SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, March 25, 2010
1:30 PM
Regular Meeting
President: Ron Miguel
Vice-President: Christina R. Olague
Commissioners: Michael J. Antonini; Gwyneth Borden; William L. Lee; Kathrin Moore;
Hisashi Sugaya
Commission Secretary: Linda D. Avery
Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.
View the meeting online at: http://www.sfgov.org/site/sfgtv_index.asp
Or
View the broadcast live, Thursdays on Cable Channel 78.
And
The re-broadcast on Fridays at 8:00 p.m., Cable Channel 26
THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1650 MISSION STREET, 4TH FLOOR RECEPTION
Commission Meeting Procedures
Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1650 Mission Street, 4th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing. Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1650 Mission Street, Suite 400, San Francisco, CA 94103-2414. Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing. Otherwise, submit material related to a calendared item at the scheduled hearing for distribution. For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies. When sending e-mail correspondence to Commissioners, please copy the Commission Secretary at: linda.avery@sfgov.org
Pursuant to Government Code Section 65009, if you challenge, in court, (1) the adoption or amendment of a general plan, (2) the adoption or amendment of a zoning ordinance, (3) the adoption or amendment of any regulation attached to a specific plan, (4) the adoption, amendment or modification of a development agreement, or (5) the approval of a variance, conditional-use authorization, or any permit, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission, at, or prior to, the public hearing.
Commission action on conditional-uses and reclassification may be appealed to the Board of Supervisors within 30 days. Call (415) 554-5184 for more information. Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 575-6880 for more information. Zoning Administrator action on a variance application may be appealed to the Board of Appeals within 10 days of issuance of the written decision.
The Commission has instituted a policy that, in most cases, they will not call an item for consideration after 10:00 PM. If an item is scheduled but not called or introduced prior to 10:00 PM, the Commission may continue the matter to the next available hearing. Items listed on this calendar will not be heard before the stated time.
Policy on Commissioner’s requests for hearings: There must be consensus of the Commission (four commissioners) or direction from the President/Chair to schedule a hearing that otherwise would not be scheduled.
Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings
Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting. Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices (67A.1 Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).
For more information related to Planning Commission matters, please call Linda D. Avery, Commission Secretary, at (415) 558-6407.
San Francisco Lobbyist Ordinance
Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action my be required by the San Francisco Lobbyist Ordinance [SF Campaign and Governmental Conduct Code Section 21.00-2.160] to register and report lobbying activity. For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 30 Van Ness Avenue, Suite 3900, San Francisco, CA 94102; telephone (415) 581-2300; fax (415) 581-2317; and web site http//www.sfgov.org/ethics.
Accessible Meeting Policy
Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, fourth floor, San Francisco, CA. The closest accessible BART station is the Civic Center station located at the intersection of Market, Hyde and Grove Streets. Accessible curbside parking has been designated at points along McAllister Street. Accessible MUNI lines serving City Hall are the 9 San Bruno and 71 Haight/Noriega and the F Line. Accessible MUNI Metro lines are the J, K, L, M, and N. For more information regarding MUNI accessible services, call (415) 923-6142. Requests for American sign language interpreters, sound enhancement systems and/or language translators will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 48 hours prior to a hearing. A sound enhancement system will be available upon request at the meetings. Please contact Services for the Deaf and Hearing Impaired at 557-5533 (TDD) or 557-5534 (Voice) at least 48 hours prior to the meeting. Late requests will be honored if possible. A person who is deaf or hearing impaired may gain meeting information prior to the meeting by calling 557-4433 (TDD) or 557-4434 (Voice). In addition, the California Relay Service can be used by individuals with hearing and speech impairments by calling 1-800-735-2929 (TDD) or 1-800-735-2922 (Voice). Minutes of the meetings are available in alternative formats. If you require the use of a reader during the meeting, please contact the Library for the Blind and Print Handicapped at 292-2022 at least 48 hours in advance of need. Accessible seating for persons with disabilities (including those using wheelchairs) will be available at meetings. Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility. In order to assist the City’s efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical-based products. Please help the City to accommodate these individuals.
Know Your Rights Under the Sunshine Ordinance
Government's duty is to serve the public, reaching its decisions in full view of the public. Commissions, boards, councils and other agencies of the City and County exist to conduct the people's business. This ordinance assures that deliberations are conducted before the people and that City operations are open to the people's review.
For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Adele Destro, Interim Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at sotf@sfgov.org.
Copies of the Sunshine Ordinance can be obtained from the Clerk of the Sunshine Task Force, the San Francisco Library and on the City’s website at www.sfgov.org/bdsupvrs/sunshine..
COMMUNICATIONS
Note: Each item on the Consent or Regular calendar may include the following documents:
1) Planning Department Case Executive Summary
2) Planning Department Case Report
3) Draft Motion or Resolution with Findings and/or Conditions
4) Public Correspondence
These items will be available for review at the Planning Department, 1650 Mission St., 4th floor reception.
1:30 PM _________
ROLL CALL:
President: Ron Miguel
Vice-President: Christina R. Olague
Commissioners: Michael J. Antonini; Gwyneth Borden; William L. Lee; Kathrin Moore; Hisashi Sugaya
A. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Commission will consider a request for continuance to a later date. The Commission may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.
1a. 2009.1107DV (M. WOODS: (415) 558-6315)
3555 JACKSON STREET - south side between Locust and Spruce Streets; Lots 026 through 032 in Assessor’s Block 0987 - Mandatory Discretionary Review, pursuant to Planning Code Section 317, of Building Permit Application No. 2008.09.25.2695, proposing to merge seven dwelling units into six dwelling units within a four-story building, in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the application
(Proposed for Continuance to April 1, 2010)
1b. 2009.1107DV (M. WOODS: (415) 558-6315)
3555 JACKSON STREET - south side between Locust and Spruce Streets; Lots 026 through 032 in Assessor’s Block 0987 –pursuant to Planning Code Sections 134 and 188 to renovate an existing n Request for Variances on-complying structure.This proposal requires Rear Yard and Non-Complying Structure Variances because the existing building already encroaches into the required rear yard and is considered a legal non-complying structure. The Variance decision will be issued following the Commission’s consideration of the Mandatory Discretionary Review case.
(Proposed for Continuance to April 1, 2010)
2. 2008.0494C (C. JAROSLAWSKY: (415) 558-6348)
2115-2117 TARAVAL STREET - south side between 31st and 32nd Avenues; Lot 046 in Assessor’s Block 2394 - Request for Conditional Use Authorization under Planning Code Sections 161 (j) and 317 to demolish a mixed-use building, including two dwelling units and construct a new, four-level, mixed-use structure consisting of two commercial spaces and two dwelling units, without on-site parking, within the NC-2 (Neighborhood Commercial – Small Scale), Taraval Street Restaurant and Fast-Food Sub-District and a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 4, 2010)
(Proposed for Continuance to April 8, 2010)
3. 2009.1180TZ (T. SULLIVAN: (415) 558-6257)
680 California Street, aka Old St. Mary’s Church - Amending San Francisco Zoning Map ZN01 to change the zoning of Block 0241, Lots 011 & 012 from Chinatown Mixed Use District to C-3-O and amendments relating to Planning Code Section 128 to require that proceeds from the sale of transferable development rights from certain Transfer Lots be spent on the rehabilitation and maintenance of the Transfer Lot property. Ordinance that would amend the San Francisco Zoning Map ZN01 to change the use district of 680 California Street, aka Old St. Mary’s Church from Chinatown Mixed Use District to C-3-O and to amend Planning Code Section 128 (Transfer of Development Rights in C-3 Districts) to require that the proceeds of transfer development rights from a Transfer Lot which contains a designated landmark pursuant to Article 10 of the Planning Code be spent on the rehabilitation and maintenance of the landmark building; making environmental findings and findings of consistency with the General Plan and priority policies of Planning Code Section 101.1.
Preliminary Recommendation: Approval.
