April 27, 2006 Planning Commission Agenda

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, April 27, 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.         2006.0450T                                                                          (J. SWITZKY: (415) 575-6815)

C-3 District Parking Modifications - Consideration of an Ordinance amending San Francisco Planning Code by amending Sections 102.9, 151, 151.1, 154, 155, 155.5, 166, 167, and 309 to modify controls in C-3 Zoning Districts regarding required and permitted off-street parking and loading, design of access to off-street parking and loading, separating parking costs from housing costs, and Floor Area Ratio as related to accessory off-street parking, and to modify controls in all districts regarding bicycle parking and car sharing, and adopting environmental findings and making findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.

Preliminary Recommendation: Approval.

(Proposed for continuance to May 11, 2006)

 

2a.        2006.0358X                                                                      (M. SNYDER (415) 558-6891)

399 FREMONT STREET, northeast corner of Fremont Street and Harrison Street, Lots 001E, 002, and 006 of Assessor’s Block 3747 -- Request under proposed Planning Code Section 309.1 (Rincon Hill Downtown Residential District) for Determinations of Compliance, and an exception to allow greater than one parking space for every two units (Planning Code sections 151.2 and 309.1(b)(1)(B), dwelling units exposure (Planning Code Sections 140 and 309.1(b)(1)(D), and to allow a portion of the parking garage above grade (Planning Code Section 827(7)(A) and 309.1(a)(a)(D)).  The project is to demolish the existing three buildings (375 Fremont Street, 385 Fremont Street and 399 Fremont Street) and construct a residential project that would consist of a tower reaching 400-feet (exclusive of mechanical penthouse and screening) that would be sited at the corner of Fremont Street and Harrison Street; the project would also consist of a podium structure that would align Fremont Street and Harrison Street and would feature townhouse units.  The project would include approximately 432 dwelling units and up to 432 parking spaces (one half of which would be independently accessible). The subject property is located in the Rincon Hill Downtown Residential District and an 85/400-R Height and Bulk District.

                        (Proposed for continuance to May 18, 2006)

 

2b.        2006.0358V                                                                   (M. SNYDER (415) 558-6891) 399 FREMONT STREET, northeast corner of Fremont Street and Harrison Street, Lots 001E, 002, and 006 of Assessor’s Block 3747 --Request for a Variance to vary the specification for front entry stoops; Planning Code Section 827(d)(5)(C) requires that along the subject portion of Fremont Street, residential entries have front stoops that have a height of at least three-feet on average.  As proposed, the required townhouse units would feature ramps that would lead to stoops that would be less than three-feet above grade on average.  The subject property is located in the Rincon Hill Downtown Residential District and an 85/400-R Height and Bulk District. (Proposed for continuance to May 18, 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.

 

6a.        2005.1203CV                                                                    (K. Conner: (415) 575-6914)

427 Diamond Street - west side between 22^nd and 21^st Streets; Lot 013 in Assessor’s Block 2768 - Request for Conditional Use authorization pursuant to Section 209.1 (g) of the Planning Code to allow for a third unit on a 5,784 square foot lot within the RH-2 (House, Two-Family) District and a 40-X Height and Bulk District.

                        Preliminary Recommendation:  Approval with conditions

 

6b.        2005.1203CV                                                                   (K. CONNER: (415) 575-6914)

427 DIAMOND STREET - west side between 22nd and 21st Streets; Lot 013 in Assessor’s Block 2768 - Request for Off-Street Parking Variance pursuant to Section 151 of the Planning Code, which requires one off-street parking space be provided for each proposed dwelling unit.  The project is to allow for a third unit without the required on-site parking within the RH-2 (House, Two-Family) District and a 40-X Height and Bulk District.

 

7a.        2005.0367D                                                                        (D. SIROIS: (415) 558-6313)

465 Hoffman Avenue - east side, between 24th & 25th Street, Lot 019, Assessor’s Block 6503 - Mandatory Discretionary Review under the Planning Commission’s policy requiring review of housing demolition, of Demolition Permit Application 2005.08.11.0114, to demolish an existing single-family dwelling in an RH-2 (Residential, Two-Family) District and in a 40-X Height and Bulk District.

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

 

7b.        2005.0761D                                                                          (D.SIROIS: (415) 558-6313)

465 Hoffman Avenue - east side, between 24th & 25th Street, Lot 019, Assessor’s Block 6503 - 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. 2005.08.11.0120, proposing to construct a three-story, two unit residential building with two off-street parking in an RH-2 (Residential, Two-Family) District and in a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the New Construction Permit.

 

8.         2005.0475EKX                                                             (D. DIBARTOLO: (415) 558-6291)  

      40 JESSIE STREET, north side between 1st and 2nd Streets; Lot 023 in Assessor's Block 3708: -- Request under Planning Code Section 309 for a Determination of Compliance to add two stories to the existing four story building. The entire building, which was previously used as a storage/warehouse space, will house administrative space and student services for Golden Gate University, an institutional use. The gross floor area of the building will increase from approximately 30,000 square feet to approximately 50,000 square feet. The project site is located in a C-3-O (Downtown Office) District and a 500-S Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

 

F.                  REGULAR CALENDAR 

 

9.         2006.0218D                                                              (C. JAROSLAWSKY (415) 558-6348)

33 FARNUM STREET- east side between Addition and Moffitt Streets; Lot 004 in Assessor’s Block 7545 - Staff Initiated Discretionary Review of Building Permit Application No. 2005.09.21.3491, to expand the first level at rear and add a third level onto a single-family structure in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take discretionary review and modify the project.

                        (Continued from Regular Meeting of April 6, 2006)

 

10a.      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 April 20, 2006)

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

 

10b.      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.

(Continued from Regular Meeting of April 20, 2006)

 

11a.      2005.1094DV                                                                 (G. CABREROS (415) 558-6169)

2610 (a.k.a. 2612) JACKSON STREET - north side between Scott and Pierce Streets; Lot 019 in Assessor's Block 0585 - Request for Discretionary Review of Building Permit Application No. 2005.08.18.0703, proposing to construct front and rear horizontal additions to the existing three-story, single-family residence in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.  Rooftop stair and mechanical penthouses are also proposed as part of the project.

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

 

11b.      2005.1094DV                                                                (G. CABREROS (415) 558-6169)

2610 (a.k.a. 2612) JACKSON STREET - north side between Scott and Pierce Streets; Lot 019 in Assessor's Block 0585 - Request for front setback and noncomplying structure variances to alter portions of the existing six-foot high brick wall located along the front property line to allow re-positioning of the existing vehicular entry, construction of a new pedestrian entry and the addition of associated gates and decorative posts.  The Zoning Administrator will consider the variance application concurrently with the Planning Commission's consideration of the request for Discretionary Review.

 

12.        2006.0143C                                                                        (K. CONNER: (415) 575-6914)

3692 18^th Street - north side between Dolores and Guerrero Streets; Lot 027 in Assessor’s Block 3578 - Request for Conditional Use Authorization pursuant to Sections 710.44 of the Planning Code to allow a small self service restaurant less than 1,000 square feet in area (an ice cream parlor) within the NC-1 (Cluster, Neighborhood Commercial) District and a 40-X Height and Bulk District.

Preliminary Recommendation:  Approval with conditions

 

13a.       2004.0897CVZ                                                                       (S.VELLVE: (415) 558-6263)

1315-1327 - 7^TH AVENUE - west side between Irving and Judah Streets, Lots 004, 005, 006 in Assessor's Block 1762 – Request for Conditional Use authorization pursuant to Planning Code Sections 121.1, 730.11, 730.39 and 303 to demolish an existing three-story mixed-use building containing two residential units, and to establish one contiguous lot over 5,000 square feet in order to construct a four-story mixed-use building with approximately 2,400 square feet of ground-floor commercial space with eight dwelling units above and 11 below-grade off-street parking spaces. Two existing cottages at the rear of Lots 005 and 006 would be refurbished and one additional structure is proposed at the rear of Lot 004, which requires a rear yard variance. The subject properties are within an RH-2 (House, Two-Family) District and the Inner Sunset Neighborhood Commercial District and 40-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions

 

13b.      2004.0897CVZ                                                                   (S. Vellve:  (415) 558-6263)

1315-1327 - 7^TH AVENUE - west side between Irving and Judah Streets, Lots 006 in Assessor's Block 1762 - Request for Zoning Reclassification pursuant to Planning Code Section 302 to amend the Zoning Map to reclassify Lot 006 from RH-2 (Residential, House, Two-Family) to the Inner Sunset Neighborhood Commercial District.

Preliminary Recommendation: Recommend approval to the Board of Supervisors

 

 

 

13c.      2004.0897CVZ                                                                   (S. VELLVE: (415) 558-6263)

1315 - 1327 - 7th AVENUE - west side between Irving and Judah Streets, Lot 004 in Assessor's Block 1762 - Request for a Variance from the rear yard requirement under Planning Code Section 134.  As stated in item "a" above, one additional structure is proposed to be constructed at the rear of Lot 004. The variance request will be heard by the Zoning Administrator concurrently with the Planning Commission. The subject property is located within the Inner Sunset Neighborhood Commercial District and 40-X Height and Bulk District.

 

14.        2005.0740C                                                               (M. GLUECKERT: (415) 558-6543)

988-992 Howard Street - at the northwest corner of Howard and Sixth Streets; Lot 025, Assessor’s Block 3725 - Request for Conditional Use authorization under Planning Code Sections 815.72 and 890.80 to install a wireless telecommunications facility consisting of three panel antennas and related equipment.  The antennas and equipment are proposed in Location Preference 5 (Preferred Location – Mixed Use Buildings in High Density Districts) according to the Wireless Telecommunications Services (WTS) Siting Guidelines, as part of Sprint PCS’s Wireless telecommunications network within a RSD (Residential/Service Mixed Use) Zoning District, SOMA Quake Recovery District, and an 85-X Height and Bulk District.

            Preliminary Recommendation: Approval with Conditions

                        (Continued from Regular Meeting of April 6, 2006)

 

15.        2005.1071C                                                                         (J. MILLER: (415) 558-6344)

1800 MASON STREET - northeast corner at Union Street, Lot 016 in Assessor's Block 0101, in the North Beach Neighborhood Commercial District (“NCD”) and a 40-X Height and Bulk District - Request for Conditional Use authorization for the addition of a “Bar” to an existing “Full-Service Restaurant” (dba “Trattoria Contadina”) that serves beer and wine.  There will be no physical expansion of the existing building or commercial space.

Preliminary Recommendation: Approval with Conditions

                        (Continued from Regular Meeting of April 6, 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: