Transcripts For SFGTV Government Access Programming 20240713

Closed. Eliminated, completely eliminated. Creating well, just eliminated. And that the two properties can never be connected. Very good, on that motion, commissioner fung . role call . So moved, commissioners and that passes unanimously 500. Were at 20915322 for the code cleanup 2019 planning code amendment. Good afternoon veronica floris. The item before you is code cleanup amendments and the ordinance would amend the planning code to correct typographical errors, update, outdated cross previous refereno clarify the code language. The proposed ordinance will amend article 4 to move the language regarding timing of the payments to the beginning of the article and crossreference that new subsection in the impact fee sections. Lastly, the proposed ordinance will also add an additional fee waiver based on the replacement of gross floor area and buildings damaged by fire or destroyed by other calamity. Pair i havi have a signed copy r changes for you. please stand by . I am still not sure if it is all nonsubstantive. I noticed that the definition, there are some changes. There is an insertion of the word primarily for definitions of use and im just wondering, is this to accommodate flexible use . What was the intent to their . Section 260, height limit exemptions. I believe it is pages 26 through 27, although i dont know what version you have. The new text there, section one b. Has a description that is hard to comprehend clearly or envision. It is like the definition of demolition. It talks about, within the first 10 feet, there are particular analysis. No more than 40 of horizontal areas. It goes on to talk about dimensions and heights and it is very confusing. I dont know what is meant by areas, and, in fact, some planning codes have illustrations. It would be helpful to have illustrations for that. Was a 10 feet alliances thing for the height limit. That would make the description less cryptic as i see it. Please include this in your minutes under section sunshine 6516. Thank you. Thank you. Any other Public Comment . Okay. Public comment is closed. Commissioner koppel . I would like to make a motion to initiate and consider eight consider an adoption on or after december 12th, 2019. Second. Im sorry, commissioner fun . Question for staff. The question is not so much regarding this task, but to raise the question of whether there are obsolete sections of the codes that could be easily removed. Planning department staff. In terms of the existing planning code sections, they are considered obsolete and are no longer no longer an auto object. There are some still under review per those code sections. We want to make sure we have the longevity and project history and code history behind it. We have chosen to take the conservative approach and retain some of these more obsolete code sections. From the first time i was on this commission, that code has doubled in size. It seems to continually grow. Anyway, i remember having a discussion with one of the previous is owning administrators who said that the code could easily be half. Anyways it is probably just a nonsensical comment. We are always looking for ways to make the code smaller, but it is a specific task. If theres nothing further, commissioners, there is a motion that has been seconded to initiate and consider adoption on or after december 12th, 2018. [roll call] so moved. That motion passes unanimously 4 0. Item 14 has been continued to december 12th, placing is on item 15. 367 hamilton avenue conditional use authorization. Good afternoon. Im with Planning Department staff. We want to allow demolition of an existing singlefamily home within the r. H. One zoning district. The project included adding an accessory dwelling unit on the ground floor. The project required conditional use authorization per planning code section 317 because it is considered tantamount to demolition and includes the removal of an unauthorized dwelling unit on the ground floor. And just for clarification, that is the area that is to be converted to an a. D. U. So part of the proposal includes the demolition of said residential building and then a new construction of a threestory building. The project includes one dwelling unit with three bedrooms on the second and third floors, and an a. D. U. With two bedrooms on the ground floor. The project includes about 1300 square feet of common open space via the groundfloor courtyard, in addition to private balconies and decks for each unit. The current Property Owner has occupied the lower unit since purchasing the property circa 2012. The upper unit was previously rented out to a family friend on a monthtomonth lease. That tenant has since moved out about last month. The department has received four letters in opposition to the project with concerns related to overall massing, design, and parking. The project sponsor requested a continuance last time in order to hold an Additional Committee meeting last month. This was to be able to further engage with the neighborhood. However, there were no attendees at said meeting. The department is in general support of the proposed design, which was reviewed with the Residential Design Advisory Team , and the project meets all relevant planning code and Design Guidelines. The Department Recommends approval with conditions for the following reasons. The project proposes two family sized units that will add to the citys Housing Stock. The project will not displace any tenants as a result of this project and the project meets all applicable requirements of the planning code. This concludes staff to do presentation. I am available to answer any questions. Thank you. Thank you. Do we have a project sponsor . Good afternoon, commissioners i have a few backgrounds on the project. The project started in 2018 and this is [indiscernible] originally we asked for a re edition to a 900 square foot singlefamily home on a 3,000 square feet lot, but since the preapplication meeting, we have been working with three planners now and amended the project to better fit the Planning Department Design Guidelines Department Design guidelines with the midblock open space. It fits with the neighborhood content. The project in front of you today, like i said, went through a series of amendments, and revisions. We also propose an a. D. U. On the ground floor. It is three stories. The groundfloor has one of the a. D. U. S. The second and third floor is one unit. They were two separate Community Outreach that we did on this project. One in 2016 in april. It was a preapplication meeting. There were seven neighbors that came to that meeting and we did pass we did have concerns on that meeting. And again on october 16th, the Second Committee outreach that we did had no attendance and despite all our efforts reaching out through emails, posting on sites, this will conclude my presentation and im happy to answer any questions. Thank you. Thank you. Okay. Do we have any Public Comment on this item . I do not have any speaker cards. But if any members of the public want to speak to the item, please do so now. Okay. Public comment is closed. Commissioner moore . I have a few questions about the fact that the unit design looks as if they are still connectable and not really fully separate units. The lower unit has quality that i question to be fully acceptable unit due to the fact that the deck which comes down and extends over the living area is only so deep that the unit itself is basically in the dark. For to qualify as a second bedroom, it does not work quite either because the second bedroom is actually not a legal bedroom. So that said, i think this project, in order to be really approvable as two units, even as an a. D. U. , has to make a couple of changes. And foremost, it has to break the ability to connect the two units and use the house is one large home. That is the most important requirement here. Commissioner koppel . I hear what commissioner moore is saying and i am definitely okay with any amendments you would like to see in general, i dont think this task is too much. It makes cases for us to continue the discussion about maybe lifting density controls because this is an r. H. One. I would suggest we would continue this because the changes that need to be made are not for me to design, but for the applicant to professionally meet on his own because he must know the code in order to do so. So i make a motion to continue. We are in support of two units, however they have to be done slightly differently. May i request, commissioner moore, we give guidance to staff a little bit further about what specifically the changes that you were wanting to see to make do you think that you got up about habitability for the second bedroom, and also the deck . Thank you, commissioner melgar. The deck of the second unit and the stairs coming to the garden have to be designed differently to not obscure the livability of the leeward lower unit. Second comment, in order for the lower unit, it is very desirable to have two bedrooms. The second bedroom has to be a legal bedroom. Has to do with light and air and where it sits. The third point, and the most important one, in order for it to be an a. D. U. By the standards we are all discussing, the unit needs to be independently accessible from the outside, have its own little address or whatever, and read at the front of the building, rather than being accessed through a common corridor by which, at the moment , it could be easily connected to the upper unit. Those are the requirements for what we pretty much say to everybody who is fine to do this thank you. Is that clear . Okay. Did you want to make you made a motion. I am making a motion that the project be continued to meet under the departments guidance the standard conditions that apply to an a. D. U. , including the nonability to misconstrue as two units which could be internally connected. Commission, just as a point, given the direction you provided , you know, we can certainly base that into their condition of approval and we are confident in working with staff architects that the plans can be updated accordingly. Like the Financial Way to accommodate for two independent entries and we will work with the architect to make sure that happens. It could be shaved back slightly to ensure that there is equitable late access to the lower unit given the concerned there and the bedroom discussion , right now it only has four onebedroom and they are calling the other one a media room. I know deep in lie has their interpretations for access to light and artificial air for certain things but they are not calling it a bedroom at the current time based on what we see in the plans. I know commissioner moore would like to see plans. Maybe we can come back on the consent calendar if we have new drawings. Since the Planning Department is really shortstaffed and architects who can really look at everything, and i think it is for your benefit to give yourself the time and give us the ability to support you in a properly approvable project. Im trying to make it easy on you. I im asking that this project, if it comes back before we give it our approval. Did we get a second . Is there a sense the architect needs how much time four weeks. This is a week, maybe a few weeks a few days worth of work. We could resolve this issue fairly quickly. I understand the design. We can come back on consent. We could calendar this as soon as december 5th. Fine. Very good, commissioners. On that motion to continue this matter im sorry. Commissioner fung . These issues, while i am in agreement with commissioner moores issues, that they are not that difficult to resolve in terms of a redesign of its. I only accepted of the department recognizing those three points and going forth with their resolution as a condition of approval. Is there a second to the continuance . Is there an alternate motion . I will move to grant to the approval on the conditions, the three that were brought forth by commissioner moore be resolved by staff before they issue final approval. Second. So there is a motion that has been seconded to approve this matter with conditions is amended to include conditions to address issues at the entry way for two separate entrances and access to light for the lower level unit. By shaving the deck back. By shaving the deck back. And the third, it was the third matter . The visibility of the potentially second bedroom. And livability of the second bedroom. When did you say did you say about independent access . Entry, yes. It is not just the entrance. It is the entire unit that is clearly separated and cannot be connected to the second upstairs unit. Did you want to Say Something a point of clarification so i understand correctly, so the second point regarding the deck and then reducing the deck to make sure that theres no to make sure there is independent access, and also providing more access to light for the second bedroom, they are related. Reducing the deck is something often to do with privacy about where the stair is the person who comes down from the second unit going into the garden. My coming down directly into their living space. That is not indicative of a welldesigned two unit building. Understood. Very good. On that motion. [roll call] i made the motion. I still have to ask the question. [roll call] so moved. That motion passes unanimously 5 0. Commissioners, that will place us in item 16. 3945 judah street, this is a home s. F. Project authorization. Good afternoon, president melgar and commissioners. Im with department staff. The case before you is a request for a home s. F. Project authorization for the demolition of an existing one story commercial building, formerly utilized for the operation of a gas station, in the construction of a new fivestory over basement 50foot 55foot approximately 19,160 squarefoot mixeduse building containing 20 dwelling units, 2400 square feet of commercial space, seven offstreet Parking Spaces, and 24 bicycle Parking Spaces within the and c1 zoning district. As part of the home s. F. To your two project authorization, we are pursuing a [indiscernible] one additional story of height and five additional feet at the ground floor in excess of the height limit in exchange for providing 25 onsite affordable rental units. Members of the public expressing support says it will enhance existing commercial corridor, contribute affordable units and familyfriendly units to the neighborhood. In conclusion, we recommend the approval of the commission and believe it is necessary and if it desirable for the department for the community. [indiscernible] the budget will provide familyfriendly units and will contain two or more bedrooms and be located near amenities by open space and laundry rooms. The project will increase the citys Housing Stock by providing a total of 20 new dwelling units, five of which will be designated as onsite rental affordable units. This concludes our presentation. Im available for any questions. Thank you very much. Do we have a project sponsor . Good afternoon, commissioners Michael Leavitt of lovett architecture. This project was originally designed as a six unit residential project over commercial. That was what was allowed by the zoning. The redesign process, the home s. F. Legislation passed and we redesigned the project per the project sponsors request as the home s. F. Project that is in the current configuration that we will be looking at. The original project for code was 100 market rate housing. The revised project that we have put together here and we are presenting today will add 14 units above the sixth that were originally proposed. If i can get the screen up, please. Under the original zoning, the building would be allowed to be built to a 45foot height. It is indicated by the red arrow here on this section drawing. With the home s. F. Bonus, we are only adding an additional 10 feet to the building and this is 10 feet below what we would be allowed to add per code. Im sorry. It doesnt seem to be working. I cant get the next slide up, im sorry. Please keep making a presentation. Its fine. Its important you look at the visuals. It was working when i tested it earlier. Here we go. I got it. Sorry about that. Looking at the immediate context of the site just the sight mac, it sits at the commercial transitoriented corridor and ty residential block of 45th avenue. The commercial establishments are highlighted here in red. Pulling back to the larger context, we see the side of the far western edge of the city, near the land and sea intersection. Considering the forces that would affect the approach to the design of this building, we wanted to consider not only the typical context of the adjacent street and structure, but also this larger geographic context. Knowing that the building would stand above its neighbors, we attempted to create a form that braces embraces its height and speaks to its outer sunset location. Towards that end, building forms and material pallets were studied that would be appropriately evocative of the building in place. On the street side, the building rises to his full height at the lot line, running the full length of the frontage before culminating in a multilevel wall of floortoceiling windows at the western termination. We determined a form that was consciously directional toward the west would be inappropriate recognition of our location, literally on the western edge of the continent. As the building turns the corner to the 45th avenue frontage, the main mass of the Building Steps back in response to the smaller scale Residential Structures to its south. A setback allows for series of linear balconies, third through fifth floors and a private comment deck area on the second level. The setbacks seen here from the 45th avenue side also allow additional morning sunlight to reach a streetlevel park that is immediately across 45th avenue. Larger than other buildings on the block, our buildings to the north end of the block and therefore, cast very little shadow on the homes or yards behind it. The entire residential portion of the building sits atop a rough concrete base open on both street frontages with floortoceiling storefront glass. The main body of the building will be clad in painted wood, vertical order form citing, and the battens will be irregularly spaced in reducing the formality of the surface to create a relaxed feel. Similarly the bay windows and streetlevel planters will be clad in reclaimed wood, siding, adding warmth and textural int