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Seal of the City and County of San Francisco
City and County of San Francisco
Public Hearings 
 
August 4, 2005

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, August 4, 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.

B. COMMISSIONERS' QUESTIONS AND MATTERS

1. Commission Comments/Questions

C. DIRECTOR'S REPORT

2. Director's Announcements

3. 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.

4. 2005.0433C (J. MILLER: (415) 558-6344)

1339 POLK STREET (A.K.A. 1331 POLK STREET) - west side between Austin and Pine Streets, Lot 002 in Assessor's Block 0667 - Request for Conditional Use authorization for a massage establishment (Planning Code Section 723.54) as a principal retail use, dba "Traditional Massage Therapy". The massage business would occupy a vacant ground floor commercial space, and no expansion of that existing space or building is proposed. The site is in the Polk Street Neighborhood Commercial District and a 65-A Height and Bulk District.

Preliminary Recommendation: Approval with conditions

F REGULAR CALENDAR

5. 2005.0459T (D. SIDER: (415) 558-6697)

PLANNING CODE SECTION 260 AMENDMENTS - Consideration of an Ordinance amending San Francisco Planning Code by amending section 260 to increase the height exemption for elevator penthouses from 10 to 16 feet, to allow the Zoning Administrator to grant further exemptions for buildings with height limits of more than 65 feet where such an exemption is required to meet state or federal laws or regulations; and making 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 July 28, 2005)

NOTE: On June 16, 2005, following public testimony, the Commission closed the public hearing, and continued the matter to June 23, 2005 by vote +6 -0. Commissioner William Lee was absent. Public hearing remains open for any new information.

6a. 2005.0626D (J. PURVIS: (415) 558-6354)

3350 20TH STREET - northwest corner of 20th and Shotwell Streets; Lot 015 in Assessor's Block 3594 - Request for Discretionary Review of Demolition Permit Application No. 2004.11.19.9724 to demolish a one-story Quonset hut used as a artist's live-work studio, and replace it with a mixed-use building with six dwelling units over garage and commercial space in an NC-2 (Small-Scale Neighborhood Commercial) Use District and a 50-X Height and Bulk District.

Preliminary Recommendation: Do Not Take DR and Approve the Demolition.

(Continued from Regular Meeting of July 28, 2005)

6b. 2004.1022D (J. PURVIS: (415) 558-6354)

3350 20TH STREET - northwest corner of 20th and Shotwell Streets; Lot 015 in Assessor's Block 3594 - Request for Discretionary Review of Building Permit Application No. 2004.11.19.9736 to build a five-story building with six dwelling units over garage and commercial space following demolition of a commercial live/work studio in an NC-2 (Small-Scale Neighborhood Commercial) Use District and a 50-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and Approve the New Construction.

(Continued from Regular Meeting of July 28, 2005)

7. 2004.0136D (E. TOPE: (415) 558-6316)

1725 LAKE STREET - south side between 18th and 19th Avenues; Lot 035 in Assessor's Block 1378 - Request for Discretionary Review of Building Permit Application No. 2005.01.26.3995, proposing to construct a third story and a mezzanine (partial fourth story within a sloped roof) addition to an existing two-story single-family house 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 the project as submitted.

8a. 2005.0071D (T. WANG: (415) 558-6335)

179 SADOWA STREET - south side between Capitol and Plymouth Avenues; Lot 032 in Assessor's Block 7138 - Mandatory Discretionary Review, under Planning Commission's policy requiring review of residential demolition, of Demolition Permit Application Nos. 2003.12.29.3124, 2003.12.29.3125 and 2003.12.29.3124 proposing to demolish a single-family dwelling, an independent garage structure and a greenhouse in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.

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

8b. 2005.0072D (T. WANG: (415) 558-6335)

179 SADOWA STREET - south side between Capitol and Plymouth Avenues; Lot 032 in Assessor's Block 7138 - Mandatory Discretionary Review, under Planning Commission's policy requiring review of the replacement structures in association with residential demolition, of Building Permit Application No. 2003.12.29.3123, proposing to subdivide the lot into two lots and construct a two-story, single-family dwelling on one of the two lots in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.

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

8c. 2005.0073D (T.WANG: (415) 558-6335)

183 SADOWA STREET - south side between Capitol and Plymouth Avenues; Lot 032 in Assessor's Block 7138 - Mandatory Discretionary Review, under Planning Commission's policy requiring review of the replacement structures in association with residential demolition, of Building Permit Application No. 2003.12.29.3131 proposing to subdivide the lot into two lots and construct a two-story, single-family dwelling on one of the two lots in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.

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

G. PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED

At this time, members of the public who wish to address the Commission on agenda items that have already been reviewed in a public hearing at which members of the public were allowed to testify and the public hearing has been closed, must do so at this time. Each member of the public may address the Commission for up to three minutes.

9. 2003.0029E (C. ROOS: (415) 558-5981)

ONE RINCON HILL RESIDENTIAL DEVELOPMENT (425 FIRST STREET) - Certification of a Final Environmental Impact Report - The project proposes demolition of a building complex, consisting of a three-story office building, a clock tower, and a two-story parking garage, and construction of a 720-unit residential development as follows: a 450-ft.-tall, 45-story north tower with about 312 units; a 550-ft.-tall. 54-story south tower with 354 units; about 14 stacked townhouses, 45-ft.-tall fronting Harrison Street and First Street; lobbies, management office, fitness center; about 3, 220- gross square feet (gsf) of convenience retail; 720 parking spaces in two partial above grade and five partial basement levels, with attendants and mechanical lifts, accessible on First Street; four loading spaces accessible on Harrison Street; about 49,000- sq.-ft. of common and private open space; and an additional 19,000sq. ft. publicly accessible open space including a widened sidewalk and landscaping along Harrison Street and in the First Street public right-of-way. The project would total about 1,217,315 gsf, a net increase on the site of about 1,133,399 gsf. The site includes Lots 1, 9, and 15, in Assessor's Block 3765, on the block bounded by Harrison, First and Fremont Streets and the Bay Bridge West approach. Preliminary Recommendation: Certify the Final Environmental Impact Report.

NOTE: The public hearing on the Draft EIR is closed. The public comment period for the Draft EIR ended on April 19, 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.

(Continued from Regular Meeting of July 14, 2005)

10. 2003.0029EX (C. ROOS: (415) 558-5981)

ONE RINCON HILL RESIDENTIAL DEVELOPMENT (425 FIRST STREET) - Motion to Adopt CEQA Findings. The project proposes demolition of a building complex, consisting of a three-story office building, a clock tower, and a two-story parking garage, and construction of a 720-unit residential development as follows: a 450-ft.-tall, 45-story north tower with about 312 units; a 550-ft.-tall. 54-story south tower with 354 units; about 14 stacked townhouses, 45-ft.-tall fronting Harrison Street and First Street; lobbies, management office, fitness center; about 3, 220- gross square feet (gsf) of convenience retail; 720 parking spaces in two partial above grade and five partial basement levels, with attendants and mechanical lifts, accessible on First Street; four loading spaces accessible on Harrison Street; about 49,000- sq.-ft. of common and private open space; and an additional 19,000 sq. ft. publicly accessible open space including a widened sidewalk and landscaping along Harrison Street and in the First Street public right-of-way. The project would total about 1,217,315 gsf, a net increase on the site of about 1,133,399 gsf. The site includes Lots 1, 9, and 15, in Assessor's Block 3765, on the block bounded by Harrison, First and Fremont Streets and the Bay Bridge West approach. The Commission will consider a Motion to Adopt CEQA Findings the proposed project.

Preliminary Recommendation: Approve Draft Motion

(Continued from Regular Meeting of July 14, 2005)

11. 2003.0029EX (M. SNYDER; (415) 575-6891)

ONE RINCON HILL RESIDENTIAL PROJECT (425 FIRST STREET) - southeast corner of First Street and Harrison Street, currently occupied by the Bank of America Office Building and Clock Tower, Lot 1, 9, and 15 in Assessor's Block 3765 - Request under (proposed) Planning Code Section 309.1 (Rincon Hill Downtown Residential District) for Determinations of Compliance, and an exception to allow greater than one parking space for every two units, as well as to allow a portion of the parking garage above grade. The project is to demolish the existing office building, the Bank of America Office Building and Clock Tower, and construct a residential project that would consist of two towers reaching 550-feet and 450-feet (exclusive of mechanical penthouses) and townhouses that would align Harrison Street and First Street. The project would include approximately 709 dwelling units, 3,200 square feet of convenience retail, and 709 parking spaces (non-independently accessible). The subject property is located in the (proposed) Rincon Hill Downtown Residential District and a (proposed) 45/550-R and a (proposed) 45/450-R Height and Bulk District.

(Continued from Regular Meeting of July 14, 2005)

12. 2005.0569C (J. MILLER: (415) 558-6344)

1337-39 GRANT AVENUE - west side between Green and Vallejo Streets, Lot 003 in Assessor's Block 0131 - Request for Conditional Use authorization for the addition of a Bar to an existing vacant Full-Service Restaurant, dba "Mojito," (Planning Code Section 722.41) to obtain an ABC license for on-sale liquor sales in an eating establishment (Type 47). No expansion of the existing space or building is proposed. The site was previously occupied by "La Bodega" and is in the North Beach Neighborhood Commercial District and a 40-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions

13. 2005.0315C (D. SIROIS: (415) 558-6319)

1102 TARAVAL STREET (A.K.A. 2397 - 21ST AVENUE) - north side between 21 Avenue and 22 Avenue, Assessor's Block 2350, Lot 017 - Request for Conditional Use Authorization under Sections 711.54/790.60 to legalize a massage establishment (Carnival Acupressure Center) that would be limited to the ground floor of the existing commercial space located in an NC-2 (Small Scale Neighborhood Commercial District) and a 65-A Height and Bulk District.

Preliminary Recommendation: Disapproval

14. (L. AVERY: (415) 558-6407)

PLANNING COMMISSION RULES AND REGULATIONS - Consideration of amendment to Article IV, Sections 3 & 6 to address notice and voting; add a new Section 7 to address jurisdiction; and renumber remaining sections of Article IV.

(Continued from Regular Meeting of July 14, 2005)

15. 2005.0524T (D. SIDER: (415) 558-6697)

BETTER NEIGHBORHOODS PLUS TEXT AMENDMENTS - Consideration of an Ordinance [Board of Supervisors File Number 050601] which would establish a "Better Neighborhoods Planning and Implementation Process" by (a) adding Chapter 36 to the Administrative Code in order to set forth uniform procedures for developing comprehensive neighborhood plans, (b) amending Administrative Code Section 3.4 to provide for integrated budget documents, and (c) adding Section 312A to the Planning Code regarding discretionary review for projects located within plan areas.

Preliminary Recommendation: Commission Holds Public Hearing

(Continued from Regular Meeting of July 28, 2005)

THIS IS FOR DISCUSSION ONLY. NO ACTION AT THIS HEARING.

H. 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:

Last updated: 11/17/2009 9:59:52 PM