March 17, 2005 SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room
400
City Hall, 1 Dr. Carlton B. Goodlett
Place
Thursday, March 17, 2005
1:30 PM
Regular Meeting
President: Sue Lee
Vice-President: Dwight S. Alexander
Commissioners: Michael J. Antonini;
Shelley Bradford Bell; 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.
Internet broadcast service is now available at: http://majestic.ipolis.net/SFGTV/sfpuc.ram
or
View the televised broadcast on Fridays at 8:00 P.M.
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 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, 1660 Mission St., 5th floor reception.
1:30 PM _________
ROLL CALL: Commission President: Sue Lee
A. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Commission will consider a request for continuance
to a later date. The Commission may choose to continue the item to the
date proposed below, to continue the item to another date, or to hear
the item on this calendar.
1. 2004.0738Z (P. LORD: (415) 558-6311)
REZONING OF ASSESSOR'S BLOCK 3787, LOTS 12,
13, 18, 24, 26, 28, 50, 160, 161 AND 165 THROUGH 218 FROM SLI (SERVICE
LIGHT INDUSTRIAL) TO SSO (SERVICE/SECONDARY OFFICE) -
Consideration of an Ordinance amending the San Francisco Planning
Code by amending the Zoning Map of the City and County of San
Francisco to change the use classification for Block 3787, Lots 12,
13, 18, 24, 26, 28, 50, 160, 161 and 165 through 218 from SLI (Service
Light Industrial) to SSO (Service/Secondary Office) on the south-west
corner of Townsend and Fourth Streets in the South of Market Area;
and making findings of consistency with the priority policies of Planning
Code Section 101.1 and the General Plan.
2. 2004.0738T (P. LORD: (415) 558-6311)
AMENDING SAN FRANCISCO PLANNING CODE SECTION
818 AND ADDING SECTION 818.32 TO ALLOW A FINANCIAL SERVICE USE IN
AN SSO (SERVICE/SECONDARY OFFICE) ZONING DISTRICT - Consideration
of an Ordinance amending the San Francisco Planning Code by amending
Section 818 and adding Section 818.32 to Table 818 to allow a
financial service use in and SSO (Service/Secondary Office) zoning
district; and making findings of consistency with the priority policies
of Planning Code Section 101.1 and the General Plan.
B. COMMISSIONERS' QUESTIONS AND MATTERS
3. Consideration of Adoption - Draft Minutes of
January 13 and March 3, 2005 .
4. Commission Comments/Questions
C. DIRECTOR'S REPORT
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.
E. REGULAR CALENDAR
7. 2005.0007D (G. CABREROS: (415) 558-6169)
2506 UNION STREET - north side between
Scott and Divisadero Streets, Lot 005 in Assessor's Block 0945 - Request
for Discretionary Review of Building Permit Application 2004.07.15.8925
proposing to construct a three-story horizontal addition at the rear
of the existing single-family residence in an RH-1 (Residential House,
One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do
not take Discretionary Review and approve the project. (Continued from
Regular Meeting of February 10, 2205)
8a. 2003.0253D (G. NELSON: (415) 558-6257)
(Continued from Regular Meeting of February 24,
2005)
9a. 2004.1050DV (B. FU: (415) 558-6613)
11a. 2004.1057D (J. MILLER: (415) 558-6344)
1177 CALIFORNIA STREET - UNITS 806 AND 808
- southeast corner at Jones Street; Lots 123 and 124 in Assessor's
Block 0253A - Mandatory Discretionary Review, under the Planning
Commission's policy requiring review of dwelling-unit mergers, of
Building Permit Permit Application No. 2004-09-30-5591 for the merger
of two dwelling units into one, in an RM-4 (Mixed Residential, High
Density) District, the Nob Hill Special Use District, and a 65-A Height
and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with
conditions the Permit Application
11b. 2004.1320C (J. MILLER: (415) 558-6344)
1177 CALIFORNIA STREET - southeast corner
at Jones Street, Lots 258 and (a portion of 259) in Assessor's Block
0253A - Request for Conditional Use authorization to
create a café in vacant commercial space (Planning Code Section
238(b)), in an RM-4 (Mixed Residential, High Density) District, the
Nob Hill Special Use District, and within a 65-A Height and Bulk District.
Preliminary Recommendation: Approval with conditions
12. 2005.0096C (J. MILLER: (415) 558-6344)
1160 MISSION STREET - northwest side between
Seventh and Eighth Streets, with additional frontage on Stevenson
Street, Lots 37, 38 and 56 in Assessor's Block 3702 - Request for
Conditional Use authorization to permit additional building square
footage above the base floor area ratio of 6.0 to 1 for space devoted
to affordable housing units (Planning Code Section 124(f)), in
conjunction with construction of a previously approved new,
23-story residential building, in a C-3-G (Downtown General Commercial)
District and in 150-S and 240-S Height and Bulk Districts.
Preliminary Recommendation: Approval with conditions
13. (no case number) (J. MILLER: (415) 558-6344)
2428 BAYSHORE BOULEVARD AND 1635 CALIFORNIA STREET - Consideration
of a proposal to provide six units of off-site Below Market Rate housing
to meet conditions of approval for a new building at 1635 California Street.
The off-site units for that project are proposed for provision in a new,
all-affordable residential structure at 2428 Bayshore Boulevard, and would
be comparable or larger in size and of similar quality to those in the
California Street project.
Preliminary Recommendation: Approval of the proposal
14a. 2005.0140CEKV (D. DIBARTOLO: (415) 558-6291)
230-242 TURK STREET, "THE SALVATION ARMY
TURK STREET CENTER" - north side between Leavenworth
and Jones Streets, with a narrow segment through to Eddy Street; Lot
025 (formerly lots 024 and 006) in Assessor's Block 0338 - Request
for Conditional Use authorization to modify a project approved
by the Planning Commission on October 28, 2003 (Case 2002.1301C).
As approved, the project was to construct an 8-story building with
approximately 109 below market rate dwellings for adults in recovery
and older foster care youth. The project included a gymnasium, swimming
pool, chapel and multipurpose room on the ground floor, with social
service offices and youth recreational areas and some studio dwellings
on the second and third floors, with dwellings on the remaining floors,
all built over an underground parking level accessed from Turk Street
and containing at least 32 off-street parking spaces. As proposed
for modification, the project would increase the number of dwelling
units from 109 to 113 units and would add a fourth story to the approved
three-story element at the rear of the lot. The roof at the rear would
then be approximately 49 feet in height and contain approximately
3,000 additional square feet for a community space/dance studio. Concurrently,
the Zoning Administrator will consider a request to modify previously
granted variances. The subject property is in an RC-4 (Residential-Commercial
Combined High-Density) District and located within the North of Market
Residential Special Use District and an 80-120-T Height and Bulk District.
Preliminary Recommendation: Approval with conditions
14b. 2005.0140CEKV (D. DIBARTOLO: (415) 558-6291)
230-242 TURK STREET, "THE SALVATION ARMY
TURK STREET CENTER" - north side between Leavenworth
and Jones Streets, with a narrow segment through to Eddy Street; Lot
025 (formerly lots 024 and 006) in Assessor's Block 0338 - Request
for Variances. The Zoning Administrator will consider a request
to modify previously granted variances for rear yard and off-street
parking requirements. As proposed for modification, the project would
increase the number of dwelling units from 109 to 113 units and would
add a fourth story to the already approved three-story element at
the rear of the lot, both of which increase the required number of
off-street parking spaces by 8 additional spaces. The modified project
includes the same number of spaces originally approved (32), which
is now 64 spaces under the required amount. The modified proposed
addition, to be built above a previously approved element, obstructs
the required rear yard. The subject property is in an RC-4 (Residential-Commercial
Combined High-Density) District and located within the North of Market
Residential Special Use District and an 80-120-T Height and Bulk District.
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:
Announcement
On March 31, 2005, at 3:00 p.m., the Planning Commission will hold a workshop on who is occupying newly constructed residential buildings in the City's central area. A number of experts will discuss rentals and for sale occupancies. The public is welcome.
