November 04, 2003SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett
Place
Thursday, November 6, 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
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. 1999.233E (W. WYCKO: (415) 558-5972)
833 - 881 JAMESTOWN AVENUE - Appeal of Preliminary Negative
Declaration. The project sponsor proposes construction of a Planned
Unit Development (PUD) that would consist of 198 one-, two- and three-bedroom
market-rate condominiums on an approximately 6.9-acre lot, located at
833-881 Jamestown Avenue on Assessor's Block 4991, Lot 277, on the northern
slope of Bayview Hill. The site is currently used as an overflow parking
lot for events at Candlestick Park, which is approximately one-third
of a mile southeast of the project site. The site is bordered by Jamestown
Avenue (and single-family homes on the north side of Jamestown) to the
north, another vacant lot to the east that also is used for parking
for major events at Candlestick Park, the hillside to the south, and
single-family housing to the west. Although the area proposed for development
is mostly flat, development would require excavation of up to approximately
30 vertical feet at the base of the hill. The project would consist
of 11 separate three- and four-story buildings: seven buildings of 12
to 18 units each along Jamestown Avenue and four buildings to the rear,
at the base of the hillside. Of these latter four structures, two (36
units each) would be built atop one-story gated parking garages, while
smaller buildings (one of eight and one of 10 units) would flank the
garages. A total of 216 independently accessible parking spaces would
be provided. The proposed project would include landscaping along Jamestown
Avenue, construction of a 10-foot-wide sidewalk, two off-street freight
loading areas, and about 28,900 sq. ft. of common open space, including
two rear yards at the base of the hillside totaling about 7,250 sq.
ft. and podium- and ground-level patios. The project also would remedy
an existing drainage problem on Bayview Hill above the project site,
on Recreation and Park Department land. The project site is located
within the South Bayshore Plan area, in an RH-2 (Two-Family) Use District
and a 40-X Height and Bulk District. As a PUD, the project would require
review and approval by the City Planning Commission pursuant to Sections
303 and 304 of the Planning Code.
735 - 7th AVENUE, southwest corner of 7th
Avenue and Cabrillo Street, an "L-shaped" lot extending to
8th Avenue, between Cabrillo and Fulton Streets; Lot 36,
in Assessor's Block 1650 - Request for conditional use authorization
under Sections 121.1, 121.2, 151, 157, 204.5, 303, 711.11 and 711.21
of the Planning Code for lot size, use size and accessory parking for
the construction of a new approximately 28,000 square- foot Safeway
supermarket with up to 65 off-street surface parking spaces, to replace
the existing approximately 16,000 square-foot Safeway supermarket, on
an approximately 54,000 square-foot lot in an NC-2 (Small-Scale Neighborhood
Commercial) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of September 18, 2003)
3a.20003.0904DV (J. MILLER: (415) 558-6344)
937 - 939 JACKSON STREET - south side between Powell and Mason;
Lot 028 in Assessor's Block 0191 - Mandatory Discretionary Review of
Building Permit Application No. 2003 0724 0318 proposing the demolition
of a two-family dwelling and its replacement with a new building containing
nine dwelling units. The subject property is located in an RM-3 (Mixed
Residential, Medium Density) District and a 65-A Height and Bulk District.
Preliminary Recommendation: Do Not Take Discretionary Review and approve
the Demolition Permit.
3b. 2003.0535DV (J. MILLER: (415) 558-6344)
937 - 939 JACKSON STREET - south side between Powell and Mason
Streets, Lot 028 in Assessor's Block 0191, in an RM-3 (Mixed Residential,
Medium Density) District and a 65-A Height and Bulk District. The proposal
is to construct a new four-story residential building containing nine
dwelling units with a ground-floor garage containing nine off-street
parking spaces, after demolition of the existing two-family dwelling.
A portion of the garage level (only) is proposed to project approximately
19 feet five inches into the otherwise-required rear-yard area, leaving
an area open and clear (from the ground up) of 15 feet behind it. This
proposed space would be devoted to three additional bedrooms and bathrooms,
which would be appended to the two two-bedroom dwelling units at the
rear of the floor above, making one of them a for-bedroom unit and the
other a three-bedroom unit. The upper surface of this rear projection
would be finished off as a usable open space. The application requesting
a Variance will be heard by the Zoning Administrator.
4. 2003.0873D (G. CABREROS: (415) 558-6169)
2524-2540 ANZA STREET - north side between 16th and 17th Avenues;
Lot 023 in Assessor's Block 1528 - Request for Discretionary Review
of Building Permit Application No. 2002.12.10.3209, proposing to add
a new fourth floor to the existing three-story, four-unit building in
an RM-1 (Residential, Mixed, Low-Density) District and a 40-X Height
and Bulk District.
Preliminary Recommendation: Pending
5. 2003.0193D (R. CRAWFORD: (415) 558-6358)
244 GRANADA AVENUE - east side between Ocean and Holloway Avenues
in 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. 2002.10.28.0113, 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 October 16, 2003)
(Proposed for Continuance to January 8, 2004)
6. 2003.1079D (R.CRAWFORD: (415) 558-6358)
3344 MARKET STREET - northeast side between Glendale and Clayton
Streets. Assessor's Block 2717 Lot 004F. Mandatory Discretionary Review,
under the Planning Commission's policy requiring review of housing demolition
of Demolition Permit Application No. 2003.06.26.8149, to demolish the
existing one family house and construct a new one family house 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 Demolition Permit.
(Proposed for Continuance to January 8, 2004)
7. 2002.0418T (P. LORD: (415) 558-6311)
SECONDARY UNITS - 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.
Preliminary Recommendation: Pending
8. 2003. 0918D (E. TOPE: (415) 558-6316)
B. COMMISSIONERS' QUESTIONS AND MATTERS
9. Consideration of Adoption - Draft Minutes of October 16 and 23, 2003.
10. Commission Comments/Questions
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
15. 2003.0862D (R. CRAWFORD: (415) 558-6358)
125 VILLA TERRACE - east side between Pemberton Place and Greystone
Terrace. Assessor's Block 2719 Lot 028 - Request for Discretionary Review
of Building Permit Application No.2003.04.03.1330 to construct additions
to the rear and the northwest side to the existing 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 Building Permit Application as submitted.
16. 2003.1027D (M. WOODS; (415) 558- 6315)
1127 FILBERT STREET - south side between Leavenworth and Hyde
Streets; Lot 037 in Assessor's Block 0097 - Mandatory Discretionary
Review, under the Planning Commission's policy requiring review of all
dwelling unit mergers, of Building Permit Application No. 2003.05.01.3561,
proposing to merge one unit on the third floor with a unit on the fourth
floor in an existing 4-unit building in an RH-3 (Residential, House,
Three-Family) District and 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and disapprove
the proposed dwelling unit merger.
17. 2003.0859D (M. LUELLEN: (415) 558-6478)
643 GREENWICH STREET - south side, between Powell and
Stockton Streets, Lot 026 in Assessor's Block 0089 - Discretionary
Review request for building permit No. 2002.11.27.2429 to allow
the addition of a full third floor and smaller fourth floor to
the existing residence. The existing building is a one-story,
single-family dwelling over garage, with frontage on Greenwich.
A second structure at the rear of the lot is to remain as is and
is not part of this project scope. The property is located in
the RM-3 (Residential, Mixed, Medium Density) District and a 40-X
Height and Bulk District.
Preliminary Recommendation: Do Not Take Discretionary Review
and Approve the Permit Application.
(Continued from Regular Meeting of October 16, 2003)
18. 2003.0742D (G. CABREROS: (415) 558-6169)
666 - 24th AVENUE - east side between Anza
and Balboa Streets; Lot 026B in Assessor's Block 1566 - Request
for Discretionary Review of Building Permit Application No. 2003.01.29.6271,
proposing a horizontal and vertical addition at the rear of an
existing two-story, single-family residence in an RH-2 (Residential
House, Two-Family) District and a 40-X Height and Bulk District.
The project proposes a partial third floor at the rear half of
the residence and a 7-foot 3-inch horizontal addition from the
existing rear wall at all three floors.
Preliminary Recommendation: Do not take Discretionary Review and approve
the application.
19. 2003.0914D (G. CABREROS: (415) 558-6169)
2518 FILBERT STREET - north side between Divisadero and Scott Streets, Lot 007 in Assessor's Block 0944 - Request for Discretionary Review of Building Permit Application No. 2003.04.03.1374, proposing to construct a three-story horizontal addition to the rear of the existing four-story, single-family residence in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District. Decks are proposed as part of the horizontal addition at the level of the second and third floors. Front facade alterations are also proposed.
Preliminary Recommendation: Do not take Discretionary Review and approve the Application.
20a. 2003.0476DV (M. LI: (415) 558-6396)
1120-1122 VALLEJO STREET - north side between Jones and Leavenworth Streets; Lots 055 and 056 in Assessor's Block 0126 - Request for Discretionary Review of Building Permit Application No. 2003.07.24.0318 proposing the construction of an enclosed pavilion on the roof of the existing three-story building and the enclosure of two areas at the rear of the building that are currently unenclosed. The subject property is located in 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 as modified by Department staff.
20b. 2003.0476DV (M. LI: (415) 558-6396)
1120-1122 VALLEJO STREET - north side between Jones and Leavenworth Streets; Lots 055 and 056 in Assessor's Block 0126 - Rear yard variance sought. The proposed project is the construction of an enclosed pavilion on the roof of the existing three-story building and the enclosure of two areas at the rear of the building that are currently unenclosed. The subject property is within an RH-2 (Residential, House, Two-Family) District and 40-X Height and Bulk District. A rear yard of 15 feet, measured from the rear property line, is required for the subject property. The proposed roof pavilion will extend to within 3'6" of the rear property line and encroach into the required rear yard. The application for variance will be considered by the Zoning Administrator.
21. 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
4:30 P.M.
22. (C. NIKITAS: (415) 558-6306)
RESIDENTIAL DEMOLITION POLICY- A proposal to modify and refine
interim criteria to implement a Temporary Residential Demolition Policy
requiring mandatory Discretionary Review of all dwelling unit demolitions
not requiring Conditional Use authorization, with certain exceptions;
to adopt a specific Soundness Determination process; and to adopt criteria
for conformity with applicable General Plan policies and objectives;
and a recommendation to apply this policy for an approximate six-month
period, after which a long-term policy would be presented for consideration
and adoption by the Commission.
Preliminary recommendation: Adopt the Temporary Residential Demolition
Policy.
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
