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SAN FRANCISCO
PLANNING COMMISSION
Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, June 14, 2012
12:00 PM
Regular Meeting
COMMISSIONERS PRESENT: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
THE MEETING WAS CALLED TO ORDER BY PRESIDENT FONG AT 12:11 PM.
STAFF IN ATTENDANCE: John Rahaim – Director of Planning, Scott Sanchez – Zoning Administrator, Kimi Haddadan, Doug Vu, Adrian Putra, Mary Woods, Sara Dennis-Phillips, Lily Langlois, Aaron Starr, Irene Nishimura, Thomas Wang, Michael E. Smith, Ben Fu, Corey Teague, and 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. 2011.1344C (B. BENDIX: (415) 575-9114)
101 6th Street - southeast corner of the intersection of 6th and Mission Streets, Lot 081 in Assessor’s Block 3725 - Request for Conditional Use Authorization under Planning Code Sections 186.1 and 303 to intensify a non-conforming entertainment use (d.b.a. Monarch). The proposal will expand the entertainment use to the basement of the approximately 3,111 square-foot bar and extend hours of operation for both the bar and entertainment use from 2AM to 4AM daily. The proposal does not include any increase to the existing building envelope or changes to the façade. The use is not identified as a formula retail use. The project is located within the SoMa NCT (South of Market Neighborhood Commercial Transit) Zoning District and an 85-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Proposed for Continuance to June 28, 2012)
SPEAKERS: None
ACTION: Continued as proposed
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
2. 2012.0527D (B. BENDIX: (415) 575-9114)
1340 Natoma Street - west side between 14th and 15th Streets, Lot 065 in Assessor’s Block 3548 - Mandatory Discretionary Review pursuant to Planning Code Section 317, of Building Permit Application No. 2007.12.17.0620, proposing the demolition of a two-story, single-family dwelling, located in the UMU (Urban Mixed Use) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the demolition.
(Proposed for Continuance to June 28, 2012)
SPEAKERS: None
ACTION: Continued as proposed
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
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
3. 2011.1285C (D. VU: (415) 575-9120)
2641- 2645 LINCOLN WAY - south side between 27th and 28th Avenues; Lot 048 in Assessor’s Block 1723 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 209.3(j) and 303 to allow the use of a religious facility (San Fran Dhammaram) within an existing two-family dwelling in an RH-1(D) (Residential, House – One-Family Detached Dwelling) District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKERS: Paul Wermer
ACTION: Approved
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
MOTION: 18645
4. 2012.0205C (A. Putra: (415) 575-9079)
4149 18th STREET - southeast corner of 18th and Collingwood Streets, Lot 041 in Assessor's Block 2695 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 715.48 and 303 to allow an “other entertainment” use within an existing bar (d.b.a. The Edge) located in the Castro Street Neighborhood Commercial Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKERS: None
ACTION: Approved
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
MOTION: 18643
5. 2011.0939D (M. WOODS: (415) 558-6315)
1450 POST STREET - north side between Octavia and Gough Streets; Lots 053, 055 and 057 in Assessor’s Block 0688 - Mandatory Discretionary Review, pursuant to Planning Code Section 317, of Building Permit Application Nos. 2011.08.10.2189 and 2011.08.10.2191, proposing to convert the building’s authorized use from 93 units to 92 units by merging two adjacent residential units into a single unit within the RM-4 (Residential, Mixed, High Density) District and 50-X Height and Bulk District. The subject building is known as “The Carlisle.”
Preliminary Recommendation: Do not take Discretionary Review and approve
(Continued from Regular Meeting of May 24, 2012)
SPEAKERS: None
ACTION: Approved
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
MOTION: 18644
C. COMMISSIONERS’ QUESTIONS AND MATTERS
6. 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:
I have a couple of items. First of all, I want to report that the Subcommittee between Planning and Historic Preservation met yesterday for selection of regrettably a new commission secretary in the future. We have agreed upon a schedule of future meetings to set parameters for that process.
On other items: congratulations, of course, to the Giants – a perfect game yesterday, which most of you have already heard is the first perfect game in the 130-year history of the giants, both in New York and San Francisco.
Also, kudos to Lincoln High School, you may have read that it is the only high school in America or anywhere in the world that boasts two separate U.S. Open Golf Champions.
This has been an interesting week. San Francisco was the only City that has four separate others who have won the four parts of the Grand Slam. I believe all four of these grew up in the Sunset in San Francisco and were native sons. of course. It was a golden age of golf in those days, and having nine golf courses in San Francisco that have very challenging conditions makes this possible. Also, having a lot of families with children is another thing you need because you have to have people growing up here to be native sons and daughters.
Moving in that direction, I am hopeful we can continue to build towards increasing the number of families with children in San Francisco once again.
D. DIRECTOR’S REPORT
7. Director’s Announcements
Director Rahaim:
Two things to report of interest: One is that last night we had the latest public meeting on the Central Corridor Plan that was held at SPUR. It covered the area between Market and King and Second and Sixth Streets. We presented our proposed plan -- our suggested heights and land use and public realm alternatives as well as a range of alternatives that would be carried into the EIR.
The other piece of good news on the front -- and you will see a memo in your packet today – is that the Mayor has proposed a bill in the funding gap, so we do have the funding to move that forward during the next year or two.
The second thing I wanted to tell you about was that the Oversight Board of the Redevelopment Agency met this week, and we approved our first project instead of just looking at the financial payments that we have to make, which has been almost the entire subject of the previous meetings, it is a 273-unit product that investors would build on the south side of the channel. It is consistent with the zoning guidelines, and the Board unanimously approved the project on Monday morning.
8. 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 related item last week.
Tomorrow there will be a special hearing on several items regarding CPMC projects. Tomorrow’s hearing will be one of many and there will be no action taken on Friday). The hearing will be an overview of the project and development agreement, as well as a presentation on job creation. This project was approved by this Commission on April 26th.
FULL BOARD OF SUPERVISORS:
8 Washington. The proposal is to demolish the existing Golden Gateway Swim and Tennis Club and the existing surface parking lot on Seawall 351, and construct a new health club, residential buildings ranging from four to twelve stores in height containing 134 dwelling units, ground-floor retail uses totaling approximately 20,000 square feet, and 382 off-street parking spaces. In May the Board certified the EIR and upheld the CU authorization by an 8-3 vote. This week, the board considered three items related to 8 Washington:
1. Approval of Public Trust Exchange/Agreement for Sale of Seawall Lot 351 to the project sponsor
2. Ordinance for Zoning Map Amendment to increase allowable height on a portion of the property from the existing 84 feet to 92 feet in one area, and 136 feet in another area
3. Ordinance for General Plan Amendment to reflect the above-described height change in an exhibit within the Northeastern Waterfront Area Plan
* The Budget Analyst's Office presented its analysis of the valuation of public benefits in the project. This analysis estimated the Net Present Value of these benefits to be approximately $96 million, which was approximately $50 million less than the value initially identified by the project sponsor.
* President Chiu proposed four amendments to the Sale Agreement that would have increased the financial obligations of the developer. However, none of these amendments passed.
* The Board approved the three items (8-3 vote), with some revisions to the project including:
· Parking would be reduced by 55 spaces
· The new health club will offer swim lessons to children who are not members of the club, in a program administered through the Recreation and Park Department
Supervisors Avalos, Campos and President Chiu voted against this project.
· Building Code Amendment. This Ordinance would amend the building code to reduce the permitted size of an efficiency unit so that the size is consistent with the state requirements. Wiener had amended the Ordinance to apply only to new construction rather than existing units. Supervisor Olague requested it to go back to LU committee or to Planning Commission for review. She would like to see more thorough analysis on how this type of units works for San Jose, Seattle, or New York, who lives in them and how much they pay. Also, she would like to learn more about quality of life issues and San Francisco housing needs. Supervisor Kim said she is seeing proposals for such units in her district but they are not affordable by design. Ultimately Wiener asked for a continuance to July 10.
· Warriors Arena Sole Source negotiations: Resolution to not apply the competitive bidding policy set forth in the Administrative Code for the real estate transaction involving Port property for the Warriors Arena, and use the sole source contract. Supervisor Campos asked if this would bind future Board actions and proposed minor modifications to the language. Supervisor Avalos, Kim, and Chiu requested local hire laws to apply to this project. Supervisor Kim proposed an amendment to require OEWD to obtain public input throughout the project. Supervisor Chiu asked for a commitment to adhere to planning policies for views, public access, & design guidelines. Ultimately the resolution with amendments was passed unanimously.
· 120047 Including Financial Services within Definition of Formula Retail. On Tuesday, the Board held the second reading for this item and voted 8-3 to approve of the proposed legislation. This Commission recommended approval w/o modification of this Ordinance on April 12, 2012. Supervisors Carmen Chu, Farrell and Elsbernd voted against the Ordinance. With that, the Ordinance was approved on second reading.
INTRODUCTIONS:
120665. Ordinances to amend the San Francisco Planning Code and General Plan regarding the Transit Center District Plan were introduced at the Board. These Ordinances were presented and approved here at the Planning Commission on May 24th.
BOARD OF APPEALS:
There are two cases that were previously heard by the Planning Commission that would be of interest. One was a case at 42 Miramar, which was for the demolition and replacement of a single-family dwelling. Prior to the hearing, the DR requestor indicated that his concerns had been resolved, and he did not attend the hearing - actually no one attended your hearing on this. Following the unanimous approval of this Commission, the project was appealed by a different neighbor, who had not previously made any comments. There were a number of speakers with a number of concerns, and impacts to the feral cat population living in the existing building. Bowing to the lengthy public process and notifications that had already taken place, and the compatibility of the project with the neighborhood, the Board denied the appeal and upheld your approval of the project.
The second case was 3139 Gough, which involved four [DR] requesters. The Commission unanimously approved the project with the addition of the privacy buffer on the roof deck. This was in November. One of the original requesters appealed. The Board granted the appeal and asked that new windows be frosted and a privacy screen be provided along the roof.
HISTORIC PRESERVATION COMMISSION:
No report
9. (S. DENNIS PHILLIPS: (415) 558-6314)
Residential Pipeline - Informational Item - Updating the Commission on the Residential Pipeline Form - A new attachment will be included in all residential cases submitted to the Planning Commission on or after June 14th. This attachment will summarize the City's achievements in meeting housing needs during the present current Housing Element reporting period.
SPEAKERS: None
ACTION: Information Only. No action
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: Linda Chapman and Dino Delfino
Re: 1601 Larkin Street
Patricia Vaughey
Re: - Residential conversions
- Beach Chalet Soccer Field
- 1601 Larkin Street
Paul Wermer
Re: Student Housing and Small Efficiency Units
Kelly Watts
Re: Beach Chalet Soccer Field
F. REGULAR CALENDAR
10. 2011.1401M (L. Langlois: (415) 575-9083)
2012 Community Safety Element – Consideration of Adopting a Resolution Amending the General Plan - Pursuant to Planning Code Section 340, the Planning Commission will consider adopting amendments to the General Plan, including adopting the 2012 Community Safety Element, making Planning Code Section 101.1 findings, and recommending that the Board of Supervisors adopt an Ordinance approving the amendments.
Preliminary Recommendation: Approval
SPEAKERS: None
ACTION: Approved
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
RESOLUTION: 18646
11. 2012.0522TZ (A. STARR: (415) 558-6362)
CREATE THREE NEW NAMED NEIGHBORHOOD COMMERCIAL DISTRICTS IN THE CITY’S SUNSET NEIGHBORHOOD AND AMEND THE TRADE DEFINITION IN THE PLANNING CODE – The Commission will consider Amendments to the San Francisco Planning Code and Zoning Map to create three new named Neighborhood Commercial Districts in the City’s Sunset Neighborhood and to amend the Trade Shop definition in the Planning Code [Board File No. 12-0241] Ordinance introduced by Supervisor Chu amending the San Francisco Planning Code by: 1) adding Section 739.1 to establish the Outer Sunset Commercial Cluster 1 Neighborhood Commercial District that includes currently zoned NC-2 Noriega Street from 19th through 27th and 30th through 33rd Avenues; 2) adding Section 740.1 to establish the Outer Sunset Commercial Cluster 2 Neighborhood Commercial District that includes currently zoned NC-1 Taraval Street from 40th through 41st Avenues and from 45th through 47th Avenues, Noriega Street from 38th through 39th and 44th through 47th Avenues, Judah Street from 27th through 29th, 38th through 40th, and 44th through 47th Avenues, and Irving Street from 40th through 41st and 45th through 46th Avenues; 3) adding Section 741.1 to establish the Outer Sunset Linear Streets Neighborhood Commercial District that includes currently zoned NC-2 Taraval Street from 19th through 36th Avenues, Judah Street from 29th through 33rd Avenues, and Irving Street from 19th through 27th Avenues; 4) amending Section 790.124 (trade shops) to allow catering, remove horsepower limitations, and allow wholesaling, manufacturing and processing as an accessory use for up to two-thirds of the gross floor area; 5) amending Zoning Map Sheet ZN05 to include the new Neighborhood Commercial Districts; and 6) making environmental findings, Planning Code Section 302 findings, and findings of consistency with General Plan and the Priority Policies of Planning Code Section 101.1.
Preliminary Recommendation: Approval with modifications
(Continued from Regular Meeting of June 7, 2012)
SPEAKERS: Paul Wermer, Mary Ann Miller, Inge Horton, Erica Zweig
ACTION: Approved with modifications
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
RESOLUTION: 18647
12. 2004.0093E (I. NISHIMURA: (415) 575-9041)
SAN FRANCISCO OVERLOOK DEVELOPMENT RESIDENTIAL PROJECT - Public Hearing on the Draft Environmental Impact Report (EIR). Assessor’s Block 2636, Lots 025 and 028; near the north end of Crestmont Drive, in the Forest Knolls neighborhood. The proposed project would involve new construction of 12 two-unit buildings and a 10-unit townhouse building, for a total of 34 dwelling units, and 68 parking spaces within the 13 buildings on an undeveloped, approximately 63,890-square-foot, steeply-sloped site. An approximately 700-foot long, 20-foot-wide private, paved, east-west-aligned street would be constructed from Crestmont Drive in order to provide access to the dwelling units. The heights of the proposed buildings would range from 16 feet to 40 feet high. The project site is within an RM-1 (Residential, Mixed, Low-Density) District and a 40-X Height and Bulk District. The proposed project would require Conditional Use Authorization for a Planned Unit Development.
NOTE: Written comments will be accepted at the Planning Department until 5 p.m. on June 19, 2012.
Preliminary Recommendation: No action required.
