March 14, 2002
SAN FRANCISCO PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, March 14, 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. 2001.0505C (M. WOODS: (415) 558-6315)
2324 - 2340 CHESTNUT STREET - north side, between Scott and Divisadero Streets, Lots 12 and 14 in Assessor's Block 929 - Request for Conditional Use Authorization under Planning Code Sections 121.1, 121.2, 303, 711.11, 711.21 and 711.27 to exceed the permitted lot size of 9,999 square feet by approximately 7,500 square feet for a total lot size of approximately 17,501 square feet and the permitted use size of 3,999 gross square feet for the expansion of an existing personal service use (Gorilla Sports) from approximately 11,700 gross square feet to approximately 22,700 gross square feet, and to allow hours of operation to commence prior to 6:00 a.m. (5:30 a.m. proposed) in an NC-2 (Small-Scale Neighborhood Commercial District) and a 40-X Height and Bulk District. The proposal is to incorporate the Presidio Theatre space (approximately 11,000 gross square feet) at 2340 Chestnut Street with the existing Gorilla Sports space (approximately 11,700 gross square feet) at 2324 Chestnut Street. The conversion of use of the theatre space would involve removal of theatre seating, interior alterations as well as exterior alterations consisting of the provision of two ingress/egress doorways connecting the two buildings. The existing retail spaces at the front of the Presidio Theatre would be retained.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular of January 10, 2002)
APPLICATION WITHDRAWN
2. 2001.0918E (L. KIENKER: (415) 558-5970)
3750 THIRD STREET - Lot 10 of Assessor’s Block 5225, northwestern corner of Third Street and Evans Avenue - Appeal of Preliminary Mitigated Negative Declaration for the proposed demolition of an existing 300-gross-square-foot (gsf) gas station and construction of a proposed approximately 2,777-gsf building with shared ground-floor use as a gas station cashier, mini-mart, and fast-food facility with a drive-thru accessed from Phelps Street. The proposed project also includes gas station fueling pump replacement and underground storage tank (UST) replacement. The site is within the M-2 (Heavy Industrial) zoning district and 65-J height and bulk district. The site is within the Third Street Interim Land Use Control area NC-3 (Neighborhood Commercial) District. The project would require conditional use authorization by the Planning Commission for the fast-food use in an NC-3 District, permit approval for food service from the Department of Public Health, and underground storage tank replacement permit approval from the Department of Public Health and Fire Department.
Preliminary Recommendation: Uphold Preliminary Negative Declaration
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.
3. 2000.790EKTZMCX (K. ADMUR: (415) 558-6351)
888 HOWARD STREET, (AKA 155 5TH 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) and an exception to the Bulk limits (Sections 270 and 272); (3) Request for Conditional Use authorization for a hotel (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-S, 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 Recommendation: Pending
(Proposed for continuance to April 25, 2002)
4. 2001.0739DDDDDDD (G. CABREROS: (415) 558-6169)
3352 WASHINGTON STREET - north side between Walnut Street and Presidio Avenue, Lot 011 in Assessor’s Block 0984 - Requests for Discretionary Review of Building Permit Application 2000/0616/2818S proposing to construct a dormer, deck and windscreens at roof level, to add a horizontal addition at the rear and to alter both front and rear facades of the existing four-story, single-family house located in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of January 10, 2002)
(Proposed for Continuance to May 16, 2002)
5. 2001.0676CR (M. SMITH: (415) 558-6322)
1935 32nd AVENUE - (San Francisco Fire Station #18), west side of the street between Ortega and Pacheco Streets, Lot 006 in Assessor's Block 2102 - Request by Metro PCS for Conditional Use Authorization under Planning Code Sections 234.2 and 209.6 (b) to install three antennas, one GPS antenna, and ten equipment cabinets on the rooftop of a fire station located in a P (Public Use) District and 40-X Height and Bulk District. The subject site is a Location Preference 1 site according to the Wireless Telecomunications Services (WTS) Siting Guidelines, as it is a publicly-used structure.
(Continued from Regular Meeting of November 8, 2001)
(Proposed for Continuance to May 9, 2002)
B. COMMISSIONERS' QUESTIONS AND MATTERS
6. Consideration of Adoption - draft minutes of February 28, 2002.
7. Commission Matters
C. DIRECTOR'S REPORT
8. Director's Announcements
9. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
D. PUBLIC COMMENT ON MATTERS WHERE THE PUBLIC HEARING HAS BEEN CLOSED
At this time, members of the public may address the Commission on agenda items that have 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. Each member of the public may address the Commission for up to three minutes.
E. CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
10a. 2001.0716CEKV (G. CABREROS: (415) 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
NOTE: On February 28, 2002, following Public Testimony, the Commission closed the Public Hearing. The Commission entertained two motions on this matter: 1) a motion to approve the project requiring two affordable units at 100% and 120% of median income levels. The motion failed to carry with a +3-2 vote with Commissioners Lim and Fay voting No and Commissioners Chinchilla and Theoharis absent. 2) the second motion entertained was to approve staff recommendation. This motion also failed to carry with a +3-2 vote with Commissioners Baltimore and Salinas voting No and Commissioners Chinchilla and Theoharis absent. 3) The matter was then continued to March 7, 2002 to allow the absent Commissioners to participate in the final action.
NOTE: On March 7, 2002, the Commission again entertained two motions on this matter: 1) a motion to approve the project requiring two affordable units at 100% and 120% of median income levels. The motion failed to carry with a +3-3 vote with Commissioners Chinchilla, Fay and Theoharis voting No and Commissioner Lim was absent. 2) the second motion entertained was to approve staff recommendation. This motion also failed to carry with a +3-3 vote with Commissioners Baltimore, Joe and Salinas voting No and Commissioner Lim was absent. 3) The matter was then continued to March 14, 2002 at the call of the chair to allow the absent Commissioner to participate in the final action.
10b. 2001.0716CEKV (G. CABREROS: (415) 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.
NOTE: On February 28, 2002, following Public Testimony the Zoning Administrator closed the Public Hearing and continued the matter to March 7, 2002.
NOTE: On March 7, 2002, the Zoning Administrator continued the matter to March 14, 2002.
F. REGULAR CALENDAR
11. ( K. RICH: (415) 558-6345/D. ALUMBAUGH: (415) 558-6601)
BALBOA PARK BETTER NEIGHBORHOODS PLAN - Update on the Balboa Park Station Area planning process, part of the Department's Better Neighborhoods Program.
12a. 2001.1027CR (G. NELSON: (415) 558-6257)
3224-3252 PIERCE STREET - east side between Chestnut and Lombard Streets; Lots 009,010,011,012 and 013 in Assessor’s Block 0490 - Request for a finding of Conformity with the General Plan pursuant to Section 4.105 of the San Francisco Charter, and Sections 2A.52 and 2A.53 of the Administrative Code, to mount a total of six panel antennas on an existing light pole and related equipment cabinets on an interior wall of the City-owned Marina District Off-Street Parking Facility as part of a wireless telecommunication network, in general conformity with the plans filed with the Application, within an NC-2 (small scale neighborhood commercial) Zoning District and a 40-X Height and Bulk District. A General Plan Referral is required for any ordinances or resolutions concerning a change of use of any public property, building, or structure. Per the City & County of San Francisco’s Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 1 as it is a public facility.
Preliminary Recommendation: Finding of Conformity with the General Plan
12b. 2001.1027CR (G. NELSON: (415) 558-6257)
3224-3252 PIERCE STREET - east side between Chestnut and Lombard Streets; Lots 009,010,011,012 and 013 in Assessor’s Block 0490 - Request for Conditional Use authorization under Section 712.83 of the Planning Code to mount a total of six panel antennas on an existing light pole and related equipment cabinets on an interior wall of the Marina District Off-Street Parking Facility as part of a wireless telecommunication network, in general conformity with the plans filed with the Application, within an NC-2 (small scale neighborhood commercial) Zoning District and a 40-X Height and Bulk District. Because the parking facility is the property of the City and County of San Francisco, the application also requires a finding of conformity with the General Plan pursuant to Section 4.105 of the San Francisco Charter, and Sections 2A.52 and 2A.53 of the Administrative Code. Per the City & County of San Francisco’s Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 1 as it is a public facility.
Preliminary Recommendation: Approval with conditions
13. 2000.809C (T. TAM: (415) 558-6325)
522, 550, AND 552 CARTER STREET, 105 WALBRIDGE STREET - southwest corner of Carter and Walbridge Streets; Lots 2, 3, 4, and 6 in Assessor’s Block 6428 - Request for authorization of a CONDITIONAL USE for a PLANNED UNIT DEVELOPMENT to permit construction of up to 101 affordable multi-family residential units (by Mercy Housing California), requiring modification of Planning Code standard for dwelling unit density. The property is located in the RH-2 (Residential, House, Two-Family) and NC-S (Neighborhood Commercial Shopping Center) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
F. DISCRETIONARY REVIEW HEARING
At Approximately 2:30 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 2:30 PM, but have not been called or heard by 2:30 PM, could be continued to a later time or date as determined by the Commission.
14. 2001.1165D (R. CRAWFORD: (415) 558-6358)
2420 TARAVAL STREET - North side between 34th and 35th Avenues. Assessor’s Block 2363 Lot 017 - Request for Discretionary Review of Building Permit Application 2001/0830/7267S, to demolish the existing two story over garage, single unit building, and construct a new three story over garage three unit building in an NC-2 (Small Scale Neighborhood Commercial) District, and a 40-X Height and Bulk district.
Preliminary Recommendation: Take Discretionary Review and modify the Building Permit
15. 2001.014D (D. DIBARTOLO: (415) 558-6291)
42-44 AUGUST ALLEY - east side, in the block bounded by Powell, Mason, Union and Green Streets. Assessor’s Block 0118, Lot 016 - Staff-initiated request for Discretionary Review of Building Permit Application 2001/0921/8977, to merge two dwelling units to one dwelling unit in an RM-2 (Residential, Mixed, Moderate-Density) District, and a 40-X Height and Bulk district.
Preliminary Recommendation: Take Discretionary Review and Disapprove the Building Permit.
16. 2001.1130DD (G. CABREROS: (415) 558-6169)
147 6TH AVENUE - west side between Lake and California Streets, Lot 013 in Assessor’s Block 1366 - Requests for Discretionary Review of Building Permit Application Nos. 2001/0713/3641 and 2001/0713/3642 proposing to demolish the existing two-story over garage, single-family home and to construct a three-story over garage, two-unit building in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
(Continued from Regular Meeting of February 28, 2002)
17. 2001.0734D (S. SANCHEZ: (415) 558-6679)
1745 CLEMENT STREET - south side between 18th and 19th Avenues, Lot 036 in Assessor’s Block 1450 - Request for Discretionary Review of Building Permit Application Number 2001/0227/3029, to legalize a second story deck with stairs providing access to the rear yard, constructed without benefit of permit at the rear of a single-family building within an RM-1 (Residential, Mixed, Low-Density) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
18. 2001.0973DDDDDD (G. CABREROS: (415) 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.
(Continued from Regular Meeting of February 28, 2002)
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. 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
