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Seal of the City and County of San Francisco
City and County of San Francisco
Public Hearings 
 
March 23, 2006

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, March 23, 2006

1:30 PM

Regular Meeting

 

President: Sue Lee

Vice-President:  Dwight S. Alexander

                        Commissioners: Michael J. Antonini; Shelley Bradford Bell; Kevin Hughes;

William L. Lee; Christina Olague

 

Commission Secretary: Linda D. Avery

Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.

 

View the meeting online at:  http://www.sfgov.org/site/sfgtv_index.asp

Or

View the broadcast live, Thursdays on Cable Channel 78.

and

the re-broadcast on Fridays at 8:00 p.m., Cable Channel 26

 

THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1660 MISSION STREET, 5TH FLOOR RECEPTION

 

 

Commission Meeting Procedures

 

Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1660 Mission Street, 5th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing.  Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1660 Mission Street, Suite 500, San Francisco, CA  94103-2414.  Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing.  Otherwise, submit material related to a calendared item at the scheduled hearing for distribution.  For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies.  When sending e-mail correspondence to Commissioners, please copy the Commission Secretary at:  linda.avery@sfgov.org

 

Pursuant to Government Code Section 65009, if you challenge, in court, (1) the adoption or amendment of a general plan, (2) the adoption or amendment of a zoning ordinance, (3) the adoption or amendment of any regulation attached to a specific plan, (4) the adoption, amendment or modification of a development agreement, or (5) the approval of a variance, conditional-use authorization, or any permit, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission, at, or prior to, the public hearing.

 

Commission action on conditional-uses and reclassification may be appealed to the Board of Supervisors within 30 days.  Call (415) 554-5184 for more information.  Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 575-6880 for more information.  Zoning Administrator action on a variance application may be appealed to the Board of Appeals within 10 days of issuance of the written decision.

 

The Commission has instituted a policy that, in most cases, they will not call an item for consideration after 10:00 PM.  If an item is scheduled but not called or introduced prior to 10:00 PM, the Commission may continue the matter to the next available hearing.  Items listed on this calendar will not be heard before the stated time.

 

Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings

 

Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision:  The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting.  Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices (67A.1 Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).

 

For more information related to Planning Commission matters, please call Linda D.  Avery, Commission Secretary, at (415) 558-6407.

 

San Francisco Lobbyist Ordinance

 

Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action my be required by the San Francisco Lobbyist Ordinance [SF Campaign and Governmental Conduct Code Section 21.00-2.160] to register and report lobbying activity.  For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 30 Van Ness Avenue, Suite 3900, San Francisco, CA 94102; telephone (415) 581-2300; fax (415) 581-2317; and web site http//www.sfgov.org/ethics.

 

Accessible Meeting Policy

 

Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, fourth floor, San Francisco, CA.  The closest accessible BART station is the Civic Center station located at the intersection of Market, Hyde and Grove Streets.  Accessible curbside parking has been designated at points along McAllister Street. Accessible MUNI lines serving City Hall are the 9 San Bruno and 71 Haight/Noriega and the F Line.  Accessible MUNI Metro lines are the J, K, L, M, and N.  For more information regarding MUNI accessible services, call (415) 923-6142.  Requests for American sign language interpreters, sound enhancement systems and/or language translators will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 48 hours prior to a hearing.  A sound enhancement system will be available upon request at the meetings.  Please contact Services for the Deaf and Hearing Impaired at 557-5533 (TDD) or 557-5534 (Voice) at least 48 hours prior to the meeting.  Late requests will be honored if possible.  A person who is deaf or hearing impaired may gain meeting information prior to the meeting by calling 557-4433 (TDD) or 557-4434 (Voice).   In addition, the California Relay Service can be used by individuals with hearing and speech impairrments by calling 1-800-735-2929 (TDD) or 1-800-735-2922 (Voice).  Minutes of the meetings are available in alternative formats.  If you require the use of a reader during the meeting, please contact the Library for the Blind and Print Handicapped at 292-2022 at least 48 hours in advance of need.  Accessible seating for persons with disabilities (including those using wheelchairs) will be available at meetings.  Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility.  In order to assist the City’s efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical-based products.  Please help the City to accommodate these individuals.

 

Know Your Rights Under the Sunshine Ordinance

 

Government's duty is to serve the public, reaching its decisions in full view of the public.  Commissions, boards, councils and other agencies of the City and County exist to conduct the people's business.  This ordinance assures that deliberations are conducted before the people and that City operations are open to the people's review.

 

For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Adele Destro, Interim Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at sotf@sfgov.org.

 

Copies of the Sunshine Ordinance can be obtained from the Clerk of the Sunshine Task Force,  the San Francisco Library and on the City’s website at www.sfgov.org/bdsupvrs/sunshine..

 

COMMUNICATIONS

 

Note: Each item on the Consent or Regular calendar may include the following documents:

   1) Planning Department Case Executive Summary

   2) Planning Department Case Report

   3) Draft Motion or Resolution with Findings and/or Conditions

   4) Public Correspondence

These items will be available for review at the Planning Department, 1660 Mission St., 5th floor reception.

 

 

 

1:30 PM   _________

 

ROLL CALL:      Commission President:          Sue Lee 

                        Commission Vice-President:  Dwight S. Alexander

Commissioners:                      Michael J. Antonini; Shelley Bradford Bell; Kevin Hughes;  William L. Lee; Christina Olague

 

 

  • 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.             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

(Continued from Regular Meeting of March 9, 2006)

(Proposed for Continuance to April 20, 2006)

 

2.             2004.0892EKC                                                                                      (K. AMDUR: (415) 558-6351)

1844 MARKET STREET - north side of Market Street on a through lot that also fronts Waller Street, between Laguna and Octavia Streets, Lot 016 in Assessor's Block 0871 - Adoption of environmental findings related to the adoption of the Mitigated Negative Declaration and Request for Conditional Use authorization under Planning Code Section 303 to allow development on a lot larger than 10,000 square feet, and under Planning Code Section 304 for a Planned Unit Development (“PUD”) to allow a greater density than would otherwise be allowed in the NC-3 district and to allow modifications to the following Code requirements including rear yard setback, bulk, measurement of building height, projection of bay windows, dwelling unit exposure, loading and off-street parking.  The project would demolish the existing 2-story commercial building on the site and construct an eight-story mixed-use building with approximately 5,500 square feet of ground floor retail and commercial space, about 113 residential dwelling units, and up to 85 off-street parking spaces, on the subject property, which is in an NC-3 Zoning District and an 80-A Height and Bulk District.  The subject site also lies within the Market and Octavia Neighborhood Plan (MOP) area.

            Preliminary Recommendation: Approval with conditions

(Proposed for Continuance to April 20, 2006)

 

3.         2006.0093ET                                                                      (E. FORBES: (415) 558-6417)

RELOCATION OF GENERAL ADVERTISING SIGNS - Board File No. 052021 - Amendments relating to the relocation of general advertising signs Ordinance introduced by Supervisor Peskin amending sections of the Administrative and Planning Codes in order to establish procedures, criteria, fees, and other requirements relating to the relocation of general advertising signs.

(Proposed for Continuance to April 6, 2006)

 

4a.        2004.0784D                                                                           (D. SIROIS: (415) 558-6313)

1675 48th Avenue  - west side, between Lawton & Moraga, Lot 018, Assessor’s Block 1895 - Mandatory Discretionary Review under the Planning Commission’s policy requiring review of housing demolition, of Demolition Permit Application 2004.12.16.1606, to demolish an existing single-family dwelling in an RH-2 (Residential, Two-Family) District and in a 40-X Height and Bulk District.

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

(Proposed for Continuance to April 13, 2006)

 

4b.        2004.0785D                                                                             (D.SIROIS: (415) 558-6313)

1675 48th Avenue - west side, between Lawton & Moraga, Lot 018, Assessor’s Block 1895 - Mandatory Discretionary Review under the Planning Commission’s policy requiring review of new residential buildings in association with residential demolition, of Building Permit Application No. 2004.12.161608, proposing to construct a three-story, two unit residential building with two off-street parking in an RH-2 (Residential, Two-Family) District and in a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and approve the New Construction Permit with modifications.

(Proposed for Continuance to April 13, 2006)

 

5.         2005.0686C                                                                  (D. DIBARTOLO: (415) 558-6291)

631 O’FARRELL STREET - south side between Hyde and Leavenworth Streets; Lot 001 through 198 in Assessor's Block 0322A - Request for Conditional Use authorization pursuant to Section 209.6(b) of the Planning Code to install and operate a wireless telecommunication facility for T-Mobile within the RC-4 (North of Market Residential Special Use District) and an 80-T Height and Bulk district, upon the roof of the approximately 211 foot high structure that contains 184 condominium dwelling units over ground story commercial space. As per the City and County of San Francisco’s Wireless Telecommunication Services (WTS) Facilities Siting Guidelines, the proposal is a Preferred Location Preference 2, as it is the site of previously approved antenna installations.

            (Continued from Regular Meeting of February 9, 2006)

(Proposed for Indefinite Continuance)

 

B.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

6.         Consideration of Adoption:

  • Draft Minutes of Regular Meeting of October 27, 2005.
  • Draft Minutes of Regular Meeting of December 1, 2005.

