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November 13, 2008

November 13, 2008

SAN FRANCISCO

PLANNING COMMISSION

Meeting Minutes

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, November 13, 2008

1:30 PM

Regular Meeting

COMMISSIONERS PRESENT: Olague, Miguel, Antonini, Borden, Lee, Moore and Sugaya

THE MEETING WAS CALLED TO ORDER BY PRESIDENT OLAGUE AT 1:36 P.M.

STAFF IN ATTENDANCE: John Rahaim – Director of Planning, Larry Badiner – Zoning Administrator, Brett Bollinger, Angela Heitter, Adrian Putra, Corey Teague, Jim Miller, Kevin Guy, Debra Dwyer, Joshua Switzky, AnMarie Rodgers, Leigh Kienker, Glenn Cabreros, Sara Vellve, Kate Conner, Shelley Perdue, Ken Rich, and Linda Avery – Commission Secretary.

  • 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. 2007.0603CU (T. TAM: (415) 558-6325)

THE SAN FRANCISCO GENERAL HOSPITAL (SFGH) SEISMIC COMPLIANCE HOSPITAL REPLACEMENT PROGRAM AT 1001 POTRERO AVENUE: BOUNDED BY 20TH STREET TO THE NORTH, U.S. HIGHWAY 101 TO THE EAST, 23RD AND 24TH STREETS TO THE SOUTH AND POTRERO AVENUE TO THE WEST, LOT 001 IN Block 4154 - Conditional Use authorization request for a Planned Unit Development pursuant to Planning Code Sections 102.12, 151, 260, 271, 303, AND 304 to modify where height is measured and to grant exceptions to bulk, parking, and mechanical penthouse coverage requirements with respect to a proposal to construct a new 7-story-over 2-basement-level, 422,000 square-foot, 284-bed acute care hospital on Lot 001 in Assessor's Block 4154, within the P (Public) District and a 105-E Height and Bulk District. The new hospital would be constructed on the west lawn of the SFGH Campus, located along Potrero Avenue, between Buildings 20 and 30. Acute care services currently located in the existing Main Hospital (Building 5) would be relocated to the new hospital, and the vacated space in the existing Main Hospital would be reused for non-acute care medical and administrative uses.

Preliminary Recommendation: Approval with Conditions

(Proposed for Continuance to November 20, 2008)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore, and Sugaya

2. 2007.0603CU (T. TAM: (415) 558-6325)

THE SAN FRANCISCO GENERAL HOSPITAL (SFGH) SEISMIC COMPLIANCE HOSPITAL REPLACEMENT PROGRAM AT 1001 POTRERO AVENUE: BOUNDED BY 20TH STREET TO THE NORTH, U.S. HIGHWAY 101 TO THE EAST, 23RD AND 24TH STREETS TO THE SOUTH AND POTRERO AVENUE TO THE WEST, LOT 001 IN Block 4154 - Elevator Penthouse Height Exemption request to the Zoning Administrator pursuant to Planning Code Section 260(b)(1)(B) to allow construction of an elevator penthouse on top of the proposed mechanical penthouse of the new 7-story-over-2-basement-level, 422,000 square-foot, 284-bed acute care hospital to comply with seismic safety requirements of Senate Bill 1953. The proposed elevator penthouse measures approximately 22.5 feet tall and 34.5 feet above the 105 foot height limit. The SFGH Campus, including the proposed new hospital site, is in a P (Public) Use District and a 105-E Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Proposed for Continuance to November 20, 2008)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore, and Sugaya

3. 2005.0142E (B. Bollinger: (415) 575-9024)

733 27th Avenue - The proposed project is located at 733 27th Avenue (Assessor's Block 1617, Lot 003) in the Outer Richmond neighborhood. Appeal of a Preliminary Mitigated Negative Declaration. The existing two-story building is approximately 1,848 square feet in size, 23'-9 in height, and has one off-street parking space. The proposed project would construct a horizontal addition that would extend the existing building about six feet to the north property line and 18 feet west into the rear yard and a vertical addition that would add a third floor to the existing building. The proposed horizontal and vertical additions would add approximately 2,850 square feet to the existing 1,848-square-foot building and would remain a two-unit residence. The proposed building would be a three-story, approximately 4,698-square-foot building with two off-street parking. The project site is within an RH-2 (Residential House, Two-Family) zoning district and within a 40-X height and bulk district.

Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration

(Continued from Regular Meeting of September 18, 2008)

(Proposed for Continuance to January 22, 2009)

NOTE: This item was taken out of order and followed item 18.

SPEAKERS: Vincent Marsh – Friends of 1800 and a Consultant, Valeric Lowe, Rose Hillson, Tony Lu, Annie Liou, Norma Lorenzi, Gina Quach, Brian Moy, Mark Quach, Mason Quach, Sharon Quach, Launi Quach, Linda Moy, Stefano Casjolato, Eric Quach, Gary Gee – Gary Gee Architects

ACTION: Following hearing, continued to 1/22/09 and the public hearing remains open

AYES: Olague, Miguel, Antonini, Borden, Lee, and Moore

RECUSED: Sugaya

4. 2007.1355T (T. SULLIVAN-LENANE: (415) 558-6257)

Ordinance amending the San Francisco Planning Code by adding Section 785 to establish the Mission/Bernal Formula Retail Restricted Use Subdistrict and to amend Section 703.3 to prohibit formula retail uses in the Mission/Bernal Formula Retail Restricted Use Subdistrict [Board File No. 07-1561]. Ordinance introduced by Supervisor Ammiano amending the San Francisco Planning Code by adding Section 785 to establish the Mission/Bernal Formula Retail Restricted Use Subdistrict; amending Section 703.3 to prohibit formula retail uses in the Mission/Bernal Formula Retail Restricted Use Subdistrict; amending Sectional Maps SU 07 and SU 11 of the Zoning Map of the City and County of San Francisco to establish the boundaries of the Mission/Bernal Formula Retail Restricted Use Subdistrict; adopting finding, including environmental findings and findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.

Preliminary Recommendation: Approval with Modifications

(Continued from Regular Meeting of August 14, 2008)

(Proposed for Indefinite Continuance)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore, and Sugaya

5a. 2007.0921D (A. Starr: (415) 558-6362)

673-675 44th AVENUE - west side between Balboa and Anza Streets; Lot 012 in Assessor's Block 1587 - Mandatory Discretionary Review of Building Permit Application No. 2007.09.20.3151 (demolition); proposing to demolish the existing two-story, two-family dwelling, subdivide the lot and construct two, four-story, two-family buildings in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and Approve Project

(Continued from Regular Meeting of October 16, 2008)

(Proposed for Continuance to December 11, 2008)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore, and Sugaya

5b. 2008.1155D (A. Starr: 415-558-6362)

673-675 44th AVENUE - west side between Balboa and Anza Streets; Lot 012 in Assessor's Block 1587 - Mandatory Discretionary Review of Building Permit Application No. 2007.09.20.3152 (new construction); proposing to demolish the existing two-story, two-family dwelling, subdivide the lot and construct two, four-story, two-family buildings in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and Approve Project

(Continued from Regular Meeting of October 16, 2008)

(Proposed for Continuance to December 11, 2008)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore, and Sugaya

5c. 2008.1156D (A. Starr: (415) 558-6362)

673-675 44th AVENUE - west side between Balboa and Anza Streets; Lot 012 in Assessor's Block 1587 - Mandatory Discretionary Review of Building Permit Application No. 2007.09.20.3157 (new construction); proposing to demolish the existing two-story, two-family dwelling, subdivide the lot and construct two, four-story, two-family buildings in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and Approve Project

(Continued from Regular Meeting of October 16, 2008)

(Proposed for Continuance to December 11, 2008)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore, and Sugaya

5d. 2007.0921DD (A. Starr: (415) 558-6362)

673-675 44th AVENUE - west side between Balboa and Anza Streets; Lot 012 in Assessor's Block 1587 - Request for Discretionary Review of Demolition Permit Application No. 2007.09.20.3151; proposing to demolish the existing two-story, two-unit building in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do Not Take Discretionary Review and Approve

(Proposed for Continuance to December 11, 2008)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore, and Sugaya

5e. 2008.1213D (A. Starr: (415) 558-6362)

673-675 44th AVENUE - west side between Balboa and Anza Streets; Lot 012 in Assessor's Block 1587 - Request for Discretionary Review of Building Permit Application Nos. 2007.09.20.3152 and 2007.09.20.3157; proposing to construct two new, four-story, two-unit buildings in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do Not Take Discretionary Review and Approve

(Proposed for Continuance to December 11, 2008)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore, and Sugaya

B. 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

6. 2008.0880G (A. HEITTER: (415)-558-6602)

608 FOLSOM STREET - north side of Folsom Street between Hawthorne and 2nd Streets, Assessor's Block 3735, Lot 009 - Consideration of adoption of a resolution recommending approval on a proposal to change the designation of the subject property from Category V (Unrated) to Category III (Contributory) per Article 11 of the Planning Code. The subject property is a two-story commercial structure constructed in the Classical Revival style in 1922 by the San Francisco-based firm O'Brien Brothers for real estate developer Louis Lurie and occupied by E.R. Squibb and Sons pharmaceutical company until 1946. The property is within a C-3-S (Downtown Support) District and a 320-I Height and Bulk District, and is not within a Conservation District.

Preliminary Recommendation: Approval

SPEAKERS: None

ACTION: Approved

AYES: Olague, Miguel, Antonini, Borden, Lee, and Moore

RECUSED: Sugaya

RESOLUTION: 17743

7. 2008.0853C (A. PUTRA: (415) 575-9079)

1119 TARAVAL STREET - south side of Taraval Street between 21st and 22nd Avenues, Assessor's Block 2404; Lot 001 - Requests for Conditional Use Authorization, pursuant to Planning Code Sections 711.44, 781.1, and 303 to establish a small, self-service restaurant (dba Yogurt Go Go) in an NC-2 (Small Scale, Neighborhood Commercial) District, within the Taraval Street Restaurant and Fast-food Sub-district, and 65-A Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

SPEAKERS: None

ACTION: Approved with conditions as drafted

AYES: Olague, Miguel, Antonini, Borden, Lee, and Moore

RECUSED: Sugaya

MOTION: 17744

8. 2008.1083X (C. TEAGUE: (415) 575-9081)

340 Fremont Street - south side between Harrison and Folsom Streets, Lot 006 in Assessor's Block 3748 - Request under Planning Code Sections 309.1 and 827 for the authorization of a change in previously approved conditions of approval to extend the performance period within the RH DTR (Rincon Hill Downtown Residential Mixed Use) District with a 85/250-R Height And Bulk Designation. The project consists of an approximately 400-foot tall residential building with 332 dwelling units and up to 332 off-street parking spaces.

Preliminary Recommendation: Approval with Conditions

SPEAKERS: None

ACTION: Approved with conditions as drafted

AYES: Olague, Miguel, Antonini, Borden, Lee, and Moore

RECUSED: Sugaya

MOTION: 17745

9a. 2007.1383EKXCV (J. MILLER: (415) 558-6344)

474 NATOMA STREET - north side between Sixth and Mary Streets, a through-lot to Minna Street - Review under Planning Code Section 309 of new construction of a four- to nine-story, 85-foot-tall, all-affordable residential building containing approximately 55 ownership dwelling units and 14 off-street parking spaces, requiring the granting of exceptions for rear-yard area and building bulk, on Lot 101 in Assessor's Block 3725, in a C-3-G (Downtown General Commercial) District and a 120-F Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

SPEAKERS: None

ACTION: Approved with conditions as drafted

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore and Sugaya

MOTION: 17746

9b. 2007.1383EKXCV (J. MILLER: (415) 558-6344)

474 NATOMA STREET - north side between Sixth and Mary Streets, a through-lot to Minna Street - Request for authorization of Conditional Use pursuant to Planning Code Section 124(f) for additional floor area (up to an FAR of 5.25:1) above the base FAR of 5.0:1 of floor area to be devoted to affordable housing in conjunction with the construction of a four-to nine-story, 85-foot-tall, all-affordable residential building containing approximately 55 ownership dwelling units and 14 off-street parking spaces, Lot 101 in Assessor's Block 3725, in a C-3-G (Downtown General Commercial) District and a 120-F Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

SPEAKERS: None

ACTION: Approved with conditions as drafted

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore and Sugaya

MOTION: 17747

9c. 2007.1383CEKXCV (J. MILLER: (415) 558-6344)

474 NATOMA STREET - north side between Sixth and Mary Streets, a through-lot to Minna Street - Request for Variance of the dwelling-unit-exposure standards (Planning Code Section 140) and usable open space standards (Planning Code Section 135) in conjunction with the construction of a new, 55-unit residential building, on Lot 101 in Assessor's Block 3725, in a C-3-G (Downtown General Commercial) District and a 120-F Height and Bulk District.

SPEAKERS: None

ACTION: The Zoning Administrator closed the public hearing and granted the variance request to the standard conditions of approval

10a. 2006.1294BKMXZ (K. GUY: (415) 558-6163)

110 The Embarcadero - west side between Mission and Howard Streets, Lot 002 of Assessor's Block 3715 - Consideration of a Resolution of Intent to initiate an amendment to "Map 5 - Proposed Height and Bulk Districts" within the Downtown Plan of the General Plan to reflect the reclassification of height from 84-X to 130-X. The proposed project is to demolish an existing office building and construct a new 10-story over basement building containing approximately 54,290 square feet of office uses, ground floor retail space, and no parking. The project site is located within the C-3-O Zoning District, and the 84-X Height and Bulk District.

Preliminary Recommendation: Approve draft Resolution of Intention to initiate amendments to the General Plan.

SPEAKERS: None

ACTION: Approved initiation

AYES: Miguel, Antonini, Borden, Lee, and Sugaya

NAYES: Olague and Moore

RESOLUTION: 17748

10b. 2006.1294BKMXZ (K. GUY: (415) 558-6163)

110 The Embarcadero - west side between Mission and Howard Streets, Lot 002 of Assessor's Block 3715 - Consideration of a Resolution of Intent to initiate an amendment to Zoning Map HT01 to accommodate the reclassification of height from 84-X to 130-X. The proposed project is to demolish an existing office building and construct a new 10-story over basement building containing approximately 54,290 square feet of office uses, ground floor retail space, and no parking. The project site is located within the C-3-O Zoning District, and the 84-X Height and Bulk District.

Preliminary Recommendation: Approve draft Resolution of Intention to initiate amendments to the Zoning Map.

SPEAKERS: None

ACTION: Approved initiation

AYES: Miguel, Antonini, Borden, Lee, and Sugaya

NAYES: Olague and Moore

RESOLUTION: 17749

C. 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.

SPEAKERS: None

D. REGULAR CALENDAR

11. (D. DWYER: (415) 575-9031)

BICYCLE PLAN ENVIRONMENTAL IMPACT REPORT - Informational item to discuss current status of environmental review for the Bicycle Plan - The director will lead this discussion on a monthly basis until the certification of the Bicycle Plan EIR. The Municipal Transportation Agency Board is also holding concurrent monthly briefings on the status of the Bicycle Plan.

SPEAKERS: None

ACTION: Informational only – no action

12. 2008.1259CTZ (J. SWITZKY: (415) 575-6815)

4-8 GUY PLACE - Motion to Authorize Allocation of up to $31,500 from Rincon Hill Community Improvements Fund for the Recreation and Parks Department to Complete a Conceptual Design Plan for the future public open space at 4-8 Guy Place (Block/Lot 3749/005) per Section 318.6. As of September 2008, a total of approximately $1,240,000 is available in the Fund, all in the form of Mello-Roos bond proceeds and held in trust by ABAG. The subject property was purchased in March 2007 following approval by the Planning and Recreation and Parks Commission to expend $1,811500 from the Fund for acquisition and $60,000 from the Fund for the Recreation and Parks Department to create a conceptual plan for improvement of the property for open space. Due to the need for further engineering studies, landscape services and public outreach, the Recreation & Parks Department staff is requesting an additional $31,500 to complete the conceptual planning process.

Preliminary Recommendation: Approval

SPEAKERS: None

ACTION: Approved with a strong recommendation or encouragement that this amount would cap expenditures for this project

AYES: Miguel, Antonini, Borden, Lee, and Moore

NAYES: Olague and Sugaya

MOTION: 17750

13. 2008.0980T (A. RODGERS: (415) 558-6395)

Providing for a Five Foot Special Height Exception for Active Ground Floor Uses in Neighborhood Commercial Districts Board File No. 081100 - This Ordinance introduced by Supervisor Sandoval would Section 263.20 to provide for a special height exception for ground floor uses in the Neighborhood Commercial Districts; amending Sections 703.1, 710.1, 711.1, 712.1, 713.1, 714.1, 715.1, 716.1, 717.1, 718.1, 719.1, 720.1, 721.1, 722.1, 723.1, 724.1, 725.1, 726.1, 727.1, 728.1, 729.1, 730.1, 731.1, 732.1, to refer to this special height exception; adopting findings, including environmental findings and findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.

Preliminary Recommendation: Approval

(Continued from the Regular Meeting of October 16, 2008)

SPEAKERS: Patricia Vaughey

Motion: To approve

AYES: Miguel, Antonini and Lee

NAYES: Olague, Borden, Moore and Sugaya

Result: Motion failed

DEFAULT ACTION: There was no substitute motion and since the motion to approve failed, this item will be forwarded to the Board of Supervisors without recommendation from the Planning Commission

14. 2005.0911CVE (L. KIENKER: (415) 575-9036)

616 DIVISADERO STREET - east side between Hayes and Grove Streets, Lot 002J in Assessor's Block 1202 – Appeal of Preliminary Mitigated Negative Declaration, for the proposed alteration and re-use of an existing building (the vacant Harding Theater) into four commercial spaces and for the new construction of a five-story, eight-unit building fronting Hayes Street within the NC-2 (Small-Scale Neighborhood Commercial) District, the Divisadero Street Alcohol Restricted Use District and a 65-A Height and Bulk District.

Preliminary Recommendation: Uphold Preliminary Negative Declaration

SPEAKERS: Daryl Walker, Jim Bracken, Ron Merk, Ben Rodman, Merle Easton, Eolby Moore, Sean Leonard, Judity Hoyem, John Darr, Christopher Hessor, Ellyn Parker, Michael Lesage, Bryan McKeon, Michael Klestoff, James Gaboriault, Joe Landini, C. Creighton, Joe O'Donoghue, Quentin Easter, Heidi Sieck, Sherrie Matza, Alexandra Bevk, Patrick Stack, David Jobin, Antuur Levy, Dale Albright, Emmett gilman, Richard Reinecius

ACTION: The Commission did not uphold the Preliminary Mitigated Negative Declaration and instead, required a full Environmental Impact Report

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore and Sugaya

MOTION: 17751

15a. 2005.0911CV (G. CABREROS: (415) 558-6169)

616 DIVISADERO STREET - east side between Hayes and Grove Streets, Lot 002J in Assessor's Block 1202 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 711.11 and 711.21 to allow development of a lot greater than 9,999 square feet and to allow non-residential uses greater than 3,999 square feet for the alteration and re-use of an existing building (the vacant Harding Theater) into four commercial spaces and for the new construction of a five-story, eight-unit building fronting Hayes Street within the NC-2 (Small-Scale Neighborhood Commercial) District, the Divisadero Street Alcohol Restricted Use District and a 65-A Height and Bulk District.

Preliminary Recommendation: Pending

(Continued from Regular Meeting of November 6, 2008)

SPEAKERS: None

ACTION: Without hearing, continued indefinitely

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore and Sugaya

15b. 2005.0911CV (G. CABREROS: (415) 558-6169)

616 DIVISADERO STREET - east side between Hayes and Grove Streets, Lot 002J in Assessor's Block 1202 - Request for Rear Yard and Dwelling Unit Exposure Variances from Planning Code Sections 134 and 140 to allow the new construction of a five-story, eight-unit residential building fronting Hayes Street (1278 Hayes Street) proposing a 15-foot rear yard where a 25-percent rear yard measuring 29 feet is required. Four units would face onto the proposed reduced rear yard and therefore do not meet the dwelling unit exposure requirement. The proposed residential building is within the NC-2 (Small-Scale Neighborhood Commercial) District, the Divisadero Street Alcohol Restricted Use District and a 65-A Height and Bulk District.

(Continued from Regular Meeting of November 6, 2008)

SPEAKERS: None

ACTION: Without hearing, continued indefinitely

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore and Sugaya

16. 2007.0128E (L. KIENKER: (415) 575-9036)

2901 CALIFORNIA STREET - Drew School Addition - west side of Broderick between California and Pine Streets, Lot Lots 3 and 95 in Assessor's Block 1029 – Public Hearing on the Draft Environmental Impact Report, for the project at 1831-1835 Broderick Street to demolish an existing three-unit residential building constructed in 1891 and build an approximately 15,604 square-foot (sq.ft.) addition to the existing Drew School at 2901 California Street, accommodating a three-story assembly and classroom wing, with no change to off-street parking, within the RM-1 (Residential, Mixed, Low Density District) and 40-X Height and Bulk District. Written comments will be accepted at the Planning Department's offices until the close of business on November 24, 2008.

Preliminary Recommendation: No Action Required

SPEAKERS: Jan Bolaffi and Michael Stenburi

ACTION: Public hearing to receive comments on the Draft EIR – no action required

17a. 2006.0826CV (K. GUY: (415) 558-6163)

1946 Polk Street (AKA 1591 Pacific Avenue) - southeast corner at Pacific Avenue, Lot 024 of Assessor's Block 0596 - Request for Conditional Use Authorization to allow development on a lot exceeding 10,000 square feet, to reduce parking requirements, and to grant an exception to bulk requirements. The proposed project is to demolish an existing 1.5-story retail building and surface parking lot and construct a new 5-story mixed-use building containing approximately 39 dwelling units, approximately 38 parking spaces, and approximately 2,300 square feet of ground-floor retail space. The project site is located within the Polk Street Neighborhood Commercial District, and a 65-A Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

(Continued from the Regular Meeting of October 2, 2008)

NOTE: Item 17 was taken out of order and followed item 23.

SPEAKERS: Asher McInerney, Chris Kuhlman, Michelle Murray, Frank Cannata, Jonathan Faust, Molly Hartman, Mary Murphy

ACTION: Following hearing, The Commission continued this matter to 12/11/08. The public hearing remains open

AYES: Olague, Miguel, Antonini, Borden, Moore and Sugaya

RECUSED: Lee

17b. 2006.0826CV (K. GUY: (415) 558-6163)

1946 Polk Street (AKA 1591 Pacific Avenue) - southeast corner at Pacific Avenue, Lot 024 of Assessor's Block 0596 - Request for a Modification of Rear Yard Requirements within a Neighborhood Commercial District. The proposed project is to demolish an existing 1.5-story retail building and surface parking lot and construct a new 5-story mixed-use building containing approximately 39 dwelling units, approximately 38 parking spaces, and approximately 2,300 square feet of ground-floor retail space. The project site is located within the Polk Street Neighborhood Commercial District, and a 65-A Height and Bulk District. The Zoning Administrator will consider the request for modification of rear yard requirements concurrently with the Planning Commission's consideration of the conditional use authorization at this same hearing.

(Continued from the Regular Meeting of October 2, 2008)

NOTE: Item 17 was taken out of order and followed item 23.

SPEAKERS: Same as those listed for item 17a

ACTION: Following hearing, The Acting Zoning Administrator Rahaim continued this matter to 12/11/08. The public hearing remains open

18a. 2007.1259ECKTZ (S. VELLVE: (415) 558-6263)

1500 PAGE STREET - northwest corner of Page Street and Masonic Avenue, Assessor's Block 1223, Lot 004 - Initiation of an amendment to the Planning Code to add Section 249.37 for the creation of a Special Use District, the 1500 Page Street Residential Care Special Use District. The proposal is to rehabilitate and expand the existing but vacant residential care use by adding a partial fifth floor and a required egress stair within the required rear yard of the existing four-story residential care use. The building would accommodate up to 48 formerly homeless residents of low and very low income levels. The specific provisions of the proposed SUD would allow the following exceptions from Code requirements upon approval of a Conditional Use authorization: floor area ratio (FAR), required rear yard area, expansion of a non-complying structure, front setback, and off-street loading requirement. The proposal is sponsored by a non-profit agency in conjunction with the Mayor's Office of Housing. The property is located within an RM-1 (Residential, Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.

Preliminary Recommendation: Adopt a Resolution of Intent to initiate amendments to the Planning Code and Zoning Maps.

NOTE: Item 18 was taken out of order and followed item 20.

SPEAKERS: Ajedah Shabahangi, Project Sponsor

ACTION: The Commission approved initiation

AYES: Olague, Miguel, Borden, Lee, Moore and Sugaya

ABSENT: Antonini

RESOLUTION: 17756

18b. 2007.1259ECKTZ (S. VELLVE: (415) 558-6263)

1500 PAGE STREET - northwest corner of Page Street and Masonic Avenue in Assessor's Block 1223 and Lot 004 - Initiation of an amendment to the Planning Code to add Section 263.22 to create a special height control for the 1500 Page Street Residential Care Special Use District, and allowing the maximum of the 55-X Height and Bulk District standards for the project as described in Item 18a.

Preliminary Recommendation: Adopt a Resolution of Intent to initiate amendments to the Planning Code and Zoning Maps.

NOTE: Item 18 was taken out of order and followed item 20.

SPEAKERS: Same as those listed for item 18a

ACTION: The Commission approved initiation

AYES: Olague, Miguel, Borden, Lee, Moore and Sugaya

ABSENT: Antonini

RESOLUTION: 17757

18c. 2007.1259ECKTZ (S. VELLVE: (415) 558-6263)

1500 PAGE STREET - northwest corner of Page Street and Masonic Avenue in Assessor's Block 1223 and Lot 004 - Initiation of an amendment to the Zoning Map, Sheet 6SU – Land Use Districts to create and delineate the 1500 Page Street Special Use District to include the above-referenced property for the project as described in Item 18a.

Preliminary Recommendation: Adopt a Resolution of Intent to initiate amendments to the Planning Code and Zoning Maps.

NOTE: Item 18 was taken out of order and followed item 20.

SPEAKERS: Same as those listed for item 18a

ACTION: The Commission approved initiation

AYES: Olague, Miguel, Borden, Lee, Moore and Sugaya

ABSENT: Antonini

RESOLUTION: 17758

18d. 2007.1259ECKTZ (S. VELLVE: (415) 558-6263)

1500 PAGE STREET - northwest corner of Page Street and Masonic Avenue in Assessor's Block 1223 and Lot 004 - Initiation of an amendment to the Zoning Map, Sheet 6H – Height Districts and to change the Height and Bulk District classification from 40-X to 55-X for the project as described in Item 18a.

Preliminary Recommendation: Adopt a Resolution of Intent to initiate amendments to the Planning Code and Zoning Maps.

NOTE: Item 18 was taken out of order and followed item 20.

SPEAKERS: Same as those listed for item 18a

ACTION: The Commission approved initiation

AYES: Olague, Miguel, Borden, Lee, Moore and Sugaya

ABSENT: Antonini

RESOLUTION: 17759

19a. 2005.1066CP (K. CONNER: (415) 575-6914)

2800 SLOAT BOULEVARD - north side of Sloat Boulevard, between 46th and 47th Avenues, Lot 001 in Assessor's Block 2515 - Request for a Conditional Use Authorization to allow a Planned Unit Development per Planning Code Section 303 and 304, for a project proposing the demolition of three existing commercial buildings and a 34-space parking lot, and the construction of three new mixed-use, five-story, 60-foot-tall buildings totaling approximately 120,000 gross square feet (gsf) over a 112-space subterranean parking structure and a one-story approximately 1,000 gsf commercial building. The proposal is seeking an exception from rear yard requirements, and authorization for lot and use size. The project would include 56 dwelling units, approximately 23,000 gsf of ground-floor commercial uses including an open-air market. The three existing commercial buildings on the project site proposed for demolition include a retail shop (Aqua Surf Shop), restaurant/café (John's Ocean Beach Café), and a motel (Robert's Motel). The project site is within the NC-2 (Small-Scale Neighborhood Commercial) zoning district, 100-A Height and Bulk district, and the Local Coastal Zone Permit Area.

Preliminary Recommendation: Approval with Conditions.

NOTE: Item 19 was taken out of order and followed item 3.

SPEAKERS: Tony Batshan, Patrick Maquire, Brian Connelly, Tim Colen – SFHAC, John Kerins, Richard Hogan, Devin Dasgell, Patrick Duron, Aleks Petrovitch, Renee Lazear, Liam Headd, Marc Daffett, Kieran & Carroll, Rachel Hamilton – Architect, Elizabeth Folee, Brent Buckman, Elise Brewster, Dimitri Vandakatanis, Diana Scott, Michael Jasen, Bert Gabriel, Bert Hill

ACTION: The Commission approved CU with conditions as drafted

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore and Sugaya

MOTION: 17760

19b. 2005.1066CP (K. CONNER: (415) 575-6914)

2800 SLOAT BOULEVARD - north side of Sloat, between 46th and 47th Avenues, Lot 001 in Assessor's Block 2515 - Request for a Coastal Zone Permit to allow a Planned Unit Development per Planning Code Section 330 to demolish three existing commercial buildings and a 34-space parking lot, and construct three new mixed-use, five-story, 60-foot-tall buildings totaling approximately 120,000 gross square feet (gsf) over a 112-space subterranean parking structure and a one-story approximately 1,000 gsf commercial building. The project site is within the NC-2 (Small-Scale Neighborhood Commercial) zoning district, 100-A Height and Bulk district, and the Local Coastal Zone Permit Area.

Preliminary Recommendation: Grant Coastal Zone Permit.

NOTE: Item 19 was taken out of order and followed item 3.

SPEAKERS: Same as those listed for item 19a

ACTION: The Commission approved granting the Coastal Zone Permit

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore and Sugaya

MOTION: 17761

20a. 2008.0868dV (G. cabreros: (415) 558-6169)

2734 baker street - east side of street between Filbert and Union Streets, Assessor's Block 0947; Lot 051 - Requests for Discretionary Review of Building Permit Application No. 2006.05.24.2394 to construct a one-story-over-crawl-space rear addition 14 feet beyond the rear wall of the existing three-story, two-unit building within an RH-2 (Residential, Two-Family) District with a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and Disapprove.

(Continued from Regular Meeting of October 16, 2008)

NOTE: Item 20 was taken out of order and followed item 17.

SPEAKERS: Rashid Wada, Property Owner, Patricia Vaughey, DR requestor, Tito Patri.

ACTION: Following hearing, item was continued to 12/11/08

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore and Sugaya

20b. 2006.1485DV (G. CABREROS: (415) 558-6169)

2734 Baker Street - east side between Filbert and Union Streets, Lot 051 in Assessor's Block 0947 - Request for a rear yard variance pursuant to Planning Code Section 134 proposing to construct a one-story-over-basement rear addition to an existing three-story, two-unit building in an RH-2 (Residential, House, Two Family) Zoning District and a 40-X Height and Bulk District.

(Continued from Regular Meeting of October 16, 2008)

NOTE: Item 20 was taken out of order and followed item 17.

SPEAKERS: Same as those listed for item 20a

ACTION: Following hearing, Acting Zoning Administrator Rahaim continued to 12/11/08

21. 2008.0881D (S. PERDUE: (415) 558-6625)

2824 FILBERT STREET - north side between Lyon and Baker Streets; Lot 012 in Assessor's Block 0941 - Request for Discretionary Review of Building Permit Application No. 2007.1113.8015, proposing to alter the front façade, to modify a portion of the roof, and to construct a horizontal addition in the rear yard of the two-story, single-family residence within an RH-1 (Residential, House, Single-Family) District and a 40-X Height/Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the application.

(Continued from Regular Meeting of October 23, 2008)

NOTE: Item 21 was taken out of order and followed item 19.

SPEAKERS: Brooke Sampson – (+) DR, Charlotte Maeck – (+) DR, William Pashclinsky – (+) project

ACTION: The Commission did not take DR and approved the project as proposed

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore and Sugaya

DRA No.: 0034

22. 2008.0881D and 2008.0941D (S. Perdue: (415) 558-6625)

1864 Green Street - north side between Laguna and Octavia Streets; Lot 015 in Assessor's Block 0543 - Requests for Discretionary Review of Building Permit Application No. 2008.01.31.3732, proposing to raise the building approximately 1.5' to provide for a 3-car garage and to construct a full-height rear addition at the 3-unit, 3-story residence located within an RH-3 (Residential, House, Three-Family) District and a 40-X Height/Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the application.

(Continued from Regular Meeting of October 16, 2008)

SPEAKERS: Vincent Marsh – Marsh & Associates – (+) DR; Robert Bacdeh – (+) DR; Emma Shtiveeman – (+) DR; Mark Grau – (+) DR; George Saywell – (+) DR; Mark Rafanelli – (+) project; Sarah Rafanelli – (+) project; Elina Rafanelli – (+) project; William Holland – Architect – (+) project; Katherine Rafanelli – (+) project; Gina Rafanelli – (+) project; Sarah rafanelli- (+) project; Serena Basdell – (+) project

ACTION: The Commission took DR and approved with the requirement to move the addition to the west

AYES: Olague, Miguel, Antonini, Borden, Lee, Moore and Sugaya

DRA No.: 0035

NOTE: Items 23 was taken out of order and followed item 16

23a. 2008.1202TZ (K. Rich: (415) 558-6345)

POTRERO CENTER SPECIAL USE DISTRICT - Ordinance introduced by Supervisor Maxwell, in connection with the Eastern Neighborhoods Program that would add section 249.40 and amend sheet SU08 of the Zoning Map of the City and County of San Francisco to create the Potrero Center Special Use District for the existing shopping center at 2300 16th Street between Bryant Street and Potrero Avenue (Block 3930A, lot 002); and adopting environmental findings and findings of consistency with the General Plan and Planning Code section 101b.

Preliminary Recommendation: Approval.

SPEAKERS: Gillian Gillett, Foster Weeks, Jaime Trejo, Tulsi Zeidman, Jim Abrams, Tony Kelly, John Kevhin, Steve Vettel, Ariel Braunstein, Amy Sullivan, Laura Weil, Jesse Herzog, Brett Gladstone, Hiroshi Fukuda, Philip Lesser

ACTION: Approved staff recommendations

AYES: Miguel, Antonini, Borden, Lee, Moore and Sugaya

NAYES: Olague

RESOLUTION: 17752

23b. 2008.1204Z (K. Rich: (415) 558-6345)

PUBLICLY OWNED PROPERTIES IN THE EASTERN NEIGHBORHOODS - Ordinance introduced by Supervisor Maxwell, in connection with the Eastern Neighborhoods Program that would amend sheets ZN01, ZN07 and ZN08 of the Zoning Map of the City and County of San Francisco to rezone publicly owned parcel numbers 4171-022 (1021 Minnesota), 4219-051 (1044 Wisconsin), 4297-001 (1450 Michigan), 4313-001 (1550 Michigan), 4314-001 (1698 Illinois), 4317-014 (1597 Indiana), 4318-017 (1596 Indiana), 3773-879 (vacated street at Brannan and the Embarcadero), 3551-001 (1940 Harrison Street), 3904-002 (1401 Bryant), 4171-022 (1021 Minnesota), 3781-008 (934 Brannan) in the Eastern Neighborhoods Plan Area to a "P" (Public) zoning district; and parcel number 4108-001 (2310 3rd Street) to a  UMU (Urban Mixed Use) zoning district and adopting environmental findings and findings of consistency with the General Plan and the Priority Policies of Planning Code Section 101.1(b).Preliminary Recommendation: Approval of portions and Disapproval of portions

SPEAKERS: Same as those listed for item 23a

ACTION: Approved staff recommendations

AYES: Miguel, Antonini, Borden, Lee, Moore and Sugaya

NAYES: Olague

RESOLUTION: 17753

23c. 2008.1207T (K. Rich: (415) 558-6345)

MISSION DISTRICT HOUSING AND PDR REPLACEMENT PROGRAM - Ordinance introduced by Supervisor Maxwell, in connection with the Eastern Neighborhoods Program that would amend the Planning Code to add Section 319.5 and adopt specified affordable housing requirements in the UMU zone within the Mission Plan Area, in RTO-Mission, and in the Valencia Street, 24th and Mission Streets, and the Mission Street NCTs; add Section 231.1 to establish a PDR replacement program, including an in-lieu PDR Replacement fee, in these same zones; and adopt environmental findings and findings of consistency with the General Plan and the Priority Policies of Planning Code Section 101.1(b).

Preliminary Recommendation: Approval of portions and Disapproval of portions

SPEAKERS: Same as those listed for item 23a

ACTION: Approved staff recommendations

AYES: Miguel, Antonini, Borden, Lee, Moore and Sugaya

NAYES: Olague

RESOLUTION: 17754

23d. 2008.1208TZ (K. Rich: (415) 558-6345)

SOUTH OF MARKET YOUTH AND FAMILY ZONE SPECIAL USE DISTRICT - Ordinance introduced by Supervisor Maxwell, in connection with the Eastern Neighborhoods Program that would amend the San Francisco Planning Code by adding Section 249.41 and amend various sheets of the Zoning Map of the City and County of San Francisco to establish the South of Market (SoMa) Youth and Family Zone Special Use District, bounded generally by Natoma Street on the north, Harrison Street on the south, 4th Street on the east, and 7th Street on the west, to address youth and family concerns and expand affordable housing opportunities, including establishment of in-lieu affordable housing fees; and adopt environmental findings and findings of consistency with the General Plan and the Priority Policies of Planning Code Section 101.1(b).

Preliminary Recommendation: Approval of portions and Disapproval of portions

SPEAKERS: Same as those listed for item 23a

ACTION: Approved staff recommendations

AYES: Miguel, Antonini, Borden, Lee, Moore and Sugaya

NAYES: Olague

RESOLUTION: 17755

E. COMMISSIONERS' QUESTIONS AND MATTERS

24. Commission Comments/Questions

  • Inquiries/Announcements. Without discussion, at this time Commissioners may make announcements or inquiries of staff regarding various matters of interest to the Commissioner(s).
  • Future Meetings/Agendas. At this time, the Commission may discuss and take action to set the date of a Special Meeting and/or determine those items that could be placed on the agenda of the next meeting and other future meetings of the Planning Commission.

None

F. DIRECTOR'S REPORT

  1. Director's Announcements

None

26. Review of Past Week's Events at the Board of Supervisors and Board of Appeals

None

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

  1. directing staff to place the item on a future agenda. (Government Code Section 54954.2(a))

SPEAKERS: None

Adjournment: 1:41 a.m.

Adopted: November 12, 2009

Last updated: 11/17/2009 10:00:33 PM