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SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, February 7, 2013
12:00 PM
Regular Meeting
President: Rodney Fong
Vice-President: Cindy Wu
Commissioners: Michael J. Antonini; Gwyneth Borden; Rich Hillis,
Kathrin Moore; Hisashi Sugaya
Acting Commission Secretary: Jonas P. Ionin
Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.
Case reports and relevant materials are linked to the items on calendar at the above web site.
View the meeting online at: http://www.sfgov.org/site/sfgtv_index.asp
Or
View the broadcast live, Thursdays on Cable Channel 78.
And
The re-broadcast on Fridays at 8:00 p.m., Cable Channel 26
THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1650 MISSION STREET, 4TH FLOOR RECEPTION
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 Planning Commission Secretary at: commissions.secretary@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 the 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.
ROLL CALL:
President: Rodney Fong
Vice-President: Cindy Wu
Commissioners: Michael J. Antonini; Gwyneth Borden; Rich Hillis;
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. 2013.0029X (K. GUY: (415) 558-6163)
222 2ND STREET, southwest corner at Howard Street, Lot 063 of Assessor’s Block 3735 - Request for a Determination of Compliance under Planning Code Section 309 (Permit Review in C-3 Districts), to grant new exceptions for Separation of Towers (Section 132.1) and Bulk Limits (Sections 270, 272) in association with a previously-approved project to demolish an existing surface parking lot and construct a new 26-story, 350-foot tall building containing approximately 430,650 square feet of office space, approximately 5,000 square feet of ground floor retail space, approximately 28,000 square feet of subterranean parking area, and approximately 8,600 square feet of publicly-accessible interior open space at the ground floor. The design and configuration of the building have been revised, and would require new exceptions under Section 309 that were not granted by the previous approval described in Motion No. 18168 (Case No. 2006.1106X), approved by the Planning Commission on August 12, 2010. The gross floor area and height of the project would not change. The subject property is located within the C-3-O(SD) (Downtown Office, Special Development) District, the Transit Center C-3-O(SD) Commercial Special Use District, and the 350-S Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
(Proposed for Continuance to February 21, 2013)
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. 2012.0255C (D. VU: (415) 575-9120)
2222 MARKET STREET - north side between Noe and Sanchez Streets; Lot 031 in Assessor’s Block 3560 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303 and 733.56, to allow temporary parking on a portion of the accessory parking for an existing motel (d.b.a. Beck’s Motor Lodge) in the Upper Market NCT (Neighborhood Commercial Transit) Zoning District, and 40-50-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
3. 2012.0691c (M. STAHLHUT: (415) 575-9116)
501 TAYLOR STREET - northwest corner of Geary and Taylor Streets, Lot 006 in Assessor’s Block 0305 - Request for Conditional Use Authorization under Planning Code Sections 209.6(b) and 303 for a proposed wireless telecommunications services facility operated by AT&T Mobility. The facility would consist of up to sixteen antennas and associated equipment located on the rooftop of an existing mixed-use building. The facility is proposed on a Location Preference 5 (Preferred Location Site) within a RC-4 (Residential – Commercial, High Density)) Zoning District and 80-T-130-T Height and Bulk District, the North of Market Residential Special Use District and the Fringe Financial Services Restricted Use District.
Preliminary Recommendation: Approval with Conditions
4. 2011.1237c (M. STAHLHUT: (415) 575-9116)
3110 OCTAVIA STREET - northeast corner of Octavia Street and Lombard Street, Lot 013 in Assessor’s Block 0496 - Request for Conditional Use Authorization under Planning Code Sections 710.83 and 303 for a proposed wireless telecommunications services facility operated by AT&T Mobility. The facility would consist of up to nine antennas on the rooftop and associated equipment in the basement of an existing wholly commercial hotel building. The facility is proposed on a Location Preference 2 (Preferred Location) Site within a NC-3 (Neighborhood Commercial – Moderate-Scale) Zoning District and 40-X Height and Bulk District. The mailed notice for this facility noted the location as northeast corner of Octavia and El Camino Real, but the agenda language has been updated to reflect the proper Assessor’s street name of Lombard Street instead of El Camino Real.
