project's total dzoelling units include four replacement rent
-controlled units, net new units l
ocated in the RED Zoning District that require
.6%
of the units to be affordable
(or units), and n et new units located in the SoMa NCT Zoning District that require
%
of the units to be affordable
(
or units). Excluding the four rent
-controlled two
-bedroom units, the net new units contain a
m ix of studio, one
-bedroom, and tzuo-bedroom units, and the mix of affordable units include o ne
-bedroom and two-bedroom units. The Project Sponsor has also agreed to provide one more a
ffordable unit iyi addition to the required units. The Sponsor requests a
Conditional Use A
uthorization pursuant to Planning Code Section 1.7.
. The lot merger will facilitate development of an underutilized site historically used as a
s ingle use and the new project is comprised of multiple individual buildings S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street
~
0-194 Russ Street T
he Project does not propose multiple individual buildings, but the new development includes c
ommercial retail uses and high density residential uses that will replace the existing underutilized b
uildings.
. The lot merger serves a
unique public interest that cannot be met by building a
project on a
s maller lot. T
he proposed lot merger would permit the construction of one building containing dwelling units t
hat would efficiently use land area through shared common features such as entrances, interior h
allways and circulation, open space, and a
parking garage. Alternatively, development of the three s
ubject lots individually with separate buildings would require separate systems for each structure and y
ield significantly less dwelling units. The merger of these lots to maximize the development of new d
welling units serves a
public interest that cannot be achieved by building smaller separate projects on i
ndividual lots, which complies with Planning Code Section 1.7(d)(3). The Sponsor requests a
C onditional Use Authorization pursuant to Planning Code Section 1.7
. Planning Code Section outlines additional criteria for the Planning Commission to consider i
n the review of applications for Residential Demolition:
A
. Whether the property is free of a
history of serious, continuing Code violations;
T he properties had two Planning Department enforcement cases from (Case No. and 38)
that were related to the commercial uses, which have been abated. Currently, the properties do n
ot have any further violations or Code violations. B
. Whether the housing has been maintained in a
decent, safe, and sanitary condition;
T he properties have no history of complaints related to the housing on site. The existing housing units h
ave been maintained in a
decent, safe and sanitary condition. C
. Whether the property is an
"historical resource"
under CEQA;
T he existing buildings are not historical resources under CEQA, pursuant to Case No. 16-4905ENV. D
. Whether the removal of the resource will have a
substantial adverse impact under CEQA;
T he existing buildings are not historical resources under CEQA, pursuant to Case No. 16-4905ENV. E
. Whether the Project converts rental housing to other forms of tenure or occupancy;
T he Project will not convert rental housing, but replace four existing rental units in
-kind. The Project S
ponsor will enter into an agreement with the City to ensure the four rental housing units will remain s
ubject to the City's Rent Stabilization and Arbitration Ordinance. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street
~
0-194 Russ Street F
. Whether the Project removes rental units subject to the Rent Stabilization and Arbitration O
rdinance or affordable housing;
T he project site has four existing two
-bedroom rent controlled units, which are proposed for d
emolition. The Project Sponsor will provide the current tenants with temporary relocation assistance, i
ncluding payment of the difference between their current rent and the new rent until the replacement u
nits are available for occupancy, or until they elect to abandon their right of fi rst refusal. These four r
eplacement units will remain subject to the Residential Rent Stabilization and Arbitration O
rdinance, and the Project Sponsor will enter into an agreement Eo ensure the future condominium p
arcel with the four rent controlled units will remain subject to the City's Rent Stabilization and A
rbitration Ordinance. G
. Whether the Project conserves existing housing to preserve cultural and economic n
eighborhood diversity;
T he Project does not conserve existing housing, since the four existing housing units will be d
emolished. However, the Project will yield ari increase in the quantity of housing with net new d
welling units that will preserve and positively contribute to the cultural and economic diversity w
ithin the neighborhood. H
. Whether the Project conserves neighborhood character to preserve neighborhood cultural a
nd economic diversity;
T he Project will provide a
new building that is compatible with regard to materials, massing, volume, g
lazing patterns, and roofline with the buildings in the neighborhood to conserve the neighborhood c
haracter, and include a
varied dwelling unit mix and on
-site affordable units to preserve neighborhood c
ultural and economic diversity. I
. Whether the Project protects the relative affordability of existing housing;
T he Project will preserve the existing lozv-income housing b~
replacing the four units on site and e
xecuting a
Costa Hawkins Exception agreement with the City. J
. Whether the Project increases the number of permanently affordable units as governed by S
ection 5;
T he Project will provide new and permanently affordable units that will be available to lozu, m
oderate, and middle income households pursuant to Planning Code Section 5. K
. Whether the Project locates in
-fill housing on appropriate sites in established neighborhoods;
T he Project will replace amixed-use building containing four existing dwelling units in an established S
outh of Market neighborhood with a
new building that zaill contain dwelling units on a
site that h
as been targeted for in fill housing in the RED and SoMa NCT Zoning Districts. S
AN FRANCISCO O P
LANNIN~i DEP4RTMBNT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street
&
0-194 Russ Street L
. Whether the Project increases the number of family
-sized units on site;
T he Project will increase the number of family
-sized units from four to
, thus approximately net n
ew family
-sized dwelling units. M
. Whether the Project creates new supportive housing;
T he Project does not create new supportive housing. N
. Whether the Project is of superb architectural and urban design, meeting all relevant design g
uidelines, to enhance existing neighborhood character;
T he Project complies with the Urban Design Guidelines. The building's distinct architectural style w
ith its varying facade planes, exterior materials, upper fl oor setbacks and street level landscaping will p
rovide an attractive setting to the pedestrian experience. The urban context of the Project includes c
ommercial and mixed
-use buildings ranging in scale from small to large that are diverse in a
rchitectural style and exterior materials. The design of the proposed building is contemporary in its a
rchitectural expression with a
distinct base, middle and top that complements the neighboring b
uildings with the use of bays and varied facade planes to modulate the massing of the building and p
rovide visual interest. To reflect the scale of older industrial buildings in the area and to differentiate t
he commercial nature of Folsom Street from the more residential character of Russ Street, the height of t
he base along Folsom Street is designed with transparent storefronts that have a ft. fl oor to ceiling h
eight and provides a
transition to the recessed landscaped entrances to the ground fl oor residential l
obby and residential uses on Russ Street. The Russ Street facade is divided into
-to ft. segments w
ith varying exterior cladding to reflect the width of the existing buildings on Russ Street, and to r
educe the horizontality of the building. A
portion of the sixth fl oor is set back from Russ Street and t
he entire seventh fl oor is set back from both Folsom and Russ Streets to reduce the visual height and to m
inimize the shadow on Victoria Manalo Draves Park. O
. Whether the Project increases the number of on
-site dwelling units;
T he Project will increase the number of on
-site dwelling from to units, thus resulting in a
net new units. P
. Whether the Project increases the number of on
-site bedrooms;
and T
he Project will increase the number of on
-site bedrooms from to 0, thus resulting in a
net i
ncrease of bedrooms. Q
. Whether or not the replacement project would maximize density on the subject lot. T
he Project will maximize the building envelope and density on the project site. s
r,N FaaNcisco P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street
~
0-194 Russ Street
. General Plan Compliance. The General Plan Compliance Findings set forth in Motion No. 60, Case No. 16-004905ENX
(Large Project Authorization, pursuant to Planning Code S
ection 9)
apply to this Motion, and are incorporated herein as though fully set forth.
. Planning Code Section 1.1(b)
establishes eight priority
-planning policies and requires review o
f permits for consistency with said policies. On balance, the project does comply with said p
olicies in that:
A
. That existing neighborhood
-serving retail uses be preserved and enhanced and future o
pportunities for resident employment in and ownership of such businesses be enhanced. T
he Project would replace fi ve existing commercial and residential buildings with one new mixed
-use b
uilding that would contain
,832 sq. ft. of commercial space divided into three units that would p
rovide opportunities for neighborhood
-serving retail uses and residential employment. The Project w
ould also add new residents to the neighborhood that may patronize these and other businesses, r
esulting in a
net benefit for the East SoMa Neighborhood. B
. That existing housing and neighborhood character be conserved and protected in order to p
reserve the cultural and economic diversity of our neighborhoods. T
he Project's proposed size, height and intensity are comparable to, and compatible with the s
urrounding neighborhood, and is designed to comply with the East SoMa Area Plan. The new d
evelopment will be compatible with regard to materials, massing, volume, glazing patterns, acid r
oofline with the buildings in the neighborhood to conserve the neighborhood character, and include a
v aried dwelling unit mix and on
-site affordable units to preserve neighborhood cultural and economic d
iversity. C
. That the City's supply of affordable housing be preserved and enhanced, T
he Project will not displace any existing affordable housing. None of the existing four units are d
esignated as part of the City's affordable housing program. The Project will replace four rerit-controlled units and will comply with the City's Inclusionary Housing Program by providing ari a
dditional fi fteen units of permanently affordable housing, including one voluntary BMR unit. D
. That commuter traffic not impede MUNI transit service or overburden our streets or n
eighborhood parking. T
he Project is adjacent to a
major arterial in atransit-oriented area that is served by eleven MUNI bus l
ines and contains sixteen MUNI stops within aone-quarter mile radius. Sixteen off-street residential p
arking spaces accessed through one ft. driveway on Russ Street, at a
ratio of one space for every f
our units will minimize the impact on existing traffic patterns and the type and volume of traffic in t
he vicinity of the Project. Also included are one dedicated car
-share space and Class bicycle p
arking spaces to promote alternative transportation modes. These project elements were included to n
ot impede MLINI transit service and overburden our streets or neighborhood parking. S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street 0-194 Russ Street E
. That a
diverse economic base be maintained by protecting our industrial an d
service sectors fr om displacement due to commercial office development, and that future opportunities for r
esident employment and ownership in these sectors be enhanced. T
he Project does not include any commercial office development, and will not displace any existing i
ndustrial and service sector businesses. F
. That the City achieve the greatest possible preparedness to protect against injury and loss of l
ife in an earthquake. T
he Project is designed and will be constructed to conform to the structural and seismic safety r
equirements of the City Building Code to not impact the property's ability to withstand an e
arthquake. G
. That landmarks and historic buildings be preserved. T
here are no landmarks on the site, but the Project has been sensitively designed with building m
assing, scale, and contemporary architectural expression to be compatible with the surrounding c
ontext. H
. That our parks and open space and their access to sunlight and vistas be protected from d
evelopment. T
he net new shadow cast by the Project would not be adverse and is not expected in interfere with the u
se of Victoria Manalo Draves Park, as determined by a
shadow analysis under Case No. 16-4905SHD.
. First Source Hiring. The Project is subject to the requirements of the First Source Hiring Program a
s they apply to permits for residential development
(Section
.4(m)
of the Administrative C
ode), an d
the Project Sponsor shall comply with the requirements of this Program as to all c
onstruction work and on
-going employment required for the Project. Prior to the issuance of any b
uilding permit to construct or a
First Addendum to the Site Permit, the Project Sponsor shall h
ave a
First Source Hiring Construction and Employment Program approved by the First Source H
iring Administrator, and evidenced in writing. In the event that both the Director of Planning an d
the First Source Hiring Administrator agree, the approval of the Employment Program may b
e delayed as needed. T
he Project Sponsor submitted a
First Source Hiring Affidavit and prior to issuance of a
building permit w
ill execute a
First Source Hiring Memorandum of Understanding and a
First Source Hiring Agreement w
ith the City's First Source Hiring Administration.
. The Project is consistent with and would promote the general and specific purposes of the Code p
rovided under Section 1.1(b)
in that, as designed, the Project would contribute to the character a
nd stability of the neighborhood and would constitute a
beneficial development. S
AN FRANCISCO P L4NNING DEPORTMENT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street 0-194 Russ Street
. The Commission hereby finds that approval of the Conditional Use Authorization would p
romote the health, safety and welfare of the City. S
AN FRANCISCO P LANNING DEPA1iTM6NT Motion No. Record No. 16-004905CUA D
ecember
, 52-1060 Folsom Street
~
0-194 Russ Street D
ECISION T
hat based upon the Record, the submissions by the Applicant, the staff of the Department and other i
nterested parties, the oral testimony presented to this Commission at the public hearings, and all other w
ritten materials submitted by all parties, the Commission hereby APPROVES. Cgndifiional Use A
pplication No. 16-004905CUA subject to the following conditions attached hereto as
"EXHIBIT A"
in g
eneral conformance with plans on file, dated December
, 18, and stamped
"EXHIBIT B", which is i
ncorporated herein by reference as though fully set forth. T
he Planning Commission hereby adopts the MMRI'
attached hereto as Exhibit C
and incorporated h
erein as part of this Motion by this reference thereto. All required mitigation measures identified in the E
astern Neighborhoods EIR and contained in the MMRP are included as conditions of approval. A
PPEAL AND EFFECTIVE DATE OF MOTION:
Any aggrieved person may appeal this Conditional U
se Authorization to the Board of Supervisors within thirty
(30)
days after the date of this Motion. The e
ffective date of this Motion shall be the date of this Motion if not appealed
(after the -day period has e
xpired)
OR the date of the decision of the Board of Supervisors if appealed to the Board of Supervisors. F
or further information, please contact the Board of Supervisors at
(415)
4-5184, City Hall, Room 4, D r. Carlton B. Goodlett Place, San Francisco, CA 102. P
rotest of Fee or Exaction:
You may protest any fee or exaction subject to Government Code Section that is imposed as a
condition of approval by following the procedures set forth in Government C
ode Section 020. The protest must satisfy the requirements of Government Code Section 020(a)
and m
ust be filed within days of the date of the first approval or conditional approval of the development r
eferencing the challenged fee or exaction. For purposes of Government Code Section 020, the date of i
mposition of the fee shall be the date of the earliest discretionary approval by the City of the subject d
evelopment. I
f the City has not previously given Notice of an earlier discretionary approval of the project, the P
lanning Commission's adoption of this Motion, Resolution, Discretionary Review Action or the Zoning A
dministrator's Variance Decision Letter constitutes the approval or conditional approval of the d
evelopment and the City hereby gives NOTICE that the -day protest period under Government Code S
ection has begun. If the City has already given Notice that the -day approval period has begun f
or the subject development, then this document does not re
-commence the -day approval period. s
ti r, FRnNcisco P L4NNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street 0-194 Russ Street I
hereby certify that the Planning Commission ADOPTED the foregoing Motion on December
, 18. J
onas P. Ionin C
ommission Secretary A
YES:
Fong, Hillis, Johnson, Koppel N
AYS:
Melgar, Moore, Richards A
BSENT:
None A
DOPTED:
December
, S AN FRANCISCO P LANNING DEPARTMENT Motion No. Record No. 16-004905CUA D
ecember
, 52-1060 Folsom Street
~
0-194 Russ Street E
XHIBIT A
A UTHORIZATION T
his authorization is for a
Conditional Use to demolish five existing buildings that include approximately
,349 square feet
(sq. ft.)
of commercial use and
,656 sq. ft. of residential use containing four dwellings, m
erge three the lots into once parcel, and construct a
new seven
-story, -ft. -in. tall, and
,719 gross sq. f
t. mixed use building containing
,832 sq. ft. of ground floor commercial retail use and
,887 sq. ft. of r
esidential use for dwelling units
(including three studio, one
-bedroom and two
-bedroom units), a
combined
,991 sq. ft. of private and common open space, and a
new
,572 sq. ft. ground floor garage w
ith access from a
new driveway on Russ Street for off-street auto and Class bicycle parking s
paces, pursuant to Planning Code Sections 1.2, 121.7, and 7, located at Lots 1, & in P
arcel 31, within the RED
(Residential Enclave)
and SoMa NCT
(Neighborhood Commercial Transit)
Z oning Districts, SoMa Youth and Family SUD
(Special Use District), and a
-X Height and Bulk District, i
n general conformance with plans, dated December
, 18, and stamped
"EXHIBIT B"
included in the d
ocket for Case No. 16-004905CUA
,and subject to conditions of approval reviewed and approved by t
he Commission on December
, under Motion No. 361. This authorization and the conditions c
ontained herein run with the property and not with a
particular Project Sponsor, business, or operator. R
ECORDATION OF CONDITIONS OF APPROVAL P
rior to the issuance of the building permit or commencement of use for the Project the Zoning A
dministrator shall approve and order the recordation of a
Notice in the Official Records of the Recorder o
f the City and County of San Francisco for the subject property. This Notice shall state that the project is s
ubject to the conditions of approval contained herein and reviewed and approved by the Planning C
ommission on December
, under Motion No. 361. P
RINTING OF CONDITIONS OF APPROVAL ON PLANS T
he conditions of approval under the
'Exhibit A'
of this Planning Commission Motion No. shall be r
eproduced on the Index Sheet of construction plans submitted with the Site or Building permit a
pplication for the Project. The Index Sheet of the construction plans shall reference to the Conditional U
se authorization and any subsequent amendments or modifications. S
EVERABILITY T
he Project shall comply with all applicable City codes and requirements. If any clause, sentence, section o
r any part of these conditions of approval is for any reason held to be invalid, such invalidity shall not a
ffect or impair other remaining clauses, sentences, or sections of these conditions. This decision conveys n
o right to construct, or to receive a
building permit.
"Project Sponsor"
shall include any subsequent r
esponsible party. C
HANGES AND MODIFICATIONS C
hanges to the approved plans may be approved administratively by the Zoning Administrator. S
ignificant changes and modifications of conditions shall require Planning Commission approval of a
n ew Conditional Use authorization. S
AN fRANCISCO P LANNING DEPARTMHNT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street
&
0-194 Russ Street C
onditions of Approval, Compliance, Monitoring, and Reporting P
ERFORMANCE
. Validity. T'he authorization and right vested by virtue of this action is valid for three years from t
he effective date of the Motion. The Department of Building Inspection shall have issued a
B uilding Permit or Site Permit to construct the project and/or commence the approved use within t
his three-year period. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s~planning.org.
