February 28, 2002
SAN FRANCISCO PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, February 28, 2002
1:30 PM
Regular Meeting
President: Hector Chinchilla
Vice President: William W. Fay
Commissioners: Roslyn Baltimore; Cynthia Joe;
Myrna Lim; Jim Salinas, Sr., Anita Theoharis
Commission Secretary: Linda D. Avery
Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.
To view the hearing in progress on the Internet: http://www.sfgov.org/citywatchonline/
THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1660 MISSION STREET, 5TH FLOOR RECEPTION
Commission Meeting Procedures
Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1660 Mission Street, 5th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing. Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1660 Mission Street, Suite 500, San Francisco, CA 94103-2414. Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing. Otherwise, submit material related to a calendared item at the scheduled hearing for distribution. For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies.
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.
Commission action on conditional-uses and reclassification may be appealed to the Board of Supervisors within 30 days. Call (415) 554-5184 for more information. Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 575-6880 for more information. Zoning Administrator action on a variance application may be appealed to the Board of Appeals within 10 days of issuance of the written decision.
The Commission has instituted a policy that, in most cases, they will not call an item for consideration after 10:00 PM. If an item is scheduled but not called or introduced prior to 10:00 PM, the Commission may continue the matter to the next available hearing. Items listed on this calendar will not be heard before the stated time.
Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings
Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting. Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices (67A.1 Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).
For more information related to Planning Commission matters, please call Linda D. Avery, Commission Secretary, at (415) 558-6407.
Accessible Meeting Policy
Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, fourth floor, San Francisco, CA. The closest accessible BART station is the Civic Center station located at the intersection of Market, Hyde and Grove Streets. Accessible curbside parking has been designated at points along McAllister Street. Accessible MUNI lines serving City Hall are the 9 San Bruno and 71 Haight/Noriega and the F Line. Accessible MUNI Metro lines are the J, K, L, M, and N. For more information regarding MUNI accessible services, call (415) 923-6142. Requests for American sign language interpreters, sound enhancement systems and/or language translators will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 72 hours prior to a hearing. Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility. In order to assist the City's efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical-based products. Please help the City to accommodate these individuals.
Know Your Rights Under the Sunshine Ordinance
Government’s duty is to serve the public, reaching its decisions in full view of the public. Commissions, boards, councils and other agencies of the City and County exist to conduct the people’s business. This ordinance assures that deliberations are conducted before the people and that City operations are open to the people’s review.
For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Donna Hall, Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at Donna_Hall@ci.sf.ca.us.
Copies of the Sunshine Ordinance can be obtained from the Clerk of the Sunshine Task Force, the San Francisco Library and on the City's website at www.sfgov.org/bdsupvrs/sunshine..
COMMUNICATIONS
Note: Each item on the Consent or Regular calendar may include the following documents:
1) Planning Department Case Executive Summary
2) Planning Department Case Report
3) Draft Motion or Resolution with Findings and/or Conditions
4) Public Correspondence
These items will be available for review at the Planning Department, 1660 Mission St., 5th floor reception.
1:30 PM _________
ROLL CALL: Commission President: Hector Chinchilla
Commission Vice-President: William W. Fay
Commissioners: Roslyn Baltimore; Cynthia Joe;
Myrna Lim; Jim Salinas, Sr., Anita Theoharis
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)
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)
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.)
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.
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)
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 SCHEDULE ON THE DRAFT REPORT AT A FUTURE DATE.
B. COMMISSIONERS' QUESTIONS AND MATTERS
7. Consideration of Adoption - draft minutes of February 14, 2002.
8. Commission Matters
C. DIRECTOR'S REPORT
9. Director's Announcements
10. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
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
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.
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
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
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
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
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
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.
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)
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)
E. DISCRETIONARY REVIEW HEARING
At Approximately 4:00 PM the Planning Commission will convene into a Discretionary Review (DR) Hearing to hear and act on Discretionary Review matters. Procedures governing DR Hearings are as follow: DR Requestor(s) are provided with up to five (5) minutes for a presentation and those in support of the DR Requestor(s) are provided with up to three (3) minutes each. The Project Sponsor is then provided with up to five (5) minutes for a presentation and those in support of the project are provided with up to three (3) minutes each. At the conclusion, each side (not each person) is provided with 2 minutes for a rebuttal. Those cases that are scheduled on this calendar prior to 4:00 PM, but have not been called or heard by 4:00 PM, could be continued to a later time or date as determined by the Commission.
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.
F. 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:
Last updated: 11/17/2009 9:59:44 PM
