SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, July 22, 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.
Case reports and relevant materials are linked to the items on calendar at the above web site.
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.
1. 2006.1006E (M. JACINTO: (415) 575-9033)
222 2ND STREET - southwest corner of Second and Howard Streets (Assessor’s Block 3735, Lots 05, 63) Certification of a Final Environmental Impact Report. The proposed project would involve removal of an existing surface parking lot and construction of a 26-story, approximately 350-foot-tall office tower containing about 430,650 square feet of office space in San Francisco’s southern Financial District. The project would have about 4,800 square feet of retail space and approximately 8,750 square feet of enclosed publicly accessible "indoor park" on the ground floor. The proposed project would also provide 54 parking spaces on two basement levels; about 46 bicycle parking spaces; and two off-street truck loading spaces plus three additional service van spaces in the basement. The proposed project includes acquisition of a portion of adjacent Lot 5 and demolition of an existing loading dock at the
631 Howard Street (William Volker) building. The project site is within the C 3-O (SD) Downtown Office (Special Development) District. Most of the site is within the 350-S height and bulk district, while the northwest corner of the site is within a 150-S height and bulk district. The project sponsor is seeking an amendment of the height and bulk map (rezoning) and a General Plan map amendment to increase the height and bulk limit to 350-S on the entire site. Please note: The public review period for the Draft Environmental Impact Report is closed. The Planning Commission does not conduct public review of Final EIRs. Public comments on the certification may be presented to the Planning Commission during the Public Comment portion of the Commission calendar.
Preliminary Recommendation: Certify the Final Environmental Impact Report.
(Proposed for Continuance to August 5, 2010)
2a. 2006.1106BMXZ (K. GUY: (415) 558-6163)
222 2ND STREET - southwest corner at Howard Streets, Lot 063 of Assessor’s Block 3735 - Request for Addition and Allocation under the Annual Office Development Limitation Program (Planning Code Sections 321, 322). The proposed project would demolish an existing surface parking lot and construct a new 26-story, 350-foot tall building containing approximately 430,650 square feet of office space, approximately 5,000 square feet of ground floor retail space, approximately 28,000 square feet of subterranean parking area, and approximately 8,600 square feet of publicly-accessible interior open space at the ground floor. The subject property is located within the C-3-O(SD) (Downtown Office, Special Development) District and the 150-S and 350-S Height and Bulk Districts.
Preliminary Recommendation: Approval with Conditions.
(Proposed for Continuance to August 5, 2010)
2b. 2006.1106BMXZ (K. GUY: (415) 558-6163)
222 2ND STREET - southwest corner at Howard Streets, Lot 063 of Assessor’s Block 3735 - Request for a General Plan Amendment (Planning Code Section 340) to amend certain exhibits of the General Plan to reclassify a portion of the subject property from the 150-S to the 350-S Height and Bulk District. The proposed project would demolish an existing surface parking lot and construct a new 26-story, 350-foot tall building containing approximately 430,650 square feet of office space, approximately 5,000 square feet of ground floor retail space, approximately 28,000 square feet of subterranean parking area, and approximately 8,600 square feet of publicly-accessible interior open space at the ground floor. The subject property is located within the C-3-O(SD) (Downtown Office, Special Development) District and the 150-S and 350-S Height and Bulk Districts.
Preliminary Recommendation: Approval with Conditions.
(Proposed for Continuance to August 5, 2010)
2c. 2006.1106BMXZ (K. GUY: (415) 558-6163)
222 2ND STREET - southwest corner at Howard Streets, Lot 063 of Assessor’s Block 3735 - Request for a Determination of Compliance under Planning Code Section 309 (Permit Review in C-3 Districts), with exceptions to the requirements for Sunlight Access to Public Sidewalks in C-3 Districts (Planning Code Section 146), Reduction of Ground-Level Wind Currents in C-3 Districts (Section 148), and Bulk Limits (Sections 270, 272). The proposed project would demolish an existing surface parking lot and construct a new 26-story, 350-foot tall building containing approximately 430,650 square feet of office space, approximately 5,000 square feet of ground floor retail space, approximately 28,000 square feet of subterranean parking area, and approximately 8,600 square feet of publicly-accessible interior open space at the ground floor. The subject property is located within the C-3-O (SD) (Downtown Office, Special Development) District and the 150-S and 350-S Height and Bulk Districts.
Preliminary Recommendation: Approval with Conditions.
(Proposed for Continuance to August 5, 2010)
2d. 2006.1106BMXZ (K. GUY: (415) 558-6163)
222 2ND STREET - southwest corner at Howard Streets, Lot 063 of Assessor’s Block 3735 - Request to Reclassify (Planning Code Section 302) a portion of the subject property from the 150-S to the 350-S Height and Bulk District. The proposed project would demolish an existing surface parking lot and construct a new 26-story, 350-foot tall building containing approximately 430,650 square feet of office space, approximately 5,000 square feet of ground floor retail space, approximately 28,000 square feet of subterranean parking area, and approximately 8,600 square feet of publicly-accessible interior open space at the ground floor. The subject property is located within the C-3-O(SD) (Downtown Office, Special Development) District and the 150-S and 350-S Height and Bulk Districts.
