CASTRO PLANNER                                                     December, 2006

Market Octavia Plan Hearings and Negotiations Continue

Hearings for the adoption of the Market Octavia Plan continue at the Planning Commission. The Plan would apply updated standards for new and renovated buildings in a large part of Upper Market Street. The result of a seven year long process that engaged the communities in the plan area, the new regulations will encourage new infill development with housing community services and neighborhood serving retail, especially on underutilized parcel on Market Street. A large part of the Castro north of 16^th Street and east of Noe Street, are included in the plan area.

In October, CAPA voted to support adoption of the plan, and members.  CAPA President Joe Curtin is currently representing CAPA in discussions among other community leaders and the Planning Department staff about community benefits and preservation of historic resources. Preservation of the historic character of the neighborhoods in the plan area is especially important. Unfortunately, a historic resource survey will not be complete before the projected adoption of the plan. Community groups like the Friends of 1800 and others are negotiating with the Planning Department to implement interim protections of the historic neighborhoods, until the recommendations of the survey are completed next year.

Community benefits and implementation of the plan are also subjects of discussions. CAPA is working with the Castro Coalition and the Upper Market Alliance to ensure that mitigation projects such as additional transit, street and open space improvements and additional public facilities meet the needs of the Castro as well as other plan area neighborhoods, and that representation on the Citizens’ Advisory Committees overseeing implantation includes members of the Castro community.

Adoption hearings will continue on December 14 at 6:00 pm, and also on January 11, at 6:00 pm at Room 400 in City Hall.

Charrette Projected for March 2007

The first series of public workshops for the Castro Charrette are projected for March 2007, reports Boe Hayward of Supervisor Dufty’s office. The charrette, to be  sponsored by the city’s Planning Department, will be a series of interactive community planning and design workshops, and will give the community an opportunity to guide the development projected for Market Street,  and to set the agenda for public investment in the Castro. This important project was initiated by Supervisor Dufty, with $100,000 in city funding.

CAPA and other groups in the Castro Coalition and the Upper Market Alliance are gathering ideas and issues to bring to the charrette, to ensure that it is a success for the community. This will be a topic of discussion at the CAPA meeting this month, so come to share your thoughts about how to make the charrette work for the Castro.

San Francisco Voters Pass Formula Retail Restrictions

San Francisco voters approved a proposition in November’s election that requires a conditional use permit for all new “formula retail” uses, or chain stores, in areas zoned “NCD” (neighborhood commercial district), including the Castro Street NCD and Upper Market NCD. A conditional use permit requires a public hearing at the Planning Commission. Some neighborhood commercial districts including Hayes Valley have complete bans on formula retail, and some have proposed that a similar ban be enacted in the Castro.

Castro Planning Advanced in 2006 – the Year In Review

The past year has been exceptionally eventful  for planning issues in the Castro, with major development efforts and planning processes signaling major changes on the way for the Castro. CAPA and its members were able to step up and help the community consider what lies ahead.

Castro and Market Development: 2006 started with a proposal to build a mixed use building, with 24 residences and ground floor retail on the Arco gas station site at Castro and Market. Preliminary design proposals were presented to CAPA members in March. While CAPA supports better uses on this important site, CAPA made a strong case for more distinctive design to the Planning Department, which agreed and sent the designers back to the drawing board.

Eureka Valley Rec. Center: The renovation of the EVRC was completed with its opening in February after several years of construction. CAPA had its first meeting there in March, moving from the meeting room above the Bank of America.

Market Octavia Plan heads toward adoption: After several years of community workshops, negotiation, visions and revisions, the Planning Department’s plan for the Upper Market and Octavia Boulevard areas began adoption process, with Planning Commission hearings in the fall. Started in 2000, spurred by the replacement of the Central Freeway with Octavia Boulevard, the plan is endorsed by CAPA. The Plan calls for appropriately scaled mixed use development on underutilized sites, adding new housing and ground floor shops that should activate some nearly lifeless parts of Market Street.

New Development Proposals: With the Market Octavia Plan nearing completion, several proposals for new building projects along Market Street were revealed in a June walking tour sponsored by Sup. Dufty and the Planning Department. Over 500 new residences are under consideration from Buchanan Street to Castro, most conforming to the new guidelines in the plan, which call for six story buildings, including shops and other active uses on extra tall ground floors, and limited off-street parking to take advantage of the abundant pedestrian, transit and bike facilities in the Market Street corridor. Except for the Arco site at Castro, no designs have been revealed, and actual development could take years, offering an opportunity for the community to have its say in the process.

Design and Context Forum: In April, anticipating the potential for new development in the Castro, CAPA hosted a popular forum on design and context in the Castro. John Schlesinger reprised his Planning Commission presentation on fitting new buildings into established  neighborhoods; Bob Burnside gave an amusing and eye-opening tour of San Francisco’s unusual architecture; and Alan Martinez discussed the meaning of creating new buildings for queer populations.

Two Coalitions Form: As private development proposals emerged, several community groups realized the necessity of ensuring that the community would benefit also. Groups representing neighborhood interests, local merchants, and LGBT community groups began work together to ensure that the Castro’s needs are addressed, and the impacts from new development are mitigated, and that the unique character of the Castro is preserved. Two coalitions have emerged, and CAPA has been at the forefront in the creation of both the Upper Market Alliance (addressing neighborhood issues) and the Castro Coalition (addressing issues of the LGBT community in the Castro).

Castro Charrette: In February, CAPA received an announcement from Sup. Dufty, proposing a “Castro Charrette” to create a vision for the Castro while proposals for new private developments are in the early stages of design. Sup. Dufty was successful in securing funding for this process. CAPA looks forward to joining the charrette process in 2007 (see news this issue).

On the Agenda for December

Charrette: While the charrette is still almost three months away, CAPA along with the Castro Coalition and the Upper Market Alliance are in a position to influence the scope of the charrette. Bring your ideas and concerns that you want to have brought to the table in the planning effort for the Castro.

Organization: With the New Year around the corner it’s time to discuss organizational issues including the role of the directors, and also which members should or could fill those offices. The current offices are president and vice president, secretary, and board members. CAPA also has representatives (plus alternates) to both the Castro Coalition and the Upper Market Alliance (formerly Upper Market Neighborhoods Together) and a financial liaison.

Addition to The Café Bar: Project sponsors for The Café, the Market Street nightlife institution, presented their preliminary design for a four story addition to the 17^th Street side of the building. The addition will have a ground floor retail space, offices and a wheelchair accessible entry to the bar. Sponsors said that only escorted patrons with accessibility needs would use the 17^th St. entry, and noise and light from the bar would be blocked with window covering and insulation. CAPA asked that the sponsor also contact other neighborhood groups that will be affected, especially Eureka Valley Promotion Assoc.

19^th and Castro traffic light addition: Supervisor Dufty had this item continued in the City Operations & Neighborhood Services Committee. He asked that neighborhood groups address the need for this light, if any. Installation costs $350,000. CAPA members voted against the traffic light, due to the cost and lack of data supporting need. CAPA favors traffic calming measures such as narrower roadways at the intersection.