December 12, 2002
SAN FRANCISCO PLANNING COMMISSION
SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, December 12, 2002
12:30 PM
President: Shelley Bradford Bell
Vice-President: Michael J. Antonini
Commissioners: Rev. Edgar E. Boyd; Lisa Feldstein;
Kevin Hughes; Sue Lee; William L. Lee
Commission Secretary: Linda D. Avery
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 on the Internet when it is carried on SFGTV-Channel 26:
http://www.sfgov.org
SFGTV Recorded Schedule: (415) 557-4293
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.
12:30 PM _________
ROLL CALL: Commission President: Shelley Bradford Bell
Commission Vice-President: Michael J. Antonini
Commissioners: Rev. Edgar E. Boyd; Lisa Feldstein; Kevin Hughes;
Sue Lee; William L. Lee
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.
1a. 2002.0313CV (A. LIGHT: (415) 558-6254)
527 GOUGH STREET, west side between Grove and Fulton Streets, Lots 34 and 40, in Assessor’s Block 793 -- Request for a Conditional Use authorization to develop a lot that is larger than 9,999 square feet. The proposal would demolish an auto repair garage and construct up to 21 dwelling units, with 4,800 square feet of ground-floor retail and 22 off-street parking spaces, and is also the subject of a concurrent hearing before the Zoning Administrator for a waiver of the rear yard requirement and a Variance from the dwelling unit exposure requirement. The project lies within a NC-3 (Neighborhood Commercial, Moderate Scale) District and within a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Proposed for Continuance to December 19, 2002)
1b. 2002.0313CV (A. LIGHT: (415) 558-6254)
527 GOUGH STREET, west side between Grove and Fulton Streets, Lots 34 and 40, in Assessor’s Block 793 -- Request for a waiver for the rear yard requirement in a Neighborhood Commercial District, and a Variance from the dwelling unit exposure requirement. The proposal would demolish an auto repair garage and construct up to 21 dwelling units, with 4,800 square feet of ground-floor retail and 22 off-street parking spaces, and is also the subject of a concurrent hearing before the Planning Commission for a Conditional Use authorization to develop a lot that is larger than 9,999 square feet. The project lies within a NC-3 (Neighborhood Commercial, Moderate Scale) District and within a 50-X Height and Bulk District.
(Proposed for Continuance to December 19, 2002)
B. COMMISION MATTERS
2. Consideration of Adoption - draft minutes of November 14, 2002.
3. Commission Comments/Questions
C. DIRECTOR'S REPORT
4. Director's Announcements
5. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
6. Briefing on Planning Department's Citywide Action Plan
D. REGULAR CALENDAR
7. 2000.1311EC (D. SIDER: (415) 558-6697)
2690 HARRISON STREET (A.K.A. 3000 - 23rd STREET) - northwest corner of 23rd Street; Lot 004 in Assessor’s Block 3639 - Request for Conditional Use Authorization to allow [1] the construction of 54 dwelling units pursuant to Planning Code Section 215(a), [2] the creation of housing not providing at least 25 percent of the total number of units as affordable units pursuant to Section A(iv) of the Mission District Interim Controls (MDIC; as set forth in Board of Supervisors Resolution Number 500-02), [3] the conversion of a PDR (Production, Distribution, or Repair) use to a non-PDR use pursuant to Section E(v) of the MDIC, and [4] the provision of off-street parking in excess of that which is required pursuant to Section A(x) of the MDIC, in a C-M (Heavy Commercial) Zoning District, the NEMIZ (Northeast Mission Industrial Zone) as defined in Planning Commission Resolution 13794, a Mixed-Use Housing Zone as defined in Planning Commission Resolution 16202, and a 40-X Height and Bulk District. The proposal is to demolish an existing 21,000 square foot industrial building and construct a new structure containing 54 dwelling units on upper levels and 60 off-street parking spaces in a ground level garage. The building would be a maximum of four stories tall (approximately 40 feet in height).Preliminary Recommendation: Approve the project with modifications and conditions. (Continued from Regular Meeting of December 5, 2002)
NOTE: On June 27, 2002, following public testimony, the Commission closed the public hearing. The Commission entertained two motions: 1) Approve with modifications to require staff to approve design. The motion failed to carry for lack of a second; 2) Approve with modifications to require staff to approve design, bedroom mix and open space. The motion failed to carry by vote of +3 –3. Commissioners Baltimore, Joe and Salinas voted no. Commissioner Fay was absent. At the call the Chair, the matter was continued to July 18, 2002. Following the June 27 hearing, the Mission Interim Controls were amended such that a new Conditional Use Authorization is now required. Accordingly, the Commission will conduct a new hearing during which public comment will be re-opened.
8. 2002.0615C (D. SIDER: (415) 558-6697)
2700 MISSION STREET - southwest corner of 23rd Street; Lot 053 in Assessor's Block 3643 - Request for Conditional Use Authorization pursuant to Planning Code Section 781.5(a) to allow the establishment of a small self-service restaurant in the Mission Street Fast Food Subdistrict, an NC-3 (Neighborhood Commercial Moderate Scale) Zoning District, the area subject to the Mission District Interim Controls (as set forth in Board of Supervisors Resolution Number 500-02), and an 80-B Height and Bulk District. The proposal is to convert approximately 500 square feet of an existing produce market to a sandwich and non-alcoholic beverage shop.
Preliminary Recommendation: Approval with Conditions.
(Continued from Regular Meeting of December 5, 2002)
9. 2002.0618C (D. SIDER: (415) 558-6697)
560 VALENCIA STREET - west side between 16th and 17th Streets; Lot 009 in Assessor's Block 3568 - Request for Conditional Use Authorization to allow the establishment of a nonresidential use size in excess of 2,999 square feet pursuant to Planning Code Section 726.21 and 790.130 and in excess of 2,000 square feet pursuant to Board of Supervisors Resolution Number 500-02 (Mission District Interim Controls) in the Valencia NCD (Valencia Street Neighborhood Commercial District), the area subject to the Mission District Interim Controls, and a 50-X Height and Bulk District. The proposal is to subdivide an existing furniture store of 7,630 gross square feet into two smaller establishments of 3,191 gross square feet each. The use of the northern bay would be converted to that of a full-service restaurant as defined by Planning Code Section 726.42 while the southern bay would remain a retail use as defined by Planning Code Section 726.40. Exterior alterations are limited to storefront improvements for each bay.
Preliminary Recommendation: Approval with conditions.
(Continued from Regular Meeting of November 14, 2002)
10. 2002.0805E (C. ROOS: (415) 558-5981)
MID MARKET REDEVELOPMENT PLAN - Public Hearing on the Draft Environmental Impact Report (DEIR). The San Francisco Redevelopment Agency (SFRA) proposes the Mid-Market Redevelopment Plan for the Mid-Market Project Area, located in downtown San Francisco, generally from Fifth Street to Tenth Street along the Market and Mission Streets corridor. The Project Area encompasses 14 Assessor's Blocks in portion or in entirety: 341, 342, 350, 355 (North of Market), 3507, 3508, 3509, 3701, 3702, 3703, 3704, 3725, 3727, and 3728 (South of Market). A Mid-Market Special Use District would also include A/B 351 (North of Market). The Mid-Market Plan is a 30-year program that would authorize the SFRA to participate in certain projects and programs to help alleviate blighting conditions in the project area. Plan implementation would include about 5,970,000 square feet of new and rehabilitated space: including about 2,890,000 square feet of housing, 1,200,000 square feet of office space, 548,000 square feet of parking, 106,000 square feet of institutional space, 394,000 square feet of retail space, 385,000 square feet of hotel use, and 351,500 square feet of theater and art space. The overall development assumed in the Mid-Market Plan would occur over a 30-year time period. The DEIR analyzes overall changes in land use in the Project Area for the year 2020. It does not assume detailed plans for specific development sites.
Preliminary Recommendation: Receive Comments, No Action Required. The DEIR public comment period ends at 5 pm, December 17, 2002.
11. 2002.0836C (T. WANG: (415) 558-6335)
3711 19TH AVENUE - Within Villas Park Merced residential community, the project site is in the 100 Block of Juan Bautista Circle and west side between Font Boulevard and Bucareli Drive; Lot 001 in Assessor's Block 7335 - - Request for Conditional Use authorization under Section 209.3(f) of the Planning Code to construct a one-story, child-care facility for relocating an existing Montessori preschool from its current location within Villas Park Merced; and under Section 157 of the Planning Code to allow eight off-street parking spaces for the new child-care facility, exceeding the amount classified as accessory parking by four spaces on a portion of the lot. The project is in an RM-1 (Residential, Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
12a. 2001.0283ICV (M. LI: (415) 558-6396)
380-386 ELLIS STREET - north side between Jones and Taylor Streets, Lot 011 in Assessor's Block 0324 - Report from the Zoning Administrator to the Planning Commission that an Abbreviated Institutional Master Plan has been filed by SOAR International Exchange to (1) establish a religious institution, (2) establish a post-secondary educational institution, and (3) establish group housing associated with the post-secondary educational institution. The Commission may either hold or not hold a public hearing on such plan.
Preliminary Recommendation: Do not hold a hearing on the Abbreviated Institutional Master Plan
12b. 2001.0283ICV (M. LI: (415) 558-6396)
380-386 ELLIS STREET - north side between Jones and Taylor Streets, Lot 011 in Assessor's Block 0324 - Request for conditional use authorization by SOAR International Exchange to (1) establish a religious institution, (2) establish a post-secondary educational institution, (3) establish group housing associated with the post-secondary educational institution, and (4) construct a building exceeding a height of 40 feet within an RC-4 (Residential-Commercial Combined, High Density) District, the North of Market Residential Special Use District Subarea No. 2, and an 80-130-T Height and Bulk District. The proposed project is the demolition of an existing one-story commercial building and the construction of an eight-story, 80-foot-high building containing religious, educational, and group housing uses. The Zoning Administrator will consider a request for a variance from the parking requirements for the post-secondary educational institution and group housing components of the project.
Preliminary Recommendation: Approval with conditions
12c. 2001.0283ICV (M. LI: (415) 558-6396)
380-386 ELLIS STREET - north side between Jones and Taylor Streets; Lot 011 in Assessor’s Block 0324 - Parking variance sought by SOAR International Exchange . The proposed project is the demolition of an existing one-story commercial building and the construction of an eight-story, 80-foot-high building containing religious, educational, and group housing uses within an RC-4 (Residential-Commercial Combined, High Density) District, the North of Market Residential Special Use District Subarea No. 2, and an 80-130-T Height and Bulk District. A total of 19 off-street parking spaces for the group housing units and one space for the post-secondary educational institution are required. The project proposes to provide a total of eight off-street parking spaces.
F. DISCRETIONARY REVIEW HEARING
At Approximately 5:30 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 5:30 PM, but have not been called or heard by 5:30 PM, could be continued to a later time or date as determined by the Commission.
13a. 2002.0937DD (K. SIMONSON: (415) 558-6321)
355-57 20TH AVENUE - west side between Geary Boulevard and Clement Street, Lot 11 in Assessor's Block 1452 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Building Permit Application No. 2001.12.06.4674, proposing to demolish a two-story over garage building containing two dwelling units. The subject property is in an RM-1 (Mixed Residential, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve demolition as submitted.
(Continued from Regular Meeting of November 14, 202)
13b. 2002.0937DD (K. SIMONSON: (415) 558-6321)
355-57 20TH AVENUE - west side between Geary Boulevard and Clement Street, Lot 11 in Assessor's Block 1452 - Request for Discretionary Review of Building Permit Application 2001.12.06.4676S, to construct a new three-story over garage building containing three dwelling units. The subject property is in an RM-1 (Mixed Residential, Low Density) 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 November 14, 202)
14. 2002.0851D (G. CABREROS: (415) 558-6169)
52 CERVANTES BOULEVARD - north side between Fillmore and Beach Streets, Lot 007 in Assessor’s Block 0443A - Request for Discretionary Review of Building Permit Application No. 2002.02.25.9981 proposing to construct a three-story horizontal addition to the rear of an existing single-family residence 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 the project as submitted.
(Continued from Regular Meeting of November 14, 2002)
15. 2002.0773D (M. WOODS: (415) 558-6315)
455 8th AVENUE - west side between Geary Boulevard and Anza Street, Lot 8 in Assessor’s Block 1536 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Permit Application No. 2001.02.01.1130 for the demolition of a three-story, single-family dwelling. (The project also proposes the new construction of a three-unit building under separate permit.) The subject property is located in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the demolition permit application as submitted.
(Continued from Regular Meeting of November 14, 2002)
16. 2002.1110DD (G. NELSON: (415) 558-6257)
323 26TH AVENUE - west side between California and Clement Streets; Lot 003 in Assessor’s Block 1407 - Staff-Initiated Discretionary Review and Requests for Discretionary Review by members of the public of Building Permit Application 2002.03.11.1078, proposing to substantially alter an existing three-story single-family house by extending the building to the front, rear, side, adding a fourth floor, and adding two additional dwelling units in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District. The altered building will contain three dwelling units and three off-street parking spaces.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.
17. 2002.1022D (G. NELSON: (415) 558-6257)
21 BUENA VISTA EAST AVENUE - east side between Haight and Waller Streets; Lot 009A in Assessor’s Block 1241 - Request for Discretionary Review of Building Permit Application No. 2002.07.02.0452, proposing to make interior modifications to a residential structure containing 14 guest rooms and one dwelling unit, located 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 project as submitted.
18. 2002.1103D (J. VOLLMANN: (415) 558-6612)
2319-2321 WASHINGTON STREET - south side between Buchanan and Webster Streets, Lot 024 in Assessor’s Block 0613 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of dwelling unit mergers, of Building Permit Application No. 2002.07.12.1374, proposing to convert a two-unit building into a single-family house. The proposal does not include any exterior expansion of the building. The project is located in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Disapprove the Building Permit Application.
19. 2002.0949D (J. PURVIS: (415) 558-6354)
70 WATERVILLE STREET - west side between Helena and Augusta Streets; Lot 020 in Assessor's Block 5378 - Mandatory Discretionary Review, under Planning Commission policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2002.07.25.2279 proposing the demolition of a one-story, single-family dwelling to be replaced with a three-story, single-family dwelling in an RH-1 (Residential, House, One-Family) District with a 40-X Height and Bulk designation.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
20. 2001.1176D (S. VELLVE: (415) 558-6263)
2998 22ND. AVENUE - east side between Ocean Avenue and Sloat Boulevard, Lot 007 in Assessor's Block 7205 - Request for Discretionary Review of Building Permit Application 2001.10.09.0234, proposing an 11 foot horizontal addition at the ground/first floor, a 7 foot horizontal addition at the second floor and a partial third floor. The property is located within a RH-1(D) (House, One-Family (Detached Dwelling)) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve the building permit application with modifications.
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. Each member of the public may address the Commission for up to three minutes.
Adjournment:
Last updated: 11/17/2009 9:59:45 PM