Preliminary Recommendation: Approval with Conditions
(Proposed for Continuance to August 5, 2010)
3. 2009.0562C (S. Lai: (415) 575-9087)
3281 16TH STREET (AKA 3589 16TH STREET) - south side, between Dolores and Guerrero Streets, Lot 034 in Assessor’s Block 3567 - Request for Conditional Use Authorization under Planning Code Sections 209.6 and 303, to install a new wireless telecommunication services facility, consisting of four antennas and associated equipment, located on the tower of a church with a maximum height of 63-feet, as part of T-Mobile’s wireless telecommunications network within the RM-1 (Mixed Residential, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of June 17, 2010)
WITHDRAWN
B. COMMISSIONERS’ QUESTIONS AND MATTERS
4. 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.
C. DIRECTOR’S REPORT
5. Director’s Announcements
6. Review of Past Week’s Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.
D. 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
7. 2010.0183C (S. YOUNG: (415) 558-6346)
601 CLAYTON STREET - southwest corner of Haight and Clayton Streets; Lot 029 in Assessor’s Block 1246: Request for Conditional Use Authorization under Sections 719.26 and 303 of the Planning Code to allow the installation of an automatic teller machine (ATM) walk-up facility, without providing a 3-foot setback from the front property line of an existing full-service restaurant/bar (dba Hobson's Choice), located in the Haight Street Neighborhood Commercial District, the Haight Street Alcohol Restricted Use Subdistrict, and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
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. REGULAR CALENDAR
8. 2010.0499U (A. RODGERS: (415) 558-6395)
Development Stimulus Part II - The Planning Commission will consider two proposed Resolutions and a related Joint Community Facilities Agreement between ABAG and the City of San Francisco as described below. In addition to these two Resolutions the Commission may consider similar proposals related to the provision of related public benefits. The two resolutions include:
BF 100871 [Resolution Approving Formation of a Community Facilities District and financing by the ABAG Finance Authority For Nonprofit Corporations in accordance with State law, and approving related agreement]
This resolution introduced by Mayor Newsom and Supervisor Dufty would approve the formation of a community facilities district and the issuance of special tax bonds by the ABAG Finance Authority For Nonprofit Corporations related to City fees and charges applicable to new development projects; make certain findings; approve the form of Joint Community Facilities Agreement; and granting general authority to City officials to take actions necessary or desirable to implement the purposes of this Resolution.
BF 100870 [Area Plan Infrastructure Finance Committee] This proposed Resolution introduced by Supervisor Maxwell would establish an Area Plan Infrastructure Finance Committee to supervise a consultant study to develop policy criteria and recommendations on the use of Infrastructure Finance Districts (IFDs) in newly adopted Area Plans, including within the Eastern Neighborhoods Area Plans, determine the appropriate steps to form IFDs, and to supervise the formation of a pilot Infrastructure Finance District (IFD) in Rincon Hill.
Preliminary Recommendation: Approval with Modifications
9. 2010.0355TZ (T. SULLIVAN: (415) 558-6257)
Ordinance Amending the Planning Code by adding Section 787 to establish the 1800 Market Street Community Center Project Special Use District for the property located on B/L: 0871/014; amending Zoning Map SU07 to reflect this new SUD. Ordinance introduced by Supervisor Dufty that would create the 1800 Market Street Community Center Project Special Use District and associated Zoning Map amendments for the property located at the northwest corner of Market Street & Octavia Boulevard, (aka Landmark No. 223, the Carmel Fallon Building); adopting findings, including environmental findings, Planning Code Section 302 findings, and findings of consistency with the General Plan and the priority policies of Planning Code Section 101.
Preliminary Recommendation: Approval of Proposed Ordinance to Board of Supervisors.
(Continued from Regular Meeting of July 15, 2010)
10. 2010.0113CK (A. HOLLISTER: (415) 575-9078)
345 Taylor Street - west side between O’Farrell and Ellis Streets, Lot 002 in Assessor’s Block 0324 - Request for Conditional Use Authorization to allow a partial, single-story addition to an existing building to exceed 40 feet in height in an “R” District and to seek an exception from the base 80-foot height limit per the provisions of Planning Code Section 263.7. The proposed addition would accommodate a new dwelling unit. The project site is located within the RC-4 (Residential-Commercial Combined, High Density) Use District, the 80-130-T Height and Bulk District and the North of Market Special Use District #1.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of July 8, 2010)
11. 2009.1117C (M. SMITH: (415) 558-6322)
1100 Ocean Avenue - north side between Phelan and Plymouth Avenues, Lot 001 in Assessor's Block 3180 - Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 304 to allow a Planned Unit Development (PUD) for a project proposing to remove the Phelan Loop transit stop and surface parking lot and construct a mixed use, five-story, 55-foot tall building totaling approximately 86,500 gross square feet (gsf). The project would include 71 dwelling units that are 100% affordable, five off-street parking spaces, and approximately 6,500 gsf of ground-floor commercial space (tenants and uses not yet determined). The proposal is seeking exceptions from the following Code requirements: rear yard (Section 134); open space (Section 135); and permitted obstructions (Section 136); and conditional authorization for development of a lot that is greater than 9,999 square-feet (Section 737.11). The project site is located within the Ocean Avenue NC-T (Neighborhood Commercial Transit) District and a 55-X Height and Bulk District. The approval also includes adopting findings under the California Environmental Quality Act.
Preliminary Recommendation: Approve with Conditions and adopt CEQA Findings
12a. 2008.0797CV (K. GUY: (415) 558-6163)
235 Broadway - south side between Battery & Sansome Streets - Request for a Conditional Use Authorization for a deviation from the “A” bulk standards contained in Planning Code Section 270, in a C-2 (community business) and a 65-A Height and Bulk District, in conjunction with the construction of a new all-affordable mixed-use building containing approximately 75 dwelling units and no off-street parking spaces, on lot 021 in Assessor’s Block 0165, in a C-2 (Community Business) District and a 65-A Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
12b. 2008.0797CV (K. GUY: (415) 558-6163)
235 broadway - south side between Battery & Sansome Streets - Request for the Granting of Variances of Planning Code (hereinafter “Code”) standards for required rear yards (Code Section 134), dwelling-unit exposure (Code Section 140), and off-street parking (Code Section 151), in conjunction with the construction of a new, all-affordable mixed-use building containing approximately 75 dwelling units, ground-floor retail use and no off-street parking, on Lot 021 in Assessor’s Block 0165, in a C-2 (Community Business) District and a 65-A Height and Bulk District.
13. 2010.0135C (K. GUY: (415) 558-6163)
131 BAY STREET - south side between Stockton and Kearny Streets, Lot 022 of Assessor’s Block 0039 - Request for Conditional Use Authorization to continue operation of an existing nonconforming bar use (dba "Red Jack Saloon) pursuant to Planning Code Sections 185(e) and 303, within the RM-3 (Residential, Mixed, Medium Density) District, the Waterfront Special Use District No. 2, and the 40-X Height and Bulk District. No exterior modifications are proposed by this project.
Preliminary Recommendation: Approval with Conditions
14. 2010.0084ddd (R. CRAWFORD: (415) 558-6358)
30 Edith Street - on the north side west of Grant Avenue Lot 004, of Assessor’s Block 0077 - Request for Discretionary Review of Building Permit Application 2008 1231 9407 to construct a 9 feet 10 inch wide addition to the east side and a two story vertical addition to the existing two story single family dwelling in a RH-3, Residential House, Three Family District and within the 40-X Height and Bulk District.
Preliminary Recommendation: Do not Take Discretionary Review and Approve the Project
(Continued from Regular Meeting of May 27, 2010)
15. 2008.1034I (R. CRAWFORD: 558-6358)
1230 Pine Street (aka 1199 Bush Street, 900 and 909 Hyde Street) St. Francis Memorial Hospital - at the intersection of Hyde Street with Bush and Pine Streets Lot 020, of Assessor’s Block 0278, Lot 009 of Assessor’s Block 0251, Lot 25 of Assessor’s Block 0277, and Lot 031 of Assessor’s Block 0280 -Report on Saint Francis Memorial Hospital’s Institutional Master Plan (IMP), pursuant to Planning Code Section 304.5. St. Francis Memorial Hospital’s IMP contains information on the nature and history of the institution, the location and use of affiliated buildings, and development plans within the RC-4, Residential-Commercial Combined, High Density District and within the 80-A Height and Bulk District. The IMP is available for viewing on the Planning Department’s website (fromwww.sfplanning.org click “Publications & Reports” and then “Institutional Master Plans”).
Preliminary Recommended Action: Informational presentation, no action requested.
16. 2010.0184D (R. CRAWFORD: (415) 558-6358)
527 Howard Street - (south side between 1st and 2nd Streets), Assessor’s Block 3736 Lot 083 - Mandatory Discretionary Review for a Medical Cannabis Dispensary The proposal is to develop a Medical Cannabis Dispensary (dba Igzactly Health Center) on the ground floor of an existing building. This project lies within a C-3-O (Downtown, Office) District, and within the 20-S and 350-S Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Approve the Application with Conditions.
(Continued from Regular Meeting of June 17, 2010)
17. 2010.0130D (M. WOODS: (415) 558-6315)
2768 GREEN STREET (UPPER UNIT) - north side between Baker and Broderick Streets; Lot 061 in Assessor's Block 0950 - Request for Discretionary Review of Building Permit Application No. 2009.10.16.9181S, proposing to add a roof deck, remove and re-construct an existing stair penthouse and extend an existing fire staircase from the third floor to the roof within the light court along the east property line of a 3-story-over-basement, 3-unit building in an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve as revised
G. 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:
