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SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, May 17, 2012
12:00 PM
Regular Meeting
President: Rodney Fong
Vice-President: Cindy Wu
Commissioners: Michael J. Antonini; Gwyneth Borden; Ron Miguel;
Kathrin Moore; Hisashi Sugaya
Commission Secretary: Linda D. Avery
Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.
Case reports and relevant materials are linked to the items on calendar at the above web site.
View the meeting online at: http://www.sfgov.org/site/sfgtv_index.asp
Or
View the broadcast live, Thursdays on Cable Channel 78.
And
The re-broadcast on Fridays at 8:00 p.m., Cable Channel 26
THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1650 MISSION STREET, 4TH FLOOR RECEPTION
Commission Meeting Procedures
Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 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: Rodney Fong
Vice-President: Cindy Wu
Commissioners: Michael J. Antonini; Gwyneth Borden; Ron Miguel;
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. 2011.1372C (T. WANG: (415) 558-6335)
3901 24TH STREET - on the southwest corner of 24th and Sanchez streets, Lot 001 in Assessor’s Block 6508 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303 and 728.49, to convert a vacant ground floor commercial space into a financial service (d.b.a. First Republic Bank) within the 24th Street - Noe Valley Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Proposed for Continuance to June 14, 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
2. 2012.0501C (A. HOLLISTER: (415) 575-9078)
222 COLUMBUS AVENUE - intersection of Columbus Avenue, Pacific Avenue and Kearny Street, Lot 003 in Assessor’s Block 0162 - Request for Conditional Use Authorization under Planning Code Sections 714.44 and 303 to establish a small, self-service restaurant (D.B.A. Reveille Coffee) within the Broadway Neighborhood Commercial Zoning District and a 65-A-1 Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
C. COMMISSIONERS’ QUESTIONS AND MATTERS
Adoption of Commission Minutes – Charter Section 4.104 requires all commissioners to vote yes or no on all matters unless that commissioner is excused by a vote of the Commission. Commissioners may not be automatically excluded from a vote on the minutes because they did not attend the meeting.
3. Consideration of Adoption:
· Draft Minutes of Regular Meeting of February 23, 2012
· Draft Minutes of Regular Meeting of March 8, 2012
· Draft Minutes of Regular Meeting of March 15, 2012
· Draft Minutes of Special & Regular Meetings of March 22, 2012
· Draft Minutes of Special & Regular Meetings of April 5, 2012
· Draft Minutes of Regular Meeting of April 12, 2012
· Draft Minutes of Regular Meeting of April 19, 2012
· Draft Minutes of Special & Regular Meetings of April 26, 2012
· Draft Minutes of Regular Meeting of May 3, 2012
4. 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
5. Director’s Announcements
6. Review of Past Week’s Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.
7. (T. OJEDA: (415) 558-6251)
2011 HOUSING INVENTORY REPORT - Announcing the publication of the 2011 Housing Inventory. This report is the 42nd in the series and describes San Francisco’s housing supply. Housing Inventory data accounts for new housing construction, demolitions, and alterations in a consistent format for analysis of housing production trends. Net housing unit gains are reported citywide, by zoning classification, and by planning district. Other areas covered include affordable housing production, condominium conversions, and changes to the residential hotel stock. In addition, lists of major housing projects completed and approved for construction in 2011 are provided. A list of affordable housing projects in the pipeline (projects in various stages of review or pre-construction planning) is included to provide a picture of likely housing construction activity in the near future. Report is available for the public at the Planning Department and on the website.
Preliminary Recommendation: No Action required. Information only.
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
8. 2011.0206T (A. RODGERS: (415) 558-6395)
PLANNING CODE AMENDMENTS RELATED TO THE CREATION OF A DEFINITION OF STUDENT HOUSING - Amendments to the Planning Code Sections 102.36, 135(d)(2), 207.6(B)(3), 307(j), 317(b)(1), 317(f)(1), and 401 - Establishing a definition of Student Housing, modifying open space requirements for dwellings less than 350 square feet plus bathroom, modifying unit mix requirements for Student Housing, monitoring conversion of Student Housing to housing, and prohibiting the conversion of housing to Student Housing; 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. This item was heard by the Board of Supervisors' Land Use Committee on March 27, 2012, and based on amendments introduced by Supervisor Wiener, was referred to the Planning Commission for further review.
(Continued from Regular Meeting of April 19, 2012)
9. 2011.1401M (L. Langlois: (415) 575-9083)
2012 Community Safety Element Update - Intent to initiate Department sponsored General Plan Amendments - Pursuant to Planning Code Section 340, the Planning Commission will consider a Resolution of Intention to initiate adoption of the 2012 Community Safety Element of the General Plan.
Preliminary Recommendation: Approve a draft resolution of intention to initiate amendments to the General Plan and schedule a public hearing.
10. 2008.0762E (D. JAIN: (415) 575-9051)
Hearing on the 835-845 Jackson Street - Chinese Hospital Replacement Project Draft EIR - The proposed project is located at 835-845 Jackson Street [Assessor’s Block/Lot 192/41]. The Chinese Hospital property, located in the Chinatown neighborhood at Jackson Street between Stockton and Powell Streets, consists of the approximately 43,368-gross-square-foot (gsf), 54-bed Chinese Hospital at 845 Jackson Street, built in 1979; the approximately 29,793-gsf Medical Administration Building (MAB) at 835 Jackson Street (the original Chinese Hospital, built in 1924); and the approximately 15,000-gsf Chinese Hospital Parking Garage, located directly behind the 1924 MAB. These three buildings constitute the project site, an approximately 22,516-square-foot lot. The Chinese Hospital Association is the project sponsor for this project. The proposed project includes: 1) demolition of the 1924 MAB and the 41-space Chinese Hospital Parking Garage on the project site; 2) construction of a 54-bed, acute-care, 101,545-gsf, seven-story-plus-basement, 90.5-foot-tall (excluding 30-foot-tall mechanical penthouse above the roof) Replacement Hospital building with a new 22-bed skilled nursing facility on the sites of the demolished buildings on the eastern portion of the project site (an approximately 11, 526-square-foot area); 3) renovation of the existing on-site 1979 Chinese Hospital building at 845 Jackson Street to serve as a Medical Administration and Outpatient Center (MAOC); and 4) a proposal to create a Special Use District (SUD) for the proposed project to support the expansion of medical services on the project site (835-845 Jackson Street, APN 192/41) in the Chinatown Residential Neighborhood Commercial Zoning District. The proposed Replacement Hospital building would be designed and constructed to fully comply with the requirements of Senate Bill 1953 for seismic safety of acute-care facilities. The existing 1979 Chinese Hospital would remain in operation until the proposed Replacement Hospital is fully functional. The proposed project would be completed in two development phases over a four-year period between fall 2012 and winter 2015. In addition to the proposed project, two variants are being considered by the project sponsor: (1) The Off-Street Parking Variant would include the same development on the 835-845 Jackson Street project site as the proposed project; in addition, it would include off-street parking and an expanded engineering shop and storage space for Chinese Hospital at the existing Powell Street Parking Garage at 1140 Powell Street (APN 192/14). The Powell Street Parking Garage is located on Powell Street between Washington and Jackson Streets to the west of the project site. Under the Off-Street Parking Variant (i.e. garage variant), Chinese Hospital Association (the project sponsor) may either purchase the Powell Street Parking Garage or lease space in the garage on a long-term basis; and (2) The Hospital Façade Design Variant would have a different design for the Replacement Hospital’s façade, compared to the proposed project; this variant would otherwise be identical in terms of development and building envelope to the proposed project. The project site is in the Chinatown Residential and Neighborhood Commercial (CRNC) Zoning District and a 65-N Height and Bulk District. The proposed project would require General Plan referral, General Plan amendments, Planning Code text and Zoning Map amendments to reclassify height and bulk limits and establish SUD boundaries, among other project approvals. The Draft EIR concluded that implementation of the proposed project and its two variants would result in the following project-level and cumulative significant unavoidable environmental impacts: (1) Demolition of the original 1924 Chinese Hospital Building at 835 Jackson Street (i.e. 1924 MAB) under the proposed project would result in significant and unavoidable historic architectural resources impacts on an individual historic resource (the 1924 MAB) and on the NRHP/CRHR-eligible Chinatown historic district, both of which were identified as historic resources under the California Environmental Quality Act (CEQA); (2) Construction (i.e. design and development) of the proposed Replacement Hospital on the project site would result in a significant unavoidable historic architectural resources impact on the NRHP/CRHR-eligible Chinatown historic district; (3) Demolition of the 1924 MAB and construction of the Replacement Hospital under the proposed project would also result in a cumulatively considerable contribution to significant adverse impacts on the NRHP/CRHR-eligible Chinatown historic district; and (4) Construction of the proposed project would generate substantial levels of particulate matter or PM2.5 and other toxic air contaminants (TACs), including diesel particulate matter (DPM), that could substantially affect sensitive receptors and this would be a significant and unavoidable air quality-related health risk impact.
Preliminary Recommendation: No action is required. This hearing is for the purpose of receiving Planning Commission and public comment only.
11. 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 April 19, 2012)
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).
NOTE: On February 9, 2012, following public testimony, the Commission continued the matter to 3/1/12 by a vote of (+6 -0).
NOTE: On March 1, 2012, following public testimony, the Commission took action on a portion of the Ordinance, referred to as Phase One (Clerical Modifications; TDRs; LCUs; Bike Parking; & Signs, Awnings, & Canopies) and continued the remainder of the Ordinance to two separate hearings: 4/5/12 and 4/12/12 by a vote of (+7 -0).
NOTE: On April 5, 2012, without hearing, the Commission continued the 4/5/12 the discussion and possible action to 4/19/12.
NOTE: On April 12, 2012, following public testimony, the Commission continued the discussion and possible action on a portion of the proposed Ordinance (Phase Two) to 5/3/12 by a vote of (+5 -1) and requested that the discussion and possible action of the remainder of the Ordinance (Phase Three) be continued to a later date. For this reason, staff is now requesting that the Phase Three discussion and possible action on the proposed Ordinance be continued to May 17.
12. 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 May 3, 2012)
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).
NOTE: On February 9, 2012, following public testimony, the Commission continued the matter to 3/1/12 by a vote of (+6 -0).
NOTE: On March 1, 2012, following public testimony, the Commission took action on the Embarcadero scenic sign issues and continued the remainder of the matter to 4/12/12 by a vote of (+5 -1); Commissioner Moore voted against and Commissioner Fong was recused.
13. 2011.1439DDD (A. STARR: (415) 558-6362)
2539 VALLEJO STREET – south side between Scott and Pierce Streets; Lot 022 in
Assessor's Block 0561 – Staff and Neighbor Initiated Requests for Discretionary Review of Building Permit Application No. 2010.10.05.2357 proposing to extend the first and second floors approximately 13.5’ into the rear yard and to construct a 1-story vertical addition set back approximately 26’ from the front façade of the two-story-over-garage, single-family house within the RH-1 (Residential, House, Single-Family) Zoning District and 40-X Height and Bulk District.
Staff Analysis: Full Discretionary Review
Preliminary Recommendation: Take Discretionary Review and approve with revisions
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
The first meeting of the Commission Secretary Search Sub-Committees ( for both the Historic Preservation and Planning Commissions) is scheduled to be held on Wednesday, June 13, 2012 in the Offices of the Planning Department, 1650 Mission Street, Suite 400, San Francisco, CA 94103.
For more information, please call the Commission Secretary at (415) 558-6407
