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.             2013.1753E                                                                                                (C. FORDHAM: (415) 575-9071)

                1066 MARKET STREET - located on a parcel bounded by Golden Gate Avenue to the north, Market Street to the south, and Jones Street to the west; Lot 003 of Assessor’s Block 0350 – Appeal of Preliminary Negative Declaration for the demolition of an existing two-story vacant commercial building constructed in 1966 and surface parking lot, and construction of a 120-foot-tall, 12-story mixed-use building containing 304 dwelling units, 4,540 square feet of retail space on Market and Jones Street, and 102 off-street vehicle parking spaces accessed via Jones Street. The project site is in the C-3-G (Downtown General Commercial) Use District and 120-X Height and Bulk District.

                (Proposed for Continuance to March 17, 2016)

 

2.             2013.1696C                                                                                                (W. FARRENS: (415) 575-9172)

1737 POST STREET (AKA 11 PEACE PLAZA), SUITE 300 – southwest corner of Post and Buchanan Streets; Lot 009 in Assessor’s Block 0700 - Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 303.1 to legalize a Formula Retail use (dba “The Face Shop”) in the Japantown Mall, established without Conditional Use authorization, within a NC-3 (Neighborhood Commercial, Moderate Scale) Zoning District, the Japantown Special Use 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.

(Proposed for Continuance to March 17, 2016)

 

3.             2015-007896CUA                                                                                     (W. FARRENS: (415) 575-9172)

1699 VAN NESS AVENUE - southwest corner of Sacramento Street and Van Ness Avenue; Lot 001 in Assessor’s Block 0642 - Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 303.1 to establish a Formula Retail use (dba “First Republic Bank”), within a RC-4 (Residential-Commercial, High-Density) Zoning District, the Van Ness and Van Ness Automotive Special Use Districts, and 80-D 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 March 17, 2016)

 

4.             2013.1516C                                                                                                    (B. BENDIX:  (415) 575-9114)

450 SOMERSET STREET - west side of Somerset Street, between Bacon Street and Wayland Street, Lots 007, 007A and 008A in Assessor’s Block 6044, and Lot 019 in Assessor’s Block 6045 - Request for Conditional Use Authorization under Planning Code Sections 209.1, 303 and 304 to enlarge a school (d.b.a. Alta Vista School) from 26,438 gross square feet up to 42,357 gross square feet, and to increase the maximum enrollment of 315 students up to 393 students. The project is seeking a modification to the rear yard requirement of Planning Code Section 134 as a Planned Unit Development pursuant to Planning Code Section 304. The proposal also includes up to 47 accessory off-street parking spaces for use by St. Elizabeth Roman Catholic Church. The property is within 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 the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.

Preliminary Recommendation:  Approve with Conditions

(Continued from Regular Meeting of December 17, 2015)

WITHDRAWN

 

5.             2014-002527DRP                                                                                          (V. FLORES: (415) 575-9173)

2186 14^TH AVENUE - east side on the northeast corner of the intersection with Rivera Street; Lot 014A in Assessor’s Block 2204 - Request for Discretionary Review of Building Permit Application No. 2014.11.25.2509 proposing to construct a one-story vertical addition with a roof deck above a stair penthouse for access within a single family dwelling within a RH-1 (Residential, House, One-Family) Zoning District and 40-X Height and Bulk District.  The vertical addition will be set back 15 feet from the front of the building with a roof deck within the setback area. The project would not increase the existing building depth.  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 Approve

                                (Continued from Regular Meeting of December 17, 2015)

                                WITHDRAWN

 

B.         CONSENT CALENDAR

 

All matters listed hereunder constitute a Consent Calendar, are considered to be routine by the Planning Commission, and may 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

 

6.             2015-014178CUA                                                                                            (A. PERRY: (415) 575-9017)

                653 UNION STREET (FERRY PLAZA SEAFOOD) - southern side of Union Street between Columbus Avenue and Powell Street, Lot 016 in Assessor’s Block 0117 - Request for Conditional Use Authorization pursuant to Planning Code Section 303 and 722.44 to permit an upgrade from ABC License Type 41 (beer and wine) to Type 47 (general) at an existing Restaurant (d.b.a. Ferry Plaza Seafood), operating as a Bona Fide Eating Place. The project is located within the North Beach Neighborhood Commercial District (NCD) 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

 

C.         COMMISSION MATTERS

 

7.             Consideration of Adoption:

·         Draft Minutes for February 4, 2016

·         Draft Minutes for February 11, 2016

 

8.             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.

D.         DEPARTMENT MATTERS

 

9.             Director’s Announcements

 

10.          Review of Past Events at the Board of Supervisors, Board of Appeals and Historic Preservation Commission

 

11.          2014.0103CXV                                                                                                   (C. GROB: (415) 575-9138)

1036 MISSION STREET – Informational Presentation of the 1% Public Art Requirement for a newly constructed nine-story, 83-unit building.  

Preliminary Recommendation: None - Informational

               

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.

 

F.            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.

 

12a.                                                                                                                           (K. HADDADAN: (415) 575-9068)

                Update on Implementation of the Transbay Redevelopment Plan – Informational Presentation by the Office of Community Investment and Infrastructure (OCII) on progress of development projects underway within the Transbay Redevelopment Plan Zone 1.

 

12b.        2015-012730GPR                                                                                  (K. HADDADAN: (415) 575-9068)

                TRANSBAY REDEVELOPMENT PLAN – Adoption of Environmental Findings pursuant to the California environmental quality act and approving the amendment to the redevelopment plan for the Transbay redevelopment project area to increase the maximum height limit from 300 feet to 400 feet on Block 1 of Zone 1 of the Transbay redevelopment project area, adopting general plan and planning code section 101.12 findings, and recommending the Transbay redevelopment plan amendment to the board of supervisors for approval.

                Preliminary Recommendation: Approve

 

12c.        2016-000003GPA                                                                                  (K. HADDADAN: (415) 575-9068)

                MAP 5 OF THE DOWNTOWN PLAN - General Plan Amendment, Revising Map 5 of the Downtown Area Plan to include a note stating that the proposed Height and Bulk Districts on Assessor's Block 3740, Lots 027, 029, 030, 031, and 032 (Transbay Block 1) and Assessor's Block 3739, Lot 004 within the Trans bay Redevelopment Project Area shall be consistent with those provided in the Transbay Redevelopment Plan Development Controls; and making findings, including findings under the California Environmental Quality Act, and findings of consistency with the General Plan and the eight priority policies of Planning Code Section 101.1.

                Preliminary Recommendation: Approve                                                                                                       

               

13a.        2014-0832ENX                                                                                                        (D. VU: (415) 575-9120)

988 HARRISON (AKA 377 6^TH STREET) - north side between 5^th and 6^th Streets – Lot 148 in Assessor’s Block 3753 - Request for Large Project Authorization, pursuant to Planning Code Section 329 including exceptions for rear yard and exposure (Planning Code Sections 134 and 140, respectively) for the proposed construction of a new eight-story, 85-foot tall building consisting of approximately 6,485 square feet of commercial space at the ground floor and up to 100 dwelling units totaling 62,400 gross square feet on the second through eighth floors.  The subject property is located within the MUR (Mixed Use Residential) District and 85-X Height and Bulk Designation. 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

 

13b.        2014-0832CUA                                                                                                       (D. VU: (415) 575-9120)

988 HARRISON STREET (aka 377 6^TH STREET) - north side between 5^th and 6^th Streets – Lot 148 in Assessor’s Block 3753 - Request for Conditional Use Authorization, pursuant to Planning Code Sections and 202.5 and 303 for the conversion of an automobile service station and demolition of all existing structures on the property to allow the construction of a new eight-story, 85-foot tall mixed-use building consisting of approximately 6,485 square feet of commercial space at the ground floor and up to 100 dwelling units totaling 62,400 gross square feet on the second through eighth floors.  The subject property is located within the MUR (Mixed Use Residential) District and 85-X Height and Bulk Designation. 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

 

14a.        2014.0284CUAVAR                                                                                    (C. ASBAGH: (415) 575-9165)

1567 CALIFORNIA STREET - Southeast corner of California and Polk Streets, Lots 015, 014 and 014A in Assessor’s Block 0645 - Request for a Conditional Use Authorization, pursuant to Section 303 to: 1) construct a new building on a lot greater than 10,000 square feet in the Polk Street Neighborhood Commercial District (Section 121.1); 2) exceed the maximum building length of 110’ along the California Street façade in an 80-A Height and Bulk District (per Section 270); and 3) construct a garage entry on California Street (per Section 155(r)(3)). The proposal is to demolish the existing building and associated surface parking lot and construct a new 7-story building, reaching a roof height of 80 feet, containing approximately 63 dwelling units, 8,000 square feet of retail uses, and 41 off-street parking spaces. The project is located within the Polk Street NCD and 80-A 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 Conditions

                (Continued from Regular Meeting of December 17, 2015)

 

14b.      2014.0284CUAVAR                                                                                    (C. ASBAGH: (415) 575-9165)

1567 CALIFORNIA STREET - Southeast corner of California and Polk Streets, Lots 015, 014 and 014A in Assessor’s Block 0645 - Request for a Variance from the Zoning Administrator to address the requirements for rear yard (Planning Code Section 134) - The proposed project includes the demolition of the existing building and associated surface parking lot and construction of a new 7-story mixed-use building, reaching a roof height of 80 feet, containing approximately 63 dwelling units, 8,000 square feet of ground floor retail uses, and 41 off-street parking spaces. The project is located within the Polk Street NCD and 80-A Height and Bulk District.

                (Continued from Regular Meeting of December 17, 2015)

 

3:30 p.m.

 

Items listed here may not be considered prior to the time indicated above. It is provided as a courtesy to limit unnecessary wait times. Generally, the Commission adheres to the order of the Agenda. Therefore, the following item(s) will be considered at or after the time indicated.

 

15a.        2014-001503GPA                                                                   (M. MOHAN: (415 575-9141)

AFFORDABLE HOUSING BONUS PROGRAM - General Plan Amendment to make conforming changes in association with legislation creating the Affordable Housing Bonus Program by amending the Housing Element, Urban Design Element, Van Ness Avenue Area Plan, Chinatown Area Plan, Downtown Area Plan, and Northeastern Waterfront Area Plan; making findings, including findings of consistency with the General Plan and the eight priority policies of Planning Code Section 101.1 and affirming the Planning Department’s determination under the California Environmental Quality Act.

Preliminary Recommendation: Approve

(Continued from Regular Meeting of January 28, 2016)

 

15b.            2014-001503PCA                                                                    (M. MOHAN: (415 575-9141)

AFFORDABLE HOUSING BONUS PROGRAM - Planning Code Amendment to create the Affordable Housing Bonus Programs, consisting of the Local Affordable Housing Bonus Program, the 100 Percent Affordable Housing Bonus Program, the Analyzed State Density Bonus Program and the Individually Requested State Density Bonus Program, to provide for development bonuses and zoning modifications for affordable housing, in compliance with, and above those required by the State Density Bonus Law, Government Code, Section 65915, et seq.; to establish the procedures in which the Local Affordable Housing Bonus Program and the 100 Percent Affordable Housing Bonus Program shall be reviewed and approved; and amending the Planning Code to exempt projects from the height limits specified in the Planning Code and the Zoning Maps; and 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.

Preliminary Recommendation:  Approve with Conditions

(Continued from Regular Meeting of January 28, 2016)

 

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

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Hearing Procedures

The Planning Commission holds public hearings regularly, on most Thursdays. The full hearing schedule for the calendar year and the Commission Rules & Regulations may be found online at: www.sfplanning.org.

 

Public Comments: Persons attending a hearing may comment on any scheduled item.

v  When speaking before the Commission in City Hall, Room 400, please note the timer indicating how much time remains.  Speakers will hear two alarms.  The first soft sound indicates the speaker has 30 seconds remaining.  The second louder sound indicates that the speaker’s opportunity to address the Commission has ended.

 

Sound-Producing Devices Prohibited: The ringing of and use of mobile phones and other sound-producing electronic devices are prohibited at this meeting. Please be advised that the Chair may order the removal of any person(s) responsible for the ringing or use of a mobile phone, pager, or other similar sound-producing electronic devices (67A.1 Sunshine Ordinance: Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).

 

For most cases (CU’s, PUD’s, 309’s, etc…) that are considered by the Planning Commission, after being introduced by the Commission Secretary, shall be considered by the Commission in the following order:

 

1. A thorough description of the issue(s) by the Director or a member of the staff.

2. A presentation of the proposal by the Project Sponsor(s) team (includes sponsor or their designee, lawyers, architects, engineers, expediters, and/or other advisors) would be for a period not to exceed 10 minutes, unless a written request for extension not to exceed a total presentation time of 15 minutes is received at least 72 hours in advance of the hearing, through the Commission Secretary, and granted by the President or Chair.

3. A presentation of opposition to the proposal by organized opposition for a period not to exceed 10 minutes (or a period equal to that provided to the project sponsor team) with a minimum of three (3) speakers.  The intent of the 10 min block of time provided to organized opposition is to reduce the number of overall speakers who are part of the organized opposition.  The requestor should advise the group that the Commission would expect the organized presentation to represent their testimony, if granted.  Organized opposition will be recognized only upon written application at least 72 hours in advance of the hearing, through the Commission Secretary, the President or Chair.  Such application should identify the organization(s) and speakers.

4. Public testimony from proponents of the proposal:  An individual may speak for a period not to exceed three (3) minutes.

5. Public testimony from opponents of the proposal:  An individual may speak for a period not to exceed three (3) minutes.

6. Director’s preliminary recommendation must be prepared in writing.

7. Action by the Commission on the matter before it.

8. In public hearings on Draft Environmental Impact Reports, all speakers will be limited to a period not to exceed three (3) minutes.

9.        The President (or Acting Chair) may impose time limits on appearances by members of the public and may otherwise exercise his or her discretion on procedures for the conduct of public hearings.

10.     Public comment portion of the hearing shall be closed and deliberation amongst the Commissioners shall be opened by the Chair;

11.     A motion to approve; approve with conditions; approve with amendments and/or modifications; disapprove; or continue to another hearing date, if seconded, shall be voted on by the Commission.

 

Every Official Act taken by the Commission must be adopted by a majority vote of all members of the Commission, a minimum of four (4) votes.  A failed motion results in the disapproval of the requested action, unless a subsequent motion is adopted. Any Procedural Matter, such as a continuance, may be adopted by a majority vote of members present, as long as the members present constitute a quorum (four (4) members of the Commission).

 

For Discretionary Review cases that are considered by the Planning Commission, after being introduced by the Commission Secretary, shall be considered by the Commission in the following order:

 

1.        A thorough description of the issue by the Director or a member of the staff.

2.        A presentation by the DR Requestor(s) team (includes Requestor(s) or their designee, lawyers, architects, engineers, expediters, and/or other advisors) would be for a period not to exceed five (5) minutes for each requestor.

3.        Testimony by members of the public in support of the DR would be up to three (3) minutes each.

4.        A presentation by the Project Sponsor(s) team (includes Sponsor(s) or their designee, lawyers, architects, engineers, expediters, and/or other advisors) would be for a period up to five (5) minutes, but could be extended for a period not to exceed 10 minutes if there are multiple DR requestors.

5.        Testimony by members of the public in support of the project would be up to three (3) minutes each.

6. DR requestor(s) or their designees are given two (2) minutes for rebuttal.

7.        Project sponsor(s) or their designees are given two (2) minutes for rebuttal.

8.        The President (or Acting Chair) may impose time limits on appearances by members of the public and may otherwise exercise his or her discretion on procedures for the conduct of public hearings.

 

The Commission must Take DR in order to disapprove or modify a building permit application that is before them under Discretionary Review.  A failed motion to Take DR results in a Project that is approved as proposed.

 

Hearing Materials

Advance Submissions: To allow Commissioners the opportunity to review material in advance of a hearing, materials must be received by the Planning Department eight (8) days prior to the scheduled public hearing.  All submission packages must be delivered to1650 Mission Street, Suite 400, by 5:00 p.m. and should include fifteen (15) hardcopies and a .pdf copy must be provided to the staff planner. Correspondence submitted to the Planning Commission after eight days in advance of a hearing must be received by the Commission Secretary no later than the close of business the day before a hearing for it to become a part of the public record for any public hearing.

 

Correspondence submitted to the Planning Commission on the same day, must be submitted at the hearing directly to the Planning Commission Secretary. Please provide ten (10) copies for distribution. Correspondence submitted in any other fashion on the same day may not become a part of the public record until the following hearing.

 

Correspondence sent directly to all members of the Commission, must include a copy to the Commission Secretary (commissions.secretary@sfgov.org) for it to become a part of the public record.

 

These submittal rules and deadlines shall be strictly enforced and no exceptions shall be made without a vote of the Commission.

 

Persons unable to attend a hearing may submit written comments regarding a scheduled item to: Planning Commission, 1650 Mission Street, Suite 400, San Francisco, CA  94103-2414.  Written comments received by the close of the business day prior to the hearing will be brought to the attention of the Planning Commission and made part of the official record. 

 

Appeals

The following is a summary of appeal rights associated with the various actions that may be taken at a Planning Commission hearing.

 

Case Type	Case Suffix	Appeal Period*	Appeal Body
Office Allocation	B	15 calendar days	Board of Appeals**
Conditional Use Authorization and Planned Unit Development	C	30 calendar days	Board of Supervisors
Building Permit Application (Discretionary Review)	D	15 calendar days	Board of Appeals
EIR Certification	E	30 calendar days	Board of Supervisors
Coastal Zone Permit	P	15 calendar days	Board of Appeals
Planning Code Amendments by Application	T	30 calendar days	Board of Supervisors
Variance (Zoning Administrator action)	V	10 calendar days	Board of Appeals
Permit Review in C-3 Districts, Downtown Residential Districts and Large Project Authorization in Eastern Neighborhoods	X	15 calendar days	Board of Appeals
Zoning Map Change by Application	Z	30 calendar days	Board of Supervisors

 

* Appeals of Planning Commission decisions on Building Permit Applications (Discretionary Review) must be made within 15 days of the date the building permit is issued/denied by the Department of Building Inspection (not from the date of the Planning Commission hearing).  Appeals of Zoning Administrator decisions on Variances must be made within 10 days from the issuance of the decision letter.

 

**An appeal of a Certificate of Appropriateness or Permit to Alter/Demolish may be made to the Board of Supervisors if the project requires Board of Supervisors approval or if the project is associated with a Conditional Use Authorization appeal.  An appeal of an Office Allocation may be made to the Board of Supervisors if the project requires a Conditional Use Authorization.

 

For more information regarding the Board of Appeals process, please contact the Board of Appeals at (415) 575-6880.  For more information regarding the Board of Supervisors process, please contact the Clerk of the Board of Supervisors at (415) 554-5184 or board.of.supervisors@sfgov.org.

 

Challenges

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.

 

CEQA Appeal Rights under Chapter 31 of the San Francisco Administrative Code

If the Commission’s action on a project constitutes the Approval Action for that project (as defined in S.F. Administrative Code Chapter 31, as amended, Board of Supervisors Ordinance Number 161-13), then the CEQA determination prepared in support of that Approval Action is thereafter subject to appeal within the time frame specified in S.F. Administrative Code Section 31.16.  This appeal is separate from and in addition to an appeal of an action on a project.  Typically, an appeal must be filed within 30 calendar days of the Approval Action for a project that has received an exemption or negative declaration pursuant to CEQA.  For information on filing an appeal under Chapter 31, contact the Clerk of the Board of Supervisors at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 244, San Francisco, CA 94102, or call (415) 554-5184.  If the Department’s Environmental Review Officer has deemed a project to be exempt from further environmental review, an exemption determination has been prepared and can be obtained on-line at http://www.sf-planning.org/index.aspx?page=3447. Under CEQA, in a later court challenge, a litigant may be limited to raising only those issues previously raised at a hearing on the project or in written correspondence delivered to the Board of Supervisors, Planning Commission, Planning Department or other City board, commission or department at, or prior to, such hearing, or as part of the appeal hearing process on the CEQA decision.

 

Protest of Fee or Exaction

You may protest any fee or exaction subject to Government Code Section 66000 imposed as a condition of approval in accordance with Government Code Section 66020.  The protest must satisfy the requirements of Government Code Section 66020(a) and must be filed within 90 days of the date of the first approval or conditional approval of the development referencing the challenged fee or exaction.  For purposes of Government Code Section 66020, the date of imposition of the fee shall be the date of the earliest discretionary approval by the City of the subject development.  

 

The Planning Commission’s approval or conditional approval of the development subject to the challenged fee or exaction as expressed in its Motion, Resolution, or Discretionary Review Action or the Zoning Administrator’s Variance Decision Letter will serve as Notice that the 90-day protest period under Government Code Section 66020 has begun.