February 9, 2012

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, February 9, 2012

12:00 PM

Regular Meeting

 

President:  Ron Miguel

                        Commissioners: Michael J. Antonini; Gwyneth Borden; Rodney Fong; Kathrin Moore;

Hisashi Sugaya

 

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 1650 Mission Street, 4th 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, 1650 Mission Street, Suite 400, San Francisco, CA  94103-2414.  Comments received by 9:30 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.

 

Policy on Commissioner’s requests for hearings:  There must be consensus of the Commission (four commissioners) or direction from the President/Chair to schedule a hearing that otherwise would not be scheduled.

 

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 impairments 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, 1650 Mission St., 4th floor reception.

 

 

12:00 PM   _________

 

ROLL CALL:                                                     

                        President:                                 Christina R. Olague                                           

                        Vice-President:                          Ron Miguel

Commissioners:                        Michael J. Antonini; Gwyneth Borden; Rodney Fong; Kathrin Moore; Hisashi Sugaya

 

A.                  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.         2004.0976E                                                                         (D. LEWIS: (415) 575-9095)

376 Castro Street - northwest corner of the intersection of Castro and Market Streets; Lot 6 in Assessor’s Block 2623 - Appeal of a Preliminary Mitigated Negative Declaration - The proposed project would involve demolition of an existing automotive gasoline and service station, and construction of a six-story, approximately 65-foot-tall, 43,070-square-foot, mixed-use building with 24 residential units, approximately 2,990 square feet of ground-floor commercial space and a 14-space underground parking garage with ingress and egress from Castro Street. The project site is located within the Upper Market Street Neighborhood Commercial District and a 65-B Height and Bulk District.

Preliminary Recommendation: Uphold the Preliminary Mitigated Negative Declaration

(Proposed for Continuance to March 1, 2012)

 

2.         2011.1381TZ                                                                (S. Hayward:  (415) 558-6372)

Amendments to the Planning Code, adding new Section 249.66 to establish the Art and Design Special Use District at 1111 Eighth Street and Amending Sectional Map SU08 of the Zoning Map [Board File No. 11-1278].  Ordinance introduced by Supervisor Cohen adding Planning Code Section 249.66 to establish the Art and Design Special Use District at 1111 Eighth Street to facilitate the continued operation of the California College of the Arts and provide a regulatory scheme for a potential future phased expansion of the campus; and adopting findings, including environmental findings, Planning Code Section 302 findings, and findings of consistency with the General Plan and the priority policies of Planning Code Section 101.

                        (Proposed for Continuance to April 5, 2012)

 

            3.         2009.0156E                                                                         (J. BATTIS: (415) 575-9022) 

89 BELGRAVE AVENUE - south side between Stanyan and Shrader Streets; Lot 072 of Assessor’s Block 2688 - Appeal of Preliminary Mitigated Negative Declaration for the proposed project entailing 1) subdivision of an existing 7,500-square foot parcel into two lots, resulting in an approximately 4,200-sq ft lot with 42 feet of frontage along Belgrave Avenue containing an existing single-family residence, and a second undeveloped approximately 3,300-sq ft parcel with 33 feet of frontage along Belgrave Avenue to the west of the existing building; 2) enlarging an existing 2,270-sq ft residence by approximately 2,000 sq ft, resulting in an approximately 4,210-sq ft, approximately 37-foot-high building with two off-street parking spaces; and 3) construction of a new approximately 3,971-sq ft, 37-foot-high three-story-over two-car garage single-family residence. The project site is located within an RH-1(D) (Residential House, One-Family (Detached Dwelling)) District and a 40-X Height and Bulk District in the Haight-Ashbury neighborhood. The proposed project would require a variance from the minimum lot area requirements.

                        (Continued from Regular Meeting of November 17, 2011)

                        (Proposed for Continuance to March 22, 2012)

 

B.         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

 

4.         2011.1064C                                                                   (S. Hayward: (415) 558-6372)

2800 SLOAT BOULEVARD - north side of Sloat Boulevard, between 46^th and 47^th Avenues, Lot 001 in Assessor's Block 2515 - Request for Conditional Use Authorization, pursuant to Planning Code Section 303(e), to add two years to the validity of the previously approved Conditional Use Authorization for the proposed project originally approved November 13, 2008 under Case No. 2005.1066C. The project includes the demolition of three existing commercial buildings and a 34-space parking lot, and the construction of three new mixed-use, five-story, 60-foot-tall buildings totaling approximately 120,000 gross square feet (gsf) over a 112-space subterranean parking structure and a one-story approximately 1,000 gsf commercial building. The project would include 56 dwelling units, approximately 23,000 gsf of ground-floor commercial uses including an open-air market. The three existing commercial buildings on the project site proposed for demolition include a retail shop (Aqua Surf Shop), restaurant/café (John's Ocean Beach Café), and a motel (Robert's Motel). The project site is within the NC-2 (Small-Scale Neighborhood Commercial) zoning district, 100-A Height and Bulk district, and the Local Coastal Zone Permit Area.

                        Preliminary Recommendation:  Approval with conditions                                                   

            (Continued from Regular Meeting of January 26, 2011)

 

5.         2011.1434C                                                                       (D. Sánchez:  (415) 575-9082)

1050 South Van Ness Avenue - west side between 21^st and 22^nd Streets, Lot 053 in Assessor’s Block 3615 - Request for Conditional Use Authorization under Planning Code Sections 209.3(f), 178 and 303 to expand an existing child care facility (d.b.a. Mission Kids Day Care) that provides less than 24 hour care to 13 or more children by 825 square feet to service up to 33 children in total within the RTO-M (Residential, Transit Oriented, Mission Neighborhood) Zoning District and a 50-X Height and Bulk district.

Preliminary Recommendation: Approval with Conditions

 

6.         2011.1219C                                                                           (T. WANG: (415) 558-6335)

2138 IRVING STREET - on the north side of Irving Street between 22^nd and 23^rd avenues; Lot 024 in Assessor’s Block 1728 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 711.44 and 781.2 to allow a small self-service restaurant (d.b.a. Sticks) within the NC-2 (Small-Scale Neighborhood Commercial) District, the Irving Street Restaurant and Fast-Food Subdistrict, and a 65-A Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

 

7.         2011.0965C                                                                                 (S. Lai:  (415) 575-9087)

1415 OCEAN AVENUE - south side between Granada and Miramar Avenues; Lots 063 and 064 in Assessor’s Block 6941 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 703.4 and 737.21, to convert vacant commercial space into a “formula retail use,” in excess of 4,000 square feet at the ground and mezzanine floor (d.b.a. Sherwin Williams) within the Ocean Avenue NCT (Neighborhood Commercial Transit) Zoning District and 45-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of January 19, 2012)

 

8.         2011.1138C                                                                                 (D. VU: (415) 575-9120

3801 18^th STREET - southwest corner of 18^th and Church Streets; Lot 001 in Assessor’s Block 3585 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 186, 303 and 715.44, to convert a vacant commercial space into a small, self-service restaurant with an accessory small brewery (d.b.a. Cerveceria de MateVeza) within an RM-1 (Residential, Mixed - Low-Density) Zoning District and a 40-X Height and Bulk District.

Preliminary Recommendation:  Approval with Conditions

 

C.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

9.         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.

 

D.         DIRECTOR’S REPORT

 

10.        Director’s Announcements

                                   

            11.        Resolution commending John Billovits'  20 years of service with the City of San                                           Francisco.

 

12.        2000.1073C

201 Folsom Street (aka 314 Main Street) -  south side between Main and Beale Street, Lot 003 (previously Lot 001) in Assessor's Block 3746 - Informational item to present the current design pursuant to the original approval Motion No. 16647 - The project includes two residential towers with heights of 350 and 400 feet above an 85-foot podium, up to 671 dwelling units, up to 15,000 square feet of ground floor commercial space, and up to 701 off-street parking spaces, in a RC-4 (Residential-Commercial Combined Districts, High Density) and a 400-W Height and Bulk District, and within the Folsom and Main Residential/Commercial Special Use District.

                        Preliminary Recommendation: Informational – No action required

           

13         Review of Past Week’s Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.

 

E.         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.

 

 

 

 

 

 

F.                  REGULAR CALENDAR 

 

14.        2010.0613C                                                                          (E. Watty:  (415) 558-6620)

2055 UNION STREET -  south side between Buchanan and Webster Streets; Lot 018 of Assessor’s Block 0541 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303(c) and (k), 725.21, and 725.52 to allow the de-facto removal of the existing single-screen movie theater (d.b.a the Metro Theater) and the change of use to a Personal Service (d.b.a Equinox Gym) at the first through fourth floors with a use size exceeding 2,499 square feet in the existing Landmark building (No. 261) within the Union Street NCD (Neighborhood Commercial District) and 40-X Height and Bulk District.  The Historic Preservation Commission reviewed and approved the Certificate of Appropriateness for this project on November 16, 2011.

Preliminary Recommendation:  Approval with conditions

 

            15.        2011.0532T                                                                    (A. STARR:  (415) 558-6362)        

Uses, Signs, Building Features, Floor Area Ratio, Parking, and Compliance in Specified Use Districts - The Commission will consider a proposed Ordinance [BF 110548] amending the San Francisco Planning Code by repealing Sections 136.2, 136.3, 158, 187, 249.15, 263.2, 263.3, 602.25, 602.26, 607.3 and 607.4 and amending various other Code sections to as well as additional recommendations by Planning staff.  Specifically, the proposed Ordinance would (1) increase the amount of principally permitted parking spaces for dwellings in RC-4 and C-3 Districts; (2) make off-street parking requirements in the Van Ness Special Use District and RC-3 Districts consistent with those of RC-4 Districts; (3) eliminate minimum parking requirements for the Chinatown Mixed Use Districts and North Beach Neighborhood Commercial Districts; (4) allow exceptions from required parking under specified circumstances; (5) amend the restrictions on off-street parking rates and extend them to additional zoning districts, (6) revise sign, awning, canopy and marquee controls in specified zoning districts; (7) increase the permitted use size for limited corner commercial uses in RTO and RM districts, and allow reactivation of lapsed limited commercial uses in R districts; (8) revise the boundaries of and modify parking and screening requirements in the Washington-Broadway and Waterfront Special Use Districts; (9) modify controls for uses and accessory uses in Commercial and Residential-Commercial Districts; (10) permit certain exceptions from exposure and open space requirements for historic buildings; and (11) modify conformity requirements in various use districts; adopting findings, including environmental findings, Section 302 findings, and findings of consistency with the General Plan and the Priority Policies of Planning Code Section 101.1.

(Continued from Regular Meeting of December 15, 2011)

                        NOTE: On October 20, 2011, although informational only and no action was required, the Commission continued this item to 12/15/11

NOTE: On December 15, 2011, following public testimony, the Commission continued the matter to 2/9/12 by a vote of (+7 -0).

 

            16.        2011.0533Z                                                                       (A. STARR:  (415) 558-6362)        

Zoning Map Amendments – Washington-Broadway Special Use District 1; Waterfront Special Use District 2 and 3; Special Districts for Sign Illumination; and Special Districts for Scenic Streets - The Commission will consider a proposed Ordinance [BF 110547] introduced by Supervisor Chiu concerning Sheets SU01, SS01 and SS02 of the San Francisco Zoning Map as well as additional recommendations by Planning staff.  Specifically, the proposed Ordinance would amend the San Francisco Planning Code by 1) adding blocks and lots to the Washington-Broadway Special Use District 1; 2) adding blocks to the Waterfront Special Use District 2; 3) deleting blocks and add lots to the Waterfront Special Use District 3; 4) making the boundaries of the Special District for Sign Illumination on Broadway co-extensive with the Broadway Neighborhood Commercial District; 5) deleting the Van Ness Special District for Sign Illumination; and 6) adding The Embarcadero from Taylor Street to Second Street to the Special District for Scenic Streets; adopting findings, including environmental findings, Planning Code Section 302 findings, and findings of consistency with the General Plan and the Priority Policies of Planning Code Section 101.1.

                        (Continued from Regular Meeting of December 15, 2011)

                        NOTE: On October 20, 2011, although informational only and no action was required, the Commission continued this item to 12/15/11

NOTE: On December 15, 2011, following public testimony, the Commission continued the matter to 2/9/12 by a vote of (+7 -0).

           

17.        2011.0189D                                                                 (G. CABREROS: (415) 558-6189)

721 BEACH STREET - south side between Hyde and Larkin Streets, Lot 017 in Assessor's Block 0025 - Mandatory Discretionary Review, pursuant to a request by the Planning Commission, of Demolition Permit Application No. 2010.11.29.5727 and Building Permit Application No. 2010.11.29.5645 proposing demolition of an existing, one-story commercial building and new construction of a four-story, mixed-use building with one dwelling unit in the C-2 (Community Business) District, the Waterfront Special Use District No. 2 and the 40-X Height and Bulk District.

Staff Analysis: Full Discretionary Review

Preliminary Recommendation:  Do not take Discretionary Review and approve.

 

            18.        2011.0251D                                                                  (A. HOLLISTER: (415) 575-9078)

780-784 GREEN STREET - south side of Green Street between Mason and Powell Streets, Lot 024 in Assessor’s Block 0118 - Request for Discretionary Review of Building Permit Application No. 2010.1123.5588 proposing the expansion of a stair structure located on the rear of the existing three-dwelling unit building in the RM-2 (Residential, Mixed, Moderate-Density) Zoning District and 40-X Height and Bulk District.

Staff Analysis:  Abbreviated Discretionary Review

Preliminary Recommendation:  Do Not Take Discretionary Review and Approve

 

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: