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City and County of San Francisco

November 2, 2006

November 2, 2006

SAN FRANCISCO

PLANNING COMMISSION

Meeting Minutes

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, November 2, 2006

2:00 PM

Regular Meeting

COMMISSIONERS PRESENT: Alexander, Olague, Antonini, Lee, Moore and Sugaya

COMMISSIONER ABSENT: None

THE MEETING WAS CALLED TO ORDER BY PRESIDENT ALEXANDER AT 2:45 P.M.

STAFF IN ATTENDANCE: Dean Macris – Director of Planning, Larry Badiner – Zoning Administrator, Linda Avery – Commission Secretary.

  • 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. (K. RICH: (415) 558-6345)

VISITACION VALLEY REDEVELOPMENT AREA PRELIMINARY PLAN - In 2005 the Board of Supervisors adopted a Visitacion Valley Redevelopment Survey Area and asked the Planning Department and Redevelopment Agency to initiate the process for adopting a Redevelopment Project Area. According to state law, the Planning Commission must submit a Preliminary Plan, containing proposed boundaries, goals, and general land uses, to the Redevelopment Agency. Staff will present additional background information and ask for approval of the Preliminary Plan.

Preliminary recommendation: Approve Preliminary Plan.

(Proposed for Continuance to November 9, 2006)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Alexander, Antonini, Lee, Moore, Olague and Sugaya

2. (J. Lau: (415) 558-6383)

Presentation on Proposed Planning Code Amendments to Industrial Districts in Bayview Hunters Point - Informational Item. The Department is preparing a set of zoning modifications for certain M-1 and M-2 designated areas in the Bayview Hunters Point district. The Department is proposing this zoning update to 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. In general, the Code amendments would continue to permit a wide range of light and contemporary industrial activities, while restricting the size of retail and office development in the area. The zoning revisions will also standardize and codify existing land use policies and controls that currently discourage or prohibit residential development in these industrial zones.

Preliminary Recommendation: Hold hearing on informational item. No action is proposed at this time.

(Proposed for Continuance to November 9, 2006)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Alexander, Antonini, Lee, Moore, Olague and Sugaya

3. 2006.0897D (A. STARR: (415) 558-6362)

3300 CLAY STREET - at the southeast corner of Clay Street and Presidio Avenue, Lot 003 in Assessor's Block 0997- Request for Discretionary Review of Building Permit Application No. 2006.02.27.5519proposing to remove the ground floor storage area of a six-unit residential building, excavate a portion of the ground floor, and install a 6-car garage with a 10' wide garage door on Presidio Avenue. The existing building is a four-story, six-unit building in an RM-1 (Residential, Mixed Districts, Low-Density) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take DR and approve the project as submitted.

(Continued from Regular Meeting of October 19, 2006)

(Proposed for Continuance to December 14, 2006)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Alexander, Antonini, Lee, Moore, Olague and Sugaya

4. (S. WERTHEIM: (415) 558-6612)

ECONOMIC DEVELOPMENT PLAN - Informational presentation on the San Francisco Economic Strategy. The City is undertaking its first-ever comprehensive planning process devoted to economic development, as initiated by passage of Proposition I in November of 2004. Dr. Ted Egan, Director of Analysis at ICF Consulting, is the lead consultant for the project.

Preliminary Recommendation: No action required

(Proposed for Continuance to December 14, 2006)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Alexander, Antonini, Lee, Moore, Olague and Sugaya

5. (J. IONIN: (415) 558-6309)

WTS GUIDELINES - Informational Presentation on the current status of the W.T.S. Guidelines: a brief history; preference location summary; accessory use determinations; and an overview of the supplemental guidelines adopted in 2003.

(Proposed for Continuance to December 14, 2006)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Alexander, Antonini, Lee, Moore, Olague and Sugaya

6. 2006.0833D (R. CRAWFORD: (415) 558-6358)

1 Palo Alto Drive (aka 1 Avanzada aka 250 Palo Alto) - Assessor's Block 2724 Lot 003 - Mandatory Discretionary Review of Building Permit Application Nos. 2006 0621 4679 for replacement of four existing small receive-only antennas and the addition a fifth such antenna to the fifth level of Sutro Tower and, 2006 0621 4681 for the addition of four receive-only antennas to the roof of the existing control building at the SUTRO TOWER Broadcast facility. This project lies within the RH-1, Residential House, One Family District and within a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and Approve with Conditions

(Continued from Regular Meeting of September 14, 2006)

(Proposed for Continuance to December 14, 2006)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Alexander, Antonini, Lee, Moore, Olague and Sugaya

PLEASE NOTE: The Planning Commission has temporarily altered the Order of Business for this hearing. COMMISSIONERS QUESTIIONS AND MATTERS and DIRECTOR'S REPORT will follow item #19 - Market and Octavia Plan Amendments, Hearing #2.

B. 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.

David Beaupre –Resident of 199 Tiffany Street unit #404 (3294 Mission Street/29th). You need to investigate the violations on this.

Alexander Saphiro Resident of the 199 Tiffany Street unit #405

Requested investigation of violations against the conditional use permit issued for case number 2001.7VC.

Ms. Bland Platt: I'm handing out to the commission's secretary the settlement agreement for the Emporium demolition including a letter from the mayor

Marilyn Amini: This is a letter given out on Wednesday at the Supervisor's Land Use and Economic Development committee. I forwarded to City Attorney, Kate Stacey a question regarding requirements of Administrative Code, chapter 31.

Elizabeth Ernard Law firm of Sideman and Bancroft

-Representing 24 homeowners of 199 Tiffany St. Requested investigation of violation of the conditional use permit.

-The Planning Commission required common open space of 5,000 square feet as a rear yard for the sole use of residents and guests

-Please give your immediate consideration to this issue.

Robert McCarthy on behalf of Broadcast Owners Sutro Towers

Requesting to make a decision on the request for continuance to the 14th. It's been pending over three months.

DIRECTOR'S ANNOUNCEMENT:

Mr. Badiner-Zoning Administrator

Cookie Woeber, Board of Appeals' court reporter, passed away. She provided light and fun. She had a wonderful sense of humor and heart. I would ask that you adjourn this hearing in honor of Cookie.

  • C.REGULAR CALENDAR

7. 2006.0919I IA (S. WERTHEIM: (415) 558-6612)

HAIGHT ASHBURY FREE CLINICS, INC. ABBREVIATED INSTITUTIONAL MASTER PLAN - Public Hearing on the Abbreviated Institutional Master Plan for the Haight Ashbury Free Clinics, Inc., which contains a description of the institution's physical plant and employment, affirmative action program, ownership of properties, services provided and population, parking availability, and also describes proposed changes to the institution. Changes proposed in this IMP include closing three facilities in the Haight Ashbury neighborhood and opening a consolidated facility in the Mission District. This item is for receipt of public testimony only.

Preliminary Recommendation: No action is required.

SPEAKERS

Clifford Puente

-Deceased sister was a resident with cancer at 586 Cole Street.

-The clinic refused to give her the most basic rights (heat). She got an infection that became pneumonia.

-They are just looking for profit.

Ted Loewenberg

-Asking City to conduct audits for financial and etiquette standards.

Norman Larson

-Opposed to expansion of first floor of Height and Clayton clinic.

-Clinic has helped increase criminal activities. It does not respect the neighborhood.

Erwin Pirolt

-Live at 415 Clayton St., two doors from 409 Clayton, which used to be a free clinic.

-It created disturbances in the neighborhood.

Doerte Murray

-The master plan draft published in 2004 is different from the current one

-Employee and client count has gone down. Why do they need so much more space?

No action required by the Commission. This item was for public hearing only

8. 2006.0797C IA (S. VELLVE: (415) 558-6263)

510 FREDERICK STREET - northwest corner at the intersection of Frederick and Stanyan Streets; Lot 0065 in Assessor's Block 1263 - Request for Conditional Use Authorization pursuant to Section 209.6 of the Planning Code to install a total of three (3) antennas screened from view on the roof of an existing approximately 50-foot tall mixed-use structure, as part of Sprint's wireless telecommunications network within an NC-1 (Neighborhood Commercial) District, and 40-X Height and Bulk District. The related equipment cabinets would be located within the subject building. Per the City and County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 2 as it is a co-location site.

Preliminary Recommendation: Approval with conditions

SPEAKERS

Larry Burgheimer

-I'm opposed to this request. The antenna would block the views of the downtown

Martin Urban –Tenant at Frederick

-I'm opposed for health and safety issue concerns.

ACTION: Approved

AYES: Alexander, Lee, Antonini, Moore, Sugaya, and Olague

MOTION: 17330

9. 2006.1040C IA IB (S. YOUNG: (415) 558-6346)

2110 CLEMENT STREET - north side between 22nd and 23rd Avenues, Lot 009 in Assessor's Block 1411 - Request for Conditional Use authorization under Sections 717.27, 186.1(b), and 303 of the Planning Code to legalize the extension of the hours of operation of an existing nonconforming full-service restaurant ( My Favorite Cafe , which primarily serves Asian inspired snacks and desserts) in the Outer Clement Neighborhood Commercial District (NCD) and a 40-X Height and Bulk District. The proposed hours of operation are 1 p.m. to 1 a.m. Sunday though Thursday, 1 p.m. to 2 a.m. Friday and Saturday, and extended hours to 2 a.m. during holidays (i.e. period of one to two weeks during Christmas and Spring breaks). The proposal would not involve any tenant improvements to the existing commercial space or exterior modifications to the existing building envelope. Section 717.27 of the Planning Code allows the nonconforming restaurant to operate from 6 a.m. until 11 p.m. as of right and requires conditional use authorization to operate between the hours of 11 p.m. and 2 a.m. In January 2006, this proposal to extend the hours of operation of the restaurant from 1 p.m. to 12:30 a.m. Sunday through Thursday and 1 p.m. to 2 a.m. Friday and Saturday, was granted Conditional Use authorization by the Planning Commission for a limited duration of 9 months under Case No. 2005.0565C.

Preliminary Recommendation: Approval with modifications and conditions

SPEAKERS

Loren Lopin

-Submitted a petition of 22 neighbors opposing the hours of operation.

Jackson McElmell

-Urge you to restrict to normal hours up to 11pm.

ACTION: Approved as modified by staff

AYES: Alexander, Antonini, Lee, Antonini, Moore, Sugaya, and Olague

MOTION: 17331

10. 2006.0983DD IB IIA (G. CABREROS: (415) 558-6169)

662 12TH AVENUE - east side between Balboa and Cabrillo Streets; Lot 035 in Assessor's Block 1633 - Requests for Discretionary Review of Building Permit Application No. 2006.05.09.1153 proposing a one-story-over-ground floor, 25-foot deep rear addition to a three-story-over-garage, single-family residence 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

SPEAKERS:

Kristine Ng.

-The construction disrupts the property line and light would be reduced more than 50%.

Darryl Wilburn

-I'm concerned that this project will impact the value of our property.

-Asked that the remodeling stay within the guidelines of the area.

Gloria Henry-666 12th Ave.

-It will impact light, which will burden us economically because the increased need for electricity is so expensive.

Barry Lee

-This house is the biggest on the block. Sunlight will be obstructed as well as street parking.

ACTION: Continued on January 18, 2007 to consider light obstruction and mid-block open space

AYES: Alexander, Antonini, Lee, Moore, and Sugaya

NAYES: Olague

Item 11 and 12 were called and heard together

11. 2006.1216B IIA (C. Nikitas: (415) 558-6306)

1600 Owens Street, a.k.a. Mission Bay South Blocks 41-43, Parcel 4; a.k.a. Lot 010 in Assessors Block 8709- 1600 Owens Street, aka Mission Bay South Blocks 41-43, Parcel 4; aka Lot 010 in Assessors Block 8709 - application for design review and office allocation pursuant to Planning Code Section 321 et seq. to construct a new, approximately 245,500 gross-square-foot laboratory/office building ten stories and approximately 160 feet in height, requesting up to 228,000 square feet of office space, with ground floor retail. Off-street parking will be provided off-site, in a parking garage on Parcel 6. The site is located in a Mission Bay Commercial-Industrial-Retail zoning district, and an HZ-7 Height District.

Preliminary Recommendation: Approval with conditions.

(Continued from Regular Meeting of October 26, 2006)

SPEAKERS

Corinne Woods, Chair Mission Bay Citizen Advisory Committee

-We approve the projects and are looking forward to the activation of the Life Science Buildings.

ACTION: Approved with conditions recommended by staff and amended:

-Lobby doors to remain open during business hours.

AYES Alexander, Antonini, Lee, Moore, Olague, and Sugaya

MOTION: 17332

12. 2006.1212B IIA (M. Glueckert: (415) 558-6543)

1500 Owens Street a.k.a. Mission Bay South - Blocks 41-43, Parcel 5; a.k.a. Lot 006 in Assessors Block 8709 - application for design review and office allocation pursuant to Planning Code Section 321 et seq. to construct a new, approximately 160,600 gross-square-foot laboratory/office building, six stories and approximately 90' in height, requesting up to 158,500 square feet of office space, with ground floor retail. Off-street parking will be provided off-site, in a parking garage on Parcel 6. The site is located in a Mission Bay commercial-industrial-retail zoning district, and an HZ-5 Height District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of October 26, 2006)

SPEAKERS

Corinne Woods, Chair Mission Bay Citizen Advisory Committee

-We approve the projects and are looking forward to the activation of the Life Science Buildings

ACTION Approved with conditions recommended by staff and amended:

-Lobby doors to remain open during business hours.

AYES Alexander, Olague, Antonini, Lee, Moore, and Sugaya

MOTION: 17333

13. 2006.0070T IIA IIB (C. NIKITAS (415) 558-6306)

CONTROLS FOR THE REMOVAL OF DWELLING UNITS - Intent to initiate an amendment to the Planning Code - Proposed addition of Section 317 to the Planning Code, that would stipulate Mandatory Discretionary Review of any application resulting in the removal of dwelling units through merger, demolition, or conversion, where such application does not require Conditional Use authorization under current provisions of the Code. The intent to initiate the Code amendment allows advertising for a future hearing to proceed, and the proposed amendment will be considered at such future public hearings.

Preliminary Recommendation: Adopt a resolution of intent to initiate.

(Continued from Regular Meeting of October 26, 2006)

SPEAKERS

Sue Hestor

-Urged the Commission to have a public hearing the first week of December.

-Consider this in conjunction with legislation from Supervisor Maxwell.

-Hearing should not exempt the very expensive homes.

Bland Platt

-Language is complicated. Allow plenty of time before coming back.

ACTION Approved initiation

AYES Alexander, Olague, Antonini, Lee, Moore, and Sugaya

MOTION: 17334

14. 2006.1221E IIB (L. GIBSON: (415) 558-5993)

Amendment of Administrative Code Chapter 31 [Board File No. 061311] Ordinance introduced by Supervisor Ma amending Administrative Code Chapter 31 provisions for appeals of environmental documents and determinations to the Board of Supervisors under the California Environmental Quality Act, as well as public notice of such determinations and environmental documents.

Preliminary Recommendation: Adopt resolution supporting Board adoption of the ordinance, with Department-recommended modifications.

NOTE: On October 19, 2006, following public testimony, the Commission closed public hearing and continued the matter to October 26, 2006, by a vote +6 –0.

NOTE: On October 26, 2006, the Commission re-opened the hearing and continued this item to November 2, 2006. They instructed that a letter be sent to the Board of Supervisors requesting that they take no action on this matter and continue it until the Commission can hold its public hearing. The vote was (+5 –0) with Alexander absent.

SPEAKERS

Joseph Butler

-Look internally to improve and prevent the need of appealing.

-The 10-day appeal period is too short a time for the public to comment.

Bland Platt

It is not right to pay out of pocket for appeals to every department

Steve Williams

-Recommend disapproval or send it back to be re-written.

Steve

-Support this legislation. Move it forward

Marilyn Amini

-Administrative Code says that any modification of this chapter shall be a resolution by you.

-Asked for continuance.

Hiroshi Fukuda

-This is unobtainable for small operations.

-Deadlines are not clear.

ACTION: Approved with modifications:

-To include 20-day review for all CEQA actions.

-Request that the Board of Supervisor review the 5-acre stipulation.

-Suggestions to staff to continue examining CEQA reviews to address questions by the public.

-Include changes from staff from the Memorandum dated October 25, 2006.

AYES: Alexander, Antonini, Lee, and Sugaya

NAYES: Moore and Olague

RESOLUTION: 17335

15. 2002.1129E (S. JONES; (415) 558-5976)

San Francisco Marina Renovation - Certification of Final Environmental Impact Report. The proposed project is the renovation of the San Francisco Marina at 3950 Scott Street (Assessor's Block 900, Lot 003). Water-side improvements would include installation of three new breakwater structures and the removal of two existing breakwater structures; reconstruction of portions of the degraded rip-rap slopes around the interior shorelines of the marina and along the outer seawall (between the St. Francis and Golden Gate Yacht Clubs); maintenance dredging; replacement and reconfiguration of the floating docks and slips; replacement of gangways and security gates; installation of an oily water and sewage pump-out facility and refurbishment of two sewage pump-out facilities; upgrade of electrical and water services to the new floating docks; and improved lighting on the docks. Landside improvements would include renovation of marina restroom, shower, and office buildings; conversion of a vacant building (former Navy Degaussing Station) into office space; construction of a new 1,000-square-foot maintenance building; and restriping of existing parking lots. The project site is within a P (Public) Use District and an OS (Open Space) Height and Bulk District.

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.

Preliminary Recommendation: Certify the Final Environmental Impact Report

(Continued from Regular Meeting of October 26, 2006)

We have a written request for 30-day Continuance from the Sierra Club for the case for the Marina Project.

SPEAKERS [for continuance]:
Cole

-We do need two months to take care of a lot of issues.

ACTION: Without hearing the proposal, continued to January 11, 2007

AYES: Alexander, Antonini, Lee, Moore, Olague and Sugaya

16. 2006.0966ET IIB IIIA (D. SIDER: (415) 558-6697)

CONDITIONAL USE REQUIREMENT TO CHANGE THE USE OF A SCHOOL- Ordinance introduced by Supervisor Alioto-Pier as part of Board File No. 061163 which would amend portions of the Planning Code in order to (1) require Conditional Use authorization for any project involving the change in use of an elementary or secondary school and (2) require specific findings as part of any such Conditional Use authorization.

Preliminary Recommendation: Approval

SPEAKERS None

ACTION Approved

AYES Alexander, Antonini, Lee, Moore and Sugaya

RESOLUTION: 17336

Item 17 and 18 were called and heard together

17. 2006.1214ET IIIA (D. SIDER: (415) 558-6697)

Grocery Stores and Formula Retail Controls- Ordinance introduced by Supervisor Elsbernd as part of Board File No. 060032 which would amend portions of the Planning Code relating to the application of formula retail controls to grocery stores.

Preliminary Recommendation: Approval

(Continued from Regular Meeting of October 26, 2006)

SPEAKERS

Ed Bradhart

-Opposes the proposal. It will have a negative impact.

Steve Redel

-In favor of legislation with the additional amendment about the retroactive date.

ACTION Approved as amended by staff

AYES Alexander, Antonini, Sugaya, Moore, Lee

ABSENT Olague

Resolution: 17337

18. 2006.1222ET (D. SIDER: (415) 558-6697)

Conditional Use requirement to demolish or change the use of a grocery store- Ordinance introduced by Supervisor Elsbernd as part of Board File No. 061261 which would amend portions of the Planning Code in order to (1) require Conditional Use authorization for any project involving the change in use or demolition of a general grocery store and (2) require specific findings as part of any such Conditional Use authorization.

Preliminary Recommendation: Approval

(Continued from Regular Meeting of October 26, 2006)

SPEAKERS

Ed Bradhart

-Opposes the proposal. It will have a negative impact.

Steve Redel

-In favor of legislation with the additional amendment about the retroactive date.

ACTION Approved as amended: Retroactive to September 12, 2006

AYES Alexander, Antonini, Lee, Moore, and Sugaya

ABSENT Olague

RESOLUTION: 17338

8:00 p.m.

IIIA; IIIB; IVA

19. 2003.0347EMTZ (J. Billovits (415) 558-6390/A. Rodgers: (415) 558-6395)

Market and Octavia Plan Amendments - The Planning Commission will hold a series of public hearings beginning on or after October 26, 2006, to consider Case No. 2003.0347EMTZ, adopting a Motion to certify the Final Environmental Impact Report and adopt CEQA Findings and consider resolutions to adopt amendments to the San Francisco General Plan, Planning Code and Zoning Map related to the Market and Octavia Neighborhood Plan. A series of public hearings are scheduled for October 26, 2006, Nov. 2, 2006, Nov. 9, 2006, and Nov. 16, 2006. The Commission will consider and receive public comment on specific aspects of the Plan and proposed amendments at each hearing. The series of hearings will culminate in a hearing to consider adoption actions on or after Dec. 7, 2006.

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 toTurk 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).

At the hearings, the Planning Commission will consider a rezoning and public improvements program 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 http://marketoctavia.betterneighborhoods.org.

Specifically, the Commission will consider the following actions:

  • Case 2003.0347E – Certification of the Final Environmental Impact Report and adoption of CEQA Findings on the Market and Octavia Plan.
  • Case 2003.0347M - a proposed General Plan amendment that 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, South of Market Area Plan and the Land Use Index;
  • Case 2003.0347T - a proposed Planning Code text amendment that would revise Planning Code controls, including controls for land use, height and bulk, building design, loading, parking and new fees;
  • Case 2003.0347Z - a proposed Zoning Map amendment that 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.

Together, these four Commission actions are intended to implement the Market and Octavia Plan. Generally, these changes are described on page 3 of this document.

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.

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. (near 16th & Market Sts.). An electronic copy of the proposed amendments and actions is available at http://marketoctavia.betterneighborhoods.org.

Draft Schedule for Planning Commission Hearing

This calendar gives notice that the Planning Commission will be hearing the following aspects of the Market & Octavia Plan on or after November 2, 2006. 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.

Hearing #2 – November 2, 2006

Staff will provide the presentation to the Planning Commission and members of the public on the following aspects of the Market & Octavia Plan: Historic Preservation, Parking and Housing Density Controls. At this hearing, Planning Department staff will present information on the Plan and the Planning Commission will hear public comment on the subjects discussed at the hearing.

Preliminary Recommendation: Informational Presentation and Public Comment; No Commission Action requested.

SPEAKERS

Ed Bedard

-Get rid off garages.

-Let rhythm of garden take place instead of cars.

Jason Henderson

-Reducing parking will create a critical mass of shoppers.

Sarah Karlinsky

-SPUR is very supportive of and interested in housing people and not cars.

Paul Olsen

-Historic Preservation is very important

-Large plan areas with a very low amount of parking does not work

Bland Platt

-There is no architectural survey. The CEQA document can not be complete until you have it

Michael Schoenig

-I'm respresenting the Symphony, Opera, Asian Art Museum and Conservatory of Music.

-This plan will have a severe impact for us.

-I request your support for the proposal made in this plan that referrs to the Art's garage.

Dennis Richards

-President of the Duboce Triangle Neighborhood Association represent 3,000 households.

-We have worked with planning staff and are very pleased with the progress.

Alan Martinez

-The preservation funds committee is paying for most of the surveys

-There is an important tool missing and that is the character of the neighborhoods

-If the plan is going to stay on schedule, speed up the survey.

Demian Quesnel

-The Hayes Valley Neighborhood Association has been invloved in the plan from the beginning.

We share the same goals and want to create the best neighborhood we can.

-The reduce parking will have an impact on the Eureka and Castro neighborhoods.

Robert Rhine

-Representing Lafayette Neighborhood Association. We invite you on a walking tour of our neighborhood.

-Density, height snf parking are going to be big problems in our neighborhood

Charles Chase, San Francisco Herittage

-Over the past six years Herittage has been concerned that the plan does not include historic resources. They should be included with findings as well.

Peter Lewis, Director of Mission Dolores Neighborhood Association

-The historic survey should inform the plan. You can not move the plan forward without completing the survey

-Any new construction should have one-to-one parking. The Mission Dolores area already has parking issues every weekend.

Bernie Choden

-In line with the original Downtown Plan, I suggest the idea of using gateways to intercept and to ease the pain of mass transit.

Eric Dash - Natoma

-Our are is a buffer zone. The heights are proposed for 85 feet and in our neighborhood the appropriate height should be 50 feet.

Frank Weiss

-Eureka Valley Association looks forward to reasonalbe self determinations in this area.

-Limiting parking will affect our neighborhood for the visitors who come to the Castro area.

Mark Paez - Friends of 1800 and Duboce Triangle Neighborhood Association

-Submitted a letter from the organization notifying the commission of the serious legal deficiency of this plan process.

-There is no historic preservation analysis. It does not respond to neighborhood needs

Gabriel Proo - Friends of Saint Francis Child Care

-The plan supports existing housing, but does it support non-profit to stay in the area?

Judith Hoyem - Friends of 1800

-Asked the Commission to consider delaying the finalization of the plan.

Curt Holzinger - Duboce Triangle Neighborhood Association

-Housing should be built on Church and Market Streets, which are commercial transit areas.

-High density is a big issue in inner blocks

Peter Cohen

-The current parking ratio is .5 ratio and it should be a reference point

-Garage addtitions should not be allowed.

Joe Curtin - Castro Area Planning and Action

-New development along Market Street would bring a lot of life and create new housing opportunities. I would like to see diversity of housing.

-Parking should be kept at minimum of .5 per unit.

-I support the idea of waiting for the findings of the historic resource survey and the implementation of it.

Cynthia

-Loss of space and historic resources has not been evaluated

Tes Welborn

-Density helps affordability housing. There are different parking areas in the plan

Robin Levitt

-Building a lot of parking will atract more cars and increase traffic.

Karen

-Height is a concern and there is no need for more parking.

Defyn

-I support the parking provisions in the plan. They will protect historic resources and neighborhoods.

Rufino de Leonor

-We need more parking when there is an increase in density and activity.

Scott Clark

-Make developments that will fit into the neighborhood.

-No need for more parking.

Adam Miller

-Historic preservation will not weaken this plan. It will give more protection.

-Affordable housing is much more important than parking.

Jim Key

-The interim controls are adequate. Strengthen what is going on and protect historic preservation.

ACTION: Following public testimony, President Alexander closed the public hearing for the day. The next public hearing is scheduled for 2/8/07. This was scheduled for information and public discussion only. No action by the Commission was taken.

EXCUSED: Sugaya

D. COMMISSIONERS' QUESTIONS AND MATTERS

20. 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.

NONE

E. DIRECTOR'S REPORT

  1. Director's Announcements

NONE

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

Board of Supervisors:

-Chapter 31 Amendment was continued to allow for your comments today.

-Supervisor Maxwell's Eastern Neighborhood resolution was continued for November 29

-Planning code amendment enabling transit shelter advertising along Third Street and the water front was heard and Passed

-Supervisors Ma and Daly introduced interim zoning controls. Recreational space that suffers a change in use or reduction of more than 5,000 square feet will require a CU -18 moths.

Board of Appeals:

NONE

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

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

SPEAKERS

Sue Hestor

-You are doing the right thing when dealing with questions

-3D representations are very helpful. It is a tool that really helps to understand the project

Adjournment in memory Of Cookie Woeber: 10:25 P.M.

THESE MINUTES WERE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, June 28, 2007.

SPEAKERS: None

ACTION Approved

AYES: Alexander, Olague, Antonini, W. Lee, Moore and Sugaya.

ABSENT: S. Lee

NOTE: Per Section 67.18 of the Administrative Code for the City and County of San Francisco, Commission minutes contain a description of the item before the Commission for discussion/consideration; a list of the public speakers with names if given, and a summary of their comments including an indication of whether they are in favor of or against the matter; and any action the Commission takes. The minutes are not the official record of a Commission hearing. The audiotape is the official record. Copies of the audiotape may be obtained by calling the Commission office at (415) 558-6415. For those with access to a computer and/or the Internet, Commission hearings are available at www.sfgov.org. Under the heading Explore, the category Government, and the City Resources section, click on SFGTV, then Video on Demand. You may select the hearing date you want and the item of your choice for a replay of the hearing.

Last updated: 11/17/2009 10:00:23 PM