December 04, 2003 (Addendum)SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, December 4, 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 FranciscoLobbyist 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. 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.
(Continued from Regular Meeting of October 2, 2003)
(Proposed for Continuance to December 18, 2003)
1b. 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.
(Continued from Regular Meeting of October 2, 2003)
(Proposed for Continuance to December 18, 2003)
2. 2003.1077C (E. TOPE: (415) 558-6316)
1970 McALLISTER STREET - north side between Central Avenue and Lyon Street; Lot 014 in Assessor’s Block 1159 - Request for Conditional Use Authorization pursuant to Planning Code Section 185 to allow a five-year extension of an existing nonconforming automobile repair garage (Carlos Exclusive Auto Service) in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District. Preliminary Recommendation: Approval with Conditions
(Proposed for Continuance to February 5, 2004)
B. COMMISSIONERS’ QUESTIONS AND MATTERS
3. Consideration of Adoption - draft minutes of November 6, 2003.
4. Commission Comments/Questions
C. DIRECTOR’S REPORT
5. Director’s Announcements
6. Review of Past Week’s Events at the Board of Supervisors and Board of Appeals
D. REGULAR CALENDAR
7a. 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 - Adopting findings under the California Environmental Qualtity Act, as described in a Final Mitigated Negative Declaration dated September 22, 2003, in connection with a proposal 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. 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 entitlement hearings.
Preliminary Recommendation: Adopt CEQA Findings
(Continued from Regular Meeting of November 13, 2003)
7b. 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 requested exceptions are for bulk requirements of Section 270 and for excedences of the pedestrian comfort wind speed criteria of Section 148. 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 with Conditions
(Continued from Regular Meeting of November 13, 2003)
7c. 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, including limiting residential parking at 1:2.
(Continued from Regular Meeting of November 13, 2003)
7d. 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 November 13, 2003)
8. (D. ALUMBAUGH: (415) 558-6601)
RINCON HILL PLAN DRAFT FOR PUBLIC DISCUSSION -
Informational presentation on the Draft for Public Discussion of the Rincon Hill Plan.
Preliminary Recommendation: None: Informational Presentation
9. (D. ALUMBAUGH: (415) 558-6601)
TRANSBAY REDEVELOPMENT PROJECT AREA DESIGN FOR DEVELOPMENT -
Informational Presentation by the SF Redevelopment Agency on the Transbay Redevelopment Area Design for Development Plan.
Preliminary Recommendation: None: Informational Presentation
10. (PUTRA/WILSON: (415) 558-6233/558-6163)
RESIDENTIAL DESIGN GUIDELINES - Presentation on the revised Residential Design Guidelines (Guidelines) for all residential projects in RH (Residential House) and RM (Residential Mixed-Density) zoning districts. This is the third and final public hearing on the proposed Guidelines to provide the Planning Commission with all modifications made to the Guidelines after receiving comments and recommendations from the public and the Planning Commission at the May 22, 2003 and the October 23, 2003 hearings, and at follow up meetings held by Department staff with the public.
Preliminary Recommendation: Adopt the draft version of the December 2003 Residential Design Guidelines as policy.
11. 2003.0865C (D. DiBartolo: (415) 558-6291)
1356 Grant Avenue, southeast corner at Green Street; Lot 051 in Assessor's Block 0132: Request for Conditional Use authorization under Section 722.42 of the Planning Code to establish a Full-Service Restaurant in the North Beach Neighborhood Commercial District (NCD) and a 40-X Height and Bulk District. The proposal is to allow a Full-Service Restaurant (serving Thai food) to operate within the North Beach Neighborhood Commercial District. This proposal would reduce the size of the existing Retail Video Store, on the ground level, from 2,400 square feet to 800 square feet, converting 1,600 square feet for the establishment of the new Full-Service Restaurant. The proposal will also renovate the existing storefront, but not expand the existing building.
Preliminary recommendation: Approval with Conditions
12. 2003.0924C (D. DiBartolo: (415) 558-6291)
659 Columbus Avenue - west side between Union and Filbert Streets; Lot 003 in Assessor's Block 0101: Request for Conditional Use authorization to add a Full Bar at the existing Full-Service Restaurant under Section 722.41 of the Planning Code in the North Beach Neighborhood Commercial District (NCD) and a 40-X Height and Bulk District. At present, the restaurant (dba “Frankie’s”) is permitted to carry Alcoholic Beverage Control (ABC) license type 41 to serve beer and wine on the premises. Conditional Use Authorization approval will allow the restaurant with bar to carry a license type 47 to serve beer, wine and distilled spirits on the premises. No alteration to the building or any other modifications to the operation of the bar are proposed.
Preliminary recommendation: Approval with Conditions
13. 2003.0963C (D. DiBartolo: (415) 558-6291)
1160 Polk Street (aka 1157-1199 Sutter Street), southeast corner at Sutter Street; Lot 13 in Assessor's Block 0692: Request for Conditional Use authorization to allow amplified live and recorded music and a dance floor (defined as "Other Entertainment" by Planning Code Section 790.38) in an existing 1,530 square foot bar, dba "Vertigo Bar," in the Polk Street Neighborhood Commercial Zoning District and a 65-A Height and Bulk District. Entertainment would occur between 8 p.m. and 1:30 a.m. daily. No alteration to the building or any other modifications to the operation of the bar are proposed.
Preliminary Recommendation: Approval with Conditions
14. 2002.0658C (M. WOODS: (415) 558-6315)
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 November 13, 2003)
15. 2003.0794C (G. Cabreros: (415) 558-6169)
1728-1748 HAIGHT STREET - north side between Shrader and Cole Streets, Lot 035 in Assessor’s Block 1229 - Request for Conditional Use Authorization under Planning Code Section 719.21 to allow a retail space at the ground floor over 2,500 square feet in area. The proposal is for tenant improvements to establish an 8,733 square-foot retail space. Urban Outfitters, a youth-oriented retailer of men’s and women’s wear, home furnishings and accessories, would occupy the retail space. The subject property is within the Haight Street Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Disapproval.
(Continued from Regular Meeting of November 13, 2003)
16. 2003.0451C (G. NELSON: (415) 558-6257)
1529-1565 PAGE STREET, south side between Masonic Avenue and Ashbury Street; Lots 023, 027, 028, and 032 in Assessor’s Block 1232: Request for Conditional Use authorization pursuant to Sections 209.3(h) and 304(d) of the Planning Code to demolish 2 three-unit apartment buildings (1529 and 1535 Page Street) and construct a 4-story, approximately 19,000 square foot addition to the existing Urban School of San Francisco, within an RM-1 (Residential, Mixed-Use, Low Density) District and a 40-X Height and Bulk District, in the Haight/Ashbury Neighborhood. This proposal requires Conditional Use authorization because it proposes: 1) the expansion of a secondary school in an RM-1 District, 2) it proposes to modify a prior Conditional Use authorization granted in 1993 (Case No. 1993.0094C), and 3) it proposes to develop a project site of over ½ acre (also called a Planned Unit Development, or PUD), which would allow modifications to the standard Code requirements such as rear yard and open space. With the proposed project, the Urban School plans to increase enrollment from 250 to 380 students, as well as increasing full and part-time employees from 50 to 70. The new structure would contain classrooms, offices, a student center, a chemistry lab, and various support spaces. The proposed project would also add one off-street parking space to the existing basement parking at 1563 Page Street.
Preliminary Recommendation: Approval with Conditions
17. 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.
(Continued from Regular Meeting of October 23, 2003)
18a. 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
(Continued from Regular Meeting of October 23, 2003)
18b. 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.
(Continued from Regular Meeting of October 23, 2003)
19. 2003.0397C (G. NELSON: (415) 558-6257)
1398 19th AVENUE - northeast corner of 19th Avenue and Judah Street; Lot 010 in Assessor’s Block 1773 - Request for Conditional Use authorization pursuant to Sections 209.3(f), 209.3(j), and 303 of the Planning Code to convert a single-family dwelling to religious/institutional use within an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District, in the Inner Sunset neighborhood. The proposed project would augment the existing 19th Avenue Chinese Baptist Church facilities located 5 lots away at 1370-1374 19th Avenue, and would result in the interior configuration of the existing structure to contain a “fellowship hall” and several conference/classrooms, as well as the removal of one off-street parking space. The Church would operate several programs at the facility, including adult education, after school tutoring, weekend worship and educational activities, choir rehearsal, and a one-to-two-week summer day camp.
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
