April 7, 2005SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, Thursday, April 7, 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.
Separate broadcast service is now available at: http://majestic.ipolis.net/SFGTV/sfpuc.ram
Or
View the broadcast on Fridays at 8:00 P.M.
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. 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 existing three-story plus an occupied attic 99,921-gross-square-foot
(gsf) building would be retained, and the first floor courtyard enclosed
in 1973 for offices would be removed, (a deduction of 4,336 gsf), and
additional circulation bridges, stairs and an elevator (addition of 2,642
gsf) would be added within the existing 4-story courtyard. The existing
attic would be expanded on the roof along the south side of the courtyard
to create a museum gallery (an addition of 1,554 gsf) with a view of the
city skyline to the south. The courtyard removal and additions of bridges
and roof gallery would result in an overall reduction of gsf, for a total
floor area of 99,788 gsf. The building would include 79,957 square feet
if usable space total including: 36,326 sf of City History Museum space,
2,082 sf of Museum office space, 2,045 sf of museum back of house space,
2,044 sf of museum retail, and 3,336 sf of museum theater space. Tenants
in the building would be the 8,153 sf Gold Rush and Money Museum, 2,492
sf of small retail lease spaces, and 6,360 gsf of restaurant space and
cafe. 3,987 sf would be used for the San Francisco Visitor Center, and
the remaining 11,108 sf would be circulation, toilets and support spaces
ancillary to the museum use. 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 47,515 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
(Continued from Regular Meeting of March 24, 2005)
(Proposed for Continuance to April 28, 2005)
2. (L. AVERY: (415) 558-6407)
PLANNING COMMISSION RULES AND REGULATIONS - CONSIDERATION OF AMENDMENT:
Article IV, Sections 3 & 6 to address notice and voting; add a new
Section 7 to address jurisdiction; renumber remaining section of Article
IV.
(Proposed for Continuance to April 21, 2005)
3. 2004.0858C (D. DiBARTOLO: (415) 558-6291)
766 VALLEJO STREET - north side between Powell and Stockton Streets;
Lot 043 in Assessor's Block 130 - Request for Conditional Use Authorization
pursuant to Section 722.83 of the Planning Code to install and operate
a wireless telecommunication facility for AT&T Wireless Service, roof-mounted
on the existing building comprising a parking garage and police station.
Under the City and County of San Francisco's Wireless Telecommunication
Services (WTS) Facilities Siting Guidelines, the property is a Preferred
Location Preference 2, as a co-location site of previously approved antenna
installations. The proposal is to install six panel antennas at three
different locations on the roof of the approximately 67-foot high building.
Related equipment would be placed on the fourth floor level within the
parking garage a basement storage area. The property is within the North
Beach Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Proposed for Continuance to May 12, 2005)
4. 2004.0220E. (N. TURRELL: (415) 558-5994)
1840 WASHINGTON STREET - Assessor's Block 0599, Lot 008 - Appeal of Preliminary Mitigated Negative Declaration. The proposed project involves the construction of an approximately 45,238-gross-square-foot (gsf), eight-story, 80-foot-high residential building, which would include about 31,868 gsf of residential use (29 dwelling units), and 13,370 gsf of parking (35 off-street parking spaces). The proposed project would also include the demolition of an existing 7,500 gsf, one-story-plus-mezzanine building formerly occupied by Teevan Restoration. The approximately 7,021-square-foot (sf) project site is located mid-block on the north side of Washington Street between Van Ness Avenue and Franklin Street. The site is zoned RC-4 (Residential-Commercial Combined District, High Density) and is in the Van Ness Special Use District, and an 80-D height and bulk district. The proposed project would require conditional use authorization for new construction exceeding 40 feet in height in the Van Ness Special Use District, and a variance for one unit, which would not meet the dwelling unit exposure requirement.
Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration
(Proposed for Continuance to May 12, 2005)
5. 2004.1158D (B. FU: (415) 558-6613)
17. 2004.0934D (D. DIBARTOLO: (415) 558-6291)
575 25TH AVENUE - west side between Anza Street and Geary Boulevard: Lot 016 in Assessor's Block 1519 - Request for Discretionary Review of Building Permit Application No. 2003.08.26.3071S, proposing to construct vertical and rear horizontal additions to the existing one-story over garage single-family residence and to add a new dwelling unit at the new second floor level. The project site is within 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.
18a. 2004.0571D (D.SIROIS: (415) 558-6313)
336 MUNICH STREET - west side, between Brazil & Persia, Lot 032, Assessor's Block 6074 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application 2004.06.04.5613, 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 the demolition
(Continued from Regular Meeting of March 24, 2005)
18b. 2004.0572D (D.SIROIS: (415) 558-6313)
336 MUNICH STREET - west side, between Brazil & Persia, Lot 032, Assessor's Block 6074 - 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. 2004.06.04.5620, proposing to construct a three-story, single-family residential building with one off-street parking 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 the new construction
(Continued from Regular Meeting of March 24, 2005)
19 2004.1114C (M. WOODS: (415) 558-6315)
2655 HYDE STREET - southwest corner at North Point Street; Lot 028, in Assessor's Block 0026 - Request for Conditional Use authorization under Planning Code Sections 185(e) and 303 to remove the 2015 termination date of the amortization period for a legal non-conforming use (24 timeshare rental units with each purchaser having either a deeded interest or a non-deeded interest in the building, in Assessor's Block 0026T, Lots 001A through 999A and Lots 001B through 225B) of an existing four-story residential building, located in an RH-3 (Residential, House, Three-Family) District, a 40-X Height and Bulk District and the Waterfront Special Use District No. 2.
Preliminary Recommendation: Approval with Conditions
20. 2005.0130C (E. TOPE: (415) 558-6316)
3625 BUCHANAN STREET - west side between Bay and North Point Streets, Lot 126 in Assessor's Block 0460A - Request for Conditional Use Authorization pursuant to Planning Code Sections 303, 711.38 and 790.108 to legalize the conversion of the second floor residential use to "Service, Business or Professional" use in the two-story building located at the rear of the subject lot in an NC-2 (Small-Scale Neighborhood Commercial District) and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
21. 2005.0096C (J. MILLER: (415) 558-6344)
1160 MISSION STREET - north side between Seventh and Eighth Streets, with additional frontage on Stevenson Street, Lots 37, 38 and 56 in Assessor's Block 3702 - Request for Conditional Use authorization to permit additional building square footage above the base floor area ratio of 6.0 to 1 for space devoted to affordable housing units (Planning Code Section 124(f)), in conjunction with construction of a previously approved new, 23-story residential building, in a C-3-G (Downtown General Commercial) District and in 150-S and 240-S Height and Bulk Districts.
Preliminary Recommendation: Approval with conditions
22. 2005.0198X (A. LIGHT: (415) 558-6254)
301 MISSION STREET - south side between Fremont and Beale Street, Lots 1 and 17 in Assessor's Block 3719 - Request under Planning Code Section 309 (Downtown Code) for Determinations of Compliance and an exception to rear yard requirements (Section 134(d)). The subject property is located within the C-3-O Zoning District as well as the 550-S and 400-S Height and Bulk Districts. The proposed project is to change the mix of uses and make minor changes to a portion of the building envelope on a previously approved mixed-use project, which was approved for 130,000 square feet of office space in a nine-story mid-rise building; 320 residential units and 120 extended stay hotel suites in a 58-story tower; 9,400 square feet of ground floor retail and 18,710 square feet of public and private open space contained within a base podium element; and four levels of below-grade parking. The previously approved project was so conditioned that if in the judgment and at the discretion of the property owner, the hotel market did not sufficiently justify the operation of the proposed hotel facility, the 120 extended stay hotel units would be authorized for conversion to an equal number of residential units. Therefore, the previously approved project was approved for a total of 440 dwelling units under specific conditions, all contained within the 58-story tower. The modified project would eliminate the office and hotel uses, and would contain a total of 420 dwelling units, placing 54 of these units in the former 130,000 square-foot office building envelope, and 366 larger dwelling units would occupy the entire tower building envelope. The ground level retail space would be reduced to 7,900 square feet, and there would be approximately 6,700 square feet of public open space, although with the removal of the office and hotel uses, no public open space is actually required by the Planning Code. The proposed residential and retail uses would be contained in substantially the same building envelopes as were approved for the previous mixed-use project, with minor changes to the mid-rise building facade and a rear yard exception required for the dwellings within it.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 24, 2005)
F. 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:
NOTICE
THE PLANNING COMMISSION WILL HOLD A PUBLIC HEARING ON THURSDAY, APRIL 21, 2005, TO DISCUSS AND POSSIBLY AMEND THEIR RULES AND REGULATIONS TO ADDRESS NOTICE, VOTING AND JURISDICTIONAL ISSUES.
