SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, May 11, 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 may 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, individuals with hearing and speech impairrments can use the California Relay Service 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.         2006.0373TZ                                                                (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.

                        (Continued from Regular Meeting of April 20, 2006)

(Proposed for Continuance to May 18, 2006)

 

2a. 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 April 13, 2006)

                        (Proposed for Continuance to June 1, 2006)

 

2b.         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.  The Zoning Administrator will consider the variance application concurrently with the Planning Commission.

    (Continued from Regular Meeting of April 13, 2006)

    (Proposed for Continuance to June 1, 2006)

 

3.         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 20, 2006)

    (Proposed for Continuance to June 1, 2006)

 

B.            COMMISSIONERS’ QUESTIONS AND MATTERS

 

4.            Consideration of Adoption:

• Draft Minutes of Regular Meeting of April 27, 2006

 

5.                    Commission Comments/Questions

• Inquiries/Announcements.  Without discussion, at this time Commissioners may make announcements or inquiries of staff regarding various matters of interest to the Commissioner(s).
• Future Meetings/Agendas.  At this time, the Commission may discuss and take action to set the date of a Special Meeting and/or determine those items that could be placed on the agenda of the next meeting and other future meetings of the Planning Commission.

 

C.            DIRECTOR’S REPORT

 

6.            Director’s Announcements

           

7.            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.                  REGULAR CALENDAR 

 

8.                                                                        (A. JOHN-BAPTISTE (415) 558-6547)

Planning Department Budget and Proposed Fee Structure: The Planning Commission will meet to consider adjustments to rates, fees and fines, including but not limited to fee collection, allocation, and disbursements relevant to the operations of the Planning Department during Fiscal Year 2007 and beyond.

Informational Only.

 

9.         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

(Continued from Regular Meeting of April 27, 2006)

 

10.        2004.0892EKC                                                      (R. COOPER: (415) 558-6374)

1844 Market Street - Appeal of Preliminary Mitigated 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

            (Continued from Regular Meeting of April 20, 2006)

 

11.       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 April 20, 2006)

 

12.            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 with minor technical modifications

(Continued from Regular Meeting of April 27, 2006)

 

F.         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: