March 2, 2006SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Board of Supervisors Chambers - Room 250
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, March 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. 2005.0946XV (A. LIGHT 415-558-6254)
153 KEARNY STREET - west side between Post and Sutter Streets, Lot 2, in Assessor's Block 293 - Request for a Determination of Compliance under Section 309 of the Planning Code to permit conversion of existing office space on the second through seventh floors of an existing commercial building with ground floor retail to approximately 49 residential dwelling units, with an exception to the Planning Code rear yard requirements for the subject property, which is in the C-3-O Zoning District and a 80-130-F Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Proposed for Continuance to April 6, 2006)
1b. 2005.0946XV (A. LIGHT 415-558-6254)
153 KEARNY STREET - west side between Post and Sutter Streets, Lot 2, in Assessor's Block 293 - Request for the granting by the Zoning Administrator of residential open space, dwelling unit exposure, 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.
(Proposed for Continuance to April 6, 2006)
2. 2004.0973C (M. WOODS: (415) 558-6315)
7070 CALIFORNIA STREET (a.k.a. 229 - 32nd Avenue) - north side on a through lot to El Camino del Mar between 32nd Avenue and Lincoln Park; Lot 37 in Assessor’s Block 1392 - Request for Conditional Use authorization under Sections 209.3(g), 303 and 304 of the Planning Code to modify a previously approved Planned Unit Development under Motion No. 13678 for Case No. 1994.003C for a private elementary and middle school for girls (Kindergarten through grade 8), The Katherine Delmar Burke School, to allow the construction of a new two-story arts and sciences building, and the renovation of existing facilities, in an RH-1(D) (House, One-Family Detached Dwelling) Zoning District and a 40-X Height and Bulk District. The Planned Unit Development would include an exception to rear yard requirements of the Planning Code.
(Proposed for Continuance to April 6, 2006)
3. 2005.0850C (E. Oropeza: (415) 558-6381)
2200 INGALLS STREET -between Wallace and Yosemite Avenue; Lot 008 in Assessor’s Block 4831 - Request for Conditional Use authorization to include an Auto Dismantling Operation within an existing auto repair shop within the M-1, Light Industrial Zoning District, the Industrial Protection Zone, the Candlestick Park Special Sign District, and a 40-X foot Height and Bulk District. Planning Code Section 225(p) in this case, an automobile dismantling operation, requires Conditional Use Authorization.
Preliminary Recommendation: Approval
(Proposed for Continuance to March 9, 2006)
4. 2006.0045D (E. OROPEZA: (415) 558-6381)
2490 3RD STREET - between 22nd and 20th Streets; Lot 004 in Assessor’s Block 4108 - Request for a Discretionary Review for the establishment of a Retail-Full Service Restaurant and Wine Bar on the ground floor within the NC-2, Small-Scale Neighborhood Commercial District, and a 50-X foot Height and Bulk District.
DISCRETIONARY REVIEW APPLICATION WITHDRAWN
B. COMMISSIONERS’ QUESTIONS AND MATTERS
5. Consideration of Adoption:
- Draft Minutes of Planning Director Sub-committee Meeting of August 19, 2004
- Draft Minutes of Regular Meeting of June 23, 2005
- Draft Minutes of Special Joint Hearing of
June 23, 2005
- Draft Minutes of Special Meeting of July 28, 2005
6. Commission Comments/Questions
C. DIRECTOR’S REPORT
7. Director’s Announcements
8. Review of Past Week’s Events at the Board of Supervisors and Board of Appeals
9. 2005.1199EX (K. AMDUR: (415) 558-6351)
185 POST STREET - Informational presentation on proposed renovation of existing 6-story building at 185 Post Street, the site that was previously approved for construction of a new building designed by Rem Koolhaas for apparel company Prada USA.
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
10. 2005.1034D (R. CRAWFORD: (415) 558-6358)
943 Church Street - east side between 21st and 22nd 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 February 9, 2006)
NOTE: On February 9, 2006, following public testimony, the Commission closed the public hearing and entertained a motion to take Discretionary Review and remove the 4th floor. The motion failed on a tie vote of +3 –3. Commissioners Antonini, Bradford-Bell, W. Lee voted no and Commissioner S. Lee was absent. The item was continued to March 2, 2006 by a vote +6 –0. Commissioner S. Lee was 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.
11. 2005.0988C (K. CONNER: (415) 575-6914)
4050 19th Avenue - north side of 19th Avenue, between Byxbee and Monticello Streets, Lot 010 in Assessor’s Block 7083 - Request for Conditional Use authorization, under Section 303 (e), to modify conditions of approval of previously approved Conditional Use Authorization for a self storage facility (19th Avenue Self Storage) by increasing the square footage of storage space by 1,600 square feet in an NC-1 (Cluster, Neighborhood Commercial) District in a 26-X height and bulk district.
Preliminary Recommendation: Approval
- REGULAR CALENDAR
12. (A. JOHN-BAPTISTE: (415) 558-6547)
UCP PROPOSAL TO PROVIDE CASE REPORTS IN ELECTRONIC FORMAT - The Commission will hold a Public hearing to consider adopting a resolution achange in case report distribution to the Planning Commission from the current paper distribution to the proposed electronic distribution as part of the union and city partnership, a partnership between the City of San Francisco and Local Union 21 of the International Federation of Professional and Technical Engineers, to bring a private enterprise model to city government, encouraging cost efficiencies and productivity through incentives.
Preliminary Recommendation: Approval
13a. 2005.1068CKVX (J. Miller: (415) 558-6344)
1340-1390 MISSION STREET (FAMILY HOUSING BUILDING) - northeast corner at Tenth Street, with additional frontage on Jessie Street, Lots 026, 027 and a portion of 051 in Assessor's Block 3508, in a C-3-G (Downtown General Commercial) District and in 120-X, 150-S and 200-S Height and Bulk Districts - Adoption of environmental findings related to the adoption of an Addendum to the Final Mitigated Negative Declaration (Case No. 2002.0927E) and request for a Determination of Compliance under Section 309 of the Planning Code for the construction of a new building, 12 stories in height, containing approximately 136 units of affordable family housing and 201,627 gross square feet plus ground-floor space for community use and retail use, and second-floor space for housing support services, offices and building management, including requests for exceptions to Planning Code requirements for rear-yard area (Section 309(a)(1)), ground-level wind currents (Section 309(a)(2)), freight loading (Section 309(a)(5)) and building bulk (Section 309(a)(8)).
Preliminary Recommendation: Approval with conditions
13b. 2005.1068CKVX (J. Miller: (415) 558-6344)
1340-1390 MISSION STREET (FAMILY HOUSING BUILDING) - northeast corner at Tenth Street, with additional frontage on Jessie Street, Lots 026, 027 and a portion of 051 in Assessor's Block 3508, in a C-3-G (Downtown General Commercial) District and in 120-X, 150-S and 200-S Height and Bulk Districts - Request for Conditional Use authorization, pursuant to Planning Code Section 124(f), for additional square footage (to be devoted to affordable housing) above the 6.0 to 1 floor area ratio (approximately 6.06 to 1 – 201,627 gross square feet when 199,500 would be allowed) ) established for the C-3-G zoning district subject to the limitations set forth therein in conjunction with the construction of approximately 136 units of affordable family housing plus ancillary ground- and second-floor uses.
Preliminary Recommendation: Approval with conditions
13c. 2005.1068CKVX (J. Miller: (415) 558-6344)
1340-1390 MISSION STREET (FAMILY HOUSING BUILDING) - northeast corner at Tenth Street, with additional frontage on Jessie Street, Lots 026, 027 and a portion of 051 in Assessor's Block 3508, in a C-3-G (Downtown General Commercial) District and in 120-X, 150-S and 200-S Height and Bulk Districts - Dwelling-unit-exposure and off-street-parking variances sought in conjunction with the construction of approximately 136 units of affordable family housing plus ancillary ground- and second-floor uses, for dwelling units with their exposure onto an interior courtyard with dimensions insufficient to meet the standards for dwelling-unit exposure contained in Planning Code Section 140, and 24 off-street parking spaces when Planning Code Section 151 would require 34 such spaces. The request for variances will be considered by the Zoning Administrator.
14a. 2005.1127CX (J. Miller: (415) 558-6344)
1340 MISSION STREET (SENIOR HOUSING BUILDING) - north side between Ninth and Tenth Streets, with additional frontage on Ninth and Jessie Streets, a portion of Lot 051 in Assessor's Block 3508, in a C-3-G (Downtown General Commercial) District and in a 120-X Height and Bulk District - Adoption of environmental findings related to the adoption of an Addendum to the Final Mitigated Negative Declaration (Case No. 2002.0927E) and request for a Determination of Compliance under Section 309 of the Planning Code for the construction of a new building, 11 stories in height, containing approximately 107 units of affordable senior housing and 93,954 gross square feet of floor area plus ground-floor space for community use, housing support services and building management and upper-floor space for housing support services, including a request for an exception to Planning Code requirements for ground-level wind currents (Section 309(a)(2)).
Preliminary Recommendation: Approval with conditions
14b. 2005.1127CX (J. Miller: (415) 558-6344)
1340 MISSION STREET (SENIOR HOUSING BUILDING) - north side between Ninth and Tenth Streets, with additional frontage on Ninth and Jessie Streets, a portion of Lot 051 in Assessor's Block 3508, in a C-3-G (Downtown General Commercial) District and in a 120-X Height and Bulk District - Request for Conditional Use authorization, pursuant to Planning Code Section 124(f), for additional square footage (to be devoted to affordable housing) above the 6.0 to 1 floor area ratio (approximately 7.60 to 1 – 93,954 gross square feet when 76,500 would be allowed) established for the C-3-G zoning district subject to the limitations set forth therein and, pursuant to Planning Code Section 157, for off-street parking in excess of accessory amounts (ten spaces when five would be required), in conjunction with the construction of approximately 107 units of affordable senior housing plus ancillary ground- and upper-floor uses.
Preliminary Recommendation: Approval with conditions
15. 2006.0133EKC (D. DiBartolo: (415) 558‑6291)
1299 Bush Street - southeast corner at Larkin Street; Lot 014 in Assessor's Block 0279 - Adoption of environmental findings related to the adoption of the Final Mitigated Negative Declaration and Request for Conditional Use authorization pursuant to Section 161 (j) of the Planning Code to reduce the number of residential parking spaces. The project would demolish an existing two-story commercial building and then construct a new eight-story mixed-use structure with 26 dwelling units over ground floor commercial space. The project would accommodate 20 independently accessible parking spaces where 26 are required by the Planning Code. The project site is within the Polk Street Neighborhood Commercial District and an 80-A Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
16. 2006.0005C (A. STARR: (415) 558-6362)
1224 - 9TH AVENUE - east side between Lincoln Way and Irving Street; Lot 033, in Assessor’s Block 1742 - Request for Conditional Use authorization, under Planning Code Sections 303, 730.21 and 730.42 to allow the establishment of a full-service restaurant (dba Sephia) in a space that was previously occupied by a retail furniture store (dba Suma Imports), and for a non-residential use over 2,499 sq. ft. The site is within the Inner Sunset Neighborhood Commercial District (NCD) and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
17a. 2005.0488CEV (T. Tam: (415) 558-6325)
25 LUSK STREET - north side between Townsend and Brannan Streets; Lot 22 in Assessor’s Block 3787 - Request for Conditional Use authorization, pursuant to Planning Code Sections 817.16 and 890.88(c) to allow construction of up to 26 single room occupancy units. The project will include a two-story vertical addition to and conversion of an existing two-story-above-basement building with the existing Business Service use in the basement retained. The property is in an SLI (Service, Light Industrial) District and a 65-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
17b. 2005.0488CEV (T. Tam: (415) 558-6325)
25 LUSK STREET - north side between Townsend and Brannan Streets; Lot 22 in Assessor’s Block 3787 - Request for a Rear Yard, Parking, and Minimum Dimensions for Usable Open Space Variance, pursuant to Planning Code Sections 134, 151, 135(f)(1), and 135(g)(2). Whereas the Planning Code requires a minimum rear yard of 15 feet for SRO projects in the South of Market Base District, the project proposes an inner court instead. Whereas the Planning Code requires a one parking space for each 20 units with a minimum of two off-street parking spaces, the project proposes none. While the proposed project would exceed the minimum usable open space area required under Section 135(d)(2), the proposed project would not comply with the minimum horizontal and vertical dimensions for some portions of the proposed private and common usable open space.
18. 2004.0481X (B. FU: (415) 558-6613)
45 LANSING - south side of Lansing Street on a through lot that also fronts Harrison Street, between First and Essex Streets, Lot 059 in Assessor’s Block 3749 - Request under Planning Code Sections 309.1 and 827 for Determinations of Compliance, and exceptions to allow greater than one parking space for every two units, to provide off-site open space in lieu of on-site, and for dwelling unit exposure. The subject property is located within the RH DTR (Rincon Hill Downtown Residential Mixed Use) District with a 65/400-R Height and Bulk designation.
Preliminary Recommendation: Approval with Conditions
19. 2006.0085D (D.SIROIS: (415) 558-6313)
2217 9th Avenue - north side, between Mendosa and 12th Avenue, Lot 008, Assessor’s Block 2860 - Request for Discretionary Review of Building Permit Application 2005.10.18.5860, to construct a new three-story single-family dwelling on a vacant lot, located in an RH-1(D) (Residential, Single-Family, Detached) District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
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:
