December 15, 2005

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, December 15, 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 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 

                        Commission Vice-President:  Dwight S. Alexander

Commissioners:                      Michael J. Antonini; Shelley Bradford Bell; Kevin  Hughes;  William L. Lee; Christina Olague

 

 

• 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.         2005.0565C                                                                             (S.YOUNG: (415) 558-6346)

2110 CLEMENT STREET - north side between 22^nd and 23^rd Avenues; Lot 009 in Assessor's Block 1411 - Request for Conditional Use authorization under Sections 717.27, 186.1(b) and 303 of the Planning Code to legalize the extension of the hours of operation of an existing nonconforming full-service restaurant (“My Favorite Cafe”) from 11 p.m. to 2 a.m. in the Outer Clement Neighborhood Commercial District (NCD) and a 40-X Height and Bulk District.  No exterior modifications will be made to the existing building envelope.

            Preliminary Recommendation: Disapproval

(Continued from Regular Meeting of August 11, 2005)

            NOTE: On September 15, 2005, following public testimony, the Commission closed the public hearing and continued the matter to December 15, 2005, by a vote +4 –0, to allow the operator to comply with the existing conditions.  Commissioners Hughes, W. Lee, Olague were absent.

            (Proposed for Continuance to January 5, 2006)

 

2.             2005.0751D                                                                                    (G. CABREROS: (415) 558-6169)

733 27^TH AVENUE - west side between Balboa and Cabrillo Streets; Lot 003 in Assessor's Block 1617 - Request for Discretionary Review of Building Permit Application No. 2004.05.12.3640, proposing to construct a new third floor, a rear horizontal addition and a side horizontal addition to the existing two-story, two-unit building 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.

                        (Continued from Regular Meeting of October 20, 2005)

                        (Proposed for Continuance to January 12, 2006)

 

3.         2004.1160D                                                                 (G. CABREROS: (415) 558-6169)

2426 GREENWICH STREET - north side between Scott and Pierce Streets; Lot 008 in Assessor's Block 0512 - Request for Discretionary Review of Building Permit Application No. 2005.03.10.7197 proposing to construct a four-story, two-unit building in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.  The existing two-story, single-family residence on the subject lot is proposed for demolition under a separate demolition permit application.

Preliminary Recommendation:  Take Discretionary Review and approve with modifications.

                        (Proposed for Continuance to January 12, 2006)

 

4a.        2005.0480CV                                                                        (J. PURVIS: (415) 558-6354)  

2814-2824 JENNINGS STREET - west side at Egbert Avenue, Lot 001 in Assessor’s Block 4912 - Request for Conditional Use authorization under Planning Code Sections 303 and 215(a) to allow conversion of approximately 4,000 gross square feet of commercial space into five dwelling units without access to parking or open space.  The site is within an M-1 (Light Industrial) Use District, a 40-X Height and Bulk District, the Restricted Light Industrial Special Use District, and an Industrial Protection Zone pursuant to Planning Commission Resolution No. 16202.

Preliminary Recommendation: Approve the CU with modifications and conditions.

(Continued from Regular Meeting of November 17, 2005)

(Proposed for Continuance to January 12, 2006)

 

            4b.        2005.0480CV                                                                          (J. PURVIS: (415) 558-6354)

2814-2824 JENNINGS STREET - west side at Egbert Avenue, Lot 001 in Assessor’s Block 4912 - Request for Off-street Parking, Open Space and Rear Yard Variances under Planning Code Section 305 to allow conversion of approximately 4,000 gross square feet of commercial space into five dwelling units without access to parking or open space.  The site is within an M-1 (Light Industrial) Use District, a 40-X Height and Bulk District, the Restricted Light Industrial Special Use District, and an Industrial Protection Zone pursuant to Planning Commission Resolution No. 16202.

(Continued from Regular Meeting of November 17, 2005)

(Proposed for Continuance to January 12, 2006)

 

            4c.        2005.0481DV                                                                       (J. PURVIS: (415) 558-6354) 

2826-2838 JENNINGS STREET - west side at Fitzgerald Avenue, Lot 002 in Assessor’s Block 4912 - Staff-initiated Discretionary Review under Planning Code Section 311, of a building permit to convert approximately 1,200 gross square feet of commercial space to three new dwellings units without access to parking or open space, subject to variance.  The site is within an RM-1 (Residential, Mixed, Low Density) Use District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take DR and disapprove the building permit.

(Continued from Regular Meeting of November 17, 2005)

(Proposed for Continuance to January 12, 2006)

 

            4d.        2005.0481DV                                                                       (J. PURVIS: (415) 558-6354) 

2826-2838 JENNINGS STREET - west side at Fitzgerald Avenue, Lot 002 in Assessor’s Block 4912 - Request for Off-street Parking, Open Space and Rear Yard Variances under Section 305 to allow conversion of approximately 1,200 gross square feet of commercial space to three new dwellings units without access to parking or open space.  The site is within an RM-1 (Residential, Mixed, Low Density) Use District and a 40-X Height and Bulk District.

(Continued from Regular Meeting of November 17, 2005)

(Proposed for Continuance to January 12, 2006)

 

5.         2003.1108E                                                                            (V. MASS: (415) 558-5955)

450 FREDERICK STREET - Lot 012 of Assessor’s Block 1262, bounded by Stanyan, Beulah and Shrader Streets - Appeal of Preliminary Mitigated Negative Declaration for the proposed demolition of a single-family residence and construction of a three-unit residence.  The existing building is a 1,755-gross-square-foot (gsf) one-story-over-garage, single-family home, constructed in approximately 1897.  The proposed project would result in the construction of a 5,550-gsf, four-story, three-unit residential building.  The approximately 1,240-gsf ground floor would be used as a garage for the proposed three off-street parking spaces.  The remaining three floors would each contain one two-bedroom dwelling unit.  The proposed project would rise 40 feet from street level to the top of the parapet.  The site is zoned RH-3 (House, Three-Family) and is in a 40-X height and bulk district. 

Preliminary Recommendation: Uphold Preliminary Mitigated Negative  Declaration

(Continued from Regular Meeting of October 27, 2005)

            (Proposed for Continuance to January 19, 2006)

 

6.         2005.0965C                                                                         (M. WOODS: (415) 558-6315)

724-730 VAN NESS AVENUE (east side between Turk and Eddy Streets) and 650 - 660 Turk Street (north side between Van Ness Avenue and Polk Street) - Lots 4 and 8 in Assessor’s Block 742 - Request for Conditional Use authorization under Sections 303 and 352 of the Planning Code to modify a condition previously imposed in Motion No. 16443 for Case No. 2001.0535CV, which approved the demolition of the existing structures on the site and the construction of a 141-unit (subsequently changed to 130 units) residential project with ground floor retail spaces and a garage containing 51 (subsequently changed to 52 parking spaces) automobile parking spaces, 40 bicycle spaces and two service vehicle loading spaces, in an RC-4 District (Residential-Commercial Combined Districts, High Density) and the Van Ness Special Use District, and a 130-V Height and Bulk District. The proposal would modify Condition No. A(5) of the approval Motion to allow the project sponsor to designate 12 percent of the total number of units built as Below Market Rate (BMR) units, rather than a fixed number of 19 BMR units, and to offer those BMR units for sale or rental, rather than rental only.

preliminary Recommendation: Pending

            (Proposed for Continuance to January 19, 2006)

 

7.         2005.0842D                                                                          (A. LIGHT: (415) 558-6254)

1135-1139 GREEN STREET - in Assessor's Block 125, Lots 115-116 - Request for Discretionary Review on Building Permit Application No. 2005.06.16.5311 to construct a new subterranean basement and five car garage under three existing two-story townhouses.  A garage entrance door would be inserted into the far-east side of the existing masonry retaining wall along the Green Street frontage.  A curb cut will also be constructed.  The subject property is in an RH-3 (Residential, House, Three Family) Zoning District and a 40-X Height and Bulk District.

Preliminary Recommendation:  Do not take Discretionary Review and approve project.

                        (Continued from Regular Meeting of December 8, 2005)

Note: The Department has withdrawn the Categorical Exemption and has elected to do further environmental review/analysis.   Therefore, this item is proposed for indefinite continuance.

 

            8a.        2003.0295CDV                                                                      (I. WILSON: (415) 558-6163)

899 NORTH POINT STREET - southeast corner of North Point and Larkin Streets; Lot 020 in Assessor’s Block 0026 - Request for Conditional Use authorization pursuant to Sections 209.1 and 228.3 of the Planning Code to convert a service station use to residential use and to construct an approximately 40-foot tall, 4-story, 5-unit residential structure containing 7 off-street parking spaces in an RH-3 (Residential, House, Three-family) District, the Waterfront Special Use District No. 2 and a 40-X Height and Bulk District.  The project site was formerly a service station and is now vacant.  This project is also seeking a Variance from the Planning Code, and is the subject of a request for Discretionary Review. 

Preliminary Recommendation: Approval with Conditions

                        (Continued from Regular Meeting of October 27, 2005)       

                        (Proposed for Indefinite Continuance)

 

            8b.        2003.0295CDV                                                                      (I. WILSON: (415) 558-6163)

899 NORTH POINT STREET - southeast corner of North Point and Larkin Streets; Lot 020 in Assessor’s Block 0026 - Request for Discretionary Review of Building Permit Application No. 2003.04.25.3201, proposing to construct an approximately 40-foot tall, 4-story, 5-unit residential structure containing 7 off-street parking spaces in an RH-3 (Residential, House, Three-family) District, the Waterfront Special Use District No. 2 and a 40-X Height and Bulk District.  This project is also seeking a Variance from the Planning Code, and requires Conditional Use authorization.

                        Preliminary Recommendation:  Take Discretionary Review and approve the project with modifications.

                        (Continued from Regular Meeting of October 27, 2005)

(Proposed for Indefinite Continuance)

 

            8c.        2003.0295CDV                                                                     (I. WILSON: (415) 558-6163)

                        899 NORTH POINT STREET - southeast corner of North Point and Larkin Streets; Lot 020 in Assessor’s Block 0026 - Request for Variance from the rear yard requirements of Planning Code Section 134.  The proposal is to construct an approximately 40-foot tall, 4-story, 5-unit residential structure containing 7 off-street parking spaces in an RH-3 (Residential, House, Three-family) District, the Waterfront Special Use District No. 2 and a 40-X Height and Bulk District. A Variance is required to construct an approximately 40’ X 22’ portion of the project fully into the rear yard along North Point Street, leaving a comparable rear yard to the interior corner of the lot of approximately 1,480 square feet.  This project also requires Conditional Use authorization, and is the subject of a request for Discretionary Review.

            (Continued from Regular Meeting of October 27, 2005)

            (Proposed for Indefinite Continuance)

 

B.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

9.         Commission Comments/Questions

 

C.         DIRECTOR’S REPORT

 

10.        Director’s Announcements

           

11.        Review of Past Week’s Events at the Board of Supervisors and Board of Appeals

 

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.         CONSENT CALENDAR

 

All matters listed hereunder constitute a Consent Calendar, are considered to be routine by the Planning Commission, and will be acted upon by a single roll call vote of the Commission.  There will be no separate discussion of these items unless a member of the Commission, the public, or staff so requests, in which event the matter shall be removed from the Consent Calendar and considered as a separate item at this or a future hearing.

 

12.        2005.0960C                                                                                 (M. LI: (415) 558-6396)

1407 Bush Street - south side between Polk Street and Van Ness Avenue, Lot 002A in Assessor’s Block 0670 - Request for Conditional Use authorization to establish a full-service restaurant (dba “Fina Estampa”) of approximately 1,100 square feet.  The subject commercial space was previously occupied by a retail paint store.  There will be no physical expansion of the existing building or commercial space.  The project site is within the Polk Street Neighborhood Commercial District and a 65-A Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

 

F.         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.

 

• G.REGULAR CALENDAR

 

13a.      2005.0935TZC                                                                      (J. PURVIS: (415) 558-6354)

4800 THIRD STREET - the southwest corner at Oakdale Avenue, Lot 45 in Assessor’s Block 5322 - Planning Code Text Amendment under Planning Code Section 302 to establish the “Third Street and Oakdale Avenue Affordable Housing Special Use District,” proposed to be added as Section 249.28 of the Planning Code with associated amendments to Section 10 of the Zoning Map.  The Planning Commission will consider a resolution recommending this Text Amendment to the Board of Supervisors.  The proposed Special Use District would permit, with conditional use authorization, an affordable housing project with up to 18 dwelling units, at a building height of 50 feet, with modifications from off-street parking and rear yard requirements, within the NC-3 (Moderate-Scale Neighborhood Commercial) Land Use District and the 40-X Height and Bulk District, proposed for zoning reclassification below.

                        Preliminary recommendation:  Approval.

 

13b.      2005.0935TZC                                                                     (J. PURVIS: (415) 558-6354)

4800 THIRD STREET - the southwest corner at Oakdale Avenue, Lot 45 in Assessor’s Block 5322 - Zoning Map Amendment under Planning Code Section 302 to amend Map 10, Map 10H and Map10SU of the Official Zoning Map of the City and County of San Francisco, to establish the “Third Street and Oakdale Avenue Affordable Housing Special Use District” at the subject site and to reclassify the Height and Bulk District from 40-X to 50-X at the subject site.  The Planning Commission will consider a resolution recommending these Zoning Map Amendments to the Board of Supervisors.  

                        Preliminary recommendation:  Approval.

 

13c.      2005.0935TZC                                                                      (J. PURVIS: (415) 558-6354)

4800 THIRD STREET - the southwest corner at Oakdale Avenue, Lot 45 in Assessor’s Block 5322 - Conditional Use authorization under Planning Code Section 303 to demolish a vacant commercial building and construct a four-story, 50-foot building with up to 18 units of affordable housing and approximately 2,250 square feet of ground floor retail space, with modifications from off-street parking and rear yard requirements, within the NC-3 (Moderate-Scale Neighborhood Commercial) Land Use District and a 40-X Height and Bulk District, proposed for inclusion in the new Third Street and Oakdale Avenue Affordable Housing Special Use District and for reclassification to a 50-X Height and Bulk District.

Preliminary recommendation:  Approval with Conditions.

 

14.        2004.0027ACEK                                                          (J. NAVARRETE: (415) 558-5975)

900 MINNESOTA STREET - Certification of a Final Environmental Impact Report. On the north half of the block bounded by Minnesota Street, 20^th Street, Indiana Street and 22^nd Street, Lot 027 in Assessor’s Block 4106 - The proposal is to demolish four buildings, partially demolish and rehabilitate a fifth building, alter and rehabilitate a sixth building, and construct four new buildings.  The resultant project would include up to 142 dwelling units, approximately 168 off-street parking spaces, approximately 6,300 square feet of office space, and approximately 2,100 square feet of restaurant / commercial use, configured around two inner courtyards. The subject property is within an M-2 (Heavy Industrial) District, a 50-X Height and Bulk District, and the Dogpatch Historic District.  The southeastern portion of the site, which is comprised of a private open space and would continue to used as private open space, is located in an RH-3 (Residential, House, Three-Family) District and a 50-X Height and Bulk District.

Preliminary Recommendation:  Certify the Final Environmental Impact Report. 

NOTE: The public review period for the Draft Environmental Impact Report ended at 5:00 pm, October 25, 2005.

Public comments on the certification may be presented to the Planning Commission during the Public Comment portion of the Commission calendar.

 

15a.      2004.0027ACEK                                                               (M. SNYDER: (415) 575-6891)

900 MINNESOTA STREET - the north half of the block bounded by Minnesota Street, 20^th Street, Indiana Street and 22^nd Street, Lot 027 in Assessor’s Block 4106 - Request for Conditional Use authorization to allow residential dwelling units within an M-2 (Heavy Industrial) District under Planning Code Section 215; and to allow a Planned Unit Development (PUD) under Planning Code Section 304.  The proposal is to demolish four buildings, partially demolish and rehabilitate a fifth building, alter and rehabilitate a sixth building, and construct four new buildings.  The resultant project would include up to 142 dwelling units, approximately 168 off-street parking spaces, approximately 6,300 square feet of office space, and approximately 2,100 square feet of restaurant / commercial use, configured around two inner courtyards. The Planned Unit Development authorization would include exceptions for density (Planning Code Section 215), the location of required rear yard (Planning Code Section 134(a)((1)(C)), loading (Planning Code Section 152), and the measurement of height (Planning Code Section 102.12).  The subject property is within an M-2 (Heavy Industrial) District, a 50-X Height and Bulk District, and the Dogpatch Historic District.  The southeastern portion of the site, which is comprised of a private open space and would continue to used as private open space, is located in an RH-3 (Residential, House, Three-Family) District and a 50-X Height and Bulk District.

Preliminary Recommendation:  Approval with Conditions

 

15b.      2004.0027ACEK                                                               (M. SNYDER: (415) 575-6891)

900 MINNESOTA STREET - the north half of the block bounded by Minnesota Street, 20^th Street, Indiana Street and 22^nd Street, Lot 027 in Assessor’s Block 4106 - Request for a Certificate of Appropriateness to demolish four structures, partially demolish and rehabilitate a fifth structure, alter and rehabilitate a sixth structure, and construct four new structures in the Dogpatch Historic District.  The resultant project would include up to 142 dwelling units, approximately 168 off-street parking spaces, approximately 6,300 square feet of office space, and approximately 2,100 square feet of restaurant / commercial use, configured around two inner courtyards.   The subject property is within an M-2 (Heavy Industrial) District,  a 50-X Height and Bulk District, and the Dogpatch Historic District.  The southeastern portion of the site, which is comprised of a private open space and would continue to used as private open space, is located in an RH-3 (Residential, House, Three-Family) District and a 50-X Height and Bulk District.

Preliminary Recommendation:  Approval with Conditions

 

 

 

15c.      2004.0027ACEK                                                               (M. SNYDER: (415) 575-6891)

900 MINNESOTA STREET - the north half of the block bounded by Minnesota Street, 20^th Street, Indiana Street and 22^nd Street, Lot 027 in Assessor’s Block 4106 - Request for determination regarding the significance of net new shadow on Esprit Park caused by the construction of a residential development that would include four new buildings that would be approximately 50 feet tall.  The subject property is within an M-2 (Heavy Industrial) District, and a 50-X Height and Bulk District.  The southeastern portion of the site, which is comprised of a private open space and would continue to used as private open space, is located in an RH-3 (Residential, House, Three-Family) District and a 50-X Height and Bulk District.

Preliminary Recommendation:  Determination that the net new shadow will not be significant or adverse. 

 

16.        2005.0991C                                                                        (S. VELLVE: (415) 558-6263)

3011 STEINER STREET - west side between Union and Filbert Streets; Lot 004A in Assessor’s Block 0535 - Request for Conditional Use authorization pursuant to Sections 303 and 186.1(b) of the Planning Code to expand a nonconforming full-service restaurant (Terzo) into the rear yard area within the Union Street Neighborhood Commercial District and a 40-X Height and Bulk District. Conditional use is required to expand the nonconforming full-service restaurant into a proposed rear horizontal addition.

                                Preliminary Recommendation: Approval with Conditions.

 

17.        2005.0666D                                                                       (S. VELLVE: (415) 558-6263)

3020-3024 BUCHANAN STREET - east side between Union and Filbert Streets, Lots 034 and 035 in Assessor’s Block 0531 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of dwelling unit mergers, of Building Permit Application No. 2005.07.05.6780 proposing to merge two dwelling units into one dwelling unit in a structure located in an RH-2 (Residential, House, Two-Family) District, and 40-X Height/Bulk District.

Preliminary Recommendation: Take Discretionary Review and disapprove the permit.

 

18a.      2004.0393CV                                                              (G. CABREROS: (415) 558-6169)

2443-2445 CLEMENT STREET - south side between 25^th & 26^th Avenues in the Outer Clement NCD (Neighborhood Commercial District) and a 40-X Height and Bulk District, Lots 035 & 036 in Assessor’s Block 1457 - Request for Conditional Use authorization under Planning Code Sections 121.1, 717.11 and 303 to allow development of a lot exceeding 5000 square feet in area. The proposal is to demolish an existing one-story shed spanning Lots 035 & 036, to demolish a one-story garage on Lot 035 and to partially demolish (alter) the rear half of the commercial store fronting Clement Street on Lot 035.  The front half of the existing commercial building is proposed to be restored in association with new construction of a four-story, nine-unit mixed-use building with a 2,270 square-foot ground-floor commercial space and nine parking spaces at the basement level. 

Preliminary Recommendation:  Approval with Conditions

 

18b.      2004.0393CV                                                              (G. CABREROS: (415) 558-6169)

2443-2445 CLEMENT STREET - south side between 25^th & 26^th Avenues, Lots 035 & 36 in Assessor’s Block 1457 - Request for Rear Yard and Dwelling Unit Exposure Variances under Section 305 to allow new construction of a four-story, nine-unit mixed-use building with a 2,270 square-foot ground-floor commercial space and nine parking spaces at the basement level in the Outer Clement NCD (Neighborhood Commercial District) and a 40-X Height and Bulk District.

 

 

19a.      2005.0620D                                                                (G. CABREROS: (4125) 558-6169)

2929 STEINER STREET - west side between Union and Green Streets; Lot 004 in Assessor's Block 0538 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2005.04.22.0687, proposing to demolish an existing 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 demolition.

 

19b.        2005.1112D                                                                                    (G. CABREROS: (415) 558-6169)

2929 Steiner Street - west side between Union and Green Streets; Lot 004 in Assessor's Block 0538 - 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. 2005.08.18.0678, proposing installation of a landscaped garden / open space in lieu of a residential replacement building in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and approve with modifications.

                                                                                                                                   

20a.      2005.0032DV                                                                    (M. WOODS: (415) 558-6315)

1043-1045 FRANCISCO STREET - south side between Larkin and Polk Streets; Lot 020 in Assessor’s Block 0477 - Request for Discretionary Review of Building Permit Application No. 2004.02.10.6005S, proposing to construct a one-story horizontal addition over the existing one-story extension at the rear of a two-story over basement, two-family building, 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 revised

 

20b.      2005.0032DV                                                                    (M. WOODS: (415) 558-6315)

1043-1045 Francisco Street - south side between Larkin and Polk Streets; Lot 020 in Assessor’s Block 0477 - Request for a Rear Yard Variance to allow the construction of a one-story horizontal addition over the existing one-story extension at the rear of a two-story, two-family building.  The last three feet of the addition extends into the required rear yard pursuant to Section 134 of the Planning Code.  The project site is in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

 

            21.        2005.0884D                                                               (R. CRAWFORD:  (415) 558-6358)

79-81 Chattanooga Street - east side between 21^st and 22^nd Streets.  Assessor's Block 3617 Lot 070 - Request for Discretionary Review of Building Permit Application No. 2005 0504 1622 to construct a new fourth floor and an addition to the rear of the existing three-story two-family building 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

 

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: