Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, April 19, 2001

1:30 PM

Regular Meeting

 

President: Anita Theoharis

Commission Vice President: William W. Fay

Commissioners: Roslyn Baltimore; Hector Chinchilla; Cynthia Joe;

Jim Salinas, Sr.

 

Commission Secretary: Linda D. Avery

 

 

 

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, 5^th Floor, 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 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 42 Downtown Loop, 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. American sign language interpreters and/or a sound enhancement system will be available upon request by contacting Dorothy Jaymes at (415) 558-6403 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.ci.sf.ca.us/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: Anita Theoharis

Commission Vice-President: William W. Fay

Commissioners: Roslyn Baltimore; Hector Chinchilla; Cynthia Joe;

Jim Salinas, Sr.

 

A. ITEMS PROPOSED FOR CONTINUANCE

 

1a. 2000.863BV (WONG: 558-6381)

2712 MISSION STREET - west side between 23rd and 24th Streets, Lot 003 in Assessor’s Block 3643. The subject property seeks an authorization for a proposed office development under the smaller building reserve, pursuant to Planning Code Section 321. The proposal is for a change of use from "Retail" to "Office" and for the renovation and expansion of an existing 27,831-gross-square-foot building into a 30,847 gross-square-foot building by enlarging a mezzanine within the existing structure. The subject property falls within a NC-3 (Moderate Scale Commercial) Zoning District and a 50-X/80-B Height and Bulk District.

Preliminary Recommendation: Disapproval

(Continued from regular meeting of April 5, 2001)

PROJECT WITHDRAWN

1b. 2000.863BV (WONG: 558-6381)

2712 MISSION STREET - west side between 23rd and 24th Streets, Lot 003 in Assessor’s Block 3643. The subject property seeks a parking variance for the reduction of required off-street parking, pursuant to Planning Code Section 151. The project proposes to provide five parking spaces for the conversion of 30,847 gross square feet of office space on a site, which presently provides no off-street parking spaces. The subject property falls within a NC-3 (Moderate Scale Commercial) Zoning District and a 50-X/80-B Height and Bulk District.

(Continued from regular meeting of April 5, 2001)

PROJECT WITHDRAWN

 

2. 2001.0035E (BUFORD: 558-5973)

ISSUANCE OF TAXI MEDALLIONS – CITYWIDE - Appeal of Preliminary Negative Declaration. The San Francisco Taxi Commission, City and County of San Francisco, proposes to issue approximately 500 additional taxi permits ("medallions"). After implementation of the project, the number of taxi permits available in the City would increase from 1,381 to 1,881, an increase of approximately 36%. New permits may be issued if supported by a finding that additional permits are required to meet the public convenience and necessity. Once issued, the permits would result in 500 additional taxis in use. Operation of taxis in the City limits is subject to regulation and review by the San Francisco Taxi Commission. Proposition K, a 1978 initiative ordinance governing the operation of taxis in the City, requires that the permits, once issued, be operated continuously.

Recommendation: Pending

(Continued from Regular Meeting of April 5, 2001)

(Proposed for Indefinite Continuance)

 

B. COMMISSIONERS' QUESTIONS AND MATTERS

 

3. Consideration of Adoption - draft minutes of March 15, 2001

 

4. Commission Matters

 

 

C. DIRECTOR'S REPORT

 

5. Director's Announcements

 

6. Review of Past Week's Events at the Board of Supervisors and Board of Appeals

 

D. CONSIDERATION OF FINDINGS AND FINAL ACTION -- PUBLIC HEARING CLOSED

 

7. 2001.0194D (CRAWFORD: 558-6358)

999 GREEN STREET - between Taylor and Jones Streets, Lot 029 in Assessor's Block 0127, Request for Discretionary Review of Building Permit Application No. 2000/09/15/0634, proposing to convert a 106 unit building to a 105 unit building in an RM-2 (Residential, Mixed, Moderate Density) District and a 40-X Height and Bulk District. Specifically the proposal will merge two dwelling units into one on the 29th floor. No exterior alterations are proposed.

Preliminary Recommendation: Do not take Discretionary Review, and approve the project as proposed.

NOTE: On April 12, 2001, following testimony the Commission closed the public hearing. The matter was continued at the call of the chair to April 19, 2001.

 

E. SPECIAL OFFICE DEVELOPMENT ANNUAL LIMIT HEARING

 

Following the regular calendar, the Planning Commission will convene into a Special Office Development Annual Limit Hearing to hear and act on projects being considered under Planning Code Sections 320-325 during the 2000-2001-approval period. (Individual item language will make clear the action being proposed.)

 

8a. 2000.277BXC (CRAWFORD: 558-6358)

801 MARKET/44 FOURTH STREETS - Assessor’s Block 3705 Lot 048, north side of Jessie Street between Fourth and Fifth Streets. Planning Code Sections 320-325 (Office Development Limitation Program) for allocation of up to 136,600 gross square feet of office space for a 12-story building within a C-3-R (Downtown, Retail) District and within a 160-S Height and Bulk District. The project will add a third building to the existing Pacific Place buildings I and II above the existing loading dock on the north side of Jessie Street between Fourth and Fifth Streets.

Preliminary Recommendation: Approval

(Continued from Regular Meeting of March 1, 2001)

NOTE: On March 8, 2001, after public testimony, the Commission closed public hearing. The item was continued at the call of the Chair to March 22, 2001. The item continues to be subject to Commission consideration, deliberation and action.

On March 22, 2001, the Commission considered new plans that modified the project to fit within the remaining square footage for the 2000/01 approval period. Following discussion, the Commission continued this matter to April 19, 2001, to allow more time to review the revised plans by both the Commission and the public.

 

8b. 2000.277BXC (CRAWFORD: 558-6358)

801 MARKET/44 FOURTH STREETS - Assessor’s Block 3705 Lot 048, north side of Jessie Street between Fourth and Fifth Streets. Request under Planning Code Section 309 (Downtown Code) for Determinations of Compliance, for construction of a 12-story building including 136,600 gross square feet of office space. This project lies within a C-3-R (Downtown, Retail) District and within a 160-S Height and Bulk District. The project will add a third building to the existing Pacific Place buildings I and II above the existing loading dock on the north side of Jessie Street between Fourth and Fifth Streets.

Preliminary Recommendation: Approval

(Continued from Regular Meeting of March 1, 2001)

NOTE: On March 8, 2001, after public testimony, the Commission closed public hearing. The item was continued at the call of the Chair to March 22, 2001. The item continues to be subject to Commission consideration, deliberation and action.

On March 22, 2001, the Commission considered new plans that modified the project to fit within the remaining square footage for the 2000/01 approval period. Following discussion, the Commission continued this matter to April 19, 2001, to allow more time to review the revised plans by both the Commission and the public.

 

8c. 2000.277BXC (CRAWFORD: 558-6358)

801 MARKET/44 FOURTH STREETS - Assessor’s Block 3705 Lot 048, north side of Jessie Street between Fourth and Fifth Streets. Request under Planning Code Section 219.c for professional or business offices not offering on-site service to the public in a C-3-R (Downtown, Retail) District. This project lies within a C-3-R (Downtown, Retail) District and within a 160-S Height and Bulk District. The project will add a third building to the existing Pacific Place buildings I and II above the existing loading dock on the north side of Jessie Street between Fourth and Fifth Streets.

Preliminary Recommendation: Approval

(Continued from Regular Meeting of March 1, 2001)

NOTE: On March 8, 2001, after public testimony, the Commission closed public hearing. The item was continued at the call of the Chair to March 22, 2001. The item continues to be subject to Commission consideration, deliberation and action.

On March 22, 2001, the Commission considered new plans that modified the project to fit within the remaining square footage for the 2000/01 approval period. Following discussion, the Commission continued this matter to April 19, 2001, to allow more time to review the revised plans by both the Commission and the public.

 

9a. 1998.281BC (GORDON: 558-6309)

185 Berry Street - bounded by Third, Berry and Fourth Streets and China Basin Landing; Lot 5 in Assessor’s Block 3803. Request under Planning Code Section 321 for authorization to deduct up to 49,500 gross square feet of office space from the City’s office development annual limit Reserve for Smaller Buildings. The property is within a M-2 (Heavy Industrial) District, the Mixed-Use Area of the IPZ (Industrial Protection Zone), the proposed Ballpark Vicinity Special District’s South End Office District and a 90-X Height and Bulk District. This notice serves as public notification of the Planning Department’s initial determination of the net addition of gross square footage of office space under the Planning Code. Please note: This request has been amended. This amended request for office allocation reduces the total amount requested from 120,000 gross square feet of office space to 49,500 gross square feet of office space.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of March 22, 2001)

NOTE: On March 8, 2001, after public testimony, the Commission closed public hearing. The item was continued at the call of the Chair to March 22, 2001. The item continues to be subject to Commission consideration, deliberation and action.

On March 22, 2001, the Commission considered a revised proposal that would reduce the total square footage of the project to 49,500 square feet. Following discussion, the Commission continued this matter to April 19, 2001, to allow the sponsor to submit new plans, to allow the new project to be properly noticed, and to allow adequate time for Department staff, the Commission, and the public to review the new plans.

 

9b. 1998.281BC (GORDON: 558-6309)

185 Berry Street - bounded by Third, Berry and Fourth Streets and China Basin Landing; Lot 5 in Assessor’s Block 3803. Request per Planning Code Section 304 for a Planned Unit Development (PUD) to allow: (1) a conditional use authorization per Planning Code Section 215(a) and 227(m) for an amendment Case No. 98.281C to allow up to 125 units of housing in a M-2 (Heavy Industrial) District; (2) for an off-street parking exception per Planning Code Section 304(a) to allow valet/attendant parking within the on-site parking garage in order to provide the 230 off-street spaces required under Section 151 of the Planning Code for the project, or in the alternative, allow valet/attendant parking within the on-site parking garage and reduce the parking requirement for the office use to 191 spaces to be consistent with pending South End Office District legislation (would apply to the project site once implemented); and (3) for a rear yard per Planning Code Section 304(a) exception for the residential units proposed at the site (in this case the interior pedestrian courtyard and the air space above is where the rear yard for the for the proposed units would be located per Planning Code Section 134, there is currently no rear yard situated within the existing development nor would it be physically possible to provide one on the site without removing floors of the adjacent Wharfside building). No rear yard is proposed. The property is within a M-2 (Heavy Industrial) District, the Mixed Use Area of the IPZ Industrial Protection Zone), the proposed Ballpark Vicinity Special District’s South End Office District and a 90-X Height and Bulk District. Please note: this PUD amends and combines into one Case Nos. 98.281C, 98.281V and 2001.0179V.

Preliminary Recommendation: Approval with conditions.

(Continued from Regular Meeting of March 22, 2001)

NOTE: On March 8, 2001, after public testimony, the Commission closed public hearing. The item was continued at the call of the Chair to March 22, 2001. The item continues to be subject to Commission consideration, deliberation and action.

On March 22, 2001, the Commission considered a revised proposal that would reduce the total square footage of the project to 49,500 square feet. Following discussion, the Commission continued this matter to April 19, 2001, to allow the sponsor to submit new plans, to allow the new project to be properly noticed, and to allow adequate time for Department staff, the Commission, and the public to review the new plans.

 

F. REGULAR CALENDAR

 

10. 2001.0072C (DiBARTOLO: 558-6291)

501-503 Laguna Street - northwest corner at Fell Street; Lot 035 in Assessor’s Block 0819. Request for Conditional-Use Authorization pursuant to Section 720.83 of the Planning Code to install a total of three antennas within a single cylinder on the roof and five equipment cabinets in the basement of the existing two-story, mixed-use building as part of Sprint’s wireless telecommunications network within the Hayes-Gough Neighborhood Commercial District (NCD) and a 50-X Height and Bulk District. As per the City & County of San Francisco’s Wireless Transmission Services (WTS) Facilities Siting Guidelines, the proposal is a preference 6 (limited preference site).

Preliminary Recommendation: Approval with conditions

11. 2000.1195C (LI : 558-6396)

547 HOWARD STREET - south side between 1st and 2nd Streets; Lot 110 in Assessor's Block 3736. Request for Conditional-Use Authorization pursuant to Section 219(d) of the Planning Code to establish an office use at the ground floor level which will not offer on-site services to the general public within the C-3-0(SD) (Downtown Office Special Development) District and a 350-S Height and Bulk District. The proposal is to demolish the existing two-story-over-basement office building and construct a five-story-over-basement office building containing approximately 11,000 square feet of gross floor area.

Preliminary Recommendation: Approval

 

12a. 2000.264CD (MARTIN: 558-6616)

1087 MISSISSIPPI STREET - east side between 23rd and 25th Streets, Lot 049 in Assessor’s Block 4224. Request for a Conditional-Use Authorization to allow the construction of two dwelling units in an M-1 (Light Industrial) Zoning District and the Industrial Protection Zone Buffer, per Planning Code Section 215(a) and Planning Commission Resolution No. 14861, and a 40-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of April 5, 2001)

 

12b. 2000.264CD (MARTIN: 558-6616)

1087 MISSISSIPPI STREET - east side between 23rd and 25th Streets, Lot 049 in Assessor’s Block 4224. Staff-initiated request for Discretionary Review for the demolition of an existing, vacant industrial building and construction of housing and space for production, distribution and repair businesses in an existing industrial building space in an M-1 (Light Industrial) Zoning District and the Industrial Protection Zone Buffer per Planning Commission Resolution Nos. 14861 and 16079; and a 40-X Height and Bulk District. NOTE: This project was previously noticed for hearing on February 22, 2001, and has since been modified. The previous notice stated that the ground and second stories would be occupied by office space.

Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.

(Continued from Regular Meeting of April 5, 2001)

 

G. SPECIAL DISCRETIONARY REVIEW HEARING

 

At Approximately 3:30 p.m. the Planning Commission will convene into a Special Discretionary Review (DR) Hearing to hear and act on Discretionary Review matters. Procedures governing Special 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 two (2) minutes for a rebuttal. Those cases that are scheduled on this calendar prior to 3:30 p.m., but have not been called or heard by
3:30 p.m., could be continued to a later time or date as determined by the Commission.

 

13. 2000.1274DD (TAM: 558-6325)

1851-31st Avenue - west side of 31^st Avenue, between Noriega and Ortega Streets, Lot 11 in Assessor’s Block 2068. Request for a Discretionary Review of Building Permit Application No. 2000/07/13/5054S to demolish an existing 11-foot, one-story horizontal extension and to construct a two-story horizontal extension approximately 37 feet (including stairs) at the rear of an existing two-story, single-family dwelling in an RH-1 (Residential, House, One-Family) District, and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.

 

14. 2001.0220D (B.WASHINGTON: 558-6263)

2625 – 23RD AVENUE - west side of 23rd Avenue, between Vicente Street and Wawona Street; Lot 003 in Assessor’s Block 2473. Request for a Discretionary Review of Building Permit Application No. 2000/11/13/5509s, proposing to enclose an existing lightwell located on the northern side of an existing single-family dwelling. The proposal also includes an infill under the existing second floor. The proposed alteration occurs within the permitted building envelope in an RH-1 (Residential, House, One-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.

 

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 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: ____

The Planning Department

City and County of

San Francisco

1660 Mission Street, Suite 500

San Francisco, CA 94103-2414