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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, June 28, 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.
1:30 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. 2011.0148E (D. LEWIS: (415) 575-9095)
Minnie and Lovie Ward Playfields Renovation - 650 Capitol Avenue - intersection of Capitol and Montana Avenues; Lot 1 in Assessor’s Block 7068 - Appeal of a Preliminary Mitigated Negative Declaration. The San Francisco Recreation and Park Department is proposing to renovate this 6.1-acre public sports facility, involving the replacement of grass playfields with synthetic turf and the installation of twelve 60- to 80-foot-tall light standards. The project would also include the following: replacement of bleachers; replacement of the metal chain link fence with black vinyl fence; replacement of baseball backstops and dugout areas; installation of new spectator amenities; improvement of pedestrian walkway and other infrastructure; and removal and replacement of up to 21 on-site trees. The project site is located in a Public Use District and a 40-X Height and Bulk District.
Preliminary Recommendation: Uphold the Preliminary Mitigated Negative Declaration
(Continued from Regular Meeting of March 22, 2012)
(Proposed for Continuance to July 12, 2012)
2. 2012.0211D (G. CABREROS: (415) 558-6169)
2764 GREENWICH STREET - north side between Broderick and Baker Streets; Lot 053 in Assessor's Block 0939 - Request for Discretionary Review of Building Permit Application No. 2010.03.24.8854 proposing to construct front and rear horizontal additions and a vertical addition to the existing three-story, single-family dwelling within the RH-2 (Residential, House, Two-Family) Zoning District and the 40-X Height and Bulk District.
Staff Analysis: Pending
Preliminary Recommendation: Pending
(Proposed for Continuance to September 20, 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
3. 2012.0041B (R. Sucré: (415) 575-9108)
444 De HARO STREET - located on the southwest corner of 17th and De Haro Streets, Lot 001 in Assessor’s Block 3979 - Request for an Office Development Authorization under Planning Code Section 321 and 803.9(c) for approximately 90,500 square feet on the first and second floors within the UMU (Urban Mixed Use) Zoning District and a 48-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
C. COMMISSIONERS’ QUESTIONS AND MATTERS
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.
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
7. 2011.0744C (K. Guy: (415) 558-6163)
MARKET AND OCTAVIA AREA PLAN - "PARCEL P" (no address assigned) - lot bounded by Octavia Boulevard, Oak Street, Laguna Street, and Hickory Street, Lot 023 of Assessor’s Block 0831 - Request for Conditional Use Authorization to 1) Allow development on a lot exceeding 10,000 square feet, 2) Allow residential density exceeding one dwelling unit per 600 square feet of lot area within the RTO District; and, 3) Approve a Planned Unit Development, with specific modifications of Planning Code regulations regarding off-street loading, rear yard, open space configuration, bay window dimensions, and height measurement, within the Hayes-Gough Neighborhood Commercial Transit District, the Residential Transit-Oriented Neighborhood District, and the 40-50-X Height and Bulk District. The proposal is to demolish an existing surface parking lot and construct a new development reaching a maximum height of five stories, containing approximately 182 dwelling units, 3,800 square feet of ground floor commercial uses, and 91 off-street parking spaces within an underground garage. Preliminary Recommendation: Approval with Modifications
Preliminary Recommendation: Approval with Conditions
8. 2011.1344C (B. BENDIX: (415) 575-9114)
101 6th Street - southeast corner of the intersection of 6th and Mission Streets, Lot 081 in Assessor’s Block 3725 - Request for Conditional Use Authorization under Planning Code Sections 186.1 and 303 to intensify a non-conforming entertainment use (d.b.a. Monarch). The proposal will expand the entertainment use to the basement of the approximately 3,111 square-foot bar and extend hours of operation for both the bar and entertainment use from 2AM to 4AM daily. The proposal does not include any increase to the existing building envelope or changes to the façade. The use is not identified as a formula retail use. The project is located within the SoMa NCT (South of Market Neighborhood Commercial Transit) Zoning District and an 85-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of June 14, 2012)
9a. 2012.0527D (B. BENDIX: (415) 575-9114)
1340 NATOMA STREET - west side between 14th and 15th Streets; Lot 065 in Assessor’s Block 3548 - Mandatory Discretionary Review, pursuant to Planning Code Section 317(d), of Demolition Permit Application No. 2012.06.12.2372, proposing to demolish a two-story with attic, one-unit residential building within a UMU (Urban Mixed Use) Zoning District and 40-X Height and Bulk District.
Staff Analysis: Full Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve
(Continued from Regular Meeting of June 14, 2012)
9b. 2012.0739D (B. BENDIX: (415) 575-9114)
1340 NATOMA STREET west side between 14th and 15th Streets; Lot 065 in Assessor’s Block 3548 - Mandatory Discretionary Review, pursuant to Planning Code Section 317(d), of Building Permit Application No. 2012.06.12.2368, proposing to construct a new four-story, three-unit residential building within a UMU (Urban Mixed Use) Zoning District and 40-X Height and Bulk District.
Staff Analysis: Full Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve
(Continued from Regular Meeting of June 14, 2012)
10. 2011.0116D (S. YOUNG: (415) 558-6346)
1490 FRANCISCO STREET - northeast corner of Francisco and Octavia Streets; Lot 020 in Assessor's Block 0472 - Request for Discretionary Review of Building Permit Application No.2010.12.06.6199, proposing to (1) legalize the existing roof deck (approximately 27 feet wide by 12 feet deep) located above the one-story garage; (2) add a new deck (approximately 23 feet wide by 15 feet deep) on the roof of the four-story, 12-unit apartment building; and (3) add new and modify existing fire escapes / pathways to meet the current Fire Code requirements for the proposed roof decks (which will have 42” high open railing around their perimeters) ) in the RH-3 (Residential House, Three-Family) Zoning District and a 40-X Height and Bulk District.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve
11. 2012.0665T (A. Starr: (415) 558-6362)
Mechanical Car Wash Facilities on 19th Avenue - The Planning Commission will consider an Ordinance that would amend the Planning Code by adding Section 187.2 to permit existing gasoline and service stations located on 19th Avenue to provide a mechanical car wash on the same site and making environmental findings and findings of consistency with the General Plan.
Preliminary Recommendation: Approval with Modifications
12. 2012.0604T (K. HADDADAN: (415) 575-9068)
Requirements for Housing Preservation and Production - The Planning Commission will consider an Ordinance amending the San Francisco Planning Code by: 1) adding Article 5 to implement San Francisco's housing preservation and production policies and goals, including a "Housing Dashboard" report; and 2) making 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. The Commission will also consider modifications recommended by staff.
Preliminary Recommendation: Approval with Modifications
13. 2012.0237U (K. HADDADAN: (415) 575-9068)
Building Code Amendment - Definition of Efficiency Unit - Ordinance amending the San Francisco Building Code Section 1208.4 to reduce the square footage requirement for Efficiency Dwelling Units pursuant to Section 17968.1 of the California Health and Safety Code; and make environmental findings.
Preliminary Recommendation: None. Informational
14. (D. Alumbaugh: (415) 558-6601)
Environmental Justice Planning Grants - Update on the Cesar Chavez East Community Design Plan and the Chinatown Broadway Street Design Project. The San Francisco Planning Department was awarded two $250,000 planning grants from the Caltrans Environmental Justice: Context Sensitive Planning program. The projects incorporated innovative public stakeholder participation to develop urban design concepts to address environmental justice along major corridors.
15. 2012.0777U (I. Salvadori: (415) 575-9086)
Cesar Chavez East Community Design Plan - a community-based concept design for the eastern portion of Cesar Chavez Street that promotes safety, comfort and accessibility to all modes of transportation. This update will include an overview of the outreach process and will illustrate designs for the corridor between Hampshire and Illinois Street. Additional information is available at http://CCE.sfplanning.org
Preliminary Recommendation: None. Informational
16. 2012.0071U (L. Langlois: (415) 575-9083)
Chinatown Broadway Street Design Project - an interagency effort in partnership with the Chinatown Community Development Center to develop a community-based vision to improve pedestrian conditions along Broadway from Columbus Avenue to the Broadway Tunnel. This update will include an overview of the community planning process and the proposed street design. Additional information is available at http://broadway.sfplanning.org
Preliminary Recommendation: None. Informational
5:00 PM
G. PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED
At this time, members of the public who wish to address the Commission on agenda items that have already been reviewed in a public hearing at which members of the public were allowed to testify and the public hearing has been closed, must do so at this time. Each member of the public may address the Commission for up to three minutes.
H. CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
17. 2004.0557E (N. Turrell: (415) 575-9047)
1601 Larkin Street - northwest corner at Clay Street, Lot 006 of Assessor's Block 0620] - Certification of the Final Environmental Impact Report -The proposed project would involve demolition of an existing vacant church and surface parking lot and construct a new 6-story over basement building containing 27 dwelling units and 29 off-street parking spaces. On June 24, 2010, the Planning Commission did not certify the EIR for a proposed project on this site. The EIR now analyzes that project and a variant.
NOTE: The public hearing on the Draft EIR is closed. The Planning Commission does not conduct public review of Final EIRs. Public comments on the certification may be presented to the Planning Commission during the Public Comment category for closed items on the Commission calendar.
Preliminary Recommendation: Certify the Final EIR
I. REGULAR CALENDAR
18a. 2012.0611CEV (K. Guy: (415) 558-6163)
1601 LARKIN STREET - northwest corner at Clay Street, Lot 006 of Assessor's Block 0620 - Adoption of Findings under the California Environmental Quality Act. The project proposes to demolish an existing vacant church and surface parking lot and construct a new 6-story over basement building containing 27 dwelling units and 29 off-street parking spaces, within the RM-3 (Residential, Mixed, Medium Density) District, and the 65-A Height and Bulk District
18b. 2012.0611CEV (K. Guy: (415) 558-6163)
1601 LARKIN STREET - northwest corner at Clay Street, Lot 006 of Assessor's Block 0620 - Request for Conditional Use Authorization to allow development exceeding 40 feet in height within an 'R' District, and to grant an exception to bulk requirements, within the RM-3 (Residential, Mixed, Medium Density) District, and the 65-A Height and Bulk District. The proposed project is to demolish an existing vacant church and surface parking lot and construct a new 6-story over basement building containing 27 dwelling units and 29 off-street parking spaces. On June 24, 2010, the Planning Commission disapproved a Conditional Use authorization for a proposed project on this site. The design of the project has now been modified.
Preliminary Recommendation: Approval with Modifications
18c. 2012.0611 (CEV) (K. Guy: (415) 558-6163)
1601 LARKIN STREET - northwest corner at Clay Street, Lot 006 of Assessor's Block 0620 - Request for Variance from the requirements of Planning Code Section 134(a)(1)(A) to provide a complying rear yard at grade, within the RM-3 (Residential, Mixed, Medium Density) District, and the 65-A Height and Bulk District. The proposed project is to demolish an existing vacant church and surface parking lot and construct a new 6-story over basement building containing 27 dwelling units and 29 off-street parking spaces. The Zoning Administrator will consider the Variance request concurrently with the Planning Commission's consideration of the Conditional Use Authorization at this same hearing.
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