(Proposed for Continuance to April 15, 2010)
B. CONSENT CALENDAR
All matters listed hereunder constitute a Consent Calendar, are considered to be routine by the Planning Commission, and will be acted upon by a single roll call vote of the Commission. There will be no separate discussion of these items unless a member of the Commission, the public, or staff so requests, in which event the matter shall be removed from the Consent Calendar and considered as a separate item at this or a future hearing
4. 2009.0559C (D. Sánchez: (415) 575-9082)
135 Mississippi Street- east side of Mississippi, between 17th Street and Mariposa Street, Lot 007 in Assessor’s Block 3987 - Request for Conditional Use Authorization under Planning Code Sections 843.93 and 303 to install a wireless transmission facility consisting of four panel antennas on the elevator penthouse of an existing four story structure. The antennas and equipment are proposed in Location Preference 4 (Preferred Location – Industrial/Commercial Site) according to the Wireless Telecommunications Services Siting Guidelines, as part of the T-Mobile Wireless’ telecommunications network within the Urban Mixed Use District (UMU) and a 40-X Height and Bulk District..
Preliminary Recommendation: Approval with Conditions
5. 2009.0743Q (A. HOLLISTER (415) 575-9078)
1038 PINE STREET - north side between Jones and Taylor Streets, Lot 009 in Assessor's Block 0253 - Public hearing, under Article 9 of the Subdivision Code, to determine consistency of a proposed five-unit Condominium Conversion Subdivision with the General Plan, located in an RM-4 (Residential, Mixed, High Density) District, the Nob Hill Special Use District and a 65-A Height and Bulk District. The proposal is to convert the existing five-unit building to a condominium form of ownership and does not involve expansion, alteration or demolition of the existing building.
Preliminary Recommendation: Approval
6a. 2009.1105CX (K. GUY: (415) 558-6163)
72 Ellis Street - north side between Powell and Stockton Streets, Lot 011 of Assessor’s Block 0327 - Request for an amendment to the conditions of approval for a previously approved Conditional Use authorization. Specifically, the amendment proposes to extend the performance period for an additional three years for a previously approved project to demolish an existing surface parking lot and construct an 11-story, 125-foot tall hotel consisting of approximately 156 rooms, a lobby, small accessory meeting rooms, and a restaurant. The amendment proposes no changes to the design or intensity of the project as originally approved. The subject property is located within the C-3-R (Downtown, Retail) Zoning District, the 80-130-F Height and Bulk District, and the Kearny-Market-Mason-Sutter Conservation District.
Preliminary Recommendation: Approval with Conditions
6b. 2009.1105CX (K. GUY: (415) 558-6163)
72 Ellis Street - north side between Powell and Stockton Streets, Lot 011 of Assessor’s Block 0327 - Request for an amendment to the conditions of approval for a Determination of Compliance with Planning Code Section 309. Specifically, the amendment proposes to extend the performance period for an additional three years for a previously approved project to demolish an existing surface parking lot and construct an 11-story, 125-foot tall hotel consisting of approximately 156 rooms, a lobby, small accessory meeting rooms, and a restaurant. The amendment proposes no changes to the design or intensity of the project as originally approved. The subject property is located within the C-3-R (Downtown, Retail) Zoning District, the 80-130-F Height and Bulk District, and the Kearny-Market-Mason-Sutter Conservation District.
Preliminary Recommendation: Approval with Conditions
7. 2009.1131C (R. CRAWFORD: (415) 558-6358)
325 Kearny Street - west side between Pine and Bush Streets Lot 003, of Assessor’s Block 0270 - Request for Conditional Use Authorization under Planning Code Section 218.8 Massage Establishments to include massage services within an existing acupuncture and herbal medicine clinic (dba Queen’s Health Center) on the second and third floors of the subject property. The project would establish two 300 square foot massage/acupressure treatment rooms on the third floor of the building. This project lies within the C-3-O Downtown Office District and within the 80-130-F Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
C. COMMISSIONERS’ QUESTIONS AND MATTERS
8. Commission Comments/Questions
Inquiries/Announcements. Without discussion, at this time Commissioners may make announcements or inquiries of staff regarding various matters of interest to the Commissioner(s).
Future Meetings/Agendas. At this time, the Commission may discuss and take action to set the date of a Special Meeting and/or determine those items that could be placed on the agenda of the next meeting and other future meetings of the Planning Commission.
D. DIRECTOR’S REPORT
9. Director’s Announcements
10. Review of Past Week’s Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.
E. GENERALPUBLIC COMMENT – 15 MINUTES
At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items. With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting. Each member of the public may address the Commission for up to three minutes.
F. PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED
At this time, members of the public who wish to address the Commission on agenda items that have already been reviewed in a public hearing at which members of the public were allowed to testify and the public hearing has been closed, must do so at this time. Each member of the public may address the Commission for up to three minutes.
G. CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
11a. 2008.0992CESV (S. HAYWARD: (415) 558-6372)
200 DOLORES STREET - on the southwest corner of Dolores and 15th Streets; Lot 063 in Assessor’s Block 3557 in an RTO (Residential, Transit-Oriented) Zoning District and a 40-X Height and Bulk District - Request for Conditional Use Authorization, pursuant to Planning Code Sections 151.1, 157, and 303 for a proposal to construct thirteen dwelling units with thirteen off-street parking spaces, and to replace three parking spaces for the adjacent property (Lot 062, Assessor’s Block 3557) that would be lost as a result of the proposed project. A Variance is also requested of the Zoning Administrator to construct a new building in the required rear yard and within the required front set back. A Variance from the Planning Code's open space requirement is requested of the Zoning Administrator by the adjacent parcel as a result of the lot line adjustment associated with the proposed project.
Preliminary Recommendation: Approval with Conditions
Note: On January 28, 2010, following testimony the Commission closed the public hearing and passed a motion of intent to disapprove the Conditional Use Authorization for a parking proposal by a vote +4-3. Commissioners Antonini, Lee, and Miguel voted against the motion. The item was then continued to February 11, 2010 for final action.
(Continued from the Regular Meeting of March 11, 2010)
11b. 2008.0992CESV (S. HAYWARD: (415) 558-6372)
200 DOLORES STREET - on the southwest corner of Dolores and 15th Streets; Lot 063 in Assessor’s Block 3557 in an RTO (Residential, Transit-Oriented) Zoning District and a 40-X Height and Bulk District - Request for a Variance from Planning Code Sections 132 and 134 from the Zoning Administrator, to construct a new ten-unit residential building within the required rear yard and within the required front setback.
Preliminary Recommendation: Approval with Conditions
NOTE: On January 28, 2010, following public testimony, the Zoning Administrator closed the public hearing and stated his intent to grant the variance including CEQA findings, design and inclusionary housing.
11c. 2003.1287V (S. HAYWARD: (415) 558-6372)
1919 -1923 15TH STREET - on the south side of 15th Street near Dolores Street; Lot 062 in Assessor’s Block 3557 in an RTO (Residential, Transit-Oriented) Zoning District and a 40-X Height and Bulk District - Request for a Variance from Planning Code Sections 121 and 135 from the Zoning Administrator, to allow a lot line adjustment that would result in a lot that does not meet the open space and minimum lot size requirements of the Planning Code.
Preliminary Recommendation: Approval with Conditions
NOTE: On January 28, 2010, following public testimony, the Zoning Administrator closed the public hearing and stated his intent to grant the variance including CEQA findings, design and inclusionary housing.
H. REGULAR CALENDAR
12. 2010.0050T (T. SULLIVAN: (415) 558-6257)
Amendments relating to Planning Code Section 315 to amend the Affordable Housing Program and related components [BOS File No. 10-0046] - Ordinance introduced by Mayor Newsom and Supervisor Chiu that would amend Planning Code Section 315 et seq. to change the name of the Residential Inclusionary Housing Affordable Program to the Affordable Housing Program and to require all project applicants to pay the Affordable Housing fee unless they are eligible for an alternative; making other amendments to the program including expanding the uses of the Citywide Affordable Housing Fund, deleting provisions relating to certain requirements of off-site units, and deleting provisions requiring a refund of fees after issuance of certificate of occupancy; amending Section 827 to delete the requirement that 50% of on – or off- site affordable housing units provided under Section 315 et seq. in the Rincon Hill Area Plan be provided as rental; amending the Administrative Code by amending Chapter 56 related to Development Agreements to create certain exemptions from its requirements for rental housing developments with on-site inclusionary units; and making environmental findings and findings of consistency with the General Plan and priority policies of Planning Code Section 101.1.
Preliminary Recommendation: Approval
(Continued from Regular Meeting of March 11, 2010)
13a. 2007.1135EKVX (J. MILLER: (415) 558-6344)
562 - 564 HOWARD STREET - north side between First and Second Streets - Review under Planning Code (hereinafter “Code”) Section 309 an eight-story addition to an existing two-story building to contain approximately 19 dwelling units, second-story residential use and ground-floor retail space, approximately 122 feet in height, requiring an exception pursuant to Code Section 309(a)(1) for rear-yard requirements, Lot 019 in Assessor's Block 3721, in a C-3-O(SD) (Downtown Office – Special District) and a 450-S Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of February 25, 2010)
NOTE: On February 25, 2010, following public testimony, the Commission continued this item to 3/25/2010 and required that they be provided with the Howard Street frontage prior to the hearing by a vote +5 -0. Commissioner Sugaya was recused. Commissioner Borden was absent. The public hearing remains open.
13b. 2007.1135EKVX (J. MILLER: (415) 558-6344)
562 – 564 HOWARD STREET - north side between First and Second Streets - Request for aVariance of Planning Code Section 140 for dwelling-unit exposure for ten dwelling units in conjunction with the construction of 19 new dwelling units, Lot 019 in Assessor's Block 3721, in a C-3-O(SD) (Downtown Office – Special District) and a 450-S Height and Bulk District.
(Continued from Regular Meeting of February 25, 2010)
NOTE: On February 25, 2010, following public testimony, the Commission continued this item to 3/25/2010 and required that they be provided with the Howard Street frontage prior to the hearing by a vote +5 -0. Commissioner Sugaya was recused. Commissioner Borden was absent. The public hearing remains open.
14a. 2009.0365DV (S. HAYWARD: (415) 558-6372)
4209 24th Street - south side between Diamond and Douglass Streets, Lot 047 in Assessor's Block 6505 - Mandatory Discretionary Review, under Planning Code Section 317 requiring review of the demolition of residential buildings of Building Permit Application No. 2009.10.20.9401 proposing alterations to the existing single-family home that include adding a second unit, moving the building forward on the lot, and horizontal and vertical additions in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District. A Variance is also requested of the Zoning Administrator to construct within the required front set back and the required rear yard.
Preliminary Recommendation: Take Discretionary Review and approve the proposal with modifications
14b. 2009.0365DV (S. HAYWARD: (415) 558-6372)
4209 24th Street - south side between Diamond and Douglass Streets, Lot 047 in Assessor's Block 6505 - Request for a Variance from Planning Code Sections 132 and 134 from the Zoning Administrator to allow a major alteration that would extend into the front setback and into the required rear yard. The proposed alterations to the existing single-family home would include adding a second unit, moving the building forward on the lot, and horizontal and vertical additions in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
15a. 2009.0694DV (S. LAI: (415) 575-9087)
356-358 Elizabeth Street - northeast corner of Elizabeth and Blanche Streets; Lot 026 in Assessor’s Block 3652 - Request for Discretionary Review of Building Permit Application No. 2009.06.23.1112 proposing to expand the existing 2-unit building by constructing horizontal additions at the second and a vertical expansion at the third floors to raise the height by approximately 5-feet. The property is located within an RH-3 (Residential House, Three Units per Lot) Zoning District and a 40-X Height and Bulk District. This project triggers open space, rear yard, and non-complying structure variances.
Preliminary Recommendation: Do Not Take Discretionary Review and approve as proposed.
15b. 2009.0694DV (S. LAI: (415) 575-9087)
356-358 Elizabeth Street - northeast corner of Elizabeth and Blanche Streets; Lot 026 in Assessor’s Block 3652 - Request for Open Space, Rear Yard, and Non-Complying Structure Variances, to allow horizontal additions at the second and third floors and a vertical addition to the existing third floor. The construction at the second and third floor extends within the required rear yard of the existing non-complying structure, which triggers rear yard and non-complying structure variances. The further expansion within the required rear yard also lessens the required open space and would therefore require an open space variance. The property is located within an RH-3 (Residential House, Three Units per Lot) Zoning District and a 40-X Height and Bulk District. The Variance decision will be issued following the Commission's consideration of the Discretionary Review request.
16. 2010.0166U (A. Rodgers: (415) 558-6395)
Large Tourist Hotel Annual Inventory - Section 41F.3(g) of the Administrative Code required that an annual inventory of the number of rooms commercially available for rent as of March 1, 2009 in Large Tourist Hotels (hotels with over 100 rooms) be adopted by the Planning Commission. The Commission adopted a baseline inventory in Resolution No. 17822 on February 5, 2009. The Administrative Code further requires that an annual inventory of the number of Tourist Hotel Rooms commercially available for rent be updated each year thereafter. This hearing is for the Commission to consider adoption of the first Annual Inventory to update the Baseline Inventory. More information is available athttp://www.sf-planning.org/index.aspx?page=1652.
Preliminary Recommendation: Adoption of Baseline Inventory
17. 2009.1013C (R. Crawford: (415) 558-6358)
2735 HYDE STREET - west side between North Point and Beach Streets Lot 003B, in Assessor’s Block 0025 - Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 161.(j) to allow the elimination of an existing off street residential parking space (garage) to enable the development of the space as an approximately 625 square foot full service restaurant (dba D and D Bistro). The project would eliminate the existing one-car garage and develop the restaurant on the ground floor of the building. The two existing dwelling units in the building will be preserved. This project is within an NC-1, Small Scale Neighborhood Commercial District and within a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
18. 2010.0036C (R. Crawford: (415) 558-6358)
1760 Polk Street - southeast corner of Polk and Washington Streets Lot 020, of Assessor’s Block 0620 - Request for Conditional Use Authorization under Planning Code Sections 723.41 and 723.42 to expand the hours of operation at the existing restaurant/bar (dba, La Parrilla Grill) on the property. The project would allow hours of operation extending until 2:00 a.m. nightly. The current approval for the restaurant/bar requires the facility to close at 10:00 p.m. nightly. This project lies within the Polk Street Neighborhood Commercial District and within the 65-A Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
19. 2010.0031C (S. Young: (415) 558-6346)
1928 FILLMORE STREET - northeast corner of Fillmore and Wilmot Streets; Lot 002 in Assessor’s Block 0660 - Request for Conditional Use Authorization under Sections 703.4, 303(c), and 303(i) of the Planning Code to establish a Formula Retail Use within the Upper Fillmore Street Neighborhood Commercial District and a 40-X Height and Bulk District. The proposal is to convert a vacant retail sales establishment (previously occupied by “Aveda”) to another retail sales establishment (dba BoConcept, a contemporary design furniture and accessories store). The proposed retail store is considered a Formula Retail Use under Section 703.3 of the Planning Code. The proposal will involve interior and exterior tenant improvements to the existing commercial space. There will be no expansion of the existing building envelope.
Preliminary Recommendation: Approval with Conditions
20. 2009.0845C (E. Watty: (415) 558-6620)
2535A TARAVAL STREET - south side between 35th and 36th Avenues; Lot 043 in Assessor’s Block 2390 - Request for Conditional Use Authorization, pursuant to Planning Code Section 303, to modify the hours of operation restricted in the conditions of approval for Case No. 2005.0861C, Motion No. 17154, for the existing massage establishment (dba Natural Health Care) located within the NC-2 (Neighborhood Commercial, Small-Scale) District and 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of February 18, 2010)
21. 2009.1079C (K. GUY: (415) 558-6163)
658 Vallejo Street - north side between Columbus Avenue and Stockton Street, Lot 026 of Assessor’s Block 0131 - Request for Conditional Use Authorization to establish a Specialty Food, Self-Service business (as defined by Planning Code Section 790.93), offering specialty foods, a take-out deli, and catering services, located at 658 Vallejo Street, within the North Beach Neighborhood Commercial District, the 40-X Height and Bulk District, and the North Beach Special Use District. No exterior modifications are proposed by this project.
Preliminary Recommendation: Approval with Conditions
6:30 P.M.
22. 2007.0946emtzruu (M. SNYDER: (415) 575-6891)
THE CANDLESTICK POINT – HUNTERS POINT SHIPYARD PHASE II INITIATION OF GENERAL PLAN AND PLANNING CODE AMENDMENTS - The Candlestick Point component is generally bounded by Jamestown Avenue north of Hunters Point Expressway and south of Giants Drive to the south and southwest; Bayview Hill Park to the southwest; Gilman Park to the northwest; the southwest, northwest, and northeast outer boundaries of Alice Griffith Housing to the north; the San Francisco Bay shoreline along Candlestick Point State Recreation Area from Arelious Walker Drive to Hunters Point Expressway to the east and south and includes the following Assessor's Blocks and Lots: Block 4884, all lots; Blocks: 4917, all lots; Blocks: 4918, all lots; Block: 4934, all lots; Block: 4935, all lots; Blocks: 4956, Lots 003, 004, 005, 006, 007, 008, 009, 010, 011, 012, 013, 014 , Block 4960, Lot 027 , Block 4977, Lot: 006; Block 4983, all lots, Block: 4984, all lots; Block: 4886, all lots; Block 4991, Lot: 276; Block: 5000, Lot: 001; Block 5005, all lots. The Hunters Point Shipyard Phase II component of the project includes almost all of the former Hunters Point Shipyard except for the portion being developed as Phase I and includes the following Assessor’s Blocks and Lots: Assessor's Block 4591A, Lot 079; Block 4591C, Lots 010, 209, and 210; Block 5491C, Lot 211 - Consideration of adoption of a Resolution of Intention to initiate amendments to the General Plan, Planning Code, and Zoning Map, pursuant to Planning Code sections 302(b) and 340(c) related to proposed amendments to the Bayview Hunters Point Redevelopment Plan and the Hunters Point Shipyard Redevelopment Plan. Together, the proposed amendments would implement the Bayview Jobs, Parks and Housing Initiative (Proposition G) certified on June 28, 2008 by the Department of Elections by allowing large-scale mixed-use multi-modal development. As proposed the Project would include approximately 10,500 dwelling units, 885,000 square feet of retail, 150,000 square feet of office, 3,000,000 square feet of research and development, a new 69,000 seat football stadium, performance arena, arts center and artists studios, 336 acres of open space and parks (inclusive of a dual use field stadium parking lot), among other uses. In the event the 49ers do not avail themselves of the opportunity to build a new stadium in the Project, the Project includes a non-stadium program that would expand both the research and development and residential uses on some of the areas of the Shipyard currently reserved for stadium uses, slightly reduce residential densities on Candlestick Point, and slightly reduce the total amount of open space on the Shipyard. The project requires several actions by the Planning Commission, the Redevelopment Commission the Board of Supervisors, among other decision-making bodies, including conforming amendments to the General Plan, Planning Code and Zoning Map of the Planning Code. The following Planning Commissions actions are proposed at this public hearing:
22a. 2007.0946emtzruu (M. SNYDER: (415) 575-6891)
THE CANDLESTICK POINT – HUNTERS POINT SHIPYARD PHASE II INITIATION OF GENERAL PLAN AND PLANNING CODE AMENDMENTS - Informational Hearing -on proposed amendments to the Bayview Hunters Point Redevelopment Plan, amendments to the Hunters Point Shipyard Redevelopment Plan, the Candlestick Point Design-for-Development document, and the Hunters Point Shipyard Phase II Design-for-Development document.
22b. 2007.0946emtzruu (M. SNYDER: (415) 575-6891)
THE CANDLESTICK POINT – HUNTERS POINT SHIPYARD PHASE II INITIATION OF GENERAL PLAN AND PLANNING CODE AMENDMENTS - Pursuant to San Francisco Charter Section 4.105, Planning Code § 340(c) and § 306.3, consideration of adopting Resolution of Intention to Initiate amendments to the San Francisco General Plan, including amendments to the Commerce and Industry, Recreation and Open Space, Transportation, and Urban Design Elements, the Bayview Hunters Point Area Plan, and corresponding revisions to the Land Use Index of the General Plan; introduction of the Candlestick Point Sub-Area Plan, and the Hunters Point Shipyard Area Plan. At the hearing, the Planning Commission may consider adopting a Resolution of Intention to initiate amendments to the General Plan, and schedule a public hearing to consider adopting the proposed General Plan amendment.
Preliminary Recommendation: Approval
22c. 2007.0946emtzruu (M. SNYDER: (415) 575-6891)
THE CANDLESTICK POINT – HUNTERS POINT SHIPYARD PHASE II INITIATION OF GENERAL PLAN AND PLANNING CODE AMENDMENTS - Pursuant to Planning Code § 302(c ) and § 306.3, consideration of a Resolution of Intention to Initiate an amendment to the San Francisco Planning Code, adding Sections 249.50, 249.51, 263.24, and 263.25 of the Planning Code to establish the Candlestick Point Activity Node Special Use District, the Hunters Point Phase 2 Special Use District, the 40/420-CP Height and Bulk District, and the 40/370-HP Height and Bulk District. At the hearing, the Planning Commission may consider adopting a Resolution of Intention to initiate an amendment to the Planning Code that would require all development within the Redevelopment Project Areas to be consistent with the Redevelopment Plans and respective Design for Development document and schedule a public hearing to consider the proposed amendment.
Preliminary Recommendation: Approval
22d. 2007.0946EMTZ (M. SNYDER: (415) 575-6891)
THE CANDLESTICK POINT – HUNTERS POINT SHIPYARD PHASE II INITIATION OF GENERAL PLAN AND PLANNING CODE AMENDMENTS - Pursuant to Planning Code Sections 302(c ), and 306.3, consideration of a Resolution of Intention to Initiate an amendment to the Zoning Map of the San Francisco Planning Code, amending Sheets ZN09, SU09, SU10, HT09, HT10, classifying all property located within the Candlestick Point portion of the project within the Candlestick Point Special Use District, and the 40/420-CP Height and Bulk District; and property located within the Hunters Point Shipyard Phase II portion of the project within a MUO (Mixed-use Office) Use District , the Hunters Point Shipyard Phase II Special Use District and the 40/370-HP Height and Bulk District. At the hearing, the Planning Commission may consider adopting a Resolution of Intention to Initiate an amendment to the Zoning Map and schedule a public hearing to consider adopting the proposed amendment.
Preliminary Recommendation: Approval
I. PUBLIC COMMENT
At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items. With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting with one exception. When the agenda item has already been reviewed in a public hearing at which members of the public were allowed to testify and the Commission has closed the public hearing, your opportunity to address the Commission must be exercised during the Public Comment portion of the Calendar. Each member of the public may address the Commission for up to three minutes.
The Brown Act forbids a commission from taking action or discussing any item not appearing on the posted agenda, including those items raised at public comment. In response to public comment, the commission is limited to:
(1) responding to statements made or questions posed by members of the public; or
(2) requesting staff to report back on a matter at a subsequent meeting; or
(3) directing staff to place the item on a future agenda. (Government Code Section 54954.2(a))
Adjournment:
