appellant's brief in support of appeal no 16-046

8/18/2019 Appellant's Brief in Support of Appeal No 16-046

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Appellant’s Brief in Support of Appeal No. 16-046 of the Section 329 Large ro!ect Authori"ation of #ase No. 201$-004$3%N&S'( )** Ar+ansas Street,

a le of #ontents: age

1. ntro uction an Su//ar . 12. (efine er/s. 23. he #o//ission erre using ague criteria rather than the

5ariance criteria in granting a nit 7i8 %8ception to the ro!ect. 4

3.1 Appro al of the !ro ect as su5$itte) to the #o$$issionre8uire) a nit Mi ception. 4

3.2


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4.4 aluation of the i$pact of the !ro ect to pu5lic elfare an)the "eneral har$on: of the !ro ect ith the #o)e an) Ieneral!lan re8uire a full an) open )e5ate, an) are i$$aterial as notall fi e ariance criteria are )e$onstrate) 5: the !ro ect. 11

$. #onclusion: he Large ro!ect Authori"ation shoul e re o+eunless the ro!ect satisfies the nit 7i8 ;e


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Appellant’s Brief in Support of Appeal No. 16-046 1

Appellant’s Brief in Support of Appeal No. 16-046 of the Section 329 Large ro!ect Authori"ation of #ase No. 201$-004$3%N&S'( )** Ar+ansas Street,

1. ntro uction an Su//ar .

On March 3, 2016, the San rancisco !lannin" #o$$ission %the o$$ission'( passe)Motion 1*+ 4, 1 hich appro e) the /ar"e !ro ect Authori ation %the &/!A'( for the

)e elop$ent at Ar ansas %the &!ro ect'(. As part of the /!A, the #o$$ission "rante) an

e ception to the astern Nei"h5orhoo)s !lan’s nit Mi 7e8uire$ent. 9urin" the hearin", the

#o$$ission specificall: re8ueste) the ;onin" A)$inistrator’s %the &A)$inistrator’s'( "ui)ance

as to the appropriate criteria for "rantin" a nit Mi ception.


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correct criteria, an) to $a e the necessar: fin)in"s, to "rant the e ception. A $ore careful

rea)in" of the #o)e re eals that the #o$$ission shoul) ha e applie) the ri"orous criteria

"enerall: applie) for "rantin" a Fariance.


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in Section 30+%c( of the #o)e, attache) as hi5it I.

3. he #o//ission erre using ague criteria rather than the 5ariance criteria in

granting a nit 7i8 %8ception to the ro!ect.

Onl: 10H of the !ro ect units inclu)e at least t o !lan #o$pliant Be)roo$s, rather

than the re8uire) 40H. As a result, the !ro ect Sponsor sou"ht a nit Mi ception.


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Appellant’s Brief in Support of Appeal No. 16-046 +

the units( inclu)e) Enterior Be)roo$s. As a result, onl: 13 of the 12G units ha e t o !lan

#o$pliant Be)roo$sJ3 )esi"nate) as t o 5e)roo$ units an) the 10 ith !lan #o$pliant

Be)roo$s )esi"nate) as three 5e)roo$ units. + !ut another a:, onl: 10H of the units, an) not

the $an)ate) 40H, $eet the nit Mi 7e8uire$ents. As a result, the !ro ect re8uire) a nit

Mi ception.

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e ception. Or )o the A)$inistrator an) #o$$ission use the sa$e criteria, $erel: to )ifferent

si e) pro ects

As sho n ith the !ro ect, the #o$$ission an) the A)$inistrator are inten)e) to use

the sa$e criteria.


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Appellant’s Brief in Support of Appeal No. 16-046 G

ception is an internall: consistent rea)in" of the #o)e. Because the nit Mi ception

lan"ua"e an) rear :ar) e ception lan"ua"e are structure) i)enticall:, the: shoul) 5e interprete)

in the sa$e a:. En 5oth cases, the lar"e an) s$all pro ects are u)"e) 5: the sa$e applica5le

criteriaK the onl: )ifference is ith ho u)"es % hether the #o$$ission or the A)$inistrator(.

Et is tellin" that Section 20G.6%)(%2( )oes not refer to the%riteria of Section 32* %there are none (,

5ut the ro%ess , that is, that the #o$$ission ill 5e the entit: appl:in" the criteria set forth in

lan"ua"e allo in" a nit Mi ception.

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Appellant’s Brief in Support of Appeal No. 16-046

consistent throu"hout the le"islati e process, fro$ hen the 9epart$ent propose) the

le"islation,10 throu"h the #o$$ission’s hearin" of the le"islation, 11 to the Ne !lannin" #o)e

Su$$ar: for the 201+ /e"islation. 12 En none of the )ocu$ents relate) to the le"islati e process

is there an e i)ence that the 201+ /e"islation inten)e) to su5stanti el: a$en) Section 32*%)(%6(.


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Appellant’s Brief in Support of Appeal No. 16-046 *

such that the 201+ /e"islation oul) not ha e su5stanti el: $o)ifie) Section 32*%)(%6(, as the

Fariance $a: 5e rea) to continue to appl: )espite the 201+ /e"islation.


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properties that a nit Mi ception oul) protect, the !ro ect $a: not 5e "rante) a nit Mi

ception.

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har)ship if the Boar) re8uire) co$pliance ith the nit Mi 7e8uire$ent.

4.3 earin" !u5lic #o$$ent re? the !ro ect at 3?+*.


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criteria $eans that the nit Mi ception $ust 5e )enie). Ar ansas e periences no

)etri$ental uni8ue circu$stances. Ets representati es a)$itte) that the: can satisf: the nit Mi

7e8uire$ents, an) ha e chosen not to for aesthetic reasons.


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%&' B A

'% A ;=5 A L

%See Attache)(


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%&' B B

'% 201$ L % > S LA = N

%See Attache)(


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%&' B #

'% B LL% N

%See Attache)(


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%&' B (

; =?% # @L==; LA N S

%See Attache)(


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%&' B %

S%# =N 329 =@ ' % # =(%

%See Attache)(


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%&' B @

S%# =N 20 .6 =@ '% # = (%

%See Attache)(


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%&' B >

S%# =N 30$ =@ ' % # =(%

%See Attache)(


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%&' B '

S%# =N 134)@, =@ ' % # = (%

%See Attache)(


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%&' B

LANN N> # =(% %& A 7% N( 7% N N A =N )? L 1* 201$,

%See Attache)(


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%&' B ?

LANN N> # =(% %& A 7% N( 7% N )A > S 13 201$,

%See Attache)(


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%&' B C

N %D LANN N> # =( % S 77A;

%See Attache)(


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%&' B L

%7A L @;=7 C A % # =NN=; = =N C %L L

%See Attache)(


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%&' B L

%7A L @;=7 C A % # =NN=; = =N C %L L

%See Attache)(


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%&' B 7

E =N N> AN( S A %L L % 7 A S = @ ** A ;CANSAS

%See Attache)(


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%&' B N

# =77 N L % % ;S

%See Attache)(

appellant's brief in support of appeal no 16-046

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