April 20, 2006

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, April 20, 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

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. 2005.1093D (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.

(Continued from Regular Meeting of February 16, 2006)

NOTE: On February 16, 2006, following public testimony, the Commission continued the matter to April 20, 2006. Public Hearing remains open to address new design.

(Proposed for Continuance to April 27, 2006)

1b. 2005.1093V (D. DIBARTOLO:(415) 558-6291)

2900 FULTON STREET- northwest corner at Fifth Avenue; Lot 017 in Assessor's Block1648 -Request for a Residential Open Space Varianceunder Planning Code Section 135 to require either a total of 530 square feet of common usable open space, or 100 square feet per unit if the space is private. Three of the four new dwelling units would not have access to any on-site open space. The Zoning Administrator will hear the variance application concurrently with the Planning Commission. See Item "a" above for a project description.

(Proposed for Continuance to April 27, 2006)

2. 2004.0973C (M. WOODS: (415) 558-6315)

7070 CALIFORNIA STREET (a.k.a. 229 - 32^nd Avenue) - north side on a through lot to El Camino del Mar between 32^nd 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.

(Continued from Regular Meeting of April 6, 2006)

Preliminary Recommendation: Pending

(Proposed for Continuance to May 11, 2006)

3. 2006.0373TZ (K. RICH: (415) 558-6345)

Japantown Special Use District - [Board File No. 060266] Ordinance introduced by Supervisor Mirkarimi adding Planning Code section 249.31 establishing the Japantown Special Use District for property generally bounded by Bush Street, Geary Boulevard, Laguna Street and Fillmore Street, and requiring a conditional use permit for any change in use in the district not otherwise prohibited.

(Proposed for Continuance to May 11, 2006)

4. 2004.0892EKC (R. COOPER: (415) 558-5974)

1844 Market Street - Appeal of Preliminary Negative Declaration. The proposed project at 1844 Market Street (Assessor’s Block 0871, Lot 16) is the demolition of an existing two-story 32,000 gross-square-foot (gsf) commercial building, built in 1909, and construction of a new 153,254 gsf, eight-story, 80-foot-tall residential building with about 5,470 square feet of ground floor retail/commercial space and about 114 residential units. The project would also include a below-grade parking garage with 85 parking spaces, with ingress and egress from Waller Street. The site, which is located in the Hayes Valley area of the Market and Octavia Street neighborhood, is in the NC-3 (Moderate-Scale Neighborhood Commercial) zoning district and an 80-A height and bulk district. The project would require Conditional Use Authorization as a Planned Unit Development (PUD).

Preliminary Recommendation: Uphold Mitigated Negative Declaration

(Proposed for Continuance to May 11, 2006)

5. 2004.0892EKC (K. AMDUR: (415) 558-6351)

1844 MARKET STREET - north side of Market Street on a through lot that also fronts Waller Street, between Laguna and Octavia Streets, Lot 016 in Assessor's Block 0871 - Adoption of environmental findings related to the adoption of the Mitigated Negative Declaration and Request for Conditional Use authorization under Planning Code Section 303 to allow development on a lot larger than 10,000 square feet, and under Planning Code Section 304 for a Planned Unit Development (“PUD”) to allow a greater density than would otherwise be allowed in the NC-3 district and to allow modifications to the following Code requirements including rear yard setback, bulk, measurement of building height, projection of bay windows, dwelling unit exposure, loading and off-street parking. The project would demolish the existing 2-story commercial building on the site and construct an eight-story mixed-use building with approximately 5,500 square feet of ground floor retail and commercial space, about 113 residential dwelling units, and up to 85 off-street parking spaces, on the subject property, which is in an NC-3 Zoning District and an 80-A Height and Bulk District. The subject site also lies within the Market and Octavia Neighborhood Plan (MOP) area.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of March 23, 2006)

(Proposed for Continuance to May 11, 2006)

6a. 2005.0543D (J. PURVIS: (415) 558-6354)

791 SAN BRUNO AVENUE – east side at 20th Street; Lot 17 in Assessor’s Block 4075 - Mandatory Discretionary Review, under Planning Commission policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2005.04.04.9078, proposing the demolition of a one-story, single-family dwelling in an RH-2 (Residential, House, Two -Family) Use District, and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and disapprove.

(Proposed for Continuance to May 25, 2006)

6b. 2005.0971D (J. PURVIS: (415) 558-6354)

791 SAN BRUNO AVENUE – east side at 20th Street; Lot 17 in Assessor’s Block 4075 - Mandatory Discretionary Review, under Planning Commission policy requiring review of all replacement structures following residential demolition, of Building Permit Application No. 2005.04.04.9074 proposing the construction of a three-story-over-garage, single-family dwelling in an RH-2 (Residential, House, Two -Family) Use District, and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and disapprove.

(Proposed for Continuance to May 25, 2006)

6c. 2005.1145D (J. PURVIS: (415) 558-6354)

791 SAN BRUNO AVENUE – east side at 20th Street; Lot 17 in Assessor’s Block 4075 – Request for Discretionary Review of Building Permit Application No. 2005.04.04.9074 proposing the construction of a three-story-over-garage, single-family dwelling in an RH-2 (Residential, House, Two -Family) Use District, and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and disapprove.

(Proposed for Continuance to May 25, 2006)

7. 2002.1263U (J. SWITZKY: (415) 575-6815)

333 Fremont Street - Motion to Approve In-Kind Agreement to Satisfy Rincon Hill Community Infrastructure Impact Fee Requirement per Section 318.3(e). The Planning Commission approved a project at 333 Fremont Street on June 16, 2005, that includes approximately 88 dwelling units. Planning Code Section 318.3(b)(i) requires payment of $11.00 per net occupiable square foot of residential development for the Rincon Hill Community Infrastructure Fund prior to issuance of site permit. The project would require a payment of approximately $800,000. The project sponsor has entered into an In-Kind Agreement with the City, to the satisfaction of the Planning Department and City Attorney, to provide physical public improvements, equal to a portion of the value owed by the sponsor, and described in the Planning Code 318.6 and in the Rincon Hill Plan. The Sponsor will pay the balance of the fee obligation.

Preliminary Recommendation: Approval

(Continued from Regular Meeting of March 23, 2006)

Proposed for Indefinite Continuance)

B. COMMISSIONERS’ QUESTIONS AND MATTERS

8. Commission Comments/Questions

C. DIRECTOR’S REPORT

9. Director’s Announcements

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

D. GENERAL PUBLIC COMMENT – 15 MINUTES

E. REGULAR CALENDAR

11. 2006.0124C (M. LI: (415) 558-6386)

412 Broadway - north side between Kearny and Montgomery Streets, Lot 033 in Assessor’s Block 0144 - Request for conditional use authorization to extend the hours of operation of the existing entertainment establishment (dba “Broadway Showgirls Cabaret”) of approximately 15,000 square feet. The business is currently open until 2:00AM, and the proposal is to extend the hours of operation until 4:00AM. There will be no physical expansion of the existing building or commercial space. The project site is within the Broadway Neighborhood Commercial District and a 65-A-1 Height and Bulk District.

Preliminary Recommendation: Disapproval

12. 2006.0187C (M. LI: (415) 558-6386)

2209 Polk Street - west side between Green and Vallejo Streets, Lot 008 in Assessor’s Block 0550 - Request for conditional use authorization to add a bar to the existing full-service restaurant (dba “Table Spoon”) of approximately 2,000 square feet. The proposal consists of changing a Type 41 ABC license (on-sale beer and wine) to a Type 47 ABC license (on-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.

Preliminary Recommendation: Approval with conditions

13. 2006.0056C (E. Oropeza: (415) 558-6381)

317 Cortland Avenue - the north side of Cortland Avenue between Bocana and Bennington Street; Lots 015 and 014 in Assessor’s Block 5667 - Request for Conditional Use authorization pursuant to Planning Code Sections 161(j) and 303 for the reduction of off-street parking spaces for proposed dwelling units at 317 Cortland Avenue and for existing dwelling units at 331-333 Cortland Avenue, to demolish an existing two car garage and to allow in its place construction of a two--unit mixed-use building within the NC-2 (Small-Scale Neighborhood Commercial) District and a 40 –X height and Bulk District.

Preliminary Recommendation: Approval with conditions

14a. 2005.0894CPR (M. SMITH: (415) 558-6322)

100 ARMORY DRIVE – west side between Sloat and Skyline Boulevards, Lot 005 in Assessor’s Block 7281 - Request by Verizon Wireless for Conditional Use Authorization pursuant to Planning Code Section 234.2(a) to allow for the construction of a freestanding wireless telecommunications facility consisting of three (3) antennas mounted to a 50’ tall monopole, located in a P (Public) District, Coastal Zone Special Use District, and a OS (Open Space) Height and Bulk District. Per the City & County of San Francisco’s Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the site is a Preferred Location Preference 1 site as it is a public-use building

Preliminary Recommendation: Approval with Conditions

14b. 2005.0894CPR (M. SMITH: (415) 558-6322)

100 ARMORY DRIVE – west side between Sloat and Skyline Boulevards, Lot 005 in Assessor’s Block 7281 - Request by Verizon Wireless for Coastal Zone Permit authorization pursuant to Planning Code Section 330 to allow for the construction of a freestanding wireless telecommunications facility consisting of three (3) antennas mounted to a 50’ tall monopole, located in a P (Public) District, Coastal Zone Special Use District, and a OS (Open Space) Height and Bulk District.

14c. 2005.0894CPR (M. SMITH: (415) 558-6322)

100 ARMORY DRIVE – west side between Sloat and Skyline Boulevards, Lot 005 in Assessor’s Block 7281 - Request by Verizon Wireless for a finding of consistency with the General Plan pursuant to Section 4.105 of the City/County Charter to allow for the construction of a freestanding wireless telecommunications facility consisting of three (3) antennas mounted to a 50’ tall monopole, located in a P (Public) District, Coastal Zone Special Use District, and a OS (Open Space) Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

15. 2005.0757C (M. SMITH: (415) 558-6322)

5131-5133 Mission Street - east side between Geneva and Amazon Avenues, Lot 013 in Assessor’s Block 6410 - Request for Conditional Use Authorization pursuant to Planning Code Section 712.43 to establish an 1,800 square-foot Chinese fast-food restaurant, located in a NC-3 (Moderate-Scale Neighborhood Commercial) District and 65-A Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

16. 2006.0209D (A. STARR: (415) 558-6362)

1638 LAKE STREET - north side between 18th and 17th Avenues; Lot 009 in Assessor’s Block 1341- Request for Discretionary Review of Building Permit Application No. 2005.11.21.8667 proposing to extend the second story approximately 12’ 6” into the rear yard, and to extend the first story approximately 19’ 6” into the rear yard on a four-story, one-unit building in an RH-1 (Residential, House, Single-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation- Do not take Discretionary Review and approve project as submitted.

(Continued from Regular Meeting of March 16, 2006)

17a. 2005.0735D (J. PURVIS: (415) 558-6354)

64 PRENTISS STREET - west side north of Chapman Street; Lot 17 in Assessor’s Block 5628 - Mandatory Discretionary Review, under Planning Commission policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2005.06.23.5943, proposing the demolition of a two-story, single-family dwelling in an RH-1 (Residential, House, Single-Family) Use District, and a 40-X Height and Bulk District.

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

17b. 2005.1126D (J. PURVIS: (415) 558-6354)

64 PRENTISS STREET – west side north of Chapman Street; Lot 17 in Assessor’s Block 5628 – Mandatory Discretionary Review, under Planning Commission policy requiring review of all replacement structures following residential demolition, of Building Permit Application No. 2005.06.23.5948 proposing the construction of a two-story-over-garage, single-family dwelling in an RH-1 (Residential, House, Single-Family) Use District, and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve new construction.

17c. 2006.0377D (J. PURVIS: (415) 558-6354)

52 PRENTISS STREET – west side north of Chapman Street; Lot 16 in Assessor’s Block 5628 – Mandatory Discretionary Review, under Planning Commission policy requiring review of all replacement structures following residential demolition, of Building Permit Application No. 2005.06.23.5954 proposing the construction of a two-story-over-garage, single-family dwelling in an RH-1 (Residential, House, Single-Family) Use District, and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve new construction.

18a. 2006.0290XV (K. AMDUR: (415) 558-6351)

715-719 and 721 Market Street - south side between 3rd and 4th Streets, Lots 063 and 064 in Assessor’s Block 3706 - Request under Planning Code Section 309 for Determinations of Compliance and Request for an Exception to the rear yard requirement as permitted in Code Section 134(d), for the creation of five additional dwelling units, two on the roof of the 715-719 Market Street building, and three within the existing envelope of the 721 Market St. building. The site contains two existing adjacent buildings, one with 7 stories and one with 2 stories, that were approved by the Commission on May 5, 2005 (Case No. 2004.1431ECVX) for conversion from office to a mix of uses including up to 45 dwelling units, up to 45 parking spaces, three ground floor retail spaces totaling approximately 4,000 sq.ft. and approximately 5,300 sq.ft. of office space in the basement and on the ground floor. One of the proposed additional dwelling units would be located within the Code-required rear yard area. The project will be the subject of a concurrent variance hearing before the Zoning Administrator because two of the five additional units would not have Code-required dwelling unit exposure. The subject property is in a C-3-R (Downtown, Retail) Zoning District and a 120-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of March 23, 2006)

18b. 2006.0290XV (K. AMDUR: (415) 558-6351)

715-719 and 721 Market Street - south side between 3rd and 4th Streets, Lots 063 and 064 in Assessor’s Block 3706 - Request for a Variance from dwelling unit exposure required under Planning Code Section 140. As stated in item "a" above, two of the five additional proposed dwelling units will not meet the exposure requirements of Section 140. The variance application will be heard by the Zoning Administrator concurrently with the Planning Commission. The subject property is in a C-3-R (Downtown, Retail) Zoning District and a 120-X Height and Bulk District. See item "a" above for the project description.

(Continued from Regular Meeting of March 23, 2006)

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:

Last updated: 11/17/2009 9:59:54 PM