December 16, 2004

SAN FRANCISCO
PLANNING COMMISSION

Notice of  Special Meeting
&
Calendar

Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, December 16, 2004
1:30 PM

Regular Meeting

President: Shelley Bradford Bell
Vice-President:  Sue Lee
Commissioners: Dwight S. Alexander; Michael J. Antonini; Kevin  Hughes;
William L. Lee; Christina Olague

Commission Secretary: Linda D. Avery

Commission Meeting Procedures

Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1660 Mission Street, 5th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing.   Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1660 Mission Street, Suite 500, San Francisco, CA  94103-2414.  Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing.  Otherwise, submit material related to a calendared item at the scheduled hearing for distribution.  For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies.  When sending e-mail correspondence to Commissioners, please copy the Commission Secretary at:  linda.avery@sfgov.org

Pursuant to Government Code Section 65009, if you challenge, in court, (1) the adoption or amendment of a general plan, (2) the adoption or amendment of a zoning ordinance, (3) the adoption or amendment of any regulation attached to a specific plan, (4) the adoption, amendment or modification of a development agreement, or (5) the approval of a variance, conditional-use authorization, or any permit, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission, at, or prior to, the public hearing.

Commission action on conditional-uses and reclassification may be appealed to the Board of Supervisors within 30 days.  Call (415) 554-5184 for more information.  Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 575-6880 for more information.  Zoning Administrator action on a variance application may be appealed to the Board of Appeals within 10 days of issuance of the written decision.

The Commission has instituted a policy that, in most cases, they will not call an item for consideration after 10:00 PM.  If an item is scheduled but not called or introduced prior to 10:00 PM, the Commission may continue the matter to the next available hearing.  Items listed on this calendar will not be heard before the stated time.

Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings

Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision:  The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting.  Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices (67A.1 Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).

For more information related to Planning Commission matters, please call Linda D.  Avery, Commission Secretary, at (415) 558-6407.

San Francisco Lobbyist Ordinance

Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action 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 impairrments 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 Donna Hall, 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 Donna.Hall@sfgov.org.

Copies of the Sunshine Ordinance can be obtained from the Clerk of the Sunshine Task Force,  the San Francisco Library and on the City’s website at www.sfgov.org/bdsupvrs/sunshine..

COMMUNICATIONS

Note: Each item on the Consent or Regular calendar may include the following documents:

   1) Planning Department Case Executive Summary

   2) Planning Department Case Report

   3) Draft Motion or Resolution with Findings and/or Conditions

   4) Public Correspondence

These items will be available for review at the Planning Department, 1660 Mission St., 5th floor reception.

1:30 PM   _________

ROLL CALL:      Commission President:          Shelley Bradford Bell

                        Commission Vice-President:  Sue Lee

            Commissioners:                       Dwight S. Alexander; Michael J. Antonini; Kevin  Hughes;

                                                         William L. Lee; Christina Olague

• CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

The Commission will consider a request for continuance to a later date.  The Commission may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.

1.                        2004.0458E                                                        (J. NAVARRETE: (415) 558-5975)

566 South Van Ness Avenue - Appeal of Preliminary Negative Declaration - The proposed project would include demolition of an existing 4,344 gross-square-foot, one-story retail/commercial building and rear storage building and construction of a five-story, 50-foot-tall mixed-use building which would contain 32 residential units on the second through fifth floors and retail/commercial use on the ground floor.  The residential use would be 27,491 gross square feet (gsf) in area, and the retail/commercial space would be 4,344 gsf in size.  The ground floor and basement levels would include 32 parking spaces designated for the residential use with ingress and egress from South Van Ness Avenue. The ground floor would contain the commercial space and residential lobby.  The 12,253-square-foot site is located within the C-M (Heavy Commercial) zoning district and within a 50-X height and bulk district. The proposed project requires a conditional use authorization for residential use in the C-M district. 

     (Proposed for Continuance to January 20, 2005) 

               2.        2004.0560E                                                               (J. NAVARRETE: (415) 558-5975)

785 Brannan Street - Appeal of Preliminary Negative Declaration - The proposed project is the construction of a five-story, approximately 50-foot tall, 29,653 gross-square-foot (gsf) residential building with 56 single room occupancy (SRO) units.  The ground floor would contain a lobby, a manager’s office, a community room for the residents and 8 SROs.  The second through fifth floors would include 12 SRO units on each.  No off-street parking or off-street loading would be provided.  A 900-square-foot roof deck would be provided as common usable open space meeting the requirements of the Planning Code.  The project site is 6,124 square feet in size and currently used as a 20-space surface parking lot, located on the northeast corner of Brannan Street and Gilbert Street in the South of Market District.  Pedestrian access to the building lobby and the community room would be through one door mid-lot on Brannan Street.  All of the units would be rental units designated as permanently affordable to households with income not exceeding 50% of the City’s median income. The project site is zoned SLI (Service Light Industrial) and is within a 50-X height and bulk district.  Conditional Use authorization is required for SRO units in the SLI district, and parking, rear yard, and permitted obstruction variances would be required for the proposed project. 

                                       (Proposed for Continuance to January 20, 2005)

B.         COMMISSIONERS’ QUESTIONS AND MATTERS

            3.         Commission Comments/Questions

C.         DIRECTOR’S REPORT

4.         Director’s Announcements

5.         Review of Past Week’s Events at the Board of Supervisors and Board of Appeals

D.         GENERAL PUBLIC COMMENT – 15 MINUTES

At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items.  With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting.  Each member of the public may address the Commission for up to three minutes.

• REGULAR CALENDAR 

6.

2004.0632R                                                                 (D. Argumedo  (415) (558-6284)

WESTERN ADDITION REDEVELOPMENT PLAN, GENERAL PLAN REFERRAL ON - WESTERN ADDITION PROJECT AREA A-2 REDEVELOPMENT PLAN AMENDMENTS - Pursuant to Section 4.105 of the San Francisco Charter and Section 2A.53 of the San Francisco Administrative Code, Consideration of the General Plan Conformity findings of Amendments to the Western Addition Project Area A-2 Redevelopment Plan.

                        Preliminary Recommendation: Approve the Draft Resolution finding the Amendments are, on balance, in–conformity with the General Plan. 

7a.        2004.0205EKCV                                                                  (J. MILLER: (415) 558-6344)

1218-1226 LEAVENWORTH STREET - east side between Sacramento and Clay Streets, Lot 023A in Assessor's Block 0220 - Request for Conditional Use Authorization, for height in excess of 40 feet in an "R" District (48.5 feet proposed) in conjunction with the addition of a new floor (containing two dwelling units) to an existing three-story-over-basement residential building (resulting in seven units). A request for a Variance from rear yard requirements will be heard concurrently by the Zoning Administrator. The site is located in an RM-3 (Mixed Residential, Medium Density) District, and a 65-A Height and Bulk District.

                        Preliminary Recommendation: Approval with conditions

                        (Continued from Regular Meeting of December 2, 2004)

7b.        2004.0205EKCV                                                                  (J. MILLER: (415) 558-6344)

1218-1226 LEAVENWORTH STREET - east side between Sacramento and Clay Streets, Lot 023A in Assessor's Block 0220 - Request for a Variance, for an obstruction of a new rear wall, constructed over the existing wall below, extending 18 inches into the required rear yard, and for construction of a new exit stair in the rear yard. The site is located in an RM-3 (Mixed Residential, Medium Density) District, and a 65-A Height and Bulk District.

                        (Continued from Regular Meeting of December 2, 2004)

F.         PUBLIC COMMENT

At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items.  With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting with one exception.  When the agenda item has already been reviewed in a public hearing at which members of the public were allowed to testify and the Commission has closed the public hearing, your opportunity to address the Commission must be exercised during the Public Comment portion of the Calendar.  Each member of the public may address the Commission for up to three minutes.

The Brown Act forbids a commission from taking action or discussing any item not appearing on the posted agenda, including those items raised at public comment.  In response to public comment, the commission is limited to:

(1)  responding to statements made or questions posed by members of the public; or
(2)  requesting staff to report back on a matter at a subsequent meeting; or
(3)  directing staff to place the item on a future agenda.  (Government Code Section 54954.2(a))

Adjournment:

                        NOTICE OF PUBLIC HEARING

NextG Networks of California, Inc. (NextG) Settlement and Public Rights-of-Way Use Agreement

The Planning Commission will hold a public hearing during its regularly scheduled meeting of January 13, 2005 to consider an application by NextG Networks of California Inc. for a General Plan referral and report to the Board of Supervisors.  The referral and report is pursuant to Charter Section 4.105 and Section 2A.53 of the San Francisco Administrative Code.   

NextG has requested to install a fiber-based telecommunications network serving wireless carrier (telephone, pager, etc.) customers.  This network will include installation of microcellular optical repeater equipment (pole style and panel antennas).

The antennas and equipment may vary in type and size depending on a number of factors, and may be installed at up to 300 locations in public rights-of-way throughout the City and County of San Francisco.  These sites are not as yet determined; NextG of California would install the antennas and related equipment on third party utility and light poles in public rights-of-way, but not on private property. 

Planning Department staff will recommend guidelines for siting antennas, based on consideration of Wireless Telecommunications Services (WTS) Facilities Siting Guidelines, as well as considering environmental, urban design, historic resource, open space and visual resource and other factors.

Preliminary Recommendation:  Pending

Please call 558-6422 Monday, January 10, 2005 or thereafter for a recorded message giving a more precise hour of when the hearing of this specific matter will begin in City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400. 

A Staff Report will be available on December 30, 2004.  For further information, call Stephen Shotland at (415) 558-6308, and ask about Case No. 2004.0605R.