December 19, 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 19, 2002
1:30 PM
REGULAR MEETING
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
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 Monday (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 _________
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. 2002.0915EC (J. MILLER: (415) 558-6344)
1635 CALIFORNIA STREET - north side between Polk Street and Van Ness Avenue, Lot 14 in Assessor’s Block 646 - Request for authorization to modify a previously authorized Conditional Use (Case No. 2000.527C, Motion No. 16165) and Environmental Evaluation (Case No. 2000.527E). The current request would permit construction of a seven-story building containing 36 dwelling units on six floors over a ground floor with a retail space of up to 5,000 square feet and a below-grade, two-level garage containing 53 off-street parking spaces, on a lot in excess of 10,000 square feet (10.321.5 square feet), after demolition of an automobile storage garage, in the Polk Street Neighborhood Commercial District and a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Proposed for Continuance to January 16, 2003)
2. 2002.0812XCV (D. DiBARTOLO: (415) 558-6291)
61 - 69 CLEMENTINA STREET - south side of Clementina between First and Second
Streets, Lots 36 & 37 in Assessor’s Block 3736 Request under (1) Planning Code Section 309 (Downtown Code) for Determinations of Compliance and Exceptions, including: an exception to the rear yard requirements as permitted in Section 134(d); and an exception to the Separation of Towers requirement as permitted in Section 132.1©; to construct a 75-foot tall, 7 story building containing nine (9) residential dwelling units and nine (9) off-street parking spaces; and (2) Planning Code Section 204.5 for Conditional Use authorization to allow non-accessory parking. The project site is within a C-3-) (SD) (Downtown Office, Special Development) District, and a 200-S Height and Bulk District.
Preliminary Recommendation: Pending
(Proposed for Continuance to January 16, 2003)
3. 2002.0779E (NAVARRETE: 558-5975)
150 BROADWAY (A.K.A. 190 BROADWAY) - Assessor's Block 0141, Lot 011. Appeal of Preliminary Mitigated Negative Declaration. The proposed project includes the construction of 87 affordable housing units; 41 off-street parking spaces; a 3,500-square-foot childcare facility; a community room, multi-purpose room and offices associated with the residential use; 2,000 square feet of retail space; and one freight-loading space. The project would consist of three buildings: one three stories tall (approximately 40 feet in height); a second five stories tall (about 50 feet); and the third structure eight stories tall (about 80 feet). The proposed structures would total approximately 128,000 gross square feet. The site is approximately 30,948 square feet in size and located at the northeast corner of Broadway and Battery Streets, with additional frontage on Front Street. The site currently contains a ground-level asphalt parking lot on a portion of the site; the remainder of the site is vacant. The site was formerly occupied by the Embarcadero Freeway off-ramp, and is owned by the City and County of San Francisco. The project site is located within a C-2 (Community Business) zoning district, the Northern Waterfront Special Use District No. 3, the Northeastern Historic District, and an 84-E height and bulk district. The proposed project requires Conditional Use authorization.
Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration
(Proposed for continuance to March 6, 2003)
B. COMMISION MATTERS
4. Consideration of Adoption - draft minutes of 11/21/02; 11/26/02; 12/05/02; 12/10/02.
5. Commission Comments/Questions
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. REGULAR CALENDAR
8. 2002.0110EKC (G. NELSON: (415) 558-6257)
2130 FULTON STREET - north side between Parker and Masonic Streets; Lot 003 in Assessor's Block 1145: Request for Conditional Use authorization pursuant to Section 209.3(i) of the Planning Code to expand an educational institution (University of San Francisco) and, pursuant to Section 253 of the Code, construction exceeding 40' in height within an RH-2 (Residential, House, Two-Family) District and a 80-D Height and Bulk District. The proposal also seeks an exception to the bulk limit per Section 271 of the Code. The proposal is to construct a new, four-story building adjacent to the existing McLaren Center, with its primary façade along Fulton Street.
Preliminary Recommendation: Approval with conditions
9. 2002.0723C (G. NELSON: (415) 558-6257)
491 HAIGHT STREET - southeast corner at the intersection of Fillmore Street and Haight Street; Lot 025 in Assessor’s Block 859 - Request for Conditional Use authorization pursuant to Section 711.83 of the Planning Code to install a total of two antennas and related equipment on the roof of and within the basement of an existing four-story, 45-foot tall, mixed use (21 apartments over ground floor commercial) structure within an NC-2 (Small-Scale Neighborhood Commercial) 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 5 as it is a mixed-use building in a high-density district.
Preliminary Recommendation: approval with conditions
10a. 2002.0951XV (M. LI: (415) 558-6396)
693 SUTTER STREET - southeast corner at Taylor Street; Lot 009 in Assessor’s Block 0297 - Request under Planning Code Section 309 for a Determination of Compliance and Request for Exceptions including: an exception to the rear yard requirements as permitted in Section 134(d). The proposal is to convert 9,420 square feet of office space to 10 dwelling units. There will be no physical expansion of the existing building. The project site lies within a C-3-G (Downtown General Commercial) District and an 80-130-F Height and Bulk District. The Zoning Administrator will hold a simultaneous hearing to consider a request for an off-street parking variance.
Preliminary Recommendation: Approval with conditions
10b. 2002.0951XV (M. LI: (415) 558-6396)
693 SUTTER STREET - southeast corner at Taylor Street; Lot 009 in Assessor’s Block 0297 - Off-street parking variance sought. The proposal is to convert 9,420 square feet of office space to 10 dwelling units. There will be no physical expansion of the existing building. The parking requirement for the proposed project is three spaces, and the project is proposing zero spaces.
11. 2002.1112C (A. LIGHT: (415) 5586254)
560 HAYES STREET - north side between Octavia and Laguna Streets, Lot 8, in Assessor’s Block 807 Request for a Conditional Use authorization to permit the operation of a liquor store. The project lies within the Hayes-Gough Neighborhood Commercial Zoning District, and within a 50-X Height and Bulk District. This proposal is to locate an approximately 400 square-foot wine shop specializing in Japanese sake to be known as True Sake , in a currently vacant ground floor retail space at the project site. (The project sponsor is seeking a State of California Alcoholic Beverage Control Board License Type 20 -- off-sale beer and wine.) Section 720.45 of the Planning Code requires a Conditional Use authorization by the Planning Commission for the operation of a liquor store in the Hayes-Gough Neighborhood Commercial District. (The definition of liquor store under Section 790.55 includes specialty shops that sell beer and wine products, such as sake.)
Preliminary Recommendation: Approval with conditions
12a. 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
(Continued from Regular Meeting of December 12, 2002)
12b. 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.
(Continued from Regular Meeting of December 12, 2002)
13. 2002.0926TM (P. LORD: (415) 558-6311)
THIRD STREET ALCOHOL RESTRICTED USE DISTRICT - Consideration of an Ordinance adding Section 782 to the Planning Code to create a Third Street Alcohol Restricted Use District prohibiting liquor establishments and regulating existing non-conforming liquor establishments; amending Section 249.14 of the Planning code to remove inconsistent regulations regarding liquor establishments; amending Zoning Map Sheet 8SU and 10SU of the City and County of San Francisco to indicate the boundaries of the Third Street Alcohol Restricted Use District, and making findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.
Preliminary Recommendation: Approval
14a. 2002.0451ECKTZ (M. WOODS: (415) 558-6315)
1250 HAIGHT STREET - north side, between Lyon Street and Central Avenue, Lots 11 and 14 in Assessor's Block 1234 - Amendment to the Planning Code to 1) add Section 249.23 for the creation of a Special Use District, the Haight Street Senior Affordable Housing Special Use District, and allowing the following exceptions from Code requirements upon approval as a Conditional Use: residential density bonus of up to 6 senior affordable dwelling units, in addition to the 34 dwelling units as permitted under RM-1 District (for a total of 40 units); and modifications or exceptions to rear yard, dwelling unit exposure, useable open space, and off-street parking requirements in the RM-1 District, and 2) amendment to the Planning Code to add Section 263.16 to create a special height control for the Haight Street Senior Affordable Housing Special Use District, and allowing up to a maximum of the 60-X Height and Bulk District standards.
Preliminary Recommendation: Adoption of the Draft Resolution for the Planning Code Amendments for the creation of the new Special Use District
(Continued from Regular Meeting of November 21, 2002)
14b. 2002.0451ECKTZ (M. WOODS: (415) 558-6315)
1250 HAIGHT STREET - north side, between Lyon Street and Central Avenue, Lots 11 and 14 in Assessor's Block 1234 – 1) Amendment to the Zoning Map (Sheet 7) to create and delineate the Haight Street Senior Affordable Housing Special Use District to include the above-referenced property, and 2) Amendment to the Zoning Map (Sheet 7H) to change the Height and Bulk District classification from 40-X to 60-X for the above-referenced property.
Preliminary Recommendation: Adoption of the Draft Resolution for reclassification of the proposed Height District
(Continued from Regular Meeting of November 21, 2002)
14c. 2002.0451ECKTZ (M. WOODS: (415) 558-6315)
1250 HAIGHT STREET – north side, between Lyon Street and Central Avenue, Lots 11 and 14 in Assessor's Block 1234 - Request for Conditional Use authorization to remodel and horizontally expand the existing Third Church of Christ Scientist building, and to demolish the classroom wings, and the Reading Room building, located on the west portion of the site, for the development of a 40-unit affordable senior housing facility. Most of the construction work would occur within the existing building envelope, except for an approximately 800 square-foot addition at the rear of the Church. The existing Third Church of Christ Scientist building is approximately 60 feet tall and is in an RM-1 (Residential, Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of November 21, 2002)
15. 2002.0942C (D. JONES: (415) 558-6477)
470-476 CASTRO STREET - west side of Castro Street between 17th and 18th Streets, Lot 012 in Assessor's Block 2647- Request for Conditional Use Authorization pursuant to Planning Code sections 715.67 and 303 to establish a video store (Superstar Video) on the ground floor of a retail commercial building with an existing non-conforming use size of approximately 4,400 square feet within the Castro Street Neighborhood Commercial and a 40-X Height and Bulk District. The current use of the subject property is a retail grocery store (Valley Pride).
Preliminary Recommendation: Approve with conditions
16a. 2001.1058CEKZ (G. CABREROS: (415) 5586169)
2161 SUTTER STREET - south side between Pierce and Steiner Streets; Lot 005 in Assessor’s Block 0682 - Request to amend the Planning Code Zoning Map to reclassify Lot 005 from an NC-2 (Small-Scale Neighborhood Commercial) Zoning District to an RM-3 (Residential, Mixed, Medium Density) Zoning District. The proposal to reclassify Lot 005 (5,156 square feet in area), which abuts an existing RM-3 Zoning District to the south, is to allow for up to 24 new dwelling units to be constructed as an addition to the adjacent apartment complex, known as 2000 Post Street which contains 304 dwelling units and which was originally approved in 1981 as a Planned Unit Development (PUD). Preliminary Recommendation: Adopt Reclassification
16b. 2001.1058CEKZ (G. CABREROS: (415) 5586169)
2161 SUTTER STREET - south side between Pierce and Steiner Streets; Lot 005 in Assessor’s Block 0682 in an NC-2 (Small-Scale Neighborhood Commercial) District and a 50-X Height and Bulk District -- Request for Conditional Use authorization pursuant to Section 304 of the Planning Code to allow the addition of up to 24 new dwelling units to the existing adjacent 304-unit Planned Unit Development (PUD) known as 2000 Post Street, which was originally approved in 1981. The proposal to construct up to 24 units is permitted with Conditional Use authorization provided that Lot 005 is reclassified to an RM-3 (Residential, Mixed, Medium Density) Zoning District.
Preliminary Recommendation: Approval with conditions
E. DISCRETIONARY REVIEW HEARING
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.
17. 2002.1130D (T. TAM: (415) 558-6325)
3739-16TH STREET - south side, between Castro and Flint Streets, Lot 35 in Block 2622 - Mandatory Discretionary Review request, under Planning Commission Resolution Number 16078, for a building permit (No. 2002.10.02.7994s) to allow reduction of dwelling units (from three to two) on the subject property. The property is located in a 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 dwelling unit merger as proposed.
18a. 2002.0963DV (T. WANG: (415) 558-6335)
1411 NOE STREET - east side between 27th and Duncan Streets; Lot 023 in Assessor's Block 6593 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2002.08.01.2923 to demolish an existing single-family dwelling and replace it with a new single-family dwelling 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 Building Permit Application as submitted.
18b. 2002.0963DV (T. WANG: (415) 558-6335)
1411 NOE STREET- east side between 27th and Duncan Streets; Lot 023 in Assessor's Block 6593 - Front Setback and Rear Yard Variances Sought – Planning Code Section 132 (a) requires a front setback of 2 feet 7 inches and Section 136(c)(25)(A) requires a minimum rear yard of 15 feet for the subject lot. The proposed new single-family dwelling would encroach 7 inches into the required front setback and would encroach 9 feet into the required rear yard, extending to within 6 feet of the rear property line in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
19. 2002.0832D (D. JONES: (415) 558-6477)
1121 MORAGA STREET - south side, between 18th and 17th Avenues, Lot 030 in Block 2032 - Discretionary Review request, for a building permit (No. 2002.04.17.4126s) to allow the construction of a new third story and rear deck to the existing two-story, single-family dwelling. The property is located in the RH-1 (Residential, House, Single-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the building permit as modified.
20. 2002.0267D (M. SNYDER: (415) 558-6891)
1600 MISSION STREET southwest corner of Mission Street and Otis Street, Lot 1 in Assessor's Block 3512 - Request for Discretionary Review of Building Permit Application No. 2002.03.19.1823 proposing to construct a four story vertical addition at the southern end of the property, which would add approximately 6,500 gross square feet of office use specifically for design professionals. The property is within the C-M (Heavy Commercial) District, and a 105-J Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
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 9:59:45 PM
