August 12, 2004SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett
Place
Thursday, August 12, 2004
1:30 PM
Regular Meeting
President: Shelley Bradford Bell
Vice-President: Sue Lee
Commissioners: Michael J. Antonini; Kevin Hughes; William L. Lee; Christina Olague
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.
1a. 2003.0304CV (J. PURVIS: (415) 558-6354)
829 FOLSOM STREET - south side between 4th and 5th Streets, a through lot to Shipley Street; Lot 091 in Assessor's Block 3752 - Request for Conditional Use authorization under Planning Code Sections 207.5, 263.11, 271, and 157 to construct a nine-story, mixed-use building with up to 69 dwelling units at a density of one unit per 147 square feet of lot area under Section 207.5, to construct an 85-foot-tall building (with a 16-foot-tall mechanical penthouse) in the 40-X/85-B Height and Bulk District under Section 263.11, to exceed the bulk limits at the 50-foot height by 60 feet in length and 54 feet diagonally (by 48 feet in length and 42 feet diagonally at the 65-foot height) under Section 271; and to provide parking exceeding accessory amounts (with up to 62 spaces for project residents) under Section 157. On the ground floor, garage access would be provided at Shipley Street, and up to 5,000 gross square feet of retail space would be provided with access from Folsom Street. The proposed project would also require a rear yard modification and a variance from dwelling unit exposure requirements. The site is within an RSD (Residential/Service) South of Market Mixed-Use District, and a 40-X/85-B Height and Bulk District.
Preliminary Recommendation: Approval with modifications and conditions
(Continued from Regular Meeting of May 27, 2004)
NOTE: On May 27, 2004, the Commission passed a motion of intent to approve by a vote +5 -1. Commissioner S. Lee voted no. Final Language July 1, 2004. Public testimony remains open on any new information.
NOTE: On July 1, 2004, the Commission continued the matter to August 12, 2004.
(Proposed for Continuance to October 7, 2004)
1b. 2003.0304CV (J. PURVIS: (415) 558-6354)
829 FOLSOM STREET - south side between 4th and 5th Streets, a through lot to Shipley Street; Lot 091 in Assessor's Block 3752 - Requests for Variances. The proposal is to construct a nine-story, mixed-use building with up to 69 dwelling units, up to 5,000 gross square feet of ground floor commercial space and a 62-space parking garage. A rear yard modification is sought under Section 134(e) to provide rear yard open space within an inner court and on a 7th floor setback of 10-15 feet along Shipley Street. A variance is sought from dwelling unit exposure requirements, as the horizontal dimensions of the inner court do not meet the requirements for an open area as defined under Section 140(a)(2) for dwelling unit exposure, and 27 of the 70 units have no exposure other than this inner court. The site is within an RSD (Residential/Service) Mixed-Use District, and a 40-X/85-B Height and Bulk District.
(Continued from Regular Meeting of May 27, 2004)
NOTE: On May 27, 2004, Zoning Administrator has left the public hearing open and continued the item to July 1, 2004.
NOTE: On July 1, 2004, Zoning Administrator continued the matter to August 12, 2004.
(Proposed for Continuance to October 7, 2004)
B. COMMISSIONERS' QUESTIONS AND MATTERS
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
6. 2004.0088C (M. SNYDER: (415) 575-6891)
1042 MINNA STREET - north side between Layfayette and 11th Street, Lot 76 in Assessor's Block 3511 - Request for Conditional Use authorization under Planning Code Section 253 to construct three dwelling units that would be over 40-feet tall within an RH-3 District and 130-L Height and Bulk District. Conditional Use authorization is required for construction of any structure over 40-feet tall in a residential district. The subject site is within an RH-3 (House, Three-family) District and a 130-L Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of August 5, 2004)
7. 2004.0522C (P. LORD: (415) 558-6311)
2001 UNION STREET - southwest corner of Union Street and Buchanan Street; Lot 024 in Assessor's Block 0541 - Request for Conditional Use authorization under Section 725.49 of the Planning Code to convert a portion of the currently vacant ground floor retail space into a financial service use (Comerica Bank), within the Union Street Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
8. 2003.0053E: (L. KIENKER: (415) 558-5970)
520 CHESTNUT STREET. North side, between Powell and Mason on Assessors Block 0052, Lot 009. Appeal of Negative Declaration. The proposed project is construction of a 27,143-gsf multi-story vertical addition to an existing industrial building and basement, resulting in an approximately 35,000-square-foot four-story building of 20 residential units and 21 independently accessible parking spaces in a below-ground garage. The project would require Conditional Use and Variance authorizations (2003.0429CV). The subject property is in the North Beach Neighborhood Commercial District, and is in a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of July 15, 2004).
9a. 2003.0429CV (M. LUELLEN: (415) 558-6478)
520 CHESTNUT STREET. North side, between Powell and Mason on Assessors Block 0052, Lot 009. Conditional Use Authorization pursuant to Planning Code Section 722.11 for development on a lot over 5,000 square feet. The proposed twenty unit (20) residential building would retain the existing historic two-story industrial building and construct two new stories on the roof that are set back eight feet from the face of the building. Twenty-one (21) independently accessible parking spaces and bicycle storage would be provided in the existing basement. The total project would consist of approximately 35, 000 square feet in a four-story building. The subject property is in the North Beach Neighborhood Commercial District, and is in a 40-X Height and Bulk District. The Zoning Administrator will hear related variance requests.
Preliminary Recommendation: Approval with Conditions
9b. 2003.0429CV: (M. LUELLEN: (415) 558-6478)
520 CHESTNUT STREET. North side, between Powell and Mason on Assessors Block 0052, Lot 009. Request for Variances and Rear Yard Modification: (A) rear yard modification in accord with Section 134(e)(1) to provide a reduced rear yard, equal approximately 1200 square feet where approximately 2300 square feet are required. (B) Variance to Section 135(g)(2) to provide usable open space that does not meet the required minimum dimensions or area for fourteen of the proposed dwelling units, (C) Variance to Section 140 to provide less than the required minimum dimensions or area for dwelling unit exposure for eight dwelling units proposed for the third and fourth floors. The proposed project is the subject of a Conditional Use hearing as described above. The subject property is in the North Beach Neighborhood Commercial District, and is in a 40-X Height and Bulk District.
10. 2004.0402C (W.HASTIE: (415) 558-6381)
165 GUERRERO STREET - east side, on the corner of Guerrero and Brosnan Streets; Lot 29 in Assessor's Block 3533 - Request for Conditional Use Authorization for a residential care facility, dba as "Pleasant Street Grove Home", for more than seven persons, pursuant to Planning Code Sections 209.3(c). The property is located within an RM-2 (Mixed Residential, Moderate Density) District with a 40-X Height and Bulk limit.
Preliminary Recommendation: Approval with Conditions
11a. 2204.0272XV (A. LIGHT: (415) 558-6254)
83 McALLISTER STREET - south side between Leavenworth Street and 7th Street N., Lot 32, in Assessor's Block 351 - Request for a Determination of Compliance under Section 309 of the Planning Code to permit conversion of existing office space to approximately 60 residential dwelling units, with an exception to the Planning Code rear yard requirements; and for the granting by the Zoning Administrator of dwelling unit exposure and parking variances; for the subject property, which is in the C-3-G Zoning District and a 80-X Height and Bulk District. The Zoning Administrator will hear the variance application concurrently with the Planning Commission. The proposal is to seismically upgrade the subject five-story office building (The Methodist Book Concern, a contributor to the Civic Center Historic District, and a Category I Building under the Downtown Plan); and convert the existing office use to approximately 60 small dwelling units, with ground floor retail and lobby space, and supporting residential services on the basement level. No parking would be provided, and no exterior alterations to character-defining facades are proposed, therefore no Certificate of Appropriateness would be required for this project.
Preliminary Recommendation: Approval with Conditions
11b. 2004.0272XV (A. LIGHT (415) 558-6254)
83 McALLISTER STREET - south side between Leavenworth Street and 7th Street N., Lot 32, in Assessor's Block 351 - Request for dwelling unit exposure and parking variances for the subject property, which is in the C-3-G Zoning District and a 80-X Height and Bulk District. The Zoning Administrator will hear the variance application concurrently with the Planning Commission. The proposal is to seismically upgrade the subject five-story office building (The Methodist Book Concern, a contributor to the Civic Center Historic District, and a Category I Building under the Downtown Plan); and convert the existing office use to approximately 60 small dwelling units, with ground floor retail and lobby space, and supporting residential services on the basement level. No parking would be provided, and no exterior alterations to character-defining facades are proposed, therefore no Certificate of Appropriateness would be required for this project.
12. 2004.0506D (R. CRAWFORD: (415) 558-6358)
464 30TH STREET - North side between Noe and Sanchez Streets. Assessor's Block 6639 Lot 020 - Request for Discretionary Review of Building Permit Application No. 2004 0310 8295, to construct horizontal and vertical additions to the existing one family dwelling including a full third story and a rear extension 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 project as proposed.
(Continued from Regular Meeting of July 22, 2004)
13. 2004.0462D (M. WOODS: (415) 558-6315)
3016 PINE STREET - north side between Lyon Street and Presidio Avenue, Lot 14 in Assessor's Block 1031 - Request for Discretionary Review of Building Permit Application No. 2004.01.29.5170S proposing to add a two-story vertical addition and a two-story horizontal addition at the rear of the existing one-story over garage, single-family dwelling in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
14. 2004.0404D (S. SNYDER: (415) 558-6543)
1609 REVERE AVENUE - south side between Third Street and Lane Street, Lot 1B in Assessor's Block 5342 - Request for Discretionary Review of Building Permit Application No. 2003.11.06.9583 proposing to add horizontal and vertical additions, and to change the occupancy from a Single-family to a Two-family dwelling. The property is within an RH-2 (House, Two-family) District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
15a. 2004.0676D (J. PURVIS: (415) 558-6354)
77 BLUXOME STREET - south side between 4th and 5th Streets; Lot 019 in Assessor's Block 3786, within an SSO (Service/Secondary Office) Mixed-Use District, and a 65-X Height and Bulk District in the Industrial Protection Zone. Mandatory Discretionary Review under Resolution No. 16202 of Demolition Permit Application No. 2003.06.10.6727 to demolish a two-story commercial building, formerly used as PDR space, and its replacement by a seven-story, 108-unit SRO (Single Room Occupancy) residential building with a 16-space residential parking garage on the ground floor, subject to a rear yard modification.
Preliminary Recommendation: Do not take Discretionary Review and approve the demolition permit.
15b. 2004.0677D (J. PURVIS: (415) 558-6354)
16. 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 the project with modifications.
(Continued from Regular Meeting of June 17, 2004)
17. 10TH & MARKET (AKA 1401-1435 MARKET STREET) - Informational presentation by the Project Sponsor. The proposed project includes (a) the creation of a 10th & Market Special Use District, (b) the construction of a 24-story office building for occupancy by the City and County of San Francisco, (c) the construction of a 21-story building containing up to 250 market-rate dwelling units with a garage for up to 230 parking spaces, and (d) the construction of a 15-story building containing up to 200 below-market-rate dwelling units for senior citizens. This project is currently scheduled for a Planning Commission hearing on Thursday, September 23, 2004.
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. 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
