Executive Summary Conditional Use HEARING DATE: SEPTEMBER 13, 2018 Date: September 6, 2018 Case No.: 2018-007741CUA Project Address: 3133 Taraval Street Zoning: Residential-Mixed, Low Density District (RM-1) 40-X Height and Bulk District Block/Lot: 2384/027 Project Sponsor: Patrice Fambrini Jaidin Consulting Group 205 13th Street San Francisco, CA, 94103 Staff Contact: Jeff Horn – (415) 575-6925 [email protected] PROJECT DESCRIPTION The proposal is to convert a vacant 1,740 square-foot two-story single-family dwelling to a Community Center for seniors (dba Self-Help for the Elderly). The project also proposes a 1,500 square-foot two-story rear addition, for a total building size of 3,240 gross square feet. An existing garage door will be removed and replaced with double doors providing access to the facility directly from the ground floor. REQUIRED COMMISSION ACTION In order for the Project to proceed, the Commission must grant a Conditional Use Authorization, pursuant to Planning Code Sections 209.2, 303 and 317 to authorize the conversion of a dwelling unit and to establish a Community Facility (A Community Center for seniors). ISSUES AND OTHER CONSIDERATIONS Public Comment & Outreach. The Project Sponsor has submitted letters of support from District 4 Supervisor, Katy Tang, Executive Director of Department on Aging and Adult Services, Shireen McSpadden, San Francisco Assessor, Carmen Chu, 45 signed form letters of support, and a petition of support with 395 Signatures (for brevity, only one copy of the form letter and only the first and last pages of the petition sheets were included as attachment). One email in opposition to the project and the expanded building was received from an adjacent neighbor to the west at, 2410 42nd Avenue. The project proposes to convert a single family home. The property is currently owned by the proposed operator, Self-Help for the Elderly. The home has been vacant for approximately 5 www.sfplanning.org Executive Summary 2017-015611CUA Hearing Date: September 13, 2018 3133 Taraval Street years, and an eviction history review found no evictions since January 1, 2000. The project complies with the criteria for conversion per Section 317. BASIS FOR RECOMMENDATION The Department finds that the Project is, on balance, consistent with the Objectives and Policies of the General Plan and meets all applicable requirements of the Planning Code. The proposed conversion of a single-family home with garage will add a more active use to the subject block, which will be complimentary to the mix of existing neighborhood-serving uses and residences within the neighborhood. The proposed project would not remove any existing rent-controlled units. The 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 Approval Motion – Conditional Use Authorization Exhibit A – Conditions of Approval Exhibit B – Plans Exhibit C – Environmental Determination Exhibit D – Maps and Context Photos Exhibit E – Written Correspondences 2 Planning Commission Draft Motion HEARING DATE: SEPTEMBER 13, 2018 Record No.: 2018-007741CUA Project Address: 3133 Taraval Street Zoning: Residential-Mixed, Low Density District (RM-1) 40-X Height and Bulk District Block/Lot: 2384/027 Project Sponsor: Patrice Fambrini Jaidin Consulting Group 205 13th Street San Francisco, CA, 94103 Property Owner: Self Help for the Elderly 731 Sansome Street, Suite 100 San Francisco, CA 94110 Staff Contact: Jeff Horn – (415) 575-6925 [email protected] ADOPTING FINDINGS RELATING TO A CONDITIONAL USE AUTHORIZATION PURSUANT TO PLANNING CODE SECTIONS 209.2, 303, AND 317 TO CONVERT A VACANT 1,740 SQUARE- FOOT TWO-STORY SINGLE-FAMILY DWELLING TO A COMMUNITY CENTER FOR SENIORS (DBA SELF-HELP FOR THE ELDERLY). THE PROJECT ALSO PROPOSES A 1,500 SQUARE-FOOT TWO-STORY REAR ADDITION, FOR A TOTAL BUILDING SIZE OF 3,240 GROSS SQUARE FEET. THE SUBJECT PROPERTY IS LOCATED WITHIN THE RM-1 (RESIDENTIAL-MIXED, LOW DENSITY) ZONING DISTRICT AND 40-X HEIGHT AND BULK DISTRICT, AND ADOPTING FINDINGS UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. PREAMBLE On May 30, 2018, Patrice Fambrini of Jaidin Consulting Group Group (hereinafter "Project Sponsor") filed Application No. 2018-007741CUA (hereinafter “Application”) with the Planning Department (hereinafter “Department”) for a Conditional Use Authorization to convert a vacant 1,740 square-foot two-story single-family dwelling to a Community Center for seniors (dba Self-Help for the Elderly) (hereinafter “Project”) at 3133 Taraval Street, Block 2384, Lot 027 (hereinafter “Project Site”). The Planning Department Commission Secretary is the custodian of records; the File for Record No. 2018- 007741CUA is located at 1650 Mission Street, Suite 400, San Francisco, California. On September 13, 2018, the Commission conducted a duly noticed public hearing at a regularly scheduled meeting on Conditional Use Authorization Application No. 2018-007741CUA. www.sfplanning.org Draft Motion RECORD NO. 2018-007741CUA September 13, 2018 3133 Taraval Street The project is exempt from the California Environmental Quality Act (“CEQA”) as a Class 1 Categorical Exemption under CEQA, as described in the determination contained in the Planning Department files for this Project. The Commission has heard and considered the testimony presented to it at the public hearing and has further considered written materials and oral testimony presented on behalf of the applicant, Department staff, and other interested parties. MOVED, that the Commission hereby authorizes the Conditional Use Authorization as requested in Application No. 2018-007741CUA, subject to the conditions contained in “EXHIBIT A” of this motion, based on the following findings: FINDINGS Having reviewed the materials identified in the preamble above, and having heard all testimony and arguments, this Commission finds, concludes, and determines as follows: 1. The above recitals are accurate and constitute findings of this Commission. 2. Project Description. The proposal is to convert a vacant 1,740 square-foot two-story single- family dwelling to a Community Center for seniors (dba Self-Help for the Elderly). The project also proposes a 1,500 square-foot two-story rear addition, for a total building size of 3,240 gross square feet. An existing garage door will be removed and replaced with double doors providing access to the facility directly from the ground floor. The proposed community center is intended to provide senior services to the Outer Sunset residents including a congregate meals program, activity program, education and wellness services, legal and citizenship classes. Additionally, the proposed facility will have access to an outdoor rear yard area. The estimate hours of the proposed facility would be Monday through Friday, from 9:00 am to5:00 PM. The participating seniors are expected to arrive to the site either by walking or taking public transit. The proposed project addresses several important needs highlighted and supported by National Institute on Aging assessments for senior and elderly populations: • Senior congregate meals program, intended to promote physical and mental health for seniors; through the provision of nutritious meals and opportunities for social contact; while supporting independent living. • Community services program including activities/services designed to maintain and improve the quality of life for the elders. Services include implementing wellness programs and health education, providing translation and social services that promote and protect elder rights, and assisting consumers to resolve social services concerns. (examples include, information 2 Draft Motion RECORD NO. 2018-007741CUA September 13, 2018 3133 Taraval Street and referral services on a variety of services such as food programs, public benefits, legal services, case management, transportation, and housing. 3. Site Description and Present Use. The project site, 3331 Taraval Street (2384/27), is located on the south side of Taraval between 41st and 42nd Avenues in the City’s Outer Sunset - Parkside neighborhood. Assessor’s records identify the parcel as improved with a small single-family dwelling over garage, constructed in 1941. 4. Surrounding Properties and Neighborhood. This property is located within an RM-1 (Residential Mixed, Low Density) Zoning District. Land use surrounding the subject site is mixed; including multi-unit apartment building, two-family and single-family dwellings; with heights ranging from one to three stories. Less than one block away is an NC-1 cluster which provides various neighborhood commercial retail storefronts and eating establishments to the community. The adjacent building to the east is a 3-story, 4-unit, multi-family structure. To the west, the subject property is abutted by the rear yards of four properties with structures that front onto 42nd Avenue. 5. Public Comment & Outreach. The Project Sponsor has submitted letters of support from District 4 Supervisor, Katy Tang, Executive Director of Department on Aging and Adult Services, Shireen McSpadden, San Francisco Assessor, Carmen Chu, 45 signed form letters of support, and a petition of support with 395 unique signatures. One email in opposition to the project and the expanded building was received from an adjacent neighbor the west at 2410 42nd Avenue. 6. Planning Code Compliance. The Commission finds that the Project is consistent with the