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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, March 21, 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. 2011.0397T (K. HADDADAN: (415) 575-9068)
BICYCLE PARKING ORDINANCE - The proposed Ordinance would amend (1) the San Francisco Planning Code by repealing existing Sections 155.1 through 155.5 in their entirety, adding new Sections 155.1 through 155.4; to revise the bicycle parking standards; (2) the San Francisco Planning Code by renumbering Sections 430 to 431 and adding a new Section 430 that allows portions of bicycle parking requirements to be satisfied with an in lieu fee; (3) the San Francisco Planning Code Section 145 to define bicycle parking as an active use; (4) the San Francisco Planning Code Sections 102.9, 155(j), 157.1, 249.46 and 307; (5) the San Francisco Environment Code Section 402 to revise cross-references to the San Francisco Planning Code; and would (6) make 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. The Planning Commission initiated this legislation on August 9th, 2012 and held an informational hearing on December 13, 2012.
Preliminary Recommendation: Adopt a Recommendation for Approval
(Continued from Regular Meeting of February 28, 2013)
(Proposed for Continuance to April 25, 2013)
2. 2011.0430E (D. LEWIS: (415) 575-9095)
480 POTRERO AVENUE - northwest corner of Potrero Avenue and Mariposa Street; Lot 2C in Assessor’s Block 3973 - Appeal of a Preliminary Mitigated Negative Declaration - The proposed project involves construction of a six-story, 58-foot-tall, residential building approximately 89,600 square feet in size on a vacant lot. The building would contain 84 residential units (26 one-bedroom and 58 two-bedroom) and 38 parking spaces in a one-level basement parking garage accessed from Mariposa Street. The project site is within the Urban Mixed Use Zoning District and 58-X Height and Bulk District, and in the Mission Area Plan area of the Eastern Neighborhoods. (LEWIS)
Preliminary Recommendation: Uphold the Preliminary Mitigated Negative Declaration
(Continued from Regular Meeting of January 17, 2013)
(Proposed for Continuance to May 16, 2013)
3. 2011.0800C (S. VELLVE: (415) 558-6263)
601 VAN NESS AVENUE - west side between Golden Gate Avenue and Turk Street; Lot 026 in Assessor’s Block 0762 - Request for Conditional Use Authorization pursuant to Planning Code Sections 209.6 and 303, to allow Verizon Wireless to replace three existing antennas with new antennas and add two additional antennas to the site for up to 11 WTS antennas on the roof of the 12-story mixed use building located at the southwest corner of Van Ness Avenue and Turk Street in the Opera Plaza complex within a RC-4 (Residential/Commercial, Combined, High Density) District, the Van Ness Special Use District, the Van Ness Automotive Special Use District and 130-V Height and Bulk District. The site is a Location Preference 5 (mixed-use building in a high density residential district).
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of February 14, 2013)
(Proposed for Indefinite Continuance)
B. CONSENT CALENDAR
All matters listed hereunder constitute a Consent Calendar, are considered to be routine by the Planning Commission, and will be acted upon by a single roll call vote of the Commission. There will be no separate discussion of these items unless a member of the Commission, the public, or staff so requests, in which event the matter shall be removed from the Consent Calendar and considered as a separate item at this or a future hearing
4. 2012.1434C (J. LOOK: (415) 575-6812)
4416 18th STREET - north side of 18th Street between Douglas Street and Eureka Street; Lot 017 in Assessor’s Block 2650 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 715.44, and 721.44 to a change of use from a Limited-Restaurant to a Restaurant (d.b.a. Mamma Ji’s) within a RH-3 (Residential-House– Three Family) District, and 40-X Height and Bulk District. The project is located within an existing limited commercial use (LCU).
Preliminary Recommendation: Approval with Conditions
5. 2012.1381U (K. HADDADAN: (415) 575-9068)
PLANNING CODE - INCLUSIONARY AFFORDABLE HOUSING PROGRAM - Reduction of On-Site Requirements, Updates, and Clarifications Ordinance amending the San Francisco Planning Code, Section 401, and provisions of the Inclusionary Affordable Housing Ordinance, Sections 415 et seq., to update and clarify provisions of the Inclusionary Affordable Housing Program to reflect a reduction of certain on-site requirements under Charter Section 16.110, by providing a cap on rent increases; clarifying the timing of off-site developments; requiring rental units that convert to ownership to sell at less than the price for ownership units under certain circumstance; establishing pricing for affordable Single Room Occupancy units; changing the status of projects using California Debt Limit Allocation Committee tax exempt bonds so that such projects are subject to the Program, but that units may qualify as on or off-site units under certain circumstances; allowing income levels of qualifying households to exceed those specified in certain situations; authorizing the Mayor’s Office of Housing to charge a monitoring fee to verify occupancy of affordable units; clarifying that the threshold application of the Program to projects of 10 units or more applies to the South of Market Youth and Family Special Use District and all other areas of the City; and making technical clarifications and corrections; and making environmental findings and findings of consistency with General Plan.
Preliminary Recommendation: Adopt a Recommendation for Approval
6. 2013.0044T (S. HAYWARD: (415) 558-6372)
AMENDMENT TO THE PLANNING CODE SECTION 785 DELETING THE SUNSET PROVISION OF THE EXCELSIOR ALCOHOL RESTRICTED USE DISTRICT [BOARD FILE NO. 130018] - Ordinance introduced by Supervisor Avalos that would amend Planning Code Section 785 to delete the sunset provision. The existing sunset provision would repeal Section 785 five years after the initial effective date of the Excelsior Alcohol RUD; and 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.
Preliminary Recommendation: Adopt a Recommendation for Approval
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.
7. Consideration of Adoption:
· Draft Minutes for March 7, 2013
8. 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.
9. Director’s Announcements
10. 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
11. 2008.1084E (D. DWYER: (415) 575-9031)
706 MISSION STREET - THE MEXICAN MUSEUM AND RESIDENTIAL TOWER PROJECT - north side of Mission Street at the northwest corner of Third and Mission Streets; Lots 093, 275 and portions of Lot 277 in Assessor’s Block 3706 - Certification of the Final Environmental Impact Report. The proposed project would include the construction of a new 550-foot-tall, 47-story tower with three floors below grade. The new tower would be adjacent and connected to the existing 10-story Aronson Building, which would be restored and rehabilitated as part of the proposed project. The proposed project would include up to 215 residential units, space for The Mexican Museum, possible office use, and ground-floor retail/restaurant use. The project would also include the conveyance of the existing 442-space Jessie Square Parking Garage to the project sponsor. Total development would include approximately 710,525 gross square feet. The project site is located in the Downtown Retail (C-3-R) Use District and a 400-I height and bulk district in the former Yerba Buena Center Redevelopment Area. The proposed project would require a height reclassification as well as rezoning to a Downtown Residential District (DTR), or alternatively, a Special Use District (SUD) overlay to the C-3-R could be established, or an SUD overlay on the DTR.
NOTE: The public hearing on the Draft EIR is closed. The public comment period for the Draft EIR ended on August 13, 2012. The Planning Commission does not conduct public review of Final EIRs. Public comments on the certification may be presented to the Planning Commission during the Public Comment portion of the Commission calendar.
Preliminary Recommendation: Certify the Final EIR
12. 2013.0199U (A. RODGERS: (415) 558-6395)
MANDATORY SOFT STORY RETROFIT ORDINANCE - The Planning Commission will hear an Informational Presentation by staff from the City Administrator’s Earthquake Safety Implementation Program concerning a proposed Ordinance [BF 130119 Building Code - Mandatory Seismic Retrofit Program - Wood-Frame Buildings]. This proposed Ordinance would amend the Building Code, to establish a Mandatory Seismic Retrofit Program for wood-frame buildings of three or more stories and containing five or more dwelling units where the permit to construct was applied for prior to January 1, 1978, and the building has not been seismically strengthened; establishing a fee for administering the program; adopting environmental findings, and findings of local conditions under California Health and Safety Code, Section 17958.7; establishing an operative date; and directing the Clerk of the Board to forward the legislation to specified State agencies.
Preliminary Recommendation: None - Informational
13. 2012.1367I (K. CONNER: (415) 575-6914)
1355 SANSOME STREET - southwest corner of Sansome and Greenwich Streets, Lot 048 in Assessor’s Block 0085 - Informational Presentation on Draft Institutional Master Plan (IMP), pursuant to Planning Code Section 304.5. The Hult International Business School’s IMP contains information on the nature and history of the institution, the location and use of affiliated buildings, and development plans within a C-2 (Community Business) and 84-E Height and Bulk Districts (Downtown, Retail) District.
Preliminary Recommendation: None - Informational
14a. 2009.0753CV (E. JACKSON: (415) 558-6363)
3155 CESAR CHAVEZ STREET - south side between Folsom and Harrison Streets; Lot 040 in Assessor’s Block 5503 - Request for Conditional Use Authorization under Planning Code Sections 209.3(j) and 303 to allow the demolition and reconstruction of an existing church (Church of God) within a RH-2 (Residential, House, Two-Family) District, the Bernal Heights Special Use District, and 40-X Height and Bulk District. The proposal also includes a Variance request for Front Setback, Parking, and Rear Yard, which will be heard by the Zoning Administrator
Preliminary Recommendation: Approval with Conditions
14b. 2009.0753CV (E. JACKSON: (415) 558-6363)
3155 CESAR CHAVEZ STREET - south side between Folsom and Harrison Streets; Lot 040 in Assessor’s Block 5503 - Request for Variances from 1) Planning Code Section 132 which requires a front setback of 9 feet where none is proposed, 2) Planning Code Section 151 which requires 12 off-street parking spaces where none are proposed, and 3) Planning Code Section 242(e) which requires a rear yard of approximately 78.75 feet where approximately 56 feet is proposed for the proposed demolition and reconstruction of an existing church (Church of God) within a RH-2 (Residential, House, Two-Family) District, the Bernal Heights Special Use District, and 40-X Height and Bulk District.
15. 2012.0564C (R. CRAWFORD: (415) 558-6358)
1513 SLOAT BOULEVARD - south side between Sunset Boulevard and Springfield Drive (Lakeshore Shopping Center); Lot 002 in Assessor’s Block 7255 - Request for Conditional Use Authorization, pursuant to Planning Code Section 303(i), 703.4, formula retail, to allow a formula retail use, (d.b.a. Verizon, a retail phone store) within the existing Lakeshore Shopping Center, within a Neighborhood Commercial – Shopping Center District (NC-S), the Lakeshore Plaza Special Use District, and 26-40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 7, 2013)
16. 2013.0003D (R. CRAWFORD: (415) 558-6358)
35 LA GRANDE AVENUE - east side between Avalon Avenue and Burrows Street; Lot 042 in Assessor’s Block 5963 - Request for Discretionary Review of Building Permit Application No. 2012.0720.5437, proposing to construct a new three story single-family dwelling on a vacant lot. The new dwelling will be setback nine feet nine inches from the front property line. The proposed third floor will be setback 15 feet from the front wall of the lower stories within a RH-1 (Residential, House, One-Family) Zoning District and 40-X Height and Bulk District.
Staff Analysis: Full Discretionary Review for New Construction.
Preliminary Recommendation: Do Not Take Discretionary Review and Approve
(Continued from Regular Meeting of February 28, 2013)
17. 2012.1086D (M. WOODS: (415) 558-6315)
1280 LAGUNA STREET - southeast corner at Ellis Street; Lot 030 in Assessor’s Block 0735 - Mandatory Discretionary Review, pursuant to Planning Code Section 317, of Building Permit Application No. 2012.08.21.7901, proposing to convert a property manager’s dwelling unit to office use in a 13-story147-unit apartment building (Western Park Apartments) within a RM-3 (Residential, Mixed, Medium Density) District and 80-B Height and Bulk District.
Staff Analysis: Full Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve
18. 2012.1138D (A. PUTRA: (415) 575-9079)
4426 20TH STREET - north side between Diamond and Eureka Streets; Lot 016 in Assessor's Block 2698 - Requests for Discretionary Review of Building Permit Application No. 2009.11.19.1662 proposing to demolish an two-level rear deck and staircase structure and construct a 5’-0” deep horizontal rear addition and one-story deck and staircase structure at the rear of a three-story over garage level, single-family building within a RH-2 (Residential, Two-Family) Zoning District and 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
