January 09, 2003
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, January 9, 2003
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 _________
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.
1. 2002.0872CR (B. FU: (415) 558-6613)
505 SHOTWELL STREET - east side of Shotwell Street, between 19th Street and 20th Street, Lot 059, Assessor's Block 3594 - Request for Conditional Use Authorization pursuant to Section 234.2 of the Planning Code to install a wireless telecommunications facility consisting of six (6) panel antennas and related equipment at an existing three-story publicly-used structure (a fire station) as part of AT&T's wireless telecommunications network within a P (Public) Zoning District and a 50-X Height and Bulk Designation. The project would establish a new use on City-owned property and a General Plan Referral is required. A finding of consistency with the General Plan is necessary.
Preliminary Recommendation: Approval with conditions
(Proposed for Continuance to March 6, 2003)
2. 2001.1174E (T. CHAN: (415) 558-5982)
436 CLEMENTINA STREET - Appeal of a Preliminary Negative Declaration. Assessor's Block 3732, Lot 62. The site is part of the major city block bounded by Howard Street to the north, Folsom Street to the south, 5th Street to the east, and 6th Street to the west within the South of Market neighborhood. Clementina and Tehama Streets are minor streets bisecting this city block. The proposed project would demolish the existing one-story, 5,000-square-foot warehouse on this 5,625-square-foot site and construct 28 residential condominium units over approximately 1,250 square feet (sq. ft.) of ground-floor commercial space, and eight off-street parking spaces within a new eight-story structure. The proposed structure would be approximately 37,975 sq. ft. and 85 feet in height, an increase of 32,348 sq. ft. and seven stories in height above the existing structure. The project site is located within the RSD (Residential Service Mixed-Use) zoning district and within the 40-X/85-B height and bulk district. Projects within the RSD zoning district require a conditional use authorization to determine the residential density for buildings over 40 feet in height. The project site is also within the South of Market Redevelopment Plan Area.
Preliminary Recommendation: Uphold Preliminary Negative Declaration.
(Continued from Regular Meeting of December 5, 2002)
(Proposed for Continuance to February 13, 2003)
B. COMMISSION MATTERS
3. Consideration of Adoption - draft minutes of December 5, 17, and 19, 2002.
4. Commission Comments/Questions
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. REGULAR CALENDAR
7. 2002.0940C (J. PURVIS: (415) 558-6354)
1780 OAKDALE AVENUE - north side between Phelps and Newhall Streets; Lot 021 in Assessor's Block 5312 - Request for Conditional Use Authorization under Planning Code Section 185(e) to retain an existing nonconforming commercial use, doing business as DeChoix Specialty Foods Company, within an RH-2 (Residential, House, Two-Family) Zoning District with a 40-X Height and Bulk designation.
Preliminary Recommendation: Approval with conditions
8. 2002.1007C (J. VOLLMANN: (415) 558-6612)
1193 OAK STREET - south side between Broderick and Divisadero Streets; Lot 023 in Assessor’s Block 1218 - Request for Conditional Use Authorization pursuant to Section 209.2(d) of the Planning Code to establish a 5-room bed and breakfast inn within an existing second floor dwelling unit in a building located in an RM-2 (Residential, Mixed, Moderate Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
9. 2002.0569C (D. SIDER: (415) 558-6697)
423-435 VALENCIA STREET - east side between 15th Street and Sparrow Alley; Lots 025 and 058 in Assessor's Block 3554, through lots to Caledonia Street - Request for Conditional Use Authorization to allow [1] the expansion of an other retail sales and services' use on the second story pursuant to Planning Code Sections 726.40 and 790.102 and [2] the establishment of a nonresidential use size in excess of 2,999 square feet pursuant to Planning Code Sections 726.21 and 790.130 and in excess of 2,000 square feet pursuant to the Mission District Interim Controls (as set forth in Board of Supervisors Resolution Number 500-02). The proposal is to construct horizontal and vertical additions to an existing plumbing supply store (DBA J.C. Plumbing ) resulting in the increase of gross floor area from a total of 5,350 square feet to 8,900 square feet. The subject property is within the Valencia-NCD, the area subject to the Mission District Interim Controls, and a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
10. 2001.0862E (C. ROOS: (415) 558-5981)
50 OAK STREET, SAN FRANCISCO CONSERVATORY OF MUSIC - Public Hearing on the Draft Environmental Impact Report (DEIR) - The proposed project is the seismic upgrade and major alteration of the existing four- to five- story Category II, Significant Building at 50 Oak Street, and demolition of the adjacent three- to four- story building and new construction of a six-story structure at 70 Oak Street, for the San Francisco Conservatory of Music. The two structures would be integrated into one, structurally integrated facility. The two existing buildings total about 91,000 gsf. The Conservatory of Music would contain about 125,000 gsf, including about 19,200 gsf of performance space; 17,000 gsf of performing support space; 26,500 gsf of educational studios and spaces; 7,500 gsf of administrative office pace; 7,000 gsf of library space; 21,600 gsf of corridor and circulation space; and 26,200 gsf of service and storage space. Of the total area, about 98,500 gsf are applicable to the FAR under the Planning Code. No parking spaces or loading spaces are proposed. The site occupies the north side of Oak Street, between the 25 Van Ness Avenue building and a parking lot at Hickory and Franklin Street, encompassing most of the half block bounded by Oak, Hickory, and Franklin Streets and Van Ness Avenue. The site includes Lots 5 and 7, in Assessor's Block 834. While the project would function as one building, it would appear as two buildings from Oak Street. The project requires a lot line adjustment to merge the existing lots; a Permit to Alter for 50 Oak Street, a Category II, Significant Building, under Planning Code, Article 11; review of substantial alterations to existing buildings in the C-3 Districts under Section 309, including a request for exceptions to bulk limits (for maximum building length and maximum diagonal dimension), and a revocable encroachment permit from the Department of Public Works, to occupy sub sidewalk vaults.
Preliminary Recommendation: Receive Comments. No Action Required. The DEIR public comment period ends at 5 pm, January 23, 2003.
11. 2002.0333E (J. KUGLER (415) 558-5983)
270 VALENCIA STREET - Lot 9 in Assessor’s Block 3533. The site is located on an irregular-shaped parcel surrounding the southwest corner lot of Valencia and Brosnan Streets with frontages on both Valencia and Brosnan Streets. Appeal of a Preliminary Mitigated Negative Declaration. The project involves demolition a single-story un-reinforced masonry structure and the construction of one large building that would cover the entire project site with 28 dwelling units in two four-level structures separated by a raised second-level plaza/open space over a ground floor with parking and retail space. The 31 proposed parking spaces would be on two levels. A pedestrian entrance and 21 underground parking spaces would be accessed from Valencia Street. An additional pedestrian entrance and 10 parking spaces would be accessed from Bronson Street. The project site is located in the Mission Neighborhood, is zoned C-M (Heavy Commercial) and is within the 50-X Height and Bulk District.
Preliminary Recommendation: Uphold the Mitigated Negative Declaration.
(Continued from Regular Meeting of December 5, 2002)
12a. 2002.0414TZ (P. LORD: (415) 558-6311)
FOURTH AND FREELON SPECIAL USE DISTRICT - Consideration of an Ordinance amending the San Francisco Planning Code by adding Section 249.23 to create the Fourth and Freelon Streets Special Use District encompassing the property zoned Service Light Industrial and bounded by Fourth Street, Freelon Street, Zoe Street and Welsh Street and by adding Section 263.16 to create special height and bulk exceptions for the Fourth and Freelon Streets Special Use District, which would allow previously approved but unbuilt live/work units to convert to market-rate residential units and additional market-rate residential units to be constructed with an allowable increase in height from 50’ to 85’ and a dwelling unit density governed by the permissible building envelope; provided that (i) the developer shall construct at the developer’s sole expense, on land owned or purchased by the developer in either the South of Market Area or the North of Market Residential Special Use District, off-site affordable rental housing with square footage equal to 15% of the total residential units to be constructed offset by the cost of land acquisition, with a minimum of 56 units constructed of no less than 400 square feet each, (ii) the units shall be rental units affordable to low-and-lower income households with income not exceeding 40% of San Francisco’s median income, which shall remain affordable for 55 years or for the life of the building whichever is longer, and (iii) upon completion, the affordable housing development shall be owned, managed and operated by a nonprofit housing organization with reversion to the City if the nonprofit housing organization is dissolved.
Preliminary Recommendation: Approval with Recommendations
12b. 2002.0414TZ (P. LORD: (415) 558-6311)
FOURTH AND FREELON SPECIAL USE DISTRICT - Consideration of an Ordinance amending the San Francisco Planning Code by adding Section 249.23 to create the Fourth and Freelon Streets Special Use District encompassing the property zoned Service Light Industrial and bounded by Fourth Street, Freelon Street, Zoe Street and Welsh Street and by adding Section 263.16 to create special height and bulk exceptions for the Fourth and Freelon Streets Special Use District, which would allow previously approved but unbuilt live/work units to convert to market-rate residential units and additional market-rate residential units to be constructed with an allowable increase in height from 50’ to 85’ and a dwelling unit density governed by the permissible building envelope; provided that (i) the developer shall construct at the developer’s sole expense, on land owned or purchased by the developer in either the South of Market Area or the North of Market Residential Special Use District, off-site affordable rental housing with square footage equal to 15% of the total residential units to be constructed offset by the cost of land acquisition, with a minimum of 56 units constructed of no less than 400 square feet each, (ii) the units shall be rental units affordable to low-and-lower income households with income not exceeding 40% of San Francisco’s median income, which shall remain affordable for 55 years or for the life of the building whichever is longer, and (iii) upon completion, the affordable housing development shall be owned, managed and operated by a nonprofit housing organization with reversion to the City if the nonprofit housing organization is dissolved.
Preliminary Recommendation: Approval
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.
13. 2002.0719D (R. CRAWFORD: (415) 558-6358)
4423 25TH STREET - South side between Hoffman Avenue and Douglass Street. Assessor’s Block 6544 Lot 012 - Request for Discretionary Review of Building Permit Application No. 2002.04.12.2804, to construct horizontal additions to the west side and rear and add a new third story. The Project will significantly change the facade of the building and change the roofline from a flat roof to a gabled roof for a single family dwelling in an RH-2 (Residential House, 2 Family) District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Modify the Project
14. 2002.0892D (R.CRAWFORD: (415) 558-6358)
415 DIAMOND STREET - East side between 21st and 22nd Streets. Assessor’s Block 2769 Lot 029. Request for Discretionary Review of Building Permit Application No. 2002.05.14.6488, to construct 2 and 5 foot horizontal additions to the rear, and bays to the front and north side of the existing dwelling. The Project would also add a room on the top floor and increase the height of the building by changing the existing gable roof with a flat roof. The proposal includes a roof top deck in the front of the northerly half of the roof accessible by stairs enclosed in a roof top stair penthouse for a single family dwelling in an RH-2 (Residential House, 2 Family) District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do Not Take Discretionary Review and Approve the Project
15a. 2002.1244DD (M. SMITH: (415) 558-6322)
660 28th STREET - north side of the street between Douglass and Diamond Streets, Lot 043 in Assessor’s Block 6605, Mandatory Staff initiated request for Discretionary Review of Building Permit Application No. 2002.03.20.1923, proposing to demolish the existing one-story over garage single-family dwelling. The proposal is also subject to a public initiated request for Discretionary Review. The applicant has also submitted an application to subdivide the lot into two lots and construct a single-family dwelling on each of the proposed lots. The subject property is located in a 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 project as submitted.
15b. 2002.1245DDDDD (M. SMITH: (415) 558-6322)
662 28th STREET - north side of the street between Douglass and Diamond Streets, Lot 043 in Assessor's Block 6605 - Requests for Discretionary Review of Building Permit Application No. 2002.03.20.1926, proposing to construct a two-story over garage single-family dwelling on the proposed west lot. The applicant has also submitted an application to demolish the existing building, subdivide the lot into two lots, and construct a single family dwelling on the proposed east lot. The subject property is located 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 project as submitted.
15c. 2002.1246DDDDD (M. SMITH: (415) 558-6322)
660 28th STREET - north side of the street between Douglass and Diamond Streets, Lot 043 in Assessor's Block 6605 - Requests for Discretionary Review of Building Permit Application No. 2002.03.20.1928, proposing to construct a two-story over garage single-family dwelling on the proposed east lot. The applicant has also submitted an application to demolish the existing building, subdivide the lot into two lots, and construct a single family dwelling on the proposed west lot. The subject property is located 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 project as submitted.
16. 2002.0650D (K. McGEE: (415) 558-6367)
3358 CESAR CHAVEZ STREET - north side between Mission Street and South Van Ness Street; Lot 16 in Assessor's Block 6571 - Staff-Initiated Discretionary Review of Building Permit Application No. 2002.05.23.7284, for a change of use. The existing use is classified as a Bar; the proposed use is Other Institution, Large per Planning Code Section 712.81 for La Raza Centro Legal, an organization committed to promoting day labor leadership and self-sufficiency. The property is located in an NC-3 (Moderate Scale Neighborhood Commercial) Zoning District, and in a 50-X Height and Bulk District.
(Continued from Regular Meeting of November 21, 2002)
Preliminary Recommendation: Approval with conditions
NOTE: On October 17, 2002, the Planning Director continued this matter to November 21, 2002 and requested that the Project Sponsor provide staff with a traffic analysis.
NOTE: On November 21, 2002, the Planning Commission continued this matter to January 9, 2003. Public Hearing is open.
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 9:59:48 PM
