February 2, 2006SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, February 2, 2006
1:30 PM
Regular Meeting
President: Sue Lee
Vice-President: Dwight S. Alexander
Commissioners: Michael J. Antonini; Shelley Bradford Bell; Kevin Hughes;
William L. Lee; Christina Olague
Commission Secretary: Linda D. Avery
Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.
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
1660 MISSION STREET, 5TH 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 1660 Mission Street, 5th 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, 1660 Mission Street, Suite 500, San Francisco, CA 94103-2414. Comments received by 11:00 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 Commission Secretary at: linda.avery@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.
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 Linda D. Avery, 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 impairrments 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, 1660 Mission St., 5th floor reception.
1:30 PM _________
ROLL CALL: Commission President: Sue Lee
Commission Vice-President: Dwight S. Alexander
Commissioners: Michael J. Antonini; Shelley Bradford Bell; Kevin Hughes; William L. Lee; Christina Olague
- 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.
1a. 2005.0480CV (J. PURVIS: (415) 558-6354)
2814-2824 JENNINGS STREET - west side at Egbert Avenue, Lot 001 in Assessor’s Block 4912 - Request for Conditional Use authorization under Planning Code Sections 303 and 215(a) to allow conversion of approximately 4,000 gross square feet of commercial space into five dwelling units without access to parking or open space. The site is within an M-1 (Light Industrial) Use District, a 40-X Height and Bulk District, the Restricted Light Industrial Special Use District, and an Industrial Protection Zone pursuant to Planning Commission Resolution No. 16202.
Preliminary Recommendation: Approve the Conditional Use with modifications and conditions.
(Continued from Regular Meeting of January 12, 2005)
(Proposed for Continuance to February 9, 2006)
1b. 2005.0480CV (J. PURVIS: (415) 558-6354)
2814-2824 JENNINGS STREET - west side at Egbert Avenue, Lot 001 in Assessor’s Block 4912 - Request for Off-street Parking, Open Space and Rear Yard Variances under Planning Code Section 305 to allow conversion of approximately 4,000 gross square feet of commercial space into five dwelling units without access to parking or open space. The site is within an M-1 (Light Industrial) Use District, a 40-X Height and Bulk District, the Restricted Light Industrial Special Use District, and an Industrial Protection Zone pursuant to Planning Commission Resolution No. 16202.
(Continued from Regular Meeting of January 12, 2005)
(Proposed for Continuance to February 9, 2006)
1c. 2005.0481DV (J. PURVIS: (415) 558-6354)
2826-2838 JENNINGS STREET - west side at Fitzgerald Avenue, Lot 002 in Assessor’s Block 4912 - Staff-initiated Discretionary Review under Planning Code Section 311, of a building permit to convert approximately 1,200 gross square feet of commercial space to three new dwellings units without access to parking or open space, subject to variance. The site is within an RM-1 (Residential, Mixed, Low Density) Use District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and disapprove the building permit.
(Continued from Regular Meeting of January 12, 2005)
(Proposed for Continuance to February 9, 2006)
1d. 2005.0481DV (J. PURVIS: (415) 558-6354)
2826-2838 JENNINGS STREET - west side at Fitzgerald Avenue, Lot 002 in Assessor’s Block 4912 - Request for Off-street Parking, Open Space and Rear Yard Variances under Section 305 to allow conversion of approximately 1,200 gross square feet of commercial space to three new dwellings units without access to parking or open space. The site is within an RM-1 (Residential, Mixed, Low Density) Use District and a 40-X Height and Bulk District.
(Continued from Regular Meeting of January 12, 2005)
(Proposed for Continuance to February 9, 2006)
2a. 2003.0159CV (B. FU: (415) 558-6613)
2527 Mission Street - east side, between 21st and 22nd Streets, Lot 026 in Assessor's Block 3615 - Request for Conditional Use authorization under Planning Code Sections 161(j), 303, and 712.70 to allow a reduction in the off-street parking requirement for dwelling units within a NC-3 (Moderate-Scale Neighborhood Commercial) District with a 65-B Height and Bulk designation, and in the Housing/Mixed Use Zone as designated by Planning Commission Resolution No. 16727. The project also includes a Variance request for the off-street parking requirement for the proposed office and retail uses.
Preliminary Recommendation: Approval with Conditions.
(Proposed for Continuance to February 16, 2006)
2b. 2003.0159CV (B. FU: (415) 558-6613)
2527 Mission Street -east side, between 21st and 22nd Streets, Lot 026 in Assessor's Block 3615 - Request for Off-Street Parking Variance under Planning Code Section 151 to require off-street parking be provided in the minimum quantities specified per each principal use of a building over 5,000 square feet of gross floor area. A total of 13 independently accessible off-street parking spaces are required as a result of the proposed new uses on the first and second floors and none are provided.
(Proposed for Continuance to February 16, 2006)
3. 2005.1088EZ (D. SIDER: (415) 558-6697)
[Board File No. 051819 – Lower Haight Street Neighborhood Commercial Rezoning] - Ordinance introduced by Supervisor Mirkarimi amending the Zoning Map to change use classifications as follows: within Assessor’s Block No. 0847, Lot Numbers 008, 009, 044 and 045 (formerly Lot Number 10), 011, 012, 013, 54 and 55 (formerly Lot Number 14), 015, and 016 from a zoning designation of RH-3 (Residential, House Districts, Three-Family) to NC-2 (Small Scale Neighborhood Commercial District) and Lot Numbers 017, 018, 019, 020, and 021 from a zoning designation of NC-1 (Neighborhood Commercial Cluster District) to NC-2 (Small Scale Neighborhood Commercial District); and within Assessor’s Block No. 0861, Lot Numbers 031, 032, 033, and 034 from a zoning designation of RH-3 (Residential, House Districts, Three-Family) to NC-2 (Small Scale Neighborhood Commercial District) and Lot Numbers 022, 023, 025, 026, 027, 028, and 046 through 065 (formerly Lot Number 29) from a zoning designation of NC-1 (Neighborhood Commercial Cluster District) to NC-2 (Small Scale Neighborhood Commercial District). The subject properties are on both sides of Haight Street between Steiner and Pierce Streets. The proposal would reclassify parcels currently designated as either RH-3 or NC-1 to NC-2.
(Proposed for Indefinite Continuance)
B. COMMISSIONERS’ QUESTIONS AND MATTERS
4. Commission Comments/Questions
C. DIRECTOR’S REPORT
5. Director’s Announcements
6. Review of Past Week’s Events at the Board of Supervisors and Board of Appeals
D. 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.
E. PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED
At this time, members of the public who wish to address the Commission on agenda items that have already been reviewed in a public hearing at which members of the public were allowed to testify and the public hearing has been closed, must do so at this time. Each member of the public may address the Commission for up to three minutes.
- CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
7. 2005.0578D (D. SIROIS: (415) 558-6313)
1401-1409 Castro Street - east side between Jersey & 25th Street, Lot 025, in Assessor's Block 6538 - Mandatory Discretionary Review, under the Planning Commission's Policy on Dwelling Unit Mergers (and dwelling unit removal), of Building Permit Application No. 2005.05.02.1317, proposing to convert a cottage located at the rear of the property from residential use to commercial use. The subject property is located in the 24th Street, Noe Valley Neighborhood Commercial District in a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and disapprove the residential conversion to commercial use.
(Continued from Regular Meeting of January 12, 2006)
NOTE: On January 12, 2006, following public testimony and Commission deliberation, the Commission closed the public hearing and continued this matter to February 2, 2006 by a vote +4 –0. Commissioners Bradford-Bell, William Lee were absent. Commissioner Olague was excused.
G. 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.
8. 2005.1086ET (D. SIDER: (415) 558-6697)
[Board File No. 051841 – Bar Uses In Certain Haight Street Movie Theatres]- Ordinance introduced by Supervisor Mirkarimi amending Planning Code Section 781.9 to allow a bar use in a movie theater under specificed circumstances in the Haight Street Alcohol Restricted Use Subdistrict. The Ordinance would allow beer and wine to be sold at certain single-screen movie theatres to ticket holders during performances.
Preliminary Recommendation: Approval
9. (A. JOHN-BAPTISTE: (415) 558-6547)
PLANNING DEPARTMENT’S PROPOSED WORK PROGRAM AND BUDGET FOR FY 2006-2007 - Consideration of the Planning Department’s Proposed Work Program and Budget for Fiscal Year 2006-2007.
10. 2006.0074M (J. LAU: (415) 558-6383)
South Bayshore Area Plan - Initiation of a General Plan Amendments - The South Bayshore Plan covers the area generally bounded by Cesar Chavez Street, Highway 101, the San Francisco/San Mateo County line, Hunters Point Shipyard, and the San Francisco Bay. The Commission will consider a Resolution of Intent to Initiate Amendments to the General Plan that include text and map revisions to the South Bayshore Area Plan.
Preliminary Recommendation: Adopt the Resolution of Intent to Initiate Amendments to the General Plan.
11. 2005.1087ET (L. SCOTT: (415) 558-6317)
[Board File No. 051844 - Amendments to Planning Code Section 610] - Ordinance introduced by Supervisor Peskin on November 8, 2005 which would amend Planning Code Section 610 to provide for neutral Administrative Law Judges to conduct reconsideration hearings concerning the Planning Director’s assessment of administrative penalties for the unlawful operation of general advertising signs; to make additional procedural clarifications; to establish a fee for requesting a reconsideration hearing; and to make environmental findings and findings of consistency with the priority polices of Planning Code Section 101.1 and the General Plan.
Preliminary Staff Recommendation: Approval with further amendments
(Continued from Regular Meeting of January 19, 2006)
12a. 2005.0032DV (M. WOODS: (415) 558-6315)
1043-1045 FRANCISCO STREET - south side between Larkin and Polk Streets; Lot 020 in Assessor’s Block 0477 - Request for Discretionary Review of Building Permit Application No. 2004.02.10.6005S, proposing to construct a one-story horizontal addition over the existing one-story extension at the rear of a two-story over basement, two-family building, in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as revised
(Continued from Regular Meeting of January 19, 2005)
12b. 2005.0032DV (M. WOODS: (415) 558-6315)
1043-1045 Francisco Street - south side between Larkin and Polk Streets; Lot 020 in Assessor’s Block 0477 - Request for a Rear Yard Variance to allow the construction of a one-story horizontal addition over the existing one-story extension at the rear of a two-story, two-family building. The last three feet of the addition extends into the required rear yard pursuant to Section 134 of the Planning Code. The project site is in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
(continued from Regular Meeting of January 19, 2005)
13. 2005.1043DD (S. YOUNG: (415) 558-6346)
3025 - 3029 SACRAMENTO STREET - south side between Baker and Broderick Streets; Lot 029B in Assessor's Block 1024 - Requests for Discretionary Review of Building Permit Application No. 2005.06.26.6107, proposing to construct a three-story horizontal extension at the rear of an existing two-story over garage, three-family dwelling in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project.
(Continued from Regular Meeting of January 19, 2006)
4:30 P.M. - SPECIAL ORDER
NOTE: It is anticipated that items 1 through 13 will be completed by 4:30 p.m. If they are not, at approximately 4:30 p.m. the Commission will interrupt the matter before them at that time and take up the Special Order matter listed below. At the conclusion of the Special Order matter, the commission will resume hearing the matter that was interrupted at 4:30 p.m. and continue through the adjournment of their agenda.
14. (A.GHOSH: (415) 558-6282)
AIA Presentation -- An informational presentation of design principals in San Francisco.
I. 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:
NOTE: Following this hearing on 2/2/06, The Planning Commission plans to convene to socialize at 7:00 p.m. at the R & G Lounge, 631 Kearny St., San Francisco.
