DZLU MEETING DATE: July 21, 2020 (via Zoom)
- ONGOING PROJECT UPDATES 1
A. 1580 PACIFIC (at Polk–Site of Jug Shop)
JS Sullivan team members made a presentation of the proposed project to DZLU.
JS Sullivan are both developers and general contractors with a portfolio of projects Including: 1433 Bush, 719 Larkin, 2448 Lombard, 1188 Valencia. This project proposes 90,000 sq ft of new construction in 6 stories with a ground level for commercial and parking uses and 5 levels of residential units. A total of 53 units will include 28 one-bedroom units, 21 two-bedroom units and 4 three-bedroom units. Three 2-level townhome units are provided at street-level. Nine units are below market rate. This project is utilizing the State Density Bonus program that increases the allowable unit count from 42 to 53 and in return provides a higher share of more affordable units. Automobile parking spaces total 32 including 27 residential, 4 commercial and 1 car share. The loading dock is on Pacific Avenue.
For the corner commercial space JS is currently working with Jug Shop.
Often smaller commercial spaces are useful for today’s businesses. The corner commercial space can be easily divided into 2 spaces. JS is working with Planning to receive approval to place the electrical transformer underground below the sidewalk, which otherwise would be inside the building, potentially conflicting with commercial space.
Several topics were raised including modulating the ground-level entrances to ensure they are inviting and minor changes to address the challenges of ground-floor residential units, and these suggestions have been included in the plan. DZLU stressed the need for careful attention to the detailing of exterior materials. The proposed exterior materials are a combination of fiber cement panels, brick and tile. JS has utilized a similar palette successfully at Larkin and Olive Streets in the Tenderloin.
Sustainability features include solar panels on the roof and a storm water system that collects and stores water from the roof.
JS Sullivan hopes to complete planning in October and would aim for a Conditional Use hearing at the Planning Commission in early November. Construction would then start in December 2021 and is anticipated to take16 months.
- B. UTILITIES
- 1. Underground Utilities–SFCUU
SFCUU will meet and discuss concerns about the priorities for this effort in light of the coronavirus and mounting public debt. The Telamon report is anticipated to be presented in the next few weeks.
2. 5G/4G Wireless Antenna Standards
DPW has proposed revised standards. A public hearing (virtual) is scheduled for 8/19/20 at 10:00 am.
DZLU supports the City’s long-term goal of undergrounding utilities which would be further impeded by continuing to intensify the use of existing wooden poles. We are also concerned about the visual impacts from the size and quantity of devices that would be allowed. Beyond impeding undergrounding, the allowance in the new standards for up to three installations per pole, with each installation up to three cu ft in volume, could have severely negative and unacceptable visual impacts, especially in historic areas and along view corridors. Also, there does not appear to be any enforcement mechanism as part of the important provision to remove unused equipment and cables.
DZLU has drafted a letter to this effect to DPW for RHN Board review and approval.
- ONGOING POLICY UPDATES
A. COMMERCIAL VACANCIES & POLICIES
San Francisco’s Shared Spaces Program:
The City has had a backlog of permit requests for the shared spaces program and concerns have been raised about processing turnaround. Recently it appears that progress has accelerated on several new Polk Street temporary parklets. If a Russian Hill business reaches out to RHN, DZLU would support their effort.
Potential concerns were also raised about infringement on space for pedestrians when there is both a parklet and sidewalk seating, which could force pedestrians onto the street. The City requires a 6-ft clear path for pedestrian travel and it appears that there is a general effort to comply. It is hoped that a collaborative approach with individual merchants or merchants associations will resolve any challenges regarding crowded sidewalks, noise, etc. Currently, there is no merchant committee for Polk Street. The Discover Polk CBD (borderline Broadway) has evolved to become that venue for now. The program also describes the 311 process for any resident to register a specific concern.
For complete information on the Shared Spaces Program, please see:
B. HOUSING—STATE LEGISLATIVE PROPOSALS:
SB 902, AB 3040 & others
A web link is provided below with SF Planning’s analysis of pending legislation.
Several of these were summarized and discussed in last month’s report. There is no impetus from DZLU to recommend RHN positions on any of these at this time. DZLU will keep abreast of these developments.
These measures to incentivize housing are more narrowly tailored than last year’s controversial SB 50, and individuals have a range of opinions on them.
The Planning Department’s analysis which had been prepared for the Planning Commission is a useful outline of what is in each bill and the potential impact of each, if any, on San Francisco. A few pertinent highlights on several of the bills: The power to rezone any parcel in SF, whether to allow for a 4-plex (in AB 3040 sponsored by David Chiu) or a 10-unit building (in SB 902 co-sponsored by Scott Wiener) would remain within the purview of the SF Board of Supervisors (not the State). AB 3107 (co-sponsored by Phil Ting) which might increase heights to accommodate housing in commercial corridors would not apply in SF as the City would already meet the State’s mandate to zone sufficient land for multi-family housing.