 

            7.         Commission Comments/Questions

 

C.         DIRECTOR’S REPORT

 

8.         Director’s Announcements

           

  1. 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.         REGULAR CALENDAR 

 

10.        2006.0046D                                                                          (J. PURVIS: (415) 558-6354)

137 PORTER STREET - east side south of Benton Avenue; Lot 018 in Assessor’s Block 5826 - Request for Discretionary Review of Building Permit Application No. 2005.09.14.2861 proposing the construction of a three-story, two-family dwelling in an RH-2 (Residential, House, Two-Family) Use District, and a 40-X Height and Bulk District and within the Bernal Heights Special Use District.  

            Preliminary Recommendation:  Take Discretionary Review and approve the project as revised.         

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

            (continued from Regular Meeting of March 16, 2006)

 

11a.      2006.0214D                                                                              (T. WANG: (415) 558-6335)

145 EDINBURGH STREET- southeast side between Avalon and Peru Avenues; Lot 035 in Assessor’s Block 5957 - Mandatory Discretionary Review, under Planning Commission’s policy requiring review of residential demolition, of Demolition Permit Application No. 2005.05.20.2966, proposing to demolish a single-family dwelling 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 permit.

 

11b.      2005.0998DD                                                                            (T. WANG: (415) 558-6335)

145 EDINBURGH STREET- southeast side between Avalon and Peru Avenues; Lot 035 in Assessor’s Block 5957 - Neighbor-Initiated Discretionary Review and Mandatory Discretionary Review, under Planning Commission’s policy requiring review of the replacement structure in association with residential demolition, of Building Permit Application No. 2005.05.20.2973, proposing to construct a two-story over garage, single-family dwelling 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 new building permit.

 

12.        2006.0319D                                                                            (T. WANG: (415) 558-6335)

519 KIRKHAM STREET- south side between 9th and 10th Avenues; Lot 044 in Assessor’s Block 1855 - Request for Discretionary Review of Building Permit Application No. 2005.11.15.8145, proposing to construct two levels of decks at the rear of the existing two-story over garage, two-family dwelling 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.

 

13.        2006.0381U                                                                    (C. RIVASPLATA: (415) 558-6255)

TRANSPORTATION MANAGEMENT ASSOCIATION OF SAN FRANCISCO (TMASF): 2003-2005 PROGRAM SUMMARY AND FIVE-YEAR WORK PLAN - Consideration of a Resolution approving staff findings that the TMASF 2003-2005 Program Summary and 2006-2011 Work Plan are in compliance with City requirements, and accepting the TMASF Work Plan for the 2006-2011 program period.  The TMASF is a non-profit organization representing downtown office building managers with transportation management requirements as conditions of permit approval.  The TMASF seeks the Commission’s endorsement of its work, as described in Resolution 16540 of March 2003.

Preliminary Recommendation: Adopt a resolution endorsing the 2006-201l Work Plan.

 

14.        2006.0145ET                                                                         (T. OJEDA:  (415) 558-6251)

Inclusionary Affordable Housing Program- Consideration of an ordinance initiated by SupervisorSophie Maxwell on January 24, 2006 which would amend Planning Code Sections 315.2, 315.3, 315.4, 315.5, 315.6, and 315.8 to revise the Inclusionary Affordable Housing Program by:  1) amending methods of marketing the affordable units; 2) allowing developers, under certain conditions, to use of tax-exempt bonds in meeting their inclusionary housing requirements; 3) requiring that off-site units are located within one mile of the principal project and must be provided as rental housing for the life of the project, or as ownership housing affordable at 80% of area median income; 4) requiring disclosure of preferred alternative to on-site housing before receiving project approvals and this preferred alternative will be a condition of approval; 5) evaluating and revising separate monitoring systems with the goal of establishing a single monitoring system for all inclusionary affordable housing units located in San Francisco; 6) requiring annual adjustment of the in-lieu fee; 7) requiring the completion of the affordable housing impact study no later than July 1, 2006 and the establishment of a Technical Advisory Committee; and 8) applying legislated changes to the inclusionary affordable housing program to all development projects that have not received a building permit at the effective date of this ordinance; and make environmental findings and findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.

Preliminary Recommendation:  Pending.

 

15a.      2004.0852EMZXCV                                                                (A. LIGHT: (415) 558-6254)

            1 HAWTHORNE PLACE (a.k.a. 645 HOWARD STREET) - southeast corner of intersection with Howard Street, Lot 047, in Assessor's Block 3735 - Request for adoption of California Environmental Quality Act (CEQA) findings related to the adoption of the Mitigated Negative Declaration for a property within a C-3-O(SD) (Downtown, Office, Special) Zoning District, and currently within a 150-S Height and Bulk District.  The proposed project is to demolish an existing four-story-over-basement office building and construct an approximately 150-foot tall, 15-story building containing approximately 135 dwelling units, approximately 4,078 square feet of ground floor retail space, and an underground garage with 78 stalls that can accommodate up to 135 parking spaces using mechanical stackers and valet service. A variant of the project, which is requested by the project sponsor at the urging of the Planning Department, would be a 250-foot tall, 25-story building containing up to 189 dwelling units, approximately 4,078 square feet of ground floor retail space, and an underground garage with 78 stalls that can accommodate up to 135 parking spaces using mechanical stackers and valet service (the same amount of parking requested in the original 150-foot project proposal.)  The Planning Commission will consider both variants described above.  The 250-foot project variant would require the requested change from a 150-S Height and Bulk District to a 250-S Height and Bulk District as described above, which would ultimately require the Board of Supervisors’ approval of an amendment to the Downtown Element of the General Plan and an amendment to the existing Height and Bulk District Map, with the recommendation of the Planning Commission.

Preliminary Recommendation:  Adoption of CEQA findings and Mitigated Negative Declaration.

 

 

 

15b.      2004.0852EMZXCV                                                               (A. LIGHT: (415) 558-6254)

1 HAWTHORNE PLACE (a.k.a. 645 HOWARD STREET) - southeast corner of intersection with Howard Street, Lot 047, in Assessor's Block 3735 - Request for adoption of a resolution recommending to the Board of Supervisors a General Plan amendment to amend Map 5 (“Proposed Height and Bulk Districts”) of the Downtown Element of the San Francisco General Plan changing the height limit for the subject property from 150 feet to 250 feet. The subject property lies within a C-3-O(SD) (Downtown, Office, Special) Zoning District, and currently within a 150-S Height and Bulk District.  See item “a” above for a project description.

Preliminary Recommendation:  Adoption of Resolution

 

15c.      2004.0852EMZXCV                                                               (A. LIGHT: (415) 558-6254)

1 HAWTHORNE PLACE (a.k.a. 645 HOWARD STREET) - southeast corner of intersection with Howard Street, Lot 047, in Assessor's Block 3735 - Request for adoption of a resolution recommending that the Board of Supervisors approve a Height and Bulk Zoning Map Amendment of Map 1H to change the subject property from a 150-S Height and Bulk District to a 250-S Height and Bulk District.  The subject property lies within a C-3-O(SD) (Downtown, Office, Special) Zoning District, and currently within a 150-S Height and Bulk District.  See item “a” above for a project description.

Preliminary Recommendation:  Adoption of Resolution

 

15d.      2004.0852EMZXCV                                                               (A. LIGHT: (415) 558-6254)

1 HAWTHORNE PLACE (a.k.a. 645 HOWARD STREET) - southeast corner of intersection with Howard Street, Lot 047, in Assessor's Block 3735 - Request for a Determination of Compliance under Section 309 of the Planning Code with exceptions for separation of towers, rear yard, ground level wind currents, independently-accessible parking, freight and loading, and bulk requirements.  The subject property lies within a C-3-O (SD) (Downtown, Office, Special) Zoning District, and currently within a 150-S Height and Bulk District.  See item “a” above for a project description.

Preliminary Recommendation:  Approval with Conditions

 

15e.      2004.0852EMZXCV                                                               (A. LIGHT: (415) 558-6254)

1 HAWTHORNE PLACE (a.k.a. 645 HOWARD STREET) - southeast corner of intersection with Howard Street, Lot 047, in Assessor's Block 3735 - Request for a Conditional Use authorization to permit non-accessory parking and increased residential density.  The project lies within a C-3-O(SD) (Downtown, Office, Special) Zoning District, and currently within a 150-S Height and Bulk District.  See item “a” above for a project description.

Preliminary Recommendation:  Approval with Conditions

 

15f.       2004.0852EMZXCV                                                               (A. LIGHT: (415) 558-6254)

      1 HAWTHORNE PLACE (a.k.a. 645 HOWARD STREET) - southeast corner of intersection with Howard Street, Lot 047, in Assessor's Block 3735 - Request for a Variance for dwelling unit exposure requirements under Section 140 of the Planning Code.  The project lies within a C-3-O(SD) (Downtown, Office, Special) Zoning District, and currently within a 150-S Height and Bulk District.  The Zoning Administrator will hear the variance application concurrently with the Planning Commission at this same hearing.  See item “a” above for a project description.

 

 

 

16.          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.

(Continued from Regular Meeting of March 16, 2006)        

           

F.         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 9:59:54 PM