March 9, 2006
Notice of Meeting
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, March 9, 2006
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
View the broadcast live, Thursdays on Cable Channel 78.
The re-broadcast on Fridays at 8:00 p.m., Cable Channel 26
THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1660 MISSION STREET, 5TH FLOOR RECEPTION
Commission Meeting Procedures
Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1660 Mission Street, 5th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing. Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1660 Mission Street, Suite 500, San Francisco, CA 94103-2414. Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing. Otherwise, submit material related to a calendared item at the scheduled hearing for distribution. For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies. When sending e-mail correspondence to Commissioners, please copy the Commission Secretary at: email@example.com
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, individuals with hearing and speech impairments can use the California Relay Service 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 firstname.lastname@example.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..
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
- 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. 2003.0410C (M. WOODS: (415) 558-6315)
3575 GEARY BOULEVARD - south side between Arguello Boulevard and Stanyan Street; Lot 2 in Assessor’s Block 1083 and Lot 4 in Assessor’s Block 1084 - Request for Conditional Use authorization under Sections 121.1, 121.2, 134, 135, 140, 151, 152, 271, 303, 304, 712.11, 712.21 of the Planning Code to allow a Planned Unit Development (on the site of the Coronet Theater which is proposed to be demolished) on an approximately 45,920 square-foot lot for the construction of a 54- to 72-foot high, six-story mixed-use development consisting of up to 150 senior housing units, and approximately 55,500 square feet of senior program spaces for office, senior health services, and meeting rooms, and up to 67 underground parking spaces, in an NC-3 (Moderate-Scale Neighborhood Commercial District) Zoning District and a 80-A Height and Bulk District. The Planned Unit Development would include exceptions to rear yard, dwelling unit exposure, usable open space, off-street parking, off-street loading, and bulk limit requirements of the Planning Code.
(Proposed for Continuance to March 16, 2006)
2. 2006.0090T (J. SWITZKY: (415) 575-6815)
Off-Street Parking in C-3 Zoning Districts - Ordinance (File 060036) introduced by Supervisor Alioto-Pier on January 10, 2006 and referred to the Planning Commission on January 18, 2006, amending the San Francisco Planning Code by amending Sections 123, 151.1, 151.2, 154.1, 155, 155.5, 157, 166, 167, 204.5, 303, 309, 790.10, and 890.10 to alter controls regarding required and allowed off-street parking for residential uses in C-3 zoning districts, Floor Area Ratio exemptions and incentives related to parking, bicycle parking, car sharing (including definitions and certification of car sharing organizations), separating housing costs from parking costs, urban design requirements for parking, and adopting findings.
(Proposed for Continuance to March 16, 2006)
3. 2002.1263U (J. SWITZKY: (415) 575-6815)
333 Fremont Street - Motion to Approve In-Kind Agreement to Satisfy Rincon Hill Community Infrastructure Impact Fee Requirement per Section 318.3(e). The Planning Commission approved a project at 333 Fremont Street on June 16, 2005, that includes approximately 88 dwelling units. Planning Code Section 318.3(b)(i) requires payment of $11.00 per net occupiable square foot of residential development for the Rincon Hill Community Infrastructure Fund prior to issuance of site permit. The project would require a payment of approximately $800,000. The project sponsor has entered into an In-Kind Agreement with the City, to the satisfaction of the Planning Department and City Attorney, to provide physical public improvements, equal to a portion of the value owed by the sponsor, and described in the Planning Code 318.6 and in the Rincon Hill Plan. The Sponsor will pay the balance of the fee obligation.
Preliminary Recommendation: Approval
(Proposed for Continuance to March 23, 2006)
B. COMMISSIONERS’ QUESTIONS AND MATTERS
4. Consideration of Adoption:
- Draft Minutes of Regular Meeting of July 28, 2005.
- Draft Minutes of Regular Meeting of November 3, 2005.
5. Commission Comments/Questions
C. DIRECTOR’S REPORT
6. Director’s Announcements
7. 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.
- CONSENT CALENDAR
All matters listed hereunder constitute a Consent Calendar, are considered to be routine by the Planning Commission, and will be acted upon by a single roll call vote of the Commission. There will be no separate discussion of these items unless a member of the Commission, the public, or staff so requests, in which event the matter shall be removed from the Consent Calendar and considered as a separate item at this or a future hearing.
8. 2006.0147X (A. HESIK: (415) 558-6602)
145 Natoma Street - south side between 3rd and New Montgomery Streets; Lot 014 in Assessor's Block 3722 - Request under Planning Code Section 309 for a Determination of Compliance and Request for Exceptions including an exception to the rear yard requirements as permitted in Section 134(d). The proposal is to convert approximately 780 square feet of office space on the sixth floor of the existing building to one dwelling unit. There will be no physical expansion of the existing building. The project site is within a C-3-O (SD) (Downtown Office Special Development) District and a 250-S Height and Bulk District.
Preliminary Recommendation: Approval with conditions
F. REGULAR CALENDAR
9a. 2005.0713D (B. FU: (415) 558-6613)
710 SILLIMAN STREET -north side between Dartmouth and Bowdoin Streets; Lot 006 in Assessor’s Block 5917 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Demolition Permit Application No.2005.03.11.7350 to demolish an existing single-family dwelling (the project also proposes the construction of a new single-family dwelling) in an RH-1 (Residential, House, One-Family) District with a 40-X Height and Bulk Designation.
Preliminary Recommendation: Do not take DR and approve project as proposed.
(Continued from Regular Meeting of February 9, 2006)
9b. 2005.1070D (B. FU: (415) 558-6613)
710 SILLIMAN STREET - north side between Dartmouth and Bowdoin Streets; Lot 006 in Assessor’s Block 5917 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of new construction as a result of housing demolition, of Building Permit Application No. 2005.03.11.7348 for the new construction of a single-family dwelling in an RH-1 (Residential, House, One-Family) District with a 40-X Height and Bulk Designation.
Preliminary Recommendation: Do not take DR and approve project as proposed
(Continued from Regular Meeting of February 9, 2006)
10. 2005.0898D (M. WOODS: (415) 558-6313)
2715 SACRAMENTO STREET - south side between Pierce and Scott Streets; Lot 015 in Assessor’s Block 0633 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of dwelling unit mergers, of Building Permit Application No. 2005.08.12.0152S, proposing to convert the building’s authorized use from nine units to five units, in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications
(Continued from Regular Meeting of February 23, 2006)
11. 2006.0105D (E. WATTY: (415) 558-6620)
3821 NORIEGA STREET - south side between 45th and 46th Avenues, Lot 001K, in Assessor’s Block 2082 - Request for Discretionary Review of Building Permit Application No. 2005.10.13.5494, proposing to include the sale of beer and wine at the established retail grocer and specialty food store (Noriega Produce), in an NC-1 (Neighborhood, Commercial, Cluster) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the application as proposed.
12. 2006.0079D (M. SMITH: (415) 558-6322)
626 RIVERA SREET - north side between 16th and 17th Avenues, Lot 003 in Assessor’s Block 2201 - Request for Discretionary Review of Building Permit Application No. 2005.09.07.2163, the proposal is to construct a one-story vertical addition at the rear of a single-family dwelling, located in a 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 as proposed
13. 2006.0083D (M. SMITH: (415) 558-6322)
4334-36 20th SREET- north side between Diamond and Collingwood Streets, Lot 018 in Assessor’s Block 2697– Request for Discretionary Review of Building Permit Application No. 2005.09.14.2857, the proposal is to construct a horizontal addition at the rear and a stair penthouse on the roof of a two-family dwelling, located in a RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
14. 2005.0850C (E. Oropeza: (415) 558-6381)
2200 INGALLS STREET -between Wallace and Yosemite Avenue; Lot 008 in Assessor’s Block 4831 - Request for Conditional Use Authorization to include an Auto Dismantling Operation within an existing auto repair shop within the M-1 (Light Industrial Zoning District), the Industrial Protection Zone, the Candlestick Park Special Sign District, and a 40-X Height and Bulk District. Planning Code Section 225(p) in this case, an automobile dismantling operation, requires Conditional Use Authorization.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 2, 2006)
15. 2005.1089C (E. TOPE: (415) 558-6316)
4041 GEARY BOULEVARD - entire south side of the block between 4th and 5th Avenues, Lots 001a, 003, 050, 051 in Assessor’s Block 1540 - Request for Conditional Use authorization pursuant to Planning Code Sections 303, 712.59, and 790.15 to allow operation of an automobile repair use (service center for San Francisco Toyota) in a Moderate-Scale Neighborhood Commercial District (NC-3) and to allow the continuation of an automobile parking lot (on lot 003) in an RH-3 (Residential, House, Three-Family), District. The entire project is located in a 40-X Height and Bulk District. The proposal is to convert an approximately 22,300 square foot one-story with mezzanine, retail grocery store (formerly occupied by Cala Foods) with 30 outdoor parking spaces to an auto service and repair shop (including office space, a parts storage area, and an approximately 600 square foot retail space), with 24 outdoor parking spaces and approximately 26 new interior service bays.
Preliminary Recommendation: Approval with Conditions
16. M. LI: (415) 558-6396)
INFORMATIONAL PRESENTATION ON THE TRINITY PLAZA DEVELOPMENT PROJECT AT 1177 MARKET STREET - Trinity Properties, Inc. proposes to demolish an existing four to seven-story apartment building, which contains 377 residential rental units (including 360 rent-controlled units), a ground-floor restaurant, and surface and below-grade parking for approximately 450 vehicles, and replace it with three buildings ranging in height from 18 to 26 stories and containing up to 1,900 residential rental units, approximately 60,000 square feet of retail space, and a garage with up to 1,450 parking spaces. The 360 rent-controlled units would be replaced on-site as part of this proposal. The project would also include approximately 63,000 square feet of usable open space.
17. 2002.1179E (P. MALTZER: (415) 558-5977)
1177 MARKET STREET MIXED-USE PROJECT (TRINITY PLAZA APARTMENTS) - Public Hearing to receive comment on the Draft Environmental Impact Report. The project site is located at 1177 Market Street, bounded by Market Street to the north, Eighth Street to the west, and Mission Street to the south. The proposed project would replace an existing seven-story apartment building (Trinity Plaza Apartments), which contains 377 residential rental units with surface and below-grade parking for approximately 450 vehicles. The proposed project would include three apartment buildings, ranging in from 18 to 25 stories, or approximately 162 to 243 feet in height, with approximately 1,975,929 gross square feet). The proposed buildings would include up to 1,900 residential rental units (1,100 studios and 800 one-bedroom units), approximately 51,883 net square feet of retail uses at street level, and parking for approximately 1,450 vehicles. The parking would serve residential parking needs, and public short-term parking uses. The project would include five loading spaces. Twelve percent or 185 of the residential units would be affordable pursuant to the standards of Section 315 of the Planning Code. The project site is in the C-3-G (Downtown-General Commercial) Use District and in the 120-X (along Market Street), 150-X (in the middle portion), and 240-S (in the southern portion) Height and Bulk Districts. A Draft Environmental Impact Report (EIR) has been prepared by the Planning Department in connection with this project. This hearing is intended to receive public comment on the adequacy, accuracy and completeness of the information contained in the Draft EIR.
NOTE: Written comments on the Draft EIR will be accepted from February 4, 2006 to March 21, 2006, at 5:00 p.m.
Written comments should be sent to Paul Maltzer, Environmental Review Officer, at the San Francisco Planning Department, 1660 Mission Street, Suite 500, San Francisco, CA 94103.
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))