Source: http://sfplanning.org/index.aspx?page=3266
Timestamp: 2013-05-20 13:37:15
Document Index: 666393306

Matched Legal Cases: ['§ 800', '§ 55', '§ 1100', '§ 601', '§ 601', 'Application No. 2012', 'Application No. 2012', 'Application No.2010']

San Francisco Planning Department : June 28, 2012
/ June 28, 2012	June 28, 2012
COMMISSIONERS PRESENT: Fong, Wu, Antonini, Borden, Miguel, Moore, Sugaya
STAFF IN ATTENDANCE: John Rahaim – Director of Planning, Scott Sanchez – Zoning Administrator, and Jonas Ionin – Acting Commission Secretary.
1. 2011.0148E (D. LEWIS: (415) 575-9095)
(Proposed for Continuance to July 12, 2012 September 20, 2012
SPEAKERS: Kelley Watts
2. 2012.0211D (G. CABREROS: (415) 558-6169)
Staff Analysis: Pending
(Proposed for Continuance to September 20, 2012)
3. 2012.0041B (R. Sucré: (415) 575-9108)
444 De HARO STREET - located on the southwest corner of 17th and De Haro Streets, Lot 001 in Assessor’s Block 3979 - Request for an Office Development Authorization under Planning Code Section 321 and 803.9(c) for approximately 90,500 square feet on the first and second floors within the UMU (Urban Mixed Use) Zoning District and a 48-X Height and Bulk District.
SPEAKERS: John Kevlin, Project Sponsor
ACTION: Approved with proposed conditions
AYES: Fong, Wu, Antonini, Borden, Miguel, Moore
MOTION: 18653
Commissioner Antonini: Increased housing prices is the subject of an article in today's Business Section of the paper. The article talks about various cities in the United States, and one of them is San Francisco, which never had a huge fall in prices, but did have some areas that were challenged. There was conjecture in the article as to why this happened. One thing that was mentioned was cities where there are a large number of upper income households with better incomes during the recovery. It mentioned that fewer than 11,400 professional service sector jobs were reported recently in San Francisco, and that is an increase of 2,400 from last year. To give you a perspective on why this is important in the downtown areas, the lack of jobs to attract people, for example, I think San Diego and Charlotte, the figures I have show only 45,000 jobs in the downtown area. Those jobs are not there, and they are sometimes attractive to people to live in downtown areas. They're facing a long commute in the same area. The jobs would have to come first. There is certainly nothing wrong when we are building housing to note that large numbers of housing, the market rate housing is above the 20 percent, because if someone buys them or fix them and adds the tax revenue and moves new citizens into San Francisco to create jobs for our citizens and our work force here -- I think that is an important thing to look at if we consider this. A lot of cities would love to have this problem. They have been trying to do some things in Phoenix to create a downtown. Even though they have a lot of projects there, the large concentration of residents in the downtown area, student housing connected with the branch of the university and other cities cannot attract retail, even in some of the glamorous city's, the people want to be here is very beneficial and we should keep that in mind as we talk about other subjects later in our calendar. Commissioner Miguel: I had a few meetings this week on items on today's calendar. One regarding the project at Parcel P, the Old Central Freeway Parcels, Natoma, and 14th Street, I went to a meeting with the MTA. This one was out in the Richmond. In my mind, it was a lot of fluff with no new information, and of course, no estimation whatsoever as to when and if that would come to pass. It was the same solution for the Presidio Intersection and Fillmore intersection. So, one very interesting meeting was the Civic Design Review. We have seen that in the paper this week, the design for the new control tower. It's interesting, because you could really call it a beginning. What was even more interesting was the information from the FAA, who could deal with the top of it. Not just the staffing. They designed the top and they tell the architects to figure out some way to get it up there. The angles; the sidelines to where they have to go; the tilt of it – It was a very interesting experience for me, and of course, taking a look at the rest of it, which, truthfully, I think we will have a major piece of architecture sitting out there. It is very interesting. A very tight geographic relationship between terminals 1 and 2, they had one where the people had not been through security. I think once it is going, you will be very pleased with it. D. DIRECTOR’S REPORT
In light of the hearing last week, we would like to schedule some more detailed briefings on the background information on the plan. We are happy to do that in public hearings or individually with you as well, to talk about that. The second thing, with respect to our budget, the Committee met to approve our budget this week. There are still some points of [dis]agreements, if you will. They have chosen to wait until this afternoon when they will be voting on the entire budget, our department budget. The issue is a couple of positions and whether they should forward or not. I will say, in spite of what has come up, most of the changes to our budget were accepted by the Committee. So, we are having discussions with members of that committee all week long. 6. Review of Past Week’s Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.
LAND USE COMMITTEE: no Monday hearing. CPMC: This past Monday, 6/25/12, there was a hearing at the Land Use Committee on CPMC’s Long Range Development Plan Project. The hearing was the second of four at the Land Use Committee, which will be followed by two hearings at the full Board. Monday’s hearing focused on a discussion about the healthcare provisions of the Development Agreement. President Chiu, and Supervisor Campos, joined the Committee for portions of the more than 5-hour long hearing. During the staff presentation, staff from OEWD informed the Committee and the public that one key provision of the DA was being re-negotiated based on some new information that CPMC provided to the City, which made one of the previous commitments no longer satisfactory to the City. Specifically, this provision deals with the metric used to allow CPMC to close St. Luke’s Hospital. If you recall, the commitment in the DA was for CPMC to keep St. Luke’s open for a 20 year term. That provision has not changed. However, there was also metric that would allow CPMC to close St. Luke’s if the SF CPMC system -– were effectively in “dire financial straits”. During the initial negotiation, “dire financial straits” meant that CPMC would have to be operating below a 1% margin for two consecutive years. This 1% metric was significantly below any projections they had at the time, and would also trigger a drop to their Moody’s credit rating. Based on input from an independent third party, City staff believed that this 1% operating margin was a highly unlikely reality for CPMC in the coming years. Based on some new, more conservative projections about revenues, CPMC’s projected operating margin in the coming years is now lower than previously projected, and although it does not reach the 1% threshold, it does not provide the City with the same level of comfort in representing a highly unlikely scenario for CPMC. The City wants to make sure that if there is any “out clause” in the continued operation of St. Luke’s, it is one that is unlikely to be met, since the continued operation of St. Luke’s for 20 years is one of, if not the, most important provision of the Development Agreement. OEWD staff noted that this information was only recently provided to the City, and the goal had been to come to the hearing on Monday with a solution, not just the problem. Although this did not happen, OEWD staff is hopeful to have a new solution to this provision of the Development Agreement soon, understanding that the Development Agreement will not move forward until there is consensus on a new agreement for this provision.
This new information was the focus of the Supervisors’ questions. President Chiu and Supervisor Campos were particularly upset that they had not been informed as soon as this information was provided to OEWD staff. OEWD staff concluded the presentation reaffirming the goal of having an “iron-clad” agreement, and acknowledging that this agreement won’t move forward without an iron clad agreement on the provision of St. Luke’s continued operation. The next land use hearing is scheduled for July 9th, and will focus on transportation and public realm, the City’s Health Service System, and the Controller and Budget Analyst’s Reports. It is expected that the Land Use Committee will forward the items to the full Board without recommendation, since there is a pending appeal of the FEIR. One July 17th, the full Board will hear the FEIR appeal along with the first reading of the proposed Ordinances. FULL BOARD OF SUPERVISORS: Two appeals of 601 Dolores Street were to have been heard. These were continued. Currently there are eight planning appeals pending before the Board in July.
July 10 Appeals
§ 800 Presidio Subdivision Appeal (Cabreros / Rodgers) Appeal scheduled for July 10. Internal & city atty review goal: June 27. Response due July 2.
§ Beach Chalet EIR (Lewis/Jones) Appeal scheduled for July 10. Internal & city atty review goal: June 27. Response due July 2.
§ 55 Laguna Street C. of A. Appeal. (Caltagirone/Frye) Appeal scheduled for July 10. Internal & city atty review goal: June 27. Response due July 2.
§ TCDP EIR (Jones) Appeal scheduled for July 10. Internal & city atty review goal: June 27. Response due July 2.
July 17 Appeals
§ CPMC EIR(Jain.) Appeal scheduled for 6/12à Cont. to 7/17. Our response will be due Monday, July 9 at noon.
§ 1100 Lombard Cat Ex Appeal. (Tam/Watty). Appeal scheduled for 5/15à5/22à 6/26à 7/17. July 24 Appeals
§ 601 Dolores Street Cat Ex. (Lewis/Turrell) Appeal scheduled for 6/19 à6/26à7/24.
§ 601 Dolores Street CU (Smith, Rodgers) Appeal scheduled for 6/26à7/24.. Response submitted.
No meeting E. GENERAL PUBLIC COMMENT – 15 MINUTES
SPEAKERS: Linda Chapman, Jim Meko
F. REGULAR CALENDAR 7. 2011.0744C (K. Guy: (415) 558-6163)
MARKET AND OCTAVIA AREA PLAN - "PARCEL P" (no address assigned) - lot bounded by Octavia Boulevard, Oak Street, Laguna Street, and Hickory Street, Lot 023 of Assessor’s Block 0831 - Request for Conditional Use Authorization to 1) Allow development on a lot exceeding 10,000 square feet, 2) Allow residential density exceeding one dwelling unit per 600 square feet of lot area within the RTO District; and, 3) Approve a Planned Unit Development, with specific modifications of Planning Code regulations regarding off-street loading, rear yard, open space configuration, bay window dimensions, and height measurement, within the Hayes-Gough Neighborhood Commercial Transit District, the Residential Transit-Oriented Neighborhood District, and the 40-50-X Height and Bulk District. The proposal is to demolish an existing surface parking lot and construct a new development reaching a maximum height of five stories, containing approximately 182 dwelling units, 3,800 square feet of ground floor commercial uses, and 91 off-street parking spaces within an underground garage. Preliminary Recommendation: Approval with Modifications
SPEAKERS: Meg Spriggs, Peter Waller, John Wharton, Owen Kennedy, Olsen Lee, Rick Lin, Jason Henderson, Barbara Cabral, Jim Worshell, Julia Sullivan, David Price-Weldy, John Plescotch, Doug Pruden, Alex Lankeberg, Eddie Ong, Kelley Pretzer
MOTION: 18654
8. 2011.1344C (B. BENDIX: (415) 575-9114) 101 6th Street - southeast corner of the intersection of 6th and Mission Streets, Lot 081 in Assessor’s Block 3725 - Request for Conditional Use Authorization under Planning Code Sections 186.1 and 303 to intensify a non-conforming entertainment use (d.b.a. Monarch). The proposal will expand the entertainment use to the basement of the approximately 3,111 square-foot bar and extend hours of operation for both the bar and entertainment use from 2AM to 4AM daily. The proposal does not include any increase to the existing building envelope or changes to the façade. The use is not identified as a formula retail use. The project is located within the SoMa NCT (South of Market Neighborhood Commercial Transit) Zoning District and an 85-X Height and Bulk District. Preliminary Recommendation: Approval with Conditions
SPEAKERS: Scott Keiper, Jeremy Linden, Sean Gallagher, David Vellobos, Michael Anthony, Michael Nulty
MOTION: 18655
9a. 2012.0527D (B. BENDIX: (415) 575-9114)
1340 NATOMA STREET - west side between 14th and 15th Streets; Lot 065 in Assessor’s Block 3548 - Mandatory Discretionary Review, pursuant to Planning Code Section 317(d), of Demolition Permit Application No. 2012.06.12.2372, proposing to demolish a two-story with attic, one-unit residential building within a UMU (Urban Mixed Use) Zoning District and 40-X Height and Bulk District.
SPEAKERS: Tony Kim, Joe Scirillo, Rex Mor, Joshua McDonald, Beatrice Marrow
DRA#: 0285
9b. 2012.0739D (B. BENDIX: (415) 575-9114)
1340 NATOMA STREET west side between 14th and 15th Streets; Lot 065 in Assessor’s Block 3548 - Mandatory Discretionary Review, pursuant to Planning Code Section 317(d), of Building Permit Application No. 2012.06.12.2368, proposing to construct a new four-story, three-unit residential building within a UMU (Urban Mixed Use) Zoning District and 40-X Height and Bulk District. Staff Analysis: Full Discretionary Review Preliminary Recommendation: Do not take Discretionary Review and approve
SPEAKERS: Same as Item 9b.
ACTION: The Commission did not take Discretionary Review and approved the new construction project
10. 2011.0116D (S. YOUNG: (415) 558-6346)
1490 FRANCISCO STREET - northeast corner of Francisco and Octavia Streets; Lot 020 in Assessor's Block 0472 - Request for Discretionary Review of Building Permit Application No.2010.12.06.6199, proposing to (1) legalize the existing roof deck (approximately 27 feet wide by 12 feet deep) located above the one-story garage; (2) add a new deck (approximately 23 feet wide by 15 feet deep) on the roof of the four-story, 12-unit apartment building; and (3) add new and modify existing fire escapes / pathways to meet the current Fire Code requirements for the proposed roof decks (which will have 42” high open railing around their perimeters) ) in the RH-3 (Residential House, Three-Family) Zoning District and a 40-X Height and Bulk District.
SPEAKERS: Pat Buschovic, Ben Lazzareschi, Kenneth Kufluk, Shantel Weingand, Nate McFadden, Kelley Fitzgerald, Maxwell Beaumont, Sushi Gopunl, Tracy Freedman, Janet Myers, Carolyn Clute, Robert Bardelh, James Treppa, Donna Santana, Patricia Vaughey, Peter Menhler, Donna McNair
ACTION: The Commission took Discretionary Review and approved BPA w/o roof deck over garage and remove door access to roof.
DRA#: 0286
11. 2012.0665T (A. Starr: (415) 558-6362)
Mechanical Car Wash Facilities on 19th Avenue - The Planning Commission will consider an Ordinance that would amend the Planning Code by adding Section 187.2 to permit existing gasoline and service stations located on 19th Avenue to provide a mechanical car wash on the same site and making environmental findings and findings of consistency with the General Plan. Preliminary Recommendation: Approval with Modifications
ACTION: Without a hearing, continued to 7/12/12.
12. 2012.0604T (K. HADDADAN: (415) 575-9068)
Requirements for Housing Preservation and Production - The Planning Commission will consider an Ordinance amending the San Francisco Planning Code by: 1) adding Article 5 to implement San Francisco's housing preservation and production policies and goals, including a "Housing Dashboard" report; and 2) making 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. The Commission will also consider modifications recommended by staff. Preliminary Recommendation: Approval with Modifications
SPEAKERS: Hatty Lee, Dominique Tan, Chris Dorazo – representing Supervisor Olague, Peter Cohen, Ken Fujuyaki
MOTION: 18656
13. 2012.0237U (K. HADDADAN: (415) 575-9068)
Building Code Amendment - Definition of Efficiency Unit - Ordinance amending the San Francisco Building Code Section 1208.4 to reduce the square footage requirement for Efficiency Dwelling Units pursuant to Section 17968.1 of the California Health and Safety Code; and make environmental findings. Preliminary Recommendation: None. Informational
SPEAKERS: Andres Powers, Paul Wermer, Chris Dorazo – representing Supervisor Olague, Sue Hestor, Linda Chapman
14. (D. Alumbaugh: (415) 558-6601)
Environmental Justice Planning Grants - Update on the Cesar Chavez East Community Design Plan and the Chinatown Broadway Street Design Project. The San Francisco Planning Department was awarded two $250,000 planning grants from the Caltrans Environmental Justice: Context Sensitive Planning program. The projects incorporated innovative public stakeholder participation to develop urban design concepts to address environmental justice along major corridors. SPEAKERS: None
15. 2012.0777U (I. Salvadori: (415) 575-9086)
Cesar Chavez East Community Design Plan - a community-based concept design for the eastern portion of Cesar Chavez Street that promotes safety, comfort and accessibility to all modes of transportation. This update will include an overview of the outreach process and will illustrate designs for the corridor between Hampshire and Illinois Street. Additional information is available at http://CCE.sfplanning.org
Preliminary Recommendation: None. Informational
16. 2012.0071U (L. Langlois: (415) 575-9083)
Chinatown Broadway Street Design Project - an interagency effort in partnership with the Chinatown Community Development Center to develop a community-based vision to improve pedestrian conditions along Broadway from Columbus Avenue to the Broadway Tunnel. This update will include an overview of the community planning process and the proposed street design. Additional information is available at http://broadway.sfplanning.org
SPEAKERS: Hiroshi Fukuda, Susan Grantali, Michael Schoolnik, F. Joseph Butler, Robin Tucker, Marlene Morgan, Wiley Adams, Rowina Jen, Warner Brown, George Green, Donna Turner, William Stockton, Gordon Egan, Coreen Jen, Linda Chapman
17. 2004.0557E (N. Turrell: (415) 575-9047)
1601 Larkin Street - northwest corner at Clay Street, Lot 006 of Assessor's Block 0620] - Certification of the Final Environmental Impact Report -The proposed project would involve demolition of an existing vacant church and surface parking lot and construct a new 6-story over basement building containing 27 dwelling units and 29 off-street parking spaces. On June 24, 2010, the Planning Commission did not certify the EIR for a proposed project on this site. The EIR now analyzes that project and a variant.
NOTE: The public hearing on the Draft EIR 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 category for closed items on the Commission calendar.
SPEAKERS: Susan Brandt-Hawley, Michael Schoolnick, Robyn Tucker, Merlagne Morgan, Franit Cannatta, Rowen Jen, Warner Brown, George Green, Dawn Trennert, Gordon Egan, William Stockton, Hiroshi Fukuda, Wylie Adams, Joseph Butler, ACTION: Approved certification of the final EIR
AYES: Fong, Wu, Antonini, Borden, Miguel
MOTION: 18657
I. REGULAR CALENDAR 18a. 2012.0611CEV (K. Guy: (415) 558-6163)
1601 LARKIN STREET - northwest corner at Clay Street, Lot 006 of Assessor's Block 0620 - Adoption of Findings under the California Environmental Quality Act. The project proposes to demolish an existing vacant church and surface parking lot and construct a new 6-story over basement building containing 27 dwelling units and 29 off-street parking spaces, within the RM-3 (Residential, Mixed, Medium Density) District, and the 65-A Height and Bulk District
SPEAKERS: Zack Sutter, Susan Brandt-Hauley, Michael Schoolnik, Robyn Tucker, Merlagne Morgan, Ranti Cannata, Rowena Jen, Warner Brown, George Green, Dawn Trenner, Gordon Egan, William Stockton, Hiroshi Fukuda, Wylie Adams, F. Joseph Butler, Susan Brandt-Hauley, Rafael C. Davis, Samantha Chandler, Lizbeth Gordon, Gregory Corbett, Pamela Wong, Adam Meyer, Mike Corbett, Zack Sutter, Joyce Louie, Frank Cannata, Kathleen Courtney, Andra Merk, Ruth Ainsworth, Stephen T. Martin, Jim Adams, Paul Wermer, Linda Chapman Karen E. Jen, Nick Hanacek
ACTION: Adopted a motion of intent to disapprove
18b. 2012.0611CEV (K. Guy: (415) 558-6163)
1601 LARKIN STREET - northwest corner at Clay Street, Lot 006 of Assessor's Block 0620 - Request for Conditional Use Authorization to allow development exceeding 40 feet in height within an 'R' District, and to grant an exception to bulk requirements, within the RM-3 (Residential, Mixed, Medium Density) District, and the 65-A Height and Bulk District. The proposed project is to demolish an existing vacant church and surface parking lot and construct a new 6-story over basement building containing 27 dwelling units and 29 off-street parking spaces. On June 24, 2010, the Planning Commission disapproved a Conditional Use authorization for a proposed project on this site. The design of the project has now been modified. Preliminary Recommendation: Approval with Modifications
SPEAKERS: Same as Item 18a.
18c. 2012.0611 (CEV) (K. Guy: (415) 558-6163)
1601 LARKIN STREET - northwest corner at Clay Street, Lot 006 of Assessor's Block 0620 - Request for Variance from the requirements of Planning Code Section 134(a)(1)(A) to provide a complying rear yard at grade, within the RM-3 (Residential, Mixed, Medium Density) District, and the 65-A Height and Bulk District. The proposed project is to demolish an existing vacant church and surface parking lot and construct a new 6-story over basement building containing 27 dwelling units and 29 off-street parking spaces. The Zoning Administrator will consider the Variance request concurrently with the Planning Commission's consideration of the Conditional Use Authorization at this same hearing.
ZONING ADMINISTRATOR closed THE PUBLIC HEARING indicating HIS inclination to deny the Variance
Last updated: 9/7/2012 11:47:14 AM