May 09, 2002
SAN FRANCISCO PLANNING COMMISSION
CORRECTED
SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, May 9, 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. 2001.1099E (A. AGUILAR: 415-558-5973)
533 SUTTER STREET - Assessor's Block 296, Lot 13D - Appeal of a Preliminary Mitigated Negative Declaration. The project site is currently developed with a two-story-plus-basement building containing a mix of retail, office, and theater uses. The proposed project would involve the conversion of 4,200 gross square feet (gsf) of existing second-floor offices and theater use to four dwelling units and construction of three additional floors of residential use with four dwelling units on each new floor, for a total of 16 dwelling units. The existing ground-floor retail would remain as is. The proposed project would add three stories, approximately 36 feet in height, for a total building height of approximately 65 feet. The proposed project would add 15,000 gsf of new construction, for a total building floor area of 23,200 gsf. The project site at 533 Sutter Street (Assessor's Block 0296, Lot 13D) is about 6,050 square feet in size and is located mid-block on the southern side of Sutter Street in the Downtown/Civic Center neighborhood on the block bounded by Mason, Sutter, Powell, and Post Streets. The entrance and access to the project site would be from Sutter Street. The existing building has no parking or loading spaces and none are proposed. The project site is zoned C-3-R (Downtown Retail) District and is within an 80-130-F Height/Bulk District. The existing building, constructed in 1921, is a Category V (unrated) building within the Kearny-Market-Mason-Sutter Conservation District.
Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration.
(Proposed for Continuance for May 23, 2002)
2. 2002.0209D (M.SMITH: (415) 558-6322)
138 28th STREET - north side of the street between Dolores and Church Streets, Lot 012A in Assessor's Block 6600, Pursuant to Resolution 16078, a staff initiated request for Discretionary Review of Building Permit Application No. 2001/09/26/9303, proposing to construct a one-story vertical addition and merge four dwelling units into two dwelling units in a two-story over garage, four-unit building located in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Disapprove the merger but allow the vertical addition
(Proposed for Continuance for May 30, 2002)
3. 2002.0179C (G. NELSON: (415) 558-6257)
5200 GEARY BOULEVARD - (Geary Mall Parking Garage) – north side between 16th and 17th Avenues; Lot 045 in Assessor's Block 1448 - Request for Conditional Use authorization under Section 712.83 of the Planning Code to mount a total of three (3) panel antennas to existing penthouse structures on the upper deck of an approximately forty-foot tall, three level parking garage with ground floor commercial spaces. The project site is within a Moderate Scale Neighborhood Commercial (NC-3) Zoning District and a 40-X Height and Bulk District. Per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 4 as it is a wholly commercial structure within an NC-3 Zoning District. The proposed site would be operated as part of Cingular's wireless telecommunications network.
Preliminary Recommendation: Approval with conditions
(Proposed for Continuance for June 13, 2002)
4a. 2000.718CEKV (J. MILLER: (415) 558-6344)
1630 CALIFORNIA STREET AND 1529 POLK STREET (THE "ROYAL THEATRE"), north side of California Street between Polk Street and Van Ness Avenue, with additional frontage on Polk Street, west side between California and Sacramento Streets, Lot 3 in Assessor’s Block 643 -- Request for authorization of Conditional Use for lot size, use size, and bulk exceptions to permit construction of a new, six-story, mixed-use building containing up to 42 dwelling units, up to 9,950 square feet of ground-floor commercial space, and a two-level underground garage containing up to 60 parking spaces, after demolition of the existing "Royal Theatre" building (with the exception of its Polk-Street facade which would be retained and incorporated into the new building), also the subject of a requested Variance of City Planning Code requirements for rear-yard area and dwelling-unit exposure -- in the Polk Street Neighborhood Commercial District and in a 65-A Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Proposed for Continuance for May 16, 2002)
4b. 2000.718CEKV (J. MILLER: (415) 558-6344)
1630 CALIFORNIA STREET AND 1529 POLK STREET (THE "ROYAL THEATRE"), north side of California Street between Polk Street and Van Ness Avenue, with additional frontage on Polk Street, west side between California and Sacramento Streets, Lot 3 in Assessor’s Block 643 -- Request for a Variance of City Planning Code requirements for rear-yard area and dwelling-unit exposure, in conjunction with a proposal to build a new, six-story, mixed-use building containing up to 42 dwelling units, up to 9,950 square feet of ground-floor commercial space, and a two-level underground garage containing up to 60 parking spaces, after demolition of the existing "Royal Theatre" building (with the exception of its Polk-Street facade which would be retained and incorporated into the new building), also the subject of a request for Conditional Use authorization for lot size, use size, and bulk exceptions -- in the Polk Street Neighborhood Commercial District and in a 65-A Height and Bulk District.
(Proposed for Continuance for May 16, 2002)
B. COMMISSIONERS' QUESTIONS AND MATTERS
5. Commission Matters
C. DIRECTOR'S REPORT
6. Director's Announcements
7. 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 who wish to 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 must do so at this time. Each member of the public may address the Commission for up to three minutes.
E. CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
8a. 2000.1164ECD (J. PURVIS: 415-558-6354)
1880 MISSION STREET - west side between 14th and 15th Streets; Lots 2A, 3, 4, and 29 in Assessor’s Block 3547 - Request for Conditional Use authorization under Planning Code Sections 215, 271 and 304, and Board of Supervisors Resolution No. 518-01 (Mission District Interim Controls) for a Planned Unit Development (PUD) exceeding bulk limits, and to allow construction of up to 183 dwelling units, 26,000 square feet of commercial space and up to 176 independently accessible off-street parking spaces. Exceptions are requested from rear yard, dwelling unit exposure and parking requirements of the Planning Code and to provide less than 25% of the dwelling units as affordable. The site is within a C-M (Heavy Commercial) Zoning District, a 50-X and 65-B Height and Bulk District and is subject to the Mission District Interim Controls.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Hearing of April 25, 2002)
Note: On April 25, 2002, following testimony, the Commission closed public hearing and entertained a motion of intent to disapprove by a vote of +4 -2. Commissioners Fay and Chinchilla voted No. Commissioner Joe was absent. The matter was continued to 5/9/02 to allow the absent Commissioners to participate in the final action.
8b. 2000.1164ECD (J. PURVIS: 415-558-6354)
1880 MISSION STREET - west side between 14th and 15th Streets; Lots 2A, 3, 4, and 29 in Assessor’s Block 3547 - Mandatory Discretionary Review of a proposal to demolish two light industrial buildings and construct a mixed-use Planned Unit Development. Mission District Interim Controls (Board of Supervisor’s Resolution No. 518-01) require Discretionary Review for all land use changes in the subject area. The property is within a C-M (Heavy Commercial) Zoning District, and a 50-X and a 65-B Height and Bulk District.
Preliminary Recommendation: Do not take D.R. and approve the project as proposed.
(Continued from Regular Meeting of April 25, 2002)
Note: On April 25, 2002, following testimony, the Commission closed public hearing and entertained a motion of intent to take Discretionary Review and disapprove by a vote of +4 -2. Commissioners Fay and Chinchilla voted No. Commissioner Joe was absent. The matter was continued to 5/9/02 to allow the absent Commissioners to participate in the final action.
F. REGULAR CALENDAR
9. 2000.1293E (R. COOPER: (415) 558-5974)
SAN FRANCISCO CRUISE TERMINAL MIXED-USE PROJECT AND BRANNAN STREET WHARF PROJECT - CERTIFICATION OF THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT (SEIR). The proposed project would involve two components: 1) the construction of two berths (including necessary dredging) and a new terminal for cruise ships that call at the Port of San Francisco, as well as ancillary commercial development, all on Pier 30-32 (Block 9900, Lots 30 and 32); and 2) the construction of a residential project on Seawall Lot 330 (Block 3770, Lots 1 and 2, Block 3771, Lot 1), across the Embarcadero from Pier 30-32. The cruise terminal would contain about 100,000 gross square feet (gsf) of floor area, while the commercial element would include about 370,000 gsf of office space and about 220,000 gsf of retail/entertainment space. About 450 parking spaces would be provided on the pier. The residential component, on the block bounded by the Embarcadero and Beale and Bryant Streets, would include about 350 dwelling units and 350 parking spaces. The SEIR also analyzes a separate but related project involving the design and construction of the Brannan Street Wharf (Block 9900), Lots 34 and 36), a new, approximately 57,000-square-foot waterfront park along the Embarcadero just south of Pier 30-32.. Please Note: The public hearing on the Draft EIR is closed. The public comment period for the Draft EIR ended on January 16, 2002. The Planning Commission does not conduct public review of Final EIRs. However, public comments on the certification may be presented to the Planning Commission.
Preliminary Recommendation: Certify SEIR
10. 2001.0197C (M. LI: (415) 558-6396)
951-957 MISSION STREET - south side between 6th and Mary Streets; Lot 088 in Assessor’s Block 3725 - Request for Conditional Use Authorization to establish office uses which will not provide on-site services to the general public, at the ground floor level and below, within a C-3-S (Downtown Support) District and a 160-F Height and Bulk District. The proposal is to allow office uses in all 13 suites in the basement and in four suites on the ground floor of the Mint Mall. The project sponsor is also requesting the legalization of one office use in the basement and two office uses on the ground floor that did not receive the required change of use permits. There will be no physical expansion of the existing building.
Preliminary Recommendation: Approval with conditions
11a. 2002.0013ECV (T.WANG: (415) 558-6335)
5199 MISSION STREET - southeast side between Pope and Rolph Streets; Lot 057 and 058 in Assessor’s Block 6463 - Request for Conditional Use authorization under Planning Code Sections 121.1 and 712.11 for the development of thirty six affordable senior units and one resident manager's unit on two lots exceeding 10,000 square feet in area in an NC-3 (Moderate-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District. The project would also require a rear yard modification to be reviewed by the Zoning Administrator.
Preliminary Recommendation: Approval with conditions
11b. 2002.0013ECV (T.WANG: (415) 558-6335)
5199 MISSION STREET - southeast side between Pope and Rolph Streets; Lot 057 and 058 in Assessor's Block 6463 Rear Yard Modification Sought Planning Code Section 134(a)(1)(C) requires the proposed affordable senior housing to provide a 25foot rear yard (25 percent of the depth of the subject lot) in an NC3 (ModerateScale Neighborhood Commercial) District and a 40X Height and Bulk District. The proposed project would provide a comparable amount of usable open space within the development but would not meet the strict rear yard requirements. Planning Code Section 134(e) allows for modification of the rear yard requirements in certain districts subject to a hearing held by the Zoning Administrator.
12a. 2002.0189CD (D. SIDER: (415) 558-6697)
843 SOUTH VAN NESS AVENUE - east side between 19th and 20th Streets; Lot 022 in Assessor’s Block 3594 - Request for Conditional Use Authorization to allow [1] the addition of 5 new dwelling units pursuant to Planning Code Section 209.1(h) and [2] the creation of housing in the Mission District which does not provide 25% of the total number of units as affordable units pursuant to Board of Supervisor’s Resolution No. 518-01 (Mission District Interim Controls). The proposal is to construct a lateral and rear addition to an existing 3-unit residential building, resulting in a total of 8 units, in an RH-3 (Residential, House, Three-Family) District and a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
12b. 2002.0189CD (D. SIDER: (415) 558-6697)
843 SOUTH VAN NESS AVENUE - east side between 19th and 20th Streets; Lot 022 in Assessor’s Block 3594 - Mandatory Discretionary Review of a proposal to change the use of the subject structure from a 3-unit dwelling to an 8-unit dwelling. Discretionary Review is required by Board of Supervisors Resolution Number 518-01 (Mission District Interim Controls) for any change of use within the Mission District. The property is within an RH-3 (Residential, House, Three-Family) District and a 50-X Height and Bulk District.
Preliminary Recommendation: Do not take D.R. and approve the project with conditions.
13a. 2002.0321CD (K. McGEE: (415) 558-6367)
3003/3005 - 23rd STREET, south side, at the corner of 23rd and Harrison Streets; Lot 1 in Assessor’s Block 3640 – Request for Conditional Use Authorization to construct two dwelling units in the Mission District. Market-rate dwelling units, that do not provide 25% affordability, are subject to Conditional Use Authorization per the Mission District Interim Controls, Resolution No. 518-01. The property is located in a RH-2 Zoning District and in a 40-X Height and Bulk District. The proposal is to construct two dwelling units of approximately 2,800 square feet each in the Mission District. The proposed building height would be 40 feet.
Preliminary Recommendation: Approve with conditions.
13b. 2002.0321CD (K. McGEE: (415) 558-6367)
3003/3005 - 23rd STREET, south side, at the corner of 23rd and Harrison Streets; Lot 1 in Assessor’s Block 3640 – Resolution No. 518-01 requires mandatory Discretionary Review for a change of use per the Mission District Interim Controls. The property is located in a RH-2 Zoning District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
14a. 2002.0323CD (K. McGEE: (415) 558-6367)
3007/3009 - 23rd STREET, south side, between Harrison Street and Treat Avenue; Lot 1 in Assessor’s Block 3640 – Request for Conditional Use Authorization to construct two dwelling units in the Mission District. Market-rate dwelling units, that do not provide 25% affordability, are subject to Conditional Use Authorization per the Mission District Interim Controls, Resolution No. 518-01. The property is located in a RH-2 Zoning District and in a 40-X Height and Bulk District. The proposed building height would be 40 feet.
Preliminary Recommendation: Approve with conditions.
14b. 2002.0323CD (K. McGEE: (415) 558-6367)
3007/3009 - 23rd STREET, south side, between Harrison Street and Treat Avenue; Lot 1 in Assessor’s Block 3640 – Resolution No. 518-01 requires mandatory Discretionary Review for a change of use per the Mission District Interim Controls. The property is located in a RH-2 Zoning District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
G. 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.
15. 2002.0200D (S.VELLVE: (415) 558-6263)
340 CASTENADA - north side of Castenada Avenue, between San Marcos and Montalvo Avenues, Lot 004 in Assessor’s Block 2882 - Request for Discretionary Review of Building Permit Application No. 2001/12/28/6046, proposing to construct a two-story, rear horizontal addition to the existing single-family dwelling within a RH-1(D) (House, One-Family (Detached Dwelling)) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approved the building permit application as revised.
16. 2001.0894DD (CABREROS: 558-6169)
22-24 ANNAPOLIS TERRACE - east side between Turk Street and Golden Gate Avenue, Lot 015 in Assessor’s Block 1163 -- Requests for Discretionary Review of Building Permit Application No. 2001/0626/2362 proposing an approximately 28-foot long by 25-foot wide horizontal addition at the rear of the existing third story and a new 47 foot long by 25-foot wide fourth floor within the existing footprint of a two-family residence in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with modifications
(Continued from Regular Meeting of March 7, 2002)
17. 2002.0198D (G. NELSON: (415) 558-6257)
2337-2339 GREEN STREET - south side between Pierce and Steiner Streets, Lots 040 and 041 in Assessor’s Block 0559; Pursuant to Resolution 16078, a staff-initiated request for Discretionary Review of Building Permit Application No. 2001/1213/5189, proposing to merge two dwellings units into one dwelling unit, in a four-story structure located in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Disapprove the Permit
18. 2002.0402D (D JONES: (415) 558-6477) (D.JONES: (415) 558-6477)
320 WAWONA STREET - north side between 14th and 15th Avenues, Lot 028 in Assessor’s Block 2482 - Request for Discretionary Review of Building Permit Application No. 2001/08/03/5196R/1, proposing to complete interior work to the basement of the existing single-family dwelling within a RH-1(D) (House, Single-Family Detached) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the revised building permit application.
H. 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 9:59:45 PM
