SAN FRANCISCO
PLANNING COMMISSION
Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, May 10, 2012
12:00 PM
Regular Meeting
COMMISSIONERS PRESENT: Fong, Wu, Antonini, Borden, Miguel, Moore
COMMISSIONER ABSENT: Sugaya
THE MEETING WAS CALLED TO ORDER BY PRESIDENT FONG AT 12:08 PM.
STAFF IN ATTENDANCE: John Rahaim – Director of Planning, Scott Sanchez – Zoning Administrator, Kevin Guy, Corey Teague, Christina Lamorena, Tara Sullivan, Diego Sanchez, Sharon Young, Joshua Switzky, Aaron Starr, Glenn Cabreros, 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. None
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
1. 2012.0150C (E. Jackson: (415) 558-6363)
870 HARRISON STREET - northwest side, between 4th and 5th Streets, Lot 019 in Assessor’s Block 3752 - Request for Conditional Use Authorization under Planning Code Section 303 to extend approval for a proposed project for three additional years to June 18, 2015. The property is located within a Residential Service District (RSD), a 40-X/85-B Height and Bulk District, San Francisco’s South of Market Area (SoMa), the Western SoMa Special Use District, and the Youth and Family Special Use District. No other changes to the project are proposed at this time. The proposed project, approved under Motion No. 17906 on June 18, 2009, is the demolition of an existing vacant two-story industrial building and new construction of a six-story, 65-foot-tall mixed-use building containing up to 26 dwelling units and Production Distribution and Repair (PDR) space pursuant to Planning Code Section 263.11, and the construction of a Community Residential Automobile Parking Garage pursuant to Planning Code Sections 157 and 815.26.
Preliminary Recommendation: Approve with Conditions
SPEAKERS: None
ACTION: Approved
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore
ABSENT: Sugaya
MOTION: 18617
2. 2011.0492C (R. Crawford: (415) 558-6358)
709 GEARY STREET - southwest corner of Geary and Leavenworth Streets; Lot 001 in Assessor’s Block 0319 - Request for Conditional Use Authorization, pursuant to Planning Code Section Sections 303 and 209.6(b) for a proposed wireless telecommunications service facility operated by AT&T Mobility. The facility would consist of seven roof-mounted panel antennas and associated equipment cabinets also located on the roof of the building. The facility is proposed on a Location Preference 5 Site (Preferred Location – Mixed Use Buildings in High Density Districts) within the RC-4 (Residential-Commercial, High Density) Use District and an 80-T Height and Bulk District.
Preliminary Recommendation: Approve with Conditions
SPEAKERS: Tedi Verhases – AT&T representative
ACTION: Approved
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore
ABSENT: Sugaya
MOTION: 18620
3. 2011.1090C (A. Putra: (415) 575-9079)
3995 ALEMANY BOULEVARD - south side between Worchester and St. Charles Avenues; Lot 012 in Assessor’s Block 7126A - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303 and 713.43, to legalize an existing large fast-food restaurant (d.b.a. Oceanview Supermarket Hot Pot Buffet) located within an existing retail grocery store (d.b.a. Oceanview Supermarket) in an NC-S (Neighborhood Commercial, Shopping Center) District and 40-X Height and Bulk District.
Preliminary Recommendation: Approve with Conditions
SPEAKERS: None
ACTION: Approved
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore
ABSENT: Sugaya
MOTION: 18618
4. 2011.0068C (A. Hollister: (415) 575-9078)
1498, 1436 Polk Street & 1567 California Street - southeast corner of Polk and California Streets, Lots 014, 014A & 015 in Assessor’s Block 0645 - Request for Conditional Use Authorization under Planning Code Sections 723.83 and 303 for a proposed wireless telecommunications service facility operated by AT&T Mobility. The facility would consist of up to nine rooftop-mounted antennas and associated equipment located in an on-site surface parking lot. The facility is proposed on a Location Preference 6 Site (Limited Preference Site) within the Polk Street Neighborhood Commercial Zoning District and an 80-A Height and Bulk District.
Preliminary Recommendation: Approve with Conditions
SPEAKERS: Tedi Verhases – AT&T representative, Linda Chapman
ACTION: Approved
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore
ABSENT: Sugaya
MOTION: 18621
5. 2011.1425C (A. Hollister: (415) 575-9078)
1145 Polk Street (a.k.a. 1201 Sutter Street) - southwest corner of Polk and Sutter Streets, Lot 001 in Assessor’s Block 0691 - Request for Conditional Use Authorization under Planning Code Sections 723.26 and 303 to add a walk-up facility recessed less than three feet from the property line that will be utilized in conjunction with an existing small, self-service restaurant (D.B.A. Café Zitouna) for take-out restaurant orders within the Polk Street Neighborhood Commercial Zoning District and a 65-A Height and Bulk District.
Preliminary Recommendation: Approve with Conditions
SPEAKERS: Najib Rebia – Project Sponsor, Linda Chapman, Robert Garcia, Ike Aboozou, Kris Schulman, Ron Case, Kelley Condon
ACTION: Approved as amended to require walk up window to close by 9:00 pm
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore
ABSENT: Sugaya
MOTION: 18622
6. 2011.1147B (R. Sucré: (415) 575-9108)
601 Townsend Street - located on the southwest corner of 7th and Townsend Streets, Lot 001 in Assessor’s Block 3799 - Request for an Office Allocation under Planning Code Sections 321, 322 and 803.9(c) for approximately 72,600 square feet on the basement level within the UMU (Urban Mixed Use) Zoning District and a 68-X Height and Bulk District. Currently, the subject property is occupied by Adobe Systems, Inc., and received authorization for an office allocation of approximately 215,858 square feet on the first, second and third floors in 1999.
Preliminary Recommendation: Approve with Conditions
SPEAKERS: None
ACTION: Approved
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore
ABSENT: Sugaya
MOTION: 18619
C. COMMISSIONERS’ QUESTIONS AND MATTERS
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 Antonini:
Once again, we saw some tragic events with the fire on Duboce Street this week. I have made some suggestions in the past, and I probably should take this up with some of the supervisors, and perhaps at least with the planning staff in more detail about some sort of incentives for people with older, seismically structured, allegedly compromised units; to be able to renovate these to bring them up to standard. I have suggested in the past looking at some kind of situation where some sort of trade may be possible with newer units that have fewer of these challenges, and are probably less expensive to maintain and, certainly do not need the amount of maintenance that the older units do. There may be a way to do some kind of trade to make newer units permanently affordable and rent controlled in exchange for allowing the older units to be able to change their configuration (sell them, rent them), but I think it would be a net benefit for the City to have affordable units in safer conditions. And units that are older and compromised would be made safer. It might be a system that could be worked out with details obviously, but something along these lines. I think he will continue to see these problems, and these are mostly historic types of structures that under our current policies are not slated for demolition, and shouldn't be. They do need to be retrofitted in a number of different ways. This is a thought I had and I will try to explore this in the near future.
Commissioner Miguel:
Ms. Avery, I would like to close the meeting today in memory of Jon Bulkley. He was an architect based out of San Francisco, although he worked in a number of States. He was a longtime former Board member, and still to this day he died while on the SPUR Advisory Board. In 1970, he was one of the founding members of the Planning Association for the Richmond. He appeared before this body many times.
Commissioner Moore:
I read an article today in the San Francisco Business Times, which I find a little bit amazing. There are 68 Walgreen's in the 49 square miles of this City. I would like to see what the stats are. I figured out that for every three-quarter square-miles there is one Walgreen's. That does not speak very well to help the city at all. I think it means that everybody literally is within 500 ft., on average of a Walgreen's. In looking at other similar types of businesses moving in, we might want to take a closer look within our Planning Department where the deficiencies are. I do see an increased number of businesses taking a space in the business district and I find it a very dull and boring phenomena.
This morning there was a very interesting article that I strongly recommend the planning department and everyone read. There was a study released on industrial employment in the bay region. It talked about manufacturing and industrial employment in the U.S., with a focus on the Bay Area. There was a noticed increase in manufacturing in San Jose, and a slight decrease in San Francisco. When I looked at the wages for industrial workers, food, pharmaceutical, and electronic manufacturing were very high. They were in the $90,000 or $106,000 annual wage category, which I think is a factor to look at when we want to stabilize our employment bases. I look to the Department to perhaps look at industrial zoning, which is now PDR, so that we can be prepared to find space for those types of employment opportunities when they arise. I think the article would be great for the rest of the commissioners and I can provide a link.
Commissioner Borden:
There was another article talking about Fillmore Street and how it has become one of the hottest, upscale meat clothing market streets in the Country. The rental prices for retail there have gone through the roof as a consequence. And a lot of international brands are clamoring to get there sooner so they don' t meet the 11th formula retail [store]. It has actually caused a run on real-estate there, which has been interesting to see the effect that is taking place.
Commissioner Antonini:
A couple of things I should have brought-up earlier: the first is that I had a meeting with the Sponsors about a couple of projects coming to us in their future. One was [an end Hillcrest Line], and one is in the Richmond District on Geary Street, which will eventually be a demolition and new construction, which could be a dental office from what I understand.
And finally, another thing that I thought was quite important and interesting was on the subject of family flight, which is something that we deal with. There was an article in yesterday's paper, or the day before, about parents taking over the failing Daniel Webster School to help the area. It talks about how successful they were and how they have produced a good school that is sought after and diverse by nature. But the key was that for all eight of these families, their children were allowed to attend their neighborhood school, which was this particular school. I saw this interesting article and it might perhaps be the key to help us in the future to improve the quality of our education system in San Francisco. This is a great example that could be utilized in all parts of the City, hopefully.
D. DIRECTOR’S REPORT
8. Director’s Announcements
Director Rahaim:
Just a couple of things related to Commissioner Moore's comments and we will send you a link to that article. It is an interesting report.
There is a report on Commerce and Industry in today's packet that is actually for the year 2010. We are a bit behind on that, but it gives you an interesting trend for these different segments of the economy. And related to that, recently we had a conversation with the nonprofit that is the umbrella organization for San Francisco based manufacturers. One of the interesting things that she told us was that a significant number of her members, I think about one-third, are businesses that are less than three years old. There is an interesting trend toward micro manufacturing, for lack of a better term, often related around food and electronics. I think we are seeing an increasing demand for potential PDR space. The challenge that we are having, and we're talking to the Mayor's Office about this, is that it is very difficult to build new PDR from scratch that is viable. We're looking at if there are ways to combine PDR space. We are having conversations with folks about that. Because PDR's rely on very low rent, it is hard to make it viable on its own.
9. Review of Past Week’s Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.
LAND USE COMMITTEE: no planning / land use items
FULL BOARD OF SUPERVISORS: No Planning / Land Use Items
- 111247 Ordinance to allow a 5’ Ground Floor Increase in the NC-3 District along Geary. Commissioners, you considered this Ordinance on February 6th of this year. At that time you recommended approval of Supervisor Mar’s Ordinance with modifications. Your recommended modifications were incorporated into the Ordinance last week including
- adding the 5’ bonus to
- Inner Clement Neighborhood Commercial District;
- the Outer Clement Neighborhood Commercial District ; and
- certain NC-2 District parcels on Balboa Street.
- Exempting certain parcels on the north side of Geary Blvd.
- The Commission also recommended pulling back the bonus on Geary so that it would begin west of Masonic Avenue.
- The Supervisor had also amended the Ordinance to apply lot merger limitations to the Clement and Balboa Street corridors.
This week the Board approved the Ordinance on first reading.
- 120300 and 120301 Articles 10 & 11. (PC provided review and comment on 2/2/12, HPC review and comment on 2/1/12, Land Use 5/1/12) The full board heard the proposed amendments to Articles 10 and 11 introduced by Supervisor Scott Wiener and co-sponsored by Supervisor Olague. Supervisor Wiener introduced several amendments at the hearing to (1) Clarify that any member of the public may petition the HPC to initiate the Landmark Designation process under Article 10 (2) clarify that a minimum of 80% of the units must be subsidized for a project to qualify for the subsidized housing provision under Article 10, and (3) clarify that residential occupants must be notified for any designation.
Supervisor Avalos moved to re-refer the amendments back to Land Use committee for further discussion, seconded by Sup. Campos. That motion failed 3-8.
Supervisor Avalos moved amendments to clarify those projects eligible to use the subsidized housing provisions must be for sale to residents earning 100% of the AMI or below or for rent to residents earning 120% of the AMI or below. Seconded by Sup. Campos. That motion passed 6-5.
Supervisor Campos moved amendments to delete the written vote or survey of property owners in a proposed districts and the 50% participation goal in both Articles 10 and 11 citing that thorough public outreach provides a process to invite owners and occupants to participate without requiring a written documentation, seconded by Sup. Avalos. That Motion passed 6-5
All other amendments proposed by Supervisor Wiener, seconded by Supervisor Chiu passed 11-0.
INTRODUCTIONS:
Chinese Hospital. Board President David Chu introduced an Ordinance to create the Chinese Hospital Special Use District [120475] and a resolution [120480] urging the Commission to approve related General Plan amendments;
- Board President David Chiu introduced three Ordinances that represent the first 1/3 of the NE Legislation that this Commission has been considering. These new Ordinances contain the first portion of the Ordinance recommended for approval by this Commission on March 1 of this year. Since these items have been heard by you already, these Ordinances will be considered by the Board’s Land use Committee after the 30-day hold has expired.
- David Chiu. 120471 Ordinance amending the San Francisco Planning Code Sections 102.9, 155.1, 155.4, and 228, et. seq. to: 1) expand the applicability of bicycle parking requirements; 2) exempt bicycle parking from Floor-Area ratio calculations; 3) permit the conversion of Automotive Service Stations located on Primary Transit Streets and Citywide Pedestrian Network Streets to another use without Conditional Use authorization
- David Chiu 120472. Ordinance amending the San Francisco Planning Code by: 1) repealing obsolete Sections 187, 249.15, 263.2, and 263.3; 2) amending Sections 102.5, 121.3, 201, 204.2, 209.9, 249.49, 309.1, 799 and 899 to make various clerical modifications.
- David Chiu 120473. Ordinance amending the San Francisco Planning Code by repealing Sections 136.2, 136.3, 602.25, 602.26, 607.3, 607.4, 608.10, 790.20, 790.26, 790.58, 890.21, 890.24, and 890.58, and amending Sections 136, 136.1, 186, 188, 249.5, 262, 602.3, 602.9, 602.24, 604, 606, 607, 607.1, 607.2, 608.6, 608.8, 609.8, and various sections of Articles 7 and 8 of the Planning Code, to: 1) allow reactivation of lapsed limited commercial uses in Residential Districts with Conditional Use authorization; 2) create sign and awning controls for Limited Commercial Uses; 3) revise and consolidate sign, awning, canopy and marquee controls in specified zoning districts.
- David Chiu 120474. Ordinance amending the San Francisco Planning Code Sections 128 and 819 to: 1)permit the transfer of development rights from any eligible building in a Downtown Commercial (C-3) District or the South of Market Extended Preservation District to a development site in a C-3 District
BOARD OF APPEALS:
No report
HISTORIC PRESERVATION COMMISSION:
No report
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.
SPEAKERS: Patricia Vaughey
Re: Affordable Housing
Linda Chapman
Re: Polk Street NCD
Robert Garcia
Re: Polk Street NCD
Ron Case
Re: Polk Street NCD
Dino Adelfio
Re: Walgreens in San Francisco
F. REGULAR CALENDAR
10. 2012.0354C (R. Crawford: (415) 558-6358)
827 PACIFIC AVENUE - south side between Powell and Stockton Streets; Lot 039 in Assessor’s Block 0179 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 812.80 and 303, to develop a Medical Center use on the second floor of the building, within the CRNC (Chinatown Residential Neighborhood Commercial) Zoning District and 65-N Height and Bulk District. The project will use the entire 2,800 square feet of the second floor of the building for an infusion and specialty clinic for the Chinese Hospital. The project will not expand the size of the building.
Preliminary Recommendation: Approve with Conditions
SPEAKERS: Linda Schumaker, Dino Adelfio
ACTION: Approved
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore
ABSENT: Sugaya
MOTION: 18623
11. (J. Campos: (415) 575-9115)
Van Ness Bus Rapid Transit Project - Informational Presentation - The San Francisco County Transportation Authority (SFCTA) is leading the Van Ness Bus Rapid Transit (BRT) project in partnership with the San Francisco Municipal Transportation Agency (SFMTA). The SFCTA is the lead agency for the California Environmental Quality Act (CEQA) and the Federal Transit Administration (FTA) is the lead agency for the National Environmental Policy Act (NEPA). As part of NEPA, the Final Environmental Impact Statement/ Environmental Impact Report (EIS/EIS) for the Van Ness Avenue Bus Rapid Transit Project must include the selection of a Locally Preferred Alternative (LPA) along with a refinement of the evaluation of the environmental impacts shown in the Draft EIS/EIR, which was circulated for public comment from November 4, 2011 - December 23, 2011. The Draft EIS/EIR reviewed three build alternatives for consideration -- one side lane option (Alternative 2) and two center lane options (Alternatives 3 and 4) -- as well as a reduced left turn variant. Based on technical analyses and agency and stakeholder input throughout the project, the joint SFMTA and Authority staff recommendation for the LPA is Center Lane BRT with Right Side Boarding/Single Median and Limited Left Turns. This recommendation considers the project’s purpose and need, with an emphasis given to transit performance. The recommended LPA will be considered on May 15th at the SFMTA Board and Authority Plans and Programs Committee meetings, and at the May 22 Authority Board meeting.
Preliminary Recommendation: Informational presentation only, no action requested.
SPEAKERS: Michelle Brant, Linda Chapman, Wayne Keiser, Patricia Vaughey
ACTION: Information only. No Action
12. 2012.0084DD (M. WOODS: (415) 558-6315)
2735 - 2737 Baker Street - Requests for Discretionary Review of Building Permit Application No. 2011.10.27.7765S, proposing to construct a one-story horizontal addition at the rear of the two-story over garage two-unit building. The proposed project also includes reconfiguring the existing two-unit layout while maintaining the same number of units, within the RH-2 (Residential, House, Two-Family) District and 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve as revised
(Continued from Regular Meeting of April 26, 2012)
SPEAKERS: Steve Williams – representing one of the DR requestors, Mary Caroline Gissler, Cynthia Gissler, Brooke Sampson, Patrick Ferdon, Brian McDonnell, Jan Diamond, Butch Haze, Michael Kaiser, Wayne Kaiser, Judy Kaiser, Brian Stoyano, Kelly Condon
ACTION: Following testimony, continued to 6/14/12. The public hearing remains open
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore
ABSENT: Sugaya
13a. 2010.0636D (G. CABREROS: (415) 558-6169)
622 - 27TH AVENUE - east side between Anza and Balboa Streets; Lot 031 in Assessor’s Block 1569 - Mandatory Discretionary Review, pursuant to Planning Code Section 317(d), of Demolition Permit Application No. 2010.07.14.6595, proposing to demolish a three-story, single-family residential building within the RH-2 (Residential, House, Two-Family) Zoning District and 40-X Height and Bulk District.
Staff Analysis: Full Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve
SPEAKERS: Alex Yee – Architect for the project
ACTION: The commission did not take DR and approved the demolition
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore
ABSENT: Sugaya
DRA#: 0278
13b. 2012.0259D (G. CABREROS: (415) 558-6169)
622 - 27TH AVENUE - east side between Anza and Balboa Streets; Lot 031 in Assessor’s Block 1569 – Mandatory Discretionary Review, pursuant to Planning Code Section 317(d), of Building Permit Application No. 2010.07.14.6596, proposing to construct a new four-story, two-unit residential building within the RH-2 (Residential, House, Two-Family) Zoning District and 40-X Height and Bulk District.
Staff Analysis: Full Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve
SPEAKERS: Alex Yee – Architect for the project
ACTION: The commission did not take DR and approved the new construction
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore
ABSENT: Sugaya
DRA#: 0279
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))
None
Adjournment: 4:05 PM – In memory of Jon Bulkley
Adopted: June 7, 2012 as corrected on page 4, under comments by Commissioner Borden to read: “There was another article talking about Fillmore Street and how it has become one of the hottest, upscale meat clothing market streets in the country.”
