May 15, 2003SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett
Place
Thursday, May 15, 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.
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. When sending e-mail correspondence to Commissioners, please copy the Commission Secretary at: linda.avery@sfgov.org
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
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. 2002.0723C (G. NELSON: (415) 558-6257)
491 HAIGHT STREET - southeast corner at the intersection of Fillmore Street and Haight Street; Lot 025 in Assessor's Block 859 - Request for Conditional Use authorization pursuant to Section 711.83 of the Planning Code to install a total of two antennas and related equipment on the roof of and within the basement of an existing four-story, 45-foot tall, mixed use (21 apartments over ground floor commercial) structure, as part of Cingular's wireless telecommunications network, 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 5 as it is a mixed-use building in a high-density district.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of February 20, 2002)
(Proposed for Continuance to July 17, 2003)
2. 2002.0497E (R. AHMADI: (415) 558-5966)
2026 LOMBARD STREET. Hearing on the Appeal of a Preliminary Mitigated Negative Declaration. The proposed project includes the construction of a four-story, 40-foot high, 97-room tourist hotel containing approximately 49,000 sq. ft. of hotel area and the demolition of the existing two-story, 30-room tourist hotel/motel of approximately 8,630 gross square feet (sq. ft.). The 13,613 square-foot lot is located on the north side of Lombard Street between Fillmore and Webster Streets (Assessor's Block 0492, Lot 25) in the Marina District of San Francisco. Vehicular and pedestrian access to the project would be from Lombard Street. The existing hotel/motel is currently operating, and is a legal non-conforming use as it was constructed in 1955, prior to neighborhood commercial zoning controls. The project site is in an NC-3 (Moderate-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District. The proposed project would be required to get Conditional Use Authorization for the hotel use from the Planning Commission under Section 790.46 of the Planning Code.
(Proposed for Continuance to June 12, 2003)
3. 2003.0339C (K. AMDUR: (415) 558-6351)
625 LARKIN STREET - southwest corner at Willow Street (between Eddy and Ellis Streets); Lot 006 in Assessor's Block 0740 -- Request for conditional use authorization to modify the conditions of approval of Case No. 85.22EC as set forth in Motion No. 10328, which authorized the construction of a new 5-story building containing up to 8 dwelling units, approximately 6,000 square feet of commercial space and 11 parking spaces. The proposal is to convert a portion of the 2nd floor of the building, which currently contains office space, to three dwelling units. The building would subsequently contain a total of 11 dwelling units. Approximately 2000 square feet of office space would remain on the 2nd floor. The subject property is located in an RC-4 (Residential-Commercial Combined: High Density) Zoning District, the North of Market Residential Special Use District #1 and an 80-T Height and Bulk District.
Preliminary Recommendation: Pending
(Proposed for Continuance to June 5, 2003)
4. 2002.0430C (J. IONIN: (415) 558-6309)
378 10TH AVENUE, A.K.A. 389 9TH AVENUE AND A.K.A. 4500 GEARY BOULEVARD - 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 April 3, 2003)
(Proposed for Indefinite Continuance)
5. 2003.0315D (M. SMITH: (415) 558-6322)
2474 41ST AVENUE - east side of the street between Ulloa and Taraval Streets, Lot 026 in Assessor's Block 2385 - Request for Discretionary Review of Building Permit Application No. 2002.11.19.1738, proposing to construct a two-story rear horizontal addition on an existing single-family dwelling, 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 as Submitted.
B. COMMISSIONERS' QUESTIONS AND MATTERS
C. DIRECTOR'S REPORT
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
F. REGULAR CALENDAR
13. (J. RUBIN: (415) 558-6310)
CENTRAL WATERFRONT NEIGHBORHOOD PLAN - informational presentation and update on the Central Waterfront Neighborhood Plan, part of the Better Neighborhoods Program. No action is required.
14. 2003.0042T (P. LORD: (415) 558-6311)
MAJOR EXTERIOR ALTERATION NOTIFICATION - consideration of an Ordinance amending the San Francisco Planning Code by amending Section 311 and 312 to require expanded public notice for major exterior alteration projects; requiring the Building and Planning Departments to issue implementing regulation within 90 days and report to the Board of Supervisors on the effectiveness of the ordinance no later than nine months thereafter; and adopting findings.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of April 24, 2003)
15. 2002.1169T (P. LORD: (415) 558-6311)
16. 2003.0057C (E. TOPE: (415) 558-6316)
11 CLARENDON AVENUE, A.K.A.: 19 CLARENDON AVENUE - south side of Clarendon Avenue (near Twin Peaks Boulevard); Lot 006 in Assessor's Block 2706 - Request for a Conditional Use authorization to amend a Planned Unit Development and modify the conditions of approval of Case No. 89.233ECU as set forth in Motion No. 11959, which authorized the construction of a PUD for six single-family dwellings. The proposal is to allow the addition of a total of 448 square feet of living space to the existing single-family dwelling. Additionally, a 52 square foot elevated deck, a 10' high windscreen, and patio improvements are proposed. The subject property is located in a RH-1(D) (Residential, House, One-Family Detached Dwelling) District and a 40-foot Height and Bulk District.
Preliminary Recommendation: Approval with conditions
17a. 2003.0226CV (K. McGEE: (415) 558.6367)
1038 HOWARD STREET - west side, between 6th and 7th streets; Lot 017 in Assessor's Block 3726 - Request for Conditional Use Authorization to establish group housing for 15 youth in an SLR (Service/Light Industrial/Residential Mixed Use) Zoning District and in a 50-X Height and Bulk District, per Planning Code Section 816.15 and 890.88(b). The proposal is to convert the existing office space to group housing. The establishment aims to provide services to a maximum of 15 residents between the ages of 18-23 years of age, focusing on members of the lesbian, gay, and transgender community. The group housing will consist of three bedrooms, one kitchen, and a dining, office and reception area. The Ark of Refuge Inc., a Christian non-profit organization, sponsors the project.
Preliminary Recommendation: Approval with Conditions
17b. 2003.0226CV (K. MCGEE: (415) 558.6367)
1038 HOWARD STREET - west side, between 6th and 7th streets; Lot 017 in Assessor's Block 3726 - Rear Yard and Off-Street Parking Variance sought. Section 151 of the Planning Code requires one parking space be provided for each six beds, with a minimum of two spaces required. The proposed project includes one parking space and a variance is requested to provide only one off-street parking space. Section 134 of the Planning Code requires a minimum rear yard of 25% of the total depth of the lot. The existing rear yard is 10% and does not therefore meet this requirement. The proposal is to establish group housing for 15 youth in an SLR (Service/Light Industrial/Residential Mixed Use) Zoning District and in a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
G. 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.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.
(Continued from Regular Meeting of April 24, 2003)
NOTE: On March 20, 2003, following public testimony, the Commission closed the public hearing and continued this item to April 3, 2003 by a vote of +4-1 (Commissioner Feldstein voted No; Commissioners Boyd and Hughes were absent). Both Discretionary Review requestor and Project Sponsor were asked to explore possible alternatives to the plans. Public Hearing remains open to any new material presented.
18b. 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 project proposes an increase from one to two dwelling units.
(Continued from Regular Meeting of April 24, 2003)
NOTE: On March 20, 2003, the Acting Zoning Administrator continued this item to April 3, 2003. On April 3, 2003, the Zoning Administrator continued this item to April 24, 2003. On April 24, 2003, the matter was continued to May 15, 2003)
19. 2002.1184DD (B. FU: (415) 558-6613)
620 CAROLINA STREET west side between 19th and 20th Streets; Lot 003 in Assessor's Block 4071 - Request for Discretionary Review of Building Permit Application No. 2002.07.23.2136 proposing to construct a third story addition, rear extension, and a new building facade to the existing two-story over garage building in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk Designation.
Preliminary Recommendation: do not take Discretionary Review and approve the project as proposed.
(Continued from Regular Meeting of April 24, 2003)
20a. 2002.1056DV (G. NELSON (415) 558-6257)
1235 3RD AVENUE - west side between Hugo Street and Lincoln Way; Lot 008 in Assessor's Block 1747. Request for Discretionary Review of Building Permit Application No. 2002.05.28.7531, proposing to add a three-story horizontal addition to the rear of an existing three-story single-family dwelling, and to add a partial fourth floor. The proposal is also to add one additional off-street parking space within the ground floor, and widen the existing garage door opening, within an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.
(Continued from Regular Meeting of May 1, 2003)
20b. 2002.1056DV (G. NELSON (415) 558-6257)
1235 3RD AVENUE- west side between Hugo Street and Lincoln Way; Lot 008 in Assessor's Block 1747. Request for Variance to the rear yard requirements of the Planning Code to allow the addition of a three-story horizontal addition to the rear of an existing three-story single-family dwelling, and to add a partial fourth floor, within an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District. Portions of the proposed addition would encroach into the required rear yard at every floor level above the ground floor by up to approximately 12'-6".
(Continued from Regular Meeting of May 1, 2003)
21. 2002.1110DDD (G. NELSON (415) 558-6257)
323 26TH AVENUE - west side, between California and Clement Streets; Lot 003 in Assessor's Block 1407 - Staff-initiated Discretionary Review and requests for Discretionary Review by members of the public of Building Permit Application No. 2002.03.11.1078, proposing to substantially alter a three-story single-family house by extending the building to the front, rear, and side, adding a full fourth floor, and adding two additional dwelling units in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District. The altered building will contain three dwelling units and three off-street parking spaces.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.
(Continued from Regular Meeting of April 3, 2003)
22. 2003.0225D (G. CABREROS: (415) 558-6169)
2051-2057 GREEN STREET - south side between Webster and Buchanan Streets; Lot 026 in Assessor's Block 0556 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all dwelling unit mergers, of Building Permit Application No. 2002.08.01.2863, proposing to merge one unit on the fourth floor with one unit on the third floor, converting the three-unit building to a two-unit building. The project site is located in 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 merger.
23. 2003.0270D (D. SIDER: (415) 558-6697)
2701 16TH STREET (aka 300 TREAT AVENUE) - southwest corner of 16th Street, Harrison Street, and Treat Avenue, Lot 001 in Assessor's Block 3572 - A Discretionary Review Request of Building Permit Application Number 2002.12.18.3737, which would change the use of the subject property from business service, as defined by Planning Code Section 222, to self-storage, as defined by Code Section 225(a). The permit application seeks a change in use and occupancy only; no physical alterations are proposed at this time. The property is located in an M-1 (Light Industrial) Zoning District, the IPZ (Industrial Protection Zone) as set forth in Planning Commission Resolution Number 16202, the NEMIZ (Northeast Mission Industrial Zone) subarea of the Mission District Interim Controls as set forth in Board of Supervisors Resolution Number 02-500, and a 50-X Height and Bulk District.
H. 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.
