March 27, 2003 SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, March 27, 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 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. 2002.0418T (P. LORD: (415) 558-6311)
Consideration of an Ordinance amending the San Francisco Planning Code by repealing Section 207.2 [Second Unit] in its entirety, adding new Section 207.2 and amending Section 209.1 to authorize one additional secondary unit limited to 750 square feet of gross floor area on a lot within 1250 feet of a Primary Transit Street or Transit Center and also within 1250 feet of a Neighborhood Commercial or Commercial zoning district, and constructed for the elderly or persons with physical disabilities and to prohibit the owner from legalizing an illegal unit pursuant to the provisions of this ordinance; by amending Sections 135(d), Table 151 of Section 151 and 307(g) to establish the amount of open space; and adopting findings.
(Proposed for Continuance to April 24, 2003)
2. 2002.0896C (B. FU: (415) 558-6613)
436 CLEMENTINA STREET - north side, between 5th and 6th Streets, Lot 062 in Assessor's Block 3732: Request for Conditional Use (CU) authorization under Planning Code Section 263.11 to allow Special Height Exceptions within the South of Market Residential Service District (RSD) with a 40-X/85-B Height and Bulk Designation. The proposed project would demolish the existing one-story, 5,000 square-foot warehouse and construct 28 residential units over a ground-floor commercial space, and ten off-street parking spaces within a new eight-story structure. The proposed structure would be approximately 75 feet in height.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Hearing of February 13, 2003)
NOTE: Although a public heraring was held on February 13, 2003, public comments remains open.
(Proposed for Continuance to April 24, 2003)
B. COMMISSIONERS' QUESTIONS AND MATTERS
3. Consideration of Adoption - draft minutes February 20 and March 3, 2003
4. Commission Comments/Questions
C. DIRECTOR'S REPORT
5. Director's Announcements
6. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
D. REGULAR CALENDAR
7. 2003.0023Q (J. VOLLMANN: (415) 558-6612)
1562-1570 FELL STREET - south side between Lyon Street and Central Avenue, Lot 015 in Assessor's Block 1207 - Request for approval of a five-unit residential condominium conversion subdivision in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District. The proposal is to change the existing building to a condominium form of ownership and does not involve expansion, alteration, or demolition of the existing building.
Preliminary Recommendation: Approval of condominium conversion subdivision application.
8. 2003.0032C (J. VOLLMANN: (415) 558-6612)
1200 9TH AVENUE - southeast corner of 9th Avenue and Lincoln Way; Lot 051 and 052 in Assessor's Block 1742 - Request for conditional use authorization pursuant to Section 730.48 of the Planning Code to provide live entertainment and music within the existing 66-seat full-service restaurant, Canvas Café, and pursuant to Section 730.21 to increase the use size from approximately 4,000 to 4,200 square feet by providing outdoor seating on the front patio. The subject site is located in the Inner Sunset Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
9. 2002.1117C (B. FU (415) 558-6613)
245 SOUTH VAN NESS AVENUE - northeast corner of South Van Ness Ave. and Erie Street, Lot 040, Assessor's Block 3530 - Request for Conditional Use authorization for a Preference 4 location to install a wireless telecommunications facility consisting of 12 panel antennas and related equipment at an existing three-story commercial structure as a part of Verizon's wireless telecommunications network within a C-M (Heavy Commercial) Zoning District and a 40-X Height and Bulk District, and subject to the Mission District Interim Controls.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of February 13, 2003)
10. 2003.0083C (D. DIBARTOLO: (415) 558-6291)
570 GREEN STREET - north side of Green Street between Stockton Street and Grant Avenue; Lot 020 in Assessor's Block 0116: Request for Conditional Use authorization to allow amplified live and recorded music (defined as "Other Entertainment" by Planning Code Section 790.38) in an existing restaurant and bar, d.b.a. "Amante," as required by Planning Code Section 722.48. Performances would occur on Saturday and Sunday between 9:00 p.m. and 12:00 a.m., and would consist of non-amplified and amplified live music performed by up to four jazz musicians. No alteration to the building or any other modifications to the operation of the bar are proposed. The site is in the North Beach Neighborhood Commercial Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
11. 2000.465M (T. OJEDA (415) 558-6251; J. JARAMILLO (415) 558-6318; J. LAU (415) 558-6383)
HOUSING ELEMENT UPDATE - FINAL DRAFT FOR PUBLIC REVIEW - Staff presentation of Housing Element Final Draft for Public Review released February 10, 2003. The Planning Commission will also consider a resolution of intention to adopt proposed amendments to the General Plan. The resolution of intention only enables the publication of a formal notice for a public hearing. It is at that future hearing that the Planning Commission would consider the proposed amendments to the General Plan under the provisions of Sections 340 and 306.3(b)(3) of the Planning Code. Proposed revisions will update the Residence Element adopted in 1990 and include an assessment of housing needs, new policies to increase housing production such as higher residential densities along appropriate transit corridors and downtown neighborhoods; encouragement of housing development in neighborhood commercial districts; reconsideration of residential parking requirements; and policies supporting construction of new family housing. The Final Draft for Public Review incorporated modifications based on comments and other feedback received by the Planning Department in the first draft.
12. 2002.0260C (D. SIROIS: (415) 558-6313)
965-985 GENEVA AVENUE - south side of Geneva Avenue, between London and Paris Streets, Lots 006, 007, 008, 009 and 010 in Assessor's Block 6409 - Request for Conditional Use Authorization by AT&T Wireless Services Inc. to install a wireless telecommunications facility at the former Apollo Theater pursuant to Planning Code Section 712.83, which includes the installation of six panel antennas, and associated equipment in an NC-3 (Moderate-Scale Neighborhood Commercial) District and a 65-A Height and Bulk District. The subject site is a Preference 2 location (co-location site) according to the Wireless Telecommunications Services (WTS) Siting Guidelines, 1996.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 13, 2003)
13. 2002.1120C (D. SIROIS: (415) 558-6313)
678 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 (publicly-used structures) according to the Wireless Telecommunications Services (WTS) Siting Guidelines, 1996.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of March 20, 2003)
14a. 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 March 6, 2003)
14b. 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 March 6, 2003)
15a. 2002.0925ACV (M. SNYDER: (415) 575-6891)
639-699 2ND STREET - northeast corner of 2nd Street and Townsend Street, Lots 4 and 5 in Assessor's Block 3789 - Request for Conditional Use authorization under Planning Code Section 818.14 for the establishment of up to 112 dwelling units within the SSO (Service / Secondary Office) District, a 50-X Height and Bulk District, and the South End Historic District. The development would include up to 112 dwelling units, 155 off-street parking spaces, and two retail spaces on the ground floor.
Preliminary Recommendation: Approval with Conditions
15b. 2002.0925ACV (M. SNYDER: (415) 575-6891)
639-699 2ND STREET - northeast corner of 2nd Street and Townsend Street, Lots 4 and 5 in Assessor's Block 3789 - Request for a Certificate of Appropriateness to demolish (as defined by Planning Code Section 1005(f)) a contributory structure within the South End Historic District and construct a new structure that would contain up to 112 dwelling units, 155 off-street parking spaces and two ground floor retail spaces. The project is to demolish the interior portion of the existing historic structure and construct a new structure that would incorporate the historic facades of the existing building. The property is within an SSO (Service / Secondary Office) District, a 50-X Height and Bulk District, and the South End Historic District.
Preliminary Recommendation: Approval
15c. 2002.0925ACV (M. SNYDER: (415) 575-6891)
639-699 2ND STREET - northeast corner of 2nd Street and Townsend Street, Lots 4 and 5 in Assessor's Block 3789 -- Request for a rear yard modification under Planning Code Section 134(e) rear yard open area in central courtyards and along the north side of the property, in association with the construction of 112 dwelling units. The property is within an SSO (Service / Secondary Office) District, a 50-X Height and Bulk District, and the South End Historic District.
16. 2002.1231C (S. VELLVE: (415) 558-6263)
1017 OCEAN AVENUE - south side between Harold and Lee Avenues, Lot 041 Assessor's Block 6945 - Request for Conditional Use Authorization by Verizon Wireless to install a wireless telecommunications facility at the subject property pursuant to Section 711.83, which includes three (3) panel antennas, and associated equipment in a NC-2 (Small-Scale Neighborhood Commercial) Zoning District, and a 40-X Height and Bulk District. Per the Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Location Preference 2 (Co-Location Site).
Preliminary Recommendation: Approval with conditions.
E. DISCRETIONARY REVIEW HEARING
Approximately 5:00 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 5:00 PM, but have not been called or heard by 5:00 PM, could be continued to a later time or date as determined by the Commission.
17. 2002.1257D (S. VELLVE (415) 558-6263)
1225 CAPITOL AVENUE - west side between Ocean and DeMontfort Avenues; Lot 003 in Assessor's Block 6935 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2002.07.10.1031, to demolish a two-story, single-family dwelling to be replaced by a three-story, two-family dwelling in a RH-2 (House, Two-Family) Zoning 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)
18. 2002.0682D (T. WANG: (415) 558-6335)
263 DUBLIN STREET - southeast side between Russia Avenue and Crocker Amazon Park; Lot 004I in Assessor's Block 6284 - Request of Discretionary Review of Building Permit Application No. 2002.04.11.3673, proposing to construct a two-story addition at the rear of the existing one-story over garage, single-family dwelling 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 revised.
19. 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. 2002.10.23.9477, 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: Do not take Discretionary Review and approve the project as submitted.
(Continued from Regular Hearing of March 20, 2003)
20. 2002.1164D (K. SIMONSON: (415) 558-6321)
2901-2925 SCOTT STREET - west side between Union and Filbert Streets, Lot 4 in Assessor's Block 945 - Request for Discretionary Review of Building Permit Application No. 2002.08.30.5396, proposing to construct a glass windscreen on a portion of the roof of a 3-story, 7-unit building. The subject property is in an RH-1 (Residential, House, Single Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
21. 2003.0259D (G. CABREROS: (415) 558-6169)
2825 BROADWAY - south side between Broderick and Baker Streets, Lot 014 in Assessor's Block 0963 -- Request for Discretionary Review of Building Permit Application No. 2002.09.20.7108, proposing to remove nine existing dormers and to construct nine new dormers and two skylights on the roof of a single-family residence located in an RH-1(D) (Residential, House, One-Family, Detached) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve as submitted.
22. 2002.1267DD (D. JONES: (415) 558- 6477)
628 28TH STREET - north side between Douglass and Diamond Streets, Lot 015 in Assessor's Block 6605 - Request for Discretionary Review of Building Permit Application No. 2002.10.02.8026, proposing to construct a three-story rear horizontal extension, and to modify the existing pitched roof to a flat roof towards the rear of the three-story single-family dwelling located in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take DR and approve the building permit 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.
