March 20, 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 20, 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.
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.
1. 2002.1310D (K. SIMONSON: (415) 558-6321)
2625-2627 BRODERICK STREET - west side between Green and Vallejo Streets, Lot 6 in Assessor's Block 955 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of dwelling unit mergers, of Building Permit Application No. 2002.10.23.9747, proposing to merge two dwelling units to create a single-family dwelling. The subject property is in an RH-1 (Residential, House, Single Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Proposed for continuance to March 27, 2003)
2. (L. BADINER (415) 558-6350)
BRIEFING ON POLICY ON RESIDENTIAL DEMOLITIONS - A presentation of background information and an outline of current policy with preliminary recommendations for revised review procedures. This item will be calendared for a future hearing as an action item, for adoption of a formal policy, following a period of review and public comment.
(Proposed for continuance to March 27, 2003)
3. 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 and a Certificate of Appropriateness.
Preliminary Recommendation: Uphold Preliminary Negative Declaration
(Continued from Regular Meeting of March 6, 2003)
(Proposed for Continuance to April 3, 2003)
4. 2003.0037C (D. SIDER: (415) 558-6697)
165-167 TEXAS STREET - east side between 17th and Mariposa Streets; Lots 016, 017, and 018 in Assessor’s Block 3986 - Request for Conditional Use Authorization to allow [1] the expansion of two existing dwelling units in a M-1 (Light Industrial) Zoning District pursuant to Planning Code Section 215(a) and [2] a revision to a previously built Planned Unit Development (PUD) pursuant to Planning Code Section 304 to allow further modification of Code Sections including the rear yard requirements of Section 134 and the dwelling unit exposure requirements of Section 140. The existing structure contains approximately 1,500 square feet of industrial space in a below-grade basement level, a 1,400 square foot parking garage and 500 square foot outdoor patio on the ground level, and two dwelling units occupying a total of roughly 3,000 square feet on the second and third levels. The proposal would construct a two-story addition atop the existing patio. The project would add approximately 500 square feet on the ground level to the existing industrial space and roughly 250 square feet on the second level for each of the two dwelling units. A 500 square foot outdoor patio would be provided on the roof of the proposed addition. The property is within a M-1 Zoning District, a 40-X Height and Bulk District, and the Industrial Protection Zone (IPZ) as set forth in Planning Commission Resolution Number 16202.
Preliminary Recommendation: Approval with conditions
(Proposed for Continuance to April 3, 2003)
5. 2002.0038TZ (P. LORD: (415) 558-6311)
17th AND RHODE ISLAND GROCERY STORE SPECIAL USE SUB-DISTRICT - Consideration of an Ordinance amending the San Francisco Planning Code by adding Section 781.10 to create the 17th and Rhode Island Grocery Store Special Use Sub-district, applicable to the newly rezoned NC-3 block (previously M-1) bounded by 17th Street, Rhode Island Street, Mariposa Street and Kansas Street (Assessor’s Block 3978, Lot 1), to permit a neighborhood grocery store at 17th and Rhode Island and amending the Section 712 Zoning Control Table; amending Section Map 8 and 8SU of the Zoning Map of the City and County of San Francisco for the property described as Assessor’s Block 3978, Lot 1; and adopting findings.
Preliminary Recommendation: Pending
(Proposed for Continuance to June 19, 2003)
B. COMMISSIONERS' QUESTIONS AND MATTERS
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. PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED
At this time, members of the public who wish to address the Commission on agenda items that have already been reviewed in a public hearing at which members of the public were allowed to testify and the public hearing has been closed, must do so at this time. Each member of the public may address the Commission for up to three minutes.
E. CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
9. 2002.0636DD (D. SIDER: (415) 558-6697)
111 MANCHESTER STREET – east side, south of Stoneman Street, Lot 019 in Assessor’s Block 5544 – Two Discretionary Review requests, the first initiated by Department Staff, pursuant to Planning Commission residential demolition policy, of Demolition Permit Application Number 2002.04.22.4580, which would demolish an existing single family dwelling, and the second initiated by a member the public, of Building Permit Application Number 2002.04.22.4585, which would construct a new single family dwelling on the same site. The property is located in an RH-1 (Residential, House, One-Family) District, the Bernal Heights Special Use District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project.
(Continued from Regular Meeting of March 13, 2003)
NOTE: On February 13, 2003, following public testimony, the Commission closed the public hearing and continued the matter to February 27, 2003, by a vote of +6 –0. Commissioner Boyd was absent.
10. 2000.1311ECD (D. SIDER: (415) 558-6697)
2690 HARRISON STREET (A.K.A. 3000 - 23rd STREET) - northwest corner of 23rd Street; Lot 004 in Assessor's Block 3639 - Request for Conditional Use Authorization to allow [1] the construction of 54 dwelling units pursuant to Planning Code Section 215(a), [2] the creation of housing not providing at least 25 percent of the total number of units as affordable units pursuant to Section A(iv) of the Mission District Interim Controls (MDIC; as set forth in Board of Supervisors Resolution Number 500-02), [3] the conversion of a PDR (Production, Distribution, or Repair) use to a non-PDR use pursuant to Section E(v) of the MDIC, and [4] the provision of off-street parking in excess of that which is required pursuant to Section A(x) of the MDIC, in a C-M (Heavy Commercial) Zoning District, the NEMIZ (Northeast Mission Industrial Zone) as defined in Planning Commission Resolution 13794, a Mixed-Use Housing Zone as defined in Planning Commission Resolution 16202, and a 40-X Height and Bulk District. The proposal is to demolish an existing 21,000 square foot industrial building and construct a new structure containing 54 dwelling units on upper levels and 60 off-street parking spaces in a ground level garage. The building would be a maximum of four stories tall (approximately 40 feet in height).
Preliminary Recommendation: Approve the project with modifications and conditions.
(Continued from Regular Meeting of March 13, 2003)
BACKGROUND NOTE: On June 27, 2002, following public testimony, the Commission closed the public hearing. The Commission entertained two motions: 1) Approve with modifications and require staff to approve design. The motion failed to carry for lack of a second; 2) Approve with modifications and require staff to approve design, bedroom mix and open space. The motion failed to carry by vote of +3 –3. Commissioners Baltimore, Joe and Salinas voted no. Commissioner Fay was absent. At the call of the Chair, the matter was continued to July 18, 2002. Following the June 27, 2002, hearing, the Mission Interim Controls were amended such that a new Conditional Use Authorization is now required. Accordingly, the Commission will conduct a new hearing during which public comment will be re-opened.
On January 23, 2003, this matter was noticed for re-hearing. On that date the Commission continued the item to March 13, 2003 to allow for a briefing on the Eastern Neighborhoods, which includes the Mission District.
NOTE: On March 13, 2003, following public testimony, the Commission closed public hearing and continued the matter to March 20, 2003, instructing the project sponsor to review alternatives for unit mix and affordability components by a vote of +6 –0. Commissioner Boyd was absent.
D. REGULAR CALENDAR
11a. 2002.0877CR (S. VELLVE: (415) 558-6263)
720 MOSCOW STREET (SAN FRANCISCO FIRE DEPARTMENT STATION #43) - northwest side between France and Italy Avenues, Lot 024, Assessor's Block 6338 - Finding of Consistency with the General Plan pursuant to ยง 4.105 of the San Francisco Charter to install a total of six (6) panel antennas and related equipment at an existing two-story, publicly-used structure (a fire station) as part of Cingular Wireless' wireless telecommunications network within a P (Public) Zoning District, and within a 40-X Height and Bulk District. As per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Location Preference 1 (Preferred Location – Publicly-Used Structure).
Preliminary Recommendations: Finding of Consistency with the General Plan
(Continued from Regular Meeting of March 13, 2003)
11b. 2002.0877CR (S. VELLVE: (415) 558-6263)
720 MOSCOW STREET (SAN FRANCISCO FIRE DEPARTMENT STATION #43) - northwest side between France and Italy Avenues, Lot 024, Assessor's Block 6338 - Request for Conditional Use authorization pursuant to Section 209.6(b) and 234 of the Planning Code to install a total of six (6) panel antennas and related equipment at an existing two-story, publicly-used structure (a fire station) as part of Cingular Wireless' wireless telecommunications network within a P (Public) Zoning District, and within a 40-X Height and Bulk District. As per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Location Preference 1 (Preferred Location – Publicly-Used Structure).
Preliminary Recommendations: Approval with conditions
(Continued from Regular Meeting of March 13, 2003)
12. (L. BADINER: (415) 558-6350)
Consideration of establishing a committee and appointing commissioners to review the Budget Analyst's audit of the Planning Department and make recommendations for implementing it's recommendations.
13. (D.ALUMBAUGH/J.BILLOVITS: (415) 558-6601/(415) 558-6390)
MARKET AND OCTAVIA NEIGHBORHOOD PLAN, PUBLIC REVIEW DRAFT – BRIEFING AND PUBLIC COMMENT – Staff presentation and community comments on the public review draft of the Market and Octavia Neighborhood Plan, distributed on December 17, 2002 as part of the Department's Better Neighborhoods Program – comment gathering only; no approval actions. Information available at www.betterneighborhoods.org.
(Continued from Regular Meeting of March 13, 2003)
14. 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 March 6, 2003)
15. 2003.0073H (A. LIGHT: (415) 558-6254)
1355 MARKET STREET - south side between 9th and 10th Streets, in Assessor’s Block 3508, Lot 1 - Request for a Permit to Alter under Article 11 of the Planning Code to allow a Major Alteration to a Category I Downtown building consisting of the replacement of 1,000 original steel frame windows with new metal windows. The project is located in a C-3-G (Downtown, General) Zoning District and both the 120-X and the 200-S Height and Bulk Districts.
Preliminary Recommendations: Approval
16. 2002.1120C (D. SIROIS: (415) 558-6313)
629 PORTOLA DRIVE - north side between Sydney Way & Woodside Avenue, Lot 004 in Assessor's Block 2892 (AKA Ebenezer Lutheran Church) - Request for Conditional Use authorization by Verizon to install a wireless telecommunications facility at the Ebenezer Lutheran Church pursuant to Planning Code Section 209.6(b), which includes the installation of 2 panel antennas, and associated equipment in an RH-1 (D) (Residential House One-Family Detached) District and a 40-X Height and Bulk District. The subject site is a preference 1 location (publically-used structures) according to the Wireless Telecommunications Services (WTS) Siting Guidelines, 1996.
Preliminary Recommendation: Approval with conditions
17a. 2002.0771CDV (K. AMDUR: (415) 558-6351)
559 VALLEJO STREET - south side between Grant Avenue and Romolo Place; Lots 27, 35 and 36 in Assessor’s Block 145 - Request for conditional use authorization for three community parking spaces in addition to the existing 28-space public parking lot, as part of project to demolish the existing three dwellings and construct five new dwellings above the parking levels. Five new residential parking spaces would be provided for the new dwelling units. The subject property is located in an RM-1 (Residential: Low Density) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
17b. 2002.0771CDV (K. AMDUR: (415) 558-6351)
559 VALLEJO STREET - south side between Grant Avenue and Romolo Place; Lots 27, 35 and 36 in Assessor’s Block 145 - Mandatory Discretionary Review under the Planning Commission’s policy requiring review of all residential demolitions, pursuant to Demolition Applications 2003.02.28.8544 and 2003.02.28.8546, to demolish a single family residence on lot 27 and a two-family residence on lot 35. Five new dwellings are proposed for construction above the existing commercial parking lot.
Preliminary Recommendation: Do not take Discretionary Review and approve the Demolition Application.
17c. 2002.0771CDV (K. AMDUR: (415) 558-6351)
559 VALLEJO STREET - south side between Grant Avenue and Romolo Place; Lots 27, 35 and 36 in Assessor’s Block 145 - Request for a variance regarding rear yard requirements of the Planning Code, because no rear yard would be provided. Five new dwellings are proposed for construction above the existing commercial parking lot.
18. 2001.0792E (C. ROOS (415) 558-5981)
301 MISSION STREET - Public Hearing on Draft Environmental Impact Report. The project proposes demolition of three existing two- to six-story structures on the project site, totaling about 173,650 gross square feet (gsf), and the building of a 58-story, 605 foot-tall, mixed userdevelopment, totaling about 1,156,500 gsf. The net change in area for the site would be an increase of about 982,850 gsf. The proposed development would contain about 130,560 gsf of office space; a 120-suite extended-stay hotel (about 164,800 gsf); 320 residential units (about 551,000 gsf); ground-floor retail and restaurant space (about 9,400 gsf); a publicly accessible atrium (about 6,400 gsf); and lobbies (about 4,340 gsf). Building services would occupy about 33,400 gsf and mechanical space would occupy about 104,840 gsf. There would be three off-street loading docks and four off-street van spaces, and 400 spaces of underground parking and vehicular circulation on four levels (about 151,760 gsf). The site includes Lots 1 and 17 on Assessor's Block 3719. The project requires approval as new construction in a C-3 District under Planning Code Section 309; a Bulk Limits: Special Exceptions in C-3 District authorization under Section 272; a Height Limits: Special Exception for Upper Tower Extensions in S Districts authorization under Section 263.9; Conditional Use authorization for a Major (Nonaccessory) Parking Garage Not Open to the Public under Section 223(p); Conditional Use authorization for Hotel Use in a C-3-O District under Section 216(c); transfer of development rights in a C-3 District authorization under Section 128; a lot line adjustment to merge the existing lots by the Public Works Department; and approval by the Board of Supervisors to eliminate the mid-block pedestrian crosswalk across Fremont Street between Mission and Natoma Streets.
Note: Written comments will be received at the Planning Department until 5 pm, April 3, 2003.
Preliminary Recommendation: Public Hearing to receive comments. No action required.
E. DISCRETIONARY REVIEW HEARING
Approximately 6:00 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 6: 00 PM, but have not been called or heard by 6:00 PM, could be continued to a later time or date as determined by the Commission.
19. 2002.1064D (M. SMITH: (415) 558-6322)
2508 19TH AVENUE - east side of the street between Ulloa and Vicente Streets, Lot 013B in Assessor's Block 2419 - Request for Discretionary Review of Building Permit Application No. 2002.03.13.1301, proposing to construct a two-story over garage single-family dwelling, located in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with modifications
(Continued from Regular Meeting of March 13, 2003)
20. 2003.0190D (G. CABREROS: (415) 558-6169)
442 – 20TH AVENUE - east side between Geary Boulevard and Anza Street, Lot 034 in Assessor’s Block 1525 - Mandatory Discretionary Review under the Planning Commission’s policy requiring review of housing demolition of Demolition Permit Application No. 9917935 proposing to demolish a two-story single-family residence, in an RM-1 (Residential, Mixed, Low Density) District and a 40-x Height and Bulk District. The project also proposes the construction of a new four-story, three-family dwelling on the site.
Preliminary Recommendation: Do not take Discretionary Review and approve the Demolition Permit Application.
(Continued from Regular Meeting of March 13, 2003)
21. 2002.1284D (R. CRAWFORD: (415) 558-6358)
710 EDINBURGH STREET - west side between Italy and France Avenues. Assessor’s Block 6342 Lot 004 - Request for Discretionary Review of Building Permit Application No. 2002 0828 5143, to construct a two-story, horizontal addition, to the front of the rear building (dwelling) on the property and to construct a second story, vertical addition, to the front building (garage) in an RH-1 (Residential House, 1 Family) District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project.
22a. 2002.0933DV (B. FU: (415) 558-6613)
891 CAROLINA STREET - east side, between 20th Street and 22nd Street; Lot 027 in Assessor’s Block 4097 - Request for Discretionary Review of Building Permit Application No. 2002.05.08.6090 proposing to construct a new two-story vertical and horizontal addition to the existing single-story over garage building with an attic level. The project proposes an increase from one to two dwelling units. The project is in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk Designation. The proposal also requires a front setback Variance for the second story, which will be considered by the Zoning Administrator.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.
22b. 2002.0933DV (B. FU: (415) 558-6613)
891 CAROLINA STREET - east side, between 20th Street and 22nd Street; Lot 027 in Assessor’s Block 4097 - Request for a front setback Variance for the construction of a new second story in an RH-2 (Residential, Two-Family House) District with a 40-X Height and Bulk Designation. The proposal also requires a request for Discretionary Review for the construction of a new two-story vertical and horizontal addition to the existing single-story over garage building with an attic level. The project proposes an increase from one to two dwelling units.
23. 2003.0219D (T. WANG: (415) 558-6335)
149 PANAMA STREET - south side approximately 170 feet west of the intersection of Panama Street and Niantic Avenue; Lots 011, 012 and 013 in Assessor's Block 7178 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition of Demolition Permit Application No. 2002.09.19.6880, to demolish an existing one-story, single-family dwelling, which was constructed straddling three lots (the project also proposes the construction of a new two-story over garage, single-family dwelling on each of the three subject lots) 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 Demolition Permit Application.
24. 2003.0221D (T. WANG: (415) 558-6335)
44 NIANTIC AVENUE - northwest side between Panama Street and St. Charles Avenue; Lots 005 and 006 in Assessor's Block 7178 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2002.09.19.6879, to demolish an existing one-story, single-family dwelling, which was constructed straddling two lots (the project also proposes the construction of a new two-story over garage, single-family dwelling on each of the two subject lots) 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 Demolition Permit Application.
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
