July 14, 2011 - Correction

CORRECTION

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, July 14, 2011

1:00 PM

Regular Meeting

 

President: Christina R. Olague

Vice-President:  Ron Miguel

                        Commissioners: Michael J. Antonini; Gwyneth Borden; Rodney Fong; Kathrin Moore;

Hisashi Sugaya

 

Commission Secretary: Linda D. Avery

 

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 9:30 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.

 

1:00 PM   _________

 

ROLL CALL:                                                     

                        President:                                 Christina R. Olague                                           

                        Vice-President:                          Ron Miguel

Commissioners:                        Michael J. Antonini; Gwyneth Borden; Rodney Fong; 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.         2011.0165C                                                                            (S. YOUNG: (415) 558-6346)    

2424 POLK STREET - east side between Filbert and Union Streets; Lot 020 in Assessor’s Block 0525 - Request for Conditional Use Authorization under Sections 723.21, 723.41, 723.42, and 303 of the Planning Code to convert a vacant retail space into a full-service restaurant with bar (d.b.a. Revo) and to allow a use size that exceeds 1,999 square feet in a one-story commercial building within the Polk Street Neighborhood Commercial District and a 65-A Height and Bulk District. The proposed full-service restaurant with bar will contain approximately 2,500 square feet of floor area and will accommodate up to 49 patrons.

Preliminary Recommendation: Pending

                        (Continued from Regular Meeting of June 2, 2011)

                        (Proposed for Continuance to September 22, 2011)

 

2a.        2010.0367DDV                                                                 (C. Teague:  (415) 575-9081)

54-62 Peralta Street - Requests for Discretionary Review for Building Permit Application Nos. 2009.1231.4050 and 2009.1231.4052 proposing to construct two new three-story, two-family dwellings on two adjacent down-sloping lots, in a RH-2 (Residential, Two-Family House) District and a 40-X Height and Bulk District, and within the Bernal Heights Special Use District.          

Staff Analysis: Full Discretionary Review

Preliminary Recommendation: Not Take Discretionary Review and approve as proposed.         

(Continued from Regular Meeting of March 17, 2011)

Note: On March 17, 2011, following testimony, the Commission continued this item to 7/14/2011.  Public hearing remains open.

                (Proposed for Continuance to September 22, 2011)

 

2b.        2010.0367DDV                                                                (C. Teague:  (415) 575-9081)

            54-62 Peralta Street - Request for off-street parking Variance pursuant to Planning Code Section 242(e)(4) for the proposed construction of two new three-story, two-family dwellings on two adjacent down-sloping lots, in a RH-2 (Residential, Two-Family House) District and a 40-X Height and Bulk District, and within the Bernal Heights Special Use District.

(Continued from Regular Meeting of March 17, 2011)

FOLLOWING PUBLIC TESTIMONY, THE ZONING ADMINISTRATOR CONTINUED THE ITEM TO 7/14/2011.  PUBLIC HEARING REMAINS OPEN.

                        (Proposed for Continuance to September 22, 2011)

           

            3.                                                                                                     (V. WISE: (4150 575-9049)

                        MTA’s SUSTAINABLE MOBILITY STRATEGY - Informational Presentation –      This presentation will provide an overview of MTA’s work on sustainable mobility and climate action strategy.  The presentation will include information on MTA’s sustainability goals, mobility strategies for various modes, and examples of current projects,

                        (Proposed for Continuance to September 22, 2011)

                                                           

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.         2010.1070C                                                                 (K. Durandet:  (415) 575-6816) 

580 VALENCIA STREET - west side of Valencia Street between 16^th and 17^th Streets–Lot 011 of Assessor’s Block 3568 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 726.41 to add a bar to a previously existing full-service restaurant (d.b.a. Slanted Door Restaurant) within the Valencia Street NCT (Neighborhood Commercial Transit) District, Mission Alcohol Beverage Special Use Sub-district, and a 55-X Height and Bulk District.  If granted, the Conditional Use Authorization would allow the applicant to seek a Type 47 License from the California Department of Alcoholic Beverage Control. This license would permit the sale of beer, wine, and distilled spirits for on-site consumption in association with the restaurant. Preliminary Recommendation: Approval with Conditions

 

C.         REGULAR CALENDAR             

                                               

5.         2010.0420ECTZ                                                          (A. CONTRERAS: (415) 575-9044)

3151 – 3155 SCOTT STREET - southwest corner at Lombard Street, Lot 001 in Assessor’s Block 0937 - Appeal of Preliminary Negative Declaration for the proposed conversion of a building formerly used as a 29-room hotel (d.b.a. King Edward II) to a group housing use with up to 24 affordable group housing units for transitional age youth between the ages of 18 and 24, one manager’s unit (25 units in total) and rooms for programmatic needs (1,856 sf), with minor alterations to the building’s façade.  The 3,436 sf project site  is within the NC-3 (Neighborhood Commercial, Moderate Scale) District and a 40-X Height and Bulk District, and is proposed for rezoning as the "Lombard and Scott Street Affordable Group Housing Special Use District". Enlargement of the building is not proposed.

                        Preliminary Recommendation: Uphold Preliminary Negative Declaration

 

6a.        2010.0420CETZ                                                     (S. VELLVE: (415) 558-6263)

3151 – 3155 SCOTT STREET – southwest corner at Lombard Street, Lot 001 in Assessor’s Block 0937 – Consideration of a proposed ordinance introduced by Supervisors Chiu, Avalos, Kim, Mar, and Mirkarimi requesting Rezoning and Text Amendments to the Planning Code and Zoning Map to establish the Lombard and Scott Street Affordable Group Housing Special Use District (SUD) in association with the proposed group housing project pursuant to Planning Code Sections 302 and 306. The Planning Code Text Amendment would establish the Lombard and Scott Street Affordable Group Housing SUD by adding Planning code Section 249.55. The SUD would increase the allowed group housing density from 16 group housing units as permitted per Planning Code Sections 208 and 712.92 to 24 group housing units and one manager's unit for a total of 25 units, and exceptions to the rear yard, open space and exposure requirements for a project with an affordable housing component for transitional age youth between the ages of 18 and 24. The Zoning Map Amendment would establish the Lombard and Scott Street Affordable Group Housing SUD at Lot 001 in Assessor’s Block 0937 on Zoning Map Sheet SU02.

Preliminary Recommendation: Adoption

 

6b.        2010.0420CETZ                                                                 (S. VELLVE: (415) 558-6263)

3151 – 3155 SCOTT STREET – southwest corner at Lombard Street, Lot 001 in Assessor’s Block 0937 – Request for Conditional Use Authorization pursuant to Planning Code Section 303 to convert a building formerly used as a 29-room tourist hotel (d.b.a. King Edward II) to a group housing use with up to 24 affordable group housing units for transitional age youth between the ages of 18 and 24, one manager’s unit (25 units in total) and rooms for programmatic needs, with minor alterations to the building’s façade, within the NC-3 (Neighborhood Commercial, Moderate Scale) District, the proposed Lombard and Scott Street Affordable Group Housing Special Use District (SUD) and a 40-X Height and Bulk District. Enlargement of the building is not proposed.

Preliminary Recommendation: Approval with Conditions

 

4:00 PM

 

7.         2010.0182TU                                                                   (E. Lovejoy: (415) 575-9026)

Standards for Bird-Safe Buildings - The Planning Commission will consider two items: 1) a draft policy document titled "Standards for Bird-Safe Buildings" and 2) a proposed Ordinance that would amend the Planning Code to implement the proposed policy document. The actions are intended to a) reduce building-related hazards for San Francisco’s resident and migrant bird species; b) establish consistent building standards for creating bird-safe buildings; and c) provide certain exemptions from these requirements. The proposed Ordinance would amend the Planning Code to create a new Section, 139 Bird-Safe Building Standards; and would amend other sections, including Section 145.1; and adopting findings, including environmental findings, Section 302 findings, and findings of consistency with the General Plan and priority policies of Planning Code Section 101.1.

Preliminary Recommendation: Approval with modifications of a draft Resolution recommending approval of amendments to the Planning Code and adopting a Commission policy document titled "Standards for Bird-Safe Buildings".

(Continued from Regular Meeting of May 26, 2011)

 

8.                                                                                                       (T. OJEDA: (415) 558-6251)        

            SAN FRANCISCO SOCIO-ECONOMIC PROFILE AND CHANGE SINCE 2000 - Staff will report on data from the Census Bureau, focusing on the 2005-2009 American Community Survey (ACS).  The annual ACS replaced the decennial Census “long form” and includes detailed socio-economic statistics such as household composition, income, poverty, educational attainment, occupation, and commute to work.  Annual ACS data is aggregated into five-year estimates to replicate Census sampling.  The 2005-2009 ACS is the first five-year estimate released and provides the most current socio-economic profile of the country.  Changes since the 2000 Census for select demographic and housing characteristics will be presented for San Francisco overall and by supervisorial districts; employment and commute to work will also be discussed.  Census 2010 data will be used when available.  Preliminary Recommendation: Informational presentation only. No action required

 

9.                                                                                                (K. CONNER: (415) 575-6914)                                        

Inclusionary Affordable Housing Program - Consideration of Inclusionary Affordable Housing Program policy to authorize the Zoning Administrator to administratively allow entitled projects with an affordable housing requirement to modify the method of compliance from on- or off-site rental units to payment of the http://commissions.sfplanning.org/cpcpackets/file.pdf fee and from the Affordable Housing fee to an on-site alternative.

Preliminary Recommendation:  Adopt policy

 

 

10.        2011.0296C                                                                       (C. Teague:  (415) 575-9081)

2196 3^RD STREET (aka 638 19^TH STREET) - west side at the northern corner of 19^th Street, Lots 031-051 in Assessor's Block 4044 - Request for Conditional Use Authorization to modify the existing project's original motion of approval (No. 16400) to allow the two existing on-site affordable units to convert from rental to ownership units in the UMU (Urban Mixed Use) Zoning District, 68-X Height and Bulk District, and the Life Science and Medical Special Use District.

Preliminary Recommendation: Approval with Conditions.

            (Continued from Regular Meeting of June 9, 2011)

 

11.        2011.0639T                                                                    (A. Rodgers:  (415) 558-6395)

Clement and Geary NCD Controls - The Planning Commission an Ordinance amending the San Francisco Planning Code Sections 263.20, 712.1, 716.1, and 781.4 to: 1) allow eating and drinking uses as principally permitted uses in the Inner Clement and Outer Clement Neighborhood Commercial Districts if the total street frontage dedicated to such uses does not exceed 30% and as conditionally permitted uses if the total street frontage dedicated to such uses exceeds 30%; 2) remove the prohibition on large fast-food restaurants and prohibit formula retail pet supply stores and formula retail eating and drinking establishments in the Geary Boulevard Fast-Food Subdistrict; 3) make video stores a principally permitted use on the ground floor in the NC-3 and the Inner Clement and Outer Clement Neighborhood Commercial Districts; 4) permit a height increase of five feet to permit tall ground-floor ceiling heights in the 40-X and 50-X Height and Bulk Districts in the NC-3 Zoning District along Geary Boulevard from Scott Street to 28th Avenue; and 5) making environmental findings, Planning Code Section 302 findings, and findings of consistency with the General Plan and the Priority Policies of Planning Code Section 101.1.

Preliminary Recommendation: Pending.

 

12.        2011.0399C                                                                             (K. Guy: (415) 558-6163)

401 GROVE STREET - southwest corner at Gough Street, Lot 036 of Assessor’s Block 0808 - Request for Conditional Use Authorization to allow development on a lot exceeding 10,000 square feet, and to approve a Planned Unit Development, with specific modifications of Planning Code regulations regarding rear yard, dwelling unit exposure, bay window dimensions, and height measurement, within the Hayes-Gough Neighborhood Commercial Transit District and the 40-50-X Height and Bulk District. The proposal is to demolish an existing surface parking lot and construct a new five-story mixed-use building containing approximately 63 dwelling units, 5,000 square feet of ground floor commercial uses, and 37 off-street parking spaces within an underground garage.  In 2008, a Conditional Use Authorization and Planned Unit Development were approved for the property for the construction of a new building containing 61 dwelling units, 10,000 square feet of ground floor commercial uses, and 39 off-street parking spaces. The project to be considered on June 23, 2011 includes a modified program of uses and a revised design.

Preliminary Recommendation:  Approval with Conditions

                        (Continued from Regular Meeting of June 23, 2011)

 

13.        2011.0298X                                                                               (B. Fu:  (415) 558-6613)

399 Fremont Street - northeast corner of Harrison and Fremont Streets, Lot 002 in Assessor’s Block 3747 - Request under Planning Code Sections 309.1, 825 and 827 to allow a time extension 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. The approved proposal was to construct a new residential project in a 400-foot building that would consist of approximately 452 dwelling units, up to 238 off-street parking spaces, and for the granting of exceptions to allow greater than one parking space for every two dwelling units under Planning Code Sections 151.1(d) and 309.1(b)(1)(b), for reduction of the dwelling unit exposure requirements under Planning Code Sections 140 and 309.1(b)(1)(d), and to provide exceptions to the separation of towers requirement under Planning Code Sections 270(e) and 309.1(b)(1)(a). 

Preliminary Recommendation: Approval with Conditions

 

14.        2008.1395X                                                                  (K. Durandet:  (415) 575-6816)

1501 15^TH STREET - southwest corner of South Van Ness Avenue and 15^th Street, Lot 054 of Assessor’s Block 3553 - Request for Large Project Authorization and exceptions pursuant to Planning Code Sections 134 and 329.  The subject property is in the UMU (Urban Mixed Use) Zoning District, and a 58-X Height and Bulk District.  The proposed project would replace a vacant lot (formerly a gas station) with a 58 foot high, five-story, 66,043 square foot, mixed-use building consisting of 40 residential units (16 one-bedroom, 24 two-bedroom) and approximately 9,681 square feet of ground-floor commercial use.  The building would provide 39 off-street parking spaces at the basement level with access to the underground parking garage on 15^th Street.  The project would provide approximately 3,187 square feet of common outdoor space and 2,917 square feet of private open space with an exception for rear yard requirement pursuant to Planning Code Section 134.

Preliminary Recommendation:  Approval with Conditions

 

                                               

D.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

15.        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.

 

E.         DIRECTOR’S REPORT

 

16.        Director’s Announcements

           

17.        Review of Past Week’s Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.

 

F.         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.

 

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: