October 23, 2003SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett
Place
Thursday, October 23, 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.
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
Commission Vice-President: Michael J. Antonini
Commissioners: Rev. Edgar E. Boyd; Lisa Feldstein;
Kevin Hughes; Sue Lee; William L. Lee
A. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Commission will consider a request for continuance to a later date. The Commission may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.
1a. 2003.0809CV (M. WOODS: (415) 558-6315)
707 - 719 CLEMENT STREET - Request for Conditional Use authorization under Sections 121.1, 121.2, 303, 716.11, 716.21 and 716.45 of the Planning Code to allow an interior opening connecting two retail stores operated by one ownership (the Richmond New May Wah Supermarket) for a combined gross floor area of approximately 17,300 square feet and a lot size of approximately 10,300 square feet, in the Inner Clement Street Neighborhood Commercial District and an 40-X Height and Bulk District. The proposed project involves interior alteration only. The building envelope would remain the same.
Preliminary Recommendation: Pending
NOTE: Re-advertised due to increase in gross square footage of the proposed project from approximately 11,700 square feet to approximately 17,300 square feet.
(Proposed for Continuance to November 13, 2003)
1b. 2003.0809CV (M. WOODS: (415) 558-6315)
707 - 719 CLEMENT STREET - south side between 8th and 9th Avenues; Lots 36 and 38 in Assessor's Block 1440 - Request for off-street parking and freight loading variances under Sections 151 and 152 of the Planning Code. Section 151 of the Planning Code requires one off-street parking space for every 500 square feet of occupied commercial floor area. Section 152 of the Planning Code requires one off-street freight loading space when the gross floor area exceeds 10,001 square feet but is less than 60,000 square feet. The required off-street parking for the combined retail spaces is 16 parking spaces and the freight loading is one space. The project will not provide any off-street parking or freight loading spaces.
(Proposed for Continuance to November 13, 2003)
2. 2003.0280C (R. CRAWFORD: (415) 558-6358)
4071 18TH STREET - (south side between Castro and Hartford Streets), Assessor's Block 3583 Lot 075) - Request under Planning Code Sections 161(j) for Conditional Use Authorization for a reduction in off street parking requirements for dwellings from four spaces to 0 spaces. The Project will demolish an existing two story commercial building and replace it with a four story 6,400 square foot mixed use building with ground floor commercial and four residential units above, in the Castro Street Neighborhood Commercial District and within the 40-X Height and Bulk District.
(Proposed for Continuance to November 13, 2003)
3. 2003.0832T (P. LORD: (415) 558-6311)
CONDITIONAL USE REQUIREMENT FOR RETAIL USES OF 50,000 SQUARE FEET OR LARGER - Consideration of an Ordinance adding Section 121.5 of the Planning Code and amending Sections 218, 814.31, 815.31, 816.31, 817.31, and 818.31 of the Planning Code to require that all retail uses, for which permit applications are submitted after the effective date of this ordinance, C-2, C-M, M-1, M-2, RSD, SLR, SLI, SSO, and SPD zoning districts, which are 50, 000 square feet or larger may only be permitted as a conditional use, providing additional criteria for the Planning Commission's review of such conditional use applications, providing that these provisions shall apply only to building permit applications received after the date of introduction of this ordinance, and making finding of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.
(Proposed for Continuance to November 20, 2003)
B. COMMISSIONERS' QUESTIONS AND MATTERS
C. DIRECTOR'S REPORT
D. REGULAR CALENDAR
8. (C. NIKITAS (415) 558-6306)
Preliminary Recommendation: Informational presentation,
no action required.
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.
(Continued from Regular Meeting of October 2, 2003)
9b. 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)), and for parking in excess of accessory amounts (Planning
Code Section 204.5) 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. The site
is 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
(Continued from Regular Meeting of October 2, 2003)
9c. 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).
(Continued from Regular Meeting of October 2, 2003)
10. 2003.0941C (J. PURVIS: (415) 558-6354)
500-560 POTRERO AVENUE (MARIPOSA GARDENS)
- west side south of Mariposa Street; Lot 001 in Assessor's Block 4014
- Request for Conditional Use Authorization under Planning Code Section
303(e), to modify previous conditions of approval to allow the reduction
of up to eight required off-street parking spaces, resulting in a total
of 55 spaces, for the construction of a 1,264 square-foot community
room for residents, at an existing 63-unit Planned Unit Development,
within an M-1 (Light Industrial) Use District and a 50-X Height and
Bulk District.
Preliminary Recommendation: Approval with Conditions
11. 2003.0191C (M. LI: (415) 558-6396)
1400-1424 GRANT AVENUE - northeast corner
at Green Street, Lot 019 in Assessor's Block 0115 - Request for conditional
use authorization to establish a small self-service restaurant of approximately
740 square feet within the North Beach Neighborhood Commercial District
and a 40-X Height and Bulk District. There will be no physical expansion
of the existing building.
12. 2003.0080C (G. NELSON: (415) 558-6257)
2599 LOMBARD STREET - southeast corner at
the intersection of Broderick and Lombard Streets; Lot 016 in Assessor's
Block 0938 - Request for Conditional Use authorization pursuant to Section
712.83 of the Planning Code to install eight (8) cellular antennas and
related equipment cabinets on the roof of the Pacific Motor Inn as part
of Verizon's wireless telecommunication network, within the NC-3 (Moderate
Scale Neighborhood Commercial) District and a 40-X Height and Bulk District.
The proposed antennas would be mounted behind an existing parapet and
would not be visible from the street below. The related equipment would
be housed in a new 16' wide by 17' long by 7' tall mechanical penthouse
that would be partially visible from several uphill residences. Per
the City & County of San Francisco's Wireless Telecommunications
Services (WTS) Facilities Siting Guidelines the
project site is a Preferred Location Preference 4, as it is a commercial
building in an NC-3 District.
Preliminary Recommendation: Approval with conditions
13. 2003.0224C (G. NELSON:
(415) 558-6257)
600 VAN NESS AVENUE - northeast corner at
Golden Gate and Van Ness Avenues; Lot 009 in Assessor's Block 0763 -
Request for Conditional Use authorization pursuant to Section 209.6(b)
of the Planning Code to install three (3) cellular antennas on the roof
of McDonald's Restaurant and related equipment cabinets at grade level
as part of Cingular's wireless network, within the RC-4 (Residential-Commercial
Combined, High Density) District, the Van Ness Special Use District
and a 130-V Height and Bulk District. The proposed antennas would be
mounted within a 16" diameter, 6-foot tall false ventpipe. The
related equipment would be housed in a new approximately 14' wide by
9' deep by 7' tall mechanical enclosure that would be partially installed
in a currently landscaped area at the front (Van Ness Avenue) side of
the building. Per the City & County of San Francisco's Wireless
Telecommunications Services (WTS) Facilities Siting Guidelines the project
site is a Preferred Location Preference 4, as it is a commercial building
in an RC-4 District.
Preliminary Recommendation: Approval with conditions
14a. 2002.1203CV (G. NELSON: (415) 558-6257)
2601 VAN NESS AVENUE - northwest corner of
Filbert Street and Van Ness Avenue; Lot 02A in Assessor's Block 0522
- Request for Conditional Use authorization pursuant to Sections
253 and 271 of the Planning Code to construct an approximately 65-foot
tall 6-story, 61,400 square foot residential over commercial structure
containing 27 dwelling units, 5 ground floor commercial units, and 33
off-street parking spaces in an RC-3 (Residential-Commercial Combined,
Medium Density) District and a 65-A Height and Bulk District. The project
site is currently a vacant lot. The proposal requires Conditional Use
authorization because 1) it proposes a building greater than 40 feet
in height in an R district and 2) the proposal is seeking to exceed
the bulk limits for this District. This project is also seeking a Variance
from the Planning Code, Case No. 2002.1203CV.
Preliminary Recommendation: Approval with Conditions
14b. 2002.1203CV (G. NELSON: (415) 558-6257)
2601 VAN NESS AVENUE - northwest corner of
Filbert Street and Van Ness Avenue; Lot 02A in Assessor's Block 0522
- Request for Variance from Section 134 of the Planning Code to construct
a 6-story mixed-use building into the required rear yard. Section 134
of the Planning Code states that the minimum rear yard depth in an RC-3
District shall be equal to 25 percent of the total depth of the lot
on which the building is situated. Rather than leave a 25' wide gap
in the Van Ness Avenue frontage, the proposal is to construct an approximately
40' X 25' portion of the project fully into the rear yard along Van
Ness Avenue, leaving a comparable rear yard to the interior of the lot
of approximately 2,300 square feet.
15a. 2003.0295CV (G. NELSON: (415) 558-6257)
899 NORTH POINT STREET - southeast corner
of North Point and Larkin Streets; Lot 026 in Assessor's Block 0020
- Request for Conditional Use authorization pursuant to Sections 209.1
and 228.3 of the Planning Code to construct an approximately 40-foot
tall, 4-story, 5-unit residential structure containing 7 off-street
parking spaces in an RH-3 (Residential, House, Three-family) District,
the Waterfront Special Use District No. 2 and a 40-X Height and Bulk
District. The project site was formerly a service station and is now
in use as a parking lot. This proposal requires Conditional Use authorization
because 1) it proposes a dwelling unit density of greater than 3 units
in an RH-3 District and 2) it proposes to convert a service station
use to residential use. This project is also seeking a Variance from
the Planning Code, case No. 2003.0295CV.
Preliminary Recommendation: Approval with conditions
15b. 2003.0295CV (G. NELSON: (415) 558-6257)
899 NORTH POINT STREET - southeast corner
of North Point and Larkin Streets; Lot 026 in Assessor's Block 0020
- Request for Variance from Section 134 of the Planning Code to construct
a 4-story residential building into the required rear yard. Section
134 of the Planning Code states that the minimum rear yard depth in
an RH-3 District shall be equal to 25 percent of the total depth of
the lot on which the building is situated. Rather than leave a 22' wide
gap in the North Point Street frontage, the proposal is to construct
an approximately 40' X 22' portion of the project fully into the rear
yard along North Point Street, leaving a comparable rear yard to the
interior of the lot of approximately 1,480 square feet.
5:00 P.M.
16. (M. PUTRA/I. WILSON: (415) 558-6233/558-6163)
RESIDENTIAL DESIGN GUIDELINES - Presentation on the updated and expanded Residential Design Guidelines (Guidelines) for all residential projects in RH (Residential House) and RM (Residential Mixed-Density) zoning districts. This is a second hearing on the proposed Guidelines after receiving comments and recommendations from the public at the May 22, 2003 hearing, and at follow up meetings held by Department staff with interested individuals, neighborhood groups and other organizations. This hearing is to provide another opportunity for the public to comment on the draft Guidelines. No action is required by the Planning Commission. The Planning Commission may adopt the Guidelines at a future public hearing.
(Continued from Regular meeting of August 21, 2003)
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
