October 02, 2003 Regular Meeting
SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Board of Supervisors Chambers - Room 250
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, October 2, 2003
2:30 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. 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.
2:30 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
- 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. 2003.0193D (R. CRAWFORD: (415) 558-6358)
244 Granada Avenue - east side between Ocean and Holloway Avenues. Assessor's Block 6942 Lot 039 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition of Demolition Permit Application No. 2002.1028.0113, to demolish the existing one family house, in an RH-2 (Residential House, Two Family) District, and a 40-X Height and Bulk District. There is a related proposal to construct a new two-family building.
Preliminary Recommendation: Do Not Take Discretionary Review and Approve the Demolition Permit.
(Continued from Regular Meeting of August 21, 2003)
(Proposed for Continuance to October 16, 2003)
2a. 2002.0628E!KXCV (J. MILLER: (415) 558-6344)
1160 MISSION STREET -northwest side between Seventh and Eighth Streets, with additional frontage on Stevenson Street, Lots 37, 38 and 56 in Assessor's Block 3702 - Review under Planning Code Section 309 and for exceptions, to construct a new building approximately 23 stories and 235 feet in height, with a gross area approximately 497,000 square feet, containing approximately 246 dwelling units and 5400 square feet of ground floor retail, and a parking garage, to replace an existing surface-level parking lot containing 168 spaces. The site is in a C-3-G (Downtown General Commercial) District and in 150-S and 240-S Height and Bulk Districts. The project is the subject of a concurrent hearing for a Conditional Use authorization.
Preliminary Recommendation: Approval
(Proposed for Continuance to October 23, 2003)
2b. 2002.0628E!KXCV (J. MILLER: (415) 558-6344)
1160 Mission Street, northwest side between Seventh and Eighth Streets, with additional frontage on Stevenson Street, Lots 37, 38 and 56 in Assessor's Block 3702 - Request for authorization of Conditional Use for a public storage garage for passenger vehicles (Planning Code Section 223(m)), in conjunction with construction of a new, 23-story residential building, replacing a surface-level parking lot containing 168 spaces with a residential apartment building 23 stories in height and approximately 497,000 gross square feet in size. in a C-3-G (Downtown General Commercial) District and in 150-S and 240-S Height and Bulk Districts.
Preliminary recommendation: Approval with Conditions
(Proposed for Continuance to October 23, 2003)
2c. 2002.0628E!KXCV (J. MILLER: (415) 558-6344)
1160 Mission Street - northwest side between Seventh and Eighth Streets, with additional frontage on Stevenson Street, Lots 37, 38 and 56 in Assessor’s Block 3702 in a C-3-G (Downtown General Commercial) District, and in 150-S and 240-S Height and Bulk Districts. DWELLING UNIT EXPOSURE VARIANCE SOUGHT: The proposal is to construct a new 246-unit, 23-story residential building with a 504-space parking garage. Up to 180 of these dwelling units are to be side facing (without direct frontage on a street, a complying rear-yard area, or other open area with sufficient minimum dimensions to comply with Planning Code Section 140)
(Proposed for Continuance to October 23, 2003)
B. COMMISSIONERS’ QUESTIONS AND MATTERS
3. Consideration of Adoption of draft minutes of August 21, 2003 (Continued from Regular Meeting of September 25, 2003); September 11 and 18, 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. 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
7. 2002.1144C (G. NELSON: (415) 558-6257)
821 LA PLAYA (aka 800 GREAT HIGHWAY) - between Great Highway and La Playa at the intersection of Cabrillo Street; Lot 004 in Assessor’s Block 1692 - Request for Conditional Use authorization pursuant to Section 710.83, of the Planning Code to install two cellular antennas and one related equipment cabinet on the roof of a commercial structure (Wise Surf Shop) for Verizon, within an NC-1 (Neighborhood Commercial Cluster) District and a 40-X Height and Bulk District. The proposed antennas would be within the existing parapet and penthouse wall on the roof of the structure, and the related equipment would be located on the roof below the level of the parapet. Neither the antennas nor the equipment would be visible from below or any neighboring property. Per the City & County of San Francisco’s Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 6 (limited preference site) as it is located in an NC-1 District.
Preliminary Recommendation: Approval with conditions.
NOTE: On July 17, 2003, following public testimony, the Commission closed public hearing and passed a motion of intent to disapprove by a vote +5 –0. Commissioners Boyd and Feldstein were absent. Final Language scheduled for August 21, 2003. On August 21, 2003, without a hearing the Commission continued this matter to October 2, 2003.
(Continued from Regular Meeting of August 21, 2002)
8. 2003.0446Q (J. MILLER: (415) 558-6344)
400 - 410 VALLEJO STREET - northeast corner at Montgomery Street, Lot 11 in Assessor’s Block 133 - Public hearing to determine consistency with the General Plan of a proposed six-unit Condominium-Conversion Subdivision, in an RH-3 (House, Three-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval is consistent
(Continued from Regular Meeting of September 25, 2003)
NOTE: On July 17, 2003, following public testimony, the Commission closed public hearing and continued the matter to September 25, 2003. On September 25, 2003, without a public hearing, the Commission continued this matter to October 2, 2003.
9. 2002.1105C (T. TAM: (415) 558-6325)
4039 18th STREET - south side between Hartford and Noe Streets, Lot 81 in Assessor’s Block 3583 - Request for a Conditional Use Authorization pursuant to Planning Code Sections 186, 715, and 151, to allow (1) conversion of an existing nonconforming large fast-food restaurant (Hot n' Hunky's) to a full-service restaurant, (2) demolition of an existing two-bedroom unit on the second floor, and (3) addition of one new dwelling unit without providing any off-street parking. The property is in the Castro Street Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of September 18, 2003).
NOTE: On August 28, 2003, following public testimony, the Commission closed the public hearing and passed a motion of intent to approve the restaurant conversion, but not the residential conversion by a vote +4 –1. Commissioner William Lee voted no. Commissioners Feldstein and Sue Lee were absent. Final language September 11, 2003. On September 11, 2003, without further hearing, the Commission continued this matter to October 2, 2003.
F. REGULAR CALENDAR
10. 2003.0091AC (T. TAM: (415) 558-6325)
333 DOLORES STREET - east side between 16th and 17th Streets; Lot 57 in Assessor’s Block 3567 - Request for a Conditional Use authorization pursuant to Planning Code Sections 209 and to allow the expansion of an existing institutional use (Children’s Day School), located on a portion of a designated city landmark (Landmark No. 137). The proposal is to construct three (3) 24’ x 40’ temporary prefabricated classroom trailers. The Certificate of Appropriateness for this project was heard before the Landmark Preservation Advisory Board on September 17, 2003 and approved by the Planning Director on September 29, 2003. The property is located in RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
11. 2001.0911R (S. Shotland: (415) 558-6308)
GOLDEN GATE PARK CONCOURSE AUTHORITY PROJECTS - Portion of Lot 001 in Assessor’s Block 1700 - Consideration of California Environmental Quality Act Findings and General Plan conformity of the proposed Golden Gate Park Music Concourse Projects, pursuant to Section 4.105 of the San Francisco Charter and Section 2A.53 of the San Francisco Administrative Code. The Project includes a ground lease to the Music Concourse Community Partnership (“MCCP”) of a portion of lot 001 in Assessor’s Block 1700 in Golden Gate Park, located in the vicinity of the Music Concourse, primarily between the De Young Museum and the Academy of Sciences, issuance of revenue bonds to facilitate the financing and construction of an underground parking facility at the Golden Gate Park Music Concourse, as contemplated by Proposition J, approved by City voters in June 1998. Debt service on the Bonds would be paid from revenues generated by the operation of the parking facility and MCCP’s philanthropic fundraising programs. In addition to the ground lease and financing proposal, the Golden Gate Park Concourse Authority, the Project Sponsor, is seeking the approvals necessary for the construction of a new underground parking facility and associated surface improvements in the Golden Gate Park Music Concourse and certain Transportation Implementation Plan (“TIP”) Elements in Golden Gate Park. The underground parking facility would contain approximately 800 spaces at the Music Concourse. The Project proposes to incorporate surface transportation improvements in the Concourse area, and throughout Golden Gate Park, including removal of approximately 200 parking spaces from the Music Concourse area and a total of 800 surface parking spaces from Golden Gate Park, after construction is completed. The underground parking facility would be generally located under the existing Tea Garden Drive and Music Concourse Drive in Golden Gate Park, directly adjacent to the New de Young Museum to the north and directly adjacent to the Academy of Science to the south, in a P (Public) District and an OS (Open Space) Height and Bulk District. (Action by the Planning Commission)
Preliminary Recommendation: Find that the Project is, on balance, in-conformity with the General Plan with conditions.
12. 2003.0766TZ (P. LORD: (415) 558-6311)
Divisadero Street Alcohol Restricted Use District - Consideration of an Ordinance adding Section 783 to the Planning Code to create a Divisadero Street Alcohol Restricted Use District prohibiting liquor establishments and regulating existing non-conforming liquor establishments; amending Zoning Map Sheets 2SU and 7SU of the City and County of San Francisco to indicate the boundaries of the Divisadero Street Alcohol Restricted Use District, and making findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.
Preliminary Recommendation: Approval
13. 2003.0801TZ (P. LORD: (415) 558-6311)
Northeast Waterfront Special Sign District - Consideration of an Ordinance amending the San Francisco Planning Code by creating Section 608.15 to establish the Northeast Waterfront Special Sign District, creating Section 609.14 to address amortization of non-conforming signs in this District, amending Section 608 and Article 10, Appendix D, Section 7 to be consistent with this Ordinance, amending the Zoning Map Sectional Map SSD-1 to show the boundaries of this District, and making findings of consistency with the General Plan and the priority policies of Planning code Section 101.1.
Preliminary Recommendation: Approval
14. 2002.0804C (J. Ionin: (415) 558-6309)
1212 Geary Boulevard - a.k.a. 1200-1210 Geary Boulevard - Lot 002 in Assessor's Block 0696 - Request for Conditional Use authorization pursuant to Section 712.83 of the Planning Code to install a total of three antennas and related equipment for Sprint PCS. One antenna is proposed to be facade mounted and the other two are to be mounted in a new steeple, approximately 90-feet tall, of an existing church, within an NC-3 (Moderate-Scale Neighborhood Commercial) District and a 130-E 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 place of worship in an NC-3 District.
Preliminary Recommendation: Approval with Conditions
15a. 2002.0605CV (J. Ionin: (415) 558-6309)
4614-4630 California Street - “The St. James Episcopal Church and Pre-School”; Lot 049 in Assessor's Block 1368 - Request for Conditional Use authorization pursuant to Section 209.3(f) & (j) of the Planning Code to allow for the demolition of existing structures and construction of a new building for the St. James Episcopal Church administrative facilities, offices for non-profit counseling accessory to the church-related services, and a child-care facility providing less than 24-hour care for 13 or more children by licensed personnel within an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions.
15b. 2002.0605CV (J. Ionin: (415) 558-6309)
4614-4630 California Street - Article 1.5 Section 150(b) of the Planning Code requires child care facilities to provide one independently accessible off-street parking space for every 25 children, where the number of such children exceeds 24. Section 150(d) requires that existing parking spaces be retained. The project proposes no new off-street parking spaces and the elimination of one off-street parking space where 1 is required (based on the existing deficiency). Article 1.2 Section 134 of the Planning Code requires a 45 percent rear yard, which can be reduced to 25 percent through averaging or 15 feet whichever is greater. The project proposes a 15 foot rear yard where 25 feet are required.
16a. 2002.0917CV (J. PURVIS: (415) 558-6354)
144 WAYLAND STREET - north side between Girard Street and San Bruno Avenue; Lot 018 in Assessor’s Block 6048 - Request for Conditional Use Authorization under Planning Code Section 209.1(g) to add two dwelling units in space formerly occupied by a commercial store on this 4,500 square-foot lot, and requesting a rear yard variance to construct a garage within the rear yard, within an RH-2 (Residential, House, Two-Family) Use District with a 40-X Height and Bulk designation.
Preliminary Recommendation: Approval.
16b. 2002.0917CV (J. PURVIS: (415) 558-6354)
144 WAYLAND STREET - north side between Girard Street and San Bruno Avenue; Lot 018 in Assessor’s Block 6048 - Request for a Rear Yard Variance under Planning Code Section 134(c) to provide a one-car garage within the rear yard open space. The garage would be 21 feet x 10 feet with access from Wayland Street, within an RH-2 (Residential, House, Two-Family) Use District with a 40-X Height and Bulk designation.
17. 2003.0804C (J. Purvis: (415) 558-6354)
901-933 BAYSHORE BOULEVARD - east side south of Silver Avenue; Lot 062 in Assessor’s Block 5402 - Request for Conditional Use Authorization under Planning Code Section 303(e), to modify conditions imposed under Motion No. 16243, adopted by the Planning Commission on September 6, 2001, with regards to rental housing requirements, to allow the newly constructed 40 units of senior housing to be either rented or sold as condominiums, with all other conditions applying, within an NC-1 (Neighborhood Commercial Cluster) Use District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
G. 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
NOTICE
HOUSING ELEMENT OF THE GENERAL PLAN. The fourth public hearing on the Housing Element will be held Thursday, October 9, 2003 beginning at 5:00 pm. The Department released the Final Draft Housing Element for public review in February 2003. This draft document contains the proposed set of General Plan housing objectives and policies that provide the framework for addressing the City’s need to house current and future residents. Implementation programs to be carried out by City agencies accompany each policy. A Data and Needs Analysis section precedes these policies and programs. Copies of the final draft Housing Element are available at the Department’s office. It can also be downloaded from its web site http://www.sfgov.org/planning/citywide/c1_housing_element.htm).
No action on this item can be taken by the Commission until the environmental review of the document is complete.
