November 16, 2006 (cancellation/continuance)NOTICE
OF
CANCELLATION/ CONTINUANCE
SAN FRANCISCO
PLANNING COMMISSION
Regular Meeting
Thursday
November 16, 2006
NOTICE IS HEREBY GIVEN that the Regular Meeting of the San Francisco Planning Commission for Thursday, November 16, 2006 has been cancelled. The items scheduled for hearing on November 16, 2006 are continued as indicated below. The next Meeting of the Planning Commission will be held on Thursday, November 30, 2006.
1. 2004.0803E (S. MICKELSEN: (415) 558-4481)
41 TEHAMA STREET - Appeal of Preliminary Negative Declaration. The project site (Assessor's Block 3736, Lots 74,75,76, 77 and 78A) is located in the Financial District on the south side of Tehama Street between First and Second Streets, adjacent to elevated freeway ramps to the south and west. The proposed project would involve the demolition of a 95-space surface parking lot and one-story storage shed and the construction of an approximately 302,200-gross-square-foot (gsf), 23-story, approximately 220-foot-tall, 198-unit residential building. The proposed development would include three subsurface parking levels with approximately 76 independently accessible parking spaces and 36 bicycle parking stalls, with primary pedestrian, bicycle and vehicle access from Tehama Street. The approximately 22,009 square-foot project site is within the C-3-O (SD) (Downtown Office Special Development) zoning district and a 200-S height and bulk district. The proposed project would require certification by the Zoning Administrator for transfer of development rights (TDRs); a Conditional Use authorization (CU) to increase dwelling unit density; and a variance from dwelling unit exposure requirements. The proposed project would also require exceptions to height limits for upper-tower extensions, separation-of-tower and rear yard requirements.
Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration.
(Continued to January 18, 2007)
2. 2006.0084D (M. SMITH: (415) 558-5322)
980 CORBETT AVENUE - west side between Portola Drive and Hopkins Avenue, Lot 011 in Assessor's Block 2826 - Request for Discretionary Review of Building Permit Application No. 2005.08.11.0076, proposing to construct a one-story vertical addition, a three-story rear horizontal addition, and alter the front façade of a single-family dwelling, located in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed
NOTE: This item was continued at the request of the sponsor from 8/10 to 9/14 then from 9/14 to 11/16.
(Continued Indefinitely)
3. 2006.0806C (J. MILLER: (415) 558-6344)
2139 POLK STREET - west side between Broadway and Vallejo Street, Lot 3 in Assessor's Block 571- Request for a Conditional Use Authorization for a massage establishment (two foot massage "reflexology" chairs to be added to an existing nail salon)(Planning Code Section 723.54), in the Polk Street Neighborhood Commercial District and a 65-A Height and Bulk District.
APPLICATION WITHDRAWN
4. 2006.0798C (A. STARR: (415) 558-6362)
1723 UNION STREET - south side between Octavia and Gough Streets; Lot 001B, in Assessor's Block 0544 - Request for Conditional Use authorization under Planning Code Sections 121.1, 303, 725.21 and 725.27 to allow a personal service use with a use size greater than 2,499 sq. ft., and to allow the proposed use to operate before 6:00 a.m. in the Union Street Neighborhood Commercial District and a 40-X Height and Bulk District. The project consists of establishing an approximately 11,300 sq. ft. gym (d.b.a. Crunch) in a space that was previously occupied by a retail-clothing store (d.b.a. Georgiou). No expansion in the building envelope is proposed, although the proposal will increase the existing floor area from 10,157 sq. ft. to approximately 11,300 sq. ft. through interior alterations. No onsite parking is proposed or required. The proposed business hours are Monday thru Thursday, 5:30 a.m. to 10:00 p.m.; Friday, 5:30 a.m. to 8:00 p.m.; Saturday and Sunday, 8:00 a.m. to 8:00 p.m.
Preliminary Recommendation: Approve with Conditions
(Continued from Regular Meeting of October 5, 2006)
NOTE: On October 5, 2006, following public testimony the Commission closed public hearing and entertained a motion to approve. The motion failed by a vote of +3 -2. Commissioners Moore and Sugaya voted no and Commissioner Alexander was absent. The item was continued to November 16, 2006 by a vote +4 -1. Commissioner Sugaya voted no. Commissioner Alexander was absent.
(Continued to November 30, 2006)
5. 2006.1000D (C. JAROSLAWSKY (415) 558-6348)
10 & 12 ABBEY STREET - between 16th and 17th Streets; Lot 022 in Assessor's Block 3566 - Staff Initiated Discretionary Review under the Planning Commission's policy requiring review of dwelling unit mergers, Permit Application No. 2006.06.30.5555, to add on to an existing two-family, two-story over garage structure and reduce the size of one residential unit from approximately 1,000 square feet to approximately 500 square feet, in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do Not Take Discretionary Review and approve the project.
(Continued to November 30, 2006)
6a. 2006.0388D (S. MIDDLEBROOK: (415) 558-6372)
365 DOUGLASS STREET - east side between 19th and 20th Streets. Block 2699, Lot 31 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of residential demolitions, under Demolition Permit Application number 2006.02.03.3728. The proposal is to demolish the existing one-story single-family dwelling. The subject property is located in a RH-2 (Residential, Two Units) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the demolition.
(Continued to November 30, 2006)
6b. 2006.0389D (S. MIDDLEBROOK: (415) 558-6372)
365 DOUGLASS STREET - east side between 19th and 20th Streets, Block 2599, Lot 031 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of new construction, under Building Permit Application number 2006.02.033732, in conjunction with the demolition of a single family dwelling under case 2006.0388D with Demolition Permit Application number 2006.02.03.3728. The proposal is to construct a new, three-story single-family dwelling. The subject property is located in a RH-2 (Residential, Two Units) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the new construction.
(Continued to November 30, 2006)
7a. 2006.0073CD (E. JACKSON; (415) 558-6363)
1042 JAMESTOWN AVENUE - south side, between Ingalls and Jennings, Lot 015 in Assessor's Block 4969 - Request for Conditional Use Authorization under Planning Code Sections 209.3(f) and 303 to allow the operation of a child-care facility for 13 or more children within a RH-1 (Residential, House, One-Family) District with a 40-X Height and Bulk designation. The project also includes a Mandatory Discretionary Review for the removal of two dwelling units.
Preliminary Recommendation: Approval with conditions.
(Continued to November 30, 2006)
7b. 2006.0073CD (E. JACKSON; (415) 558-6363)
1042 JAMESTOWN AVENUE - south side, between Ingalls and Jennings, Lot 015 in Assessor's Block 4969 - Mandatory Discretionary Review under Planning Commission Resolution No. 17264, requiring review of the removal of two dwelling units. The proposed project is the operation of a child-care facility for 13 or more children within a RH-1 (Residential, House, One-Family) District with a 40-X Height and Bulk designation.
Preliminary Recommendation: Do Not Take Discretionary Review and approve the project.
(Continued to November 30, 2006)
8. 2006.0668C (A. HESIK: (415) 558-6602)
222 COLUMBUS AVENUE - northeast side between Pacific Avenue and Broadway, Lots 26-31 in Assessor's Block 0162 - Request for Conditional Use authorization to establish a financial service (d.b.a. "First Republic Bank") of approximately 118 square feet. The financial service would consist of two automated teller machines located in the interior of the building within vacant existing ground-floor commercial space. The proposed use is not formula retail as defined in Section 703.3 of the Planning Code. There would be no physical expansion of the existing building. The site is within the Broadway Neighborhood Commercial District, Washington-Broadway Special Use District No. 1, and a 65-A-1 Height and Bulk District.
Preliminary Recommendation: Disapproval
(Continued from Regular Meeting of September 28, 2006)
(Continued to November 30, 2006)
9. 2006.0676C (R. CRAWFORD: (415) 558-6358)
2198 MARKET STREET - at north side at Sanchez Street, Assessor's Block 3542 Lot 039 - Request for Conditional Use Authorization under, Planning Code Section 228.5(b) for demolition of a gasoline service station and removal of underground storage tanks in the Upper Market Neighborhood Commercial District and a 50-X Height and Bulk District. Plans for the future use of the land are not known at this time.
Preliminary Recommendation: Approval with Conditions
(Continued to January 18, 2007)
10. 2005.0156C (M. WOODS: (415) 558-6315)
2130 GOLDEN GATE AVENUE (AKA 350 MASONIC AVENUE) - northeast corner of Masonic and Golden Gate Avenues; Lots 11 and 29 in Assessor's Block 1149 - Request for Conditional Use authorization under Sections 178 209.3(g), 303 and 304 of the Planning Code to modify a previously approved Planned Unit Development (Motion No. 11162 for Case No. 1987.519C) for a private elementary and middle school (Kindergarten through Grade 8), The San Francisco Day School, to allow the demolition of an existing single-family house (on Lot 11); renovation of the existing school facilities including the removal of an 8-car surface parking lot (on Lot 29), and the construction of a new three-story over garage/basement science building addition, in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Continued to January 18, 2007)
11. 2005.1078C (M. GLUECKERT: (415) 558-6543)
2471 MISSION STREET - east side between 20th and 21st Streets, Lot 022 in Assessor's Block 3610 - Request for Conditional Use Authorization pursuant to Planning Code Sections 781.5 and 790.91 for a small self-service restaurant (taqueria, d.b.a. "Mi Hacienda") in an NC-3 Zoning District within the Mission Street Fast Food Sub-District and a 50-X Height and Bulk District. The restaurant will be approximately 880 square feet and contain less than 50 seats. A retail grocery use is also proposed in conjunction with the restaurant. The retail use will occupy approximately 600 square feet and will be located at the rear of the ground floor.
Preliminary Recommendation: Approval with conditions
(Continued to November 30, 2006)
12. 2006.0734C (M. GLUECKERT: (415) 558-6543)
3192 16TH STREET - north side between Guerrero and Valencia - Request for Conditional Use Authorization under Planning Code Sections 726.48 and 790.38 for Other Entertainment in the Valencia NCD (Neighborhood Commercial) District and within a 40-X Height and Bulk District. The existing bar use, d.b.a. "Double Dutch", formerly known as "Cama," will not change. The bar will be changing ownership and the new owner is seeking authorization for non-live music entertainment, specifically a deejay. Hours of operation will remain 5pm to 2am. No physical expansion or increase in exterior dimensions of the existing building is proposed.
Preliminary Recommendation: Disapproval
(Continued from the Regular Meeting of October 12, 2006)
(Continued to January 11, 2007)
13. 2006.1282T (T. TAM: (415) 558-6326)
CONSIDERATION OF AMENDMENTS TO THE PLANNING CODE (SECTIONS 316.2, 316.3, 316.4, 316.5, 316.7, AND 316.8) - to change procedures for Planning Commission consent calendar items in the Neighborhood Commercial and South of Market districts and for live-work units in RH and RM districts.
Preliminary Recommendation: Adopt Resolution of Intention to Initiate Amendments to the Planning Code.
(Continued to November 30, 2006)
14. 2006.0823D (S. VELLVE: (415) 558-6263)
555 HAIGHT STREET - south side between Fillmore and Steiner Streets, Lot 062 in Assessor's Block 0860 - Request for Discretionary Review of Building Permit Application No. 2006.03.03.5979 proposing to change the permitted use of the second and third floors of a three-story building, which has been operating without authorization as a tourist hotel, from four dwelling units to group housing with 12 bedrooms, located in an NC-2 (Small-Scale Neighborhood Commercial) District, and 40-X Height/Bulk District.
Preliminary Recommendation: Take Discretionary Review and deny the project.
(Continued to January 18, 2007)
15. 2006.1085D (I. WILSON: (415) 558-6163)
244 32ND AVENUE - east Side between California and El Camino del Mar; Lot 015 in Assessor's Block 1391 - Request for Discretionary Review of Building Permit Application No. 2006.06.23.4870, proposing to alter the existing second floor roofline; add a penthouse with roof deck towards the rear of the building. The property is located within an RH-1(D) (Residential, House, One-Family Detached) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project.
(Continued from Regular Meeting of October 19, 2006)
NOTE: On October 19, 2006, following public testimony, the Commission continued the matter to November 16, 2006 by a vote +6 -0. Public hearing remains open.
(Continued to January 18, 2007)
16a. 2005. 0307D (B. FU: (415) 558-6613)
368 CAPP STREET - west side between 18thand 19th Streets; Lot 047 in Assessor's Block 3590 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2005.01.06.2659 to demolish an existing single-family dwelling in an RH-3 (Residential, House, Three-Family) District with a 50-X Height and Bulk Designation. The project also includes the new construction of a three-unit building.
Preliminary Recommendation: Do not take Discretionary Review and approve project as revised.
(Continued from Regular Meeting of October 26, 2006)
(Continued to January 18, 2007)
16b. 2005.0329DD (B. FU: (415) 558-6613)
368 CAPP STREET - west side between 18th and 19th Streets; Lot 047 in Assessor's Block 3590 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of new construction as a result of housing demolition, and a request of Discretionary Review, for Building Permit Application No. 2005.01.06.2663 for the new construction of a three-unit building in an RH-3 (Residential, House, Three-Family) District with a 50-X Height and Bulk Designation.
Preliminary Recommendation: Do not take Discretionary Review and approve project as revised.
(Continued from Regular Meeting of October 26, 2006)
(Continued to January 18, 2007)
17. 2006.1059D (T. SULLIVAN-LENANE: (415) 558-6257)
528-530 STANYAN STREET - east side between Fell and Hayes Streets; Lot 005 in Assessor's Block 1213 - Request for Discretionary Review of Building Permit Application No. 2006.0530.2734, proposing to construct a two-level deck at the rear of the two-unit building located within an RH-3 (Residential, House, Three-Family) District and 65-A Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project.
(Continued to January 18, 2007)
18. 2003.0347EMTZ (J. BILLOVITS (415) 558-6390/A. RODGERS: (415) 558-6395)
MARKET AND OCTAVIA PLAN AMENDMENTS - The Planning Commission will hold a series of public hearings beginning on or after October 26, 2006, to consider Case No. 2003.0347EMTZ, adopting a Motion to certify the Final Environmental Impact Report and adopt CEQA Findings and consider resolutions to adopt amendments to the San Francisco General Plan, Planning Code and Zoning Map related to the Market and Octavia Neighborhood Plan. A series of public hearings are scheduled for October 26, 2006, Nov. 2, 2006, Nov. 9, 2006, and Nov. 16, 2006. The Commission will consider and receive public comment on specific aspects of the Plan and proposed amendments at each hearing. The series of hearings will culminate in a hearing to consider adoption actions on or after Dec. 7, 2006.
Draft Schedule for Planning Commission Hearing
This calendar gives notice that the Planning Commission will be hearing the following aspects of the Market & Octavia Plan on or after November 16, 2006. Be advised that due to the nature of the public hearings, the Commission may continue any particular hearing item and/or may not hear all items at the hearing. To confirm the final Commission Hearing schedule, on the week of the hearing please visit: http://www.sfgov.org/site/planning_meeting.asp?id=15840 or call Aksel Olsen at 558-6616.
Hearing #4 - November 16, 2006
Staff will provide a presentation to the Planning Commission and members of the public on the following aspects of the Market & Octavia Plan:
"Pipeline projects" - proposed development projects that are currently under review by the Planning Department and consideration of their relationship with the proposed Plan, Planning Code and Zoning controls adoption;
Historic Preservation and Parking (continuing if required from the Nov. 2, 2006 public hearing); and
Finalizing the Plan for Commission Adoption - Follow-Up on Questions and Matters Raised at Prior Hearings.
At this hearing, Planning Department staff will present information on the Plan and the Planning Commission will hear public comment on the subjects discussed at the hearing.
The Plan encompasses an irregularly shaped area in northeast San Francisco. It extends two to three blocks in width along Market Street for ten blocks and extends north along the former Central Freeway alignment at Octavia Boulevard for ten blocks. Along Market Street, the Plan Area boundaries extend from 11th and Larkin Streets in the east to Noe and Scott Streets in the west. The boundary jogs north along Noe Street, Duboce Avenue, Scott Street, Waller Street, Webster Street, Oak Street, Buchanan Street, and Grove Street; continues north along the former Central Freeway alignment to include the area up to Turk Street between Laguna and Franklin Streets; and east of Franklin Street jogs south to Grove and Larkin Streets. The Project Area boundary extends south of Market Street between 10th and 11th Street to Howard Street. Extending west along Howard Street, the Project Area boundaries jog along Division, Clinton, Stevenson, Fourteenth, Guerrero, and Sixteenth Streets. The Project Area is comprised of 89 Assessor's Blocks in entirety or in part, including the whole of Blocks 759, 761, 768, 770, 783, 785, 792 to 794, 806 to 809, 813 to 819, 830 to 841, 850 to 858, 863 to 876, 3501 to 3506, 3512 to 3514, 3533 to 3538, 3541 to 3545, 3556 to 3560; and portions of 3507 (lot 40), 3510 (lots 49, 57), 3511 (lots 1, 23, 25, 31, 33, 74, 75, 80, 82, and 93), and 3532 (lots 14, 19B, 35, 36, 88, 89, 90 and 91).
At the hearings, the Planning Commission will consider a rezoning and public improvements program to realize the vision articulated by the community through the Market and Octavia community planning process. For more information on this six-year planning process, please visit our website at http://marketoctavia.betterneighborhoods.org.
Specifically, the Commission will consider the following actions:
· Case 2003.0347E - Certification of the Final Environmental Impact Report and adoption of CEQA Findings on the Market and Octavia Plan.
· Case 2003.0347M - a proposed General Plan amendment that would add a new area plan, the Market and Octavia Area Plan, and make related amendments to the Commerce and Industry, Housing, Recreation and Open Space and Transportation Elements, the Civic Center Area Plan, Downtown Area Plan, South of Market Area Plan and the Land Use Index;
· Case 2003.0347T - a proposed Planning Code text amendment that would revise Planning Code controls, including controls for land use, height and bulk, building design, loading, parking and new fees;
· Case 2003.0347Z - a proposed Zoning Map amendment that would revise Maps 2 and 2H, 7 and 7H, and 2SU and 7SU. The proposed Planning Code text and map (Zoning Map) amendments would a) establish three new zoning districts, b) amend the Hayes-Gough, Upper Market, and Valencia Neighborhood Commercial Districts (NCDs), c) update height and bulk districts, d) establish the Market and Octavia Community Improvements Impact Fee, and e) make related revisions necessary to implement the General Plan.
Together, these four Commission actions are intended to implement the Market and Octavia Plan.
In addition, an historic survey is currently being done of the project area; property owners considering constructing or altering a building in this area should consult with Planning Department staff to determine the historic resource status of their property. Property owners and interested parties are advised that height limits and other controls do not provide unqualified rights to development, but rather, proscribe the maximum potential building envelope that may be permitted; proposed buildings may not reach the maximum permitted building height/envelope.
Members of the public may review a copy of the proposed amendments at the San Francisco Planning Department office at 1660 Mission Street 5th Floor, San Francisco, CA 94103, at the Public Library (the Main Library 100 Larkin St., and Harvey Milk branch library, 1 Jose Sarria Ct. (near16th & Market Sts.). An electronic copy of the proposed amendments and actions is available at http://marketoctavia.betterneighborhoods.org.
Preliminary Recommendation: Informational Presentation and Public Comment; No Commission Action requested.
(Continued to December 7, 2006)
