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tv   [untitled]    November 18, 2012 2:00am-2:30am PST

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implementation within the planned area in terms of impact fees. so to begin and that's washed out there. i hope that you can see it better on your screens but the maps are in the packet also. this is the current zoning within western soma and you can sees since this was put in place in the plan and harrison street on the middle is essentially the spine. there is a somewhat different character north and south of harrison street that is strongly related to the presence of the freeway which somewhat kind of disconnects the neighborhood there. all of these districts are what are considered soma mixed use districts, and generally north of harrison street where you see a lot -- on this map at least, yellows and greens, but generally mixed use
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and includes housing and south of harrison street where you have sli primarily housing is extremely limited only to affordable housing and then the far north east corner near fourth and tal mar you have several blocks here sso which is zoned office. the resolution the board of supervisors passed instructing the task force to under go this plan asked them to use the existing zoning as the base. it wasn't looking to necessarily reinvent the wheel or create new districts and that's what the task force came up with and the same philosophy in terms of harris street being a dividing line along with the freeway. the major changes however is that there were no longer be any mixed use districts in western soma.
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they will be new districts fall under eastern neighborhood mixed use districts so north of harrison street in the red primarily you have wmg for western soma and the existing alleys and rad mixed district that is also found in the alleys but has more mixed use nature within the alleys and south of harrison sli is sally to what is similar today but emphasis on the arts and changes that we will talk about a little later on and in the north east corner along townsend and that area will be wmou and still office district but extended down the length of townsend to seventh street and recognizing what is a hi tech
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corridor there and currently in western soma there are no neighborhood commercial districts but the plan is adding two of them to the area and the first is rcd runs along ninth and tenth street roughly from harrison to mission, and a little different from most neighborhood commercial districts. they're usually intended to create a fine grain nature, a lot of neighborhood serving using and residential above. that is essentially what is happening here but there is a recognition of the two corridors are trafficked by regional traffic. there are existing properties and buildings with large floor plates in the areas and provide services that go beyond the surrounding neighborhood but there is an emphasis to make the streets not
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just regional thoroughfares but also neighborhood commercial streets, and then also along folsom street from roughly seventh to tenth is the creation of the folsom neighborhood commercial transit district, and that is more in line with the other nct's in the city, and as you know there are other planning efforts in the city including folsom street beyond this planned area. it's obviously a very important street for the future of soma in general, and these neighborhood commercial districts will be like other ones in the sense they have floor by floor controls unlike other districts in the city. again i mention but i want to point out under the -- we do have rad's, the residential districts already in soma. there aren't that many
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and many alleys are zoned that way but you will notice with the proposed zoning more of will alleys are recognized and enclave districts are recognized and small scale residential and mix uses and not typically large sites and they're not just confined to north of harrison. there are also some within the sally, south of harrison as well. so moving along to the heights in western soma. this is a map of the current heights. the majority of heights in western soma range from 40 to 50 feet with some -- even 30 around the freeway. you get higher height along townsend street where they go up to 265 but the majority of the planned
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area is 40 or 50 feet. the proposed heights north of harrison street bring down the alleys where rads and the mixed districts are being expanded. those heights are coming down to respond to the creation of the enclaves but everything else is being essentially up zoned a little bit or moderately. they look at specific lots that are greater or collection of lots that are greater than half a acre and those lots are hashed and they have a split height district. they have a base height and a height above that and we will talk later how that works and similarly south of harrison street and sally district you have a hash there split in terms of base height and a max height which you can achieve under certain scenarios and the highest amount of up
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zoning essentially -- or the height would be in soma along townsend street along the office corridor being proposed and this map just tries to give you a better visualization of the proposed height changes in the area. anything that's red in varying degrees is essentially going down in height. anything in blue is going up into height. the darker blues are some of the larger sites that are opportunity sites for residential housing and also along the townsend street corridor. so with that proposed zoning and height within the planned area right now we have approximately 3300 housing units. under the current zoning proet ceterajected to 2030 we will more 6,000 under the
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proposed zoning projected 2030 more than 6200 for a gain of 209 units in terms of projections and with jobs currently we have jobs and grown to nearly 23 zoning and more than 24,000 for new jobs. going beyond just the zoning changes and the height changes there are some significant controls that in the planning code that are important to point out. as we have mentioned before the concept with western soma even though it's on a different time line it's part of eastern neighborhoods. in many ways it will plug into the eastern neighborhoods framework and one way of doing that is a lot of the controls that apply to eastern neighborhood mix use districts will apply to the districts in this area as well,
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so for example there's no maximum density. instead there is a dwelling unit mix, 40% two bedroom or 30% three bedroom and other physical requirements such as rear yard, open space, and dwelling expose and you are with all of those requirements you come to the appropriate de facto density on the site. most will have minimum ceiling heights like the mix use districts. parking has already changed in soma. that was actually proactively changed a couple years ago and no parking minimums but instead parking maximums and midblock alley extensions for large sites that have long frontages afford them the opportunity to grant the alley extensions to interior
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alleys in the block and as you know they have some of the largest in the city. residential open space -- currently in soma we have this requirement and it's very low and the end user fee is low and in eastern neighborhoods and required and also given more appropriate rate and plug into that as well, and in terms of impact fees -- we will talk more about implementation near the end, but there is no near impact fee system or framework for western soma. it will plug in eastern neighborhoods. it will use the same tier system for the eastern neighborhoods and the same rates will apply. other significant controls to keep in mind. obviously western soma and part of the eastern neighborhood but there are differences. that's one reason it was put out separately. we feel it's important to layout
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the differences and what would apply to other eastern neighborhood mixed use districts, so for large projects with large frontages in eastern neighborhoods there is a requirement to break up the bulk of mass within specific dimensions. the western soma code would not do that. although they would have similar type of controls that be placed in the design standards opposed to being in the code. also in eastern neighborhoods for large projects a project can propose a vertical element, non hab tabl element to be add and not permitted in western soma. the midblock alley extension that we were talking about and western soma keeps it but extend its a bit and in eastern neighborhood the width is 20 feet and in western soma it would be 30 feet. under eastern neighborhoods right now under
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certain situationslet zoning administrator can be modifications and parking rear yard and open space. under western soma that would not be permitted. in western soma residential projects can build roof decks. they can have them but not permitted to use towards the open space requirement and staying on the theme of open space eastern neighborhoods give you a bit of a bonus if you're providing open space as common open space to all of the residents in the development but publicly accessible you don't have to provide as much and instead of 80 feet it's 54 feet per square unit and western soma you wouldn't get that bonus so those are ways that western soma will differ from eastern neighborhoods if terms of significant control and there are a few others and instead of
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having them scattered throughout the code the plan is take the western soma special use district and defined the boundaries and started the planning effort and make it like most in the city and have it contain significant controls, so one of the main controls within the sud are the major developments that we talked about north of harris street on lots larger than half a acre. essentially they're given a base and max height and if they want to go over that height you can do that, but it requires conditional use authorization. there is specific criteria to meet and demonstrate to the planning commission they have met. what it comes down to in a lot of ways they want to reduce conflicts with uses and encourage mix uses opposed to mix use projects and to explain that a little bit they don't
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necessarily want these large projects to be every building in the project to be ground floor retail and residential above. some of those maybe appropriate within the project but they think it maybe appropriate to have within a large project a stand alone office building and a stand loan residential building and other mixed use in three eakirs would also be required to provide increased affordability for the res residential component of the project but in exchange required to pay a lower tier impact fee for the residential and very large projects which are generally greater than 3 acres because of the size and because use controls are often per lot
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when you get lots of that size, very large projects are given more flexibility with how much they may have of certain uses like retail and office. other uses and the special use district include the formula retail criteria. the planning commission adopted a policy some years ago, adopt the criteria for the retail and conditional use in western soma. this is basically codifying the policies into the special use district . we created new definition for recreational facility in the code and there is a requirement if a recreational facility in western soma is demolished or otherwise moved the project has to show there is enough capacity of recreation facilities within the planned area to allow that demolition or removal or replace it as necessary. right now if you have a non conforming night
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time entertainment use and the building that it's in is demolished you cannot replace that use in that building. it's essentially boonted but one provision in the special use district would allow them to occupy a new building if the building they were in was demolished and also creates the residential enclave buffers. 200-foot buffer and basically says within that buffer irregardless of the under lying zoning is night time uses or 24 hour animal ken . >> >> kennels cannot be permitted. i think i have a map of that. i think it's later. i want to talk about specific uses and how they're treated in the area. housing is a obviously a big deal. it's generally permitted
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everywhere north of harrison street and the enclave districts and the neighborhood commercial district all permit residential housing. south of harris street except for in the few enclave districts and alleys housing is not permitted so that's this alley and the wmuo. in terms of retail it's permitted in rad and you get more flexibility with it and with retail. there are limits to the size and kind ofs retail and restaurants or bars and general retear and varies by district and there is a size limitation in any district in the planned area. in terms of office it is prohibited
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complete in the sally. currently had there is a small provision that allows work space professionals to be permitted but it's restrictive. i'm not aware of any projects that used that provision and the office is not permitted in the sally but principally allowed in the wmou and it's as office district. within the commercial districts on ninth, tenth and folsom one story of office is permitted and right now there is none on harrison street and it's only allowed in the wmoug in the enclave districts and landmark or article 10 or 11 buildings. pdr and arts -- like a lot of districts in the city. most
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pdr uses are permitted as a right except in the rad except with the exceptions of some of the uses that are allowed in pdr1 and pdr2. arts activities and allowed in many districts? the city and. >> >> and in western soma protecting the arts is a big deal and generally committed throughout the planned area especially within the sally district. again this goes to the split height, the way that you chief the additional height in sally is dedicate one story in the building to permanent arts activity use and whichever story you dedicate is 15 feet high so you get the extra 15 feet that way. night time entertainment -- currently not permitted in the district but as a conditional use in the sso and a small amount of the planned
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area. under the new zoning it would become principally permitted within the sally and the wmo districts except in the 200-foot buffers in the enclave districts and that opens up land that is not available for new night time entertainment to open up, but it prohibits north of harrison street and it's the way it is now and the neighborhood commercial districts and obviously in the enclave districts it's not permitted but important to note and live performances and accessory and piano player or something like that at a restaurant. that will be permitod folsom street. and so here's just a quick map showing the buffers around the enclave districts. in the sally
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it did not show the buffers around the reason clarify districts. >> >> and no night time use is permit the there but allowed with enclave districts and that is a segue into a request made by the commissioner and supervisor kim that we present some alternative zoning scenarios for the 11th street corridor between harrison and folsom and that contains a cluster of entertainment uses and other related uses, so we did under go analysis and found existing conditions within that corridor and looked at multiple alternatives and we wanted to present those to you for your review, so under the existing conditions you can see there are a number of night time entertainment uses. you have slims, dna, butter bar, mist,
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beat box, and you have a couple of vacant sites on the corner as well. we also have a couple of bars in the area, and there is a limited amount of residential development in the area too, right on 11th street and also in the surrounding area. although a large portion of those are live-work units and effectively function for the purpose of conflicts with other uses they function as residential uses. society first option to look at. >> >> for this area is basically as is in terms of as is proposed and that is keeping the corridor zoned wmug and what that would do is mean new night time entertainment uses would not be permitted and the current uses are legal conforming uses like they have for the last 20 years. the existing night time uses
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could potentially expand 25% with conditional use and dna lounge that came before the commission to expand this year and they would allowed to reoccupy a building under demolition with the new code and they couldn't do under the current code. residential uses are allowed just as they are now, but there aren't many soft siteos that corridor where large amounts of residential development could take place. this is just a map showing what we already have proposed, so option 2a is -- there is 2a, 2b, 2c and variants and all of option two involves rezoning some portion of that corridor instead of wmug instead going to
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sally, so 2a essentially -- basically take all the properties here from harrison to folsom and zone those as sally and that is the only change and what that would do the night time entertainment uses that are there would be legal uses and new night time entertainment uses are permitted and no new residential uses are personalitied and the ones that are there would be legal non conforming uses and important note. sally even though it doesn't have the name of pdr district is essentially a pdr housing and doesn't allow housing or office but allows other things, and this gives you look at 2a option. so 2b is essentially the same thing except jumping folsom street to capture the two corner lots. one reason is because one of
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the existing -- it's vacant but existing night time intraim entertainment location is on the north corner there and see the club and there is another varant taking it across folsom street and 2c is basically doing the same thing, rezoning the corridor to sally, but also taking the two alleys on either side of the corridor and taking the existing residential lots and soft sites within the alleys and making them new enclave districts for residential development exercise what that essentially does, and you can't see it too well in the screen here but in the printow i believe you can. it does rezone sally so essentially new night time entertainment is
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permitted, but the buffers that we spoke about before would apply to these rad districts and the buffers would extend over that corridor except a small portion of the northern corner, the soft site, so essentially all of the corridor would not permit housing but it would not permit new night time entertainment, so essentially the existing entertainment uses would not have the threat of new housing directly on the corridor, but the residential units in the alleys wouldn't have the threat of new night time entertainment uses on the corridor either. so options 3a, b, and c are similar except for the fact that instead of rezoning the corridor sally it would be wmuo, the office district and allows a lot of
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the same things as sally except no residential and does it allow office, so what you get here is again night time entertainment would be principally committed again. office uses would be introduced to the area and pdr uses can still go there but again no new residential uses would be permitted and the exiting residential uses on that front annual would be legal non conforming using then. and then option b is the same concept in terms of jumping folsom street to capture those two sites and option c is the same thing in terms of fusing the zoning but introducing the residential enclave zoning within the alleys and you would get the same outcome in terms of no new night time entertainment but also no new residential on the corridor but with the introduction of
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office being permitted on the corridor. the fourth option we didn't map but it was an option raised and that is essentially to kind of do the opposite kind of buffer. we have the buffers for the residential enclaves. there could be an option for developing buffers for night time entertainment uses in this corridor to protect them from new residential within a certain distance whether it's 100 feet, 200 feet. implementation of that could be somewhat difficult but it definitely is an option that could be looked at and because it had various parameters didn't work out we didn't map it and we feel the concept is fairly straightforward so a quick explanation of the alternatives without trying to be too complicated because they can get complicated, but i also wanted
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to give them an opportunity to give remarks how the task force came to the policy on night time entertainment use within the planned area. >> thank you cory and good afternoon president fong and commissioners. jim meeko, chair of the western soma task force. there is a section where cory summarizes goals or principles behind the plan and mentions dealing with incompatibilities with entertain uses and the rest of the plan area. that kind of oversimplifies the case. it was much more important for us to deal with e


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