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City and County of San Francisco

October 23, 2003

October 23, 2003

SAN FRANCISCO
PLANNING COMMISSION

Meeting Minutes

Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, October 23, 2003

1:00 PM

Regular Meeting

COMMISSIONERS PRESENT: Michael J. Antonini, Lisa Feldstein, Kevin Hughes, Sue Lee, William L. Lee

COMMISSIONERS ABSENT: Shelley Bradford Bell and Edgar E. Boyd

THE MEETING WAS CALLED TO ORDER BY VICE PRESIDENT ANTONINI AT 1:30 p.m.

STAFF IN ATTENDANCE: Larry Badiner - Acting Director of Planning; Jim Nixon - Acting Zoning Administrator; Judy Boyajian - Deputy City Attorney; Craig Nikitas, Michael Li, Stella Esver, Jonathan Purvis, Sara Vellve, Isolde Wilson; Max Putra, Nora Priego - Transcription Secretary; Linda Avery - Commission Secretary

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. 2003.0809CV (M. WOODS: (415) 558-6315)

          707 - 719 CLEMENT STREET - Request for Conditional Use authorization under Sections 121.1, 121.2, 303, 716.11, 716.21 and 716.45 of the Planning Code to allow an interior opening connecting two retail stores operated by one ownership (the Richmond New May Wah Supermarket) for a combined gross floor area of approximately 17,300 square feet and a lot size of approximately 10,300 square feet, in the Inner Clement Street Neighborhood Commercial District and an 40-X Height and Bulk District. The proposed project involves interior alteration only. The building envelope would remain the same.

          Preliminary Recommendation: Pending

          NOTE: Re-advertised due to increase in gross square footage of the proposed project from approximately 11,700 square feet to approximately 17,300 square feet.

          (Proposed for Continuance to November 13, 2003) November 6, 2003

          SPEAKER(S): None

          ACTION: Without hearing, item continued to November 6, 2003

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

      1b. 2003.0809CV (M. WOODS: (415) 558-6315)

          707 - 719 CLEMENT STREET - south side between 8th and 9th Avenues; Lots 36 and 38 in Assessor's Block 1440 - Request for off-street parking and freight loading variances under Sections 151 and 152 of the Planning Code. Section 151 of the Planning Code requires one off-street parking space for every 500 square feet of occupied commercial floor area. Section 152 of the Planning Code requires one off-street freight loading space when the gross floor area exceeds 10,001 square feet but is less than 60,000 square feet. The required off-street parking for the combined retail spaces is 16 parking spaces and the freight loading is one space. The project will not provide any off-street parking or freight loading spaces.

          (Proposed for Continuance to November 13, 2003) November 6, 2003

          SPEAKER(S): None

          ACTION: Without hearing, item continued to November 6, 2003

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

      2. 2003.0280C (R. CRAWFORD: (415) 558-6358)

          4071 18TH STREET - (south side between Castro and Hartford Streets), Assessor's Block 3583 Lot 075) - Request under Planning Code Sections 161(j) for Conditional Use Authorization for a reduction in off street parking requirements for dwellings from four spaces to 0 spaces. The Project will demolish an existing two story commercial building and replace it with a four story 6,400 square foot mixed use building with ground floor commercial and four residential units above, in the Castro Street Neighborhood Commercial District and within the 40-X Height and Bulk District.

              Preliminary Recommendation: Approve with conditions.

          (Proposed for Continuance to November 13, 2003)

          SPEAKER(S): None

          ACTION: Without hearing, item continued to November 13, 2003

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

      3. 2003.0832T (P. LORD: (415) 558-6311)

          CONDITIONAL USE REQUIREMENT FOR RETAIL USES OF 50,000 SQUARE FEET OR LARGER - Consideration of an Ordinance adding Section 121.5 of the Planning Code and amending Sections 218, 814.31, 815.31, 816.31, 817.31, and 818.31 of the Planning Code to require that all retail uses, for which permit applications are submitted after the effective date of this ordinance, C-2, C-M, M-1, M-2, RSD, SLR, SLI, SSO, and SPD zoning districts, which are 50, 000 square feet or larger may only be permitted as a conditional use, providing additional criteria for the Planning Commission's review of such conditional use applications, providing that these provisions shall apply only to building permit applications received after the date of introduction of this ordinance, and making finding of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.

            (Proposed for Continuance to November 20, 2003)

          SPEAKER(S): None

          ACTION: Without hearing, item continued to November 20, 2003

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

B. COMMISSIONERS' QUESTIONS AND MATTERS

      4. Consideration of Adoption - Draft Minutes of October 9, 2003.

          SPEAKER(S): None

          ACTION: Approved as Corrected:

                1) Action of the Housing Element should state the following:

                ACTION: Following public testimony, the Commission President closed the public hearing. No action was required of or taken by the Commission. Acting Director, Larry Badiner, informed the Commission that the Department will modify the Draft Housing Element to include the previous Residence Element language on Secondary Units and commence environmental review and report back to the Commission on what environmental review is appropriate. The Department ill continue to take written public comment and will hold further public hearings once the environmental document is final.

                2) Page 10; Steven Aiello - stated that the greatest change in neighborhood character is an increase in the cost of housing.

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

      5. Commission Comments/Questions

          Commissioner Bill Lee:

          Re: Soundness Report

          - What steps or mechanism can the Planning Department take to have some sort of criteria and consistency when planners review soundness reports?

          Commissioner Feldstein:

          Re: Soundness Report

          - The Commission requested that a soundness report be referred back to DBI for some input on the report's accuracy. She now understands that this report was done by a Commissioner from the Building Inspection Commission. Is there an issue with the Building Inspection Commissioner making a presentation on something like this?

          Particularly if this project is going to DBI for permitting?

                City Attorney, Judy Boyajian responded:

            - No, the Building Inspection Commission has designated seats where they represent specific constituencies and they are exempt from the rule against appearing before another board or commission. They have different conflict of interest rules. If this project came before the DBI Commission, the particular Commissioner would have to requse himself/herself.

                Acting Director responded:

            - If he recalls correctly, he re-phrased the Commission's request and stated that staff would send the report to another appropriate city agency that has structural engineers.

                - He did not think that specifically DBI would be the agency.

          Commissioner Bill Lee:

          - He recommends that we send this document to either the Department of Public Works or Public Utilities Commission.

          Commissioner Antonini:

          Re: Housing Element

          - He was encouraged to see a few articles in the Chronicle regarding the Housing Element.

          - He feels that it is their duty to actively solicit the engagement of the public on something as important as this.

C. DIRECTOR'S REPORT

      6. Director's Announcements

          Re: Commissioner's Questions

          - He has received a number of concerns from staff about Commissioner's problems with case reports or case material. To the extent possible, staff would like commissioners to call them in advance of the hearing with any questions or concerns they may have so staff can adequately respond. Because this is addressing commissioner's concerns on items scheduled for hearing, it is not viewed as assignments to staff from commissioners.

          Re: commissioner Lee's Request:

          - Mr. Nikitas has been working diligently to provide a standard for demolition reports.

          - Staff is trying to set up a training session on these reports.

          - DBI has volunteered to work with planners.

          Re: Articles that were in the Chronicle

          - It is good when the department gets public exposure on an item that is so critical and that many people feel is very important.

      7. Review of past week's events at the Board of Supervisors and Board of Appeals

          BOS - None

          BOA

          Re: 701 Lombard Street

          - The Commission heard this case and approved it with modifications. The Board of Appeals upheld the case. The Board of Supervisors had an appeal of the Environmental determination that the acquisition of that property for Park and Rec would have a categorical exemption. That challenge was withdrawn. The environmental review at the BOS was over in a matter of 15 minutes. Then the BOS had a six hour hearing on weather to acquire the property or not. This was then continued to a later date.

D. REGULAR CALENDAR

8. (C. NIKITAS (415) 558-6306)

          SECTION 295 POLICIES AND METHODOLOGY - Review of Planning Code Section 295 ("The Sunlight Ordinance"), and a discussion of the Department's technical methodology for shadow impact analysis.