. Expiration and Renewal. Should a
Building or Site Permit be sought after the three
(3)
year p
eriod has lapsed, the project sponsor must seek a
renewal of this Authorization by filing an a
pplication for an amendment to the original Authorization or a
new application for A
uthorization. Should the project sponsor decline to so file, and decline to withdraw the permit a
pplication, the Commission shall conduct a
public hearing in order to consider the revocation of t
he Authorization. Should the Commission not revoke the Authorization following the closure of t
he public hearing, the Commission shall determine the extension of time for the continued v
alidity of the Authorization. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s,~planning.org
. Diligent Pursuit. Once a
site or Building Permit has been issued, construction must commence w
ithin the timeframe required by the Department of Building Inspection and be continued d
iligently to completion. Failure to do so shall be grounds for the Commission to consider r
evoking the approval if more than three
(3)
years have passed since this Authorization was a
pproved. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s~planning.org
. Extension. All time limits in the preceding three paragraphs may be extended at the discretion of t
he Zoning Administrator where implementation of the project is delayed by a
public agency, an a
ppeal or a
legal challenge and only by the length of time for which such public agency, appeal or c
hallenge has caused delay. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s~planning.org
. Conformity with Current Law. No application for Building Permit, Site Permit, or other e
ntitlement shall be approved unless it complies with all applicable provisions of City Codes in e
ffect at the time of such approval. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s~planning.org
. Mitigation Measures. Mitigation measures described in the MMRP for the Eastern N
eighborhoods Plan EIR
(Case No. 16-004905ENV)
attached as Exhibit C
are necessary to S
AN FRANCISCO P LANNING DEPARTMENT Motion No. D ecember
, Record No. 16-004905CUA 2-1060 Folsom Street
~
0-194 Russ Street a
void potential significant effects of the proposed project and have been agreed to by the project s
ponsor. F
or information about compliance, contact the Case Planner, P~anniiig Department at 5-558-6378, w
ww.sf planning.org
. Additional Project Authorizations. The Project Sponsor must also obtain a
Large Project A
uthorization under Section to allow the demolition of five existing buildings containing c
ommercial uses and four dwelling units on three lots, merger of the lots into one parcel, and the c
onstruction of a
new seven
-story,
'-6"
tall, and
,719 gross sq. ft. mixed use building c
ontaining
,832 sq. ft. of ground floor commercial retail use and
,887 sq. ft. of residential use f
or dwelling
(three studio, one
-bedroom and two
-bedroom)
units, a
combined
,923 sq. f
t. of private and common open space, and a
,572 sq. ft. ground floor garage with access from a
n ew driveway on Russ Street for sixteen
(16)
accessory off-street auto and Class bicycle p
arking spaces. If these conditions overlap with any other requirement imposed on the Project, t
he more restrictive or protective condition or requirement, as determined by the Zoning A
dministrator, shall apply. T'he Planning Commission must also adopt a
motion that finds the a
dditional shadow cast by the Project on Victoria Manalo braves Park would not be adverse to t
he use of the park, pursuant to Planning Code Section 5. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.s~planning.org M
ONITORING
-AFTER ENTITLEMENT E
nforcement. Violation of any of the Planning Department conditions of approval contained in t
his Motion or of any other provisions of Planning Code applicable to this Project shall be subject t
o the enforcement procedures and administrative penalties set forth under Planning Code S
ection or Section 6.1. T'he Planning Department may also refer the violation complaints to o
ther city departments and agencies for appropriate enforcement action under their jurisdiction. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
urw.sf-plannin~.org
. Revocation Due to Violation of Conditions. Should implementation of this Project result in c
omplaints from interested property owners, residents, or commercial lessees which are not r
esolved by the Project Sponsor and found to be in violation of the Planning Code and/or the s
pecific conditions of approval for the Project as set forth in Exhibit A
of this Motion, the Zoning A
dministrator shall refer such complaints to the Commission, after which it may hold a
public h
earing on the matter to consider revocation of this authorization. F
or information about compliance, contact Code Enforcement, Planning Department at 5-575-6863, w
ww.~lanning._orQ S
AN FRANCISCO
~ P LANNING DEPARTMENT
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SAN FRANCISCO P
LANNING DEPARTMENT Mission St. P
lanning Commission Motion No. SanF~an~isco, H
EARING DATE:
DECEMBER
, CA 103-2479 R
eception:
.558.6378 C
ase No.:
16-004905SHD P
roject Address:
52-1060 Folsom Street
&
0-194 Russ Street F~~
Z oning:
SoMa NCT
(Neighborhood Commercial Transit)
Zoning District 5.558.6409 R
ED
(Residential Enclave)
Zoning District Planning
-X Height and Bulk District Information:
.558.6377 S
oMa Youth and Family Special Use District B
lock/Lots:
31/021, & P roject Sponsor:
Paul Iantorno G
olden Properties LLC Sutter Street S
an Francisco, CA S taff Contact:
Doug Vu
—
(415)
5-9120 D
oug.Vu@s{gov.org A
DOPTING FINDINGS WITH THE RECOMMENDATION OF THE GENERAL MANAGER OF THE R
ECREATION AND PARK DEPARTMENT, IN CONSULTATION WITH THE RECREATION AND P
ARK COMMISSION, THAT NET NEW SHADOW ON VICTORIA MANALO DRAVES PARK BY T
HE PROPOSED PROJECT AT 52-1060 FOLSOM STREET AND 0-194 BUSS STREET WOULD N
OT BE ADVERSE TO THE USE OF VICTORIA MANALO DRAVES PARK. P
REAMBLE U
nder Planning Code Section 5, a
building permit application for a
project exceeding a
height of feet c
annot be approved if there is any shadow impact on a
property under the jurisdiction of the Recreation a
nd Park Department, unless the Planning Commission, upon recommendation from the General M
anager of the Recreation and Park Department, in consultation with the Recreation and Park C
ommission, makes a
determination that the shadow impact will not be significant or adverse. O
n February
, 59, the Recreation and Park Commission and the Planning Commission adopted criteria e
stablishing absolute cumulative limits for additional shadows on fourteen parks throughout San F
rancisco
(Planning Commission Resolution No. 595). P
lanning Code Section was adopted in in response to voter
-approved Proposition K, which r
equired Planning Commission disapproval of any structure greater than feet in height that cast a
s hadow on property under the jurisdiction of the Recreation and Park Department, unless the Planning C
ommission found the shadow would not be significant. In 89, the Recreation and Park Commission a
nd Planning Commission jointly adopted a
memorandum which identified quantitative and qualitative c
riteria for determinations of significant shadows in parks under the jurisdiction of the Recreation and P
ark Department.
~
~
¨
r Motion No. Record No. 16-004905SHD D
ecember
, 52-1060 Folsom Street
&
0-194 Russ Street T
he Proposition K
memorandum established generic criteria for determining a
potentially permissible q
uantitative limit for additional shadows, known as the absolute cumulative limit, for parks not named in t
he memorandum. Victoria Manalo Draves Park was not named in the Proposition K
memorandum and, a
t
.53 acres
(109,997 sq. ft.), is considered a
large park which is shadowed less than percent of the time d
uring the year. As such, it is recommended that additional shadow of up to one percent could be p
otentially permitted if the shadow meets the qualitative criteria of the park. The qualitative criteria i
ncludes existing shadow profiles, important times of day and seasons in the year associated with the p
ark's use, the size and duration of new shadows, and the public good served by the buildings casting n
ew shadow. Approval of new shadow on Victoria Manalo Draves Park would require hearings at the R
ecreation and Park Commission and the Planning Commission. V
ictoria Manalo Draves
(VMD)
Park is a
public park under the jurisdiction of the Recreation and Park D
epartment
(RPD). It is a
.53
-acre
(109,997 square feet)
urban park located in the SoMa neighborhood of S
an Francisco. T'he park is bounded by Folsom Street to the northwest, Harrison Street to the southeast, C
olumbia Square to the northeast, and Sherman Street to the southwest. The park is enclosed by a -foot t
all fence and locked at night. The stated hours of operation for Victoria Manalo braves Park are from s
unrise to sunset, year-round. T
he park contains landscaped areas, walkways and areas for active and passive uses. VMD's primary p
ublic entrance is located on the corner of Folsom Street and Columbia Square. Two additional entrances a
re located at Sherman Street and at Columbia Square. The main entry walkway branches off with paths l
eading to the basketball court, a
community garden and two children s
play areas, one for younger c
hildren and one for older kids. The park also includes a
mounded grassy area surrounded by benches, a
r estroom structure, picnic tables and a
ball field. The outfield is mostly used for adult kickball and o
ccasional RPD and community youth programming. Additionally, the adjacent Bessie Carmichael S
chool uses the ball field for physical education classes during the school year. T
he proposed project would result in new shadows falling on the park, adding approximately
,569,594 a
nnual square foot hours
(sfh)
of shadow and increasing shadow load by
.38%
above current levels, r
esulting in an increase in the total annual shading from
.41%
to
.79%
of Total Annual Available S
unlight
(TAAS). The new shadow resulting from the Project would be present between February and O
ctober in late afternoon hours and would fall on the northeastern quarter of the park and cast new s
hadows on the park entry, the basketball court, the northern children's play area, lawn areas, and s
everal fixed benches. O
n December
, 16, Paul Iantorno of Golden Properties LLC
(hereinafter
"Project Sponsor")
filed A
pplication No. 16-004905SHD
(hereinafter
"Application")
with the Planning Department
(hereinafter
"
Department")
for a
Shadow Analysis to construct aseven-story, -ft. -in. tall, and
,719 gross sq. ft. m
ixed use building containing
,832 sq. ft. of ground floor commercial retail use and
,887 sq. ft. of r
esidential use for dwelling units, a
combined
,991 sq. ft. of private and common open space, and a
n ew
,572 sq. ft. ground floor garage with access from a
new driveway on Russ Street for off-street a
uto and Class bicycle parking spaces
(hereinafter
"Project")
at 52-1060 Folsom Street and 0-194 R
uss Street, Block and Lots 1, and (hereinafter
"Project Site"). The Project is located within t
he RED
(Residential Enclave)
and SoMa NCT
(Neighborhood Commercial Transit)
Zoning Districts, S
oMa Youth and Family SUD
(Special Use District), and a
-X Height and Bulk District. S
AN FRANCISCO
'Z P
LANNING DEPARTMENT Motion No. Record No. 16-004905SHD D
ecember
, 52-1060 Folsom Street
&
0-194 Russ Street O
n an annual basis, the Theoretical Annual Available Sunlight
("TAAS")
on Victoria Manalo braves Park i
s approximately 9,342,836 square
-foot hours of sunlight. Existing structures in the area cast shadows o
n Victoria Manalo braves Park that total approximately
,345,597 square
-foot hours, or approximately
.41%
of the TAAS. A
shadow analysis report, prepared by Pre Vision Design, was submitted on October
, 18, analyzing t
he potential shadow impacts of the Project to properties under the jurisdiction of the Recreation and P
arks Department
(Record No. 16-004905SHD). T'he memorandum concluded that the Project would c
ast approximately
,569,594 square
-foot hours of new shadow on Victoria Manalo braves Park, equal to a
pproximately
.38%
of the TARS on Victoria Manalo braves Park, bringing the estimated total annual s
hading of the Park as a
percentage of TARS to
.79%
(previously at
.41%). O
n December
, 18, the Department determined that the Project did not require further environmental r
eview under Section of the CEQA Guidelines and Public Resources Code Section 083.3.
"The P
roject is consistent with the adopted zoning controls in the Eastern Neighborhoods Area Plan and was e
ncompassed within the analysis contained in the Eastern Neighborhoods Final EIR. Since the Eastern N
eighborhoods Final EIR was finalized, there have been no substantial changes to the Eastern N
eighborhoods Area Plan and no substantial changes in circumstances that would require major r
evisions to the Final EIR due to the involvement of new significant environmental effects or an increase i
n the severity of previously identified significant impacts, and there is no new information of substantial i
mportance that would change the conclusions set forth in the Final EIR. The file for this project, i
ncluding the Eastern Neighborhoods Final EIR and the Community Plan Exemption certificate, is a
vailable for review at the San Francisco Planning Department, Mission Street, Suite 0, San F
rancisco, California. T
he Planning Department Commission Secretary is the custodian of records;
the File for Case No. 16-4905SHD is located at Mission Street, Suite 0, San Francisco, California. O
n December
, 18, the San Francisco Planning Commission
(hereinafter
"Commission")
conducted a
d uly noticed public hearing at a
regularly scheduled meeting on Shadow Analysis Application No. 16-4905SHD. T
he Commission has heard and considered the testimony presented to it at the public hearing and has f
urther considered written materials and oral testimony presented on behalf of the applicant, Department s
taff, and other interested parties. F
INDINGS H
aving reviewed the materials identified in the preamble above, and having heard all testimony and a
rguments, this Commission finds, concludes, and determines as follows:
. T'he above recitals are accurate and constitute findings of this Commission.
. The additional shadow cast by the Project would not be adverse and is not expected in interfere w
ith the use of the Park for the following reasons:
S AN FRANCISCO
~ P LANNING D6PARTMlNT Motion No. D ecember
, Record No. 16-004905SHD 2-1060 Folsom Street
~
0-194 Russ Street a
. T'he magnitude of the additional shadow is well below one percent of TAAS on an annual b
asis, and amounts to a
reasonable and small loss of sunlight for a
park in an area of i
ntended for increased building heights and residential density. b
. The new shadow would occur in the late afternoon between
:15 and p.m. when lower l
evels of weekday and weekend use were observed relative to the peak usage time around n
oon, with the average duration of the net new shadow being minutes, and never e
xceeding minutes. c
. Shading from the Project would be cast over the top of intervening buildings, which already c
ast shadows on the park. e
. No single location within the park would be in continuous new shadow for longer than m inutes.
. Public Outreach and Comment. The Department has received one letter of support from the t
enants of the existing rental units acknowledging an agreement with the Sponsor to provide t
emporary housing, relocation funds and future replacement housing, and one letter of o
pposition from the South of Market Community Action Network expressing concern about s
hadow impacts on Victoria Manolo Draves Park. The mandatory pre
-application neighborhood m
eeting was held on July
, 17, and the Sponsor has conducted additional community o
utreach including a
public meeting on October
, that was attended by South of Market C
ommunity Action Network
(SOMCAN)
and other interested community members at the West B
ay Filipino Center. The Sponsor has subsequently maintained communication with individuals o
f the interested community organizations to discuss community benefits. On November
, 8, the Sponsor responded in writing to specific questions from West Bay regarding shadow i
mpacts and project affordability, and has gone door-to-door to speak with merchants and r
esidents.
. A
determination by the Planning Commission and the Recreation and Park Commission to a
llocate new shadow to the Project does not constitute an approval of the Project. S
AN FRANCISCO P LANNIN~i DEPARTMENT Motion No. Record No. 16-004905SHD D
ecember
, 52-1060 Folsom Street 0-194 Russ Street D
ECISION T
hat based upon the Record, the submissions by the Applicant, the staff of the Department and other i
nterested parties, the oral testimony presented to this Commission at the public hearings, and all other w
ritten materials submitted by all parties, the Commission hereby DETERMINES, under Shadow A
nalysis Application No. 16-004905SHD that the net new shadow cast by the Project on Victoria M
analo Draves Park will not be adverse to the use of Victoria Manalo Draves Park. I
hereby ertify that the Planning Commission ADOPTED the foregoing Motion on December
, 18. J
onas P. Ionin C
ommission Secretary A
YES:
Fong, Hillis, Johnson, Koppel N
AYS:
Melgar, Moore, Richards A
BSENT:
None A
DOPTED:
December
, S AN FRANCISCO C
J P
LANNING DEPAKTMLNT
052-1060 FOLSOM STREET DRAWING INDEX:
COVER SHEET
PROJECT DATA & INFORMATION
ZONING & OPEN SPACE INFORMATION
GROSS FLOOR AREA DIAGRAM
VAR UNIT DIAGRAM
VICINITY MAP
MID-BLOCK OPEN SPACE DIAGRAM
AERIAL PHOTOS
SITE PHOTOS
SITE PHOTOS
SITE PHOTOS
STREET VIEW
STREET VIEW
STREET VIEW
STREET VIEW
MATERIAL BOARD
EXISTING SITE PLAN / SURVEY
PROPOSED SITE PLAN
(E) DEMO FLOOR PLANS & ELEVATIONS
(E) DEMO FLOOR PLANS & ELEVATIONS
(E) DEMO FLOOR PLANS & ELEVATIONS
FIRST FLOOR PLAN
SECOND FLOOR PLAN
THIRD FLOOR PLAN
FOURTH / FIFTH FLOOR PLAN
SIXTH FLOOR PLAN
SEVENTH FLOOR PLAN
ROOF PLAN
FRONT ELEVATION
RIGHT ELEVATION
REAR & LEFT ELEVATIONS
SECTION A-A
STREETSCAPE & SIDEWALK SECTION
GREENPOINT RATING FORM
A-0.1
A-0.2
A-0.3
A-0.4
A-0.4.1
A-0.5
A-0.6
A-0.7
A-0.8
A-0.9
A-0.10
A-0.11
A-0.12
A-0.13
A-0.14
A-0.15
A-1.1
A-1.2
A-2.1
A-2.2
A-2.3
A-3.1
A-3.2
A-3.3
A-3.4
A-3.6
A-3.7
A-3.8
A-4.1
A-4.2
A-4.3
A-5.1
A-5.2
GPR-0.1
SCOPE OF WORK
ASSESSOR'S MAP
SUBJECT PARCEL
PROPOSED ONE NEW CONSTRUCTION SEVEN-STORY MIXED USE BUILDING WITH 63 CONDO UNITS
& THREE COMMERCIAL SPACES.
PROJECT DATA
APPLICABLE CODES
2016 CALIFORNIA CODES EDITIONS W/ SAN FRANCISCO AMENDMENTS
PLANNING DATA
ADDRESS:1052-1060 FOLSOM STREET
LOT AREA:11,500