July 21, 2005SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, July 21, 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.
View the meeting online at: http://www.sfgov.org/site/sfgtv_index.asp
Or
View the 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
Commission Vice-President: Dwight S. Alexander
Commissioners: Michael J. Antonini; Shelley Bradford Bell; 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.
1. 2005.0527D (G. CABREROS: (415) 558-6169)
1847 SCOTT STREET - west side between Pine and Bush Streets; Lot 003 in Assessor's Block 1050 - Request for Discretionary Review of Building Permit Application No. 2003.09.17.5059, proposing to add two stories to an existing two-story, single-family residence in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
(Preliminary Recommendation: Pending
(Proposed for Continuance to August 11, 2005)
2. 2004.0916L (M. SNYDER: (415) 575-6891)
900 INNES AVENUE - northeast side between Griffith and Winters Point Boulevard. Assessor's Block 4646 and Lot 007 - Request for Landmark Designation under Planning Code Sections 1004.1, 1004.2 as City Landmark No. 250. The subject property is within an NC-2 (Neighborhood Commercial - Small Scale) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval
(Continued from Regular Meeting of July 7, 2005)
(Proposed for Continuance to August 11, 2005)
3. 2002.0449E (T. CHAN: (415) 558-5982)
375 FREMONT STREET - Certification of a Final Environmental Impact Report: Subsequent to the publication of the Draft EIR, the project sponsor identified a new preferred alternative similar to Alternative B presented in the Draft EIR. The preferred project, called Alternative D, is a 250-foot-tall, 28-story residential building of approximately 349,071 gross square feet (gsf) consisting of 225 dwelling units and about 217 underground parking spaces. One existing two-story building on the site, which totals approximately 46,500 gross square feet, would be demolished. The 375 Fremont Street Hjul. Building, constructed in 1929, is a listed in four local surveys containing buildings that could be considered historic resources. The project site is located about mid-block on the eastern side of Fremont Street in the block bounded by Folsom, Fremont, Harrison, and Beale Streets. Vehicular access to the parking garage would be from Fremont Street on the northern side of the building. Pedestrian access would be from a lobby facing Fremont Street. The site is within the RC-4 (Residential/Commercial High-Density) district, and a 250-R height/bulk district. This site is within the newly adopted Rincon Hill Downtown Residential (DTR) District, which is awaiting final adoption by the Board of Supervisors. Should the Board of Supervisor adopt the propose Rincon Hill DTR, the proposed project would be in the new 85/400-R height and bulk district.
Preliminary Recommendation: Certify the Final Environmental Impact Report. Note: The public review period for the Draft Environmental Impact Report ended at 5:00 pm, January 6, 2005. 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 portion of the Commission calendar.
(Proposed for Continuance to September 1, 2005)
4. 2004.1078D (J. PURVIS: (415) 558-6354)
2417 BRYANT STREET - east side south of 22nd Street; Lot 023 in Assessor's Block 4151 - Request for Discretionary Review of Building Permit Application No. 2004.02.27.7308 proposing the addition of two full floors for two additional dwelling units to an existing single-family dwelling in an RM-1 (Residential, Mixed, Low-Density) Use District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Approve with Revisions.
(Continued from Regular Meeting of June 16, 2005)
(Proposed for Continuance to September 1, 2005)
5a. 2004.1106CV (J. PURVIS: (415) 558-6354)
1360-1364 STEVENSON STREET - west side between McCoppin and Duboce Streets; Lot 073 in Assessor's Block 3513 - Request for Conditional Use Authorization under Planning Code Section 215(a) to construct a four-story, five-unit residential building on a vacant lot within the C-M (Heavy Commercial) District. A Rear Yard Variance is also sought and will be heard by the Zoning Administrator following the hearing on the Conditional Use. The site is within the C-M District, and a 105-E Height and Bulk District.
Preliminary Recommendation: Approve with Conditions.
(Continued from Regular Meeting of June 23, 2005)
(Proposed for Continuance to September 1, 2005)
5b. 2004.1106CV (J. PURVIS: (415) 558-6354)
1360-1364 STEVENSON STREET - west side between McCoppin and Duboce Streets; Lot 073 in Assessor's Block 3513 - Request for a Rear Yard Variance under Section 134(a) of the Planning Code to provide rear yard open space within an inner court and a rear setback as part of the construction of a four-story, five-unit residential building on a vacant lot within the C-M (Heavy Commercial) District and a 105-E Height and Bulk District.
(Proposed for Continuance to September 1, 2005)
B. COMMISSIONERS' QUESTIONS AND MATTERS
6. Commission Comments/Questions
C. DIRECTOR'S REPORT
7. Director's Announcements
8. 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.
E. 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.
9. 2005.0524T (D. SIDER: (415) 558-6697)
Consideration of an Ordinance [Board of Supervisors File Number 050829] which would amend the Planning Code by adding Section 166 to require that new public-serving establishments and substantially renovated public-serving establishments install baby diaper-changing accommodations and making environmental findings and findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.
Preliminary Recommendation: Approval
F. REGULAR CALENDAR
10a. 2004.1234D (J. PURVIS: (415) 558-6354)
1140 POTRERO AVENUE - west side north of 24th Street; Lot 009 in Assessor's Block 4211 - Mandatory Discretionary Review, under Planning Commission policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2004.07.23.9615, proposing the demolition of a one-story-over-garage, single-family dwelling in an RH-3 (Residential, House, Three-Family) Use District, and a 65-A Height and Bulk District.
Preliminary Recommendation: Take DR and Disapprove the Demolition.
(Continued from Regular Meeting of June 9, 2005)
10b. 2005.0148DDV (J. PURVIS: (415) 558-6354)
1140 POTRERO AVENUE - west side north of 24th Street; Lot 009 in Assessor's Block 4211 - Neighbor-Initiated Discretionary Review and Mandatory Discretionary Review under Planning Commission policy requiring review of all replacement structures following residential demolition, of Building Permit Application No. 2004.07.23.9619 proposing the construction of a three-story-over-garage, three-family dwelling in an RH-3 (Residential, House, Three-Family) Use District, and a 65-A Height and Bulk District.
Preliminary Recommendation: Take DR and Disapprove the Replacement Building.
(Continued from Regular Meeting of June 9, 2005)
10c. 2005.0148DDV (J. PURVIS: (415) 558-6354)
1140 POTRERO AVENUE - west side north of 24th Street; Lot 009 in Assessor's Block 4211 - Front Setback Variance under Seciton 132 of the Planning Code to construct a three-story-over-garage, three-family dwelling within 6.5 feet of the front property line, whereas a 15-foot setback would be required under Section 132. The property is within an RH-3 (Residential, House, Three-Family) Use District, and a 65-A Height and Bulk District.
(Continued from Regular Meeting of June 9, 2005)
11a. 2004.1064D (J. PURVIS: (415) 558-6354)
3011 20TH STREET - south side between Alabama and Florida Streets; Lot 038 in Assessor's Block 4085 - Mandatory Discretionary Review, under Planning Commission policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2004.11.04.8582, proposing the demolition of a one-story-over-garage, single-family dwelling in an RM-1 (Residential, Mixed, Low-Density) Use District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary review and Approve the Demolition.
11b. 2005.0271D (J. PURVIS: (415) 558-6354)
3011 20TH STREET - south side between Alabama and Florida Streets; Lot 038 in Assessor's Block 4085 - Mandatory Discretionary Review, under Planning Commission policy requiring review of all replacement structures following residential demolition, of Building Permit Application No. 2004.11.04.8587 proposing the construction of a three-story-over-garage, three-family dwelling in an RM-1 (Residential, Mixed, Low-Density) Use District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and Approve the Replacement Building.
12. 2005.0380D (S. VELLVE: (415) 558-6263)
2733 LOMBARD STREET - south side between Baker and Lyon Streets, Lot 024 in Assessor's Block 0940 - Request for Discretionary Review of Building Permit Application No. 2005.01.07.2807 to change the ground-floor use of a mixed-use building from personal service (Super Hair), to a full-service restaurant (Sho) located in an NC-2 (Small-Scale Neighborhood Commercial) District, and 40-X Height/Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and Approve the Proposal as submitted.
13. 2002.0532DDDD (R. CRAWFORD: (415) 558-6358)
567 SANCHEZ STREET - east side between 19th and Hancock Streets. Assessor's Block 3585 Lot 032 - Request for Discretionary Review of Building Permit Application No. 2005 0418 0216, for revisions to previously approved plans and permit for a new 4-story (three over garage) one-family dwelling in an RH-3 (Residential House, 3 Family) District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Disapprove the Permit.
14a. 2005.0220CD (M. SNYDER: (415) 575-6891)
748 INNES AVENUE - east side of Innes Avenue between Fitch and Earl, Lot 005A in Assessor's Block 4644 - Request for Conditional Use authorization to allow a message establishment under Planning Code Sections 711.54 and 790.60, in a tenant space of a mixed-use building that is currently being proposed for the vacant site. The project also requires Conditional Use for another of the building's proposed uses, a health spa (defined as personal service per Planning Cod Section 790.116) that would be approximately 5,400 gross square feet; it requires Conditional Use authorization under Planning Code Sections 711.21 and 790.130 for being larger than 4,000 square feet. The subject property is within an NC-2 (Neighborhood Commercial, Small-Scale) District, a 40-X Height and Bulk District.
Preliminary Recommendation: Approve with Conditions.
14b. 2005.0220CD (M. SNYDER: (415) 575-6891)
748 INNES AVENUE - east side of Innes Avenue between Fitch and Earl, Lot 005A in Assessor's Block 4644 - Request for Discretionary Review of Building Permit Application No. 2004.12.23.2066 proposing to make design changes for a previously approved permit that would include extending the second and third floors out further to the rear, establishing three additional dwelling units for a total of six dwelling units, and reconfiguring the proposed uses on the second floor and the basement floor. The property is within an NC-2 (Neighborhood Commercial, Small-scale) District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and Approve Project as proposed.
15a. 2002.1263CV (M. SNYDER: (415) 575-6891)
333 FREMONT STREET (a.k.a. 329-349 FREMONT STREET) - east side between Folsom Street and Harrison Street, Lot 019 in Assessor's Block 3747 - Informational Presentation to the Planning Commission of the final design for the proposed project approved under Case No. 2002.1263C and Planning Commission Motion No. 17044. Pursuant to Condition No. 5 on the Conditions of Approval, the final design is not to be approved until an informational presentation is made to the Planning Commission. The subject property is within an RC-4 (Residential-Commercial Combine, High Density) District, a Rincon Hill Residential Special Use Sub-district, and a 200-R Height and Bulk District.
15b. 2002.1263CV (M. SNYDER: (415) 575-6891)
333 FREMONT STREET (a.k.a. 329-349 FREMONT STREET) - east side between Folsom Street and Harrison Street, Lot 019 in Assessor's Block 3747 - Request for Variances from the Planning Code requirements for dwelling unit exposure (Planning Code Section 140), upper story setback (Planning Code Section 249.1(c)(3)), and open space (Planning Code Section 249.1(c)(4)(A)). The subject property is within an RC-4 (Residential-Commercial Combined High Density) District, a Rincon Hill Residential Special Use Sub-district, and a 200-R Height and Bulk District. This site is within the newly adopted Rincon Hill Downtown Residential (DTR) District and is awaiting final adoption by the Board of Supervisors. Should the Board of Supervisors adopt the proposed Rincon Hill DTR, the proposed project would be in the new 85/250-R height and bulk district.
16a. 2005.0129CV (M. WOODS: (415) 558-6315)
3640 SACRAMENTO STREET - north side between Locust and Spruce Streets; Lot 010, in Assessor's Block 1011 - Request for Conditional Use authorization under Planning Code Sections 121.2, 178, 303, 724.21 and 724.42 to allow a use size that exceeds 2,499 square feet by legalizing the expanded use size of an existing full-service restaurant (most recently occupied by La Table) and allowing the further expansion of the full-service restaurant space into an adjacent retail space (currently occupied by Kimberly Bragg Interior Design) for a total use size of approximately 6,300 square feet. The site is within the Sacramento Street Neighborhood Commercial District (NCD) and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of July 7, 2005)
16b. 2005.0129CV (M. WOODS: (415) 558-6315)
3640 SACRAMENTO STREET - north side between Locust and Spruce Streets; Lot 010, in Assessor's Block 1011 - Request for Off-Street Parking Variance. Planning Code Section 151 requires one off-street parking space per 200 square feet of occupied floor area, when the occupied floor area exceeds 5,000 square feet. The parking requirement for the proposed project is 31 spaces. However, based on a parking credit of 20 spaces for the existing building, the Variance application is for the 11-space deficit. The project is proposing zero spaces. The application for Variance will be considered by the Zoning Administrator, following the Conditional Use hearing described above.
17. 2003.0410E (B. WYCKO: (415) 558-5972)
3575 GEARY BOULEVARD INSTITUTE ON AGING SENIOR HEALTH SERVICES FACILITY & AFFORDABLE SENIOR HOUSING PROJECT - Hearing on Draft Environmental Impact Report - The project site is at 3575 Geary Boulevard between Arguello Boulevard and Stanyan Street in Assessor's Block 1083, Lot 2 and Assessor's Block 1084, Lot 4. The site is zoned NC-3 (Moderate-Scale Neighborhood Commercial) District and is in an 80-A Height and Bulk District. The project sponsor proposes to develop a senior health services facility and 30 supportive housing units for independent seniors, to be operated by the Institute on Aging (IOA), as well as an additional 120 affordable senior dwelling units, built by BRIDGE Housing. These uses would operate in a new six-story building totaling 177,600 gross square feet (gsf), with 122,140 gsf used for the senior supportive housing units and affordable senior housing units and 55,450 gsf for IOA senior health services and office space. On the sloped project site, the new building would be up to 72 feet in height along Geary Boulevard and up to 59.5 feet in height along its frontage at Almaden Court. The first floor of the building, a portion of the second floor and a portion of one below-grade level of space would be devoted to IOA's offices, senior health services facilities, and meeting space. The proposed senior health services facilities would consolidate, replace, and expand similar existing IOA operations in the area. The upper four stories would provide a total of 120 studio, one- and two-bedroom units affordable to seniors earning up to 50 percent of area median income and 30 group housing/transitional senior housing units. A one-level, 27,732-gsf, underground parking garage with 67 spaces would be provided for use by IOA staff, service providers, and residents. The existing single-screen, 33,000 gsf Coronet Theater, and an adjacent surface parking lot with 93 parking spaces, would be demolished to accommodate the project. The project would require a conditional use authorization, authorization as a Planned Unit Development (PUD), and approvals by the Department of Public Works and Department of Parking and Transportation.
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:
