March 3, 2005SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett
Place
Thursday, March 3, 2005
1:30 PM
Regular Meeting
President: Sue Lee
Vice-President: Dwight S. Alexander
Commissioners: Michael J. Antonini; Shelley Bradford Bell; 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 Adele Destro, Interim 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 sotf@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: Sue 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.
1. 2004.1169C (C. NIKITAS: (415) 558-6306)
1251 THOMAS AVENUE - west side between Ingalls and Hawes Streets, Lot 030, in Assessor's Block 4807 - Request for Conditional Use authorization to operate a fenced vehicle storage yard and towing business as defined in Sections 223(t) & (u), pursuant to Section 249.15(b)(2), located on a site in an M-1 (Light Industrial) zoning district and the Restricted Light Industrial Special Use District and a 40-X height and bulk district.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of January 20, 2004)
(Proposed for Continuance to March 10, 2005)
2. 2003.0869E (J. NAVARRETE: (415) 558-5975)
88 FIFTH STREET - THE OLD U.S. MINT - Appeal of Preliminary Mitigated Negative Declaration - The proposed project is the rehabilitation plus seismic upgrade and addition to the United States Old Mint located at 88 Fifth Street in downtown San Francisco (Assessor's Block 3704, Lot 11). The approximately 86,300-gross-square-foot (gsf) building is proposed for use as a City History Museum (77,300 gsf) with secondary uses being retail (restaurant, bar, and gift shops) and office uses. The project site is located on the northwest corner of Fifth and Mission Streets and bounded by Fifth, Mission, Mint, and Jessie Streets. Additional square footage and an additional story would be added within the interior courtyard with a glass roof over the courtyard, at about 10,000 gsf. The project would include closure of Jessie Street to vehicles, between Mint and Fifth Streets, to be used for outdoor restaurant seating. The project site is approximately 45,515 sq. ft., is zoned P (Public) within a 90-X height and bulk district, and within the Mid-Market St. Revitalization and Conservation District. Transaction document approvals would be required from the Board of Supervisors, and a Certificate of Appropriateness would be required by the Landmarks Preservation Advisory Board.
Preliminary Recommendation: Uphold Mitigated Negative Declaration
(Proposed for Continuance to April 7, 2005)
3. 2004.0389D (J. PURVIS: (415) 558-6354)
684 ARKANSAS STREET - west side between 20th and 22nd Streets; Lot 016 in Assessor's Block 4098 - Request for Discretionary Review of Building Permit Application No. 2003.05.22.5290 proposing the conversion of a single-family dwelling to a two-family dwelling with vertical and horizontal extensions. The site is in an RH-2 (Residential, House, Two-Family) Use District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project.
4. 2004.0916L (M. SNYDER: (415) 575-6891)
900 INNES AVENUE - northeast side between Griffith and Winters Point Boulevard. Assessor's Block 4646 and Lot 007 - Request for Landmark Designation under Planning Code Sections 1004.1, 1004.2 as City Landmark No. 250. The subject property is within an NC-2 (Neighborhood Commercial - Small Scale) District and a 40-X Height and Bulk District.
(Proposed for Continuance to April 21, 2005)
5a. 2004.0032D (J. PURVIS: (415) 558-6354)
43 HAMILTON STREET - east side south of Silver Avenue; Lot 007 in Assessor's Block 5919 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2002.10.17.9296, proposing the demolition of a one-story, single-family dwelling in an RH-1 (Residential, House, One-Family) Use District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of January 20, 2004)
(Proposed for Indefinite Continuance)
5b. 2004.0033D (J. PURVIS: (415) 558-6354)
43 HAMILTON STREET - east side south of Silver Avenue; Lot 007 in Assessor's Block 5919 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review new construction to replace demolished, of Building Permit Application No. 2002.10.17.9298, proposing the construction of a two-story single-family dwelling in an RH-1 (Residential, House, One-Family) Use District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of January 20, 2004)
(Proposed for Indefinite Continuance)
6. 2004.0468DD (M. SMITH:: (415) 575-6322)
346 DUNCAN STREET - north side between Sanchez and Church Streets, Lot 051 in Assessor's Block 6592 - Request for Discretionary Review of Building Permit Application No. 2003.09.25.5699, proposing to construct a vertical and horizontal addition on a single-family dwelling, located in a 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.
7. 2004.1190D (D. SIROIS: (415) 558-6313)
1523 21ST AVENUE - west side, between Kirkham & Lawton Streets, Lot 003, Assessor's Block 1867 - Request for Discretionary Review of Building Permit Application 2004.04.19.1671, to construct a two-story horizontal addition to the rear of the existing single-family dwelling located in an RH-1 (Residential, Single-Family) District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve project with modifications.
(Continued from Regular Meeting of February 10, 2005)
B. COMMISSIONERS' QUESTIONS AND MATTERS
C. DIRECTOR'S REPORT
D. GENERAL PUBLIC COMMENT - 15 MINUTES
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. Each member of the public may address the Commission for up to three minutes.
E. 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.
F. CONSIDERATION OF FINDINGS AND FINAL ACTION - PUBLIC HEARING CLOSED
G. REGULAR CALENDAR
13. (D. MACRIS: (415) 558-6411)
(Continued from Regular Meeting of February 10, 2005)
14a. 2004.0364D (D. SIROIS: (415) 558-6313)
451 FAXON AVENUE - west side between De Montfort & Holloway Avenues, Lot 009, Assessor's Block 6939 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application 2003.11.24.0975, proposing to demolish an existing single-family dwelling in an RH-1 (Residential, House, One-Family) District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the Demolition Permit.
(Continued from Regular Meeting of February 17, 2005)
14b. 2004.0651D (D. SIROIS: (415) 558-6313)
451 FAXON AVENUE - west side between De Montfort & Holloway Avenues, Lot 009, Assessor's Block 6939 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of new construction to replace demolished housing, of Building Permit Application No. 2003.11.24.0979, proposing to construct a three-story, single-family residential building with two off-street parking spaces in an RH-1 (Residential, House, One-Family) District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and Approve the New Construction Permit.
(Continued from Regular Meeting of February 17, 2005)
15. 2005.0141D (D.SIROIS: (415) 558-6313)
120 UPPER TERRACE - north side, between Masonic Avenue & Ashbury Terrace, Lot 009, Assessor's Block 2617A - Request for Discretionary Review of Building Permit Application 2004.10.04.5862, proposing to construct a partial one-story vertical addition on the existing single-family house and to construct new stairs and decks on the east side of the building. The subject property is located in an RH-1(D) (Residential, Single-Family, Detached) District and in a 40-X Height and Bulk District.
16a. 2004.0516D (D.SIROIS: (415) 558-6313)
4381 26TH STREET - south side, between Douglass & Diamond Streets, Lot 021, Assessor's Block 6561 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application 2004.05.25.4745, proposing to demolish an existing single-family dwelling in an RH-1 (Residential, One-Family) District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and Approve Demolition.
16b. 2004.0572D (D.SIROIS: (415) 558-6313)
4381 26TH STREET - south side, between Douglass & Diamond Streets, Lot 021, Assessor's Block 6561 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of new construction to replace demolished housing, of Building Permit Application No. 2004.05.25.4740, proposing to construct a three-story, single-family house with one off-street parking space in an RH-1 (Residential, House, One-Family) District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and Approve Project.
17. 2004.0798D (M. SMITH: (415) 558-6322)
2070 30TH AVENUE - east side between Pacheco and Quintara Streets, Lot 003M in Assessor's Block 2149 - Request for Discretionary Review of Building Permit Application No. 2004.01.26.4825, proposing to construct a two-story horizontal addition at the rear of a single-family dwelling, located in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications
18. 2004.1278D (S. YOUNG: (415) 558-6346)
1288 STANYAN STREET - east side between 17th Street and Belgrave Avenue; Lot 038 in Assessor's Block 1289 - Request for Discretionary Review of Building Permit Application No. 2004.08.03.0501S, proposing to construct a two-story horizontal addition at the rear of the existing two-story over garage, single-family dwelling. The proposal will also include modifications to the front facade of the building with changes to the existing roofline, front entry canopy, windows, and garage door. The property is located in an RH-1(D) (Residential, House, One-Family Detached) District and a 40-X Height and Bulk District.
