June 17, 2004SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett
Place
Thursday, June 17, 2004
1:30 PM
Regular Meeting
President: Shelley Bradford Bell
Vice-President: Sue Lee
Commissioners: Michael J. Antonini; Rev.
Edgar E. Boyd;
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@sfgov.org.
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. 2003.0053E (L. KIENKER: (415) 558-5970)
520 CHESTNUT STREET - Construction of 20-Unit Residential Building - Appeal of Preliminary Negative Declaration. North side between Powell and Mason Streets, Lot 009 of Assessor's Block 0052. The proposed project is construction of a 57,393-gross-square-foot (gsf), four-story, 20-unit residential building, with 21 basement parking spaces. The project would include the reuse of the existing approximately 21,250-gsf, two-story, warehouse by adding a 27,143-gsf vertical addition, set back from the street. The new building would be approximately 40 feet in height at the roofline. The project would require Conditional Use and Variance authorizations. The site is in the North Beach Neighborhood Commercial District zoning district and a 40-X height & bulk district.
Preliminary Recommendation: Uphold Preliminary Negative Declaration.
(Continued from Regular Meeting of May 13, 2004)
2. 2003.1217D (J. IONIN: (415) 558-6309)
342 21ST AVENUE - east side between Geary and Clement Streets; Lot 033 in Assessor's Block 1452 - Request for Discretionary Review of Permit Application No. 2003.08.07.1409, proposing to add two units to the existing single-family dwelling by constructing new third and fourth floors, and a rear addition in an RM-1 (Mixed Residential, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with modifications.
(Continued from Regular Meeting of May 13, 2004)
(Proposed for Continuance to July 22, 2004)
3. 2001.0249CV (K. AMDUR:(415) 558-6351)
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 in the Chinatown Community Business (CCB) Zoning District and a 50-N Height and Bulk District. 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. 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. No parking would be provided. Both a parking and a rear yard/site coverage variance would be required and will be considered by the Zoning Administrator at the same hearing as the Conditional Use authorization. Required open space would be provided on a rooftop terrace.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of May 6, 2004)
(Proposed for Continuance to July 22, 2004)
4a. 2002.1036ECV (J. MILLER: (415) 558-6344)
651 - 655 GEARY STREET --south side between Jones and Leavenworth Streets, Lot 20 in Assessor's Block 318, in an RC-4 (Residential-Commercial Combined, High Density) District, the North of Market Residential Special Use District Number One, and in an 80-130-T Height and Bulk District - Consideration of a draft Motion adopting findings related to the Final Mitigated Negative Declaration ("FMND") of Environmental Impact prepared for the demolition of an existing two-story building and its replacement with a 13-story building containing up to 41 dwelling units, office, career training and retail space without off-street parking, and adopting the FMND, the mandatory mitigation measures contained therein, and a "Mitigation Monitoring Program".
(Proposed for Continuance to July 22, 2004)
4b. 2002.0460ECV (J. MILLER: (415) 558-6344)
651 - 655 GEARY STREET - south side between Jones and Leavenworth Streets, Lot 20 in Assessor's Block 318, in an RC-4 (Residential-Commercial Combined, High Density) District, the North of Market Residential Special Use District Number One, and in an 80-130-T Height and Bulk District -- Request for authorization of a Conditional Use for height over 40 feet in an "R" District, non-residential space above the ground story in an "RC" District , and no residential-serving off-street parking (when up to ten spaces would be required), in conjunction with construction of a new, 13-story building containing approximately 41 dwelling units, approximately 16,467 gross square feet ("gsf") of training space on the first two floors and in the basement for the Career Resources Development Center ("CRDC") and approximately 1,500 gsf of ground-floor retail space.
(Proposed for Continuance to July 22, 2004)
4c. 2002.1036CV - (J. MILLER: (415) 558-6344)
651 - 655 GEARY STREET, south side between Jones and Leavenworth Streets, Lot 20 in Assessor's Block 318, in an RC-4 (Residential-Commercial Combined, High Density) District, the North of Market Residential Special Use District Number One, and in an 80-130-T Height and Bulk District - Request for an off-street parking Variance in conjunction with the construction of a new, 13-story building containing approximately 41 dwelling units, approximately 16,467 gross square feet ("gsf") of training space on the first two floors and in the basement for the Career Resources Development Center ("CRDC") and approximately 1,500 gsf of ground-floor retail space with no commercial-serving off-street parking provided (when up to 30 spaces would be required).
(Proposed for Continuance to July 22, 2004)
B. COMMISSIONERS' QUESTIONS AND MATTERS
5. Consideration of Adoption - Draft Minutes of May 13 and June 3, 2004.
6. Commission Comments/Questions
C. DIRECTOR'S REPORT
D. REGULAR CALENDAR
9. FEE PROPOSAL - Consideration of adoption of the proposed Planning Department Fee amendment contained in Planning Code Article 3.5 and Administrative Code Section 31.22 and 31.23.
10. 2003.0599D (K. McGEE: (415) 558-6367)
37 THORTON - south side, between Lucy and Third Streets, Lot 035 in Assessor's Block 5411 - Request for Discretionary Review of Building Permit Application No. 2002.12.19.3945, proposing to add a two-story addition at the rear of the existing building. The subject property is located in an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do Not Take Discretionary Review and approve the project as proposed.
11. 2004.0470D (T. WANG: (415) 558-6335)
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
12. 2003.0262E (A. AGUILAR: (415) 558-5973)
10TH /MARKET/MISSION STREETS MIXED-USE PROJECT - Public Hearing on Draft Environmental Impact Report: The project site is at 1407-1435 Market Street, 18-70 Tenth Street, and 1400 Mission Street, at Assessor's Block 3507, Lot 39, and is located in the C-3-G (Downtown General Commercial) Zoning District and in the 150-S, 200-S, and 320-S Height and Bulk Districts. The project site is approximately 95,000 square feet on the west side of Tenth Street between Market and Mission Streets. The project site is within the proposed Mid-Market Redevelopment Project Area. The project sponsor proposes to construct a 24-story, 320-foot-tall office building fronting Market Street which would provide municipal offices uses; a 21-story, 200-foot-tall market-rate housing tower fronting Tenth Street which would provide up to 250 units; and a 15-story, 150-foot-tall affordable senior housing tower would provide up to 200 units.
The project would include approximately 313 off-street parking spaces and the total gross square footage for the proposed project would be approximately 1,024,119. The proposed project would require demolition of seven structures, which contain approximately 166,700 gross-square-feet of vacant office space and removal of 108 surface parking spaces.
Preliminary Recommendation: No action required
13. 2004.0281C (M. SMITH: (415) 558-6322)
4726 MISSION STREET - west side between Ruth and Leo Streets, Lot 016 in Assessor's Block 6955 - Request for Conditional Use Authorization pursuant to Planning Code Section 712.43 to allow a Large Fast Food Restaurant use (coffee shop) operated by Martha & Brothers Coffee (not categorized as a Formula Retail Use) to operate at the ground floor of a mixed-use building, located in a NC-3 (Moderate-Scale Neighborhood Commercial District) and 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
14. 2004.0241C (M. SMITH: (415) 558-6322)
130 CHURCH STREET - west side between Duboce Avenue and 14th Street, Lot 007 in Assessor's Block 3537- Request for Conditional Use Authorization pursuant to Planning Code Section 721.45 to allow a Liquor Store use to be added to a recently approved ground floor organic/specialty grocery store operated by Golden Produce Extension, located in the Upper Market Street Neighborhood Commercial District and 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
15. 2003.0889C (M. SNYDER: (415) 558-6891)
8 MCLEA COURT - north side of the street, east of 9th Street, Block 73 in Assessor's Block 3757 - Request for Conditional Use authorization under Planning Code Sections 817.16 and 890.88(c) to construct up to 29 Single Room Occupancy (SRO) units within a SLI (Service / Light-Industrial) District. As currently proposed, the new building would be 40-feet tall and would be setback from the front property-line by 15-feet. The project would include two independently accessible parking spaces along with the 29 SRO units. The property is within an SLI (Service / Light-Industrial) District, a 40-X Height and Bulk District, and an Industrial Protection Zone as designated in Planning Commission Resolution 16202.
16. 2003.0660C (G. NELSON: (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 (considered a full-service restaurant per Section 790.100), 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.
(Continued from Regular Meeting of May 6, 2004)
17. 2004.0348C (A. LIGHT: (415)558-6254)
520 COLUMBUS AVENUE - north side between Stockton and Green Streets, Lot 4, in Assessor's Block 117 - Request for a Conditional Use authorization to operate a small "self-service restaurant" (ice cream parlor). The project lies within the North Beach Neighborhood Commercial Zoning District, and within a 40-X Height and Bulk District. This proposal is to reopen "Ben & Jerry's" ice cream parlor at 520 Columbus Avenue, which is across the street from its former location at 543 Columbus Avenue. The proposed ice cream parlor, which is classified as a small self-service restaurant under the provisions of Article 7 of the Planning Code, will occupy an existing, approximately 850 square-foot retail space formerly occupied by a mobile phone retail store. "Ben & Jerry's" will serve ready-to-eat ice cream deserts. Although the majority of the ice cream consumption is anticipated to take place off-site, the proposed ice cream parlor will provide five tables and ten seats to be utilized by patrons of the store. No exterior changes, other than signage, are proposed. Per Section 722.44 of the Planning Code, a Conditional Use authorization is required for small self-service restaurants in the North Beach Neighborhood Commercial District.
Preliminary Recommendation: Approval with Conditions
E. 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
