February 06, 2003
SAN FRANCISCO PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, February 6, 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/sfgtv
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.
San Francisco Lobbyist Ordinance
Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action my be required by the San Francisco Lobbyist Ordinance [SF Campaign and Governmental Conduct Code Section 21.00-2.160] to register and report lobbying activity. For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 30 Van Ness Avenue, Suite 3900, San Francisco, CA 94102; telephone (415) 581-2300; fax (415) 581-2317; and web site http//www.sfgov.org/ethics.
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 48 hours prior to a hearing. A sound enhancement system will be available upon request at the meetings. Please contact Services for the Deaf and Hearing Impaired at 557-5533 (TDD) or 557-5534 (Voice) at least 48 hours prior to the meeting. Late requests will be honored if possible. A person who is deaf or hearing impaired may gain meeting information prior to the meeting by calling 557-4433 (TDD) or 557-4434 (Voice). In addition, the California Relay Service can be used by individuals with hearing and speech impairrments by calling 1-800-735-2929 (TDD) or 1-800-735-2922 (Voice). Minutes of the meetings are available in alternative formats. If you require the use of a reader during the meeting, please contact the Library for the Blind and Print Handicapped at 292-2022 at least 48 hours in advance of need. Accessible seating for persons with disabilities (including those using wheelchairs) will be available at meetings. 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. 2002.1101D (D. SIROIS: (415) 558-6313)
408 FAIR OAKS - east side of Fair Oaks, between 25th & 26th Streets, Lot 038, Assessor's Block 6533 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Demolition Permit Application 2002.1001.7854 seeking to merge two dwelling units in a four unit building located in an RH-3 (Residential House, Three-Family) District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and Approve Project.
(Proposed for Continuance to March 13, 2003)
2. 2002.1169T (P. LORD: (415) 558-6311)
CONDITIONAL USE EXEMPTION FOR RESIDENTIAL PROJECTS OVER 40 FEET IN HEIGHT - Consideration of an Ordinance amending the San Francisco Planning Code by amending Section 253 that currently requires conditional use approval for residential construction over 40 feet in residential districts with height limits over 40 feet to add an exception for housing projects that include at least 12 percent affordable units and meet other requirements of the Inclusionary Affordable Housing Program; and making a determination of consistency with the priority policies of Planning Code Section 101.1(b).
Preliminary Recommendation: Pending
(Proposed for Indefinite Continuance)
3. 2002.0430C (J. IONIN: (415) 558-6309)
378 10TH AVENUE, A.K.A. 389 9TH AVENUE - northwest corner of 9th Avenue and Geary Boulevard; Lot 035 in Assessor’s Block 1441 - Request for Conditional Use authorization pursuant to Section 712.83 of the Planning Code to install a total of six antennas and related equipment for AT&T Wireless Services, on the roof of an existing three-story, 53-foot tall, industrial structure within an NC-3 (Moderate-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 1 as it is both a co-location site and an industrial building in an NC-3 District.
Preliminary Recommendation: Approval with conditions.
(Continued from Regular Meeting of January 23, 2003)
Note: On January 23, 2003, this item was continued to February 27, 2003.
4. 2002.0657C (J. IONIN: (415) 558-6309)
3725 BUCHANAN STREET - west side between Beach Street and North Point Street; Lot 004 in Assessor’s Block 0445A: Request for Conditional Use authorization pursuant to Section 711.83 of the Planning Code to install a total of eight antennas and related equipment for Verizon Wireless, on the roof of an existing four-story, 45-foot tall, 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 4 as it is a commercial building in an NC-2 District.
Preliminary Recommendation: Approval with conditions.
(Continued from Regular Meeting of January 23, 2003)
Note: On January 23, 2003, this item was continued to February 27, 2003.
B. COMMISSIONERS' QUESTIONS AND MATTERS
5. Consideration of Adoption - draft minutes of January 9, 16, and 23, 2003
6. Commission Comments/Questions
C. DIRECTOR'S REPORT
7. Director's Announcements
8. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
D. REGULAR CALENDAR
9. 2002.0281EC (D. SIROIS: (415) 558-6313)
5825-5845 MISSION STREET, 50-68 OLIVER STREET & 846-848 BRUNSWICK STREET (AKA SAN FRANCISCO CHRISTIAN CENTER) - Lots 2,3,5,14,15,27 Assessor's Block 6472 - Request for conditional use authorization to amend an existing Planned Unit Development that includes increasing the project site from 51,886 square feet to 70,839 square feet; demolishing an existing two-story office/multiuse building and constructing a new three-story, 13,390 square foot office/multiuse building; converting rear yards on lots 3 & 5 to 53 off-street parking spaces and; converting the existing single-family house on lot 5 to a meeting/multiuse space. The proposal requires conditional use findings for: lot size over 10,000 square feet pursuant to Planning Code Sections 711.11 & 121.1; non-residential use size over 4,000 square feet for the proposed office/multiuse building pursuant to Sections 711.21& 121.2; large institutional use at the second and third levels for the proposed office/multiuse building pursuant to Section 711.81 & 790.50; non-accessory parking for 47 stalls in a parking facility located in an RH-1 District pursuant to Sections 151, 157, 204.5 and 209.7 and; institutional use in an RH-1 District to allow a single-family house to be used as a meeting/multiuse space pursuant to Section 209.3(j). The proposal also requires an exception to the rear yard requirements of Planning Code Section 134. Lots 2 & 27 of the project site are located in an NC-2 (Small-Scale Neighborhood Commercial) District, and lots 3,5,14 & 15 are located in an RH-1 (Residential House, One-family) District. The entire site lies in a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of January 23, 2003)
10a. 2002.0775LTZ (J. TULLY: (415) 558-6372)
DOGPATCH HISTORIC DISTRICT - an area generally between Indiana and Third Street, odd and even addresses, from 18th to Tubbs Street. Including Assessor’s Block 3996: Lots 004, 005, 006, 007; Block 4043: Lots 001, 002, 003, 004, 005, 005A, 006, 011B, 014, 015, 016; Block 4060: Lots 001, 004, 006-063; Block 4106: Lots 001A, 002, 003, 004, 005, 005A, 006, 007, 008, 009, 009A, 010, 011, 012, 013, 014, 015; Block 4107: Lots 001B, 002A, 002B, 002C, 002E, 002F, 002G, 002H, 002I, 002J, 002K, 002L, 002M, 002N, 003, 004, 005, 006, 007, 008, 009, 010, 011, 012, 013, 014, 015, 016, 017, 018, 019, 020, 021, 022, 023, 026-057; Block 4108: Lots 001, 003A, 003C, 003D, 003E, 003G, 003H, 003O, 003P, 004, 005, 006, 008, 009, 010, 011, 012, 013, 014, 014A, 015, 017, 018, 019, 020, 021; Block 4171: Lots 001, 002, 003, 004, 005, 006, 007, 014, 015, 017; Block 4172: Lots 001, 002, 003, 015, 016, 018, 018A, 019, 020, 021, 025, 027, 028, 029, 032, 034, 034A, 034B, 035, 036, 041, 044-046, 047, 048, 049, 050, 051, 052, 053: Request for the Planning Commission to adopt a Draft Resolution approving the proposed Dogpatch Historic District designation, which was initiated by Supervisors Maxwell, Leno and Peskin on June 3, 2002, by Resolution No. 409-02, (the ordinance designating the historic district was presented by Supervisor Maxwell on November 12, 2002 as File No. 021476), and to recommend that the Board of Supervisors approve the historic district designation of Dogpatch.
Preliminary Recommendation: Approval
10b. 2002.0775LTZ (J. TULLY: (415) 558-6372)
DOGPATCH HISTORIC DISTRICT – TEXT CHANGE TO ARTICLE 10 OF THE PLANNING CODE – Consideration of an Ordinance amending Article 10 of the Planning Code by the addition of Appendix L (Dogpatch Historic District), and making a determination of consistency with the priority policies of Planning Code Section 101.1(b).
Preliminary Recommendation: Adoption of the Draft Resolution recommending the Planning Code Amendments for the creation of Appendix L to Article 10.
10c. 2002.0775LTZ (J. TULLY: (415) 558-6372)
DOGPATCH HISTORIC DISTRICT – ZONING MAP CHANGE – Consideration of an amendment to the Zoning Map to create the Dogpatch Historic District by adding Sheet 8PD to the Zoning Maps and include the new district boundary in an area generally between Indiana and Third Street, odd and even addresses, from 18th to Tubbs Street. Assessor’s Block 3996: Lots 004, 005, 006, 007; Block 4043: Lots 001, 002, 003, 004, 005, 005A, 006, 011B, 014, 015, 016; Block 4060: Lots 001, 004, 006-063; Block 4106: Lots 001A, 002, 003, 004, 005, 005A, 006, 007, 008, 009, 009A, 010, 011, 012, 013, 014, 015; Block 4107: Lots 001B, 002A, 002B, 002C, 002E, 002F, 002G, 002H, 002I, 002J, 002K, 002L, 002M, 002N, 003, 004, 005, 006, 007, 008, 009, 010, 011, 012, 013, 014, 015, 016, 017, 018, 019, 020, 021, 022, 023, 026-057; Block 4108: Lots 001, 003A, 003C, 003D, 003E, 003G, 003H, 003O, 003P, 004, 005, 006, 008, 009, 010, 011, 012, 013, 014, 014A, 015, 017, 018, 019, 020, 021; Block 4171: Lots 001, 002, 003, 004, 005, 006, 007, 014, 015, 017; Block 4172: Lots 001, 002, 003, 015, 016, 018, 018A, 019, 020, 021, 025, 027, 028, 029, 032, 034, 034A, 034B, 035, 036, 041, 044-046, 047, 048, 049, 050, 051, 052, 053. The district encompasses several zoning districts, including: RH-2 (Residential, Two-Family), RH-3 (Residential, Three-Family), NC-2 (Small-Scale Neighborhood Commercial), M-2 (Heavy Industrial), and P (Public Use) districts.
Preliminary Recommendation: Adoption of the Draft Resolution in support of the amendment to the Zoning Map to create the Dogpatch Historic District by adding Sheet 8PD to the Zoning Maps.
11. 2002.1286C (A. LIGHT: (415) 5586254)
1441 GRANT AVENUE - west side between Union and Green Streets, Lot 5, in Assessor’s Block 116 -- Request for a Conditional Use authorization to operate a full service restaurant. The project lies within the North Beach Neighborhood Commercial Zoning District, and within a 40-X Height and Bulk District. This proposal is to relocate the North End Caffe coffee shop to 1441 Grant Avenue, which is across the street from its existing location at 1402 Grant Avenue. The proposed coffee shop will occupy approximately 1,200 square feet of gross floor area, and will serve coffee and other beverages, breakfast and light meals, per customer orders, and baked goods, most of which will be prepared on-site in a full service kitchen and will be served to customers at their tables with non-disposable dishes and flatware. Per Section 722.42 of the Planning Code, a Conditional Use authorization is required for full service restaurants in the North Beach Neighborhood Commercial District.
Preliminary Recommendation: Approval with Conditions
12a. 2002.0735CVK (D. SIDER: (415) 558-6697)
296 TOWNSEND STREET, a landlocked lot between 4th, Brannan, Townsend, and Lusk Streets; Lot 163 in Assessor's Block 3787: Request for Conditional Use Authorization pursuant to Planning Code Sections 818.14 and 102.7 to allow the establishment of a dwelling unit within an SSO (Secondary Service / Office) Mixed-Use Zoning District. The proposal is to convert an existing 3-level live/work unit into a dwelling unit so that (1) the existing 3rd story could be expanded to accommodate 520 additional square feet of floor area and (2) 170 square feet of floor area could be added within the existing 2nd level . The work would include raising the overall height of the building by up to 7 feet. Planning Code Sections 233 and 181 prohibit the expansion or intensification of live/work units. A Rear Yard Modification, pursuant to Planning Code Section 134(e), is also requested as part of this project. The subject property is within an SSO Mixed-Use Zoning District and a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions.
(Continued from Regular Meeting of January 23, 2003)
12b. 2002.0735CVK (D. SIDER: (415) 558-6697)
296 TOWNSEND STREET, a landlocked lot between 4th, Brannan, Townsend, and Lusk Streets; Lot 163 in Assessor's Block 3787: Request for a Rear Yard Modification to allow the creation of a new dwelling unit without the required rear yard. The proposal is to convert an existing live/work unit into a dwelling unit and to perform interior and exterior alterations. Without such modification, Planning Code Sections 134(a)(1) and 134(a)(1)(C) would require that 25 percent of the total lot depth be provided at the lowest story containing a dwelling unit and at each succeeding level. As measured from 4th Street, the total depth of the subject lot is 136 feet; a 34 foot required rear yard is therefore required for the proposed dwelling unit. At all levels of the proposed dwelling, the rearmost 31 feet of the lot are occupied by a 3-story live/work unit. A rear yard is not required for live/work units. The subject property is within an SSO Mixed-Use Zoning District and a 50-X Height and Bulk District.
(Continued from Regular Meeting of January 23, 2003)
13a. 2002.1048CV (J. PURVIS: (415) 558-6354)
53-55 ELIZABETH STREET - south side between Guerrero Street and San Jose Avenue; Lot 023 in Assessor's Block 3645 – Request for Conditional Use Authorization under Board of Supervisor's Resolution No. 500-02 (Mission District Interim Controls), to merge two dwelling units; within an RH-3 (Residential, House, Three-Family) Zoning District with a 40-X Height and Bulk designation.
Preliminary Recommendation: Disapproval.
13b. 2002.1048CV (J. PURVIS: (415) 558-6354)
53-55 ELIZABETH STREET - south side between Guerrero Street and San Jose Avenue; Lot 023 in Assessor's Block 3645 – Request for a Rear Yard Variance to construct a deck and stairs within the rear yard of the subject property, within an RH-3 (Residential, House, Three-Family) Zoning District with a 40-X Height and Bulk designation.
14. 2002.1087C (T. TAM: (415) 558-6325)
1201-19TH AVENUE - Lot 1 in Assessors Block 1731. Conditional Use authorization request pursuant to Planning Code Sections 209.3 and 303 to allow the establishment of an institutional use in a building presently used for a commercial retail establishment in an RM-2 (Residential, Moderate Density) District and a 40-X Height and Bulk District. The proposal is to establish the Church in San Francisco, approximately 10,580 square feet in size and will include minor exterior and interior alterations that will not result in expansion of the building envelope.
Recommendation: Approval with Conditions
15. 2002.1078C (G. NELSON: (415) 558-6257)
3734 GEARY BOULEVARD - north side between Arguello Boulevard and Second Avenue; Lots 010 and 011 in Assessor's Block 1433: Request for Conditional Use authorization pursuant to Sections 712.21 and 712.83 of the Planning Code to establish a nonresidential use greater than 5,999 square feet in area, and to establish an Internet Services Exchange (considered a Public Use) within an NC-3 (Moderate Scale Neighborhood Commercial) District and an 80-A Height and Bulk District. The proposal is to construct an approximately 8,750 square foot, two-story, 50-foot wide switching hub for AT&T's digital Broadband service, to be built in two phases on two vacant parcels currently used as parking for AT&T. Lots 010 and 011 are proposed to be merged into a single lot. The building will contain equipment space, one off-street parking space, and approximately 1,500 square feet of retail/office space at the ground floor. No antennas or microwave dishes are proposed at this site.
Preliminary Recommendation: Approval with Conditions
16a. 2002.0470CV (G. NELSON: (415) 558-6257)
2012 PINE STREET - north side between Laguna and Buchanan Streets; Lot 003A in Assessor's Block 0651: Request for Conditional Use authorization pursuant to Sections 209.4 and 303 of the Planning Code to expand a community facility (a Japanese Community Youth Council facility) within an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District. The proposal is to enlarge the community facility by adding a ground level entry, and expanding the front of the building toward the street at the ground and upper levels, as well as constructing an enclosed stair in the rear yard. The proposal is also seeking a Variance to the Planning Code (Case 2002.0470CV) to allow for the physical expansion of the existing two-story building into the required front setback and into the required rear yard.
Preliminary Recommendation: Approval with Conditions
16b. 2002.0470CV (G. NELSON: (415) 558-6257)
2012 PINE STREET - north side between Laguna and Buchanan Streets; Lot 003A in Assessor's Block 0651; Front Setback and Rear Yard Variances sought to add a new ground floor entry and expand the upper floors toward the street on an existing two-story structure currently in use by the Japanese Community Youth Council (JCYC) to allow for handicap accessibility, improved access by arriving and departing facility users, and improved interior layout, within an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District. The project will expand the building approximately 19 feet toward Pine Street into the required front setback at the ground level, and approximately 9 feet into the required front setback at the upper levels. The project is also to enlarge portions of the rear of the building at the 1st and 2nd floors to allow for circulation improvements within the building. The additions at the rear will extend into the required rear yard by approximately 26 feet.
17. 2002.0953C (J. VOLLMANN: (415) 558-6612)
195 COMMONWEALTH AVENUE (AKA 3400 GEARY BLVD) - west side between Euclid Avenue and Geary Boulevard; Lot 019 in Assessor’s Block 1063: -- Request for Conditional Use authorization pursuant to Section 712.54 of the Planning Code to allow a massage establishment within the first floor of a commercial building located in an NC-3 (Neighborhood Commercial, Moderate Scale) District and a 40-X Height and Bulk District. The proposed massage establishment would be approximately 280 square feet and contain one massage table. There would be no physical expansion of the building.
Preliminary Recommendation: Approval with Conditions
18. 2002.0367C (D. SIDER: (415) 558-6697)
1601 LANE STREET - extending from Quesada Avenue to Revere Avenue; Lot 009 in Assessor’s Block 5340: Request for Conditional Use Authorization to allow the establishment of [1] a community facility' in a residential district pursuant to Planning Code Section 209.4(a) and [2] a Planned Unit Development (PUD) pursuant to Planning Code Section 304 to modify Code Sections including (a) the off-street parking requirements of Section 151 and (b) the rear yard requirements of Section134(b). The proposal is to convert a vacant elementary school (most recently occupied by the All Hallows Catholic Elementary School ) into space to be used by the proposed Bayview YMCA for community recreation, education, health, and fitness services. Physical alterations are generally limited to the construction of a 3-story stairwell on the western corner of the property and interior modifications commensurate with the proposed use. The property is within RH-1 (Residential, House, One Family Districts) and RH-2 (Residential, House, Two Family Districts) Zoning Districts and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
19a. 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) pursuant to Building Permit Application Number 2002.08.19.4350 . The proposal is to convert 9,420 square feet of office space to 10 dwelling units. A rear yard 20.45 feet in depth is required at the residential levels. The existing building, the exterior of which will not be altered, occupies most of the required yard. The project site lies within a C-3-G (Downtown General Commercial) District, and the Kearny Market Mason Sutter Conservation District, and an 80-130-F Height and Bulk District. The Zoning Administrator will hold a concurrent hearing to consider a request for an off-street parking variance.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of December 19, 2002)
19b. 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 no off-street spaces are proposed.
(Continued from Regular Meeting of December 19, 2002)
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.
20. 2002.1309D (K. SIMONSON: (415) 558-6321)
509-511 FREDERICK STREET - south side between Stanyan and Willard Streets, Lot 38 in Assessor's Block 1266 – Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Demolition Permit Application No. 2001.06.12.1344, proposing to demolish a two-story over garage building containing two dwelling units. New construction of a three-story over garage building containing three dwelling units is proposed, but is not subject to a request for Discretionary Review. 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.
21. 2002.0717DDDDD (M. SMITH: (415) 558-6322)
653 DUNCAN STREET - south side of the street between Diamond and Castro Streets, Lot 035 in Assessor's Block 6604 – Requests for Discretionary Review of Building Permit Application No. 2002.02.19.9476, proposing to construct a one-story vertical addition at the rear of the building, 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.
NOTE: On December 17, 2002, following public testimony, the Commission continued this matter to February 6, 2003 in order to give project sponsors the opportunity to continue to meet with the community and Discretionary Review requestors. Planning Department staff continued to review and research the project.
22a. 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, under the Planning Commission’s policy requiring review of housing demolition, of Demolition 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.
(Continued from Regular Meeting of January 9, 2003)
22b. 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.
(Continued from Regular Meeting of January 9, 2003)
22c. 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.
(Continued from Regular Meeting of January 9, 2003)
23. 2002.0687D (G. CABREROS: (415) 558-6169)
2368 VALLEJO STREET - north side between Steiner and Fillmore Streets; Lot 017 in Assessor’s Block 0558 -- Request for Discretionary Review of Building Permit Application No. 2002.01.04.6319 proposing a three-story, horizontal addition with roof decks at the rear of the existing two-unit building located within 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 project as submitted.
24. 2002.1236D (W. HASTIE: (415) 558-6381)
1724 20TH STREET- north side between Wisconsin and Arkansas Streets, Lot 16 in Assessor’s Block 4069 - Mandatory Discretionary Review (DR), under Planning Commission policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2002.0307.0841. The proposal is to demolish an existing one-unit, single story over garage residence. New construction of a two-unit, three story over garage residence is proposed, which is not subject to DR. The subject property is zoned RH-2 (House, Two- Family) District and is in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve demolition as submitted.
(Continued from Regular Meeting of January 16, 2003)
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:
PLEASE NOTE:
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.
Last updated: 11/17/2009 9:59:48 PM
