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August 16, 2012

New Page 1

SAN FRANCISCO

PLANNING COMMISSION

Meeting Minutes

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, August 16, 2012

12:00 PM

Regular Meeting

 

COMMISSIONERS PRESENT:   Fong, Wu, Antonini, Hillis, Moore, Sugaya

COMMISSIONER ABSENT: Borden

THE MEETING WAS CALLED TO ORDER BY PRESIDENT FONG AT 12:20 PM.

 

STAFF IN ATTENDANCE:  John Rahaim – Director of Planning, Scott Sanchez – Zoning Administrator, Christina Lamorena, Tara Sullivan, Kevin Guy, Sarah Dennis-Philips, Kimi Haddadan, Sara Vellve, Kerstin Dischinger, Diego Sanchez, Aaron Starr,  and Linda Avery – Commission Secretary.

 

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.            2012.0947T                                                                        (A. STARR: (415) 558-6362)

PLANNING CODE AMENDMENTS – The Planning Commission will consider Amendments to the San Francisco Planning Code, Section 725.1 to: 1) reinstate controls to prohibit liquor license types 47 and 49 in the Union Street Neighborhood Commercial District; and 2) requiring conditional use authorization for Limited Restaurants; and making environmental findings and findings of consistency with the General Plan.

Preliminary Recommendation: Approval

                        (Proposed for Continuance to September 6, 2012)

 

SPEAKERS:     None

ACTION:           Continued as proposed

AYES:             Fong, Wu, Antonini, Hillis, Moore, Sugaya

            ABSENT:          Borden

                               

2.         2011.1050DD                                                                      (A. STARR: (415) 558-6362)

2807 CLAY STREET - south side between Divisadero and Scott Streets; Lot 036 in Assessor's Block 1003 - Requests for Discretionary Review of Building Permit Application No. 2011.02.04.9665 proposing to extend the existing first and second floors approximately 29 feet to the rear and construct a one-story vertical addition that will be set back approximately 23.5 feet from the front bay window and extend to the new rear wall of the first and second floors of the two-story, two-unit building within the RH-3 (Residential, House, Three-Family) Zoning District and 40-X Height and Bulk District.

Staff Analysis:  Abbreviated Discretionary Review

Preliminary Recommendation:  Do not take Discretionary Review and approve

                        (Proposed for Continuance to September 13, 2012)

 

SPEAKERS:     Kathryn Kenna

ACTION:           Continued as proposed

AYES:             Fong, Wu, Antonini, Hillis, Moore, Sugaya

            ABSENT:          Borden

 

3.         2012.0084DD                                                                     (M. WOODS: (415) 558-6315)

2735 - 2737 Baker  Street - Requests for Discretionary Review of Building Permit Application No. 2011.10.27.7765S, proposing to construct a one-story horizontal addition at the rear of the two-story over garage two-unit building.  The proposed project also includes reconfiguring the existing two-unit layout while maintaining the same number of units, within the RH-2 (Residential, House, Two-Family) District and 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve as revised

                        (Continued from Regular Meeting of June 14, 2012)

discretionary review requests have been withdrawn

 

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.

 

4.         2012.0741C                                                                   (C. Lamorena: (415) 575-9085)

3235 SACRAMENTO STREET - south side between Presidio Avenue and Lyon Street; Lot 023 in Assessor’s Block 1022 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303 and 724.52, to convert vacant commercial space previously occupied by a retail store (d.b.a. Quatrine) into a children’s hair salon (personal service use d.b.a. PREP) on the ground floor of a two-story  over basement commercial building within the Sacramento Street Neighborhood Commercial Zoning District and 40-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

 

SPEAKERS:     None

ACTION:           Approved

AYES:             Fong, Wu, Antonini, Hillis, Moore, Sugaya

            ABSENT:          Borden

MOTION:           18689

 

5.         2012.0822C                                                                   (C. Lamorena: (415) 575-9085)

1865 POST STREET - south side between Fillmore and Webster Streets; Lot 002 in Assessor’s Block 0701 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 249.31, 303, and 712.48, to add a new use size in excess of 4,000 square feet as an “Other Entertainment” use to an existing restaurant (d.b.a. Pa’ina Lounge and Restaurant) within the NC-3 (Neighborhood Commercial, Moderate-Scale) Zoning District, Japantown Special Use District, and 50-X Height and Bulk District.  The proposal would add live and amplified music during the restaurant’s evening operating hours.

Preliminary Recommendation: Approval with Conditions 

 

SPEAKERS:     Chris Durazo – Representing Supervisor Olague, Nancy Gribler, Linsey Grayson,

ACTION:           Following discussion, continued to 9/13/12

AYES:             Antonini, Hillis, Moore, Sugaya

NAYES:            Fong and Wu

            ABSENT:          Borden

 

 

6.         2012.0409B                                                                       (T. Sullivan: (415) 558-6257)

China Basin LANDING – 980 Third Street & 185 Berry Street - collectively known as China Basin – south side of Berry Street between Third and Fourth Streets and fronting Mission Creek, Lot 005 in Assessor's Block 3803 - Request for Office Development Authorization pursuant to Planning Code Sections 321, 322, and 842.66 to establish 101,982 gross square feet of office use, which results in a total of 834,422 gross square feet on the site (492,000 square feet in 980 Third Street, 342,422 square feet in 185 Berry Street), in the MUO (Mixed Use Office) District and 90-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions.

                        (Continued from Regular Meeting of August 9, 2012)

 

SPEAKERS:     None

ACTION:           Approved

AYES:             Fong, Wu, Antonini, Hillis, Moore, Sugaya

            ABSENT:          Borden

MOTION:           18690

 

C.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

Adoption of Commission Minutes – Charter Section 4.104 requires all commissioners to vote yes or no on all matters unless that commissioner is excused by a vote of the Commission.  Commissioners may not be automatically excluded from a vote on the minutes because they did not attend the meeting.

 

8.         Consideration of Adoption:

 

·         Draft Minutes of Regular Meeting of July 12, 2012

      (Continued from the Regular Meeting of 8/9/12)

·         Draft Minutes of Regular Meeting of August 2, 2012

 

SPEAKERS:     None

ACTION:           Approved

AYES:             Fong, Wu, Antonini, Hillis, Moore, Sugaya

            ABSENT:          Borden

 

9.         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.

 

Commissioner Moore:

I would like to ask Director Rahaim if there is more information on if there might be a developer picking up the Visitacion Valley project that disappeared?  We were all very, very disappointed. I like to read a one or two liner that there might be somebody expressing interest with some hint that he might be repackaging the project; but if you have information at whatever time, I would love to hear from you.

Commissioner Antonini:

A couple of weeks ago, there was a thoughtful and well-written article in "The Chronicle". The columnist was talking about the general state of appearance in dress in San Francisco and was not really complimentary, for good reason.  Having been a child who was brought in from the East Bay, downtown was a little different. She did comment particularly on how the women dressed. There were some letters that were really good and I thought it was humorous but with a certain amount of truth. The land use angle of this we hope is as the dress may improve, design will also continue to improve – not that previous design has all been bad, but certainly there's always room for improvement. I hope that's a trend of things to come. 

 

D.         DIRECTOR’S REPORT

 

10.        Director’s Announcements

 

Director Rahaim:

I would like to introduce you to the new Director of Current Planning in the Department, Jeff Joslin. He joins us from the fair City of Portland, but of course he has found religion and is moving south. Jeffrey has a great range of experience, and that I think will make him a great choice for this position. He has twenty years of experience in planning, architecture, economic development and urban design. He managed the City of Portland’s Urban Design team and specifically projects that went before the Design Commission and the Historic Preservation Commission. The last three or four years he has been working as a consultant, both as urban consultant and planning and developer. The range of experience and the fact that he is a registered architect, will be an asset to the Department. He will be taking the largest single group of staff of the Department, which has 55 employees and includes Current Planning, as well as the Permit counter and Historic Preservation. We'll have Jeff on board and he will start in this position officially on October 9. He will be here for some time before then.

 

11.        Review of Past Week’s Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.

 

BOARD OF SUPERVISORS:

No Meeting

BOARD OF APPEALS:

No Meeting

HISTORIC PRESERVATION COMMISSION:

My report will be a little bit longer than normal. The Architectural Review Committee met before the regular hearing to review and offer design suggestions for a project at 1 Jones “Street (the old Hibernia Bank building). The project is proposing a series of life safety upgrades for the new assembly. The Architectural Review Committee was impressed with the level of sensitivity taken, with retaining as much of the historic interior and exterior as possible. This is currently going through CEQA review and will move through this fall. The Historic Preservation Commission initiated the first landmark district, and this is the first initiation for the city of San Francisco since 2003. The Commission initiated the landmark designation of the continuous district, with the buildings clad and bricks across the Mid-Market area identified as part of the market and Octavia Plan. Planning staff has conducted an extensive public outreach with each of those building owners and we have support except for one building that we are still trying to contact for the landmark designation. Because this is the initiation of a landmark district, a recommendation by this Commission is required before it goes to the Board of Supervisors. We hope to have this for you by late September. We also improved several entitlements.  One of them was 1355 Market Street. The Twitter Building at the old SF Furniture Mart. There were a series of storefront operations and -- and outdoor space along Stevenson Alley. We also reviewed this project with the project design team for a June 6 hearing. This was to procure entitlements, and we complied with the recommendations of the Department's staff and the Architectural Review Committee, and there was the ground floor storefront alterations along Market Street, and the HPC voted to approve the project with minor revisions to the conditions proposed by staff. 

HPC also approved a project for the Bayview Opera House. There were a series of upgrades including a new outdoor stage and landscape improvements surrounding the Opera House. This project was funded through the Redevelopment Agency and the remains from the former Redevelopment Agency, including a very elevated walkway to provide access along the entire site.
There was a great deal of discussion about the contemporary design of the elevated walkway.
They did approve the project with some modifications to the walkway, to allow for a stronger
performance with the interior standards and some of the items found here. This is a turn-of-the-century structure and some of this could be softened by introducing more materials to the elevated portions of the wall.

Finally, the HPC reviewed the Veterans Memorial Courtyard, which has been proposed since the original design of the War Memorial building.  The Courtyard is between the Opera House and the War Memorial Building. Thomas Church intended for this to be included at this location but for many reasons, political and financial, nothing had been designed. After a great deal of discussion about some of the modifications, which include the grades and the configurations of historic hedges, they did approve this project for the installation of the new Veterans Memorial Courtyard.

 

E.         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:    Dino Adolfio

                       Re: 474 O’Farrell St.

                       Linda Chapman

                       Re: Nob Hill

                       F. Joseph Buttler

                       Re: 324 Chestnut St.

                      

F.            REGULAR CALENDAR 

 

12.        2012.0611CV                                                                            (K. Guy: (415) 558-6163)

1601 LARKIN STREET - northwest corner at Clay Street, Lot 006 of Assessor's Block 0620 -  Request for Conditional Use Authorization to allow development exceeding 40 feet in height within an 'R' District, and to grant an exception to bulk requirements, within the RM-3 (Residential, Mixed, Medium Density) District, and the 65-A Height and Bulk District. The proposed project is to demolish an existing vacant church and surface parking lot and construct a new 6-story over basement building containing 27 dwelling units and 29 off-street parking spaces. On June 28, 2012, the Planning Commission passed a motion of intent to disapprove a Conditional Use authorization for a proposed project on this site.

                        Preliminary Recommendation: Disapproval

 

SPEAKERS:     F. Joseph Butler, Gordon Egan, Frank Cannata, Hiroshi Fukuda, Susan Sirrine, Gregory Wood, Betty Traynor, Linda Chapman, Debra Benedict, Norm Burns

ACTION:           Disapproved

AYES:             Fong, Wu, Antonini, Hillis, Moore, Sugaya

            ABSENT:          Borden

MOTION:           18691

 

 

 

13.        2012.0901U                                                                              (S. Dennis-Phillips (415) 558-6314)

Informational Presentation Regarding a Proposed Charter Amendment - Informational Only - The Planning Commission will hear an informational presentation on a proposed Charter Amendment titled, "San Francisco Housing Trust Fund" [Board File No. 120554], that would add Section 16.110 to: 1) create a San Francisco Housing Trust Fund by setting aside general fund revenues beginning in FY2013-2014 and ending in FY2043-2044 to create, acquire and rehabilitate affordable housing and promote affordable home ownership programs in the City; 2) to lower and stabilize the impacts of affordable housing regulatory impositions on private residential projects; and 3) to authorize the development of up to 30,000 affordable rental units in the City.  This discussion will cover the overall goals of the Charter Amendment as described in Resolution [Board File No. 120489].

 

SPEAKERS:     Norm Burns

ACTION:           Information only. No action

 

14.        2012.0901T                                                                     (K. Haddadan (415-575-9068)

Threshold for Application of Inclusionary Affordable Housing Program The Planning Commission will consider a proposed Ordinance titled, "San Francisco Housing Trust Fund" [Board File No. 120464], that would amend the Planning Code by amending section 415.3 to: 1) provide that, as of January 1, 2013, the Inclusionary Affordable Housing Program apply only to housing projects of 10 units or more and will no longer apply to buildings of 5 to 9 units that have not yet received a first construction document, and 2) condition operation of the ordinance on the adoption and implementation of the Housing Trust Fund Charter amendment at the November 6, 2012 election. 

Preliminary Recommendation: Approval.

 

SPEAKERS:     Lauren Ladel, Richie Hart, Grace Shanahan, Kevin Birmingham, James Nunemacher, Jean-Paul Samaha, Paul O’Driscoll, Steve McElroy, Jim O’Driscoll, Kieran Buckley, Ewen Uttara, Steve Cooney, Michael Cassidy, Joe Dugan, Leo Cassidy, Redmond Lyons, John Roach, Pete Branagan, Declan Dwan, Suzanne Greg, Louis Ravano, James Wauro, Tom Walsh, Brett Gladstone,

ACTION:           Approved

AYES:             Fong, Wu, Antonini, Hillis, Moore, Sugaya

            ABSENT:          Borden

MOTION:           18692

 

15a.      2012.0033ACEFU                                                               (S. VELLVE: (415) 558-6263)

218 – 220 BUCHANAN STREET (aka 55 LAGUNA STREET) - most of the blocks bounded by Laguna, Haight, Buchanan and Hermann Streets, Lots 1, 2 and a portion of Lot 3 in Assessor's Block 870 and Lots 1 and 1A in Assessor's Block 857 - Request for Conditional Use Authorization under Planning Code Sections 303 and 304 to modify the previously approved Planned Unit Development, to change the project’s site plan, request exceptions to the rear yard location, transparency and active uses for street frontages in NC Districts, and dwelling unit exposure. The project proposes up to 330 market-rate family units with an inclusionary component, up to 110 affordable senior units, up to 310 off-street parking spaces, a public park (Waller Park), a community center in Woods Hall Annex, a community garden and retail space. The property is located in the NC-3 (Moderate-Scale Neighborhood Commercial), RM-3 (Residential, Mixed, Medium-Density) Districts, and the Laguna, Haight, Buchanan and Hermann Streets Special Use District within the 40-X, 50-X AND 85-X Height and Bulk Districts.

Preliminary recommendation: Approval with conditions

 

SPEAKERS:     Jeffrey Cuffey, Marcy Adelman, Lawrence Li, Ruth Robertson, Jon-Edmond Abraham, Jackie Collins, David Axel, M.J. Isabell, David Polizzi, Peter Straus, Pam Quiton, Tim Alcober, Robin F. Levitt, Jim Marshall, Chris Durazo – representing Supervisor Olague, Peter Cohen, Jason Henderson, Rebecca Rolke, Tes Welborn, Brian Basinger, Tommi Avicolu, Larry Zabo, Norm Burns, Angus AWhyte, David Pierce Welay, Felicia Elizondo, Ray Rudolph

ACTION:           Approved with amended conditions

AYES:             Fong, Wu, Antonini, Hillis, Sugaya

            ABSENT:          Borden and Moore

MOTION:           18693

 

15b.      2012.0033U                                                                (k. dischinger: (415) 558-6284)

218 – 220 BUCHANAN STREET (aka 55 LAGUNA STREET) IN-KIND AGREEMENT - the Project sponsor requests a waiver from the impact fee obligation under Section 421.3 Market and Octavia Community Infrastructure Impact Fee, per the City and the Project Sponsors "In-Kind Agreement" for the provision of a new public park, community center, and community garden at 55 Laguna Street. This project is within the Market and Octavia Plan Area. The proposed improvements were approved by the Planning Commission; approval of this agreement will formalize the community improvements agreement. 

Preliminary Recommendation: Approval

 

SPEAKERS:     Same as Item 15a.

ACTION:           Intent to approve. Final Language 9/20/12

AYES:             Fong, Wu, Antonini, Hillis, Sugaya

            ABSENT:          Borden and Moore

                               

16.        2012.0668D                                                                   (D. SANCHEZ: (415) 575-9082)

2520 MISSION STREET - west side between 21st and 22nd Streets; Lot 061 in Assessor’s Block 3616 - Mandatory Discretionary Review of Building Permit Application No. 2012.04.25.9059, proposing to establish a Medical Cannabis Dispensary (dba Morado Collective) as defined in Planning Code Section 790.141 at a mixed use building within the Mission Street Neighborhood Commercial Transit District and a 55-X / 65-B Height and Bulk District. 

Preliminary Recommendation: Do not take Discretionary Review and approve as proposed

 

SPEAKERS:     Car Connell, Victor M. Marquez, Rebecca Rolfe, Ludmila Pavlin, Eduardo Morales, Erick Arguello, John Mendoza, Kaushik, Jason Bennett, Chip Supanich, Eric Carlson, Geraldo Marin, Jaime Botello, Juan Ramon Davila

ACTION:           Approved

AYES:             Fong, Wu, Antonini, Hillis, Moore, Sugaya

            ABSENT:          Borden

DRA #:             0288

 

17.        2010.1011DD                                                                        (A. STARR: (415) 558-6362)

4334 GEARY BOULEVARD -  north side between 7th and 8th Avenues; Lot 021 in Assessor's Block 1439 - Staff-Initiated and Neighbor-Initiated Requests for Discretionary Review of Building Permit Application No. 2010.10.04.2197 proposing to construct a new three-story, approximately 9,515 square foot, 40-foot tall dental office building following the demolition of the existing two-story, approximately 4,900 square foot commercial structure within the NC-3 (Neighborhood Commercial, Moderate Scale) Zoning District and 40-X Height and Bulk District.

Staff Analysis:  Full Discretionary Review

Preliminary Recommendation:  Take Discretionary Review and approve with modifications

 

SPEAKERS:     Chuck Lamere, Wei-Der, Eva Chao, Melina Valencia, Michael Pulizzano, William Libermann, David Ramirez, Azilian Evo, Sherrie Matza, Chuan Chiang Cheng, Joe O’Donoghue, Weillie Eastman, Woodson S. Weinrichter, John Wiley, Dorothy Chao, Billy Chao, “Tee”, John Kerley

ACTION:           Took Discretionary Review and approved with modifications

AYES:             Fong, Wu, Antonini, Hillis, Sugaya

            ABSENT:          Borden and Moore

DRA #:             0289

 

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))

 

None

 

Adjournment: 8:23 PM

 

Approved:  September 6, 2012

 

 
Last updated: 9/10/2012 9:06:22 AM