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SAN FRANCISCO
PLANNING COMMISSION
Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, October 6, 2011
12:00 PM
Regular Meeting
COMMISSIONERS PRESENT: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
THE MEETING WAS CALLED TO ORDER BY PRESIDENT OLAGUE AT 12:10
STAFF IN ATTENDANCE: John Rahaim – Director of Planning, Scott Sanchez – Zoning Administrator, Sharon Young, Rich Sucre, Brittany Bendix, Aaron Starr, Jessica Range, Kimberly Durandet, Pilar LaValley, Glenn Cabreros, Thomas Wang, Michael Smith, and Jonas Ionin – Acting 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. 2009.0156E (J. BATTIS: (415) 575-9022)
89 BELGRAVE - south side between Stanyan and Shrader Streets; Lot 072 of Assessor’s Block 2688 - Appeal of Preliminary Mitigated Negative Declaration for the proposed project entailing 1) subdivision of an existing 7,500-square foot parcel into two lots, resulting in an approximately 4,200-sq ft lot with 42 feet of frontage along Belgrave Avenue containing an existing single-family residence, and a second undeveloped approximately 3,300-sq ft parcel with 33 feet of frontage along Belgrave Avenue to the west of the existing building; 2) enlarging an existing 2,270-sq ft residence by approximately 2,000 sq ft, resulting in an approximately 4,210-sq ft, approximately 37-foot-high building with two off-street parking spaces; and 3) construction of a new approximately 3,971-sq ft, 37-foot-high three-story-over two-car garage single-family residence. The project site is located within an RH-1(D) (Residential House, One-Family (Detached Dwelling)) District and a 40-X Height and Bulk District in the Haight-Ashbury neighborhood. The proposed project would require a variance from the minimum lot area requirements.
(Proposed for Continuance to November 17, 2011)
SPEAKERS: None
ACTION: Continued as proposed
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
2a. 2010.0959CV (D. SANCHEZ: (415) 575-9082)
147 SOUTH PARK AVENUE - south side between 3rd Street and Jack London Place, Lot 031 in Assessor’s Block 3775 - Request for Conditional Use Authorization under Planning Code Sections 814.13 and 303 to demolish an existing single family dwelling and construct as the replacement structure a four-story, two-unit multifamily dwelling with a ground floor commercial use identified as an eating establishment. The proposal is within the South Park Zoning District with a 40-X Height and Bulk designation.
(Continued from Regular Meeting of July 28, 2011)
(Proposed for Continuance to November 17, 2011)
SPEAKERS: None
ACTION: Continued as proposed
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
2b. 2010.0959CV (D. SANCHEZ: (415) 575-9082)
147 SOUTH PARK AVENUE - south side between 3rd Street and Jack London Place, Lot 031 in Assessor’s Block 3775 - Request for Variance under Planning Code Sections 145.1 and 306 to provide a parking entrance of 16 feet, in excess of 1/3 of the lot width, at the rear of the lot as part of the four-story, two-unit multifamily replacement structure. The proposal is within the South Park Zoning District with a 40-X Height and Bulk designation.
(Continued from Regular Meeting of July 28, 2011)
(Proposed for Continuance to November 17, 2011)
SPEAKERS: None
ACTION: Continued as proposed
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
3. 2011.0389DDD (A. STARR: (415) 558-6362)
2040 JACKSON STREET - north side between Laguna and Octavia Streets; Lot 004A in Assessor's Block 0591 - Requests for Discretionary Review of Building Permit Application No. 2010.11.03.4269 proposing to construct a three-story rear horizontal addition, a stair and elevator penthouse, and a roof deck on a three-story, one-unit residential building within the RH-1 (Residential, House, One-Family) Zoning District and 40-X Height and Bulk District.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve as revised
(Continued from Regular Meeting of September 29, 2011)
(DISCRETIONARY REVIEW REQUESTS HAVE BEEN WITHDRAWN)
B. CONSENT CALENDAR
All matters listed hereunder constitute a Consent Calendar, are considered to be routine by the Planning Commission, and will be acted upon by a single roll call vote of the Commission. There will be no separate discussion of these items unless a member of the Commission, the public, or staff so requests, in which event the matter shall be removed from the Consent Calendar and considered as a separate item at this or a future hearing
4. 2011.0591Q (C. LAMORENA: (415) 575-9085)
307 PAGE STREET - southwest corner at Laguna Street; Lot 001 in Assessor’s Block 0581 - Request for Condominium Conversion Subdivision to convert a four-story mixed-use building with six dwelling units and commercial space on the ground floor into six residential condominiums and one commercial condominium within a RTO (Residential Transit Oriented) Zoning District and 40-X Height and Bulk District.
Preliminary Recommendation: Approval
SPEAKERS: Tinsen Sherra
ACTION: Approved
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
MOTION: 18457
5. 2011.0539C (S. Young: (415) 558-6346)
2113 UNION STREET - south side of Fillmore and Webster Streets; Lot 027 in Assessor’s Block 0540 - Request for Conditional Use Authorization pursuant to Planning Code Sections 703.4, 303(c), and 303(i) to establish a Formula Retail Use within the Union Street Neighborhood Commercial District (NCD) and a 40-X Height and Bulk District. The proposal is to convert a vacant approximately 1000 square foot commercial space (previously occupied by “Hill & Co. Real Estate”, a real estate office) to a retail sales establishment (d.b.a. Wireless Store), a retail store specializing in wireless phones, communication devices, and accessories located on the first floor of a two-story over basement commercial building.
Preliminary Recommendation: Approval with Conditions
SPEAKERS: None
ACTION: Approved
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
MOTION: 18454
6. 2011.0307C (R. Sucré: (415) 575-9108)
1156 Valencia Street - located between 22nd and 23rd Streets, Lot 010 in Assessor’s Block 3635 - Request for Conditional Use Authorization under Planning Code Sections 121.1, 121.2, 726.11, 726.21 and 303 to allow a use size in excess of 3,000 sf on a lot containing greater than 10,000 sf of development. The proposed project would construct an additional 2,124 sf for use as a gymnasium and accessory office to an existing 11,148 sf building (d.b.a. Salvation Army) within the Valencia Street NCT (Neighborhood Commercial Transit) Zoning District and a 55-X Height and Bulk District.
NOTE: Planning Department staff has determined that the project only requires Conditional Use Authorization pursuant to Planning Code Sections 121.2 and 726.21 for use size in excess of 3,000 sf. The project does not require Conditional Use Authorization pursuant to Planning Code Sections 121.1 and 726.11 for development on a lot above 10,000 sf.
Preliminary Recommendation: Approval with Conditions
SPEAKERS: None
ACTION: Approved
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
MOTION: 18455
7. 2011.0571C (B. Bendix: (415) 575-9114)
1085 Mission Street - south side, between 6th and 7th Streets, Lot 107 in Assessor’s Block 3726 - Request for Conditional Use Authorization under Planning Code Sections 303 and 840.47 to add a bar to a previously approved full-service restaurant (d.b.a. AQ) within the Mixed Use – General Zoning District, and a 85-X Height and Bulk District. If granted, the Conditional Use Authorization would allow the applicant to seek a Type 47 License from the California Department of Alcoholic Beverage Control. This license would permit the sale of beer, wine, and distilled spirits for on-site consumption in association with the restaurant. The use is not identified as a formula retail use.
Preliminary Recommendation: Approval with Conditions
SPEAKERS: None
ACTION: Approved
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
MOTION: 18456
C. COMMISSIONERS’ QUESTIONS AND MATTERS
Adoption of Commission Minutes – Charter Section 4.104 requires all commissioners to vote yes or no on all matters unless that commissioner is excused by a vote of the Commission. Commissioners may not be automatically excluded from a vote on the minutes because they did not attend the meeting.
8. Consideration of Adoption:
· Draft Minutes of Regular Meeting of July 7, 2011
· Draft Minutes of Closed Session Meeting of July 14, 2011
· Draft Minutes of Regular Meeting of July 14, 2011
· Draft Minutes of Regular Meeting of July 21, 2011
· Draft Minutes of Regular Meeting of July 28, 2011
· Draft Minutes of Regular Meeting of September 15, 2011
· Draft Minutes of Regular Meeting of September 22, 2011
SPEAKERS: None
ACTION: Approved as corrected
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
9. 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.
Commissioner Moore:
I wanted to commend Sophie Hayward on the quick turnaround on clarifying the motion on the City Center Special Sign District, as she indeed corrected what the Commission had verbalized. However, there is an inconsistency with the final recommendations. If the signs are moved forward of the drive for parking, the sign might have to be low in order to be in the proper angle relative to people in the car reading it. That would come out in the Department working with other alternatives. I want to put that on notice, because as the sign comes closer, you cannot expect people to jerk up their head. They still have to have the proper angle, which is basically described by the speed distance from the sign. I want to make sure the understanding of the motion is properly implemented. I appreciate it very much.
Commissioner Antonini:
I want to thank Mathew Snyder in particular because of a meeting that I had with our architects, and it was in regards to project Candlestick Cove, and I think under certain circumstances that when you have an untitled project that has been titled for signature in the past, and there has been a change, sometimes it is brought back to the Commission for full review. Others are brought forward with the understanding that they encourage projects and architects to contact the commissioners. Another commissioner has spoken to them on this.
I think this is a really good policy. In fact, I would encourage wherever possible that whenever
projects are being planned, that whenever possible we have really early input as to design on projects, because we have seen many projects, and we have one today that came out very successfully that we will discuss later, but it took time and was redesigned before this finally came out.
If we can intercept these things early, then I think it saves a lot of time and money and process. This was good, and I am glad we were able to do that in this particular instance and wherever possible, if there is a way that commissioners can get an early look. Not all commissioners will agree on design, of course, but at least to get input and be able to address some of the concerns. Thank you very much for doing that.
Commissioner Sugaya:
On Tuesday I attended a Japantown Better Neighborhood Committee meeting on cultural resources, the entire committee staff is working on bringing to us a presentation on cultural resources. They are working toward that deadline.
Commissioner Miguel:
The past couple of weeks I have had a couple of meetings regarding the Medical Center; Walgreen's regarding their pending request for a liquor license; the Masonic auditorium; a couple of meetings on the San Francisco Outlook Project, both with the developer and the neighbors; and regarding the Academy of Art.
Commissioner Borden:
I know we discussed the issues of conditions of approval before, but I talked to a member of the public that was still upset about a project. We talked about a hearing to delineate which hearings are enforceable by this Commission and which are not and I think we might want to look at having a hearing about that topic, because I know it is something that a number of others have brought up in the past because people come together with a laundry list of things they would like to see happen. Sometimes we put them in, and sometimes we do not. But most the time we do not have the ability to enforce them, and that creates a situation of tension because people do not understand we cannot enforce the conditions. Maybe we could have a discussion around conditions of approval for different types of projects, and then general public education about what is the jurisdiction of the Planning Commission for some of the other bodies that interact on projects we have entitled.
Commissioner Olague:
We do have a growing list of special hearing topics, so we should probably go over that
next week at the meeting so we can start calendaring things.
Commissioner Antonini:
I intend to meet with the neighbors on this. This is [quite a] way from coming before us, but this is good early intervention and starting to work with various constituencies to see if something can be worked out and make something a lot better as it finally comes to us.
Commissioner Olague:
We did have a request to hear an item that we always have scheduled for the end of the calendar by 5:00, so we will take that item out of order if the calendar has not gone to that point by 5:00. That is number 17. It is an unusual request from one of the people involved with that case has to attend the memorial service, so we want to respect that.
D. DIRECTOR’S REPORT
10. Director’s Announcements
Director Rahaim:
As some of you know, I am asking that we adjourned the meeting in memory of a staff member that passed away suddenly this week. He passed away Tuesday after a very unusual accident over the weekend. He had been with the Department for 30 years as of two months ago, on August 2nd. He was one of the people on the staff who always had a smile on his face and had good things to say to people. A couple of things he worked on were: early on in the 1980's he worked briefly on commercial zoning and he was also responsible for getting the Department computerized. He was one of the first people to teach himself on the use of technology long before any of us had computers on our desks. He recently worked on the Downtown 25 Years Report. It was a sudden loss. We ask that you adjourn today's meeting in his honor.
On a more positive note, I would like to let you know that the Small Business Commission actually has given staff a special honor – a certificates of honor to two staff, Jonas Ionin and Dan Sider, who I do not think is present today, was one of them. This past Monday the Commission gave the certificates of honor acknowledging the contributions they have made to the small business community, both providing excellent service to small business owners, to navigate the complex zoning regulations and their timely response of research and guidance to the commission. We're very pleased with the staff working hard in that capacity. It was a nice honor for them.
I just wanted to mention that I met with the new Director of Engineering at the VA Hospital.
Finally, after a while of trying to somehow connect with them, we had a very productive discussion about their plans and we understand that they will be considering a lot of new options in the Master Plan. That was very good to hear. We agreed to have regular meetings and ongoing discussions on that, even though technically we do not have entitlement power over them. It is a Federal Agency, but it was important for us to have that discussion.
11. Review of Past Week’s Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.
LAND USE COMMITTEE:
Acts of God and Calamity Ordinance.. At the July 14th, hearing, the PC voted 7-0 to recommend that the Board of Supervisors (herinafter “The Board”) adopt the Ordinance with modifications. Specifically, the PC recommended the Ordinance be modified in two ways. First, it should allow a reasonable degree of flexibility for those who have experienced a calamity but not to be overly permissive in allowing rebuild of nonconforming uses. Second, the Ordinance should be modified to include the retroactive date of retroactive operative date of August 1, 2009. Since the PC hearing, staff has recognized that the recommendation should have been applied not only to Section 181 Non-Conforming Uses but also mirroring changes should have been recommended to Section 188 Non-Conforming Structures. Both Sections have the exact same problematic and vague existing language. With these amendments, the Land Use Committee forwarded the Ordinance to the full Board for this Tuesday’s hearing.
FULL BOARD OF SUPERVISORS:
- Standards for Bird-Safe Buildings. Commissioners, on July 14, you approved a policy document. Since this action, staff has began using this to review projects, giving it the weight of design guidelines. At your hearing you also recommended approval of an Ordinance that would implement the policy document. Last week the Committee made two modifications: First, they amended it to apply to city owned properties. Second, they amended the controls on wind generation: removing a prohibition on vertical wind-generators in urban habitat zones and instead requiring review and monitoring of all wind-generators. Also, last week Supervisor Mar signed on as a sponsor. This week Board President David Chiu asked to be added as a co-sponsor and the Ordinance was unanimously approved on final reading.
- EN Code Revisions. Commissioner’s you heard these Ordinances on June 23. The Ordinances would amend the Zoning Map, the Planning Code and the Administrative Code. Generally the Ordinances seek to correct errors and improve Code readability. This week the Board approved this Ordinance on final reading, also unanimously.
- CEQA GRE Appeal of 1171 Sansome Street - By a vote of 11-0, the Board unanimously overturned the General Rule Exclusion for 1171 Sansome Street, which was a subdivision of a steeply sloping lot to create two lots with no development proposed. The Board stated that since it was reasonably foreseeable that development would occur on the lot, environmental review should analyze the impacts of development. The Board further stated that the project could not be exempt from CEQA since development of a steeply-sloping lot would have the potential for causing a significant environmental effect on the environment.
- 3151-3155 Scott Street CU & FMND appeal. The project, renovation and conversation of an existing Marina District tourist hotel to group housing for transitional-age foster care youth, prompted an outpouring of impassioned testimony about the merits of the project from both sides of the aisle. But ultimately the CEQA concerns raised on appeal failed to sway the Board, who affirmed the FMND by a unanimous vote of 9-0 (2 were absent). Supervisor Farrell, in whose district the project site is located and who opposes the project, voted in favor of the FMND. He noted that he had no issues with the adequacy of the CEQA document. On the vote for the SUD and the CU, Supervisor Farrell did find the appellant’s arguments about the necessity and the desirability of the project to be convincing. He was the sole vote against the project authorizations and map amendment. Despite his ultimate vote against the CU authorization and SUD ordinance. The remainder of the Board disagreed and the project remained unaltered per the Commission’s recommendation by a vote of 9-1.
INTRODUCTIONS:
- Supervisor Kim: Ordinance amending the San Francisco General Plan Map 2 of the Community Facilities Element as part of the San Francisco Museum of Modern Art Expansion/Fire Station Relocation and Housing Project; adopting findings, including environmental findings and findings of consistency with the General Plan and Planning Code Section 101.1.
- Supervisor Kim: Ordinance amending the San Francisco Planning Code Sectional Map ZN01 of the Zoning Maps to change the use classification of 676 Howard Street (Block No. 3722, Lot No. 28) from Public (P) to Downtown-Support District (C-3-S) and a portion of 935 Folsom Street (Block No. 3753, Lot No. 140) from Mixed Use-Residential (MUR) to Public (P) as part of the San Francisco Museum of Modern Art Expansion/Fire Station Relocation and Housing Project; adopting findings, including environmental findings, Section 302 findings, and findings of consistency with the General Plan and the priority policies of Planning Code Section 101.1.
- Supervisor Cohen: Ordinance amending the San Francisco Planning Code Section 249.42 to: 1) allow outpatient medical care clinics; 2) amend Zoning Map Sheet 8 SU of the San Francisco Planning Code to add parcels in Block No. 5211, Lot Nos. 29 through 54 to the India Basin Special Use District and remove the parcel in Block No. 5211, Lot No. 28 from the Design and Development Special Use District and add it to the India Basin Special Use District; and 3) make environmental findings and findings of consistency with general plan. 111078
- Supervisor David Chiu: Hearing on the status of the 8 Washington Project. BF 111092
- Sponsors: Mar: Hearing on the progress of negotiations between the City and County of San Francisco and the California Pacific Medical Center's Cathedral Hill Project. BF 111059
- Supervisor Mar, Avalos, and Chiu: Ordinance amending the San Francisco Planning Code Sections 703.2 and 790.55 to: 1) prohibit the use of Customer Operated Check-Out Systems, as defined, in retail stores where alcoholic beverages are sold for off-site consumption; and 2) making findings, including environmental findings and findings of consistency with the General Plan and with the Priority Policies of Planning Code Section 101.1. BF 111049
- Supervisor David Chiu: Ordinance amending the San Francisco Administrative Code by adding Chapter 38, Sections 38.1 through 38.6; amending the San Francisco Planning Code Sections 790.90, 790.91, and 790.102; amending the San Francisco Campaign and Governmental Conduct Code Section 3.400; requiring commercial landlords leasing to small businesses for public accommodations to: 1) bring ground floor entrances to, and exits from, the building into compliance with applicable state and federal disability access laws; 2) inform small business tenants of the potential legal and financial liabilities for failure to comply with those laws; 3) include in any new or amended leases a provision addressing the respective obligations of the landlord and small business tenant to bring the leased premises into compliance with those access laws; 4) require the City to give priority to building permit applications for work to bring space leased to small business tenants into compliance with those access laws; 5) allow small self-service restaurants and retail coffee stores to exclude the square footage of floor area required for disabled access from the calculation of maximum allowable square footage for such uses under applicable zoning restrictions; and 6) adopt environmental findings, Planning Code Section 302 findings, and findings of consistency with the General Plan and Planning Code Section 101.1. BF 111047
HISTORIC PRESERVATION COMMISSION:
Director Rahaim:
I attended the meeting yesterday; the Preservation Committee did meet yesterday. They had further discussion on Supervisor Wiener's proposed amendments to Articles 10 & 11, but continued action until their next meeting two weeks from yesterday. You are also scheduled to have a discussion/hearing on Articles 10 and 11. They are meeting on the 27th of October.
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.
SPEAKERS:
Tim Tenshara
Re: question about item number four.
F. REGULAR CALENDAR
12. 2011.0172T (A. STARR: (415) 558-6362)
Proposed Changes to Restaurant, Video Stores, and Related Land Use Controls - The Commission will consider an Ordinance introduced by Supervisor Mirkarimi concerning self-service restaurants, retail coffee stores, and video stores as well as additional recommendations by Planning staff to consolidate existing restaurant definitions and controls. Specifically, the proposed Ordinance would amend the San Francisco Planning Code by amending Sections 710, 730, 733A, 733A.1, 790.90, 790.91, and 790.102 of the Planning Code to: (1) increase the maximum use size for Small Self-Service Restaurants in Neighborhood Commercial Districts to that of the non-residential use size limit for the district and eliminate the limit on the number of seats; (2) increase the minimum size for Large Self-Service Restaurants in Neighborhood Commercial Districts to that of the non-residential use size limit for the district; (3) principally permit Small Self-Service Restaurants and Video Stores in Neighborhood Commercial Cluster (NC-1) and Neighborhood Commercial Transit Cluster (NCT-1) Districts; (4) conditionally permit Large Self-Service Restaurants in the Inner Sunset Neighborhood Commercial District; (5) require that mechanical noise and vibration from Self-Service Restaurants be confined to the premises; and (6) remove the prohibition of on-site food preparation and cooking and reheating equipment in Retail Coffee Stores; adopting findings, including environmental findings, Section 302 findings, and findings of consistency with the General Plan and the Priority Policies of Planning Code Section 101.1.
Preliminary Recommendation: Adoption
(Continued from Regular Meeting of August 4, 2011)
SPEAKERS: None
ACTION: Without a hearing, continued to 11/17/11.
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
13. 2005.1912E (J. Range: (415) 575-9018)
Significant Natural Resources Area Management Plan - Public Hearing on the Draft Environmental Impact Report - The proposed project is the Significant Natural Resources Area Management Plan (SNRAMP). The SNRAMP contains detailed information on the biology, geology, and trails within 32 Natural Areas, 31 of which are in San Francisco and one (Sharp Park) is in Pacifica. The SNRAMP is intended to guide natural resource protection, habitat restoration, trail and access improvements, other capital projects, and maintenance activities over the next 20 years.
NOTE: Written comments will be accepted at the Planning Department’s offices until the close of business on October 17, 2011.
Preliminary Recommendation: No Action Required
SPEAKERS: Linda Chapman, Renee Pittin, Bo Links, Linda Shaffer, Sarah Ballard, Sally Stephens, Greg Gaar, Paul Rotter, Neff Rotter, Tenzin Sherap, George Mozingo, Patrick Skain, Clarence Bryant, Arnita Bowman, Peter Braston, John Keating, Richard Harris, Steve Notsell, David Manuel, Mark Solomon
ACTION: Public Hearing on Draft EIR – No action
14. 2011.0294C (B. Bendix: (415) 575-9114)
199 LELAND AVENUE - corner of Leland Avenue and Rutland Street, Lot 016 of Assessor’s Block 6251 - Request for Conditional Use Authorization pursuant to Planning Code Sections 711.83, 303, and 790.80 to install a wireless telecommunications facility consisting nine new panel antennas on the rooftop and two new equipment cabinets in the garage of an existing single-story commercial building as part of AT&T’s wireless telecommunications network within a NC-2 (Small-Scale Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District. The proposal is part of a wireless transmission network operated by AT&T on a Location Preference 5 (Preferred Location - Mixed Use Buildings in High Density Districts) according to the Wireless Telecommunications Services (WTS) Siting Guidelines.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of July 28, 2011)
SPEAKERS: Marlene Tran, Mu Lan Ca, Teng Yin Ching, Xiu Fan Huag, Mei Fen, Lei, Chui, Fong Lok, Jenny Mai, Winnie Zhen, Yee Ling Kong, Jose Chan, Lisa Wu, Henry Choy, Jessica Chen, Eva Huang, Cindy, Nui Ding, James Chan, Chu Wai Sun, Feng Zhu, Chu Mei, Tenzin Sherap,
ACTION: Approved with Conditions
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
MOTION: 18458
15. 2008.1395X (K. DURANDET: (415) 575-6816)
1501 15TH STREET - southwest corner of South Van Ness Avenue and 15th Street, Lot 054 of Assessor’s Block 3553 - Request for Large Project Authorization and exceptions for dwelling unit exposure and rear yard pursuant to Planning Code Sections 140, 134 and 329. The project proposes new construction on a vacant lot (formerly a gas station) of a 58-foot high, five-story, mixed-use building consisting of 40 residential units and approximately 9,700 square feet of ground-floor commercial use. The building would provide 39 off-street parking spaces. The subject property is in the UMU (Urban Mixed Use) Zoning District, and a 58-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of September 22, 2011)
SPEAKERS: Roger Lotz, David Silverman, Mark Solomon, Garret Freglitz
ACTION: Approved as amended to move parking to S. Van Ness & continue to work on details for the building cap or finish to the top of the building.
AYES: Miguel, Antonini, Borden, Moore, and Sugaya
NAYES: Olague and Fong
MOTION: 18459
16a. 2011.0567XV (P. LaValley: (415) 575-9084)
300 GRANT AVENUE (aka 272 and 290 SUTTER STREET) - northeast corner of Grant Avenue and Sutter Street, through-lots to Harlan Place, Lots 013 and 014 in Assessor’s Block 0287 - Request for an amendment to the conditions of approval for a previously approved Determination of Compliance under Planning Code Sections 309 and 309(j). The proposal would amend the conditions of approval to extend the performance period for an additional three years for a previously approved project to construct a 10-story mixed-use building containing approximately 45 dwelling units, approximately 16,000 square feet of ground- and second-floor retail space, and up to 40 off-street parking spaces, and with exceptions to allow less than required rear yard under Planning Code Sections 134(d) and 309(a)(1), to allow up to .75 parking spaces per dwelling unit under Planning Code Sections 151.1(e) and 309(a)(4), for building height exceeding 80 feet in height under Planning Code Sections 263.8 and 309(a)(10), and for exceeding bulk requirements under Planning Code Sections 270 and 309(a)(11). The amendment proposes no changes to the design or intensity of the project as originally approved. The subject property is located within the Kearny-Market-Mason-Sutter Conservation District, the C-3-R (Downtown Retail) District, and the 80-130-F Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKERS: None
ACTION: Approved with Conditions
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
MOTION: 18460
16b. 2011.0567XV (P. LaValley: (415) 575-9084)
300 GRANT AVENUE (aka 272 and 290 SUTTER STREET) - northeast corner of Grant Avenue and Sutter Street, through-lots to Harlan Place, Lots 013 and 014 in Assessor’s Block 0287 - Request for three year time extension of Variances for previously approved project from dwelling-unit exposure requirements of Planning Code Section 140 and from permitted projections over streets and alleys requirements of Planning Code Section 136(c)(1). The previously approved project is to construct a 10-story mixed-use building containing approximately 45 dwelling units, approximately 16,000 square feet of ground- and second-floor retail space, and up to 40 off-street parking spaces. The amendment proposes no changes to the design or intensity of the project as originally approved. The subject property is located within the Kearny-Market-Mason-Sutter Conservation District, the C-3-R (Downtown Retail) District, and the 80-130-F Height and Bulk District.
ZONING ADMINISTRATOR CLOSED PUBLIC HEARING AND GRANTED THE EXTENSION.
17. 2010.0394D (G. CABREROS: (415) 558-6169)
2853-2857 BRODERICK STREET - west side between Filbert and Union Streets, Lot 002 in Assessor's Block 0947 - Request for Discretionary Review of Building Permit Application No. 2011.03.25.2839 proposing to raise the existing three-story-over-basement, two-unit building three feet to insert a two-car garage within the basement level, in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Staff Analysis: Abbreviated Discretionary Review
Preliminary Recommendation: Do not take Discretionary Review and approve.
SPEAKERS: DR Requestor and Project Sponsor
ACTION: The Commission took DR and approved a height of no higher than three feet
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
DRA: 0229
18. 2011.0547D (T. WANG: (415) 558-6335)
577 SANCHEZ STREET - on the east side of Sanchez Street between 19th and Hancock streets; Lot 031 in Assessor’s Block 3585 - Requests for Discretionary Review of Building Permit Application No. 2009.12.09.2880, proposing to add a 12-foot wide and 18-foot deep, one-car garage to the existing three-story, single-family dwelling. The proposed garage would be constructed beneath the second floor front entry patio by excavating into the front retaining wall. A garage door would be installed to cover the opening on the front retaining wall. The subject property is in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve
SPEAKERS: Heidi Groshelle, Suheil Shatara, Ed Hardy,
ACTION: The Commission did not take DR and approved the project as proposed
AYES: Olague, Miguel, Antonini, Borden, Fong, Moore, and Sugaya
DRA: 0230
19. 2011.0254D (M. SMITH: (415) 558-6322)
4205 24TH STREET - southwest corner at Diamond Street; Lot 001 in Assessor's Block 6505 - Mandatory Staff Initiated Request for Discretionary Review of Building Permit Application No. 2011.03.17.2284 pursuant to Section 317 of the Code for dwelling unit conversion, for a permit proposing to convert the vacant ground floor dwelling into commercial space and merge the space with the adjacent commercial space that was formerly occupied by a laundromat. The new commercial space would be approximately 1,000 square-feet and occupied by a new indoor children’s play facility d.b.a. “The Little Lounge”. The property is located within the 24th Street – Noe Valley Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
SPEAKERS: Kim Lipkovitz, Lisa Wong,
ACTION: The Commission did not take DR and approved the project as proposed
AYES: Olague, Antonini, Borden, Fong, Moore, and Sugaya
ABSENT: Miguel
DRA: 0231
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))
None
Adjournment: 5:53 PM
Adopted: January 12, 2012