      Preliminary Recommendation: Informational presentation, no action required.

          SPEAKER(S):

          (+/-) Jeffrey Heller

          - In his view Proposition K is a good thing.

          - The main issue here is to ask what is substantial and what is not?

          - On any certain part of the day, shadows can be significant.

          - The shadow formula does not take into account trees, etc.

          - There should be a proper threshold of analysis so that the evaluation is meaningful.

          (-) Adina Rosemarin

          - She is director of a small park near Stonestown.

          - She has factual experience of the operation of this criteria.

          - She has been working on the Stonestown project and under these criteria the shadow would be insignificant. Unfortunately, these criteria are entirely done by arithmetic, not actual.

          ACTION: Public hearing closed. No action required by the Commission

          9a. 2002.0628E!KXCV (J. MILLER: (415) 558-6344)

        1160 MISSION STREET - northwest side between Seventh and Eighth Streets, with additional frontage on Stevenson Street, Lots 37, 38 and 56 in Assessor's Block 3702 - Review under Planning Code Section 309 and for exceptions, to construct a new building approximately 23 stories and 235 feet in height, with a gross area approximately 497,000 square feet, containing approximately 246 dwelling units and 5400 square feet of ground floor retail, and a parking garage, to replace an existing surface-level parking lot containing 168 spaces. The site is in a C-3-G (Downtown General Commercial) District and in 150-S and 240-S Height and Bulk Districts. The project is the subject of a concurrent hearing for a Conditional Use authorization.

          Preliminary Recommendation: Approval

      (Continued from Regular Meeting of October 2, 2003)

          SPEAKER(S): None

          ACTION: Without hearing, item continued to November 13, 2003

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

          9b. 2002.0628E!KXCV (J. MILLER: (415) 558-6344)

          1160 MISSION STREET, northwest side between Seventh and Eighth Streets, with additional frontage on Stevenson Street, Lots 37, 38 and 56 in Assessor's Block 3702 - Request for authorization of Conditional Use for a public storage garage for passenger vehicles (Planning Code Section 223(m)), and for parking in excess of accessory amounts (Planning Code Section 204.5) in conjunction with construction of a new, 23-story residential building, replacing a surface-level parking lot containing 168 spaces with a residential apartment building 23 stories in height and approximately 497,000 gross square feet in size. The site is 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

      (Continued from Regular Meeting of October 2, 2003)

          SPEAKER(S): None

          ACTION: Without hearing, item continued to November 13, 2003

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

          9c. 2002.0628E!KXCV (J. MILLER: (415) 558-6344)

          1160 MISSION STREET - northwest side between Seventh and Eighth Streets, with additional frontage on Stevenson Street, Lots 37, 38 and 56 in Assessor's Block 3702 in a C-3-G (Downtown General Commercial) District, and in 150-S and 240-S Height and Bulk Districts. Dwelling Unit Exposure Variance Sought: The proposal is to construct a new 246-unit, 23-story residential building with a 504-space parking garage. Up to 180 of these dwelling units are to be side facing (without direct frontage on a street, a complying rear-yard area, or other open area with sufficient minimum dimensions to comply with Planning Code Section 140).

      (Continued from Regular Meeting of October 2, 2003)

          SPEAKER(S): None

          ACTION: Without hearing, item continued to November 13, 2003

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

      10. 2003.0941C (J. PURVIS: (415) 558-6354)

          500-560 POTRERO AVENUE (MARIPOSA GARDENS) - west side south of Mariposa Street; Lot 001 in Assessor's Block 4014 - Request for Conditional Use Authorization under Planning Code Section 303(e), to modify previous conditions of approval to allow the reduction of up to eight required off-street parking spaces, resulting in a total of 55 spaces, for the construction of a 1,264 square-foot community room for residents, at an existing 63-unit Planned Unit Development, within an M-1 (Light Industrial) Use District and a 50-X Height and Bulk District.

          Preliminary Recommendation: Approval with Conditions

          SPEAKER(S):

          (+) Monica Garcia - Mission Housing

          - There are petitions from 50 of the 63 units that are in support of this community room.

          - All the tenants are in support of turning the garage into the community room.

          - The garage for the tenants is free. There are more than enough spaces for tenants to part their cars if they have one. The loss of these spaces would not have negative impacts.

          - She hopes that the Commission will approve this project.

          (+) Lilian Backtor - Mission Housing

          - She was a tenant coordinator for the Mariposa Gardens.

          - There are a lot of activities that are done without adequate space or community rooms.

          - The resident meetings are done outside in a courtyard where people have to wear their jackets when there is cold weather.

          - Mariposa Gardens does not benefit from any funds.

          - A community room is very much needed.

          - She hopes that the Commission will approve this project.

          (+/-) Fred Snyder

          - He owns property across the street from Mariposa Gardens.

          - He has not had any problems with any of the tenants there.

          - There are a few tenants that park outside on the street.

          - It would be a good idea to wait until the policies are established for the Eastern Neighborhood rezoning.

          - The Planning Department, MAC etc. will be working together to have some policies established.

          - If this project is granted he would like to see a requirement that when meetings are held there the community should be invited also.

          (-) Gregory Twiss

          - He works across the street from the proposed project.

          - The parking in the neighborhood is very difficult.

          - He observes that the business community in the area does have a need to park on the street as well.

          (-) Bernard Glaser

          - He is president of a club in the neighborhood.

          - Parking in the area is not very good.

          - Many people end up parking in the Safeway parking lot, which is about three blocks away.

          (+) Dave Snyder

          - He is in favor of this project.

          - He is surprised that there are people here opposed to this project.

          - The tenants at the development should be allowed to have a community room.

          - The excess parking should not have even been built.

          - He hopes that the Commission will approve this project.

          (+) Gary Right

          - He is a resident of Mariposa Gardens.

          - They will just reassign tenants to parking spaces so they will not use any parking spaces in nearby lots or on the street.

          - Tenants will be able to have space for their cars.

          (+) Melania Miller

          - She has been a resident of Mariposa Gardens for 20 years.

          - This space will be a place for 63 tenants to meet, study, train, converse, etc. She cannot believe that there are people who are opposed to this.

          - When there are tenant meetings they have to meet outside in the cold, covered with scarves, gloves, etc.

          - She remembers that she used to have to travel long distances to take her children to community areas. This will benefit the families that still have little children.

          - She hopes that the Commission will approve this project.

          - This would be the best gift the Commission could give to her today because it is her birthday.

          (+) Carlos Romero - Executive Director for Mission Housing

          - There has been 20 years of operation.

          - He takes public transportation. When he passes by the complex he sees various parking spaces nearby. There is no evidence that there is a need for additional parking.

          - He hopes that the Commission will consider approval of this project.

          - There is a low-income grant they received that would help fund the project.

          (+) Maria Lila Sanchez

          - She has been living in Mariposa Gardens for 15 years.

          - She agrees with building this community room. This would provide an opportunity for tenants to have parties and other activities. The youth need a place to meet and not have to be on the streets.

          - She hopes that the Commission will approve this project.

          (+) Eric Quezada - Mission Housing

          - The real impacts on parking and development took place during the dotcom boom because of the lofts, etc.

          - Today, this project will be a benefit to many people for many years.

          - This is the best for community safety because it will be a place for tenants to meet.

          - Bryant Square will actually add parking spaces in the area.

          (+) Mario Zuniga - Manager of Mariposa Gardens

          - There is a real need to build this community room especially for the children. It will give them a place to go and opportunities for activities that will help keep them busy.

          (+) Deby Gonzales - Tenant Coordinator for Mariposa Gardens

          - She is looking forward to having this community room.

          - She owns a car and has always been able to find parking on the street.

          - It would be nice to have a place where there will be coffee, books, etc.

          - It is difficult to plan events outside.

          ACTION: Approved with Conditions as amended: Delete Condition No. 3.

