February 9, 2006

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, February 9, 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 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.

 

1.          2005.0709C                                                                               (J. IONIN: (415) 558-6309)

883-899 VALENCIA STREET - Assessor’s Block 3596, Lot 113 -Request under Planning Code Section 726.56 for temporary parking on an open lot.  The Proposal is to continue operating a parking lot on a vacated gas station.  The lot would provide 22 total parking spaces (one handicap space, two standard spaces approximately 8’x20’ each, and 19 compact spaces approximately 8’x16’ each). This open air parking lot is projected to exist only as long as it takes for the owner to gain approval of demolition and new construction permits (subject to a separate conditional use authorization, Case No. 2004.0891C) to develop a mixed-use structure with commercial on the ground floor and residential above.  The project lies within the Valencia Street Neighborhood Commercial District, the Mission Alcoholic Beverage Special Use Subdistrict, and within the 50-X Height and Bulk District.

            Preliminary Recommendation: Approval with conditions

NOTE:  This item was incorrectly noticed for hearing on February 9, 2006.  An accurate notice for hearing on February 16, 2006 has been advertised, posted, & mailed.  The item appears on this calendar as a further effort to inform the public that the public hearing is scheduled for February 16, 2006.

 

B.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

            2.         Commission Comments/Questions

 

C.         DIRECTOR’S REPORT

 

3.         Director’s Announcements

           

4.         Review of Past Week’s Events at the Board of Supervisors and Board of Appeals

 

5.                                                                                          (D. Alumbaugh: (415) 558-6601)

REPORT FROM THE BACKSTREETS BUSINESS ADVISORY BOARD - An informational presentation on the activities, goals, and objectives of the Backstreets Business Advisory Board, an advisory board created by the Board of Supervisors.

Preliminary Recommendation: Informational Only

 

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.

 

1. CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED

 

6.         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 February 2, 2006)

NOTE:  On February 2, 2006, following public testimony, the Commission closed the public hearing and entertained a motion to not take Discretionary Review and approve the project as submitted.  The motion failed on a tie vote of +3 -3.  Commissioners Bell, Olague & S Lee voted no and Commissioner W Lee was absent.  The item was then continued to February 9, 2006 by a +5 -1 vote, with Commissioner Antonini voting against and Commissioner W. Lee absent.

 

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.

 

            7.         2005.0982D                                                             (M. GLUECKERT: (415) 558-6543)

244 TOWNSEND STREET - northwest corner of Lusk and Townsend Streets, Assessor’s Block 3787, Lot 018 - Mandatory Discretionary Review for a proposed full-service restaurant and bar (DBA “Jackrabbit Moon”), which would sell alcoholic beverages for consumption on-site. No physical expansion or increase in exterior dimensions of the existing building is proposed. Planning Commission Resolution Number 14844 requires a Discretionary Review hearing for all projects involving a new or relocated liquor license or bar within the Ballpark Vicinity Special Use District (BVSUD). The property is located in an SLI (Service / Light Industrial) District, the South End Historic District, and a 65-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.

 

8.          2005.0976C                                                                                 (M. LI: (415) 558-6396)

2222 Polk Street - east side between Green and Vallejo Streets, Lot 015 in Assessor’s Block 0549 - Request for Conditional Use authorization to modify the previously-approved conditional use (Case No. 2001.1114C and Motion No. 16331).  The current application is requesting that the existing liquor store (dba “Polk & Green Produce Market”) be allowed to change its Type 20 ABC license (off-sale beer and wine) to a Type 21 ABC license (off-sale general).  There will be no physical expansion of the existing building or commercial space.  The project site is within the Polk Street Neighborhood Commercial District and a 65-A Height and Bulk District.

 

H.                  REGULAR CALENDAR 

 

9.          2005.1049C                                                                                   (M. LI: (415) 558-6396)

1685 SACRAMENTO STREET (aka 1552 Polk Street) - southeast corner at Polk Street, Lot 017 in Assessor’s Block 0644 - Request for Conditional Use authorization to establish a liquor store (dba “Nob Hill Liquors No. 2”) of approximately 1,850 square feet.  The subject commercial space was previously occupied by a retail gardening store.  There will be no physical expansion of the existing building or commercial space.  The project site is within the Polk Street Neighborhood Commercial District and a 65-A Height and Bulk District.

Preliminary Recommendation: Disapproval:

(Continued from Regular Meeting of January 19, 2006)

 

10.        2005.0686C                                                                  (D. DIBARTOLO: (415) 558-6291)

631 O’FARRELL STREET - south side between Hyde and Leavenworth Streets; Lot 001 through 198 in Assessor's Block 0322A - Request for Conditional Use authorization pursuant to Section 209.6(b) of the Planning Code to install and operate a wireless telecommunication facility for T-Mobile within the RC-4 (North of Market Residential Special Use District) and an 80-T Height and Bulk district, upon the roof of the approximately 211 foot high structure that contains 184 condominium dwelling units over ground story commercial space. As per the City and County of San Francisco’s Wireless Telecommunication Services (WTS) Facilities Siting Guidelines, the proposal is a Preferred Location Preference 2, as it is the site of previously approved antenna installations.

 

11.        2005.1034D                                                                 (R. CRAWFORD: (415) 558-6358)

943 Church Street  - east side between 21^st and 22^nd Streets.  Assessor's Block 3619 Lot 043 - Request for Discretionary Review of Building Permit Application No. 2005 0614 5053 to add a second unit and to construct a two-story addition to the existing two-story, single-family dwelling in an RM-1 (Residential Mixed, Low Density) District, and a 40-X Height and Bulk district.   

Preliminary Recommendation:  Take Discretionary Review and Modify the Project.

(Continued from Regular Meeting of January 19, 2006)

 

12a.      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 February 2, 2005)

                                                           

            12b.      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 February 2, 2005)

 

            12c.      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 February 2, 2005)

 

            12d.      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 February 2, 2005)

 

13a.       2005.0713D                                                                                 (B. FU: (415) 558-6613)

710 SILLIMAN STREET -north side between Dartmouth and Bowdoin Streets; Lot 006 in Assessor’s Block 5917 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Demolition Permit Application No.2005.03.11.7350 to demolish an existing single-family dwelling (the project also proposes the construction of a new single-family dwelling) in an RH-1 (Residential, House, One-Family) District with a 40-X Height and Bulk Designation.

Preliminary Recommendation: Do not take DR and approve project as proposed.

 

13b.      2005.1070D                                                                                 (B. FU: (415) 558-6613)

710 SILLIMAN STREET    - north side between Dartmouth and Bowdoin Streets; Lot 006 in Assessor’s Block 5917 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of new construction as a result of housing demolition, of Building Permit Application No. 2005.03.11.7348 for the new construction of a single-family dwelling in an RH-1 (Residential, House, One-Family) District with a 40-X Height and Bulk Designation.

Preliminary Recommendation: Do not take DR and approve project as proposed.

  

   14.        2005.1116ET                                                                         (T. OJEDA:  (415) 558-6251)

Consideration of an ordinance initiated by Supervisor Chris Daly on November 22, 2005 which would amend Planning Code Sections 315.1, 315.2, 315.4 and 315.5 to increase inclusionary affordable housing requirements for all proposed residential developments of 10 units or more; adjust the income calculation methods to reflect City and County of San Francisco median income calculations; and make environmental findings and findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.  The City Planning Commission held an informational hearing on this matter on December 8, 2005.  In response to Planning Commission request on January 12, 2006, Supervisor Maxwell’s proposed revisions to the inclusionary affordable housing program will also be discussed as these relate to Supervisor Daly’s ordinance.  No action will be taken on Supervisor Maxwell’s proposed amendments. The Commission may also consider potential suggested amendments set forth in a letter to the Commission President dated January 12, 2006 sent by Supervisor Sophie Maxwell.

Preliminary Staff Recommendation:  Request Board of Supervisors to defer action pending completion of the Housing Study.

                        (Continued from Regular Meeting of January 12, 2006)

 

15.        2006.0070T                                                                            (C. NIKITAS (415) 558-6306)

UPDATE ON THE REVIEW OF RESIDENTIAL DEMOLITIONS  - Informational presentation regarding proposed changes to criteria for the review of applications to demolish dwelling units, including future initiation of Planning Code amendments to require Discretionary Review for those demolitions not presently subject to Conditional Use authorization.

Preliminary Recommendation: Discussion only - No action to be taken at this hearing

(continued from Regular Meeting of January 26, 2006)

 

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: