Planning Commission - February 4, 2016 - Agenda
SAN FRANCISCO
PLANNING COMMISSION
Notice of Hearing
&
Agenda
&
Agenda
Commission Chambers Room 400,
1 Dr. Carlton B. Goodlett Place
San Francisco, CA 94102-4689
Thursday, February 4, 2016
12:00 p.m.
Regular Hearing
Commissioners
Rodney Fong, President
Dennis Richards, Vice President
Michael Antonini, Rich Hillis, Christine Johnson, Kathrin Moore, Cindy Wu
Commission Secretary
Jonas P. Ionin
| Hearing Materials are available at: Commission Hearing Broadcasts: |
ROLL CALL:
President: Rodney Fong
Vice-President: Dennis Richards
Commissioners: Michael J. Antonini; Rich Hillis; Christine Johnson, Kathrin Moore; Cindy Wu
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. 2015-13891DRM (E. JACKSON: (415) 558-6363)
100 SICKLES AVENUE - northern corner of Sickles and Huron Avenues; Lot 016 of Assessor’s Block 7142 - Request for a Mandatory Discretionary Review of a Building Permit Application to establish a Medical Cannabis Dispensary (MCD) (d.b.a. “God’s Green Compassion”) on the ground floor of the subject property. The MCD would allow for on-site sales of medical cannabis and/or medical cannabis edibles. No on-site cannabis cultivation, nor on-site medication of medical cannabis would take place at the subject property. The subject property is within the Excelsior Outer Mission Street NCD Zoning District and a 40-X Height and Bulk District. This action constitutes the Approval Action for the project for purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
(Proposed for Continuance to April 28, 2016)2. 2002.0695D (A. PERRY: (415) 575-9017)
55-65 HILIRITAS AVENUE - east side of Hiliritas Avenue between Diamond and Arbor Streets; Lots 022 and 023 in Assessor’s Block 7552 - Request for Discretionary Review of Building Permit Application Nos. 2002.03.19.1797, 2002.03.19.1800, and 2002.03.19.1802 to demolish an existing two-story single-family dwelling at 55 Hiliritas Avenue, and construct two new two-story over garage single-family dwellings within a RH-1 (Residential House, One-Family) Zoning District and a 40-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to San Francisco Administrative Code Section 31.04(h).
WITHDRAWN
B. COMMISSION MATTERS
3. Consideration of Adoption:
4. 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. DEPARTMENT MATTERS
6. Review of Past Events at the Board of Supervisors, Board of Appeals and Historic Preservation Commission
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. REGULAR CALENDAR
The Commission Hearing Procedures provide for presentations by staff; followed by the project sponsor team; followed by public comment for and against the proposal. Please be advised that the project sponsor team includes: the sponsor(s) or their designee, lawyers, architects, engineers, expediters, and/or other advisors.
7. 2016-000613CRV (D. LANDIS: (415) 575-9118)
FY 2016-18 PROPOSED DEPARTMENT BUDGET AND WORK PROGRAM – Review and Comment on the balanced Fiscal Year 2016-2018 department budget and work program.
Preliminary Recommendation: Review and Comment8. 2015-014590PCA (M. MOHAN: (415) 575-9141)
UPPER MARKET STREET NCTD BAR EXPANSION - Planning Code Amendment to allow an existing bar on the ground floor in the Upper Market Street Neighborhood Commercial Transit District to expand to the second floor under specified circumstances with a Conditional Use authorization; affirming the Planning Department’s determination under the California Environmental Quality Act; and making findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1, and findings of public necessity, convenience, and welfare under Planning Code, Section 302.
Preliminary Recommendation: Adopt a Recommendation for Approval with Modifications9. 2015-014877CUA C. CLARKE: (415) 575-9184)
3325 SACRAMENTO STREET - between Presidio Avenue and Walnut Street, Lot 026 in Assessor’s Block 1021 - Request for Conditional Use Authorization pursuant to Planning Code Sections 303, 724.52, and 790.116, for a change of use from a Retail toy store (d.b.a. The Ark) to a Retail and Personal Service use with accessory Medical Service (d.b.a. SkinSpirit), located on the ground floor of an existing two-story commercial building, within the Sacramento Street NCD (Neighborhood Commercial District), and 40-X Height and Bulk District. This project was reviewed under the Community Business Priority Processing Program (CB3P). This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to San Francisco Administrative Code Section 31.04(h).
Preliminary Recommendation: Approve with Conditions10. 2015-006700CUA (C. CLARKE: (415) 575-9184)
1533-1539 FRANKLIN STREET - at the northwest corner of Franklin and Austin Streets, Lot 004 in Assessor’s Block 0665 - Request for Conditional Use Authorization pursuant to Planning Code Sections 178(d), 303, 712.55, and 790.46, to establish a 30-room Tourist Hotel (d.b.a Pacific Heights Inn) on the top three floors of a four-story commercial building within a NC-3 (Moderate-Scale Neighborhood Commercial) Zoning District and 130-E Height and Bulk District. This project was reviewed under the Community Business Priority Processing Program (CB3P). This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to San Francisco Administrative Code Section 31.04(h).
Preliminary Recommendation: Approve with Conditions11a. 2012.0262CUAVAR (M. BOUDREAUX: (415) 575-9140)
500 GENEVA/2301 SAN JOSE AVENUE - located on the southeastern side of the intersection of San Jose and Geneva Avenues; Lot 036 in Assessor’s Block 6972 - Request for Conditional Use Authorization pursuant to Planning Code Section 211.2 and 303 to allow change of use at the existing Powerhouse building within the Geneva Car Barn complex (Office Building and Powerhouse) to community facility/exhibition space. The overall rehabilitation and change of use project will move forward in two phases. The project requires variance from the Planning Code for lack of code-compliant Class 1 bicycle parking, pursuant to Section 155.3. Part of the property is listed in Article 10 of the Planning Code as Landmark No. 180, and has received Certificate of Appropriateness for phase 1 scope of work from the Historic Preservation Commission on November 18, 2015 (case no. 2012.0262COA). The property is within a P (Public) Zoning District, and 40-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
Preliminary Recommendation: Approve with Conditions11b. 2012.0262CUAVAR (M. BOUDREAUX: (415) 575-9140)
500 GENEVA/2301 SAN JOSE AVENUE - located on the southeastern side of the intersection of San Jose and Geneva Avenues; Lot 036 in Assessor’s Block 6972 - Request for variance from the Planning Code to not provide two required Class 1 bicycle parking spaces, pursuant to Section 155.1-155.3. The project proposes change of use to community facility/exhibition space at the Powerhouse building (within the Geneva Car Barn complex). The property is within a P (Public) Zoning District, and 40-X Height and Bulk District.12a. 2014.0519CUAVAR (J. HORN: (415) 575-6925)
2100 MARKET STREET - located on the northwestern side of the intersection of Church, Market and 14th Streets; Lot 041 in Assessor’s Block 3542 - Request for Conditional Use Authorization, pursuant to Planning Code Sections: 303, 155 (to allow a curb cut along 14th Street, an official City bike route), 733.11 (to develop a lot exceeding 9,999 square feet) and 733.44 (to establish a restaurant) for a project proposing to demolish an existing a 20-foot-tall, two-story, commercial building (former “Home” restaurant) approximately 4,406 square feet in size with a surface parking lot containing 15 spaces and to construct a new 4- to 7-story (40’ to 65’ in height) mixed-use building approximately 61,678 square feet in size. The proposed building would include 62 residential units and 2,600 square feet of ground-floor commercial use. The proposed building would have 62 dwelling units, 62 Class 2 bicycle spaces at the ground-floor level and five (5) Class 1 bicycle spaces located on the Market Street sidewalk in front of the project site and two (2) parking spaces for service vehicles accessed from 14th Street. The proposed building would provide approximately 4,960 square feet of common usable open space. The project also requires variances from the Planning Code for rear yard and ground floor ceiling height, pursuant to Sections 134 and 145.1. The project site is located within the Upper Market Street NCT (Neighborhood Commercial Transit) District and 40-X and 60/65-X Height and Bulk Districts, within the Market and Octavia Area Plan. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
Preliminary Recommendation: Approve with Conditions12b. 2014.0519CUAVAR (J. HORN: (415) 575-6925)
2100 MARKET STREET - northwestern side of the intersection of Church, Market and 14th Streets; Lot 041 in Assessor’s Block 3542 – Request for Variance pursuant to Planning Code Sections: 134, for rear yard and 145.1, for ground floor non-residential ceiling height that is less than 14-feet in height. The project site is located within the Upper Market Street NCT (Neighborhood Commercial Transit) District and 40-X and 60/65-X Height and Bulk Districts, within the Market and Octavia Area Plan.13. 2014.1192C (V. FLORES: (415) 575-9173)
2310 MARKET STREET - north side of Market Street, at 16th Street; Lot 001 in Assessor’s Block 3562 - Request for Conditional Use Authorization pursuant to Planning Code Sections 303, 721.69, and 790.123 to legalize an existing retail store selling primarily tobacco/tobacco paraphernalia with gift sales as an accessory use. The tobacco paraphernalia store will maintain the name “Koheba Gifts and Smoke Shop”. The project does not propose any storefront changes. The project is located within the Upper Market Neighborhood Commercial District and 50-X Height and Bulk District. This action constitutes the Approval Action for the project for purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
Preliminary Recommendation: Approve with Conditions14. 2015-002171CUA (A. PERRY: (415) 575-9017)
3606 TARAVAL STREET - north side of Taraval Street between 46th and 47th Avenues; Lot 019 of Assessor’s Block 2375 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303 and 781.1(a) to establish a Limited Restaurant (d.b.a. Avenues) that would operate a small coffee bar in the front portion of a retail surf and clothing store, within an NC-1 (Neighborhood Commercial, Cluster) Zoning District, the Taraval Street Restaurant Subdistrict, and 40-X Height and Bulk District. This notice also meets Section 312 requirements for public notification for the change of use. This action constitutes the Approval Action for the project for purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
Preliminary Recommendation: Approve with Conditions15. 2013.1213CUA (E. JACKSON: (415) 558-6363)
313-323 CUMBERLAND STREET - south side of Cumberland Street, between Sanchez and Noe Streets; Lots 043-044 in Assessor’s Block 3601 - Request for Conditional Use Authorization to establish dwelling units at a density of one unit per 3,000 square feet of lot area per Planning Code Sections 207, 209.1, and 303, and authorize the demolition of a single-family dwelling that exceeds 80% of the combined land and structure values of single-family homes in San Francisco per Planning Code Section 317. The Proposed Project is to merge lots 043 and 044 into one 5,700 square foot lot, demolish the existing single-family dwelling on lot 043, and construct a new three-story over garage, two-family dwelling. The Discretionary Review of Building Permit Application No. 2014.06.27.9813 has been superseded through this CU authorization process. The Project is located in a RH-1 (Residential-House, One Family) Zoning District and 40-X Height and Bulk District. This action constitutes the Approval Action for the project for purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
Preliminary Recommendation: Approve with Conditions
F. DISCRETIONARY REVIEW CALENDAR
The Commission Discretionary Review Hearing Procedures provide for presentations by staff; followed by the DR requestor team; followed by public comment opposed to the project; followed by the project sponsor team; followed by public comment in support of the project. Please be advised that the DR requestor and project sponsor teams include: the DR requestor and sponsor or their designee, lawyers, architects, engineers, expediters, and/or other advisors.
16. 2014.1096DRP (V. FLORES: (415) 575-9173)
17 TEMPLE STREET - east side of Temple Street between Saturn and 17th Streets; Lot 031 in Assessor’s Block 2646 - Request for Discretionary Review of Building Permit Application No. 2014.04.22.3783 proposing to construct vertical and horizontal addition (at rear and front of existing structure) to an existing two-story single family residence. The existing unit will change from a two-bedroom unit to a three-bedroom unit, which will occupy the second and third floors of the structure. This unit will also include a new rear deck. Additionally, the project will add a one-bedroom unit on the first floor of the property. The subject property is within a RH-2 (Residential, House, Two-Family) Zoning District and 40-X Height and Bulk District. This action constitutes the Approval Action for the project for purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do Not Take Discretionary Review and Approve17. 2015-003411DRP (N. TRAN: (415) 575-9174)
21 ROSEMONT PLACE - northeast end of Rosemont Place, between 14th Street and Clinton Park; Lot 020 in Assessor’s Block 3534 - Request for Discretionary Review of Building Permit Application No. 2014.07.03.0471, proposing to demolish a detached accessory garage structure, construct horizontal and vertical additions (new third floor) and increase the dwelling count oF613n-site from one to two units. Other modifications include: interior remodeling, façade alterations, new roof decks, stair penthouse, partial building removal for a ground floor patio and creation of a second off-street parking space. The subject property is located within a RH-2 (Residential, House, Two-Family) Zoning District and 40-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and Approve
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