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

          MOTION: 16678

      11. 2003.0191C (M. LI: (415) 558-6396)

                1400-1424 GRANT AVENUE - northeast corner at Green Street, Lot 019 in Assessor's Block 0115 - Request for conditional use authorization to establish a small self-service restaurant of approximately 740 square feet within the North Beach Neighborhood Commercial District and a 40-X Height and Bulk District. There will be no physical expansion of the existing building.

                Preliminary Recommendation: Approval with Conditions

          SPEAKER(S): None

          ACTION: Approved

          AYES: Antonini, Feldstein, Hughes, S. Lee

          ABSENT: Bradford Bell, Boyd and W. Lee

          MOTION: 16679

      12. 2003.0080C (G. NELSON: (415) 558-6257)

          2599 LOMBARD STREET - southeast corner at the intersection of Broderick and Lombard Streets; Lot 016 in Assessor's Block 0938 - Request for Conditional Use authorization pursuant to Section 712.83 of the Planning Code to install eight (8) cellular antennas and related equipment cabinets on the roof of the Pacific Motor Inn as part of Verizon's wireless telecommunication network, within the NC-3 (Moderate Scale Neighborhood Commercial) District and a 40-X Height and Bulk District. The proposed antennas would be mounted behind an existing parapet and would not be visible from the street below. The related equipment would be housed in a new 16' wide by 17' long by 7' tall mechanical penthouse that would be partially visible from several uphill residences. Per the City & County of San Francisco's Wireless Telecommunications

          Services (WTS) Facilities Siting Guidelines the project site is a Preferred Location Preference 4, as it is a commercial building in an NC-3 District.

          Preliminary Recommendation: Approval with conditions

          SPEAKER(S): None

          ACTION: Without hearing, item continued to December 4, 2003

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

      13. 2003.0224C (G. NELSON: (415) 558-6257)

          600 VAN NESS AVENUE - northeast corner at Golden Gate and Van Ness Avenues; Lot 009 in Assessor's Block 0763 - Request for Conditional Use authorization pursuant to Section 209.6(b) of the Planning Code to install three (3) cellular antennas on the roof of McDonald's Restaurant and related equipment cabinets at grade level as part of Cingular's wireless network, within the RC-4 (Residential-Commercial Combined, High Density) District, the Van Ness Special Use District and a 130-V Height and Bulk District. The proposed antennas would be mounted within a 16" diameter, 6-foot tall false ventpipe. The related equipment would be housed in a new approximately 14' wide by 9' deep by 7' tall mechanical enclosure that would be partially installed in a currently landscaped area at the front (Van Ness Avenue) side of the building. Per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the project site is a Preferred Location Preference 4, as it is a commercial building in an RC-4 District.

          Preliminary Recommendation: Approval with conditions

          SPEAKER(S):

          (+) Tony Kim - Cingular Wireless

          - This proposal is different from other proposals. This is a request to modify by removing two antennas and installing three panel antennas.

          - The Civic Center area is a major destination of the City.

          - The purpose of this installation is to improve interior and exterior service.

          - The result is the same when a caller gets dropped calls or does not have access.

          - The panel antennas will handle an extremely large number of calls for the area.

          - They conducted community meetings, distributed notices to the residents etc. and the biggest concern that the Opera Plaza residents had was whether or not they would have to see the exposed equipment. To address their concern they have designed a redwood material to cover the antennas.

          ACTION: Approved

          AYES: Antonini, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell, Boyd and Feldstein

          MOTION: 16680

      14a. 2002.1203CV (G. NELSON: (415) 558-6257)

          2601 VAN NESS AVENUE - northwest corner of Filbert Street and Van Ness Avenue; Lot 02A in Assessor's Block 0522 - Request for Conditional Use authorization pursuant to Sections 253 and 271 of the Planning Code to construct an approximately 65-foot tall 6-story, 61,400 square foot residential over commercial structure containing 27 dwelling units, 5 ground floor commercial units, and 33 off-street parking spaces in an RC-3 (Residential-Commercial Combined, Medium Density) District and a 65-A Height and Bulk District. The project site is currently a vacant lot. The proposal requires Conditional Use authorization because 1) it proposes a building greater than 40 feet in height in an R district and 2) the proposal is seeking to exceed the bulk limits for this District. This project is also seeking a Variance from the Planning Code, Case No. 2002.1203CV.

      Preliminary Recommendation: Approval with Conditions

          SPEAKER(S):

          (+) Lincoln Lew - Project Architect

          - Van Ness Avenue is a major thoroughfare. This project is appropriately designed.

          - He has not received any phone calls in opposition to this project.

          - This building will be a positive addition to the neighborhood.

          - He hopes that the Commission will approve this much beneficial project.

          (-) Ron Putambi

          - He is a neighbor to the proposed site on the opposite side.

          - He just purchased the Vagabond Hotel.

          - His goal is to increase the revenue of the hotel.

          - The tax revenue of the hotel is 14% of room sales so the City would benefit between by $300,000 to $460,000 a year in taxes if this hotel is successful.

          - He talked to the city people and found out that the buildings that might be built in the area would be 40 feet.

          - He measured the site. As he looked at the hotel, 30 percent of the rooms have views of the Golden Gate Bridge and the water.

          - He was thinking of retiring and was planning to keep one of the rooms for him and his wife. The proposed building would be obtrusive.

          - He requested that the meeting be postponed so that he could have time to talk with the developer and find solutions to these issues.

          (+) Linda Cummins

          - She has lived on Van Ness Avenue for many years.

          - Her building is right next to the vacant lot of this proposed project.

          - She is opposed to this project because it is already impossible to find a parking space in the area.

          - She feels that this project will not add to the services. There are a number of great services in the area already.

          - This building is not compatible with the buildings in the neighborhood.

          - There would be an enormous impact on her and other people in the neighborhood.

          ACTION: Approved with Conditions as amended:

                1) Amend Condition of Approval E4 to include the words "or rented" after the word sold.

                2) Limit retail square footage to no more than 2,500 square feet per retail space use.

          AYES: Feldstein, Hughes, S. Lee, W. Lee

          EXCUSED: Antonini

          ABSENT: Bradford Bell and Boyd

          MOTION: 16681

      14b. 2002.1203CV (G. NELSON: (415) 558-6257)

          2601 VAN NESS AVENUE - northwest corner of Filbert Street and Van Ness Avenue; Lot 02A in Assessor's Block 0522 - Request for Variance from Section 134 of the Planning Code to construct a 6-story mixed-use building into the required rear yard. Section 134 of the Planning Code states that the minimum rear yard depth in an RC-3 District shall be equal to 25 percent of the total depth of the lot on which the building is situated. Rather than leave a 25' wide gap in the Van Ness Avenue frontage, the proposal is to construct an approximately 40' X 25' portion of the project fully into the rear yard along Van Ness Avenue, leaving a comparable rear yard to the interior of the lot of approximately 2,300 square feet.

          SPEAKER(S):

          (+) Lincoln Lew - Lincoln Lew Associates Architects

          - He did some studies and surveys of the buildings in the areas.

          - The building would be more complete if it wrapped around the lot. This is the reason for the Variance.

          (-) Lois Vovaldo

          - She objects to the height of the building.

          - The height of the proposed building will block the views of all the rooms in the hotel across the street and it will impact her light and air.

          - Parking is very difficult also.

          ACTION: Acting Zoning Administrator closed the Public Hearing and has taken the matter under advisement.

      15a. 2003.0295CV (G. NELSON: (415) 558-6257)

          899 NORTH POINT STREET - southeast corner of North Point and Larkin Streets; Lot 026 in Assessor's Block 0020 - Request for Conditional Use authorization pursuant to Sections 209.1 and 228.3 of the Planning Code 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 in use as a parking lot. This proposal requires Conditional Use authorization because 1) it proposes a dwelling unit density of greater than 3 units in an RH-3 District and 2) it proposes to convert a service station use to residential use. This project is also seeking a Variance from the Planning Code, case No. 2003.0295CV.

