January 13, 2005SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, January 13, 2005
1:30 PM
Regular Meeting
President: Shelley Bradford Bell
Vice-President: Sue Lee
Commissioners: Michael J. Antonini; Dwight Alexander; Kevin Hughes; William L. Lee; Christina Olague
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.
To view the hearing in progress on the Internet: http://www.sfgov.org/sfgtv
THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1660 MISSION STREET, 5TH 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 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: Michael J. Antonini; Dwight Alexander; Kevin Hughes; William L. Lee; Christina Olague
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.
1a. 2003.0253D (G. NELSON: (415) 558-6257)
5126-5130 ANZA STREET - north side between 42nd and 43rd Avenues; Lot 016 in Assessor's Block 1502 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2001.03.07.3680 to demolish an existing two-story two-family dwelling (the project also proposes the construction of a new two-family dwelling) in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending.
(Continued from Regular Meeting of October 7, 2004)
(Proposed for Continuance to January 27, 2005)
1b. 2004.0682D (G. NELSON: (415) 558-6257)
5126-5130 ANZA STREET - north side between 42nd and 43rd Avenues; Lot 016 in Assessor's Block 1502 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of new construction to replace demolished housing, of Building Permit Application No. 2001.03.07.3684 for the new construction of a three-story, two-family dwelling in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District. The proposed new building will contain two off-street parking spaces.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of October 7, 2004)
(Proposed for Continuance to January 27, 2005)
2. 2004.1145C (R. CRAWFORD: (415) 558-6358)
2609 JUDAH STREET - (between 31st and 32nd Avenues Assessor's Block 1822 Lot 034) - Request under Planning Code Section 161.(j) for Conditional Use Approval for a reduction of 6 off street parking spaces required for dwellings for a Project that will replace 6 of 10 existing off street parking spaces with ground floor commercial space. This project lies within an NC-2 Small Scale Neighborhood Commercial District and within the 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Proposed for Continuance to February 24, 2005)
3. 1999.0414E (C. ROOS: (415) 558-5981)
325 FREMONT STREET - Residential development with parking - Assessor's Block 3747, Lots 012, 013, and 014 - Substitution of Mitigation Measure and Addendum to a Final Negative Declaration. Re-evaluation of the revised project which is detailed in the following agenda items for the project (Case Nos. 2004.0636C and 2004.0636V), has led to an Addendum (December 20, 2004) to the prior Negative Declaration (CaseNo.1999.0414E, Final Negative Declaration, February 29, 2000). The revisions to the project would increase the number of units from 59 to 70, an increase of 11 units; increase the number of parking spaces from 57 to 70, with use of mechanical lifts; eliminate a proposed roof deck and solarium and reduce the floors of the building by one (from 22 stories to 21 stories); and widen and landscape a portion of the Fremont Street sidewalk as provision of open space. The revised project would maintain the same height and mass of the building analyzed in the final Negative Declaration. The Addendum found that the conclusions of the prior Negative Declaration, with an updated mitigation measure, remain current and valid. In the resource area of archaeology, a modified, more intensive archeological resources mitigation measure, based on more recent information regarding potential archeological resources in the project vicinity is being required. The other mitigation measures remain unchanged and a revised Mitigation Monitoring and Reporting Plan, including the new mitigation measure, has been prepared for project adoption. The CEQA Guidelines, Section 15074.1, states that a public hearing be held and findings made when one mitigation measure is deleted from a Negative Declaration for a project and another is substituted and a determination be made that the new mitigation measure is, "[Equivalent or more effective" in avoiding or reducing the potential adverse effect of the project. This finding will be made during Commission consideration of the project for approval.
Preliminary Recommendation: Hold public hearing on substitution of mitigation measure.
(Proposed for Continuance to January 27, 2005)
4a. 2004.0636CV (B. FU: (415) 558-6613)
325 FREMONT STREET - northeast side of Fremont Street, Lots 012, 013, and 014 in Assessor's Block 3747 - Request for Conditional Use authorization for: (1) the amendment of previous approval of a residential use exceeding 40 feet in height pursuant to Planning Code Section 253(a); and (2) the amendment of previous approval of a building exceeding 80 percent of site coverage pursuant to Planning Code Section 249.1(b)(1)(B) within the Rincon Hill Special Use District in a RC-4 (Residential-Commercial Combined High Density) District with a 200-R Height and Bulk designation. The amendment would increase the number of units from the previously approved 51 to 70, an increase of 19 units; retain the number of previously provided parking spaces of 51, with additional parking spaces of up to 70 that may be incorporated with mechanical lifts; eliminate a proposed roof deck and solarium; reduce the floors of the building by one; and widen and landscape a portion of the Fremont Street sidewalk as provision of open space. The revised project would maintain the same height and mass of the building analyzed in the previous approval.
Preliminary Recommendation: Pending
(Proposed for Continuance to January 27, 2005)
4b. 2004.0636CV (B. FU: (415) 558-6613)
325 FREMONT STREET - northeast side of Fremont Street, Lots 012, 013, and 014 in Assessor's Block 3747 - Request for a Variance to: (1) allow the reduction of the required amount of off-street parking spaces pursuant to Planning Code Section 151; and (2) exceed the percentage permitted for private open space per Planning Code Section 249.1 within the Rincon Hill Special Use District in a RC-4 (Residential-Commercial Combined High Density) District with a 200-R Height and Bulk designation. The amendment would increase the number of units from the previously approved 51 to 70, an increase of 19 units; retain the number of previously provided parking spaces of 51, with additional parking spaces of up to 70 that may be incorporated with mechanical lifts; eliminate a proposed roof deck and solarium; reduce the floors of the building by one; and widen and landscape a portion of the Fremont Street sidewalk as provision of open space. The revised project would maintain the same height and mass of the building analyzed in the previous approval.
(Proposed for Continuance to January 27, 2005)
B. COMMISSIONERS' QUESTIONS AND MATTERS
5. Commission Comments/Questions
6. Proposed adoption of Planning Commission hearing schedule for 2005.
C. DIRECTOR'S REPORT
7. Director's Announcements
8. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
9. 2000.1090C (M. SNYDER: (415) 575-6891)
300 SPEAR STREET - the northern half of the block bounded by Folsom Street to the north, Spear Street to the east, Harrison Street to the south, and Main Street to the west, Lot 1 in Assessor's Block 3745 - Report on refinements to the project design for a proposed large scale mixed-use project (predominately residential) that would consist of two towers and two podium buildings, approved under Planning Commission Motion No. 16648. Condition 15 of the Motion requires an informational presentation before the Commission prior to Building Permit approval.
D. GENERAL PUBLIC COMMENT - 15 MINUTES
1 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.
2 REGULAR CALENDAR
10. 2004.0605R (A. VARAT: (415) 558-6405)
ANTENNAS ON THE PUBLIC RIGHT-OF-WAY- GENERAL PLAN REFERRAL - Request for adoption of a resolution of General Plan Conformity finding, pursuant to Section 4.105 of the San Francisco Charter and Section 2A.53 of the Administrative Code, subject to the conditions of a Settlement and Public Rights-of-Way Use Agreement (Agreement), for siting certain types of micro-cellular equipment in public rights-of-way. The Agreement would permit the NextG Networks of California, Inc. to install up to 300 wireless antennae and associated equipment of various configurations on third-party-owned power poles, telephone poles and utility poles in public rights-of-way, but not on private property, throughout the City. Exact locations for antennae installations are not yet determined; however, installation locations will be limited by the Agreement, in consideration of urban design, historic resource, open space, visual resource and other factors.
Preliminary Recommendation: Adopt resolution of General Plan Conformity finding, subject to conditions of the Settlement and Public Rights-of-Way Use Agreement.
11. 2004.0055Z (J. SWITZKY: (415) 575-6815)
TRANSBAY REDEVELOPMENT PLAN - Consideration of Amendments to the Planning Code - The Commission will consider a resolution to adopt proposed text and map amendments to the Planning Code (Sections 825, 825.1, 249.25, 263.18, 270, Zoning Maps 1,1H, and 1SU) under the provision of Sections 302 and 306.3(b)(2) of the Planning Code. Proposed amendments will (a) establish the Transbay C-3 Special Use District, (b) establish the Transbay Downtown Residential District, (c) establish the "TB"
special height/bulk district, and (d) update Zoning Maps 1, 1H and 1SU to apply these designations pursuant to the Transbay Redevelopment Plan.
Preliminary Recommendation: Approve Draft Motion
12. 1994.0670E (C. ROOS: (415) 558-5981)
SOUTH OF MARKET REDEVELOPMENT PLAN - Certification of the Final Supplement to the FEIR for the South of Market Redevelopment Plan Amendment - The South of Market Redevelopment Plan Amendment ("Redevelopment Plan Amendment") proposes to convert the South of Market Earthquake Recovery Redevelopment Project Area to a redevelopment project area ("Project Area") and will authorize the San Francisco Redevelopment Agency ("Agency") to use tax-increment financing to alleviate physical and economic conditions of blight and to use eminent domain to alleviate these blighting conditions. The proposed amended Project Area is generally bounded by Stevenson, Mission and Natoma Streets on the north, Fifth Street on the east, Harrison and Folsom Streets on the south and Seventh Street on the west. In order to finance projects and programs that would alleviate the conditions of blight, the Redevelopment Plan Amendment would also include:
? An amended expiration date, which extends the redevelopment plan by 10 years (from June 11, 2010 to June 11, 2020);
? Extended deadlines for the Agency to incur and repay indebtedness secured by tax increment funds; and
? Increase the aggregate amount of tax increment the Agency may receive (from $102,000,000 to $200,000,000) and the maximum amount of bonded indebtedness the Agency may have outstanding at any one time (from $60,000,000 to $80,000,000).
The Agency proposes to carry out a comprehensive program to alleviate the adverse effect of blight in the Project Area. by implementing the five main elements of the Amendment's program:1) Improve residential conditions and encourage residential activity;2) Improve economic conditions and encourage business activity;3) Promote area quality of life and social services;4) Address infrastructure and transportation needs;and 5) Assure appropriate neighborhood land uses and design. Implementation of the Redevelopment Plan Amendment is expected to yield a total of 834 residential units (483 small residential units and 351 family units), 114,618 square feet of commercial development and 91,375 square feet of industrial development at buildout in 2020. The implementation of the Redevelopment Plan Amendment is also expected to result in rehabilitation of 300 existing single room occupancy residential hotel units that are either vacant or have substandard living conditions.
NOTE: The public hearing on the Draft Supplement is closed. The public comment period for the Draft SEIR ended on October 14, 2004. The Planning and Redevelopment Commissions do not conduct public review of Final SEIR's. Public comments on the certification may be presented to the Planning Commission during the Public Comment portion of the commission calendar.
13. 2004.1043U (D. ARGUMEDO: (415) 558-6284)
SOUTH OF MARKET REDEVELOPMENT PROJECT AREA PRELIMINARY PLAN - Amendment Of Preliminary Plan And Finding Of General Consistency With The General Plan - All, or portions of Assessor's Blocks 3703, 3725, 3726, 3731, 3732, 3753, and 3754; being generally the area bounded by Fifth Street to the East, Seventh Street to the west, Harrison Street to the South; and Mission Street, Natoma Street and Stevenson Street to the north. Amendment of a Preliminary Plan for the South of Market Redevelopment Project Area, as revised from a previous Preliminary Plan (January 9, 1997), and finding said revised Preliminary Plan to be generally consistent with the San Francisco General Plan.
Preliminary Recommendation: Adopt Resolution formulating Preliminary Plan and finding said plan generally consistent with General Plan.
14 2004.1140C (M. LI: (415) 558-6396)
1600 MARKET STREET - northwest corner at Franklin Street, Lot 001 in Assessor's Block 0854 - Request for Conditional Use authorization to establish a large fast-food/self-service restaurant (dba "Folk Look Buffet") of approximately 10,000 square feet. No expansion of the building or the existing commercial space is proposed. The space was previously occupied by a restaurant and nightclub, but it has been vacant for approximately five years. The site is within an NC-3 (Moderate-Scale Neighborhood Commercial) District and an 80-A Height and Bulk District.
Preliminary Recommendation: Approval with conditions
15. 2004.1045D (K. AMDUR: (415) 558-6351)
363-365 GREEN STREET - south side between Montgomery and Kearny Streets, Lot 037 in Assessor's Block 0133 - Mandatory Discretionary Review, under Planning Commission policy requiring review of dwelling unit mergers, of Building Permit Application No. 2004.09.13.3974 proposing to merge two units to create a single family home in a three-story over garage building, within an RM-1 (Residential Mixed, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do Not Take Discretionary Review and Approve the Merger.
16. 2004.1223DD (M. SNYDER: (415) 575-6891)
369 HARKNESS AVENUE - south side between Rutland and Goettingen, Lot 046 in Assessor's Block 6177 - Staff Initiated Discretionary Review and Requested Discretionary Review of Building Permit Application No. 2004.06.07.5742 proposing to construct a two-story horizontal addition at the rear, within a RH-1 (Residential House, One-family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Approve Project with Modifications.
(Continued from Regular Meeting of December 9, 2004)
17. 2004.1331D (M. SNYDER: (415) 575-6891)
3305 JENNINGS STREET - Lot 025 in Assessor's Block 4993, east side between Jamestown Avenue and Key Avenue - Staff Initiated Discretionary Review of Building Permit Application No. 2004.07.09.8430 proposing to construct a three-story single-family house on a vacant lot, within a RH-1 (House, one-family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications
18. 2004.1170D (M. SNYDER: (415) 575-6891)
3635 20TH STREET - south side between Guerrero Street and Valencia Street, Lot 069 in Assessor's Block 3608 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of dwelling unit mergers, of Building Permit Application No. 2004.09.15.4246, proposing to merge the existing two units back to a single-family dwelling in an RH-3 (House, Three-family) District, the Liberty Hill Historic District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the merger.
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:
