February 28, 2002
SAN FRANCISCO PLANNING COMMISSION
Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, February 28, 2002
1:30 PM
Regular Meeting
PRESENT: Fay, Baltimore, Joe, Lim, Salinas, Theoharis
ABSENT: Chinchilla
THE MEETING WAS CALLED TO ORDER BY VICE PRESIDENT FAY AT 1:45 P.M.
STAFF IN ATTENDANCE: Gerald G. Green – Director of Planning, Larry Badiner Zoning Administrator, Rick Crawford; Costolino Hogan; Michael E. Smith; Jamilla Vollmann; Sara Vellve; Geoffrey Nelson; Glen Cabreros; Mathew Snyder; Dario Jones; Patricia I. Gerber – Transcription Secretary; Linda D. Avery – Commission Secretary
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. 2001.0908DDDDDD (JONES: 558-6477)
166 AND 168 YERBA BUENA AVENUE - south side of Yerba Buena Avenue between Maywood Drive and Santa Paula Avenue, Lot 036 and Lot 37 in Assessor’s Block 3078 - Request for Discretionary Review of Building Permit Application No. 2001/0724/4359, and 2001/0724/4356. Both permits are for the new construction of 2-story, single family dwellings on two vacant interior lots, located in a RH-1 (D) (Residential, Detached, Single-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the building permit as submitted.
(Proposed for Continuance to March 7, 2002)
SPEAKER(S): None
ACTION: Continued as proposed
AYES: Fay, Baltimore, Joe, Lim, Salinas, Theoharis
ABSENT: Chinchilla
2. 2001.0973DDDDDD (CABREROS: 558-6169)
2518 UNION STREET - north side between Scott and Divisadero Streets, Lot 008 in Assessor’s Block 0945 - Requests for Discretionary Review of Building Permit Application 2001/0411/6580 proposing to construct a three-story horizontal addition approximately 31 feet wide by 15 feet deep at the rear of an existing two-story over garage, single-family residence in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District. A terrace alteration above the garage and side bay extensions are also proposed.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as revised.
(Proposed for Continuance to March 14, 2002)
SPEAKER(S): None
ACTION: Continued as proposed
AYES: Fay, Baltimore, Joe, Lim, Salinas, Theoharis
ABSENT: Chinchilla
3. 2001.0535E (WYCKO: 558-5972)
724 - 730 VAN NESS AVENUE - The proposed project involves the demolition of two existing one-story buildings at 724-730 Van Ness Avenue and 650-660 Turk Street, and the construction of a new building consisting of an approximately 130-foot tall, 14-story tower fronting on Van Ness Avenue and a 67-foot tall, 7-story tower fronting on Turk Street above a two-level subsurface parking garage and ground floor retail space, accessory office and recreation/laundry room. The project site is located on Lots 4 and 8 in Assessor's Block 742. The vacant 724 Van Ness Avenue building was formerly occupied by about 4,500 square feet of retail space. At 730 Van Ness Avenue, there currently exists about 1,500 square feet of restaurant space. The existing structure at 650-660 Turk contains 9,750 square feet and is currently occupied by an auto repair business at street level and an auto glass repair shop at the mezzanine level. The new building would consist of about 134 dwelling units on floor levels 2 through 14 with lobby access from Van Ness Avenue, 45 independently-accessible parking spaces for the dwelling units on two parking levels with vehicular access from Turk Street, and ground floor space allocated to an approximately 1,530 square foot community/laundry room, about 830 square feet of office space accessory to the residential complex, and about 2,200 square feet of retail space. Both project site lots are within a RC-4 District (Residential-Commercial Combined District, High-Density District) and the Van Ness Avenue Special Use District (SUD) as well as a 130-V Height and Bulk District. The project would require Conditional Use authorization for new construction over 40 feet in height. The project sponsor would also need to seek Variances regarding off-street parking and loading requirements and for the height of the mechanical penthouse on the tower which fronts Van Ness Avenue.
(Proposed for continuance to April 4, 2002.)
SPEAKER(S): None
ACTION: Continued as proposed
AYES: Fay, Baltimore, Joe, Lim, Salinas, Theoharis
ABSENT: Chinchilla
4. 2000.790EKXCTZM (LeBLANC: 558-6351)
888 HOWARD STREET, AKA 155 FIFTH STREET - northeast corner of 5th Street, Lot 66 in Assessor’s Block 3724 -- (1) Request for Determinations of Compliance under Planning Code Section 309 (Downtown Project) and (2) Request for Exceptions, including an exception to the Reduction of Ground Level Wind Currents requirement (Section 148); (3) Request for Conditional Use authorization for a hotel, Planning Code Sections 303 and 216(b) and (4) Amendments to the Planning Code and Zoning Maps to change the height, bulk and Floor Area Ratio (FAR) of the project site, Planning Code Section 302(c) . The proposal would change the height and bulk zoning of the project site from 160-F to 320-M, and would change the maximum FAR from 5:1 to 7.5:1 without the purchase of Transferable Development Rights (TDR). (The current zoning allows a maximum FAR of 7.5:1, but only with the purchase of TDR). The Project would also require amendments to the Urban Design and Land Use Elements of the General Plan and the Downtown Area Plan to be consistent with the proposed changes related to height, bulk and FAR.
Preliminary Recommendations: Pending
NOTE: THE PROJECT CURRENTLY PROPOSES TO REZONE TO A 320-S HEIGHT AND BULK DISTRICT, INSTEAD OF A 320-M DISTRICT AS ORIGINALLY REQUESTED. THE PROJECT HAS BEEN RE-NOTICED FOR A HEARING ON MARCH 14. APRIL 25.
SPEAKER(S): None
ACTION: Continued to April 25, 2002
AYES: Fay, Baltimore, Joe, Lim, Salinas, Theoharis
ABSENT: Chinchilla
5. 2001.1073DD (SMITH: 558-6322)
268 CHENERY STREET - northwest side of the street between Fairmount and Miguel Streets, Lot 012 in Assessor's Block 6685 - Request for Discretionary Review of Building Permit Application No. 2001/08/10/5766, proposing to construct a two-story rear horizontal addition on a duplex building, located in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Proposed for Continuance to April 4, 2002)
SPEAKER(S): None
ACTION: Continued as proposed
AYES: Fay, Baltimore, Joe, Lim, Salinas, Theoharis
ABSENT: Chinchilla
6. 2001.0062E (CHAN: 558-5982)
491 BAYSHORE BOULEVARD - Assessor's Block 5598, Lots 8, 9, 11, 13, 15, 16, 18, 21, and 28. Appeal of Preliminary Mitigated Negative Declaration. The proposed project would demolish the vacant buildings, totaling 107,372 square feet (sq.ft.) and construct a home improvement store (Home Depot). The main store would be two stories, approximately 129,581 sq.ft. with a 10,088-sq.-ft. enclosed green house. The proposed project also includes an 8,550-sq.-ft. outdoor-garden center. The total project size would be approximately 148,219 sq.ft. The building would be approximately 40 feet in height. A parking garage consisting of three-levels of parking totaling 550 parking spaces would also be constructed on this 5.73-acre site. Vehicular access to the parking garage would be from Bayshore Blvd., where Cortland Ave. dead-ends into Bayshore Blvd. The site is within the Planning Commission's adopted Industrial Protection Zone (IPZ) and is located in a M-1 (Light Industrial) zoning district and within a 65-J height and bulk district.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of February 21, 2002)
NOTE: IT HAS BEEN DETERMINED THAT A FULL ENVIRONMENAL IMPACT REPORT IS REQUIRED FOR THIS PROJECT. A PUBLIC HEARING WILL BE SCHEDULED ON THE DRAFT REPORT AT A FUTURE DATE. THEREFORE, THE APPEAL OF THE NEGATIVE DECLARATION IS NO LONGER BEFORE THE COMMISSION.
SPEAKER(S): None
ACTION: The matter is not before the Planning Commission at this time
B. COMMISSIONERS' QUESTIONS AND MATTERS
7. Consideration of Adoption - draft minutes of February 14, 2002.
SPEAKER(S): None
ACTION: Approved with the correction of a name
AYES: Fay, Baltimore, Joe, Lim, Salinas, Theoharis
ABSENT: Chinchilla
8. Commission Matters
None
C. DIRECTOR'S REPORT
9. Director's Announcements
- Responded to Commissioner Salinas's questions regarding the continuance of 491 Bayshore Boulevard
10. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
- 951-957 Mission – Illegal Conversion – Zoning Administrator issued a Letter of Determination, that a Conditional Use was needed
- 2551-2557 Mission Street – Rock Climbing Facility – The Commission's decision was overtuned +5 –0.
D. REGULAR CALENDAR
11. (HOGAN: 558-6610)
PLANNING DEPARTMENT'S PROPOSED WORK PROGRAM AND BUDGET FOR
FY 2002-2003 – Consideration of approval of a draft resolution adopting the Planning Department's proposed work program and budget for fiscal year 2002-2003.
Preliminary Recommendation: Approval
SPEAKER(S): None
ACTION: Continued to 3/7/02
AYES: Fay, Baltimore, Joe, Lim, Salinas
ABSENT: Chinchilla and Theoharis
12. 2002.0055C (J.VOLLMANN: 558-6612)
251 CLEMENT STREET - southeast corner of 4th Avenue, Lot 037 in Assessor’s Block 1435 - Request for Conditional Use Authorization pursuant to Planning Code Section 716.45 to allow the sale of beer and wine in an existing specialty grocery store (Super Tokio) for consumption off the premises. The subject site is located within the Inner Clement Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions.
SPEAKER(S):
(+) Andy Huihn, Project Sponsor
- Asked Commission to approve his project
(+) Ron Miguel
- Supports project
ACTION: Approved
AYES: Fay, Baltimore, Joe, Lim, Salinas
ABSENT: Chinchilla and Theoharis
MOTION NO. 16351
13. 2000.1130C (SMITH: 558-6322)
6 - 8 LOCKSLEY AVENUE - east side of the street between Kirkham Street and Warren Avenue, Lot 003 in Assessor's Block 2636 - Request by XM Satellite Radio for Conditional Use Authorization under Planning Code Section 209.6 to install two antennas on the rooftop and one equipment cabinet within the mechanical room of an apartment building located in a RM-4 (Residential, Mixed, High-Density) District and 40-X Height and Bulk District. The subject site is a Location Preference 2 site according to the Wireless Telecommunications Services (WTS) Siting Guidelines, as it is a co-location site.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Noel Ebolio
- Supports project
ACTION: Approved
AYES: Fay, Baltimore, Joe, Lim
NAYES: Salinas
ABSENT: Chinchilla and Theoharis
MOTION NO. 16352
14. 2001.1142C (VELLVE: 558-6263)
20 WOODSIDE AVENUE (501 LAGUNA HONDA BLVD.) - St. John's Church of Christ, at the southeastern corner of Woodside Avenue and Laguna Honda Boulevard; Lot 001 in Assessor's Block 2888A - Request for Conditional Use Authorization pursuant to Section 209.6 of the Planning Code to install three (3) panel antennas and related equipment as part of Metro PCS's wireless telecommunications network in a publicly-used structure (a church) within a RH-1(D) (House, One-Family (Detached Dwelling)) Zoning District, and a 40-X Height and Bulk District. The proposal is a Preference Location 1, publicly-used structure.
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) Debra Stein, representing Metro PCS
- This antenna will allow improved services in that area.
- There were notifications mailed to neighborhood associations and residents in three different languages. There were also bilingual community meetings.
- She thanked staff for their great work on this proposal.
ACTION: Approved
AYES: Fay, Baltimore, Joe, Salinas
NAYES: Lim
ABSENT: Chinchilla and Theoharis
MOTION NO. 16353
15. 2001.1109C (NELSON: 558-6257)
2696 GEARY BOULEVARD - between Masonic Avenue and Emerson Street; Lot 004 in Assessor’s Block 1071 - Request for Conditional Use authorization pursuant to Section 712.83 of the Planning Code to legalize an existing wireless telecommunications facility within an NC-3 (Moderate Scale Neighborhood Commercial) Zoning District and an 80-D height and bulk district, upon the roof of an approximately 80-foot tall self-storage building, which is owned and operated by Public Storage, Inc. The two existing antennas are the sole antennas of TouchTel's wireless communication network. As per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 2, as it is a co-location site.
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) Debra Stein, Representing TouchTel
- This antenna will legalize existing antennas owned by TouchTel.
- There were notifications mailed to neighborhood associations and residents in three different languages. There were also bilingual community meetings.
- She thanked staff for their great work on this proposal.
(-) Colleen Ryan
- Opposed project
- Concerned about health problems
- T.V. interference, need a cable to get a good reception
- Phone reception is very poor
(-) Tammie Schmidt
- Concerned about health problems
- Also concerned about the value of her home
(-) Thomas A. Rey
- Concerned about health problems
- Cellular phone reception is very bad
- Suffering of headaches lately
- Notices were not posted properly
ACTION: Approved
AYES: Fay, Baltimore, Joe, Salinas
NAYES: Lim
ABSENT: Chinchilla and Theoharis
MOTION NO. 16354
16. 2001.0536C (NELSON: 558-6257)
2696 GEARY BOULEVARD - between Masonic Avenue and Emerson Street; Lot 004 in Assessor’s Block 1071 - Request for Conditional Use authorization pursuant to Section 712.83 of the Planning Code to install and operate a wireless telecommunications facility within an NC-3 (Moderate Scale Neighborhood Commercial) Zoning District and an 80-D height and bulk district, upon the roof of an approximately 80-foot tall self-storage building, which is owned and operated by Public Storage, Inc. The six antennas would be part of MetroPCS' wireless communications network. As per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 2, as it is a co-location site.
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) Debra Stein, Representing Metro PCS
- This antenna will allow improved services in that area.
- There were notifications mailed to neighborhood associations and residents in three different languages. There were also bilingual community meetings.
- She thanks staff for their great work on this proposal.
(-) Colleen Ryan
- Opposed project
- Concerned about health problems
- T.V. interference, need a cable to get a good reception
- Phone reception is very poor
(-) Tammie Schmidt
- Concerned about health problems
- Also concerned about the value of her home
(-) Thomas A. Rey
- Concerned about health problems
- Also concerned about the value of her home
(+) Mr. Mumford
- Supports project
(+/-) Ron Miguel
- Should be a better way to notify neighbors
(-) Patricia Vaughey
- She is oncerned about the notification process.
ACTION: Approved
AYES: Fay, Baltimore, Joe, Salinas
NAYES: Lim
ABSENT: Chinchilla and Theoharis
MOTION NO. 16355
17a. 2001.0716CEKV (CABREROS: 558-6169)
755 EDDY STREET - south side between Van Ness Avenue and Polk Street in an RC-4 (Residential-Commercial Combined, High Density) District, the Van Ness Special Use District and a 130-V Height and Bulk District, Lot 010 in Assessor’s Block 0742 - Request for Conditional Use Authorization under Planning Code Section 253 for a proposed building exceeding a height of 40 feet in an R (Residential) District and Section 253.2 for new construction exceeding 40 feet in height within the Van Ness Special Use District. The proposal is to construct a twelve-unit, 50-foot high, five-story residential building with eight independently accessible parking spaces on a vacant lot. The project is approximately 15,580 gross square feet in area, including parking. One unit within the building is proposed to be rented/sold as a below-market rate residential unit.
Preliminary recommendation: Approval with conditions
SPEAKER(S):
(+) David Silverman, Ruben and Alter
- Gave a description of the project
- Urged the Commission to approve the project
ACTION #1: Motion to approve with 2 affordable units at 100% and 120% of median income
AYES: Baltimore, Joe, and Salinas
NAYES: Lim and Fay
ABSENT: Chinchilla and Theoharis
RESULT: The motion failed
ACTION #2: Motion to approve staff recommendations
AYES: Fay, Joe, and Lim
NAYES: Baltimore and Salinas
ABSENT: Chinchilla and Theoharis
RESULT: The motion failed
ACTION #3: Continued to 3/7/02 to allow the absent commissioners to participate in the final action.
AYES: Baltimore, Fay, Joe, Lim, Salinas
ABSENT: Chinchilla and Theoharis
17b. 2001.0716CEKV (CABREROS: 558-6169)
755 EDDY STREET - south side between Van Ness Avenue and Polk Street in an RC-4 (Residential-Commercial Combined, High Density) District, the Van Ness Special Use District and a 130-V Height and Bulk District, Lot 010 in Assessor’s Block 0742 - A request to reduce the parking requirement for a new twelve-unit residential building. Pursuant to Planning Code Section 243(c)(8)(I), the Zoning Administrator may reduce the parking requirement (one space per dwelling unit) to no less than one space for each four dwelling units provided the Zoning Administrator determines that the reduced parking is sufficient to serve the reasonably anticipated auto usage by residents and visitors to the project. The proposal is to construct a twelve-unit, 50-foot high, five-story residential building with eight independently accessible parking spaces (Section 151 of the Planning Code requires 12 independently accessible parking spaces) on a vacant lot.
SPEAKER(S): Same as those listed under item 17a.
ACTION: Zoning Administrator closed public hearing and continued the matter to 3/7/02
18a. 2001.0800CD (M.SNYDER: 575-6891)
301 GUERRERO STREET - AKA 1795 15TH STREET - currently occupied by the business called Jet Hand Carwash and Detailing, southeast corner of 15th Street and Guerrero Streets, Lot 35 in Assessor's Block 3555 - Request for Conditional Use authorization under Board of Supervisor's Resolution 518-01 (the Mission District Interim Controls) to allow the construction of three market rate dwelling units in an RH-3 (Residential, House, Three-family) District, a 40-X Height and Bulk District, and the Mission District.
Preliminary Recommendation : Approval with Conditions
(Continued from Regular Meeting of January 10, 2002)
SPEAKER(S):
(+) Eddie Tsang, Project Sponsor
- Urged the Commission to approve his project
ACTION: Approved
AYES: Fay, Baltimore, Joe, Lim, Salinas
ABSENT: Chinchilla and Theoharis
MOTION NO. 16356
18b. 2001.0800CD (M.SNYDER: 575-6891)
301 GUERRERO STREET - AKA 1795 15TH STREET - currently occupied by the business called Jet Hand Carwash and Detailing, southeast corner of 15th Street and Guerrero Street, Lot 35 in Assessor's Block 3555 - Mandatory Discretionary review under Board of Supervisor’s Resolution 518-01 (the Mission District Interim Controls) for the change of use from a car washing business to three market-rate dwelling units, in the RH-3 (Residential, House, Three-Family) District, a 40-X Height and Bulk District, and the Mission District.
Preliminary Recommendation: Do not take Discretionary Review and Approve Project as proposed
(Continued from Regular Meeting of January 10, 2002)
SPEAKER(S): Same as those listed in item 18a
ACTION: Did not take discretionary review and approved the project as proposed
AYES: Fay, Baltimore, Joe, Lim, Salinas
ABSENT: Chinchilla and Theoharis
AT APPROXIMATELY 5:00 PM THE PLANNING COMMISSION CONVENED INTO A DISCRETIONARY REVIEW (DR) HEARING TO HEAR AND ACT ON DISCRETIONARY REVIEW MATTERS.
19. 2001.0921D (JONES: 558-6477)
1358 - 47TH AVENUE - Lot 030 in Assessor's Block 1801 – Discretionary Review Request for Building Permit Application No. 2001/02/22/2698, To construction a new four-story, two-family dwelling on a vacant lot in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications
SPEAKER(S):
(+) Ester Mugar, Discretarionary Review Requestor
- This neighborhood is unique in character
- A lot of the homes in the neighborhood are of historical value
- This project is out of scale in relation to other homes in the neighborhood
- Concerned about the parking
(+) Susan Williams
- Urged the Commission to disapprove the project
- Sign was not posted properly
(+) Peter Vokanokovshi
- Opposed project
- Concerned about parking
(-)Andrew Listwan, Project Sponsor
- Asked Commission to approve his project
ACTION: Take Discretionary Review and approved as modified:
o Require a NSR for 2 units only;
o Remove the 4th floor;
o Continue working on design modifications and landscaping
AYES: Fay, Baltimore, Joe, Lim, Salinas
ABSENT: Chinchilla and Theoharis
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))
Patricia Vaughey
Re:
- 2844 Greenwich - Ignoring Commission in the Enforcement Division
- People on both sides of Cal Tennis Club issue
- Notice address does not agree with Assessor's office
- Gorilla Gym/ Cinema 21
- Pierce Street Garage: Sprint moved antenna w/o permit. Metro PCS wants to use same pole in enforcement
Adjournment: 5:57 p.m.
THE DRAFT MINUTES ARE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, MARCH 14, 2002
Last updated: 11/17/2009 10:00:07 PM