          Preliminary Recommendation: Approval with conditions

          SPEAKER(S): None

          ACTION: Without hearing, item continued to December 4, 2003

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

      15b. 2003.0295CV (G. NELSON: (415) 558-6257)

        899 NORTH POINT STREET - southeast corner of North Point and Larkin Streets; Lot 026 in Assessor's Block 0020 - Request for Variance from Section 134 of the Planning Code to construct a 4-story residential building into the required rear yard. Section 134 of the Planning Code states that the minimum rear yard depth in an RH-3 District shall be equal to 25 percent of the total depth of the lot on which the building is situated. Rather than leave a 22' wide gap in the North Point Street frontage, the proposal is 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 of the lot of approximately 1,480 square feet.

          SPEAKER(S): None

          ACTION: Without hearing, item continued to December 4, 2003

          AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee

          ABSENT: Bradford Bell and Boyd

      5:00 P.M.

      16. (M. PUTRA/I. WILSON: (415) 558-6233/558-6163)

          RESIDENTIAL DESIGN GUIDELINES - Presentation on the updated and expanded Residential Design Guidelines (Guidelines) for all residential projects in RH (Residential House) and RM (Residential Mixed-Density) zoning districts. This is a second hearing on the proposed Guidelines after receiving comments and recommendations from the public at the May 22, 2003 hearing, and at follow up meetings held by Department staff with interested individuals, neighborhood groups and other organizations. This hearing is to provide another opportunity for the public to comment on the draft Guidelines. No action is required by the Planning Commission. The Planning Commission may adopt the Guidelines at a future public hearing.

          (Continued from Regular meeting of August 21, 2003)

          SPEAKER(S):

          Katherine Howard - Chair SPUR Sustainable Development Committee

          - The committee has reviewed the May 2003 Residential Design Guidelines.

          - She submitted a document with suggestions for amendments to the guidelines. The suggestions are geared to the following sections of the guidelines: Urban Design Principals, Neighborhood Character, Site Design, Building Scale and Form, Architectural Features and Building Details.

          Alan Martinez - San Francisco Board of the Institute of Architects

          - The Institute has not had a chance to completely review the guidelines but they are happy that their suggestions were included in this draft.

          - There should be language related to unusual designed buildings.

          - From time to time there will be buildings that they will want to allow exceptions for.

          - PG&E has their own standards of where utility lines will go. So some issues will have to be coordinated in a specific way.

          Bruce Bonacker - National Association of the Remodeling Industry/AIA

          - They were very happy with these guidelines. He would expect that with some minor modifications they should be passed.

          - One of the problems that their members have are the delays because of misunderstandings or the lack of clarity at the beginning of a project. A goal should be to develop on clarity, to the extent that it is possible.

          - He asked the Commission to turn to staff and schedule in an 18th month period to do a re-review to see how well this is going to see if there are some tweaking to make things work better.

          - He is very pleased that the Secretary of Interior Standards for Historic Preservations are used in these guidelines. He is just concerned that there are buildings with various levels of merit of a historical importance. It is important to be careful on how these standards are applied.

          John Schlesinger

          - He echoes his colleague's remarks in regards to being happy with the guidelines.

          - There is one item in the guidelines that discusses the prevailing character with roofs. Sloped roofs can minimize the aspect of larger buildings. This item should not be overlooked.

          - This is the time to direct staff to set a precedent on setting projects.

          Terry Milne

          - He too would like to commend staff on the guidelines.

          - He appreciates the fact that the Planning Department has done a lot of detail on various aspects of design.

          ACTION: Informational only. Staff will look into scheduling this for adoption on December 4, 2003.

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 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:

      None

      (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: 5:45 p.m.

      THESE MINUTES ARE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, NOVEMBER 6, 2003.

      SPEAKERS: None

      ACTION: Approved as Corrected

      AYES: Antonini, Feldstein, Hughes, S. Lee

      ABSENT: Bradford Bell, Boyd, W. Lee

Last updated: 11/17/2009 10:00:07 PM