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Public Hearings 
 
July 20, 2006

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, July 20, 2006

1:30 PM

Regular Meeting

President: Dwight S. Alexander

Vice-President: Christina Olague;

Commissioners: Michael J. Antonini; William L. Lee; Kathrin Moore; Hisashi Sugaya

Commission Secretary: Linda D. Avery

Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.

View the meeting online at: http://www.sfgov.org/site/sfgtv_index.asp

Or

View the broadcast live, Thursdays on Cable Channel 78.

and

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

THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1660 MISSION STREET, 5TH FLOOR RECEPTION

Commission Meeting Procedures

Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1660 Mission Street, 5th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing. Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1660 Mission Street, Suite 500, San Francisco, CA 94103-2414. Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing. Otherwise, submit material related to a calendared item at the scheduled hearing for distribution. For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies. When sending e-mail correspondence to Commissioners, please copy the Commission Secretary at: linda.avery@sfgov.org

Pursuant to Government Code Section 65009, if you challenge, in court, (1) the adoption or amendment of a general plan, (2) the adoption or amendment of a zoning ordinance, (3) the adoption or amendment of any regulation attached to a specific plan, (4) the adoption, amendment or modification of a development agreement, or (5) the approval of a variance, conditional-use authorization, or any permit, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission, at, or prior to, the public hearing.

Commission action on conditional-uses and reclassification may be appealed to the Board of Supervisors within 30 days. Call (415) 554-5184 for more information. Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 575-6880 for more information. Zoning Administrator action on a variance application may be appealed to the Board of Appeals within 10 days of issuance of the written decision.

The Commission has instituted a policy that, in most cases, they will not call an item for consideration after 10:00 PM. If an item is scheduled but not called or introduced prior to 10:00 PM, the Commission may continue the matter to the next available hearing. Items listed on this calendar will not be heard before the stated time.

Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings

Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting. Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices (67A.1 Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).

For more information related to Planning Commission matters, please call Linda D. Avery, Commission Secretary, at (415) 558-6407.

San Francisco Lobbyist Ordinance

Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action my be required by the San Francisco Lobbyist Ordinance [SF Campaign and Governmental Conduct Code Section 21.00-2.160] to register and report lobbying activity. For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 30 Van Ness Avenue, Suite 3900, San Francisco, CA 94102; telephone (415) 581-2300; fax (415) 581-2317; and web site http//www.sfgov.org/ethics.

Accessible Meeting Policy

Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, fourth floor, San Francisco, CA. The closest accessible BART station is the Civic Center station located at the intersection of Market, Hyde and Grove Streets. Accessible curbside parking has been designated at points along McAllister Street. Accessible MUNI lines serving City Hall are the 9 San Bruno and 71 Haight/Noriega and the F Line. Accessible MUNI Metro lines are the J, K, L, M, and N. For more information regarding MUNI accessible services, call (415) 923-6142. Requests for American sign language interpreters, sound enhancement systems and/or language translators will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 48 hours prior to a hearing. A sound enhancement system will be available upon request at the meetings. Please contact Services for the Deaf and Hearing Impaired at 557-5533 (TDD) or 557-5534 (Voice) at least 48 hours prior to the meeting. Late requests will be honored if possible. A person who is deaf or hearing impaired may gain meeting information prior to the meeting by calling 557-4433 (TDD) or 557-4434 (Voice). In addition, the California Relay Service can be used by individuals with hearing and speech impairrments by calling 1-800-735-2929 (TDD) or 1-800-735-2922 (Voice). Minutes of the meetings are available in alternative formats. If you require the use of a reader during the meeting, please contact the Library for the Blind and Print Handicapped at 292-2022 at least 48 hours in advance of need. Accessible seating for persons with disabilities (including those using wheelchairs) will be available at meetings. Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility. In order to assist the City's efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical-based products. Please help the City to accommodate these individuals.

Know Your Rights Under the Sunshine Ordinance

Government's duty is to serve the public, reaching its decisions in full view of the public. Commissions, boards, councils and other agencies of the City and County exist to conduct the people's business. This ordinance assures that deliberations are conducted before the people and that City operations are open to the people's review.

For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Adele Destro, Interim Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at sotf@sfgov.org.

Copies of the Sunshine Ordinance can be obtained from the Clerk of the Sunshine Task Force, the San Francisco Library and on the City's website at www.sfgov.org/bdsupvrs/sunshine..

COMMUNICATIONS

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

1) Planning Department Case Executive Summary

2) Planning Department Case Report

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

4) Public Correspondence

These items will be available for review at the Planning Department, 1660 Mission St., 5th floor reception.

1:30 PM _________

ROLL CALL: Commission President: Dwight S. Alexander

Commission Vice-President: Christina Olague

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

Hisashi Sugaya;

  • CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

The Commission will consider a request for continuance to a later date. The Commission may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.

1a. 2006.0274D (C. JAROSLAWSKY (415) 558-6348)

230 DUNCAN STREET - north side between Church and Dolores Streets; Lot 006 in Assessor's Block 6593 - Mandatory Discretionary Review under the Planning Commission's policy required review of housing demolition, of Demolition Permit Application No. 2006.02.07.3990, to demolish an existing single-family residence in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do Not Take Discretionary Review and approve the demolition.

(Proposed for Continuance to July 27, 2006)

1b. 2006.0276D (C. JAROSLAWSKY (415) 558-6348)

230 DUNCAN STREET - north side between Church and Dolores Streets; Lot 006 in Assessor's Block 6593 - Mandatory Discretionary Review under the Planning Commission's policy required review of new residential building in association with residential demolition, of Building Permit Application No. 2006.02.07.3988, proposing to construct a four-story, two-family residential building with two off-street parking spaces in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do Not Take Discretionary Review and approve the new construction.

(Proposed for Continuance to July 27, 2006)

2a. 2006.0385D (A. STARR: (415) 558-6362)

2300 VALLEJO STREET - north side between Fillmore and Steiner Streets; Lot 044 in Assessor's Block 0558 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of dwelling unit mergers, of Building Permit Application 2006.03.27.7562, proposing to merge two units into one. The property is located within an RH-2 (Residential, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Pending

(Proposed for Continuance to July 27, 2006)

2b. 2006.0386V (A. STARR: (415) 558-6362)

2300 Vallejo Street - north side between Fillmore and Steiner Streets; Lot 044 in Assessor's Block 0558 - Request for a Rear Yard Variance per Planning Code Section 134 proposing to add a square bay window, 3' deep by 9.5' wide, modify the existing fire escape and alter the roofline at the rear of a four-story, two-family house. Portions of the referenced addition would be within the required rear yard. The property is located within an RH-2 (Residential, Two-Family) District and a 40-X Height and Bulk District.

(Proposed for Continuance to July 27, 2006)

3. 2004.0745E (C. ROOS: (415) 558-5981)

2420 Sutter Street - Residential Care and Medical Office Facility north side between Divisadero and Broderick Streets, in San Francisco's Western Addition Neighborhood (Block 1052, Lot 023) - Hearing on Appeal of Preliminary Mitigated Negative Declaration. The project site is about 14,609 square feet in size. It contains an approximately 9,000-square-foot, three-story (30-foot-tall) medical office building on about one-third of the site and a 25-space surface parking area on the remaining two-thirds of the site, both owned and occupied by the San Francisco Foundation for Psychoanalysis. The project sponsor, Sunrise Development, Inc., proposes to demolish the existing building and surface parking, and construct a six-story, 65-foot tall building with approximately 6,880 gross square feet (gsf) of replacement medical office use on the ground floor to be occupied by the Foundation, an approximately 45,712-square-foot residential care facility for frail elderly, containing 58 rooms. There would be about 46 parking spaces On-site common open space would total about 5,480 square feet, to include a rear yard of approximately 3,000 gsf., a second floor terrace of approximately 1,600 gsf, and common balconies totaling approximately 880 gsf (about 220 gsf/balcony), on floors three to six. The building would be U-shaped in plan view, with the U opening to the rear of the building above the ground floor. The project site is located in the Western Addition Neighborhood of San Francisco. The site is within an NC-3 (Moderate-Scale Neighborhood Commercial) Use district and a 65-A Height and Bulk district. The project requires Conditional Use authorization and may be subject to the City's Inclusionary Housing ordinance.

(Proposed for Continuance to August 10, 2006)

4. 2006.0745C (I. WILSON: (415) 558-6163)

2420 SUTTER STREET - north side between Divisadero and Broderick Streets; Lot 023 in Assessor's Block 1052 - Request for Conditional Use authorization under Planning Code Sections 303 and 712 to develop a lot greater than 10,000 square feet and to develop non-residential uses greater than 6,000 square feet; and under Planning Code Section 271 to exceed the required bulk limitation. The project is located in an NC-3 District and a 65-A Height and Bulk District. The proposal is to demolish the existing building and surface parking and to construct a six-story 65-foot tall building with approximately 6,880 square feet of replacement medical office use on the ground floor, an approximately 45,712 square foot residential care facility for frail elderly, containing 58 rooms and common open space. The project includes approximately 46 parking spaces in two levels below ground.

Preliminary Recommendation: Approve with conditions.

(Proposed for Continuance to August 10, 2006)

5. 2002.1263U (J. SWITZKY: (415) 575-6815)

333 Fremont Street - Motion to Approve In-Kind Agreement to Satisfy Rincon Hill Community Infrastructure Impact Fee Requirement per Section 318.3(e). The Planning Commission approved a project at 333 Fremont Street on June 16, 2005, that includes approximately 88 dwelling units. Planning Code Section 318.3(b)(i) requires payment of $11.00 per net occupied square foot of residential development for the Rincon Hill Community Infrastructure Fund prior to issuance of site permit. The project required a payment of approximately $769,142. On March 14, 2006, the project sponsor deposited the full amount of its required fee, plus interest, into an escrow account payable to the City, pending approval of an In-Kind Agreement that would credit the sponsor for a portion of the fee in exchange for publicly-accessible improvements in accordance with the Rincon Hill Plan. The project sponsor has entered into an In-Kind Agreement with the City, to the satisfaction of the Planning Department and City Attorney, to construct, and dedicate a permanent public easement on, a mid-block pedestrian pathway on the project site. The Planning Department recommends a fee credit equal to construction cost of the pathway improvements (approximately $240,000) plus the value of the public easement ($333,200), or approximately $573,200 total. The City would thus draw from the escrow account the difference of the full fee and this credit, or $195,942, and deposit this amount in the Rincon Hill Community Improvements Fund.

Preliminary Recommendation: Approval

(Continued from the Regular Meeting of July 13, 2006)

(Proposed for Continuance to July 27, 2006)

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. A vote on the minutes is different from a vote on a permit; the vote doesn't have the same adjudicative and due process implications.

6. Consideration of Adoption:

  • Draft Minutes of Regular Meeting of February 2, 2006.
  • Draft Minutes of Regular Meeting of June 1, 2006.

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.

10a. 2005.0328D (R. CRAWFORD; (415) 558-6358)

554 LONDON STREET - north side, between Russia & France, Lot 009, Assessor's Block 6272 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application 2005.01.13.3188, to demolish an existing single-family dwelling in an RH-2 (Residential, Two-Family) District and in a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the Demolition Permit.

(Continued from Regular Meeting of June 15, 2006)

10b. 2005.0332D (R. CRAWFORD; (415) 558-6358)

554 London Street - north side, between Russia & France, Lot 009, Assessor's Block 6272 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of new residential building in association with residential demolition, of Building Permit Application No. 2005.01.13.3192, proposing to construct a three-story, two-family residential building with two off-street parking spaces in an RH-2 (Residential, Two-Family) District and in a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the New Construction Permit.

(Continued from Regular Meeting of June 15, 2006)

11. 2005.0402D (G. CABREROS: (415) 558-6169)

2477-2479 SUTTER STREET - south side between Broderick and Divisadero Streets; Lot 022 in Assessor's Block 1076 - Staff Initiated Discretionary Review of Building Permit Application 2004.03.02.7604, to construct horizontal and vertical additions to the existing two-story, two-unit building resulting in a four-story, three-unit building in a RM-1 (Residential, Mixed, Low-Density) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.

(Continued from Regular Meeting of July 13, 2006)

F. REGULAR CALENDAR

12. 2006.0409D (E. TOPE: (415) 558-6316)

1 BELGRAVE AVENUE- south side at the end of Belgrave Avenue, east of Shrader Street; Lot 024 in Assessor's Block 2662 - Request for Discretionary Review of Building Permit Application No. 2005.07.07.7059S, proposing to add an approximately 200 square foot first floor addition and an approximately 180 square foot second floor addition to the rear of an existing two-story over garage single-family dwelling in an RH-1(D) (Residential, House, One-Family, Detached Dwellings) District and a 40-x Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the project as revised.

(Continued from Regular Meeting of June 1, 2006)

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))

Adjournment:

Last updated: 11/17/2009 9:59:55 PM