May 6, 2004SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett
Place
Thursday, May 6, 2004
1:30 PM
Regular Meeting
President: Shelley Bradford Bell
Vice-President: Sue Lee
Commissioners: Michael J. Antonini; Rev. Edgar E. Boyd; Lisa
Feldstein;
Kevin Hughes; 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. 2003.0846C (F. JONES: (415) 558-6477)
1298 OCEAN AVENUE, northeast corner of Ocean Avenue, and Plymouth
Avenue, Lot 017, Assessor's Block 3199 - Request for Conditional
Use Authorization pursuant to Sections 711.83, 711.11 and 711.21 of
the Planning Code for the establishment of a 6,100 square foot public
library branch on a vacant 11,120 square foot corner lot previously
occupied by an auto repair garage, in an NC-2 (Small-Scale Neighborhood
Commercial) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions.
(Proposed for Continuance to June 3, 2004)
2. 2003.1254D (E. TOPE: (415) 558-6316)
170 ST. GERMAIN AVENUE - north side at Glenbrook Avenue; Lot 009 in Block 2708 - Request for Discretionary Review of Building Permit Application No. 2003.07.31.0905, proposing to construct a one story horizontal and a one story vertical addition to an existing two story over basement single family dwelling in an RH-1 (D) (Residential, House, One-Family, Detached Dwelling) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
(Continued from Regular Meeting of April 8, 2004)
(Proposed for Continuance to June 10, 2004)
3. 2003.0660C (G. NELSON: at (415) 558-6257)
3740-3742 GEARY BOULEVARD - north side between Arguello Boulevard and Second Avenue; Lot 012 in Assessor's Block 1433 - Request for Conditional Use authorization pursuant to Section 161(j) of the Planning Code to construct a 4-story mixed-use building with no off-street parking spaces within an NC-3 (Moderate Scale Neighborhood Commercial) District and an 80-A Height and Bulk District. An existing single-story commercial structure ("White Caps Café") will be demolished. The replacement building will contain a restaurant at the first (ground) floor, and four dwelling units at the upper three floors. Conditional Use authorization is required to reduce the residential off-street parking requirement of the new structure from 4 spaces to none.
Preliminary Recommendation: Approval with conditions.
(Proposed for Continuance to June 17, 2004)
4. 2001.0249CV (A. LIGHT: (415) 558-6254)
605 KEARNY STREET - west side between Sacramento and Commercial Streets, Lot 7, in Assessor's Block 226 - Request for a Conditional Use authorization for a building exceeding 35 feet in height, and for required rear yard and parking variances for a building in the Chinatown Community Business (CCB) Zoning District and a 50-N Height and Bulk District. The Variance application will be considered by the Zoning Administrator concurrently at the same hearing with Conditional Use authorization. The proposal is to add one four-story dwelling unit to an existing one-story commercial building on a small, approximately 700 square foot, 29.5-foot deep lot. The commercial unit on the ground floor would remain. No parking would be provided. A Conditional Use authorization is required in the Chinatown Community Business Zoning District for any building exceeding 35 feet in height. The building would be 50 feet in height with the proposed addition. The addition, like the existing commercial building would cover the entire small site. Therefore, both a parking and a rear yard variance would be required. Required open space would be provided on a rooftop terrace.
Preliminary Recommendation: Pending
(Proposed for Continuance to June 17, 2004)
5. 2003.0607C (T. TAM: (415) 558-6325)
306 RANDOLPH STREET - north side of Randolph Street, between Ramsell and Victoria Streets, Lots 51 and 56 in Assessor's Block 7088 - Request for Conditional Use authorization pursuant to Planning Code Sections 209.3(c), 710.11, and 710.21 to establish an institutional use (residential care facility for up to 56 persons) in an existing two-story commercial building currently owned and occupied by the Yeo Lai Sah Buddhist Temple. The project will also include a lot line adjustment between Lots 51 and 56. The property is located in NC-1 (Neighborhood Commercial Cluster) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
(Continued from Regular Meeting of March 4, 2004)
(Proposed for Continuance to July 15, 2004)
6. 2004.0192D (E. TOPE: (415) 558-6316)
593-595 26TH AVENUE - west side between Anza Street and Geary Boulevard; Lot 015C in Assessor's Block 1518 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of dwelling unit mergers, of Building Permit Application No. 2003.10.28.8782, proposing to merge two dwelling units to create a single-family dwelling in an RM-1 (Residential, Mixed, Low Density District) and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Disapprove the merger.
(Continued from Regular Meeting of March 25, 2004)
BUILDING PERMIT APPLICATION HAS BEEN WITHDRAWN BY THE APPLICANT.
B. COMMISSIONERS' QUESTIONS AND MATTERS
7. Consideration of Adoption - Draft Minutes of March 18, April 1, and April 8, 2004.
8. 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
12. 2002.0731D (J. IONIN: (415) 558-6309)
3410 CALIFORNIA STREET - north side between
Laurel and Locust Streets; Lot 009 in Assessor's Block 1019 - Request
for Discretionary Review of Permit Application No. 2001.05.14.9020,
proposing to construct a new four unit building in an RM-1 (Mixed Residential,
Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take DR and approve with
modifications.
13a. 2004.0063D (G. CABREROS: (415) 558-6169)
141 WILLARD NORTH STREET - west side between
Turk Street and Golden Gate Avenue; Lot 005 in Assessor's Block 1142
- Mandatory Discretionary Review, under the Planning Commission's policy
requiring review of housing demolition, of Demolition Permit Application
No. 2003.05.22.5283, proposing to demolish an existing two-unit building
in an RH-2 (Residential, House, Two-Family) District and a 40-X Height
and Bulk District.
Preliminary Recommendation: Take Discretionary Review
and disapprove demolition.
(Continued from Regular Meeting of March 25, 2004)
13b. 2004.0064D (G. CABREROS: (415) 558-6169)
141 WILLARD NORTH STREET - west side between
Turk Street and Golden Gate Avenue; Lot 005 in Assessor's Block 1142
- Mandatory Discretionary Review, under the Planning Commission's policy
requiring review of new residential buildings in association with residential
demolitions, of Building Permit Application No. 2003.05.22.5280, proposing
to construct a new four-story, two-unit building in an RH-2 (Residential,
House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review
and disapprove the application.
(Continued from Regular Meeting of March 25, 2004)
14a. 2003.0628D (D.SIROIS: (415) 558-6313)
1478 12th AVENUE - east side, between Kirkham
& Judah, Lot 026, Assessor's Block 1842 - Mandatory Discretionary
Review under the Planning Commission's policy requiring review of housing
demolition, of Demolition Permit Application 2003.05.09.4260, to demolish
an existing one-story plus basement single-family dwelling in an RH-2
(Residential House, Two-Family) District and in a 40-X Height and Bulk
District.
Preliminary Recommendation: Do not take Discretionary
Review and approve the Demolition Permit.
14b. 2003.0091D (D.SIROIS: (415) 558-6313)
1478 12th AVENUE - east side, between Kirkham
& Judah, Lot 026, Assessor's Block 1842 - Mandatory Discretionary
Review under the Planning Commission's policy requiring review of new
residential building in association with residential demolition, of
Building Permit Application No. 2003.05.09.4271, proposing to construct
a three-story, two-family residential structure with two off-street
parking spaces in an RH-2 (Residential House, Two-Family) District and
in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary
Review and approve the New Construction Permit.
15a. 2004.0116CV (D. DiBARTOLO: (415) 558-6291)
528 DIVISADERO STREET - east side between
Fell and Hayes Streets; Lot 021 in Assessor's Block 1203: Request for
Conditional Use authorization under Section 711.24 of the Planning Code
to add an Outdoor Activity Area in the rear yard of the new Full-Service
Restaurant (Zeriab). The project would add an approximately 200 square
foot seating area with three tables and 12 chairs at the rear yard,
for the use of the ground floor restaurant, in an NC-2 (Small-Scale
Neighborhood Commercial) District and a 65-A Height and Bulk District.
Preliminary Recommendation: Approval with conditions
15b. 2004.0116CV (D. DiBARTOLO: (415) 558-6291)
528 DIVISADERO STREET - east side between
Fell and Hayes Streets; Lot 021 in Assessor's Block 1203: Rear Yard
and Non-Complying Structure Variances sought to demolish the existing
rear stairs and decking and to reconstruct the stairs with decking at
the rear of the existing three-story mixed-use structure. The proposed
decking with stairs would be located at the rear-building wall and would
extend in height to the floor level of the third story. The project
would have a maximum width of 21'-8" and would extend approximately
6'-4" from the existing rear building wall, resulting in an encroachment
of approximately 15'-4" into the approximately 28'-2" required
rear yard in an NC-2 (Small-Scale Neighborhood Commercial) District
and a 65-A Height and Bulk District.
16. 2004.0166T (P. LORD: (415) 558-6311)
C-M FLOOR AREA RATIO REDUCTION - Consideration
of an Ordinance to amend the Planning Code by amending Section 124(e)
to provide that the basic floor area ratio for C-M Zoning Districts
is 3.0 to 1, and making findings of consistency with the priority policies
of Planning Code Section 101.1 and the General Plan.
Preliminary Recommendation: Disapproval
17. 2003.1220I (K. RICH: (415) 558-6345)
CITY COLLEGE OF SAN FRANCISCO - Submission
of 10 year Institutional Master Plan by City College of San Francisco
and subsequent public hearing as per Planning Code Section 304.5 (d).
The purpose of this hearing is for the receipt of public testimony only,
and shall in no way constitute an approval or disapproval of the institutional
master plan by the Planning Commission.
18. 2004.0185C (T. TAM: (415) 558-6325)
3991 ALEMANY BOULEVARD (aka 3911 ALEMANY BOULEVARD)
- south side between Worchester Street and St. Charles Avenue, Lot 12
in Assessor's Block 7126A - Request for Conditional Use Authorization
under Planning Code Section 713.43 for the proposed establishment of
a large fast food restaurant (Extreme Pizza), approximately 1,472 square
feet in size, operating between 11:00 a.m. to 10:00 p.m., in an NC-S
(Neighborhood Commercial-Shopping Center) District and 40-X Height and
Bulk District. The restaurant location is near the shopping center entrance
off of Worchester Street.
19a. 2003.1241CV (M.WOODS: (415) 558-6315)
1447 - 1449 LOMBARD STREET - south side between
Van Ness Avenue and Franklin Street; Lot 104, in Assessor's Block 0503
- Request for Conditional Use authorization under Planning Code Sections
161(j) and 303 to waive the two-car parking requirement for the proposed
conversion of office spaces to two dwelling units on the second and
third floors of an existing three-story building with a full-service
restaurant on the ground floor. The site is within an NC-3 (Neighborhood
Commercial, Moderate-Scale) Zoning District and a 40-X Height and Bulk
District.
19b. 2003.1241CV (M.WOODS: (415) 558-6315)
1447 - 1449 LOMBARD STREET - south side between Van Ness Avenue
and Franklin Street; Lot 104, in Assessor's Block 0503 - Request for
rear yard and non-complying structure variances for the proposed conversion
of office spaces to two dwelling units on the second and third floors
of an existing three-story building with a full-service restaurant on
the ground floor. The proposed conversion would not alter the configuration
of the existing building. Because the existing building already encroaches
into the required rear yard, it is considered a legal, non-complying
structure, and the conversion of the two upper floors from commercial
use to residential use triggers these variances. The site is within
an NC-3 (Neighborhood Commercial, Moderate-Scale) Zoning District and
a 40-X Height and Bulk District.
20a. 2003.1181KCR (M. LI: (415) 558-6396)
801-825 MISSION STREET - the entire block bounded by 4th,
Minna, 5th, and Mission Streets, Lot 067 in Assessor's Block
3724 - Request for a General Plan Referral to determine if the construction
of a wireless telecommunications facility for Cingular Wireless on the
5th & Mission Garage is in conformity with the objectives
and policies of the General Plan.
Preliminary Recommendation: Determination that the project is in conformity
with the objectives and policies of the General Plan.
20b. 2003.1181KCR (M. LI: (415) 558-6396)
801-825 MISSION STREET - the entire block bounded by 4th,
Minna, 5th, and Mission Streets, Lot 067 in Assessor's Block
3724 - Request for conditional use authorization to install a wireless
telecommunications facility for Cingular Wireless consisting of one
antenna and two equipment cabinets on the 5th & Mission
Garage. The antenna will be façade-mounted against an existing
elevator penthouse on the roof of the garage, and the equipment cabinets
will be located adjacent to the same penthouse. The project site is
within a P (Public) District and a 90-X/160-F/340-I Height and Bulk
District. The proposed facility meets Location Preferences 1 and 2 of
the WTS Facilities Siting Guidelines.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of April 1, 2004)
21. 2003.1047C (M. SNYDER: (415) 575-6891)
3372-3378 MISSION STREET (aka 3350 MISSION STREET) - dba "Safeway"
west side between 29th Street and 30th Street, Lot 55 in Assessor's
Block 6635 - Request for Conditional Use authorization under Planning
Code Section 712.83 and 790.80 to install a total of six panel antennas
and associated equipment cabinets, as a part of a wireless transmission
network operated by Cingular Wireless. The site is within an NC-3 (Neighborhood
Commercial, Moderate-Scale) District and a 40-X Height and Bulk District.
Pursuant to the WTS Facilities Guidelines, the project is a Preference
4 Location Site, a wholly commercial building.
(Continued from Regular Meeting of April 1, 2004
22. 2003.1184X (A. LIGHT: (415) 558-6254)
524 POST STREET - north side between Mason
and Taylor Streets, Lot 5, in Assessor's Block 297 - Request under Planning
Code Section 309 (Downtown Code) for Determinations of Compliance and
Exceptions, including an exception for a building exceeding 80 feet
in a 80-130-F District for a building in a C-3-G District. The proposal
is to modify plans for which a building permit has already been approved
for the renovations of the existing Olympic Club building in order to
increase and relocate the handball courts to the highest level of the
building and add up to 4,176 feet of gross floor area, the maximum
allowable amount remaining for the site. The proposal would involve
an increase in the height of the rear portion of the existing building
at 524 Post Street by 12 to 27 feet to a maximum
height of 113 feet, depending on the particular location, in order
to have a complete sixth level across the rear of the site that would
accommodate the handball courts. The remainder of the building would
be fully renovated and seismically strengthened in accordance with the
existing, approved building permit, with revisions to the internal layouts
to accommodate reorganization of certain spaces.
Preliminary Recommendation: Approval
6:00 P.M.
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