19. 2005.0021D (R. CRAWFORD: (415) 558-6358)
1 PALO ALTO DRIVE (AKA 1 AVANZADA AKA 250 PALO ALTO) - Assessor's Block 2724 Lot 003 - Mandatory Discretionary Review of Building Permit Application Nos. 2004.11.05.8607 for installation of an emergency generator and pad with diesel fuel tank for KBHK television; application No. 2004.1220.1816 for installation of an FM antenna for KNGY radio, on the north leg at the third level of Sutro Tower and, application No. 2005.0125.3910 for installation of four receive only satellite dishes for KPIX TV-5. This project lies within the RH-1, (Residential, House, One Family) District and within a 40-X Height and Bulk District.
20. 2004.0853C (M. WOODS: (415) 558-6315)
2245-2247 UNION STREET - south side between Fillmore and Steiner Streets; Lot 030, in Assessor's Block 0539 - Request for Conditional Use authorization under Planning Code Sections 121.2, 303, 725.21, 725.38, and 725.53 to legalize office use on the second, third, and attic levels of an existing three-story plus attic building, in the Union Street Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
21. 2001.0772C (B. FU: (415) 558-6613)
3318 MISSION STREET - west side, between 29th and 30th Streets, Lot 003 in Assessor's Block 6635 - Request for Conditional Use Authorization under Planning Code Sections 712.38 and 790.84, to allow a residential conversion of the existing dwelling unit on the second level of a two-story building into a banquet hall and to relocate the existing unit to a new proposed third level in a NC-3 (Moderate-Scale Neighborhood Commercial) District with a 40-X Height and Bulk designation.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of February 3, 2005)
22. 2005.0081T (P. LORD: (415) 558-6311)
CASTRO STREET AND UPPER MARKET STREET NEIGHBORHOOD COMMERCIAL DISTRICTS - Exemption of Certain Entertainment Permits from Conditional Use Process - Consideration of an Ordinance amending the San Francisco Planning Code by amending Section 715.48 and Section 721.48 to provide that existing bars in the Castro Street and Upper Market Street Neighborhood Commercial Districts will be allowed to apply for and receive a place of entertainment permit from the Entertainment Commission without obtaining conditional use authorization from the Planning Commission if they can demonstrate to the satisfaction of the Entertainment Commission that they have been in regular operation as an entertainment use prior to January 1, 2004; and making findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.
Preliminary Recommendation: Adoption
23. 2004.0458E (J. NAVARRETE: (415) 558-5975)
566 SOUTH VAN NESS AVENUE - Appeal of Preliminary Negative Declaration - The proposed project would include demolition of an existing 4,344 gross-square-foot, one-story retail/commercial building and rear storage building and construction of a five-story, 50-foot-tall mixed-use building which would contain 32 residential units on the second through fifth floors and retail/commercial use on the ground floor. The residential use would be 27,491 gross square feet (gsf) in area, and the retail/commercial space would be 4,344 gsf in size. The ground floor and basement levels would include 32 parking spaces designated for the residential use with ingress and egress from South Van Ness Avenue. The ground floor would contain the commercial space and residential lobby. The 12,253-square-foot site is located within the C-M (Heavy Commercial) zoning district and within a 50-X height and bulk district. The proposed project requires a conditional use authorization for residential use in the C-M district.
Preliminary Recommendation: Uphold Mitigated Negative Declaration
24a. 2004.0458C (M. SNYDER: (415) 575-6891)
566 SOUTH VAN NESS AVENUE - west side between 16th and 17th Street, Lot 005 in Assessor's Block 3570 - Request for Conditional Use authorization to allow 32 dwelling units in a C-M District, under Planning Code Sections 215. The subject property is within an C-M (Heavy Commercial) District, a 50-X Height and Bulk District, and a PDR/ Housing Overlay Zone as designated in the Eastern Neighborhoods Interim Policies (Planning Commission Resolution 16727).
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of February 24, 2005)
24b. 2004.0458V (M. SNYDER: (415) 575-6891)
566 SOUTH VAN NESS AVENUE - west side between 16th and 17th Street, Lot 005 in Assessor's Block 3570 - Request for an Exposure Variance to allow eight of the proposed 32 dwelling units to face (or have exposure to) an open space that does not meet the specification requirements of Planning Code Section 140. The subject property is within an C-M (Heavy Commercial) District, a 50-X Height and Bulk District, and a PDR/ Housing Overlay Zone as designated in the Eastern Neighborhoods Interim Policies (Planning Commission Resolution 16727).
(Continued from Regular Meeting of February 24, 2005)
H. 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:
