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(Added by Ord. 61-09, File No. 090181, App. 4/17/2009; redesignated as Sec. 422.5 by Ord. 108-10, File No. 091275, App. 5/25/2010)
(a) Purpose. The purpose of this section is to establish procedures for all public notifications required by this Code, except for those requirements set forth in Section 311.
(b) Applicability. The requirements of this Section 333 shall apply to any hearing before the Planning Commission, Historic Preservation Commission and/or the Zoning Administrator for which public notice is required in this Code, except that the requirements set forth in Section 311 shall be applicable to certain applications as set forth in Section 311. The Zoning Administrator shall determine the means of delivering all forms of public notice, in a manner consistent with the Planning Commission’s policy on notification, provided that the requirements of this Section 333 are satisfied.
(c) Notification Period. For the purposes of this section 333, the Notification Period shall mean no fewer than 20 calendar days prior to the date of the hearing, or in the case of a Building Permit Application a period of no fewer than 20 calendar days prior to any Planning Department approval of the application.
(d) Content of Notice.
(1) All notices provided pursuant to this section 333 shall have a format and content determined by the Zoning Administrator, and shall at a minimum include the following:
(A) the address and block/lot number(s) of the subject project; and
(B) the Planning Department case number or Building Permit Application number, as applicable, for the subject project; and
(C) the basic details of the project, including whether the project is a demolition, new construction, alteration, or change of use; and basic details comparing the existing and proposed conditions at the property including building height, number of stories, dwelling unit count, number of parking spaces, and the use of the building; and
(D) instructions on how to access the online notice and plan sets for the project, including how to obtain paper copies of the plan sets, and additional information for any public hearings required by the Planning Code and for which public notification is required for a development application: the date, time and location of the hearing; instructions for how to submit comments on the proposed project to the hearing body; and an explanation as to why the hearing is required.
(2) Language Access.
(A) All forms of public notice provided pursuant to this Section 333 shall comply with the requirements of the Language Access Ordinance, Chapter 91 of the Administrative Code, to provide vital information about the Department’s services or programs in the languages spoken by a Substantial Number of Limited English Speaking Persons, as defined in Chapter 91.
(B) The notices required by this Section 333 shall contain the information set forth in Section 333(d)(1) in the languages spoken by a Substantial Number of Limited English Speaking Persons, as defined in Administrative Code Chapter 91.
(1) Posted Notice. A poster or posters with minimum dimensions of 11 x 17 inches, including the content set forth in subsection 333(d), shall be placed by the project applicant at the subject property and for the entire duration of the Notification Period as set forth herein. This notice shall be in addition to any notices required by the Building Code, other City codes or State law. One poster shall be required for each full 25 feet of each street frontage of the subject property. For example, 2 posters would be required for a 50 foot street frontage; 3 posters would be required for either a 75 foot frontage or a 99 foot frontage. Multiple posters shall be spread along the subject street frontage as regularly as possible. All required posters shall be placed as near to the street frontage of the property as possible, in a manner to be determined by the Zoning Administrator that is visible and legible from the sidewalk or nearest public right-of way. The requirements of this Subsection 333(e)(1) may be modified upon a determination by the Zoning Administrator that a different location for the sign would provide better notice or that physical conditions make this requirement impossible or impractical, in which case the sign shall be posted as directed by the Zoning Administrator.
(2) Mailed Notice. Written notice with minimum dimensions of 5-1/2 x 8-1/2 inches, including the contents set forth in subsection 333(d), shall be mailed to all of the following recipients in a timely manner pursuant to the Notification Period established herein:
(A) Neighborhood organizations that have registered with the Planning Department, to be included in a list that shall be maintained by the Planning Department and available for public review for the purpose of notifying such organizations of hearings and applications in specific areas; and
(B) Individuals who have made a specific written request for to be notified of hearings and applications at a subject lot; and
(C) All owners and, to the extent practicable, occupants of properties, within no less than 150 feet of the subject property, including the owner(s) and occupant(s) of the subject property, including any occupants of unauthorized dwelling units. Names and addresses of property owners shall be taken from the latest Citywide Assessor’s Roll. Failure to send notice by mail to any such property owner where the address of such owner is not shown on such assessment roll shall not invalidate any proceedings in connection with such action. The Zoning Administrator shall determine the appropriate methodology for satisfying this requirement. If applicable State law requires notice to be provided in a different manner, such notice will be provided consistent with applicable State requirements.
(3) Online Notice. For the entire duration of the Notification Period established herein, the following notification materials shall be provided on a publicly accessible website that is maintained by the Planning Department:
(A) A digital copy formatted to print on 11 x 17 inch paper of the posted notice including the contents set forth in subsection 333(d) for the hearing or application; and
(B) Digital copies of any architectural and/or site plans that are scaled and formatted to print on 11 x 17 inch paper, are consistent with Plan Submittal Guidelines maintained and published by the Planning Department, and that describe and compare, at a minimum, the existing and proposed conditions at the subject property, the existing and proposed conditions in relationship to adjacent properties, and that may include a site plan, floor plans, and elevations documenting dimensional changes required to describe the proposal.
(f) Notice of Hearings for Legislative Actions. Notwithstanding the foregoing, for all hearings required for consideration of legislation, including but not limited to a Planning Code Amendment, Zoning Map Amendment, General Plan Amendment, or Interim Zoning Controls, an online notice shall be provided for the entire duration of the Notification Period established herein on a publicly accessible website that is maintained by the Planning Department, and shall include the date, time, and location of the hearing; the case number for the subject action; a general description of the subject and purpose of the hearing; and instructions for how to contact the planner assigned to the case and provide comment to the hearing body. For any legislative proposal to reclassify property through a Zoning Map Amendment, or to establish Interim Zoning Controls, if the area to be reclassified or the area in which the interim controls are applicable is 30 acres or less in total area, excluding the area of public streets and alleys, the information specified in this subsection (f) shall be provided in a mailed notice consistent with the requirements of subsection 333(d), and the notices shall also include a map or general description of the area proposed for reclassification or action. For any legislative proposal to reclassify property through a Zoning Map Amendment, if the area to be reclassified comprises a single development lot or site, the required information shall also be provided in a posted notice consistent with the requirements of subsection 333(d).
(g) Elimination of Duplicate Notice. The notice provisions of this Section may be waived by the Zoning Administrator for applications that have been, or prior to any approval will be, the subject of an otherwise duly noticed public hearing before the Planning Commission or Zoning Administrator, provided that the nature of work for which the application is required is both substantially included in the hearing notice and was the subject of the hearing.
(h) Newspaper Notice. If newspaper notice is required by applicable State law, the City shall provide such newspaper notice.
(Added by Ord. 179-18, File No. 180423, App. 7/27/2018, Eff. 8/27/2018, Oper. 1/1/2019)
(a) General Description. On July 1, 1996, the effective date of the revised Charter, the Master Plan of the City and County of San Francisco adopted by the Planning Commission prior to July 1, 1996, shall be known as the General Plan and shall consist of goals, policies and programs for the future physical development of the City and County of San Francisco that take into consideration social, economic and environmental factors. Any amendments to the General Plan proposed on or after July 1, 1996, shall be adopted by the Planning Commission and recommended for approval or rejection by the Board of Supervisors subject to the following provisions and procedures.
(b) Purpose. The General Plan shall be periodically amended in response to changing physical, social, economic, environmental or legislative conditions.
(c) Initiation. An amendment may be initiated by a resolution of intention by the Planning Commission in response to a request by a member of the Planning Commission, the Board of Supervisors, or an application by one or more property owners, residents or commercial lessees or their authorized agents. A resolution of intention adopted by the Planning Commission shall refer to, and incorporate by reference, the proposed General Plan amendment.
(d) Determination. The Planning Commission shall hold a hearing on the proposed amendment. In developing their recommendation, the Commission shall consult with commissions and elected officials. If, following its hearing, the Planning Commission finds from the facts presented that the public necessity, convenience and general welfare require the proposed amendment or any part thereof, it shall adopt such amendment or part, and otherwise it shall reject the same. Rejection of the proposed amendment by the Planning Commission shall be final, except upon the filing of a valid appeal to the Board of Supervisors. If adopted by the Planning Commission in whole or in part, the proposed amendment shall be presented to the Board of Supervisors, together with a copy of the resolution of adoption. If the Board of Supervisors fails to act within 90 days of receipt, the amendment shall be deemed approved. The Board of Supervisors may approve or reject such amendment by a majority vote.
(Added by Ord. 321-96, App. 8/8/96)
(a) The Planning Commission has adopted the Market and Octavia Area Plan as part of the General Plan of the City and County of San Francisco. The Area Plan, in conjunction with the Market and Octavia Neighborhood Plan, outlines specific goals that cumulatively frame the community's vision for the management of growth and development in the plan area. The Market and Octavia Neighborhood Plan introduces innovative policies and land use controls to achieve the plan goals. Successful fruition of the plan's goals requires a coordinated implementation of land use controls, community and public service delivery, key policies, and community infrastructure improvements.
(b) In order to ensure a balanced implementation of the Market and Octavia Neighborhood Plan, the Planning Department will implement a formal monitoring program, with a focus on key indicators. The monitoring program is necessary to evaluate the effectiveness of the Plan and the impacts of growth, particularly housing supply, neighborhood character, and transportation infrastructure and service. The monitoring program will determine whether necessary infrastructure improvements have keep pace with development in the Plan Area. If monitoring surveys indicate an imbalance in growth of neighborhood and relevant infrastructure and support, the Planning Department must recommend policy changes to balance development with infrastructure and services. Appropriate responses may include further study of specific conditions, temporary or permanent alterations to Market and Octavia Neighborhood Plan policies, amendments to the Planning Code, and the dedication of additional revenue for planned improvements.
(c) Monitoring reports are a standard tool used to ensure a plan's success. The Downtown Plan of 1985 implemented a model monitoring system, which includes both an annual and 5-year monitoring cycle. Annual monitoring efforts for the Market and Octavia Plan Area should be coordinated with these efforts, but include a focus on policies and indicators relevant to the Market and Octavia Neighborhood Plan. The Market and Octavia time series monitoring report should be published independently.
(d) The Market and Octavia Plan is a pilot planning effort, implementing modern planning strategies. Data on the successes will be a useful contribution to the field of planning and to other municipalities aiming to achieve transit-oriented communities.
(e) The Planning Department will execute a two-tiered monitoring program. The two tiers are: 1) An annual collection and reporting of data from selected sources that are gathered on a regular basis, and 2) every five years, a more extensive data collection effort that includes a evaluation of policy objectives specific to the Market and Octavia Area Plan and reporting of neighborhood trends. The annual monitoring will provide notice for trends that may develop, gauging progress towards long range goals. The time series report will provide in depth analysis of the Plan Area, including a discussion of qualitative trends.
(f) In coordination with relevant Board of Supervisor representatives and related City agencies a Citizens Advisory Committee shall be formed to participate in the on-going implementation of the Market and Octavia Plan. This Committee shall participate in monitoring efforts, as needed, and be presented a copy of all reports.
(Added by Ord. 72-08, File No. 071157, App. 4/3/2008)
The Planning Department shall prepare an annual report detailing the housing supply and development, commercial activities, and transportation trends in the Market and Octavia Plan Area. The information shall be presented to the Board of Supervisors, Planning Commission, the Citizens Advisory Committee, and Mayor, and shall address: (1) the extent of development in the Market and Octavia Plan Area; (2) the consequences of that development; (3) the effectiveness of the policies set forth in the Market and Octavia Area Plan in maintaining San Francisco's environment and character; and (4) recommendations for measures deemed appropriate to deal with the impacts of neighborhood growth.
(a) Time Period and Due Date. Reporting shall be presented by July 1st of each year, and shall address the immediately preceding calendar year.
(b) Data Source. The Planning Department shall assemble data for the purpose of providing the reports. City records shall be used wherever possible. Outside sources shall be used when data from such sources are reliable, readily available and necessary in order to supplement City records. When data is not available for the exact boundaries of the Plan Area, a similar geography will be used and noted.
(c) Categories of Information. The following categories of information shall be included: Commercial Space and Employment.
(1) The amount of office space "Completed," "Approved," and "Under Construction" during the preceding year, both within the Plan Area and elsewhere in the City. This inventory shall include the location and square footage (gross and net) of those projects, as well as an estimate of the dates when the space "Approved" and "Under Construction" will become available for occupancy.
(2) Plan Area and Citywide Employment trends. An estimate of additional employment, by occupation type, in the Plan Area and Citywide.
(3) Retail Space and Employment. An estimate of the net increment of retail space and of the additional retail employment relocation trends and patterns Plan Area and Citywide.
(4) Business Formation and Relocation. An estimate of the rate of the establishment of new businesses and business and employment relocation trends and patterns within the Plan Area and Citywide Housing.
(5) Housing Units Certified for Occupancy. An estimate of the number of housing units in the Plan Area and throughout the City newly constructed, demolished, or converted to other uses.
(6) Affordable Housing Production. An estimate of the number of new affordable housing units in the Plan Area and throughout the City, including information on affordability and funding sources.
(7) Unit size. An estimate of the mix of unit sizes in the Plan Area and throughout the City including new construction, unit mergers and unit subdivisions.
(8) Unit Conversion. An estimate of average number by unit type in the Plan Area and throughout the City, including condo conversion, and eviction cases.
(9) Enforcement of Project Entitlements. A summary of successful compliance with conditions and design standards for development projects approved in the Plan Area and any enforcement actions taken to ensure compliance or adjudicate complaints
Transportation.
(10) Parking Inventory. An estimate of the net increment of off-street parking spaces in all Districts.
(11) Transit Service. An estimate of transit capacity for peak periods.
(12) Transit infrastructure and capacity improvements. A summary of new transit infrastructure and capacity improvements in the Plan Area and affecting the Plan Area as projected in the Market/Octavia Plan, including a comparison of that increased and improved transit service relative to the number of new housing units and office space approved during the same period.
(13) Transit Impact Fee. A summary of the use of the transit impact development fee funds, identifying the number of vehicles, personnel and facilities acquired.
(d) Report. The analysis of the factors under Commercial Space, Housing and Transportation will compare Plan Area trends to existing conditions, Citywide trends, and regional trends, when relevant. The comparisons will indicate the degree that the City is able to accommodate new development as projected within the Plan Area. Based on this data, the Department shall analyze the effectiveness of City policies governing Plan Area growth and shall recommend any additional measures deemed appropriate.
(Added by Ord. 72-08, File No. 071157, App. 4/3/2008)
By July 15, 2008, and every fifth year thereafter on July 15th, the report submitted shall address the preceding five calendar years and, in addition to the data described above, shall include a cordon count of the following key indicators:
(a) Implementation of Proposed Programming. The area plan proposes the implementation of various programs including impact fees for development, parking and curb cuts, residential permit parking reform, shared parking programs, and historic preservation survey. Implementation of said programs shall report the following:
(1) Fees. Monitor expenditure of all implemented fees. Report on studies and implementation strategies for additional fees and programming.
(2) Parking Programs. Report on implementation strategies, including cooperation with relevant agencies, and success of program as implemented.
(3) Historic Preservation Surveys. Report findings of survey. Detail further proceedings with regards to findings of survey work.
(b) Community Improvements. The Area Plan outlines major community improvements in the areas of open space, transportation, pedestrian realm, and community services. Implementation of improvements will be documented, including a focus on the following:
(1) Transportation Infrastructure and Services. Successful implementation of the Market and Octavia Plan requires that transportation services keep pace with existing and new demands. Citywide efforts to improve transit services, including the Transit Effectiveness Project (TEP), must be implemented in order to provide adequate service to the area. The time series reports shall report on the City's coordination of transit services with projected development, and provide recommendations for balancing transportation infrastructure with projected growth.
(2) Affordable Housing. Development of subsidized housing, below market rate units, off-site inclusionary housing, affordable housing built with in-lieu fee payments, and other types of affordable housing
(3) First Source Hiring. The Department shall cooperate with the First Source Hiring Administration and the CAC to report to the Board of Supervisors on the status of monitoring and enforcement of the First Source Hiring ordinance, Administrative Code Sections 83 et seq. in the Plan Area with the goal of increasing compliance with the First Source Hiring requirements. The Planning Department, First Source Hiring Administration, and CAC shall report to the Board on the compliance of ongoing commercial operations subject to the requirements of the First Source Hiring ordinance in addition to the compliance of the initial developer of the property.
(c) Planning Code Performance. Better Neighborhoods plans aim to clarify development proceedings, thus reducing the number of variances, articulating conditional use processes, and facilitating the development process. The permit process in the Plan Area and Citywide will be evaluated.
(Added by Ord. 72-08, File No. 071157, App. 4/3/2008)
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