December 8, 2005SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, December 8, 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 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
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. 2005.0842D (A. LIGHT: (415) 558-6254)
1135-1139 GREEN STREET, in Assessor's Block 125, Lots 115-116, Request for Discretionary Review on Building Permit Application No. 2005.06.16.5311 to construct a new subterranean basement and five car garage under three existing two-story townhouses. A garage entrance door would be inserted into the far east side of the existing masonry retaining wall along the Green Street frontage. A curb cut will also be constructed. The subject property is in an RH-3 (Residential, House, Three Family) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve project
(Continued from Regular Meeting of November 3, 2005)
(Proposed for Continuance to December 15, 2005)
2. 2004.0400D (G. CABREROS: (415) 558-6169)
730 GREAT HIGHWAY - east side between Balboa and Cabrillo Streets; Lot 003 in Assessor's Block 1595 - Request for Discretionary Review of Building Permit Application Nos. 2003.05.29.5813 and 2005.10.18.5856 proposing to construct two three-story, two-unit buildings (four units total) on the vacant subject lot in an RM-1 (Residential, Mixed, Low-Density) District and a 40-X Height and Bulk District. The subject lot is bounded on three sides by the Ocean Parc Village Planned Unit Development.
Preliminary Recommendation: Do Not Take Discretionary Review and Approve
(Continued from Regular Meeting of November 3, 2005)
(Proposed for Continuance to January 12, 2006)
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
6. 2005.1036ET (T. OJEDA: (415) 558-6251)
ORDINANCE AMENDING THE PLANNING CODE TO EXPAND THE APPLICATION OF INCLUSIONARY AFFORDABLE HOUSING PROGRAM - Informational Hearing - Consideration of an ordinance [Board of Supervisors File Number 051668] which would amend Planning Code Sections 315.2 and 315.3 to expand the application of the Inclusionary Affordable Housing Program from buildings of 10 or more units to buildings of 5 or more units; and making environmental findings and findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.
Preliminary Recommendation: No action required
7. (T. OJEDA: (415) 558-6251)
ORDINANCE AMENDING THE PLANNING CODE TO ADJUST INCOME LEVELS FOR INCLUSIONARY HOUSING PROGRAM, TO INCREASE INCLUSIONARY REQUIREMENTS FOR ALL RESIDENTIAL DEVELOPMENTS OF 10 UNITS OR MORE, AND MAKING FINDINGS - Consideration of an ordinance [Board of Supervisors File Number 051685] which would amend Planning Code Section 315.1 to adjust income levels for the Inclusionary Housing Program from Metropolitan Statistical Area calculations to City and County of San Francisco calculations, amend Sections 315.4 and 315.5 to increase inclusionary requirements for all residential developments of ten or more units to provide inclusionary units; and and making environmental findings and findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.
Preliminary Recommendation: No action required
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.
8. 2005.0861C (R. CRAWFORD: (415) 558-6358)
2535 TARAVAL STREET - south side between 35th and 36th Avenues, Assessor's Block 2390 Lot 043) - Request Conditional Use authorization under Planning Code Sections 711.54 for to develop a Massage Establishment on the ground floor of the existing three-story mixed-use building. This project lies within an NC-2 (Small Scale Neighborhood Commercial District and within the 40-X Height and Bulk Districts.
Preliminary Recommendation: Approval with Conditions
9. 2004.1069C (D. SIROIS: (415) 558-6313)
1815-1817 TARAVAL STREET - south side of Taraval between 28th & 29th Avenues, Lot 041 on Assessor's Block 2397 - Request for Conditional Use authorization under Section 161(j) to eliminate two required off street parking spaces at the ground floor as part of an alteration to an existing residential building. The proposal would include the construction of an 1,100 square foot street level commercial space and two dwellings units on the upper two levels. The proposal is to use the ground floor commercial space as a retail outlet geared for children called Cutie Inc. The Project Site is located in an NC-2 District (Neighborhood, Small Scale) and in a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
10a. 2005.0818XV (D. DIBARTOLO: (415) 558-6291)
149 FELL STREET - through to Hickory Street, between Van Ness Avenue and Franklin Street, Lot 017 in Assessor's Block 0834 - Request for Determination of Compliance and Exceptions under Section 309 of the Planning Code, pursuant to a Building Permit Applications to demolish the existing one-story commercial structure and construct a new five-story, mixed-use building approximately 67-foot high. The new building would contain: approximately 1,000 square feet of retail space fronting Fell Street, and two residential parking spaces (accessed via Hickory Street) at the ground floor level; approximately 6,600 square feet of office use at the second and third levels; and, two residential townhouse style units at the fourth and fifth levels. The project would cover the entire lot, and requests an exception to the rear yard requirements for the fourth and fifth residential levels. The Zoning Administrator will concurrently consider a variance from the public open space code provisions of Section 138. The site is located in a C-3-G (Downtown General Commercial) District and a 80-E Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
10b. 2005.0818XV (D. DIBARTOLO: (415) 558-6291)
149 FELL STREET - through to Hickory Street, between Van Ness Avenue and Franklin Street, Lot 017 in Assessor's Block 0834 - Request for a Variance pursuant to a Building Permit Application to construct a new 5-story mixed use building with approximately 6,600 square feet of office space at the second and third floors. Section 138 of the Planning Code requires on-site provision of public open space for newly created office space in C-3-G zoning districts at a ratio of 1 square foot of open space to 50 square feet of office space. The open space requirement for the project is 132 square feet and the project sponsor is applying for a variance to provide none. The site is located in a C-3-G (Downtown General Commercial) District and a 80-E Height and Bulk District.
11. 2005.0978C (M. LI: (415) 558-6396)
1636-1656 POWELL STREET (AKA 585 COLUMBUS AVENUE) - southeast corner at Union Street, Lot 016 in Assessor's Block 0117 - Request for Conditional Use authorization to add a wine tasting area (Type 42 ABC license) to the existing liquor store (dba "Coit Liquor"). There will be no physical expansion of the existing building or commercial space. The project site is within the North Beach Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
F. REGULAR CALENDAR
12. 2005.1037ET (D.SIDER AT (415) 558-6697)
[BOARD FILE NO. 051676 - ALLOWING CERTAIN ADDITIONAL EATING AND DRINKING USES IN THE 24TH STREET-NOE VALLEY NCD] - Ordinance amending Planning Code Sections 728.41 and 728.42 of the 24th Street - Noe Valley Neighborhood Commercial District to provide for a limited number of new full-service restaurant and bar uses that satisfy specific requirements and obtain conditional use authorization; and making environmental findings and findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan. Under certain circumstances, the proposed Ordinance would (1) allow up to three new full-service restaurants to be authorized within a five-year period and (2) allow full-service restaurants to seek a permit from the Department of Alcoholic Beverage Control in order to serve liquor, beer, and wine on the premises.
Preliminary Recommendation: Approval
13. 2005.0999C (M. LI: (415) 558-6396)
627 VALLEJO STREET - southwest corner at Columbus Avenue, Lots 019 and 020 in Assessor's Block 0146 - Request for Conditional Use authorization to establish a full-service restaurant (dba "King of Thai Noodle House") of approximately 1,850 square feet. The subject commercial space was previously occupied by a small self-service restaurant of approximately 940 square feet that operated within a now-vacant supermarket. The space will be enlarged to accommodate the proposed restaurant, but there will be no physical expansion of the existing building. The project site is within the North Beach Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Disapproval
14. 2005.0773D (S. VELLVE: (415) 558-6263)
130 26TH AVENUE - east side between El Camino Del Mar and Lake Street; Lot 1333, Assessor's Block 032 - Request for Discretionary Review of Building Permit Application 2005.03.23.8227 proposing to construct a two-story horizontal addition to the rear of a single-family dwelling located in an RH-1 (House, One-Family) District and 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as revised
15. 2005.0940D (I. WILSON: (415) 558-6614)
24 19TH AVENUE - east side between Lake Street and the Presidio; Lot 013 in Assessor's Block 1340 - Request for Discretionary Review of Building Permit Application No. 2005.07.08.7140, proposing to build a two-story over basement addition at the rear of the two-story over basement single-family dwelling. The property is located within 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.
16. 1999.385C (M. WOODS: (4150 558-6315)
3839 WASHINGTON STREET - south side between Maple and Cherry Streets; Lot 34 (formerly Lots 1A, 24 and 25), in Assessor's Block 992 - Request for authorization to increase the maximum student enrollment from 186 to 200 students at the Presidio Hill School pursuant to a previously approved Conditional Use authorization by the Planning Commission on April 13, 2000 under Motion No. 15031 for Case No. 99.385C, in an RH-1 (Residential, House, One-Family) Zoning District and 40-X Height and Bulk Districts. The proposal does not involve any physical changes to the existing School site.
Preliminary Recommendation: Approve request to increase student enrollment from 186 to 200.
17. 2004.0646E (R. DEAN: (415) 558-5980)
263-265 DOLORES STREET - Appeal of Preliminary Mitigated Negative Declaration - construction of three-unit residential building. The proposed project is the construction of a new four-story, three-unit residential building to the rear of an existing three-story, three-unit residential building. The project would result in a total of six off-street parking spaces provided at ground level in the new building. The proposed project includes demolition of an existing carport/storage structure. The proposed project site is located on the eastside of Dolores Street between 15th and 16th Streets, Assessor's Block 3556, Lot 30. The project site is located in the RM-1 (Residential, Mixed, Low Density) District and within the 40-x Height and Bulk District.
Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration.
(Continued from Regular Meeting of October 20, 2005)
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:
