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February 9, 2012

New Page 1

 

SAN FRANCISCO

PLANNING COMMISSION

Meeting Minutes

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, February 9, 2012

12:00 PM

Regular Meeting

 

 

COMMISSIONERS PRESENT:  Miguel, Antonini, Borden, Fong, Moore and Sugaya

 

THE MEETING WAS CALLED TO ORDER BY PRESIDENT MIGUEL AT 12:14 P.M.

 

STAFF IN ATTENDANCE:  John Rahaim – Director of Planning, Scott Sanchez- Zoning Administrator, Sophie Hayward, Diego Sanchez, Thomas Wang, Sharon Lai, Dough Vu, Corey Teague, Elizabeth Watty, Aaron Starr, Glenn Cabreros, Aaron Hollister, and Linda Avery – Commission Secretary.

 

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.

           

1.         2004.0976E                                                                         (D. LEWIS: (415) 575-9095)

376 Castro Street - northwest corner of the intersection of Castro and Market Streets; Lot 6 in Assessor’s Block 2623 - Appeal of a Preliminary Mitigated Negative Declaration - The proposed project would involve demolition of an existing automotive gasoline and service station, and construction of a six-story, approximately 65-foot-tall, 43,070-square-foot, mixed-use building with 24 residential units, approximately 2,990 square feet of ground-floor commercial space and a 14-space underground parking garage with ingress and egress from Castro Street. The project site is located within the Upper Market Street Neighborhood Commercial District and a 65-B Height and Bulk District.

Preliminary Recommendation: Uphold the Preliminary Mitigated Negative Declaration

(Proposed for Continuance to March 1, 2012)

 

SPEAKERS:     None

ACTION:           Continued Indefinitely

AYES:              Miguel, Antonini, Borden, Fong, Moore, Sugaya

 

2.         2011.1381TZ                                                               (S. Hayward:  (415) 558-6372)

Amendments to the Planning Code, adding new Section 249.66 to establish the Art and Design Special Use District at 1111 Eighth Street and Amending Sectional Map SU08 of the Zoning Map [Board File No. 11-1278].  Ordinance introduced by Supervisor Cohen adding Planning Code Section 249.66 to establish the Art and Design Special Use District at 1111 Eighth Street to facilitate the continued operation of the California College of the Arts and provide a regulatory scheme for a potential future phased expansion of the campus; and adopting findings, including environmental findings, Planning Code Section 302 findings, and findings of consistency with the General Plan and the priority policies of Planning Code Section 101.

                        (Proposed for Continuance to April 5, 2012)

 

SPEAKERS:     None

ACTION:           Continued as proposed

AYES:              Miguel, Antonini, Borden, Fong, Moore, Sugaya

 

            3.         2009.0156E                                                                         (J. BATTIS: (415) 575-9022) 

89 BELGRAVE AVENUE - south side between Stanyan and Shrader Streets; Lot 072 of Assessor’s Block 2688 - Appeal of Preliminary Mitigated Negative Declaration for the proposed project entailing 1) subdivision of an existing 7,500-square foot parcel into two lots, resulting in an approximately 4,200-sq ft lot with 42 feet of frontage along Belgrave Avenue containing an existing single-family residence, and a second undeveloped approximately 3,300-sq ft parcel with 33 feet of frontage along Belgrave Avenue to the west of the existing building; 2) enlarging an existing 2,270-sq ft residence by approximately 2,000 sq ft, resulting in an approximately 4,210-sq ft, approximately 37-foot-high building with two off-street parking spaces; and 3) construction of a new approximately 3,971-sq ft, 37-foot-high three-story-over two-car garage single-family residence. The project site is located within an RH-1(D) (Residential House, One-Family (Detached Dwelling)) District and a 40-X Height and Bulk District in the Haight-Ashbury neighborhood. The proposed project would require a variance from the minimum lot area requirements.

                        (Continued from Regular Meeting of November 17, 2011)

                        (Proposed for Continuance to March 22, 2012)

 

SPEAKERS:     None

ACTION:           Continued as proposed

AYES:              Miguel, Antonini, Borden, Fong, Moore, Sugaya

 

B.         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

 

4.         2011.1064C                                                                   (S. Hayward: (415) 558-6372)

2800 SLOAT BOULEVARD - north side of Sloat Boulevard, between 46th and 47th Avenues, Lot 001 in Assessor's Block 2515 - Request for Conditional Use Authorization, pursuant to Planning Code Section 303(e), to add two years to the validity of the previously approved Conditional Use Authorization for the proposed project originally approved November 13, 2008 under Case No. 2005.1066C. The project includes the demolition of three existing commercial buildings and a 34-space parking lot, and the construction of three new mixed-use, five-story, 60-foot-tall buildings totaling approximately 120,000 gross square feet (gsf) over a 112-space subterranean parking structure and a one-story approximately 1,000 gsf commercial building. The project would include 56 dwelling units, approximately 23,000 gsf of ground-floor commercial uses including an open-air market. The three existing commercial buildings on the project site proposed for demolition include a retail shop (Aqua Surf Shop), restaurant/café (John's Ocean Beach Café), and a motel (Robert's Motel). The project site is within the NC-2 (Small-Scale Neighborhood Commercial) zoning district, 100-A Height and Bulk district, and the Local Coastal Zone Permit Area.

                        Preliminary Recommendation:  Approval with conditions                                                

            (Continued from Regular Meeting of January 26, 2011)

 

SPEAKERS:     None

ACTION:           Approved

AYES:              Miguel, Antonini, Borden, Fong, Moore, Sugaya

MOTION:           18538

 

5.         2011.1434C                                                                       (D. Sánchez:  (415) 575-9082)

1050 South Van Ness Avenue - west side between 21st and 22nd Streets, Lot 053 in Assessor’s Block 3615 - Request for Conditional Use Authorization under Planning Code Sections 209.3(f), 178 and 303 to expand an existing child care facility (d.b.a. Mission Kids Day Care) that provides less than 24 hour care to 13 or more children by 825 square feet to service up to 33 children in total within the RTO-M (Residential, Transit Oriented, Mission Neighborhood) Zoning District and a 50-X Height and Bulk district.

Preliminary Recommendation: Approval with Conditions

 

SPEAKERS:     None

ACTION:           Approved

AYES:              Miguel, Antonini, Borden, Fong, Moore, Sugaya

MOTION:           18539

 

6.         2011.1219C                                                                           (T. WANG: (415) 558-6335)

2138 IRVING STREET - on the north side of Irving Street between 22nd and 23rd avenues; Lot 024 in Assessor’s Block 1728 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 711.44 and 781.2 to allow a small self-service restaurant (d.b.a. Sticks) within the NC-2 (Small-Scale Neighborhood Commercial) District, the Irving Street Restaurant and Fast-Food Subdistrict, and a 65-A Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

 

SPEAKERS:     None

ACTION:           Approved

AYES:              Miguel, Antonini, Borden, Fong, Moore, Sugaya

MOTION:           18540

 

7.         2011.0965C                                                                                 (S. Lai:  (415) 575-9087)

1415 OCEAN AVENUE - south side between Granada and Miramar Avenues; Lots 063 and 064 in Assessor’s Block 6941 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 703.4 and 737.21, to convert vacant commercial space into a “formula retail use,” in excess of 4,000 square feet at the ground and mezzanine floor (d.b.a. Sherwin Williams) within the Ocean Avenue NCT (Neighborhood Commercial Transit) Zoning District and 45-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of January 19, 2012)

 

SPEAKERS:     None

ACTION:           Approved

AYES:              Miguel, Antonini, Borden, Fong, Moore, Sugaya

MOTION:           18541

 

8.         2011.1138C                                                                                 (D. VU: (415) 575-9120

3801 18th STREET - southwest corner of 18th and Church Streets; Lot 001 in Assessor’s Block 3585 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 186, 303 and 715.44, to convert a vacant commercial space into a small, self-service restaurant with an accessory small brewery (d.b.a. Cerveceria de MateVeza) within an RM-1 (Residential, Mixed - Low-Density) Zoning District and a 40-X Height and Bulk District.

Preliminary Recommendation:  Approval with Conditions

 

SPEAKERS:     None

ACTION:           Approved

AYES:              Miguel, Antonini, Borden, Fong, Moore, Sugaya

MOTION:           18542

 

C.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

9.         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.

 

Commissioner Antonini:  

As is the case with most of you, I watched the Super Bowl. Having been in Indianapolis in the not too distant past, I wanted to see how it worked with that many people there. It's a city with a population not much below San Francisco’s, but it is more spread out. Their downtown area is pretty dense. I did not notice a lot of traffic even though they have three great facilities within walking distance of each other. The thing that they do and something that was instructive as people are entering the area off the freeways and expressways, they have easy access into garages where it's not confusing to park their cars and take public transit, that's one thing we have to look at. Not everyone is going to take public transit into San Francisco, particularly people from outlying areas or visiting from other parts of the area.  We have to make it easy for them to get around on public transportation. That worked quite well in Indianapolis. I don' t know if this is in the context of something we are discussing later on, but that is an important thing to look at as we look at future planning.

President Miguel:

I had meetings during the past week with people from a project that may be coming to us regarding 20th   Street and Connecticut Street. I attended a meeting that was put together by Supervisor Campo's office, which we sent back to do more neighborhood outreach. I read a very interesting article in the New York Times last week regarding formula retail and how they hope to handle the proposed legislation.  They are handling it on the ground floor with spaces of 40 feet; financial institutions with only 25 feet of width on the street – it takes up as much as three-quarters of a block frontage. If any of the Commissioners are interested in reading this article, I have it here. I thought it was a different approach and it would be interesting to see how that happens there. I had the pleasure of having lunch with the Commissioner appointee, until she is sworn in this afternoon, Cindy Wu. I will probably make more comments when she joins us next week. It is going to be a very welcome addition to the Commission.

 

D.         DIRECTOR’S REPORT

 

10.        Director’s Announcements

                       

Director Rahaim:

I also want to welcome Cindy Wu to the Commission.  She will be joining us next week at the Commission. My only other announcement is both for the Commission and the public – I want to announce the kickoff meeting for our green connections program. I believe the Commission received invitations to this. This will happen on February 15, from 5:30 to 7:30 at the LGTB, 1800 Market Street. This is a program we are working on in conjunction with the Parks Department which was the results of the ROSE identified in recreation and workspace as the item.  We were awarded with a six-thousand dollar grant from the State to work on this. It is intended to better connect the City neighborhoods to our open spaces and wild life.  The focus the first year will be establishing broad connections; and in the second year the focus will be on the design of particular streets to reinforce these connections.  Staff is very excited about this program and we were lucky to receive the grants to work on this.    

 

            11.        Resolution commending John Billovits' 20 years of service with the City of San                                       Francisco.

                        (moved to February 23, 2012)

 

12.        2000.1073C

201 Folsom Street (aka 314 Main Street) -  south side between Main and Beale Street, Lot 003 (previously Lot 001) in Assessor's Block 3746 - Informational item to present the current design pursuant to the original approval Motion No. 16647 - The project includes two residential towers with heights of 350 and 400 feet above an 85-foot podium, up to 671 dwelling units, up to 15,000 square feet of ground floor commercial space, and up to 701 off-street parking spaces, in a RC-4 (Residential-Commercial Combined Districts, High Density) and a 400-W Height and Bulk District, and within the Folsom and Main Residential/Commercial Special Use District.

                        Preliminary Recommendation: Informational – No action required

 

SPEAKERS:     Carl, representing Project Sponsor and Bernando, Project architect

ACTION:           Information only – no action required

 

13    Review of Past Week’s Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.

 

LAND USE COMMITTEE:

·         Chinatown Transit Station Special Use District.  The Ordinances would allow the demolition of the existing two-story mixed-use building without the prior review and approval of a replacement building. The building contains 18 residential dwelling-units located above 8 ground floor businesses.  This Commission approved the Ordinances on Jan 26.  This week the legislative sponsor stated that there were some unanswered questions about the replacement housing.  The item was continued to 2/13.

 FULL BOARD OF SUPERVISORS:

·         Glen Park Community Plan Ordinances Amending the General Plan, Planning Code & Zoning Map. The culminating approvals of a 10 year community planning effort were heard by the LU committee this week.  The Commission considered these Ordinances and recommended approval on November 10, 2012.  At that time, the Commission approved the documents as drafted.  This week Supervisor Wiener officially sponsored the legislation and recommended approval to the Committee.  Department staff provided an overview of the Plan and the proposed Ordinances. The Supervisors’ comments included a strong interest in seeing transportation projects implementation by the SFMTA.  Public comment was provided in support of the Plan by a local neighborhood group, the Glen Park Association.  The full Board approved the Ordinances on first reading.

·         Appeal of CU Authorization for Wireless Antennas at 601 14th Ave.  This WTS facility was proposed for the Jewish Bureau of Education. This Commission approved the CU on Dec 6th.  The appellant was the First Slavic Baptist Church of San Francisco.  The appellants had concerns about radiofrequency radiation, the siting on an educational facility, and the lack of independent analysis of “capacity & coverage”.  Staff explained that this case, the CU was approved prior to the Commission’s most recent revision of the Siting Guidelines, which now require this independent analysis as part of the submittal documents.  While we had asked AT&T to voluntarily pursue such analysis, they were unable to do so prior to the hearing.  The Department explained that this location, as a preference one location, is exactly where the City has requested that cell providers locate their antennas.  Finally, we were joined at the hearing by DPH staff. Together, we described the site would be safe according to science developed over 3 decades of study and more than 25,000 studies. Two supervisors (Olague and Mar) requested that the Siting process be updated.  With a 9-1 vote, the CU was upheld.  Supervisor Mar cast the dissenting vote and in the meeting minutes he requested that DPH provide pre-installation and post-installation readings of cumulative RF at the site to better inform the public about the levels of RF in the area.

 

INTRODUCTIONS:

·         111163 Resolution establishing a Balboa Park Station Area Plan Community Advisory Committee to provide input and community oversight relating to area transportation and other public improvements. Avalos

·         120125 Ordinance:  amending the San Francisco Planning Code Section 205.4 to allow mobile food facilities at certain types of institutions in RH, RM, RED, and RTO Districts subject to specified conditions. Wiener

·         120133 Hearing. Hearing for city agencies and community stakeholders to make a presentation on the action steps identified to pursue transit-oriented development at the upper yard site for Balboa Park. Avalos.

 

BOARD OF APPEALS:

No Report

HISTORIC PRESERVATION COMMISSION:

No Report

 

E.         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.

 

SPEAKERS:     Katherine Howard

                        Re: DEIR of Beach Chalet

                        Linda Chapman

                        Re: Liquour license

                        Tim Colen

                        Re: Housing trends and 8 Washington St.

                        Tom Ram Radulovich

                        Re: CEQA impacts

                        Patricia Vaughey

                        Re: Large projects that don’t accommodate affordable housing

                        Sue Hestor

                        Re: Department needs to dedicate someone responsible for records and e-mail policy

                       

F.            REGULAR CALENDAR 

 

14.        2010.0613C                                                                          (E. Watty:  (415) 558-6620)

2055 UNION STREET -  south side between Buchanan and Webster Streets; Lot 018 of Assessor’s Block 0541 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303(c) and (k), 725.21, and 725.52 to allow the de-facto removal of the existing single-screen movie theater (d.b.a the Metro Theater) and the change of use to a Personal Service (d.b.a Equinox Gym) at the first through fourth floors with a use size exceeding 2,499 square feet in the existing Landmark building (No. 261) within the Union Street NCD (Neighborhood Commercial District) and 40-X Height and Bulk District.  The Historic Preservation Commission reviewed and approved the Certificate of Appropriateness for this project on November 16, 2011.

Preliminary Recommendation:  Approval with conditions

 

SPEAKERS:     Lesley Liednhardt, Michael Williams, Steve Anderson, Patricia Vaughey, Alfonso Felder,

ACTION:           Approved with amendments to adopt Negative Declaration

AYES:              Miguel, Antonini, Borden, Fong, Moore, Sugaya

MOTION:           18543

 

            15.        2011.0532T                                                                    (A. STARR:  (415) 558-6362)        

Uses, Signs, Building Features, Floor Area Ratio, Parking, and Compliance in Specified Use Districts - The Commission will consider a proposed Ordinance [BF 110548] amending the San Francisco Planning Code by repealing Sections 136.2, 136.3, 158, 187, 249.15, 263.2, 263.3, 602.25, 602.26, 607.3 and 607.4 and amending various other Code sections to as well as additional recommendations by Planning staff.  Specifically, the proposed Ordinance would (1) increase the amount of principally permitted parking spaces for dwellings in RC-4 and C-3 Districts; (2) make off-street parking requirements in the Van Ness Special Use District and RC-3 Districts consistent with those of RC-4 Districts; (3) eliminate minimum parking requirements for the Chinatown Mixed Use Districts and North Beach Neighborhood Commercial Districts; (4) allow exceptions from required parking under specified circumstances; (5) amend the restrictions on off-street parking rates and extend them to additional zoning districts, (6) revise sign, awning, canopy and marquee controls in specified zoning districts; (7) increase the permitted use size for limited corner commercial uses in RTO and RM districts, and allow reactivation of lapsed limited commercial uses in R districts; (8) revise the boundaries of and modify parking and screening requirements in the Washington-Broadway and Waterfront Special Use Districts; (9) modify controls for uses and accessory uses in Commercial and Residential-Commercial Districts; (10) permit certain exceptions from exposure and open space requirements for historic buildings; and (11) modify conformity requirements in various use districts; adopting findings, including environmental findings, Section 302 findings, and findings of consistency with the General Plan and the Priority Policies of Planning Code Section 101.1.

(Continued from Regular Meeting of December 15, 2011)

                        NOTE: On October 20, 2011, although informational only and no action was required, the Commission continued this item to 12/15/11

NOTE: On December 15, 2011, following public testimony, the Commission continued the matter to 2/9/12 by a vote of (+7 -0).

 

SPEAKERS:     Jackson True, Supervisors Chiu’s Office, Diane Oshima, Tom Radulovich, Rose Hillson, Tim Colen, Caroline Guibert, Sue Hestor, Hiroshi Fukuda

ACTION:           Following hearing, continued to 3/1/12

AYES:              Miguel, Antonini, Borden, Fong, Moore

NAYES:            Sugaya

 

            16.        2011.0533Z                                                                       (A. STARR:  (415) 558-6362)        

Zoning Map Amendments – Washington-Broadway Special Use District 1; Waterfront Special Use District 2 and 3; Special Districts for Sign Illumination; and Special Districts for Scenic Streets - The Commission will consider a proposed Ordinance [BF 110547] introduced by Supervisor Chiu concerning Sheets SU01, SS01 and SS02 of the San Francisco Zoning Map as well as additional recommendations by Planning staff.  Specifically, the proposed Ordinance would amend the San Francisco Planning Code by 1) adding blocks and lots to the Washington-Broadway Special Use District 1; 2) adding blocks to the Waterfront Special Use District 2; 3) deleting blocks and add lots to the Waterfront Special Use District 3; 4) making the boundaries of the Special District for Sign Illumination on Broadway co-extensive with the Broadway Neighborhood Commercial District; 5) deleting the Van Ness Special District for Sign Illumination; and 6) adding The Embarcadero from Taylor Street to Second Street to the Special District for Scenic Streets; adopting findings, including environmental findings, Planning Code Section 302 findings, and findings of consistency with the General Plan and the Priority Policies of Planning Code Section 101.1.

                        (Continued from Regular Meeting of December 15, 2011)

                        NOTE: On October 20, 2011, although informational only and no action was required, the Commission continued this item to 12/15/11

NOTE: On December 15, 2011, following public testimony, the Commission continued the matter to 2/9/12 by a vote of (+7 -0).

 

SPEAKERS:     Same as those listed for item 15

ACTION:           Following hearing, continued to 3/1/12

AYES:              Miguel, Antonini, Borden, Moore

NAYES:            Sugaya

RECUSED:       Fong   

 

17.        2011.0189D                                                                 (G. CABREROS: (415) 558-6189)

721 BEACH STREET - south side between Hyde and Larkin Streets, Lot 017 in Assessor's Block 0025 - Mandatory Discretionary Review, pursuant to a request by the Planning Commission, of Demolition Permit Application No. 2010.11.29.5727 and Building Permit Application No. 2010.11.29.5645 proposing demolition of an existing, one-story commercial building and new construction of a four-story, mixed-use building with one dwelling unit in the C-2 (Community Business) District, the Waterfront Special Use District No. 2 and the 40-X Height and Bulk District.

Staff Analysis: Full Discretionary Review

Preliminary Recommendation:  Do not take Discretionary Review and approve.

 

SPEAKERS:     None

ACTION:           Without hearing, continued to 3/8/12

AYES:              Miguel, Antonini, Borden,  Fong, Moore, Sugaya

 

            18.        2011.0251D                                                                  (A. HOLLISTER: (415) 575-9078)

780-784 GREEN STREET - south side of Green Street between Mason and Powell Streets, Lot 024 in Assessor’s Block 0118 - Request for Discretionary Review of Building Permit Application No. 2010.1123.5588 proposing the expansion of a stair structure located on the rear of the existing three-dwelling unit building in the RM-2 (Residential, Mixed, Moderate-Density) Zoning District and 40-X Height and Bulk District.

Staff Analysis:  Abbreviated Discretionary Review

Preliminary Recommendation:  Do Not Take Discretionary Review and Approve

 

SPEAKERS:     Peter Gallagher - DR requestor, Christa Gallagher, Terrance V. Ponsford, Dan David, Project Engineer, Greg Riken - Attorney for Project Sponsor

ACTION:           The Commission did not take DR and approved the project as proposed

AYES:              Miguel, Antonini, Borden, Fong, Moore, Sugaya

DRA #:             0258

 

G.         PUBLIC COMMENT

 

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

 

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

 

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

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

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

 

SPEAKERS:     Sue Hestor

                        Re: Legislation drafted by staff

 

Adjournment:  4:18 PM

 

ADOPTED:  March 8, 2012

 

 

 

 

 
Last updated: 3/9/2012 12:00:54 PM