Preliminary Recommendation: Approval with Conditions
5. 2012.1351c (M. STAHLHUT: (415) 575-9116)
1520 STOCKTON STREET - east side of Stockton Street near Green Street and Columbus Avenue, Lot 020B in Assessor’s Block 0116 - Request for Conditional Use Authorization under Planning Code Sections 722.83 and 303 for a proposed wireless telecommunications services facility operated by AT&T Mobility. The facility consists of nine existing antennas and includes moving three existing panel antennas from the west side to the east side of the rooftop penthouse of an existing medical services building. The facility is proposed on a Location Preference 2 Site (Preferred Location) within the North Beach Neighborhood Commercial (NCD), the North Beach Special Use District (SUD), the North Beach Financial Services Restricted Use SUD, the Telegraph Hill – North Beach Residential SUD, and 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
C. COMMISSIONERS’ QUESTIONS AND MATTERS
Adoption of Commission Minutes – Charter Section 4.104 requires all commissioners to vote yes or no on all matters unless that commissioner is excused by a vote of the Commission. Commissioners may not be automatically excluded from a vote on the minutes because they did not attend the meeting.
6. Consideration of Adoption:
· Draft Minutes for January 24, 2013.
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.
D. DIRECTOR’S REPORT
8. Director’s Announcements
9. 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. However, for items where public comment is closed this is your opportunity to address the Commission. With respect to all other 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
10a. 2013.0050CTZ (K. GUY: (415) 558-6163)
1731 POWELL STREET - southwest corner at Columbus Avenue; Assessor’s Block 0101, Block 004 – Request for Zoning Text Amendment (Section 302) to establish the “Central Subway Tunnel Boring Machine Extraction Site Special Use District” (SUD) on the property. The SUD would allow the demolition and reconstruction of an existing vacant theater (formerly known the “Palace” or “Pagoda” Theater), at a height and program of uses authorized by a previously-approved project (Case No. 2007.1117C; Motion Nos. 17797, and 18204) to rehabilitate the building to a five-story over basement mixed-use project containing up to 18 dwelling units, a restaurant measuring approximately 4,000 square feet, additional ground-floor commercial space measuring approximately 1,000 square feet. Following demolition of the existing building, and prior to the construction of the new mixed-use building, the site would be utilized for extraction of a tunnel boring machine associated with the Central Subway project. The SUD would modify specific Planning Code regulations related to off-street parking, rear yard, ground-floor ceiling heights, dwelling unit exposure, signage, allowing a restaurant use at the property, and other provisions of the Planning Code.
Preliminary Recommendation: Adoption
10b. 2013.0050CTZ (K. GUY: (415) 558-6163)
1731 POWELL STREET - southwest corner at Columbus Avenue; Assessor’s Block 0101, Block 004 - Request for Height Reclassification (Section 302) of Zoning Map HT01 to reclassify the property from 40-X Height and Bulk District to a 50-X Height and Bulk District.
Preliminary Recommendation: Adoption
10c. 2013.0050CTZ (K. GUY: (415) 558-6163)
1731 POWELL STREET - southwest corner at Columbus Avenue; Assessor’s Block 0101, Block 004 - Request for Conditional Use Authorization to allow development of a lot greater than 5,000 square feet (Section 121.1), non-residential uses greater than 2,000 square feet (Section 121.2), demolition of a movie theater use (Section 221.1), and establishment of a restaurant use, including a Type 47 ABC License to provide beer, wine, and/or liquor in a Bona Fide Eating Place (Sections 722.44 and 790.142).
Preliminary Recommendation: Approval with Conditions
11. 2012.0765C (E. WATTY: (415) 558-6620)
1441 STOCKTON STREET - west side between Green and Vallejo Streets; Lot 002 in Assessor’s Block 0130 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 722.43, and 790.90, to modify the Conditions of Approval in Motion No. 17403, in order to allow an expansion of an existing Limited-Restaurant and elimination of the existing retail bookstore. The Limited-Restaurant would occupy the entire commercial space and would continue to be operated by “A. Cavalli & Co.”. The property is located within the North Beach Neighborhood Commercial District (NCD), the North Beach Special Use District (SUD), the North Beach Financial Services Restricted Use SUD, and 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
12. 2013.0068X (A. HOLLISTER: (415) 575-9078)
100 VAN NESS AVENUE - northeast corner of the intersection of Van Ness Avenue and Fell Street; Lot 020 in Assessor’s Block 0814 - Request for an amendment to the conditions of approval for a Determination of Compliance under Planning Code Section 309 (Permit Review in C-3 Districts), specifically pursuant to Proposition C (San Francisco Charter Section 16.110(g)(3)(C)), to reduce the percentage of on-site affordable units from 15% of the project’s dwelling units to 12%, for a total of 48 on-site affordable. The previously approved project would change the use of the subject building from office to residential, renovate the interior of the building to create up to 400 residential units and approximately 6,884 square feet of ground-floor retail, and re-skin the exterior of the building, retain the off-street parking garage with 112 off-street parking spaces, one loading space, and move the parking garage entrance from Van Ness Avenue to Hayes Street. Six new off-street parking spaces for the residential units would be added by the Project within the existing parking area. No physical expansion of the building is proposed or would be required to accommodate the Project. The subject property is located within the C-3-G (Downtown General Commercial) Zoning District, the Van Ness and Market Residential Special Use District and 200-R2 Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
13. ENTERTAINMENT COMMISSION - Informational Presentation to discuss entertainment use procedures and processes.
14. 2012.0822C (C. Lamorena: (415) 575-9085)
1865 POST STREET - south side between Fillmore and Webster Streets; Lot 002 in Assessor’s Block 0701 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 249.31, 303, and 712.48, to add a new use size in excess of 4,000 square feet as an “Other Entertainment” use to an existing restaurant (d.b.a. Pa’ina Lounge and Restaurant) within a NC-3 (Neighborhood Commercial, Moderate-Scale) Zoning District, Japantown Special Use District, and 50-X Height and Bulk District. The proposal would add live and amplified music during the restaurant’s evening operating hours.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of December 6, 2012)
15. 2012.1113C (C. LAMORENA: (415) 575-9085)
3015 GEARY BOULEVARD - south side between Cook and Blake Streets; Lot 032 in Assessor’s Block 1089 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 703.3, and 703.4, to establish a new formula retail and limited-restaurant use (d.b.a. Domino’s Pizza) within a NC-3 (Neighborhood Commercial, Moderate-Scale) Zoning District and 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
16. 2012.1193C (S. LAI: (415) 575-9087)
1109 FILLMORE STREET - west side, northwest corner at the intersection of Golden Gate Avenue, Lot 002 in Assessor’s Block 0755 - Request for Conditional Use Authorization under Planning Code Sections 303 and 703.3, and 703.4, to establish a new formula retail and limited-restaurant use (d.b.a. Domino’s Pizza), within a NC-3 (Neighborhood Commercial District, Moderate Scale) and 50-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
17a. 2012.0109CV (T. WANG: (415) 558-6335)
4058-4060 18th STREET - on the north side of 18th Street between Castro and Hartford streets, Lot 052 in Assessor’s Block 3582 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 145.2, 317, 715.24, 715.38, 715.44, and 715.81 to replace the ground floor garage with a restaurant (d.b.a. The Castro Sausage Grill) and legalize a change of occupancy of a residential use to a nonresidential use (d.b.a. The Castro Country Club) on the second floor with an outdoor activity area located on the second floor rear roof deck within the Castro Street Neighborhood Commercial District and 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of January 24, 2013)
NOTE: On January 24, 2013, following public testimony, the Commission continued the matter to February 7, 2013, by a vote of (+6 -0). Commissioner Fong absent
17b. 2012.0109CV (T. WANG: (415) 558-6335)
4058-4060 18th STREET - on the north side of 18th Street between Castro and Hartford streets, Lot 052 in Assessor’s Block 3582, - Request for Rear Yard Variance, pursuant to Planning Code Sections134 and 188 to replace the existing third floor stairway with a spiral stairway, at the rear of the four-story, mixed-use building. The proposed rear spiral stairway would provide a connection between the current residential unit on the third floor and its Planning Code required usable open space on the second floor rear roof deck. The Project Site is in the Castro Street Neighborhood Commercial District and 40-X Height and Bulk District.
(Continued from Regular Meeting of January 24, 2013)
NOTE: On January 24, 2013, following public testimony, the Zoning Administrator continued the matter to February 7, 2013
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
