June 8, 2011 SAN FRANCISCO Letter of Determination 1650 Mission St. Suite 400 San Francisco, CA 94103-2479 Reception: 415.558.6378 Josh Smith Fax: Walden Mission Bay I, LLC 415.558.6409 445 Virginia Avenue Planning San Mateo, CA 94402 Information: 415.558.6377 Site Address: 903V 16 1" Street, 941 161h Street, 1200 171h Street, and 121017 1h Street Assessor s Block/Lot: 3949/001A, 001, 002 and 3950/001 Zoning District: UMU/68-X Staff Contact: Corey league, (415) 575-9081 or corey.teague@sfgov.org Dear Mr. Smith: This letter is in response to your request for a Letter of Determination regarding permitted parking for medical office in the UMU Zoning District. The specific determination in question is the appropriate parking maximum for "Medical Service," as defined in Planning Code Section 890.114, in the Urban Mixed Use (UMU) Zoning District. The determination is needed to calculate the parking allowances for a potential project that would include, but not be limited to, the following uses: Primary and specialty care physicians offices (including adult medicine, OB/GYN, pediatrics, dermatology, and optometry); Imaging center, including general radiology, mammography, ultrasound, CT and MRI; Laboratory and pharmacy services; Administrative support space; and Minor injury and urgent care. Planning Code Section 151.1 provides parking maximums for various uses within DTR, Nd, RIO, Eastern Neighborhood Mixed Use, PDR-l-D, PDR-1-G and C-3 districts. As an Eastern Neighborhood Mixed Use District, parking allowances for the UMU Zoning District fall under this section. Table 151.1 calls out specific uses and their associated parking allowances, including the following: 1. Medical or dental office or outpatient clinic (up to one for each 300 square feet of occupied floor area); or 2. Office uses in UMU, PDR-1-D, and PDR-1-G Districts where the entire parcel is greater than 1/4- mile from Market, Mission, 3rd and 4 1h Streets (up to one car per 500 square feet of gross floor area). www.sfplanning.org
Josh Smith June 8, 2011 Walden Mission Bay I, LLC Letter of Determination 445 Virginia Avenue 903V 16 1h Street, 941 16th Street, San Mateo, CA 94402 1200 17th Street, and 1210 17 th Street Table 151.1 distinguishes between medical office and general office; therefore, it is my determination that the parking allowance for "Medical or dental office or outpatient clinic" is the appropriate category for medical office uses in the Urban Mixed Use (UMU) Zoning District. The specific medical uses outlined above as potential elements of a development on the subject properties are generally consistent with the definition of a "Medical Service," and would fall under this parking allowance ratio. However, this determination is in regard to the parking ratio only and makes no determination about the specific classification of those uses. Any determination of land use classifications would require more information about such uses, and may be accomplished through review of separate Letters of Determination and/or entitlement or building permit applications. APPEAL: If you believe this determination represents an error in interpretation of the Planning Code or abuse in discretion by the Zoning Administrator, an appeal may be filed with the Board of Appeals within 15 days of the date of this letter. For information regarding the appeals process, please contact the Board of Appeals located at 1650 Mission Street, Room 304, San Francisco, or call (415) 575-6880. Sincerely, Scott F. Sanchez Zoning Administrator cc: Corey Teague, Planner Steve Wertheim, Planner Ken Rich, Mayor s Office of Economic and Workforce Development SAN FRANCISCO
WALDEN DEVELOPMENT LLC ID 4 q& -( t &WA ES April 11, 2011 RECEIVED Scott Sanchez APR 142011 Zoning Administrator San Francisco Planning Department CITY & COUNTY OF S.F. 1650 Mission Street San Francisco, CA 94103 Re: Request for Letter of Determination Regarding Parking Ratio in UMU Zone Dear Mr. Sanchez: Walden Mission Bay I, LLC ("Walden"), is the owner of four (4) contiguous parcels located between 16th and 17th Streets. Three of the parcels front on Mississippi Street. The properties are identified as: 1. 903V 16th Street (Block 3949 Lot 001A); 2. 941 16th Street (Block 3949 Lot 001); 3. 1200 17th Street (Block 3949 Lot 002); and 4. 1210 17th Street (Block 3950 Lot 001) (collectively the "Property"). The Property is in the Eastern Neighborhoods area and is zoned UMU. Walden is investigating various potential opportunities and alternatives for the development of the Property. These plans include, among other things, the potential development of a portion of the Property for medical office. The services that would be provided within such medical office space could include, but are not limited to, the following: Primary and specialty care physicians offices (including adult medicine, OBIGYN, pediatrics, dermatology, and optometry); Imaging center, including general radiology, mammography, ultrasound, CT and MRI; 445 VIRGINIA AVENUE SAN MATEO, CA 94402 PHONE: 650-348-3232 FAx 650-348-9999 jsmith@wa1dendeve1opment.com www.waldendevelopment.com
Laboratory and pharmacy services; Administrative support space; and Minor injury and urgent care. Walden requests a Letter of Determination regarding the appropriate parking ratio to be applied to such medical office space use in the UMU zoning district. As you know, Section 151.1 of the San Francisco Planning Code (which governs parking ratios for this district) permits one space for each 300 square feet of floor area occupied by a "medical or dental office or outpatient clinic." We believe the proposed uses outlined above fit squarely within this definition and that the appropriate parking ratio for such medical office space within the UMU zoning district is therefore one space for each 300 square feet of floor area. In an effort to expedite the process and to assist you in your endeavors, a draft Letter of Determination is enclosed for your consideration. We look forward to receiving your determination at your earliest convenience. Please do not hesitate to contact me with any questions you may have. Very truly yours, Josh Smith Walden Mission Bay I, LLC cc: Steve Wertheim Ken Rich
Letter of Determination April,2011 Josh Smith Walden Mission Bay I, LLC 445 Virginia Avenue San Mateo CA 94402 RE: Medical Office - Applicable Parking Ratio Dear Mr. Smith: This letter is in response to your request for a letter of determination regarding the appropriate parking ratio to be applied to establishment of medical office and out patient clinic space uses in the UMU zoning district. You have noted that proposed uses within such medical office space could include, but are not limited to, the following: Primary and specialty care physicians offices (including adult medicine, OBIGYN, pediatrics, dermatology, and optometry); Imaging center, including general radiology, mammography, ultrasound, CT and MRI; Laboratory and pharmacy services; Administrative support space; and Minor injury and urgent care. Section 151.1 of the San Francisco Planning Code establishes parking ratios for uses within the UMU zoning district. Based upon my review of the various categories of use set forth in Section 151.1, it is my determination that the character of the proposed uses as a whole falls squarely within the category of "medical or dental office and outpatient clinic." As such, if an applicant were to seek to establish medical office space within the UMU zoning district, the parking ratio applicable to the proposed uses would be one space for each 300 square feet of occupied floor area. If you have any questions regarding this matter, please contact or email at @sfgov.org. by telephone at
APPEAL: If you believe this determination represents an error in interpretation of the Planning Code or abuse in discretion by the Zoning Administrator, an appeal may be filed with the Board of Appeals within 15 days of the date of this letter. For information regarding the appeals process, please contact the Board of Appeals located at 1650 Mission Street, Room 304, San Francisco, or call (415) 575-6880. Sincerely, Scott F. Sanchez Zoning Administrator cc:
WALDEN DEVELOPMENT LLC To: From: Scott Sanchez, Zoning Administrator San Francisco Planning Department 1650 Mission Street San Francisco, CA 94103 Josh Smith, Walden Development, LLC Phone: 650-348-3232 Fax: 650-348-9999 Cell: 415-516-5153 Date: April 18, 2011 RE: Fee for Request for Letter of Determination Regarding Parking Ratio in UMU Zone Scott Thanks for your call on Friday. Please find enclosed a check in the amount of $577.00 for the fee associated with the Request for a Letter of Determination Regarding Parking Ratio in the UMU Zone. As always, please call me if you have any questions or suggestions. West RECEIVED APR 19 2011 CITY & COUNTY OF S.F. 445 VIRGINIA AVENUE SAN MATEO, CA 94402 PHONE: 650-348-3232 FAx 650-348-9999 jsmith@waldendevelopment.com www.waldendevelopment.com