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Seal of the City and County of San Francisco
City and County of San Francisco
Public Hearings 

March 22, 2012 - Location Change

New Page 1




Notice of Meeting



Commission Chambers - Room 400

Board of Supervisors Chamber - Room 250

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, March 22, 2012

4:00 PM

Regular Meeting



                                 President:                        Rodney Fong

         Vice-President:                 Cindy Wu

                                 Commissioners:                Michael J. Antonini; Gwyneth Borden; Ron Miguel;

                                                Kathrin Moore; Hisashi Sugaya


Commission Secretary: Linda D. Avery

Commission Calendars are available on the Internet at
or as a recorded message at (415) 558-6422.

Case reports and relevant materials are linked to the items on calendar at the above web site.


View the meeting online at:


View the broadcast live, Thursdays on Cable Channel 78.


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





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 1650 Mission Street, 4th 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, 1650 Mission Street, Suite 400, San Francisco, CA  94103-2414.  Comments received by 9:30 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:


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.


Policy on Commissioner’s requests for hearings:  There must be consensus of the Commission (four commissioners) or direction from the President/Chair to schedule a hearing that otherwise would not be scheduled.


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//


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 impairments 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


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



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

   1) Planning Department Case Executive Summary

   2) Planning Department Case Report

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

   4) Public Correspondence

These items will be available for review at the Planning Department, 1650 Mission St., 4th floor reception.




4:00 PM   _________


ROLL CALL:                                                     

                                 President:                        Rodney Fong

         Vice-President:                 Cindy Wu

                                 Commissioners:                Michael J. Antonini; Gwyneth Borden; Ron Miguel;

                                                Kathrin Moore; Hisashi Sugaya




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.         2011.1239C                                                                       (D. Sánchez: (415) 575-9082)

901 Cortland Avenue - northwest corner of Gates Street, Lot 038 in Assessor’s Block 5660 - Request for Conditional Use Authorization under Planning Code Sections 303 and 711.54 to establish a 600 square foot massage establishment (d.b.a. Traditional Chinese Massage) within the NC-2 (Small Scale Neighborhood Commercial) Zoning District and a 40-X Height and Bulk district.

Preliminary Recommendation: Approval with Conditions

                        (Proposed for Continuance to April 12, 2012)


2.         2012.0084DDD                                                                 (M. WOODS: (415) 558-6315)

2735 - 2737 Baker  Street - west side between Union and Filbert Streets; Lot 002B in Assessor’s Block 0948 – (1) Mandatory Discretionary Review per Planning Code Section 317 requiring review of dwelling unit mergers, of Building Permit Application No. 2011.10.27.7765S, proposing to convert the building’s authorized use from two units to a single-family residence; and (2) Requests for Discretionary Review of Building Permit Application No. 2011.10.27.7765S, proposing to construct a one-story horizontal addition at the rear of the two-story over garage building, in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation:  Pending

                        (Proposed for Continuance to April 26, 2012)


3.         2011.0148E                                                                                      (D. LEWIS: (415) 575-9095)

Minnie and Lovie Ward Playfields Renovation - 650 Capitol Avenue  - intersection of Capitol and Montana Avenues; Lot 1 in Assessor’s Block 7068 - Appeal of a Preliminary Mitigated Negative Declaration. The San Francisco Recreation and Park Department is proposing to renovate this 6.1-acre public sports facility, involving the replacement of grass playfields with synthetic turf and the installation of twelve 60- to 80-foot-tall light standards. The project would also include the following: replacement of bleachers;  replacement of the metal chain link fence with black vinyl fence; replacement of baseball backstops and dugout areas; installation of new spectator amenities; improvement of pedestrian walkway and other infrastructure; and removal and replacement of up to 21 on-site trees. The project site is located in a Public Use District and a 40-X Height and Bulk District.

Preliminary Recommendation: Uphold the Preliminary Mitigated Negative Declaration

(Proposed for Continuance to June 28, 2012)




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.         2011.1281C                                                                               (D. VU: (415) 575-9120)

1300 DOLORES STREET - southwest corner of 26th and Dolores Streets; Lot 045 in Assessor’s Block 6566 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 186, 303 and 728.44, to convert an existing retail coffee store (d.b.a. Luv a Java) to a small, self-service restaurant within an RH-3 (Residential, House - Three-Family) Zoning District and a 40-X Height and Bulk District.

Preliminary Recommendation:  Approval with Conditions


            5.         2012.0186T                                                                                     (A. Rodgers: (415) 558-6395)

Waiving Certain Fees For Small Business MonthThe Planning Commission will consider an  Ordinance  [Board File No. 120188] introduced by Supervisor Chu amending certain Municipal Codes, including Planning Code Section 355,  to waive fees for the month of May 2012 for certain façade improvements, and may consider related amendments recommended by the Department.  The Commission may adopt 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.

Department Recommendation:  Approval with Modifications


C.                  REGULAR CALENDAR 


6.         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.

(Continued from Regular Meeting of March 8, 2012)


7.         2011.1406D                                                                        (M. SMITH: (415) 558-6322)

1622 11TH  AVENUE - east side between Lawton and Moraga Streets, Lot 041 in Assessor's Block 1933 - Mandatory Staff Initiated Discretionary Review, pursuant to Section 317 of the Planning Code, of Building Permit Application No. 2011.09.16.4830 proposing to construct front and rear horizontal additions and a one-story vertical addition to a single family dwelling, converting the building to a two-family dwelling in the process.  The project would also significantly alter the building’s front façade and has been deemed to be a demolition by the Department pursuant to Section 317 of the Planning Code.  The project would result in a two-story over garage, two-family dwelling, located within a RH-2 (Residential, House, Two-Family) Zoning District and 40-X Height and Bulk District.

Staff Analysis: Full Discretionary Review

Preliminary Recommendation:  Do not take Discretionary Review and approve.







8.         2012.0111D                                                                        (A. PUTRA: (415) 575-9079)

62 COLLINGWOOD STREET - west side between Market and 18th Streets; Lot 064 in Assessor's Block 2648 - Request for Discretionary Review of Building Permit Application 2012.01.20.2596, proposing to legalize marvin triple-pane, double-hung aluminum clad windows (11 windows total, six facing the street) at the second story of a two-story over basement, two-family building within the RH-3 (Residential, House, Three-Family) Zoning District and 40-X Height and Bulk District.

Staff Analysis:  Abbreviated Discretionary Review

                        Preliminary Recommendation:    Do not take Discretionary Review and approve


            9.         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 (PMND) 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.

                        Preliminary Recommendation:  Uphold the Preliminary Mitigated Negative Declaration

(Continued from Regular Meeting of February 9, 2012)


10.        2009.0156V                                                                          (A. STARR: (415) 558-6362)

89-93 BELGRAVE AVENUE - Lot 072 in Assessor’s Block 2688 in a RH-1 (D) (Residential, House, One-Family, Detached) Zoning District and a 40-X Height and Bulk District. The subject lot currently contains a single-family house on the eastern side of the lot.  The proposal includes splitting the subject 75’ wide lot into two lots: a 42’ wide lot at the east side containing 4,200 sq. ft. and a 33’ wide lot at the west side containing 3,300 sq. ft.  The proposal also includes demolishing a 9’ section at the west side of the existing house to narrow it, and constructing a vertical and horizontal addition onto the existing house.  Additionally, the proposal includes constructing a new 4-story, single-family house on the proposed vacant lot to the west. PER SECTION 121(e) OF THE PLANNING CODE lots zoned RH-1(D) are required to have 4,000 sq. ft. of lot area. The new lot to the west will contain 3,300 sq. ft.; 700 sq. ft. less than required by the Planning Code; therefore a Variance is required.




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.


11.        Consideration of Adoption:


·         Draft Minutes of Joint Hearing w/Recreation &. Park Commission on March 8, 2012

·         Draft Minutes of Regular Meeting of March 1, 2012


12.        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.




13.        Director’s Announcements


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




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))




Last updated: 3/19/2012 8:17:17 AM