February 16, 2006

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, February 16, 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.

 

1a.         2003.0159CV                                                                                   (B. FU: (415) 558-6613)

2527 Mission Street - east side, between 21^st and 22^nd 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.

                        (Continued from Regular Meeting of February 2, 2006)

                        (Proposed for Continuance to March 16, 2006)

 

1b.        2003.0159CV                                                                             (B. FU: (415) 558-6613) 

2527 Mission Street -east side, between 21^st and 22^nd 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.

            (Continued from Regular Meeting of February 2, 2006)

            (Proposed for Continuance to March 16, 2006)

 

2a.        2005.0541XCV                                                                      (A. LIGHT: (415) 558-6254)

49 KEARNY STREET - west side between Geary and Post Streets, Lot 2, in Assessor's Block 310 - Request for a Determination of Compliance under Section 309 of the Planning Code to permit conversion of an existing office building to approximately 7 residential dwelling units, with an exception to the Planning Code rear yard requirement, for the subject property, which is in the C-3-O Zoning District and a 80-130-F Height and Bulk District.  The proposal is to convert the existing office use on the top seven floors of the subject building to approximately 7 dwelling units (one per floor at approximately 1,200 square feet), retaining the existing ground floor retail use.  Some common residential open space is proposed for the rooftop of the subject building, but less (perhaps none) would be provided than the minimum required by the Planning Code due to roof size and depending on new fire code restrictions.  No parking would be provided in order to preserve the building’s historic façade, to avoid creating automobile/pedestrian conflicts, and also due to the subject lot’s narrow width of 20 feet.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of January 26, 2006)

                        (Proposed for Continuance to March 16, 2006)

 

2b.        2005.0541XCV                                                                       (A. LIGHT: (415) 558-6254)

49 KEARNY STREET - west side between Geary and Post Streets, Lot 2, in Assessor's Block 310 - Request for a Conditional Use authorization to exceed the principally permitted dwelling unit density, for the subject property, which is in the C-3-O Zoning District and a 80-130-F Height and Bulk District. See Item "a" above for a project description.

Preliminary Recommendation:  Approval with Conditions

(Continued from Regular Meeting of January 26, 2006)

                        (Proposed for Continuance to March 16, 2006)

 

2c.        2005.0541XCV                                                                      (A. LIGHT: (415) 558-6254)

49 KEARNY STREET - west side between Geary and Post Streets, Lot 2, in Assessor's Block 310 - Request for the granting by the Zoning Administrator of residential open space and parking variances; for the subject property, which is in the C-3-O Zoning District and a 80-130-F Height and Bulk District.  The Zoning Administrator will hear the variance application concurrently with the Planning Commission. See Item "a" above for a project description.

(Continued from Regular Meeting of January 26, 2006)

(Proposed for Continuance to March 16, 2006)

 

B.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

3.         Commission Comments/Questions

 

C.         DIRECTOR’S REPORT

 

4.         Director’s Announcements

           

5.         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.         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.

 

  6.        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 Sub-district, and within the 50-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

 

7a.        2005.0290D                                                                   (G. CABREROS: (415) 558-6169)

350 - 32^ND AVENUE - east side between California and Clement Streets; Lot 032 in Assessor's Block 1402 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2005.03.22.8063 proposing to demolish an existing single-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 demolition.

 

7b.        2005.0567D                                                                  (G. CABREROS: (415) 558-6169)

350 - 32^ND AVENUE - east side between California and Clement Streets; Lot 032 in Assessor's Block 1402 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of new residential building in association with residential demolition, of Building Permit Application No. 2005.03.22.8059 proposing to construct a new three-story, two-unit 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.

 

8a.        2005.0738D                                                                         (S. Vellve: (415) 558-6263)

131 RIVOLI STREET - south side between Cole and Shrader Streets; Lot 029 in Assessor’s Block 1287 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2005.08.05.9554 proposing to demolish an existing  single-family dwelling in an RH-2 (House, Two-Family) Zoning District, and a 40-X Height and Bulk District.

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

 

8b.        2005.0994D                                                                       (S. Vellve: (415) 558-6263)

131 RIVOLI STREET - south side between Cole and Shrader Streets; Lot 029 in Assessor’s Block 1287 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of new residential building in association with residential demolition, of Building Permit Application No. 2005.08.05.9555 proposing to construct a new three-story over garage, one-family dwelling in an RH-2 (House, Two-Family) Zoning District, and a 40-X Height and Bulk District.

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

 

F.          REGULAR CALENDAR 

 

9.                                                                                   (A. JOHN-BAPTISTE: (415) 558-6547)

PLANNING DEPARTMENT’S PROPOSED WORK PROGRAM AND BUDGET FOR FY 2006-2007 - Consideration of and action on the Planning Department’s Proposed Work Program and Budget for Fiscal Year 2006-2007.

                        Preliminary Recommendation:  Approval

 

            10.        2005.1052D                                                               (R. CRAWFORD:  (415) 558-6358)

1 Palo Alto Drive (aka 1 Avanzada aka 250 Palo Alto) - Assessor's Block 2724 Lot 003 - Mandatory Discretionary Review of Building Permit Application No. 2005.606.4223 for installation of an interior fire suppression system inside Comcast’s existing equipment room within an existing building at the Sutro Tower Broadcast facility.  This project lies within the RH-1, Residential House, One Family District and within a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and Approve with Conditions.

            (Continued from Regular Meeting of January 19, 2006)

 

11.        2005.0722D                                                                         (I. WILSON: (415) 558-6163)

2600 CHESTNUT STREET - northwest corner of Chestnut Street and Richardson Avenue; Lot 005A in Assessor's Block 0932 - Request for Discretionary Review of Building Permit Application No. 2004.10.26.7675, proposing to build a three-story horizontal addition to the east of the three-story single-family house, and a two-story addition over the existing one-story garage, in an RH-1 (Residential, House, One-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 12, 2005)

 

12a.      2005.1180D                                                                               (T. TAM: (415) 558-6325)

4121 & 4123 Cesar Chavez - south side between Noe and Castro Streets, Lot 52 in Assessor's Block 6581 - Mandatory Discretionary Review under the Planning Commission policy (Resolution No. 16700) requiring review of all residential demolition, of Demolition Permit Application No. 2005.12.22.0885, proposing to demolish an existingtwo-story-over-garage, two-unit residential structure in an RM-1 (Residential, Mixed, Low Density) Use District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the demolition

 

            12b.      2005.1181DV                                                                             (T. TAM: (415) 558-6325)

4121 &4123 Cesar Chavez - south side between Noe and Castro Streets, Lot 52 in Assessor's Block 6581 - Mandatory Discretionary Review under the Planning Commission policy (Resolution No. 16700) requiring review of all new construction associated with residential demolition, of New Construction Permit Application No. 2005.12.22.0886, proposing to construct a new four-story-over-garage, six-unit residential structure in an RM-1 (Residential, Mixed, Low Density) Use District and a 40-X Height and Bulk District.

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

 

            12c.      2005.1181DV                                                                            (T. TAM: (415) 558-6325)

4121 &4123 Cesar Chavez - south side between Noe and Castro Streets, Lot 52 in Assessor's Block 658  - Request for a Rear Yard Variance for a minor encroachment of the proposed stairs into the required rear yard pursuant to Planning Code Section 134.  A portion of the proposed stairs at the rear for the new six-unit construction project is more than two stories in height, one story taller than permissible by the Planning Code for permitted obstruction.  This variance will be heard before Zoning Administrator immediately following the hearing for the discretionary reviews referenced in the above.  The property is in an RM-1 (Residential, Mixed, Low Density) Use District and a 40-X Height and Bulk District.

 

13.        2005.1093D                                                                 (D. DIBARTOLO: (415) 558-6291)

2900 FULTON STREET  - northwest corner at Fifth Avenue; Lot 017 in Assessor's Block 1648 - Request for Discretionary Review of Building Permit Application No. 2004.02.24.7019S, proposing to alter the existing one-story commercial structure, by adding three floors, to contain four dwelling units over the ground floor commercial level; and, redesign of the ground level to include two separate retail spaces and façade alterations with a parking garage to accommodate four parking spaces, in an NC-1 (Neighborhood, Commercial, Cluster) District and a 40-X Height and Bulk District.

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

 

5:00 P.M.

 

14.        2004.0160U                           (J. RUBIN: (415) 558-6310, J. JARAMILLO: (415) 575-6818)

CONSIDERATION OF A RESOLUTION TO ADOPT   INTERIM CONTROLS FOR AREAS OF THE EASTERN NEIGHBORHOODS AND CENTRAL WATERFRONT (PROPOSED FOR CONTINUANCE) - Public hearing on a resolution adopting interim zoning controls that would establish Mixed-Use Residential, Employment and Business Development, and Urban Mixed-Use areas for sections of the Mission (generally bounded by Guerrero, Division, Potrero, and Cesar Chavez Streets), Showplace Square/Potrero Hill (generally bounded by 7^th, Bryant, Potrero and 26^th Streets, and I-280), East SoMa (generally bounded by Mission, 7^th, Harrison, 4^th and Townsend Streets, and the Embarcadero), and the Central Waterfront (generally bounded by Mariposa Street, I-280, Islais Creek, and the Bay).  The Mixed-Use Residential area would support residential development; the Employment and Business Development area would support production, distribution and repair (PDR) activities, including digital-media; and the Urban Mixed-Use area would require limited amounts of PDR space associated with a wide array of other uses, including housing.  The proposed interim controls would also establish overlay areas including, but not limited to: 1) a Design and Showroom district intended to support those activities in the Showplace Square area and 2) an Arts and Technology district intended to encourage activities interrelated with the California College of Arts and nearby development in Mission Bay.  At this hearing, staff will make a presentation that covers the process for adopting interim controls and a summary of the controls themselves, and lead a discussion on the definition of PDR.   At subsequent hearings the following topics are proposed to be discussed:

1. District controls
2. Urban design, open space and other topics.

Preliminary Recommendation: Hold hearings and continue adoption to a date certain.

 

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: