March 06, 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, March 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 impairments 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.
1a. 2002.0446CEKV (M. SNYDER: (415) 575-6891)
40-50 LANSING STREET (A.K.A. 35 GUY PLACE) - a through lot that faces Lansing Street on its south side and Guy Place on its north side, within the block surrounded by First Street, Harrison Street, Essex Street, and Folsom Street, Lot 11 in Assessor's Block 3749 – Request for Conditional Use authorization for: (1) the construction of a building within a Residential District that would be taller than 40-feet pursuant to Planning Code Section 253(a); and (2) for the construction of a building that would have full lot coverage within the Rincon Hill Special Use District pursuant to Planning Code Section 249.1(b)(1)(B). The building would be 84-feet tall and contain up to 82 dwelling units. The subject property is within a RC-4 (Residential-Commercial Mixed, High Density) District, an 84-R Height and Bulk District and the Rincon Hill Special Use District / Residential Subdistrict.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of February 20, 2003)
(Proposed for Continuance to March 13, 2003)
1b. 2002.0446CEKV (M. SNYDER: (415) 575-6891)
40-50 LANSING STREET (A.K.A. 35 GUY PLACE) - a through lot that faces Lansing Street on its south side and Guy Place on its north side, within the block surrounded by First Street, Harrison Street, Essex Street, and Folsom Street, Lot 11 in Assessor's Block 3749 – A request for variances from (1) the exposure standard required under Planning Code Section 140; (2) the loading space standard required under Planning Code Section 152; (3) the setback standard for building mass above 50-feet as required under Planning Code Section 249.1(c)(3); (4) the frontage standard that requires at least 50-percent of all frontages be comprised of building entrances and display windows as mandated by Planning Code Section 249.1(c)(1)(C); and (5) the requirement that restricts parking on the first and second levels being any closer than 25-feet horizontal distance from any street grade as mandated from Planning Code Section 249.1(c)(5)(C) . The subject property is within a RC-4 (Residential-Commercial Mixed, High Density) District, an 84-R Height and Bulk District, and the Rincon Hill Special Use District / Residential Subdistrict.
(Continued from Regular Meeting of February 20, 2003)
(Proposed for Continuance to March 13, 2003)
2. 2002.0778E (J. NAVARRETE: (415) 558-5975)
150 BROADWAY (AKA 190 BROADWAY) - Construction of Affordable Housing, Childcare Facility, Retail Space and Parking. Lot 011 of Assessor's Block 0141 - Appeal of Preliminary Negative Declaration for the proposed new construction of 87 affordable housing units, 41 off-street parking spaces (including 3 spaces for the City CarShare Program), 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 proposed project would consist of three separate buildings: one building would be three-stories tall, or approximately 40 feet in height; a second structure would be five-stories tall, or approximately 50 feet in height; and the third structure would be eight-stories tall, or approximately 80-feet tall. The proposed structures would contain 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 and the remainder of the site is vacant. The site was also the former site of 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 Negative Declaration
(Proposed for Continuance to March 20, 2003)
3. 2002.0395C (G. NELSON: (415) 558-6257)
417 31ST AVENUE - northwest corner at the intersection of Clement Street and 31st Avenue; Lot 001 in Assessor’s Block 1463 - Request for Conditional Use authorization pursuant to Section 710.83 of the Planning Code to install a total of six antennas and related equipment within the belfry of an existing two-story, 40-foot tall (58 feet to top of tower), publicly-used structure known as the Lincoln Park Presbyterian Church, as part of Cingular's wireless telecommunications network within an NC-1 (Neighborhood Commercial Cluster) 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 a publicly-used structure.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of January 16, 2003)
(Proposed for Continuance to April 3, 2003)
4. 2002.1065DD (K. McGEE: (415) 558-6367)
1469 18TH STREET - corner of 18th and Connecticut, Lot 27 in Assessor’s Block 4036. Requests for Discretionary Review of Building Permit Application No. 2002.09.05.5714 proposing to change the use to include "Other Entertainment" with a Police "Place of Entertainment" permit, doing business as the "Lingba Lounge," located in an NC-2 (Small-Scale Neighborhood Commercial) Zoning District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Proposed for Continuance to April 3, 2003)
B. COMMISSIONERS' QUESTIONS AND MATTERS
5. Consideration of Adoption - draft minutes February 13, 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
E. REGULAR CALENDAR
9. (D. ALUMBAUGH/K. RICH: (415) 558-6601/558-6345)
BALBOA PARK STATION AREA PLAN -- PRESENTATION ON PUBLIC REVIEW DRAFT - Informational Presentation on the Balboa Park Station Area Plan Draft for Public Review and status report. No action by the Commission.
10. 2002.1084C (M. LI: (415) 558-6396)
321-323 GRANT AVENUE - west side between Bush and Sutter Streets, Lot 003 in Assessor's Block 0286 - Request for conditional use authorization to convert residential hotel rooms to nonresidential use and to establish a tourist hotel use within a C-3-R (Downtown Retail) District, an 80-130-F Height and Bulk District, and the Kearny-Market-Mason-Sutter Conservation District. The existing building, the Baldwin Hotel, contains 61 residential hotel rooms, of which 45 are vacant. The proposed project is to convert the vacant residential hotel rooms to tourist hotel rooms. There will be no physical expansion of the existing building.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of February 27, 2003)
11. 2003.0027C (K. MCGEE: (415) 558-6367)
2969 24th STREET - south side of 24th Street; Lot 036 in Assessor's Block 4270: Request for Conditional Use Authorization to allow a small self-service restaurant pursuant to Planning Code Section 727.44 in the 24th Street-Mission Neighborhood Commercial Zoning District, subject to the Mission District Interim Controls, and within a 40-X Height and Bulk District. The proposal is to convert the existing retail store to provide customers with a limited menu of ready-to-eat food prepared in advance of customer orders and to include seating for food consumption on or off the premises, doing business as Tortas Los Picudos and is approximately 750 square feet.
Preliminary Recommendation: Approval with Conditions
12. 2002.1238C (J. VOLLMANN: (415) 558-6612)
1777 FULTON STREET - south side between Central and Masonic Avenues; Lot 018A in Assessor’s Block 1186 - Request for conditional use authorization pursuant to Sections 710.44 and 710.27 of the Planning Code to establish a small self-service restaurant and to operate until 2 a.m. The proposal is to convert the vacant commercial space to an approximately 975 square foot self-service restaurant with seating for approximately 16 people. The subject site is located in an NC-1 (Neighborhood Commercial Cluster) District and a 40-X Height and Bulk District. No physical expansion of the building is proposed besides relocating and renovating the storefront entrance.
Preliminary Recommendation: Approval with Conditions
13a. 2002.1111CV (G. NELSON: (415) 558-6257)
1541-1545 HAIGHT STREET - south side between Ashbury Street and Masonic Avenue, Lot 028 in Block 1244 - Request for Conditional Use authorization pursuant to Planning Code Section 161(j) to allow a reduction in the parking requirement from one parking space to none. The proposal is to legalize an unauthorized dwelling unit located in a structure at the rear of the property without the required off-street parking space. The subject property lies within the Haight Street Neighborhood Commercial District and a 40-X Height and Bulk District. This project also requires variances from the rear yard and non-complying structure requirements of the Planning Code to allow the legalization of a dwelling unit in the rear yard.
Preliminary Recommendation: Approval with conditions
13b. 2002.1111CV (G. NELSON: (415) 558-6257)
1541-1545 HAIGHT STREET - south side between Ashbury Street and Masonic Avenue, Lot 028 in Block 1244 - Request for variances from the rear yard and non-complying structure requirements of the Planning Code to legalize a dwelling unit located in a legal non-complying structure within the required rear yard. This project also requires Conditional Use Authorization to allow the legalization of the dwelling unit without producing the required one parking space for the unit.
E. DISCRETIONARY REVIEW HEARING
Approximately 4:00 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 4:00 PM , but have not been called or heard by 4:00 PM , could be continued to a later time or date as determined by the Commission.
14. 2002.0117D (G. NELSON: (415) 558-6257)
644 SPRUCE STREET - east side, between Geary Boulevard and Euclid Avenue, Lot 039 in Assessor’s Block 1066 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Demolition Permit Application No. 2002.07.26.2425, proposing to demolish a three-story, single-family dwelling located in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District. The project also proposes the construction of a new three-story, single-family dwelling on the site.
Preliminary Recommendation: Do not take Discretionary Review and approve the demolition.
15. 2003.0081DD (J. VOLLMANN: (415) 558-6612)
527-529 29TH AVENUE - east side between Geary Boulevard and Anza Street, Lot 004 in Assessor’s Block 1515 - Requests for Discretionary Review of Building Permit Application No. 2000.07.05.4363 proposing to construct a penthouse addition to the two-story over garage building containing two dwelling units and located within an RH-2 (Residential, House, Two-Family) District and 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as revised.
16. 2002.0970D (D. SIDER: (415) 558-6697)
128 KING STREET - west side between 2nd and 3rd Streets, Lot 023 in Assessor’s Block 3794 - Mandatory Discretionary Review of a Place of Entertainment Police Permit at a property within the proposed Ballpark Vicinity Special Use District (BVSUD) pursuant to Planning Commission Resolution Number 14844. The existing use is a restaurant and bar ( Max's Diamond Grill') which proposes to provide live entertainment. The property is within in an M-2 (Heavy Industrial) Zoning District, a 105-F Height and Bulk District and the BVSUD.
Preliminary Recommendation: Take Discretionary Review and approve the project with conditions.
17. 2002.1115D (B. FU: (415) 558-6615)
2805 SAN BRUNO AVENUE - east side between Wayland and Woolsey Streets, lot 031 in Assessor's block 5457 - Mandatory Discretionary Review per the Planning Commission’s Policy on the Removal of a Legal Dwelling Unit with Building Permit Application No. 2002.09.16.6580, proposing to reduce the number of dwelling units in the one story over garage structure from two units to one unit within a NC-2 (Small-Scale Neighborhood Commercial) District with a 40-X Height and Bulk Designation
Preliminary recommendation: Do not take Discretionary Review and approve project as proposed.
18. 2003.0119D (B. FU: (415) 558-6615)
119 PERALTA AVENUE - south side between York and Franconia Streets, lot 047 in Assessor's block 5529 - Mandatory Discretionary Review per the Planning Commission’s Policy on Residential Demolition with Building Permit Application No.2002.08.02.3042, proposing to demolish an existing single-family, two-story over garage house in an RH-2 (Residential, Two-Family) District and within the Bernal Heights Special Use District with a 40-X Height and Bulk Designation. The project also proposes to construct a new two-family, three-story over garage house.
Preliminary recommendation: Do not take Discretionary Review and approve the demolition.
19. 2002.1276D (K. AMDUR: (415) 558-6351)
2106-2108 LARKIN STREET - east side between Vallejo and Green Streets, Lot 029 in Assessor's Block 124 - Discretionary Review request for building permit No. 2002.06.27.0161 to rebuild an existing rear stair in approximately the same location and to construct new decks at the second and third floors, with enclosed habitable space beneath the decks (approximately 160 square feet in area) at the ground level, all within the area to be built. The existing building is a two-story over garage, two-family dwelling. The property is located in an RH-3 (Three-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
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.
HOUSING ELEMENT FINAL DRAFT FOR PUBLIC REVIEW RELEASED
The Housing Element of the General Plan details the City's policies and programs for ensuring adequate and appropriate housing for current and future San Franciscans. Proposed amendments to the existing Residence Element include new policies to increase housing production through higher residential densities along transit corridors and downtown neighborhoods; encouragement of housing development in neighborhood commercial districts; reconsideration of residential parking requirements; and supporting construction of new family housing. This document also contains an analysis of San Francisco's housing needs, data on housing production trends, and an assessment of the City's capacity for new housing based on land supply and site opportunities.
Presentation of the proposed amendments before the Planning Commission has been scheduled for March 27, 2003. Additional public hearings before the Commission and the Board of Supervisors will be scheduled in April and May. Copies of the Housing Element Final Draft for Public Review can be obtained from the Planning Department (1660 Mission St., 5th Floor), local public libraries, and on-line (www.sfgov.org/planning/citywide/c1_housing_element.htm). For additional information, call 558-6251.
Last updated: 11/17/2009 9:59:48 PM
