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Public Hearings 
 

February 22, 2007

February 22, 2007

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, February 22, 2007

2:30 PM

Regular Meeting

President: Dwight S. Alexander

Vice-President: Christina R. Olague

Commissioners: Michael J. Antonini; M. Sue Lee; William L. Lee; Kathrin Moore;

Hisashi Sugaya

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.

2:30 PM _________

ROLL CALL: Commission President: Dwight S. Alexander

Commission Vice-President: Christina R. Olague

Commissioners: Michael J. Antonini; M. Sue Lee; William L. Lee;

Kathrin Moore; Hisashi Sugaya

  • 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. 2006.0584KXCV (M. LI: (415) 558-6396)

1407-1435 Market Street - southwest corner, Lot 041 (a portion of the former Lot 039) in Assessor's Block 3507 - The proposed project is (1) the demolition of the existing office buildings and surface parking lot and (2) the construction of two buildings sharing a common base and containing approximately 719 dwelling units, approximately 19,000 square feet of commercial space, and a garage with up to 668 parking spaces. The taller north tower will be 35 stories and approximately 352 feet high, and the shorter south tower will be 19 stories and approximately 220 feet high. The project requires review under Section 309 of the Planning Code for compliance and exceptions, conditional use authorization, and variances from certain requirements of the Planning Code. The project site is within the C-3-G (Downtown General Commercial) District and 200-S and 320-S Height and Bulk Districts.

(proposed for Continuance to March 8, 2007)

2. 2006.0616BEKX (J. MILLER: (415) 558-6344)

120 HOWARD STREET - northwest corner at Spear Street, Lot 019 in Assessor's Block 3717 - Request for review by the Planning Commission under Planning Code ( Code ) Section 309 of a four-story addition to an existing eight-story building (with a partial ninth floor) requiring exceptions. In addition, this project requires the allocation of approximately 67,310 square feet of office space pursuant to the standards of Code Section 321. The site is in C-3-O (Downtown Office) and C-3-O (SD) (Downtown Office – Special District) Districts and a 200-S Height and Bulk District.

(Proposed for Continuance to March 22, 2007)

3. 2006.1374C (A. HESIK: (415) 558-6602)

1441 Stockton Street- west side between Vallejo and Green Streets (a.k.a. 1435-1445 Stockton Street), Lot 002 in Assessor's Block 0130 - Request for Conditional Use Authorization to establish a small, self-service restaurant. The proposed use is not formula retail as defined in Section 703.3 of the Planning Code. The proposal is to modify the existing retail use (d.b.a.  A. Cavalli & Co. ) by adding a self-service café within the bookstore. There would be no physical expansion of the existing building. The site is within the North Beach Neighborhood Commercial District and a 40-X Height and Bulk District.

Preliminary Recommendation: Disapproval

(Continued from Regular Meeting of January 25, 2007)

(Proposed for Indefinite Continuance)

B. COMMISSIONERS' QUESTIONS AND MATTERS

4. 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.

C. DIRECTOR'S REPORT

5. Director's Announcements

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

7. 2003.1210C (M. Snyder: (415) 575-6891)

5600 THIRD STREET - the block bounded by Third Street on its east, Bancroft Avenue on its south, Mendell Street on its west, and Armstrong Avenue on its north, Lots 003, 005, 006, 007, 008, 009, and 011 of Assessor's Block 5421 - Informational Presentation on the design refinements for the proposed project approved under Planned Unit Development / Conditional Use Case No. 2003.1210C. The subject property is within an M-1 (Light Industrial) District and a 65-J Height and Bulk District.

(Continued from Regular Meeting of February 8, 2007)

8. (M. LI: (415) 558-6396)

400 HOWARD STREET - the entire block bounded by Howard, 1st, Natoma, and Fremont Streets, Assessor's Block 3720, Lot 008 - Informational presentation on the public art proposal for Foundry Square, Building One. The subject property is within the C-3-O (SD) District and 350-S and 400-S Height and Bulk Districts.

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.

9a. 2006.1464CX (A. Hesik: (415) 558-6602)

46-54 Geary Street - north side between Kearny Street and Grant Avenue, Lot 024 in Assessor's Block 0310 - Request for Conditional Use Authorization pursuant to Planning Code Section 212 to eliminate group housing for six persons, formerly occupied by a convent, in order to convert the second floor of the three-story building to retail use. Minor physical expansion of the building is proposed due to relocation of a glass curtain wall. The site is within the C-3-R (Downtown Retail) District and an 80-130-F Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of February 8, 2007)

9b. 2006.1464CX (A. Hesik: (415) 558-6602)

46-54 Geary Street - north side between Kearny Street and Grant Avenue, Lot 024 in Assessor's Block 0310 - Request for Section 309 Determination of Compliance for a major exterior alteration to a Category V Building within the Kearny-Market-Mason-Sutter Conservation District. Minor physical expansion of the building is proposed due to relocation of a glass curtain wall. The site is within the C-3-R (Downtown Retail) District and an 80-130-F Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of February 8, 2007)

10. 2006.1510T (D. DiBartolo: (415) 558-6291)

[Board File No. 061688 - Use of TDR in Specific Circumstances]- Ordinance introduced by Supervisor Daly amending Planning Code Sections 123, 124, and 128 to address use of Transferable Development Rights (TDRs) under specific circumstances involving non-profit uses; and adopting findings including environmental findings and findings of consistency with the General Plan and the Priority Policies of Planning Code Section 101.1(b).

Preliminary Recommendation: Approve resolution with modifications to initiate Planning Code amendments.

  • F.REGULAR CALENDAR

11. (A. JOHN-BAPTISTE: (415) 558-6547)

PLANNING DEPARTMENT'S PROPOSED WORK PROGRAM AND BUDGET FOR FY 2007-2008 - Review and approval of the Planning Department's Proposed Work Program and Budget for Fiscal Year 2007-2008.

Preliminary Recommendation: Approval

12. 2007.0048D (R. CRAWFORD: (415) 558-6358)

1636 Diamond Street - west side between 28th and 29th Streets. Assessor's Block 7520, Lot 006 - Request for Discretionary Review of Building Permit Application No. 2006 0814 9384, the proposal is to construct a new 4-story single-family dwelling on the property. The existing dwelling will be demolished on the order of the Department of Building Inspection because of unsafe conditions 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.

(Continued from the Regular Meeting of February 8, 2007)

13. 2007.0062DD (R. CRAWFORD; (415) 558-6358)

515 Hill Street - south side between Castro and Noe Streets, Assessor's Block 3622, Lot 052 - Request for Discretionary Review of Building Permit Application No. 2006 1106 6940, to construct a three-story addition to the rear of the existing three-story 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.

14. 2006.1203C (K. DURANDET: (415) 575-6816)

219 7TH STREET- northeast side between Howard and Folsom Streets; Lot 41 in Assessors Block 3731 - Request for Conditional Use Authorization under Planning Code Sections 816.18, 816.21, and 890.50, to convert a 22 unit Residential Hotel to Other Institution, 24 bed Residential Care Facility, (d.b.a.  New Life Center ) which offers a three phase program for people with substance abuse issues. The ground floor commercial space will be used for education, counseling, and community programs. There will be no change to the building envelope. The site is within the SLR (Service/ Light Industrial/ Residential Mixed Use District) and the 50-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions.

(Continued from the Regular Meeting of February 1, 2007)

15. 2006.1511C (E. Oropeza: (415) 558-6381)

2788 MISSION STREET- west side between 24th and 23rd Streets, Lot 010 in Assessor's Block 3643 - Request for Conditional Use Authorization per Planning Code Sections 712.44 and 781.5, to establish a small self-service restaurant of less than 1,000 gross square feet. The proposed use is not a formula retail use as defined in Section 703.3 of the Planning Code. The proposal is to change the existing ground-floor retail use (d.b.a. Corazon) into an ice cream shop. No physical expansion of the building is proposed. The project site is within the NC-3 (Moderate Scale Neighborhood Commercial) District, The Mission Fast-Food Sub-district, The Mission Alcoholic Beverage Special Use Sub-district, and a 105-E Height and Bulk District.

Preliminary Recommendation: Approval with conditions.

16. 2003.1218R (J. Switzky: (415) 575-6815)

Vacation of Ward Street Between Girard Street and San Bruno Avenue - Consideration of a General Plan Referral. The proposal is to vacate the entirety of Ward Street between Girard Street and San Bruno Avenue and sell the land to an adjacent property owner. There are two bus stops at the base of Ward Street along San Bruno Avenue; the public stairway and path on the subject portion of Ward Street, is used by neighborhood residents to access the bus stops. The applicant has no proposal for use or improvement of the subject right-of-way.

Preliminary Recommendation: Find the proposal not in conformity with the General Plan.

17. 2006.1487C (S. VELLVE: (415) 558-6263)

100 Clement Street - northwest corner of 2nd Avenue and Clement Street; Lot 018 in Assessor's Block 1431 - Request for Conditional Use Authorization pursuant to Sections 186.1 and 303 of the Planning Code to legalize the change of use of the second and third floors of the subject building from Financial Services to Business/Professional Offices within the Inner Clement Neighborhood Commercial District, 40-X Height and Bulk District. Section 186.1 of the Planning Code requires Conditional Use Authorization for a Financial Service to change to a Business/Professional Office.

Preliminary Recommendation: Approval with conditions.

18. 2006.0074TZ (J. Lau: (415) 558-6383)

Initiation of Planning Code Amendments Establishing PDR Zoning Districts and Initiation of Zoning Map Amendments Applying these Designations to Certain Industrial Portions of Bayview Hunters Point - The Department is proposing a set of Code amendments to establish a PDR-1 (Light Industrial Buffer District) and a PDR-2 (Production, Distribution, and Repair District) in the Planning Code. These zones will permit a wide variety of non-residential uses and will retain space for current and future light industrial activities. The Department is also proposing Zoning Map amendments that would apply these PDR Districts, and a South Basin Design and Development Special Use District, to certain industrial areas in Bayview Hunters Point currently zoned M-1 (Light Industrial) and M-2 (Heavy Industrial). These amendments would implement various objectives from the Bayview Hunters Point Area Plan, which seeks to retain space for jobs and light industrial activities and to reduce land use conflicts between housing and industry in the Bayview.

A) Informational Item. Staff will respond to Commissioner questions from the informational hearing held on January 18, 2007 and provide clarifying information.

Preliminary Recommendation: Hold hearing on informational item.

B) 2006.0074T – Initiation of a Planning Code Text Amendment. Consideration of a resolution of intent to initiate an amendment to the Planning Code, including revisions to Sections 121.5, 121.7, 204.3-204.4, 210, 210.6, 210.7, 210.8, 210.9, 213-227, 230, and 249.32. The amendment would establish a PDR-1 Use District (Light Industrial Buffer), a PDR-2 Use District (Production, Distribution, and Repair), and a South Basin Design and Development Special Use District (South Basin SUD), and establish regulations on subdivisions, accessory uses, and the demolition of industrial structures in these districts.

Preliminary Recommendation: Approve the resolution of intent to initiate the Planning Code amendment.

C) 2006.0074Z – Initiation of a Zoning Map Amendment. Consideration of a resolution of intent to initiate a Zoning Map amendment consisting of revisions to Sectional Maps 8, 9, 10, and 10 SU of the Zoning Map of the City and County of San Francisco. This amendment would: 1) reclassify the area generally bounded by Cesar Chavez Street, Barneveld Avenue, McKinnon Avenue, Evans Avenue, and Third Street from M-2 to PDR-2; 2) reclassify the area generally bounded by Loomis Street, the I-280 Freeway, Oakdale Avenue, and the Caltrain right-of-way from M-1 (Light Industrial) to PDR-2 (Production, Distribution, and Repair); 3) reclassify much of the South Basin District, generally bounded by Bayshore Boulevard, Paul Avenue, Egbert Avenue, Yosemite Slough, the Hunters Point Shipyard, Thomas Avenue, and Williams Avenue from M-1 to PDR-2; 4) establish a PDR-1 (Light Industrial Buffer) designation over the northern and southern edges of the South Basin District, on the east side of Third Street, roughly along Fitzgerald, Van Dyke, Underwood, and Thomas Avenues – on properties currently zoned M-1; and 5) apply the South Basin SUD (South Basin Design and Development Special Use District) to the area generally bounded by Paul Avenue, Bayshore Boulevard, Phelps Street, Williams Avenue, and Third Street.

Preliminary Recommendation: Approve the resolution of intent to initiate the Zoning Map amendment.

19. 2006.1284ET (C. NIKITAS: (415) 558-6306)

CONDITIONAL USE FOR DEMOLITION OF DWELLING UNITS - a proposed ordinance amending the Planning Code, introduced by Supervisor Sophie Maxwell under Board File 061371, adding Section 317, prohibiting the demolition of residential units unless Conditional Use authorization is granted for the replacement building, making environmental findings and findings of consistency with the priority policies of planning code section 101.1 and the general plan.

Preliminary Recommendation: Pending

(Continued from Regular Meeting of February 8, 2007)

G. PUBLIC COMMENT

At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items. With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting with one exception. When the agenda item has already been reviewed in a public hearing at which members of the public were allowed to testify and the Commission has closed the public hearing, your opportunity to address the Commission must be exercised during the Public Comment portion of the Calendar. Each member of the public may address the Commission for up to three minutes.

The Brown Act forbids a commission from taking action or discussing any item not appearing on the posted agenda, including those items raised at public comment. In response to public comment, the commission is limited to:

(1) responding to statements made or questions posed by members of the public; or

(2) requesting staff to report back on a matter at a subsequent meeting; or

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

Adjournment:

Last updated: 11/17/2009 9:59:56 PM