(Continued from Regular Meeting of June 7, 2012)
SPEAKERS: Jack Doherty, Dirk Hoekstru, Jeffrey Eade, William Sieper, Pamela Hoffman, Jennifer Kan, Paul Gorman, Samuel Sobol, Tim Colen, John Drago, Peter Wohlers, Reed Minuth,
ACTION: Public hearing on Draft EIR. No action
13. 2011.1372C (T. WANG: (415) 558-6335)
3901 24TH STREET - on the southwest corner of 24th and Sanchez Streets, Lot 001 in Assessor’s Block 6508 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303 and 728.49, to convert a vacant ground floor commercial space into a financial service (d.b.a. First Republic Bank) within the 24th Street - Noe Valley Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of May 17, 2012)
SPEAKERS: Richard Hildreth, Patricia Monk, Peter Gabel, Isa Muhawich, David Eilamd, John McFadden, Elissa Matross, Blair Moser, Leslie Wellbaum, Susan McDonough, David Goomitz, Jesse Fowler, Craig Darling, Cedric Lacroix, Mahmoud ,
ACTION: Approved
AYES: Fong, Wu, Antonini, Borden, Miguel
NAYES: Moore and Sugaya
MOTION: 18648
14. 2012.0206C (M. Smith: (415) 558-6322)
2299 MARKET STREET - south side of the intersection of Market, Noe, and 16th Streets, Lot 091 in Assessor's Block 3564 - Request for Conditional Use Authorization -pursuant to Planning Code Sections 721.21, 721.49 and 303 to establish a 3,314 square-foot bank (d.b.a. “Bank of the West”) in the ground floor commercial space of a newly constructed mixed-use building that is currently under construction. The bank would offer ATM service in an area that is recessed from the sidewalk. The subject property is located within the Upper Market Street Neighborhood Commercial District and a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKERS: None
ACTION: Without hearing, continued to 7/12/12
AYES: Fong, Antonini, Borden, Miguel, Moore, Sugaya
ABSENT: Wu
15. 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 May 10, 2012)
Note: On May 10, 2012, following public testimony, the Commission continued the matter to June 14, 2012 by a vote of (+6 -0). Commissioner Sugaya was absent. The Public Hearing remains open.
SPEAKERS: Brooke Samson, Cynthia Gissler, Gary Barboro, Mary Caroline Gissler, Patricia Vaughey, Kelley Candon,
ACTION: Following discussions, continued to 8/16/12 with instructions to the project sponsor to continue working with staff on various issues. PH remains open
AYES: Wu, Antonini, Borden, Miguel, Moore, Sugaya
RECUSED: Fong
16a. 2012.0039D (B. FU: (415) 558-6613)
318 ARLETA Avenue - north side between Elliot and Delta Streets, Lot 058 in Assessor’s Block 6233 - Mandatory Discretionary Review pursuant to Planning Code Section 317, of Building Permit Application No. 2012.0411.8068, proposing the demolition of a two-story, two-family dwelling, located in the RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the demolition.
SPEAKERS: None
ACTION: The Commission did not take Discretionary Review and approved the demolition
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
DRA#: 0281
16b. 2012.0157D (B. FU: (415) 558-6613)
318 Arleta Avenue - north side between Elliot and Delta Streets, Lot 058 in Assessor’s Block 6233 - Mandatory Discretionary Review pursuant to Planning Code Section 317, of Building Permit Application No. 2012.0411.8076, proposing the construction of a new two-story, single-family dwelling, located in the RH-1 (Residential, House, One-Family) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
SPEAKERS: None
ACTION: The Commission took Discretionary Review and approved with the remodel of the front façade and included comments of Commissioners Moore and Antonini as part of the approval
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
DRA#: 0282
17. 2012.0577D (C. TEAGUE: (415) 575-9081)
264 DORE STREET - west side between Harrison and Bryant Streets; Lot 046 in Assessor’s Block 3525 - Request for Discretionary Review of Building Permit Application No. 2012.01.27.3062, proposing to construct a two-story automobile repair garage on the existing vacant property within the SLI (Service/Light Industrial) Zoning District, the Western SoMa Special Use District, and 40-X Height and Bulk District.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve
SPEAKERS: Thomas Mekus - DR requestor, Erika Schlick, Chong Kee Tan, Will Cathcart, Chris Hall, Adam Hollolme, Nick Paulton
ACTION: Took Discretionary Review and approved as modified by Commissioners Moore and Antonini and summarized by Staff Team Leader Julian Banales
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
DRA#: 0283
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: 6:27 PM
Adopted: July 26, 2012
