October 20, 2011 - Regular Hearing

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, October 20, 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.         2011.0864Z                                                                        (A. STARR: (415) 558-6362)

312 Connecticut Street - Zoning Map Amendments - The Commission will consider a proposed Ordinance [BF 110845] introduced by Supervisor Cohen concerning Zoning Map Sheet No. ZN08 to: 1) rezone Block No. 4035, Lot No. 003 (312 Connecticut Street) from RH-2 to NC-2; and 2) 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: Approval of Proposed Ordinance to Board of Supervisors

            (Continued from Regular Meeting of October 13, 2011)

                        (Proposed for Continuance to November 10, 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

 

2.         2011.0497D                                                                                 (B. FU: (415) 558-6613)

650 2^ND STREET - west side between Brannan and Townsend Streets; Lots 059 & 060 in Assessor’s Block 3788 - Mandatory Discretionary Review, under Planning Code Section 317 requiring review of Loss of Residential Units Through Merger, of Building Permit Application Nos. 2011.01.14.8412 and 2011.01.14.8416 proposing to merge two live/work units into one live/work unit in an existing 25-unit (proposed 24-unit) live/work building, within a MUO (Mixed Use, Office) District and within a 65-X Height and Bulk District.

Preliminary Recommendation: Do Not Take Discretionary Review and Approve Project as Proposed.

 

3.         2011.0160C                                                                                (S. Lai:  (415) 575-9087)

291 DUBOCE AVENUE - southeast corner of Market Street and Duboce Avenue, Lot 058    in Assessor’s Block 3534 - Request for Conditional Use Authorization pursuant to Planning Code Sections 731.83, 790.80 and 303 to add seven new antennas on the penthouse and roof of a commercial building with associated equipment, with a Location Preference 2 (Preferred Location – Co-Location Site), as part of the AT&T wireless network within the NCT-3 (Moderate-scale Neighborhood Commercial Transit District) and a 40-X and 85-X height and bulk district.

Preliminary Recommendation: Approval with Conditions

 

 

 

4.         2011.0418C                                                                            (A. Putra: (415) 575-9079)

5630 MISSION STREET - west side between Naglee and Whipple Avenues; Lot 012 in Assessor’s Block 7098  - Request for Conditional Use Authorization, pursuant to Planning Code Sections 711.83, and 303 to install a wireless telecommunication services facility consisting of 9 panel antennas on the roof and associated equipment cabinets on the second floor of a tourist hotel with a Location Preference 2 (Preferred Location – Co-location Site), as part of the AT&T wireless telecommunications network within an NC-2 (Neighborhood Commercial, Small-scale) Zoning District, and a 40-X Height and Bulk District. 

Preliminary Recommendation: Approval with Conditions

 

C.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

5.         Commission Comments/Questions

·         Inquiries/Announcements.  Without discussion, at this time Commissioners may make announcements or inquiries of staff regarding various matters of interest to the Commissioner(s).

·         Future Meetings/Agendas.  At this time, the Commission may discuss and take action to set the date of a Special Meeting and/or determine those items that could be placed on the agenda of the next meeting and other future meetings of the Planning Commission.

 

D.         DIRECTOR’S REPORT

 

6.         Director’s Announcements

           

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

 

E.         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.

 

F.                  REGULAR CALENDAR 

 

8.         2011.0094C                                                                 (G. CABREROS: (415) 558-6169)

1800 VAN NESS AVENUE - northeast corner of Van Ness Avenue and Clay Street; Assessor's Block 0619, Lots 009 & 010 - Request for Conditional Use Authorization for a Planned Unit Development pursuant to Planning Code Sections 253.2, 271, 303, 304 and 306 proposing construction of an 8-story, 80-foot tall, 94-unit mixed-use building with 95 parking spaces and approximately 4,900 square feet of ground-floor commercial space and construction of a 4-story, 44-foot tall, 4-unit residential building with 4 parking spaces on Washington Street, located in an RC-4 (Residential-Commercial Combined, High Density) District, the Van Ness Special Use District and an 80-D Height and Bulk District. The project proposes to demolish an existing two-story commercial building.

Preliminary Recommendation: Approval with Conditions

 

9.         2011.0653C                                                               (R. CRAWFORD:  (415) 558-6358)

325-329 KEARNY STREET - south side between Bush and Pine Streets; Lot 003 in Assessor’s Block 0270 - Request for Conditional Use Authorization under Planning Code Sections 303 and 218.8 Massage Establishments to expand massage services within an existing massage establishment (dba Queen’s Health Center) on the second and third floors of the subject property.  The project would establish three new massage treatment rooms for a total of five treatment rooms on the third floor.  This project is located in the C-3-O Downtown Office District and within the 80-130-F Height and Bulk District.

Preliminary Recommendation:   Approval with Conditions

 

10a.      2010.0948XV                                                              (R. CRAWFORD:  (415) 558-6358)

527-529 STEVENSON STREET - south side between 6^th and 7^th Streets; Lot 012 in Assessor’s Block 3703 - Request for Determination of Compliance pursuant to Planning Code Section 309, with an exception to the requirements for Section 134, Rear Yard.  The proposed project would convert a vacant 42,600 square foot, four-story industrial building to mixed-use with 67 residential units, eight off-street parking spaces, and a 210 square foot ground floor commercial space.  This project is located in the C-3-G (Downtown, General Commercial) District and 120-F Height and Bulk District.

Preliminary Recommendation:   Approval with Conditions

(Continued from Regular Meeting of September 15, 2011)

NOTE: On September 15, 2011, following public testimony, the Commission continued the matter to 10/20/11 for the Project Sponsor to address unit exposures & layout, rendering, design and commercial space by vote of (+6 -0) Commissioner Borden absent.  The Public Hearing remains open.

 

10b.      2010.0948XV                                                              (R. CRAWFORD:  (415) 558-6358)

527-529 STEVENSON STREET - south side between 6^th and 7^th Streets; Lot 012 in Assessor’s Block 3703 - Request for a Variance, pursuant to Planning Code Sections 305 and 140 to allow 40 new residential units that do not face on a public street at least 25 feet in width, a Code compliant rear yard, or Code compliant open space.  The proposed project would convert a vacant 42,600 square foot, four-story industrial building to mixed-use with 67 residential units, eight off-street parking spaces, and a 210 square foot ground floor commercial space.  This project is located in the C-3-G (Downtown, General Commercial) District and 120-F Height and Bulk District.

(Continued from Regular Meeting of September 15, 2011)

NOTE: On September 15, 2011, following public testimony, the Zoning Administrator continued the matter to 10/20/11.  Public Hearing remains open.

 

            11.        2011.0532T                                                                    (A. STARR:  (415) 558-6362)        

Uses, Signs, Building Features, Floor Area Ratio, Parking, and Compliance in Specified Use Districts - The Commission will consider a proposed Ordinance [BF 110548] amending the San Francisco Planning Code by repealing Sections 136.2, 136.3, 158, 187, 249.15, 263.2, 263.3, 602.25, 602.26, 607.3 and 607.4 and amending various other Code sections to as well as additional recommendations by Planning staff.  Specifically, the proposed Ordinance would (1) increase the amount of principally permitted parking spaces for dwellings in RC-4 and C-3 Districts; (2) make off-street parking requirements in the Van Ness Special Use District and RC-3 Districts consistent with those of RC-4 Districts; (3) eliminate minimum parking requirements for the Chinatown Mixed Use Districts and North Beach Neighborhood Commercial Districts; (4) allow exceptions from required parking under specified circumstances; (5) amend the restrictions on off-street parking rates and extend them to additional zoning districts, (6) revise sign, awning, canopy and marquee controls in specified zoning districts; (7) increase the permitted use size for limited corner commercial uses in RTO and RM districts, and allow reactivation of lapsed limited commercial uses in R districts; (8) revise the boundaries of and modify parking and screening requirements in the Washington-Broadway and Waterfront Special Use Districts; (9) modify controls for uses and accessory uses in Commercial and Residential-Commercial Districts; (10) permit certain exceptions from exposure and open space requirements for historic buildings; and (11) modify conformity requirements in various use districts; adopting findings, including environmental findings, Section 302 findings, and findings of consistency with the General Plan and the Priority Policies of Planning Code Section 101.1.

 (Continued from Regular Meeting of September 8, 2011)

[This is an informational hearing only.  The item will be scheduled for final action on November 10, 2011.]

           

            12.        2011.0533Z                                                                       (A. STARR:  (415) 558-6362)        

Zoning Map Amendments – Washington-Broadway Special Use District 1; Waterfront Special Use District 2 and 3; Special Districts for Sign Illumination; and Special Districts for Scenic Streets - The Commission will consider a proposed Ordinance [BF 110547] introduced by Supervisor Chiu concerning Sheets SU01, SS01 and SS02 of the San Francisco Zoning Map as well as additional recommendations by Planning staff.  Specifically, the proposed Ordinance would amend the San Francisco Planning Code by 1) adding blocks and lots to the Washington-Broadway Special Use District 1; 2) adding blocks to the Waterfront Special Use District 2; 3) deleting blocks and add lots to the Waterfront Special Use District 3; 4) making the boundaries of the Special District for Sign Illumination on Broadway co-extensive with the Broadway Neighborhood Commercial District; 5) deleting the Van Ness Special District for Sign Illumination; and 6) adding The Embarcadero from Taylor Street to Second Street to the Special District for Scenic Streets; 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 101.1.

                        (Continued from Regular Meeting of September 8, 2011)

[This is an informational hearing only.  The item will be scheduled for final action on November 10, 2011.]

                                                                       

13.                                                    (T. OJEDA:  (415 558-6251 / J. JARAMILLO: (415) 558-6818)

25 YEARS:  DOWNTOWN PLAN MONITORING REPORT, 1985-2009 - Informational Presentation -The Planning Department is announcing publication of 25 Years Downtown Plan Monitoring Report 1985-2009.  This report analyzes development and economic trends since the adoption of the Downtown Plan in 1985 and includes an assessment of the Plan’s implementing actions.  The first section of the report, “Downtown Plan: 25 Years,” evaluates to what extent the Plan’s primary objectives were achieved.  The second section, “Economic Change and Regional Growth Since 1985,” explores the impact of larger economic forces on Downtown San Francisco and how these affected the ability of the Plan to achieve its objectives.  The report was released June 2011 and is available in electronic format at http://www.sf-planning.org/ftp/files/Citywide/25-Years_Downtown-Plan-Monitoring-Report-1985-2009.pdf

 

14.        2005.1004MRTZ                                                                     (J. SWAE: (415) 575-9069)

Glen Park Community Plan Initiation Hearing - Staff will request the Planning Commission to consider approving a Resolution of Intention to initiate amendments to the General Plan (Recreation & Open Space, Commerce & Industry, and Urban Design Elements), Planning Code (Sections 121.1, 121.2, 124, 134, 135, 145.4, 151.1, 155, 201, 263.20, 607.1, 702.1 and add new Sec. 738.1- Glen Park Neighborhood Commercial Transit District), and Zoning Maps (ZN11 & HT11) to implement the Glen Park Community Plan.  In addition, staff will request the Commission to schedule a public hearing to consider approval of the proposed General Plan, Planning Code and Zoning Map amendments. 

Preliminary Recommendation: Approval

 

15.        2011.0554D                                                                                 (S. LAI: (415) 575-9087)

2526 GREAT HIGHWAY - east side between Ulloa and Vicente Streets; Lot 005A in Assessor’s Block 2448 - Request for Discretionary Review of Building Permit Application No. 2010.02.16.6603, proposing to construct a third-story vertical addition and a two story horizontal rear extension to the existing single-family home, located in a RH-2 (Residential, House, Two-units per Lot) District and a 40-X Height and Bulk District.

Staff Analysis: Abbreviated Discretionary Review

Preliminary Recommendation:  Do not take Discretionary Review and approve

 

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: