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SAN FRANCISCO
PLANNING COMMISSION
Notice of Hearing
&
Agenda
Commission Chambers, Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
San Francisco, CA 94102-4689
Thursday, September 12, 2013
12:00 p.m.
Regular Meeting
Commissioners:
Rodney Fong, President
Cindy Wu, Vice President
Michael Antonini, Gwyneth Borden, Rich Hillis, Kathrin Moore, Hisashi Sugaya
Acting Commission Secretary:
Jonas P. Ionin
Hearing Materials are available at:
Website: http://www.sfplanning.org
Planning Department, 1650 Mission Street, 4th Floor, Suite 400
Planning Information Center, 1660 Mission Street, 1st Floor
Voice recorded Agenda only: (415) 558-6422
Commission Hearing Broadcasts:
Live stream: http://www.sfgovtv.org
Live, Thursdays at 12:00 p.m., Cable Channel 78
Re-broadcast, Fridays at 8:00 p.m., Cable Channel 26
Disability and language accommodations available upon request to:
commissions.secretary@sfgov.org or (415) 558-6309 at least 48 hours in advance.
Hearing Procedures
The Planning Commission holds public hearings regularly, on most Thursdays. The full hearing schedule for the calendar year and the Commission Rules & Regulations may be found online at: www.sfplanning.org.
Public Comments: Persons attending a hearing may comment on any scheduled item.
v When speaking before the Commission in City Hall, Room 400, please note the timer indicating how much time remains. Speakers will hear two alarms. The first soft sound indicates the speaker has 30 seconds remaining. The second louder sound indicates that the speaker’s opportunity to address the Commission has ended.
Sound-Producing Devices Prohibited: The ringing of and use of mobile phones and other sound-producing electronic devices are prohibited at this meeting. Please be advised that the Chair may order the removal of any person(s) responsible for the ringing or use of a mobile phone, pager, or other similar sound-producing electronic devices (67A.1 Sunshine Ordinance: Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).
For most cases (CU’s, PUD’s, 309’s, etc…) that are considered by the Planning Commission, after being introduced by the Commission Secretary, shall be considered by the Commission in the following order:
1. Presentation by Staff;
2. Presentation by the Project Sponsor’s Team (which includes: the sponsor, representative, legal counsel, architect, engineer, expeditor and/or any other advisor) for a period not to exceed fifteen (15) minutes, at the discretion of the Chair;
3. Public testimony from supporters of the Project not to exceed three (3) minutes, at the discretion of the Chair;
4. Presentation by Organized Opposition recognized by the Commission President through written request prior to the hearing for a period not to exceed fifteen (15) minutes, at the discretion of the Chair;
5. Public testimony from opponents of the Project not to exceed three (3) minutes, at the discretion of the Chair;
6. Staff follow-up and/or conclusions;
7. Public comment portion of the hearing shall be closed and deliberation amongst the Commissioners shall be opened by the Chair;
8. A motion to approve; approve with conditions; approve with amendments and/or modifications; disapprove; or continue to another hearing date, if seconded, shall be voted on by the Commission.
Every Official Act taken by the Commission must be adopted by a majority vote of all members of the Commission, a minimum of four (4) votes. A failed motion results in the disapproval of the requested action, unless a subsequent motion is adopted. Any Procedural Matter, such as a continuance, may be adopted by a majority vote of members present, as long as the members present constitute a quorum (four (4) members of the Commission).
For Discretionary Review cases that are considered by the Planning Commission, after being introduced by the Commission Secretary, shall be considered by the Commission in the following order:
1. Presentation by Staff;
2. Presentation by the DR Requestor(s), not to exceed five (5) minutes per Requestor, at the discretion of the Chair;
3. Public testimony from opponents of the Project not to exceed three (3) minutes, at the discretion of the Chair;
4. Presentation by the Project Sponsor for a period of five (5) minutes not to exceed fifteen (15) minutes, whenever there are multiple DR requests, at the discretion of the Chair;
5. Public testimony from supporters of the Project not to exceed three (3) minutes, at the discretion of the Chair;
6. Rebuttal by the DR Requestor(s), not to exceed two (2) minutes per Requestor, at the discretion of the Chair;
7. Rebuttal by the Project Sponsor, not to exceed two (2) minutes, at the discretion of the Chair;
8. Staff follow-up and/or conclusions;
9. Public comment portion of the hearing shall be closed and deliberation amongst the Commissioners shall be opened by the Chair;
10. A motion to Not Take DR and approve the Project as proposed; or to Take DR and approve the Project with conditions, with amendments and/or modifications; or to Take DR and disapprove; or continue to another hearing date, if seconded, shall be voted on by the Commission.
The Commission must Take DR in order to disapprove or modify a building permit application that is before them under Discretionary Review. A failed motion to Take DR results in a Project that is approved as proposed.
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.
Members of the public are not required to provide personal identifying information when they communicate with the Commission or the Department. All written or oral communications, including submitted personal contact information, may be made available to the public for inspection and copying upon request and may appear on the Department’s website or in other public documents.
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 the Sunshine Ordinance Task Force at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 409; phone (415) 554-7724; fax (415) 554-7854; or 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.sfbos.org/sunshine.
San Francisco Lobbyist Ordinance
Individuals and entities that influence or attempt to influence local legislative or administrative action may 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 San Francisco Ethics Commission at 25 Van Ness Avenue, Suite 220, San Francisco, CA 94102; phone (415) 252-3100; fax (415) 252-3112; and online http://www.sfgov.org/ethics.
Accessible Meeting Information
Commission hearings are held in Room 400 at City Hall, 1 Dr. Carlton B. Goodlett Place in San Francisco. City Hall is open to the public Monday through Friday from 8:00 a.m. to 8:00 p.m. and is accessible to persons using wheelchairs and other assistive mobility devices. Ramps are available at the Grove, Van Ness and McAllister entrances. The wheelchair lift at the Polk Street entrance is currently under repair.
Transit: The nearest accessible BART station is Civic Center. Accessible MUNI Metro lines are the F, J, K, L, M, N, T (exit at Civic Center or Van Ness stations). MUNI bus routes also serving the area are the 5, 6, 9, 19, 21, 47, 49, 71, and 71L. For more information regarding MUNI accessible services, call (415) 701-4485 or call 311.
Parking: Accessible parking is available at the Civic Center Underground Parking Garage (McAllister and Polk), and at the Performing Arts Parking Garage (Grove and Franklin). Accessible curbside parking spaces are located all around City Hall.
Disability Accommodations: To request assistive listening devices, sign language interpreters, readers, large print agendas or other accommodations, please contact the Commission Secretary at (415) 558-6309, or commissions.secretary@sfgov.org at least 48 hours in advance of the hearing.
Language Assistance: To request an interpreter for a specific case during the hearing, please contact the Commission Secretary at (415) 558-6309, or commissions.secretary@sfgov.org at least 48 hours in advance of the hearing.
SPANISH:
Agenda para la Comisión de Planificación. Si desea asistir a la audiencia, y quisiera obtener información en Español o solicitar un aparato para asistencia auditiva, llame al 415-558-6309. Por favor llame por lo menos 48 horas de anticipación a la audiencia.
CHINESE:
規劃委員會議程。聽證會上如需要語言協助或要求輔助設備，請致電415-558-6309。請在聽證會舉行之前的至少48個小時提出要求。
TAGALOG:
Adyenda ng Komisyon ng Pagpaplano. Para sa tulong sa lengguwahe o para humiling ng Pantulong na Kagamitan para sa Pagdinig (headset), mangyari lamang na tumawag sa 415-558-6309. Mangyaring tumawag nang maaga (kung maaari ay 48 oras) bago sa araw ng Pagdinig.
RUSSIAN:
Повестка дня Комиссии по планированию. За помощью переводчика или за вспомогательным слуховым устройством на время слушаний обращайтесь по номеру 415-558-6309. Запросы должны делаться минимум за 48 часов до начала слушания.
Allergies: In order to assist the City in accommodating persons with severe allergies, environmental illness, multiple chemical sensitivity or related disabilities, please refrain from wearing scented products (e.g. perfume and scented lotions) to Commission hearings.
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. 2011.0187X (C. TEAGUE: (415) 575-9081)
1001 17TH STREET (AKA 140 PENNSYLVANIA STREET) - southwest corner of 17th and Pennsylvania Streets; Lots 009 and 010 in Assessor’s Block 3987 - Request for Large Project Authorization, pursuant to Planning Code Section 329 to demolish the existing industrial building and construct two adjacent residential buildings. The building at 1001 17th Street will be 4-stories, 48-feet tall, and will contain 26 dwelling units and 9 parking spaces in a ground floor parking garage, within the UMU (Urban Mixed Use) Zoning District and 48-X Height and Bulk District. The building at 140 Pennsylvania Street will be 4-stories, 40-feet tall, and will contain 11 dwelling units and 8 parking spaces in a ground floor parking garage, within the UMU (Urban Mixed Use) Zoning District and 40-X Height and Bulk District. The project requests exceptions for rear yard, open space, and exposure requirements of the Planning Code.
Preliminary Recommendation: Approve with Conditions
(Proposed for Continuance to September 26, 2013)
2. 2013.0617MZ (C. TEAGUE: (415) 575-9081)
“ADJACENT PARCELS” AND WESTERN SOMA CLEANUP -- AMENDMENTS TO THE GENERAL PLAN AND ZONING MAPS - Staff will request the Planning Commission consider approving Resolutions to Adopt Amendments to the General Plan and Zoning Maps to implement the rezoning of orphaned parcels adjacent to the Western SoMa Plan Area, correct the zoning and heights of several parcels within the Western SoMa Plan Area, and amend the boundaries of the East SoMa, Western SoMa, and Market and Octavia Plan Areas to include the “Adjacent Parcels.”
Preliminary Recommendation: Approve with Conditions
(Proposed for Continuance to October 10, 2013)
3. 2013.0401C (K. CONNER: (415) 575-6914)
875 AND 901 CALIFORNIA STREET – south side between Powell and Stockton Streets and at the southwest corner of the intersection of Powell and California Streets; Lot 017 in Assessor’s Block 0256 and Lot 001 in Assessor’s Block 0255 respectively – Request for Conditional Use Authorization, pursuant to Planning Code Sections 178, 303 and 304, to modify conditions of approval of a Planned Unit Development (PUD) located at 901 California Street (d.b.a Stanford Court Hotel) within the RM-4 (Residential, Mixed, High Density) Zoning District, the Nob Hill Special Use District, and 65-A and 320-E Height and Bulk District. Motion 6241 permitted a hotel with incidental commercial uses and professional offices and conditioned that 100 parking spaces be provided within an existing garage located at 875 California Street, converting it entirely to parking for the hotel. The Project Sponsor is asking for a modification under Planning Code Section 304 to reduce the parking provided for the hotel to seven spaces, providing it in the hotel’s existing porte cochere. A separate Conditional Use Authorization application, 2013.1130C, is being sought to reclassify the garage at 875 California Street as a community parking garage use.
(Proposed for Continuance to November 7, 2013)
4. 2013.1130 C (K. CONNER: (415) 575-6914)
875 CALIFORNIA STREET – south side between Powell and Stockton Streets; Lot 017 in Assessor’s Block 0256 – Request for Conditional Use Authorization, pursuant to Planning Code Sections 209.7 (a) and 303, to operate a community garage within the RM-4 (Residential, Mixed, High Density) Zoning District, the Nob Hill Special Use District, and 65-A Height and Bulk District. The current use of the building is a garage associated with the Stanford Court Hotel.
(Proposed for Continuance to November 7, 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
5. 2013.0282C (D. HARRIS: (415) 575-9102)
2701-2703 FOLSOM STREET - southeast corner of 23rd and Folsom Streets; Lot 035 in Assessor’s Block 3640 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 209.3(j), and 186(g) to establish an approximately 2,400 square foot religious institution at 2701 Folsom Street (Buddhist Meditation Center) and to reactivate an approximately 400 square foot retail use at 2703 Folsom Street within a RH-2 (Residential-House, Two Family) Zoning District, the Mission Alcoholic Beverage Special Use Subdistrict and 40-X Height and Bulk District.
Preliminary Recommendation: Approve with Conditions
6. 2013.0128C (S. VELLVE: (415) 558-6263)
2460 LOMBARD STREET (A.K.A. 2444 LOMBARD STREET) - north side, between Divisadero and Scott Streets, Lot 014 in Assessor’s Block 0936 - Request for Conditional Use Authorization pursuant to Planning Code Sections 703.3 and 303 to allow a Formula Retail Use (d.b.a. Pet Food Express) in a NC-3 (Neighborhood Commercial, Moderate Scale) Zoning District and 40-X Height and Bulk District. The approximately 7,000 square foot pet supply store, which would include a pet wash component, would also include an accessory cat adoption facility, to be operated by Pets Unlimited. The building was previously occupied by a Blockbuster Video Store.
Preliminary Recommendation: Approve with Conditions
(Continued from Regular Meeting of August 8, 2013)
NOTE: On August 8, 2013, the Commission Adopted a Motion of Intent to Disapprove and to Continue the matter to September 12, 2013 by a vote (+6 -1, with Commissioner Antonini voting against).
NOTE: On September 12, 2013, the Commission will consider a Draft Motion to Disapprove, prepared by staff.
7a. 2011.0053CV (D. SÁNCHEZ: (415) 575-9082)
25 ELGIN PARK - east side between McCoppin and Duboce Streets; Lot 111 in Assessor’s Block 3502 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 209.1(l) and 303 to add one dwelling unit to an existing eight unit multifamily dwelling, at a density of one dwelling unit per 357 square feet of lot area on an irregularly shaped 3,210 square foot lot, within a RTO (Residential, Transit Oriented) Zoning District and 40-X Height and Bulk district.
Preliminary Recommendation: Approve with Conditions
7b. 2011.0053CV (D. SÁNCHEZ: (415) 575-9082)
25 ELGIN PARK - east side between McCoppin and Duboce Streets; Lot 111 in Assessor’s Block 3502 - Request for Variances, pursuant to Planning Code Sections 135, 140 and 305 to not provide useable open space where 100 square feet of private useable open space is required and to not provide dwelling unit exposure, within the RTO (Residential, Transit Oriented) Zoning District and 40-X Height and Bulk district.
C. COMMISSION MATTERS
8. Consideration of Adoption:
· Draft Minutes for August 8, 2013; and
· Draft Minutes for August 15, 2013
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.
9. 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. DEPARTMENT MATTERS
10. Director’s Announcements
11. 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
12a. (S. JONES: (415) 575-9034)
ADMINISTRATIVE CODE, CHAPTER 31, CEQA LEGISLATION - Informational presentation - On July 16, 2013, the Board of Supervisors unanimously passed an ordinance amending Chapter 31 of the San Francisco Administrative Code, which contains the City’s procedures for implementing the California Environmental Quality Act (CEQA). This presentation will discuss changes to existing procedures and outline how the Planning Department is implementing these requirements, including changes to the Planning Department’s website in order to improve user interface and access to CEQA exemption information. This is an informational item only, no action is necessary.
Preliminary Recommendation: None - Informational
12b. (S. JONES: (415) 575-9034)
ADMINISTRATIVE CODE, CHAPTER 31, CEQA LEGISLATION - Pursuant to ordinance amending Chapter 31 of the San Francisco Administrative Code, Planning Department will demonstrate to the Planning Commission that it has updated its website to provide up-to-date information to the public about each CEQA exemption determination in a format searchable by location, such as through the “Active Permits In My Neighborhood” tool now used by the Planning Department and the Department of Building Inspection.
Preliminary Recommendation: Approve a Motion advising the Clerk of the Board of the Department’s compliance.
13. 2011.1122E (D. LEWIS: (415) 575-9095)
75 HOWARD STREET - Public Hearing on the Draft Environmental Impact Report. The project site is located on the south side of Howard Street at the southwest intersection of Howard and Steuart Streets, in San Francisco’s Financial District, and within the Transit Center District Plan area. The project site consists of three lots and a portion of street right-of-way: Assessor’s Block 3741/Lot 31; Block 3742/Lot 12; a portion of Block 3741/Lot 35; and a portion of the Steuart Street right-of-way south of Howard Street. The project sponsor proposes the demolition of the existing 550-space, eight-level, commercial parking structure, and construction, in its place, of an approximately 31-story, 348-foot-tall, 432,253-gross-square-foot (gsf) residential, high-rise tower containing 186 market rate units and approximately 5,658 gsf of retail use. The proposed project would include 175 off-street parking spaces in a two level underground garage accessed from Howard Street and a new 4,780-sq.-ft. landscaped, publicly accessible open space. The proposed project includes two variants: a Public Parking Variant to provide an additional 91 off-street parking spaces and a Residential/Hotel Mixed Use Variant to include 109 residential units and 82 hotel rooms. The project site is located in a C-3-O(SD) – Downtown Office (Special Development) Use District.
NOTE: Written comments will be accepted at the Planning Department until 5:00 p.m. on September 16, 2013.
Preliminary Recommendation: None - No Action Required
14. 2013.0291C (C. NOEL: (415) 575-9125)
1233-1239 NORIEGA STREET - south side between 19th and 20th Avenues; Lot 035 in Assessor’s Block 2056 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303 and 703.4 to allow a formula retail use (d.b.a. Sterling Bank and Trust) the existing retail space occupying 1237 & 1239 Noriega Street will be re-divided into two retail spaces; the proposed use will occupy 1239 Noriega Street, within the Noriega Street Neighborhood Commercial District and 40-X Height and Bulk District.
Preliminary Recommendation: Approve with Conditions
15. 2013.0535CER (M. WOODS: (415) 558-6315)
3301-3601 LYON STREET - between Marina Boulevard and Bay Street, Lot 002 in Assessor’s Block 0916 - Request for Conditional Use Authorization to allow the temporary establishment of a private elementary school (at the site formerly occupied by The Exploratorium at the Palace of Fine Arts) for the Town School for Boys for the 2013 - 2014 academic year while the Town School’s permanent campus at 2750 Jackson Street is being renovated. No physical changes would be made to the existing Palace of Fine Arts building within a P (Public) Zoning District, OS (Open Space) Height and Bulk District and the Scenic Special Sign District.
Preliminary Recommendation: Approve with Conditions
16a. 2012.1027DD (G. CABREROS: (415) 558-6169)
3700 BRODERICK STREET - northeast corner of Broderick and Jefferson Streets; Lot 014 in Assessor’s Block 0911 - Requests for Discretionary Review of Building Permit Application No. 2012.11.15.4294 proposing to construct side and rear horizontal additions, a front horizontal addition to the existing partial fourth floor and facade alterations to the existing four-story, single-family residence within a RH-2 (Residential, House, 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
16b. 2012.1027V (G. CABREROS: (415) 558-6169)
3700 BRODERICK STREET - northeast corner of Broderick and Jefferson Streets; Lot 014 in Assessor’s Block 0911 - Request for a rear yard variance to construct side and rear horizontal additions to the existing four-story, single-family residence within the RH-2 (Residential, House, Two-Family) Zoning District and 40-X Height and Bulk District. Planning Code Section 134 requires a 15-foot rear yard for the subject property. A portion of the existing building projects approximately 9 feet into the required rear yard. The rear and side horizontal additions are proposed to align with the existing portion of the rear facade that projects 9 feet into the required rear yard.
17. 2012.0193D (E. WATTY: (415) 558-6620)
212-214 CALIFORNIA STREET – north side, between Front and Battery Streets; Lot 007 in Assessor’s Block 0237 – Mandatory Discretionary Review of Building Permit Application No. 2012.08.30.8628, pursuant to Planning Code Section 217(k), to allow a new Medical Cannabis Dispensary (dba “CBD Wellness Solutions”) to locate within the rear of the existing ground-floor tenant space. The proposed dispensary would not permit any on-site consumption of cannabis, nor would it permit any on-site cultivation of cannabis. The property is located within a C-3-O (Downtown Office) Zoning District and 75-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Approve with Conditions
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
Hearing Materials
Materials submitted to the Planning Commission prior to a scheduled hearing will become part of the public record only when the materials are also provided to the Commission Secretary and/or Project Planner. Correspondence may be emailed directly to the Commission Secretary at: commissions.secretary@sfgov.org.
Persons unable to attend a hearing may submit written comments regarding a scheduled item to: Planning Commission, 1650 Mission Street, Suite 400, San Francisco, CA 94103-2414. Written comments received by the close of the business day prior to the hearing will be brought to the attention of the Planning Commission and made part of the official record.
Advance Submissions: To allow Commissioners the opportunity to review material in advance of a hearing, materials must be received by the Planning Department reception eight (8) days prior to the scheduled public hearing. All submission packages must be delivered to1650 Mission Street, Suite 400, by 5:00 p.m. and should include fifteen (15) copies.
Day-of Submissions: Material related to a calendared item may be distributed at the hearing. Please provide ten (10) copies for distribution.
Appeals
The following is a summary of appeal rights associated with the various actions that may be taken at a Planning Commission hearing.
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Case Type
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Case Suffix
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Appeal Period*
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Appeal Body
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Office Allocation
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B
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15 calendar days
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Board of Appeals**
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Conditional Use Authorization and Planned Unit Development
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C
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30 calendar days
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Board of Supervisors
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Building Permit Application (Discretionary Review)
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D
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15 calendar days
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Board of Appeals
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CEQA Determination - EIR
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E
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20 calendar days
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Board of Supervisors
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Coastal Zone Permit
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P
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15 calendar days
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Board of Appeals
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Planning Code Amendments by Application
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T
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30 calendar days
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Board of Supervisors
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Variance (Zoning Administrator action)
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V
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10 calendar days
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Board of Appeals
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Permit Review in C-3 Districts, Downtown Residential Districts and Large Project Authorization in Eastern Neighborhoods
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X
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15 calendar days
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Board of Appeals
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Zoning Map Change by Application
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Z
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30 calendar days
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Board of Supervisors
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* Appeals of Planning Commission decisions on Building Permit Applications (Discretionary Review) must be made within 15 days of the date the building permit is issued/denied by the Department of Building Inspection (not from the date of the Planning Commission hearing). Appeals of Zoning Administrator decisions on Variances must be made within 10 days from the issuance of the decision letter.
**An appeal of a Certificate of Appropriateness or Permit to Alter/Demolish may be made to the Board of Supervisors if the project requires Board of Supervisors approval or if the project is associated with a Conditional Use Authorization appeal. An appeal of an Office Allocation may be made to the Board of Supervisors if the project requires a Conditional Use Authorization.
For more information regarding the Board of Appeals process, please contact the Board of Appeals at (415) 575-6880. For more information regarding the Board of Supervisors process, please contact the Clerk of the Board of Supervisors at (415) 554-5184 or board.of.supervisors@sfgov.org.
Challenges: 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.
