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Public Hearings 
 
March 22, 2007

SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, March 22, 2007
1:00 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
6 4) Public Correspondence
These items will be available for review at the Planning Department, 1660 Mission St., 5th floor reception.


1:00 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

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.

1a. 2005.0731CEKV (J. MILLER: at (415) 558-6344)
231 FRANKLIN STREET - southwest corner at Hayes Street, a through lot with additional frontage on Linden Street, Lots 2, 17 and 22 in Assessor's Block 816, in the Hayes Gough Neighborhood Commercial District and a 65-A Height and Bulk District - Request for a Conditional Use Authorization for a new 33-unit residential building with ground-floor retail use plus off-street parking. Conditional Use authorization is required for lot size in excess of 9,999 square feet and building bulk. This proposed project is also the subject of a requested Variance for commercial-serving off-street parking.
(Continued from Regular Meeting of March 15, 2007)
(Proposed for Continuance to April 5, 2007)

1b. 2005.0731CEKV (J. MILLER: at (415) 558-6344)
231 FRANKLIN STREET - southwest corner at Hayes Street, a through lot to Linden Street, Lots 2, 17 and 22 in Assessor's Block 816, in the Hayes-Gough Neighborhood Commercial District and a 65-A Height and Bulk District. OFF-STREET PARKING VARIANCE SOUGHT - The proposal is to construct a new residential building with approximately 33 dwelling units over approximately 6,200 square feet of ground-floor commercial use. Thirty-three underground parking spaces would be provided plus one standard space and two ANA-compliant spaces on the ground floor for a total of 36 spaces to be provided.
(Continued from Regular Meeting of March 15, 2007)
(Proposed for Continuance to April 5, 2007)

2. 2006.1080C (T. FRYE: (415) 575-6822)
1029 NATOMA STREET - between 11th Street and Lafayette Street, Block 055 in Assessor's Block 3511 - Request for Conditional Use Authorization to allow the demolition of the existing single residential unit pursuant to Sections 803.5(b) and 816.13 of the Planning Code. The subject property is within an SLR (Service/Light Industrial/Residential) Zoning District, the Western SOMA Special Use District, and a 50-X Height and Bulk District. The proposal is to demolish the single residential unit and construct a new 50-foot structure that would include four units and four off-street parking spaces.
(Continued from Regular Meeting of February 8, 2007)
(Proposed for Continuance to April 12, 2007)

3a. 2005.1062BV (M. GLUECKERT: (415) 558-6543)
650 TOWNSEND STREET - north side of Townsend Street between 7th Street and 8th Street, Lot 009 in Assessors Block 3783, in an M-2 (Heavy Industrial) Zoning District, and 65-X/100-X Height & Bulk District - Request for office allocation pursuant to Planning Code Section 321 et seq. to authorize 375,151 square feet of office space. The proposal is to convert approximately 269,680 square feet of business service and approximately 105,471 square feet of exhibition space to office space within the existing building. The existing 269,680 square feet of office space and 30,730 square feet of retail space would remain. No new construction is proposed.
Preliminary Recommendation: Approval with Conditions.
(Proposed for Continuance to April 19, 2007)

3b. 2005.1062BV (M. GLUECKERT (415) 558-6543)
650 TOWNSEND STREET - north side of Townsend Street between 7th Street and 8th Street, Lot 009 in Assessors Block 3783, in an M-2 (Heavy Industrial) Zoning District, and 65-X/100-X Height & Bulk District. OFF-STREET PARKING VARIANCE SOUGHT - The building would contain 644,831 square feet of office space and 30,730 square feet of retail space. The proposed use would require a total of 1,373 parking spaces on the site. Currently, the site provides up to 971 parking spaces, via on-site parking and through the use of a valet parking system. A variance is required for the parking deficit of 402 spaces.
(Proposed for Continuance to April 19, 2007)

4. 2005.0030E (V. WISE: (415) 558-5955)
3400 CESAR CHAVEZ STREET - Lot 004 of Assessor's Block 6569, bounded by 26th Street, Cesar Chavez Street, Bartlett Street, and Mission Street - Appeal of Preliminary Mitigated Negative Declaration for demolition of the existing building (most recently a retail paint store) and construction of a new four-story building with a 12,000-square-foot Walgreens store and up to three smaller retail spaces on the ground floor, as well as 60 one-, two-, and three-bedroom condominiums above. The building would be about 115,000 gross square feet in size and approximately 50 feet in height. A total of about 97 parking spaces would be provided, with most located in a basement parking garage. Access to the residential and employee parking garage would be from Bartlett Street, while access to surface-level customer parking for the retail stores would be from Cesar Chavez Street. The project site is located within an NC-3 (Moderate Scale Neighborhood Commercial) zoning district and a 50-X height and bulk district. The project site is in the Easter Neighborhoods Planning Area.
Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration
(Continued from Regular Meeting of March 8, 2007)
(Proposed for Continuance to April 26, 2007)

5. 2005.0030C (J. PURVIS: (415) 558-6354)
3400 CESAR CHAVEZ STREET - north side between Mission and Bartlett Streets, and extending to 26th Street; Lot 004 in Assessor's Block 6569 - Request for Conditional Use Authorization to construct a mixed-use Planned Unit Development (PUD) of up to 60 dwelling units, approximately 16,000 square feet of ground floor commercial space, with up to 97 independently accessible off-street parking spaces. This project requires Conditional Use approval for a PUD with an exception from rear yard requirements and residential density limits under Section 304 of the Planning Code, for development on a lot greater than 10,000 square feet under Sections 121.1 and 712.11, for a non-residential use size greater than 6,000 square feet under Sections 121.2 and 712.21, and for a formula retail use under Sections 703.4 and 303(i). The site is within an NC-3 (Moderate-Scale Neighborhood Commercial) Use District, and a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 8, 2007)
(Proposed for Continuance to April 26, 2007)

B. COMMISSIONERS' QUESTIONS AND MATTERS

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

6. Consideration of Adoption -
· Draft Minutes of Special Meeting of March 9, 2007.

7. 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

8. Director's Announcements

9. 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.

10. 2007.1114D (A. STARR: (415) 558-6362)
3018 CALIFORNIA STREET - north side, between Lyon and Baker Streets, Lot 011 in Assessor's Block 1023 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of dwelling unit mergers, of Building Permit Application No. 2007.01.12.1591 proposing to legalize a dwelling unit merger that was done without permits in an RH-2 (Residential House, Two-Family) District and 40-X Height and Bulk District. The merger will reduce the number of legal dwelling units from two to one.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.

11. 2006.1131C (M. SMITH: (415) 558-6322)
285 BROAD STREET - south side between Capitol and Orizaba Avenues, Lot 035 in Assessor's Block 7114 - Request for Conditional Use Authorization pursuant to Planning Code Section 121(f) to create a new lot with a lesser width than the minimum required lot width, as the result of a lot subdivision, located in a RH-1 (Residential, House, One-Family) District and 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions

12a. 2006.1219CV (J. IONIN: (415) 558-6309)
610 FILLMORE STREET - northeast corner at Fell Street, Lot 018 in Assessor's Block 0821 - Request for Conditional Use Authorization to allow a "post secondary educational institution" in a Residential District pursuant to Sections 209.3(i) and 303 of the Planning Code. The proposal is to replace the vacant hotel use (with 51 guest rooms and one manager's unit) with a new satellite campus for the New College of California (with two classrooms and 42 dormitory rooms), in an RM-1 (Residential, Mixed, Low Density) District, and a 50-X Height and Bulk District. The proposal is also subject to a variance.
Preliminary Recommendation: Approval with Conditions

12b. 2006.1219CV (J. IONIN: (415) 558-6309)
610 FILLMORE STREET - northeast corner at Fell Street, Lot 018 in Assessor's Block 0821, located in an RM-1 District (Residential, Mixed, Low Density) District and in a 50-X Height and Bulk District - USABLE OPEN SPACE, AND OFF-STREET PARKING VARIANCES SOUGHT: The proposal is to replace the vacant hotel use (with 51 guest rooms and one manager's unit) with a new satellite campus for the New College of California (consisting of two classrooms and a dormitory with 42 rooms). The post secondary educational institution with dormitory requires a variance from providing approximately 1,260 square feet of common usable open space and a variance from providing 11 off-street parking spaces. The proposal is also subject to a conditional use authorization.

F. REGULAR CALENDAR

13. 2006.0070ET (C. NIKITAS: (415) 558-6306)
CONTROLS FOR LOSS OF DWELLING UNITS - a proposed ordinance amending the Planning Code, adding Section 317, requiring a Planning Commission hearing for any project that would eliminate existing legal dwelling and live-work units through mergers, conversions, or demolitions, and making environmental findings and findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan. On November 2, 2006, the Commission adopted Resolution No. 17334, an intent to initiate a Planning Code amendment stipulating mandatory discretionary review of or Conditional Use for all residential merger, conversion, demolition and replacement building permit applications.
(Continued indefinitely on January 11, 2007, and re-advertised for this date)
Preliminary Recommendation: Adopt Resolution recommending adoption of the proposed amendment.
(Continued from Regular Meeting of March 15, 2007)

14a. MISSION BAY - As part of the public hearing for items 14b & 14c, this informational presentation is included on the Mission Bay Planning Process, Design for Development Controls, and recent developments.

14b. 2006.1536B (M. GLUECKERT: (415) 558-6543)
1515 THIRD STREET, AKA MISSION BAY SOUTH, BLOCK 27, PARCEL 1; AKA LOT 012 IN ASSESSORS BLOCK 8721 - application for design review and office allocation pursuant to Planning Code Section 321 et seq. to construct a new six-story building, approx. 216,491 gsf, with a total office space allocation of 202,893 sf. The building is approx. 89' in height and will provide approx. 12,169 sf of ground floor retail space. Parking will be provided on-site on Block 27, Parcels 2 and 3. The site is located in a Mission Bay Commercial-Industrial Zoning District and an HZ-5 Height District.
Preliminary Recommendation: Approve with Conditions
(Continued from Regular Meeting of February 22, 2007)

14c. 2006.1509B (M. GLUECKERT: (415) 558-6543)
1455 THIRD STREET AND 455 MISSION BAY BLVD. SOUTH, AKA MISSION BAY SOUTH, BLOCK 26, PARCELS 1-3; AKA LOT 012 IN ASSESSORS BLOCK 8721 - application for design review and office allocation pursuant to Planning Code Section 321 et seq. to construct three new buildings, with a total of approx. 380,999 gsf, and a total office space allocation of 373,487 sf. Building 1 is approx. 159' in height. Buildings 2 and 3 are approx. 90' in height. Ground floor retail space will be provided in Buildings 1 and 2. Parking will be provided off-site on Block 27. The site is located in a Mission Bay Commercial-Industrial Zoning District and an HZ-5 Height District.
Preliminary Recommendation: Approve with Conditions
(Continued from Regular Meeting of February 22, 2007)

15a. 2006.0584KXCV (M. LI: (415) 558-6396)
1407-1435 MARKET STREET AND 16-70 TENTH STREET - southwest corner of Tenth and Market Streets; Lot 041 (a portion of the former Lot 039) in Assessor's Block 3507 - Request for a Section 309 Determination of Compliance and Request for Exceptions. The proposed project is 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 a capacity of up to 668 parking spaces (578 residential spaces and 90 commercial spaces). The taller north tower, at the corner of Tenth and Market Streets, will be 35 stories and approximately 352 feet high with a 12-story, 123-foot-high base along Market Street. The shorter south tower, at the corner of Tenth and Jessie Streets, will be 19 stories and approximately 220 feet high. The two towers will be connected by a nine-story, 93-foot-high base running along Tenth Street. The project requires separation of towers, rear yard, comfort-level wind, parking, architectural vertical extension, ten percent upper tower extension, and bulk exceptions pursuant to Section 309(a).
Preliminary recommendation: Approval with conditions
(Continued from Regular Meeting of February 22, 2007)

15b. 2006.0584KXCV (M. LI: (415) 558-6396)
1407-1435 MARKET STREET AND 16-70 TENTH STREET - southwest corner of Tenth and Market Streets; Lot 041 (a portion of the former Lot 039) in Assessor's Block 3507 - Request for Conditional Use Authorization to (1) allow additional square footage above the base FAR of 6.0 to 1 for dwelling units that will be affordable for a minimum of 20 years to households whose incomes are within 150 percent of the median income and (2) exceed the maximum dwelling unit density ratio of one dwelling unit for every 125 square feet of lot area in connection with the mixed-used project described in Item 15a.
Preliminary recommendation: Approval with conditions
(Continued from Regular Meeting of February 22, 2007)

15c. 2006.0584KXCV (M. LI: (415) 558-6396)
1407-1435 MARKET STREET AND 16-70 TENTH STREET - southwest corner of Tenth and Market Streets; Lot 041 (a portion of the former Lot 039) in Assessor's Block 3507 - Request for an elevator penthouse height exemption and usable open space dimension, dwelling unit exposure, hazard-level wind, and loading entry variances in connection with the mixed-used project described in Item 15a. The request for exemptions/variances will be considered by the Zoning Administrator.
(Continued from Regular Meeting of February 22, 2007)

16. 2006.0473CE (M. WOODS: (415) 558-6315)
2125 CHESTNUT STREET - southwest corner at Steiner Street; Lot 28 (formerly Lots 20 and 21) in Assessor's Block 0490 - Request for Conditional Use Authorization to allow a "formula retail use" and for a use size greater than 3,999 square feet pursuant to Sections 121.2, 303(c), 303(i), 703.4 and 711.21 of the Planning Code. The proposal is to renovate and expand an existing retail store, currently occupied by Walgreens (a retail drug store) for occupancy by Apple Inc. (a retail computer and electronic store), which is a formula retail use, in an NC-2 (Small-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions

17. 2006.1347C (A. HESIK: (415) 558-6602)
1435-1445 STOCKTON STREET - west side between Vallejo and Green Streets, Lot 002 in Assessor's Block 0130 - Request for conditional use authorization to establish a retail coffee store as defined in Planning Code Section 790.102(n). The proposed use would not be a formula retail use as defined in Planning Code Section 703.3. The proposal is to modify the existing ground-floor bookstore (d.b.a. "A. Cavalli & Co.") by adding a retail coffee store. No alcoholic beverages are proposed to be served under this application. There would be no physical expansion of the existing building. The site is within the North Beach NCD (Neighborhood Commercial District) and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions

18. 2006.1515C (J. IONIN: (415) 558-6309)
1900 FILLMORE STREET - northeast corner at Bush Street, Lot 019 in Assessor's Block 0660 - Request for Conditional Use Authorization to allow a "financial service" pursuant to Sections 718.49 and 303 of the Planning Code. The proposal is to convert an approximately 625 square foot storefront (currently vacant, previously operated as a nail salon) to a financial service (d.b.a. "Sterling Bank & Trust"), in the Upper Fillmore Neighborhood Commercial District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.

19. 2006.0766EX (J. MILLER: (415) 558-6344)
345 STOCKTON STREET - west side between Post and Sutter Streets, Lot 16 in Assessor's Block 295, in a C-3-R (Downtown Retail) Zoning District and an 80-130-F Height and Bulk District - Review under Planning Code Section 309 of the renovation of an existing building (Grand Hyatt Hotel) involving a reconfiguration of the lobby and outdoor public plaza area.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 8, 2007)

20. 2006.0922I (T. TAM: (415) 558-6325)
1001 POTRERO AVENUE - east side between 22nd and 23rd Streets; Lot 1 in Assessor's Block 4151 - Public Hearing on the proposed Update to the 1987 Institutional Master Plan (IMP) for the San Francisco General Hospital Medical Center (SFGHMC). Since 1987, there have been several developments on the SFGHMC campus including but not limited to construction of two new floors for the Statewide AIDS Research Laboratory on the Pathology Building in 1990, construction of the 98,000 square-foot San Francisco Behavior Health Facility on the northern end of the campus in 1992, and the construction of the 5,500 square-foot Avon Comprehensive Breast Care Center adjacent of 22nd Street in 2004. More recently, SFGHMC proposes to construct and operate a medical helipad on the rooftop of the existing Main Hospital building and to build a new acute care hospital in compliance with California Senate Bill (SB) 1953 on the campus. SB 1953 mandates that all acute care building meet established seismic standards by 2013. A full IMP that reflects the proposed new acute care hospital development and its impacts will be prepared in the near future and be submitted separately from this update. This item is for receipt of public testimony only; no action is required. The property is in the P (Public) Use District and a 105-E Height and Bulk District.
6:00 P.M.

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.


H. CONSIDERATION OF FINDINGS AND FINAL ACTION - PUBLIC HEARING CLOSED

21. 2003.0347E (R. AHMADI: (415)-558-5966)
MARKET & OCTAVIA NEIGHBORHOOD PLAN - Certification of Final Environmental Impact Report - The project area lies to the west of the City's downtown financial district and sits at the junction of several neighborhoods, including, Civic Center, Hayes Valley, Western Addition, South of Market, Inner Mission, the Castro, Duboce Triangle, Eureka Valley, and Upper Market. The proposed neighborhood plan would reclassify the existing zoning from Residential Districts (R), Neighborhood Commercial Districts (NCD's), Moderate-Scale Neighborhood Commercial (NC-3), and Heavy Commercial (C-M) to Downtown General Commercial Districts (C-3-G), Residential Transit Oriented (RTO), Neighborhood Commercial Transit Districts (NCT), Neighborhood Commercial-Transit, and Moderate-Scale Mixed Use Districts (NCT-3). It would also increase height limits in certain areas and reduce height limits in other areas. The proposed zoning and height reclassifications would increase the potential for residential development in the area.
Preliminary Recommendation: Certify the Final Environmental Impact Report.
Please note: The public review period for the Draft Environmental Impact Report is closed. 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 March 8, 2007)

I. PUBLIC HEARING:

22. 2003.0347E (R. AHMADI: 414-558-5966)
MARKET & OCTAVIA NEIGHBORHOOD PLAN - Adoption of CEQA Findings Related to EIR and Potential Project Approval Action - The project includes proposed amendments to the General Plan, Planning Code and Zoning Map. The project area lies to the west of the City's downtown financial district and sits at the junction of several neighborhoods, including, Civic Center, Hayes Valley, Western Addition, South of Market, Inner Mission, the Castro, Duboce Triangle, Eureka Valley, and Upper Market. The proposed neighborhood plan would: (1) amend the General Plan, adding a new Area Plan (the Market and Octavia Area Plan) and make related amendments to the Commerce and Industry, Housing, Recreation and Open Space and Transportation Elements, the Civic Center Area Plan, Downtown Area Plan, South of Market Area Plan and the Land Use Index; and (2) amend the Planning Code and Zoning Map to reclassify the existing zoning from Residential Districts (R), Neighborhood Commercial Districts (NCD's), Moderate-Scale Neighborhood Commercial (NC-3), and Heavy Commercial (C-M) to Downtown General Commercial Districts (C-3-G), Residential Transit Oriented (RTO), Neighborhood Commercial Transit Districts (NCT), Neighborhood Commercial-Transit, Moderate-Scale Mixed Use Districts (NCT-3). The project would also increase height limits in certain areas and reduce height limits in other areas, and establish new fees. The proposed zoning and height reclassifications would increase the potential for residential development in the area.
Preliminary Recommendation: Adopt CEQA Findings.
(Continued from Regular Meeting of March 8, 2007)

23. 2003.0347MTZU (J. BILLOVITS (415) 558-6390/A. RODGERS: (415) 558-6395)
MARKET AND OCTAVIA PLAN AMENDMENTS - The Planning Commission will hold a public hearing to consider additional information related to the Market and Octavia Plan and may consider adopting General Plan, Planning Code, Zoning Map amendments and adopting other actions related to the Market and Octavia Plan. The Plan encompasses an irregularly shaped area in northeast San Francisco. It extends two to three blocks in width along Market Street for ten blocks and extends north along the former Central Freeway alignment at Octavia Boulevard for ten blocks. Along Market Street, the Plan Area boundaries extend from 11th and Larkin Streets in the east to Noe and Scott Streets in the west. The boundary jogs north along Noe Street, Duboce Avenue, Scott Street, Waller Street, Webster Street, Oak Street, Buchanan Street, and Grove Street; continues north along the former Central Freeway alignment to include the area up to Turk Street between Laguna and Franklin Streets; and east of Franklin Street jogs south to Grove and Larkin Streets. The Project Area boundary extends south of Market Street between 10th and 11th Street to Howard Street. Extending west along Howard Street, the Project Area boundaries jog along Division, Clinton, Stevenson, Fourteenth, Guerrero, and Sixteenth Streets. The Project Area is comprised of 89 Assessor's Blocks in entirety or in part, including the whole of Blocks 759, 761, 768, 770, 783, 785, 792 to 794, 806 to 809, 813 to 819, 830 to 841, 850 to 858, 863 to 876, 3501 to 3506, 3512 to 3514, 3533 to 3538, 3541 to 3545, 3556 to 3560; and portions of 3507 (lot 40), 3510 (lots 49, 57), 3511 (lots 1, 23, 25, 31, 33, 74, 75, 80, 82, and 93), and 3532 (lots 14, 19B, 35, 36, 88, 89, 90 and 91).
Hearing # 8 - March 22, 2007 - Schedule for Planning Commission Hearing
· Respond to Commissioner comments on Affordable Housing, Height Controls and other topics (item a)
· Finalize Plan for Adoption (item a)
· Consider taking action to approve resolutions adopting amendments to the General Plan, Planning Code, Zoning Map and approving interim procedures within the project area (items b, c, d, e)
The Planning Commission has held a number of public hearings to consider Case No. 2003.0347MTZU. Hearings were held on October 26, 2006, Nov. 2, 2006, Nov. 9, 2006, Nov. 16, 2006, January 11, 2007, Feb. 8, 2007, and Feb. 15, 2007. At the hearings, the Planning Commission considered various aspects of the Project, including adopting General Plan, Planning Code and Zoning Map amendments and adopting interim procedures for review of projects within the plan area to realize the vision articulated by the community through the Market and Octavia community planning process. For more information on this six-year planning process, please visit our website at ttp://marketoctavia.betterneighborhoods.org.The Commission has considered staff presentations and public comment on specific aspects of the Plan and proposed amendments at each hearing. The Planning Commission will consider the following items and may take action on or after March 15, 2007. Be advised that due to the nature of the public hearings, the Commission may continue any particular hearing item and/or may not hear all items at the hearing. To confirm the final Commission Hearing schedule, on the week of the hearing please visit: http://www.sfgov.org/site/planning_meeting.asp?id=15840 or call Aksel Olsen at 558-6616. For more information on this six-year planning process, please visit our website at http://marketoctavia.betterneighborhoods.org. In addition to providing information about the proposed General Plan, Planning Code and Zoning Map amendments, staff will also provide follow-up information on issues discussed at earlier hearings.
Together, the Commission actions are intended to implement the Market and Octavia Plan. In addition, an historic survey is currently being done of the project area; property owners considering constructing or altering a building in this area should consult with Planning Department staff to determine the historic resource status of their property. Property owners and interested parties are advised that height limits and other controls do not provide unqualified rights to development, but rather, proscribe the maximum potential building envelope that may be permitted; proposed buildings may not reach the maximum permitted building height/envelope. The Commission may also consider establishing interim procedures to guide the review of plans to construct new structures and alter existing structures to protect potentially eligible historic resources in the Plan Area prior to conclusion of an historic resources survey.
Members of the public may review a copy of the proposed amendments at the San Francisco Planning Department office at 1660 Mission Street 5th Floor, San Francisco, CA 94103, at the Public Library (the Main Library 100 Larkin St., and Harvey Milk branch library, 1 Jose Sarria Ct. (near16th & Market Sts.). An electronic copy of the proposed amendments and actions is available at http://marketoctavia.betterneighborhoods.org. At this hearing, the Planning Commission will consider the following aspects of the Plan:
a. 2003.0347MTZU (J. BILLOVITS (415) 558-6390/A. RODGERS: (415) 558-6395)
MARKET AND OCTAVIA PLAN AMENDMENTS - Informational hearing on components of the Market and Octavia Plan. Described in item 23 above. Staff will respond to Commissioner comments and questions on affordable housing, height controls and other topics raised at earlier public hearings. The Planning Commission may also finalize the Plan for adoption of amendments to the General Plan, Planning Code, Zoning Map and adoption of interim procedures for review of projects within the Plan area.
Preliminary Recommendation: Informational Item, no action requested.

b. 2003.0347MTZU J. BILLOVITS (415) 558-6390/A. RODGERS: (415) 558-6395)
MARKET AND OCTAVIA PLAN AMENDMENTS
Adoption of amendments to the General Plan for the area described in item 23 above. The proposed General Plan amendment would add a new area plan, the Market and Octavia Area Plan, and make related amendments to the Commerce and Industry, Housing, Recreation and Open Space and Transportation Elements, the Civic Center Area Plan, Downtown Area Plan.
Preliminary Recommendation: Adopt a Draft Resolution amending the General Plan.

c. 2003.0347MTZU (J. BILLOVITS (415) 558-6390/A. RODGERS: (415) 558-6395)
MARKET AND OCTAVIA PLAN AMENDMENTS
Adoption of amendments to the Planning Code for the area described in item 23 above. The proposed Planning Code amendment would revise Planning Code controls, including controls for land use, height and bulk, building design, loading, parking and establish new fees.
In order to fund the community improvements identified in the Plan, the Program document proposes to establish a Development Impact Fee, requiring the growth that generates the demand for additional infrastructure and services to provide some of the revenue required to fund the improvements. The proposal establishes a development impact fee on new residential and commercial development in the Plan Area. The fee proposal is $10.00 per square foot of residential development, and $4.00 per square foot of commercial development.
To encourage the provision of necessary and desirable public infrastructure improvements and also in order to mitigate the impacts of this increased localized density, the Department has established the Van Ness and Market Neighborhood Infrastructure Fund. Developers may provide in-kind public improvements (such as open space or streetscape improvements) or proportional in-lieu contributions to this fund that will allow the city to develop these facilities. The Department estimates that no more than 6 potential development sites would benefit from participating in the program. The Department has set the value of the additional FAR at par with the current market value of historic TDR credits ($15 per square foot).
Preliminary Recommendation: Adopt a Draft Resolution amending the Planning Code.

d. 2003.0347MTZU (J. BILLOVITS (415) 558-6390/A. RODGERS: (415) 558-6395)
MARKET AND OCTAVIA PLAN AMENDMENTS
Adoption of amendments to the Zoning Map for the area described in item 23 above.
The proposed Zoning Map amendment would revise Maps 2 and 2H, 7 and 7H, and 2SU and 7SU. The proposed Planning Code text and map (Zoning Map) amendments would a) establish three new zoning districts, b) amend the Hayes-Gough, Upper Market, and Valencia Neighborhood Commercial Districts (NCDs), c) update height and bulk districts, d) establish the Market and Octavia Community Improvements Impact Fee, and e) make related revisions necessary to implement the General Plan. The proposed changes are described in greater detail in Case 2003.0347T (above). As part of Case No. 2003.0347T, the proposed Planning Code text amendment would revise Planning Code controls, including controls for land use, height and bulk, building design, loading, parking and establish new fees. The proposed amendments are described more fully below:
Establishment of Three Zoning Districts in the Plan Area
The Transit-Oriented Residential Use District (RTO) will replace most of the RH and RM districts zoning north and south of the Market Street corridor, extending north to Turk Street, west to Noe and Scott Streets, and South to Sixteenth Street. The proposed RTO district will encourage moderate-density, multi-family, and residential infill. Because of the availability of transit service, proximity of retail and services within walking distance, and limitation on permitted parking the RTO permits the construction of some housing without accessory parking. Parking controls will establish maximum caps (instead of existing minimum requirements) and housing density will be controlled by building envelope to encourage housing within buildings in keeping with neighborhood scale. Proposed heights in Residential Transit Oriented (RTO) Districts and RH districts primarily remain 40 and 50 feet as currently classified; in some RTO areas, permitted heights will change from 50, 80 and 105 feet to 40 and 50 feet.
A Neighborhood Commercial Transit District (NCT) will overlay the Hayes-Gough Neighborhood Commercial District and portions of the Upper Market and Valencia Neighborhood Commercial Districts within the Market and Octavia neighborhood. In named NCT and NC-1 (T) districts, parking controls will establish maximum caps (instead of existing minimum requirements) and housing density will be controlled by building envelope to encourage housing above ground-floor retail uses. These districts will largely keep the existing specific use-size controls. They include current Neighborhood Commercial Districts (Hayes-Gough, portions of the Upper Market, Valencia) and several parcels currently zoned NC-1.
The Van Ness and Market Downtown Residential Special Use District (VNMDR-SUD) will permit the development of a transit-oriented, high-density, mixed-use neighborhood around the intersections of Van Ness Avenue and Market Street and South Van Ness Avenue and Mission Street. This SUD will overlay existing C-3-G districts and existing C-M districts will be rezoned to C-3-G with this new VNMDR-SUD. Parking controls will establish maximum caps (instead of existing minimum requirements) and housing density will be controlled by building envelope to encourage housing in buildings with mixed-used podiums and some residential towers at two key intersections: Market Street and Van Ness Avenue and Mission Street and South Van Ness Avenue. Proposed heights in the Van Ness and Market Downtown Residential Use District (VNMDR-SUD) will change from 120, 130, 150, 160, 200 and 320 feet to 85, 120, 200, 320 and 400 feet; towers will be permitted over a podium of 85 or 120 feet; the highest towers will be permitted in the vicinity of the Market Street/Van Ness Avenue intersections.
In the Transit-Oriented Neighborhood Commercial Use Districts (NCT), height districts will change from 50, 80 and 105 feet to primarily 55, 65 and 85 feet; these districts will be located in SoMa West and along Market Street. The NCT district will largely replace C-M and NC-3 districts. In the NCT district, parking controls will establish maximum caps (instead of existing minimum requirements) and housing density will be controlled by building envelope to encourage housing above ground-floor retail uses. These districts will largely keep the existing specific use-size controls in place in the NC-3 district. Some heights on some parcels near Brady Street will change from 105 and 60 feet to 40 feet and 85 feet on parcels surrounding a proposed public open space.
Preliminary Recommendation: Adopt a Draft Resolution amending the Zoning Map.

e. 2003.0347MTZU (J. BILLOVITS (415) 558-6390/A. RODGERS: (415) 558-6395)
MARKET AND OCTAVIA PLAN AMENDMENTS - Adoption of a resolution establishing interim procedures for the area described in item 23 above. Case Establishing interim procedures for Planning Department use for review of projects proposed within the Market and Octavia Plan area to protect potential historic buildings and potential eligible historic district or districts until an historic resources survey (Survey) is completed and the results of the Survey are incorporated into the Market and Octavia Plan and implementing instruments.
Preliminary Recommendation: Adopt a Draft Resolution adopting interim procedures.

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 9:59:57 PM