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SAN FRANCISCO
PLANNING COMMISSION
Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton
B. Goodlett Place
Thursday,
December 16, 2010
10:30 AM
Regular Meeting
COMMISSIONERS
PRESENT: Miguel, Olague, Antonini, Borden, Fong, Moore, and Sugaya
THE MEETING WAS
CALLED TO ORDER BY PRESIDENT MIGUEL AT 10:37 A.M.
STAFF IN ATTENDANCE: John
Rahaim – Director of Planning, Scott Sanchez – Zoning Administrator, Jonas
Ionin, Adrian Putra, Kimberly Durandet, Anmarie Rodgers, Aaron Hollister, Andrea
Contreras, Rick Crawford, Sharon Lai, Michael E. Smith, Elizabeth Watty, Corey
Teague, Diego Sanchez, Edgar Oropeza, Sara Vellve, Joshua Switzky, Linda Avery –
Commission Secretary.
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. 2010.0802D
(G. CABREROS: (415) 558-6169)
2774-2776 Filbert Street
-
north side between Baker and Broderick Streets; Lot 014A in Assessor's Block
0942 - Request for Discretionary Review of Building Permit Application
No. 2009.09.09.6467 proposing to construct a one-story vertical addition to the
existing three-story, two-unit building resulting in a four-story, two-unit
building in an RH-2 (Residential House, Two-Family) District and a 40-X Height
and Bulk District.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve.
(Proposed for
Continuance to February 10, 2011)
SPEAKERS: None
ACTION: Continued as proposed
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
2.
2010.0769C (M.
Woods: (415) 558-6315)
1224 - 9TH
AVENUE
-
east side between Lincoln Way and Irving Street; Lot 033 in Assessor’s Block
1742 - Request for Conditional Use Authorization, pursuant to Planning
Code Sections 303(c), 303(i) and 703.4, to allow a “formula retail use” for a
new full-service restaurant with accessory take-out and bakery use (dba La
Boulange), in the Inner Sunset NCD (Neighborhood Commercial District) and 40-X
Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
APPLICATION WITHDRAWN
SPEAKERS: None
ACTION: Application Withdrawn
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
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
ITEM 3
FOLLOWED ITEMS # 4 & 5
3. 2010.1018C
(J. Ionin: (415) 558-6309)
1960-1998 MARKET STREET
-
northeast corner at Buchanan Street,
Assessor’s Block 0872, Lots 005, 006 and 007 - Request for modification to
previously approved Conditional Use Authorization (Case No. 2006.1431ECV and
Motion No. 17894) heard and approved by the Planning Commission on June 4, 2009,
pursuant to Planning Code Sections 228, 731.11 and 731.94 (for the conversion of
a service station and construction of a mixed-use development with up to 115
residential units over ground floor commercial and subterranean parking for up
to 69 off-street parking spaces), to amend the affordable housing condition of
approval from being provided on-site to being provided off-site (resulting in a
net gain of six BMR units) and to reduce the number of car-share spaces from a
minimum of six to a minimum of two. The project is within an NCT-3
(Neighborhood Commercial Transit, Moderate-Scale) District, an 85-X Height and
Bulk District. The development proposal was granted rear yard, usable open space
and dwelling unit exposure variances by the Zoning Administrator under the
original application, Case No. 2006.1431V.
Preliminary
Recommendation: Approval with Conditions
SPEAKERS: Brian
Spears, Steve Williams, David Cincotta
ACTION: Continued as proposed
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
MOTION: 18239
4.
2008.0477C
(A.
Putra: (415) 575-9079)
1740 SLOAT BOULEVARD - north side
between 34th and 35th Avenues, Lot 010 in Assessor’s Block
2522 - Request for Conditional Use Authorization pursuant to Planning
Code Sections 209.6(c), and 303 to establish a new wireless telecommunication
services (WTS) facility consisting of seven panel antennas located within an
existing church steeple, as part of the AT&T wireless telecommunications network
within an RH-1 (One-family, Residential) Zoning District and 40-X Height and
Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKERS: None
ACTION: Approved
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
MOTION: 18237
5.
2010.0853C
(K. DURANDET: (415) 575-6816)
2390 MISSION
STREET
- west side of Mission Street between 19th and 20th
Streets, Lot 019 in Assessor’s Block 3596 - Request for Conditional Use
Authorization under Planning Code Sections 736.54 and 303 to establish one
accessory massage room (76.04 sq. ft.) in an existing Yoga Studio (d.b.a. Bikram
Yoga) within the Mission Street Neighborhood Commercial Transit District, and a
40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKERS: None
ACTION: Approved
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
MOTION: 18238
C.
COMMISSIONERS’ QUESTIONS AND MATTERS
Adoption of
Commission Minutes
– Charter Section 4.104 requires all commissioners to vote yes or no on all
matters unless that commissioner is excused by a vote of the Commission.
Commissioners may not be automatically excluded from a vote on the minutes
because they did not attend the meeting.
6.
Consideration of Adoption:
·
Draft Minutes of Regular Meeting of July 8, 2010
·
Draft Minutes of Regular Meeting of July 22, 2010
·
Draft Minutes of Regular Meeting of December 2, 2010
ACTION: Approved
AYES: Borden,
Fong, Moore, Sugaya, Olague Miguel
ABSENT: Antonini
7.
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.
Commissioner Moore:
I came across a notice of the revised preparation of an environmental impact
statement for the project in Brisbane called -- I do not remember what its name
is. What struck me about the project is the enormous size to which this project
has increased, and while we are aware that the project is happening and is
bordered on the east side of highway 101, the increase in residential units, the
decrease in open space is of great concern to me because it does reflect our
considerations on a number of projects. The project is suggesting 4434
residential drawing units, which were never considered in the previous EIR. The
project produces 330 acres of open space, which for an area as large as this
project is, is rather reasonable and reduces the area to 205 acres, in addition
to its 7 million square feet of office, retail, industrial, and institutional
users. The reason why I' m quoting the numbers is only for us to keep it at
least in the corner of our eye as we move forward, looking at project, which
border both sides of the freeway and which we are looking at for transportation
and other impacts. So if anybody wants to read this brief outline, I would be
happy to pass it on, but I think is important to be aware of.
Commissioner Borden:
There was an item on December 5 in the Chronicle newspaper in the real estate
column, and it makes reference to a project. I contacted the Zoning
Administrator because I was concerned. We often have people come before the
Commission saying that it was a shock to us that it was a single family home.
Our Zoning Administrator contacted the realtor, who said that the newspaper
misrepresented what was conveyed. I wrote a letter to the newspaper asking them
to print my letter to the editor pointing out that indeed, the property is
actually zoned for five units.
Not only is it sold for five units, it was turned down for a dwelling unit
merger in 2005 by this Commission. The newspaper said they are not the real
estate police and that the properties and a listing, we checked it. The point is
if you see something advertised in newspapers even on the
real-estate page, the likelihood is that it is owned in a way for multiple
dwelling units and that you should check into that because we do not like the
demolition of dwelling units in the City that has a housing shortage. I just
want to caution people about this challenge so that it is out there, so we do
not have people coming before us. It is really unfortunate that the newspaper
was less cooperative on that point.
Commissioner Antonini:
Many of you may have noticed in the "Chronicle" yesterday an article about a
group that was kind of objecting to a policy that is being considered, which is,
I guess, discouraging additional building near dense areas, which may be sources
of pollution by freeways, by other areas, which is sort of counter intuitive,
and sort of the reverse, as he pointed out quite well. This is under discussion
at the present time, but I have seen this brought up a couple of times where we
have to really look, and there could be evaluations of the air quality near any
new building going on, and using this as an evaluator on the approval, and I
think he may be jumping a little bit ahead, but it seems to me it is not
environmental to build dense housing and new housing further and further away
from populated areas and increasing commutes, increasing pollution. I was glad
to hear that somebody kind of picked up on that.
Second, I was very unhappy to hear about State Compensation Insurance fund is
apparently moving in number of their employees out of San Francisco, and I would
expect that probably the chamber or the Mayor's Office or others in the City
have worked with these groups and tried to meet their needs and find these sites
for them here. Ironically, they had a building approved a couple of years ago,
but economic factors were such that it ended up never getting billed, and I
believe it was converted into housing, and it is going to be a housing unit.
Interestingly, in that article is that in addition to the cost savings they
would have by relocating to people to areas that were a lot less expensive, they
also felt there was a shortage of qualified personnel within maybe not
necessarily only San Francisco, but in the general area, so I think this is very
much in keeping with the symposium I was part of today on middle-class housing
and what we can do to promote that because there probably is a situation where
many of the people who might be possible employees for firms such as this are
having trouble finding housing in San Francisco and are having to come from a
distance away. So it is something to think about, something to reflect on.
Hopefully to work with companies to find out what we can do to address heir
concerns.
Commissioner Sugaya:
When I first came on the Commission about four and a half years ago, the issue
of the Brisbane Bay Lands -- I do not know what they are calling it now -- was
on my mind because I knew the Planning Director down there. Naively, I thought
it would be interesting if two commissions could discuss the issues surrounding
the development. Specially since at that time, there was no housing being
proposed on the site. We find this kind of -- I have to be careful how I say
things. anyway, about other communities -- Brisbane has, I think, a kind of
approach to this which said that they did not want any housing there. You find
that in other communities around the bay area. Alameda has no multiple family
housing policy.
So we are faced here in San Francisco with the a big housing allocations, and
you begin to wonder how their housing communities are fulfilling their
requirements. So I'm kind of encouraged by what Commissioner Moore said. The new
proposal, it is interesting that this is coming back around in a certain way
that I think is of greater benefit, and the hope of having a joint meeting, as
I' m sure is not even close to in the cards. Maybe they listen to some policy
things that are going on in the greater bay area. I' m encouraged by that, and
we should keep an eye on this since it is right next to our southern border.
Commissioner Olague:
We have not had a chance to really look at the calendar because we have been so
busy with other things, but a couple of weeks ago, I requested that we have an
MTA presentation.
I just want to keep that on the radar. Most of the commissioners really agreed
to that also, they have some interesting ideas, plans in the works, so I think
they are ones that directly relate to a lot of the discussions we have here to
the extent that we can be informed on what they are looking toward, I think it
would be good. Also, a couple of weeks ago, asked during the Park Merced hearing
-- I wanted to understand the staff' s rationale behind parking requirements and
what comes to us as a sustainable development. So I want to know if there is any
kind of, you know, set of criteria or how does the Dpartment look at parking
requirements as it relates to a green project or sustainable project. And then,
someone asked me if there is any right things that were interesting as they
relate to San Francisco, Chester Hartman comes to mind, and another writer that
we were talking about was Rebecca Solmet wrote some interesting books as well. I
just wanted to put that out there.
Commissioner Miguel:
I also read the article that Commissioner Antonini referred to, and it seemed to
me that perhaps one part of the Bay Area Air Quality Board not talking to the
other part of the board or something -- either they are going to be
transit-oriented development in order to improve air quality, or you are going
to say that there is too much air pollution near transit, and therefore move it
further out. I' m not quite sure which one is going to take hold, but the
dichotomy totally confuses me.
Also, on -- the one thing that was missing from the article regarding the state
offices moving outside of San Francisco -- my first question was -- what are
they considered qualifying workers, or are they paying so low they cannot
compete? It made no sense to me at all. I think you all know the number of
people who would normally be qualified to work for that agency that live in San
Francisco and are looking for a work, so I was totally confused by that article
as well.
Just to mention, during the past week, I met with the PUC regarding the
Calaveras Dam Project, and had a very pleasurable situation yesterday morning of
attending a groundbreaking jointly .
Actually, two major projects in this case by Martin Buildings that are with
amazingly complicated financing, coming forward. The financing is just
unbelievable when they went into the details of nine years of work altogether,
but at least we have two major rental housing projects that have broken ground,
and that was an absolute pleasure to be on.
D. DIRECTOR’S REPORT
8.
Director’s Announcements
Kelley Amdur:
I wanted to let you know that we did have a public meeting last Saturday morning
at the Planning Department. We reached out to our group that we call the action
plan stakeholders group about a year to a year-and-a-half ago. We had a couple
of meetings at the library with over 100 people in attendance. Now that we are
wrapping up a lot of the items, part of our action plan, we held an additional
meeting to inform the public of that, and we had an attendance of about 20,
which we think is a good sign that a lot of what we are trying to do was well
received. A lot of our presentation will be in January.
Also, John Rahaim wanted to wish you happy holidays, since this is your last
meeting before your holiday break.
.
9. Review
of Past Week’s Events at the Board of Supervisors, Board of Appeals, and
Historic Preservation Commission.
As far as Board of Appeals, Scott Sanchez attended a hearing last night
regarding a variance for 1269 Lombard.
BOARD OF SUPERVISORS:
No
Report
BOARD OF APPEALS:
The
Board heard an appeal of a front setback/rear yard variance which was granted
for the property at 1269 Lombard Street. The Board voted to uphold the
variance. The Board also held a public hearing on proposed rules changes and
adopted said revisions.
D.
GENERAL
PUBLIC 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.
None
E. REGULAR CALENDAR
10.
2010.1025T
(A. RODGERS: (415) 558-6395)
Ordinance amending Planning Code Section 409 to provide clarity and technical
amendments
-
Ordinance proposed by Mayor Newsom amending the San Francisco Planning Code
by amending Section 409 to clarify that the Annual Infrastructure Cost
Inflation Adjustments to development fees authorized by the section do not need
further action by the Board of Supervisors, to provide that the Planning
Director be included in the annual fee reporting process, and to make other
technical amendments to simplify the annual fee reporting process and ensure
that the Controller's Office and the Capital Planning Program coordinate their
efforts, and by amending other sections of Article 4 to clarify language,
eliminate confusion as to when requirements must be met, and correct errors in
cross-referencing; amending the San Francisco Administrative Code by repealing
Section 38.14 (the Severability Clause) and moving it to Section 430; adopting
environmental, Planning Code Section 302, and Planning Code Section 101.1
findings.
Preliminary Recommendation: Approval
SPEAKERS: Michael
Yarne
ACTION: Approved
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
MOTION: 18240
11.
2010.0716C
(A. HOLLISTER: (415) 575-9078)
1556 STOCKTON STREET
- east
side between Union and Green Streets, Lot 054 in Assessor’s Block 0116 -
Request for Conditional Use Authorization to legitimize a Self-Service
Specialty Food establishment (DBA Tony’s A Go Go) that would also offer
pizza-making classes as a Personal Service use. The proposed business would
occupy approximately 900 gross square feet. No physical expansion of the
existing building is proposed. This site is within the North Beach Neighborhood
Commercial Use District, the North Beach Special Use District and a 40-X Height
and Bulk District
Preliminary
Recommendation: Approval with Conditions
(Continued from Regular Meeting of November 4, 2010)
SPEAKERS: Brett
Gladstone, Bruno DeFabbio
ACTION: Approved
AYES: Antonini, Borden, Moore, Sugaya, Olague Miguel
ABSENT: Fong
MOTION: 18241
12.
2008.0197E
(A. CONTRERAS: (415) 575-9044)
942 Mission Street
- north side of Mission Street, between Fifth and Sixth Streets, Lot 15 in
Assessor’s Block 3704 - Appeal of Preliminary Mitigated Negative Declaration
for a project proposing the demolition of an existing two-story-over-basement
office and commercial building, and construction of a 152-foot-tall, 15-story
building containing approximately 3,240 square feet of ground-floor retail
space, 4,025 square feet of ground floor circulation and building service space,
and about 72,000 square feet of hotel space including 172 hotel rooms, with
pedestrian access from Mission and Jessie Streets. No off-street parking or
loading is proposed. The project is located in a C-3-G (Downtown General
Commercial) Use District and a 160-F Height and Bulk District.
Preliminary Recommendation: Uphold Preliminary Mitigated Negative
Declaration
SPEAKERS: Ian Lewis
ACTION: Preliminary Negative Declaration Upheld
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
MOTION: 18242
13a
2008.0197EKXC
(R. CRAWFORD: (415)
558-6163)
942 MISSION
STREET
- north side between Mint and 6th Streets; Lot 015 of Assessor’s
Block 3704 - Request for Conditional Use Authorization, pursuant to
Planning Code Sections 303 and 216(b)(i), Hotel. The proposed project would
demolish the existing two-story building on the property and construct a
15-story hotel approximately 79,000 square feet in area and 152 feet tall with
172 rooms and approximately 3,240 square feet of ground floor commercial space
within the C-3-G (Downtown General Commercial) District and a 160-F Height and
Bulk District.
Preliminary
Recommendation: Approval with Conditions
SPEAKERS: Jim Ruben, Michael Sharton, Starchild, Kevin Westely, Lori
Olenstein, Manny Flores, Mr. Pattel, Ian Lewis.
ACTION: Approved as modified
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
MOTION: 18242
13b.
2008.0197EKXC
(R. CRAWFORD: (415) 558-6163)
942 MISSION
STREET
- north side between Mint and 6th Streets; Lot 015 of Assessor’s
Block 3704 - Request for Determination of Compliance pursuant to Planning
Code Section 309, with an exception under Section 309(a)(2) from the
ground-level wind current requirement in C-3 Districts. The proposed project
would demolish the existing two-story building on the property and construct a
15-story hotel approximately 79,000 square feet in area and 152 feet tall with
172 rooms and approximately 3,240 square feet of ground floor commercial space
within the C-3-G (Downtown General Commercial) District and a 160-F Height and
Bulk District.
Preliminary
Recommendation: Approval with Conditions
SPEAKERS: Jim Ruben, Michael Sharton, Starchild, Kevin Westely, Lori
Olenstein, Manny Flores, Mr. Pattel, Ian Lewis.
ACTION: Approved as modified
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
MOTION: 18244
14.
2010.0985C
(S.
Lai: (415) 575-9087)
3489 16TH
STREET
- south side, between Sanchez and Church Streets, Lot 074 in Assessor’s Block
3565
- Request for Conditional Use Authorization, pursuant to Planning Code
Sections 721.69A, 721.21 and 303, to establish a new self-service specialty food
use d.b.a. “Ike’s Place“, with a non-residential use size in excess of 2,999
square feet, within the Upper Market Street Neighborhood Commercial District and
40-X Height and Bulk District.
Preliminary
Recommendation: Approval with Conditions
SPEAKERS: John Bell, Charles, Norman, Jacquie Hale, Richard Magary, David
Goldman, Gil Roman, Paul Quin, Vince Blaskovich, Rick Bowerman, Chris Rollinson,
Kenneth Koehn, Sam Black, Emilio Melendez, Mary Abler, Ellyn Parker, Stephens
Adams, Jimmy Young, Starchild, Mick Lee, John Basgall.
ACTION: Approved as amended
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
MOTION: 18245
15.
2008.0550C
(M.
Smith: (415) 558-6322)
2001 MARKET STREET - southwest
corner at Dolores Street, located on the east side of a triangular-shaped block
bounded by Market Street, Dolores Street and 14th Street, Lots 001
and 002 in Assessor's Block 3535 - Request for Conditional Use Authorization
pursuant to Planning Code Sections 303 and 304 to allow a Planned Unit
Development (PUD) for a project proposing the demolition of an existing
commercial building totaling approximately 42,460 square-feet and two adjacent
residential buildings with a total of four dwellings totaling approximately
4,400 square-feet and construction of up to an 85-foot high, eight-story,
approximately 187,400-gross-square-foot (gsf) mixed-use residential-commercial
building with 82 dwelling units and 101 off-street parking spaces located in two
unconnected partially below grade parking garages. The project would include an
approximately 31,000 gsf ground-floor grocery store (D.B.A. “Whole Foods”). The
proposal is seeking conditional use authorization to develop on a lot exceeding
9,999 square feet (Section 731.11), to establish a non-residential use exceeding
5,999 square feet (Section 731.21), to establish a ‘Formula Retail’ use (Section
703.3), to exceed the bulk district limitations (Section 271), to demolish four
dwelling units (Section 731.39), to reinstall the existing wireless
telecommunications facility (Section 731.83), and to establish a Planned Unit
Development (Section 304) with the following exceptions from the Code: rear yard
(Section 134); open space dimensions (Section 135); permitted obstructions
(Section 136); Street Frontage (Section 145.1); Curb Cuts (Section 145.1(c)(2);
Residential Loading (Section 152); and height measurement (Section 260). The
project site is located within a NCT-3 (Moderate-Scale, Neighborhood Commercial
Transit) District and a 85-B/40-X Height and Bulk Districts.
Preliminary
Recommendation: Approval with Conditions
SPEAKERS: Richard Magary, Karen Knowles-Pearce, Andy Thornley, Anita Mak,
Manuel Flores, Stepehn Adams, Laura Roland, Rush Sturges, Peter Lewis, Jason
Henderson, Sarah Karlinsky, Peter Cohen, Ted Olsson, Chris Haeggland, Dan Wald,
Andrea Angquist, Pat Tura, David Troup, Laura Millichap, Jeff Ray, Marius
Starkey, Peter S. Tannen, Sam Mogannam, Sue Hestor, Tim Colen, Stephen Haigh,
Dean Morehouse, Scott Nelson, Linda Trunzo, Asaish Patel.
ACTION: Approved as modified
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
MOTION: 18246
16.
2010.0794D
(E. WATTY: (415) 558-6620)
203 MARIETTA
DRIVE
- north side at the intersection of Arroyo Way; Lot 054 in Assessor’s Block
2949A - Request for Discretionary Review of Building Permit Application
No. 2010.06.28.5436, proposing to construct a two-story horizontal addition with
decks (at the second floor and roof) at the rear of a two-story, one-unit
residential building within the RH-1 (Residential, House, One-Family) Zoning
District and 40-X Height and Bulk District.
Staff
Analysis: Abbreviated Discretionary Review
Preliminary
Recommendation: Do not take Discretionary Review and approve
SPEAKERS: Robert Tilman, Cassandra Mettling-Davis
ACTION: DISCRETIONARY REVIEW APPLICATION WITHDRAWN
17.
2010.0799X
(C. TEAGUE: (415) 575-9081)
340 FREMONT STREET
- south side between Harrison and Folsom Streets, Lots 006-009 in
Assessor’s Block 3748
-
Request under Planning Code Sections 309.1 825, and 827 for the authorization of
a change in previously approved conditions of approval for the authorization
of a change in conditions of approval to extend the performance period for a
previously approved project within the RH DTR (Rincon Hill Downtown Residential
Mixed Use) District with a 85/400-R Height and Bulk Designation.
Preliminary Recommendation: Approval with Conditions
SPEAKERS: Jim Ruben, Michael Sharton, Starchild, Kevin Westely, Lori
Olenstein, Manny Flores, Mr. Pattel, Ian Lewis.
ACTION: Approved
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Olague Miguel
MOTION: 18247
18.
2006.0054C
(D.
Sánchez: (415) 575-9082)
2652 Harrison Street
- west side between 22nd and 23rd Streets, Lot 002 in
Assessor’s Block 3639 - Request
for Conditional Use Authorization under Planning Code Sections 134, 140,
175.6(e)(1), 215(a) and 303 to allow construction of a 4 story, 40 foot tall
building containing 20 dwelling units and 16 off street parking spaces utilizing
its Eastern Neighborhoods Pipeline Status to elect to conform to the controls
under the C-M (Heavy Commercial) Use District and the 40-X Height and Bulk
District, while conforming to Articles 1, 1.2, 1.5 and 2.5, as amended by the
Eastern Neighborhoods Controls, or requesting Conditional Use authorization to
seek relief from those amended Articles.
Preliminary
Recommendation: Approval with Conditions
SPEAKERS: Sue Hestor, John Connor
ACTION: Approved staff recommendation
AYES:
Antonini, Borden, Fong, Moore, Sugaya, Miguel
ABSENT: Olague
MOTION: 18248
19a.
2009.0173DV
(D. SÁNCHEZ: (415) 575-9082)
353 SAN JOSE AVENUE - east side
of San Jose between 25th Street and 26th Streets; Lot 022
in Assessor’s Block 6531 - Mandatory Discretionary Review, under Planning
Code Section 317 requiring review of the demolition of residential buildings and
their replacement structures, of Building Permit Application No. 2007.12.12.0285
to construct a four unit multifamily building as the replacement structure
within an RM-2 (Residential, Mixed, Moderate Density) District with a 40-X
Height and Bulk Designation.
Preliminary Recommendation: Do not take Discretionary Review and
Approve
SPEAKERS: Jo Babcock, Adell Shakee, Sammis Shakee, Fallanen Shakee, Aslem
Shakee, Tom Church
ACTION:
Continued to February 10, 2011 - Public Hearing Remains Open
AYES: Antonini, Borden, Moore, Olague, Sugaya, Miguel
ABSENT: Fong
19b.
2009.0173DV
(D. SÁNCHEZ: (415) 575-9082)
353 SAN JOSE AVENUE - east side
of San Jose between 25th Street and 26th Streets; Lot 022
in Assessor’s Block 6531 - Request for Variance, pursuant to Planning
Code Sections 134 and 140, to not provide a code complying rear yard at the
ground level or above where a rear yard of 34 feet 8 inches is required and to
not provide dwelling unit exposure for two units for construction of a four unit
building within an RM-2 (Residential, Mixed, Moderate Density) District with a
40-X Height and Bulk Designation.
ZONING ADMINISTRATOR CONTINUED THE MATTER TO FEBRUARY 2, 2011.
19c.
2010.1040D
(D. SÁNCHEZ: (415) 575-9082)
353 SAN JOSE AVENUE - east side
of San Jose between 25th Street and 26th Streets; Lot 022
in Assessor’s Block 6531 - Mandatory Discretionary Review, under Planning
Code Section 317 requiring review of the demolition of residential buildings and
their replacement structures, of Demolition Permit Application No.
2007.12.12.0282 to demolish an existing single family dwelling within an RM-2
(Residential, Mixed, Moderate Density) District with a 40-X Height and Bulk
Designation.
Preliminary Recommendation: Do not Take Discretionary Review and
Approve
SPEAKERS: Jo Babcock, Adell Shakee, Sammis Shakee, Fallanen Shakee, Aslem
Shakee, Tom Church
ACTION:
Continued to February 10, 2011 - Public Hearing Remains Open
AYES: Antonini, Borden, Moore, Olague, Sugaya, Miguel
ABSENT: Fong
20.
2010.0570D
(E. OROPEZA: (415) 558-6381)
2441 MISSION STREET - Lot 026 in
Assessor’s Block 3645 - Request for Discretionary Review of Building
Permit Application No. 2010.0616.4621, proposing to establish a Medical Cannabis
Dispensary dba, “Shambala Healing Arts Center” as defined per Planning Code
Section 790.141, within the Mission Street NCT District, the Mission Alcoholic
Beverage Special Use Subdistrict, and a 55-X Height and Bulk District.
Preliminary Recommendation: Do not Discretionary Review and
approve as proposed.
SPEAKERS: Stella Adelman, Leila Baradaran, Lena Gatchalian, Philip Lesser,
Ariel Vargas, Tina Banchard, Michael Dane, Donal Sambucci, Larry Nolan,
ACTION: Took
Discretionary Review and approved with conditions and findings
AYES: Borden, Fong, Moore, Olague, Sugaya, Miguel
ABSENT: Antonini
DRA: 0181
21.
2010.0770D
(S. VELLVE: (415) 558-6263)
2278 WASHINGTON STREET
-
north side between Laguna and Buchanan Streets; Lot 007 in Assessor’s Block 0603
- Request for Discretionary Review of Building Permit Application No.
2009.08.10.4480, proposing to re-authorize a curb cut and parking pad, for which
a previous permit has expired, and to construct a new gate to screen parking in
the buildable area at the front of the seven-unit building within the RM-1
(Mixed, Low-Density) Zoning District and 40-X Height and Bulk District.
Staff
Analysis: Full Discretionary Review
Preliminary
Recommendation: Take Discretionary Review and approve with modifications
SPEAKERS: Larry Knowland, Donald Sambuto, Jerry Dwell
ACTION: Approved per staff recommendations and Project Sponsor must
activate permit w/in 60 days.
AYES:
Antonini, Borden, Fong, Moore, Olague, Sugaya, Miguel
DRA: 0182
6:00 P.M.
22.
(J. SWITZKY: (415) 575-6815)
PARK MERCED MIXED-USE PROJECT OVERVIEW AND DEVELOPMENT AGREEMENT
– INFORMATIONAL ONLY - Parkmerced is generally bounded by 19th
Avenue to the east, Lake Merced Boulevard to the west, Holloway Avenue to the
north, and Stanley Boulevard to the south. The proposed project includes those
lots owned by Parkmerced Investors, LLC, and includes Assessor’s Blocks 7303,
7303A, 7308-311, 7314, 7316, 7319-26, 7330-45, 7333 A-B, 7333E & 7353-7373.
Parkmerced is a rental housing complex constructed between 1941-1951 consisting
of approximately 3,200 existing residential units and owned by Parkmerced
Investors, LLC. This is an Informational Hearing to provide an overview of
the proposed project components and draft Development Agreement. Specific topics
to be discussed at this session include transportation and housing (including
rent and tenant relocation considerations). The project, which would
be implemented over 20-30 years in multiple phases, includes the addition of
approximately 5,700 net new residential units, the demolition and replacement of
approximately 1,800 existing units which would remain subject to the San
Francisco Rent Stabilization Ordinance, rent-protections and relocation rights
for existing tenants, re-alignment and re-design of streets and blocks,
re-alignment and improvement of the M Ocean View light rail line, the addition
of new neighborhood serving retail and office space, new and re-configured
public open spaces including neighborhood parks, pedestrian and bike paths,
athletic fields, a new organic farm, and community gardens, overall
transportation improvements, ecological hydrology improvements, and provision of
renewable energy and water infrastructure. The draft Development Agreement would
become the binding legal contract between the City and the Developer and would
memorialize all of the public benefits and obligations of the Developer and
associated agreements between both parties toward implementation of the Project.
Preliminary Recommendation: No Action Requested. Informational
Discussion Only
SPEAKERS: Marc Christensen, Diana Mason, Stephen Heide, Jeanie Scott, Betty
Jo Harman, Elizabeth Keith, Ed Reidy, Mike Smith, Terence John Daulkenr, Cathy
Lentz, Sarah Karklisnky, Aaron Goodman, Lora Traveler, John Jweinat, Tom
Baumgartner, Matt Kalin, Arne Larsen, Daniel W. Phillips, Carol Koppel, Aaron
Goodman, Michael Ngyuen, Tim Colen, Lynda Hoang, Tom Murphy, Rob Sampera, Tim
Min Chao, Carol Zhang, Tony Zhang, Glen Hatakeyama
ACTION:
Informational Only. No Action Required
23.
2008.0021EMTZW
(J. SWITZKY: (415)
575-6815)
INITIATE PLANNING CODE, ZONING MAP, AND GENERAL PLAN AMENDMENTS
AS PART OF PARKMERCED’S DEVELOPMENT PROJECT
- Pursuant to Planning Code Section 302, the Commission will consider a
Resolution of Intention to initiate amendments to the Planning Code, Zoning
Maps, and General Plan. The Amendments are related to the Parkmerced Development
Project, which is generally bounded by Lake Merced Boulevard to the west,
Brotherhood Way to the south, Junipero Serra Boulevard, Felix Avenue, Cambon
Drive, and 19th Avenue to the east, and Holloway Avenue, Varela Avenue, Serrano
Drive, Font Boulevard, Pinto Avenue, and Vidal Drive to the north (Assessor’s
Block/Lots 7303-001, 7303-A-001, 7308-001, 7309-001, 7309-A-001, 7310-001,
7311-001, 7315-001, 7316-001, 7317-001, 7318-001, 7319-001, 7320-003, 7321-001,
7322-001, 7323-001, 7325-001, 7326-001, 7330-001, 7331-004, 7332-004, 7333-001,
7333-003, 7333-A-001, 7333-B-001, 7333-C-001, 7333-D-001, 7333-E-001, 7334-001,
7335-001, 7336-001, 7337-001, 7338-001, 7339-001, 7340-001, 7341-001, 7342-001,
7343-001, 7344-001, 7345-001, 7345-A-001, 7345-B-001, 7345-C-001, 7356-001,
7357-001, 7358-001, 7359-001, 7360-001, 7361-001, 7362-001, 7363-001, 7364-001,
7365-001, 7366-001, 7367-001, 7368-001, 7369-001, and 7370-001)
– Request
for Planning Code Text Amendments
to: (1) create Planning Code Section 249.64, the “Parkmerced Special Use
District” (PMSUD), which would establish specific use categories that include
residential, mixed-use, school, community, and open space districts; height and
bulk restrictions, parking, car-share, bicycle-parking requirements; establish a
design review process for the phased development plan; and allow for the
demolition and replacement of 1,538 rent-controlled dwelling units; (2) amend
Code Sections 102.5 and 201 to include the Parkmerced Zoning Districts; and (3)
amend Code Section 270 (Bulk Limits) to create a new Bulk District for the
proposed “Parkmerced Special Use District”. Request for Planning Code Map
Amendments: to (1) amend Zoning Map ZN13 to delete references to existing
zoning within the project site and to refer to the proposed new “Parkmerced
Special Use District” zoning districts (PM-R, PM-MU1, PM-MU2, PM-S, PM-CF, and
PM-OS); (2) amend Zoning Map SU13 to designate the project site as the proposed
new “Parkmerced Special Use District”; and (3) amend Zoning Map HT13 to
reclassify the height limits within the project site according to the proposed
project.
Request for General Plan Amendment
to amend the Urban Design
Element Height Map (Map 4) to reflect the proposed height restrictions as
described in the proposed development program.
Preliminary Recommendation: Approve a
draft Resolution to initiate amendments to the Planning Code, Zoning Maps, and
General Plan and schedule a public hearing to consider the amendments.
(Continued from Special Meeting of December 9, 2010)
SPEAKERS: Eric Brooks, Aaron Goodman, Terrance Faulkner, Cathy Lentz
ACTION: Without hearing continued to January 13, 2011
AYES: Antonini, Borden, Fong, Olague, Sugaya, Miguel
ABSENT: Moore
F.
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))
SPEAKERS:
Erick Brooks
Re: Changes in CEQA issues
Terrance Faulkner
Adjournment: 10:39
p.m.
Adopted:
February 3, 2011
