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November 14, 2002

November 14, 2002

 

SAN FRANCISCO PLANNING COMMISSION


Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, November 14, 2002
1:30 PM
Regular Meeting


Commissioners: Michael J. Antonini; Rev. Edgar E. Boyd; Shelley Bradford Bell; Lisa Feldstein; Kevin Hughes; Sue Lee; William L. Lee

Commission Secretary: Linda D. Avery


Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.

To view the hearing in progress on the Internet: http://www.sfgov.org/citywatchonline/

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.

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.

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 72 hours prior to a hearing. Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility. In order to assist the City's efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical-based products. Please help the City to accommodate these individuals.

Know Your Rights Under the Sunshine Ordinance

Government’s duty is to serve the public, reaching its decisions in full view of the public. Commissions, boards, councils and other agencies of the City and County exist to conduct the people’s business. This ordinance assures that deliberations are conducted before the people and that City operations are open to the people’s review.

For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Donna Hall, Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at Donna_Hall@ci.sf.ca.us.

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:          Michael J. Antonini; Rev. Edgar E. Boyd; Shelley Bradford Bell; Lisa Feldstein; Kevin Hughes; Sue Lee; William L. Lee


A.          CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE -- NOTE: THIS CATEGORY IS BEING TAKEN OUT OF ORDER AND WILL FOLLOW DIRECTOR'S REPORT.

B.          COMMISSION MATTERS

          1.          Election of Officers
                    
2.          Overview of Public Meeting Laws (Brown Act and Sunshine Ordinance) and Overview of Conflict of Interest, Financial Disclosure and Other Governmental Ethics Laws

          3.           Consideration of Adoption - draft minutes of June 13, 20, and 27, 2002

          4.           Commission Comments          

C.          DIRECTOR'S REPORT

5.          Director's Announcements

6.          Scheduling Commission Items and Upcoming Briefing Schedule

7.          Review of Past Week's Events at the Board of Supervisors and Board of Permit Appeals

          8.           Consideration of Adoption - draft minutes of Planning Director and Zoning Administrator's Meetings of October 10, 17, and 24, 2002.

D.          CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

The Planning Commission will consider a request for continuance to a later date. The Planning 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.

          9a.          1999.554CD           (J. PURVIS: (415) 558-6354)
                    601 KING STREET - southeast corner at 7th Street, a through lot with frontage on Berry Street; Lots 1 and 2 in Assessor's Block 3800 - Request for Conditional Use approval under Planning Code Sections 215 and 304 to develop a mixed-use PUD (Planned Unit Development), with 250 dwelling units, up to 6,000 gross square feet of commercial space, and a 250-space garage, with exceptions from rear yard requirements of Section 134, and subject to mandatory Discretionary Review, within an M-2 (Heavy Industrial) Zoning District, a 50-X Height and Bulk District, and within the Industrial Protection Zone.
                    Preliminary Recommendation: No recommendation. See staff report.
          NOTE: On June 20, 2002, following public testimony, the Commission closed the public hearing. The Commission entertained a motion to approve. The motion failed to carry by a +2 -3 vote. Commissioners Baltimore, Chinchilla and Theoharis voted no. Commissioners Fay and Salinas were absent. At the call of the Chair, the matter was continued to July 11, 2002.
          (Continued from Regular Meeting of September 12, 2002)
                    (Proposed for Continuance to November 21, 2002)


          
          9b.          1999.554CD          (J. PURVIS: (415) 558-6354)
                    601 KING STREET - southeast corner at 7th Street, through lots with frontage on Berry Street; Lots 1 and 2 in Assessor's Block 3800 - Mandatory Discretionary Review under Planning Commission Resolution No. 16202 for the demolition of two industrial buildings within the Industrial Protection Zone and the construction of a mixed-use Planned Unit Development in an M-2 (Heavy Industrial) Zoning District, a 50-X Height and Bulk District and within the Industrial Protection Zone.
                    Preliminary Recommendation: No recommendation. See staff report.
          NOTE: On June 20, 2002, following public testimony, the Commission closed the public hearing. The Commission entertained a motion to approve. The motion failed to carry by a +2 –3 vote. Commissioners Baltimore, Chinchilla and Theoharis voted no. Commissioners Fay and Salinas were absent. At the call of the Chair, the matter was continued to July 11, 2002.
                    (Continued from Regular Meeting of September 12, 2002)
                    (Proposed for Continuance to November 21, 2002)
          
          10a.          2002.0934AKXV (M. LUELLEN: (415) 558-6478)
333 GRANT AVENUE - on the west side between Bush and Sutter Streets, at Harlan Place, on Assessor's Block 286, Lot 002 in a C-3-R (Downtown Retail) District, and an 80-130-F Height and Bulk District. The subject property is Landmark No. 141 under Article 10; is rated as a Category I (Significant) Building within the Kearny-Market-Mason-Sutter Conservation District under Article 11. The project requests a Review under Planning Code Section 309 for exterior alterations for conversion of the existing vacant office building into a mixed-use building with ground floor retail and up to 45 dwelling units, for a rear yard exception as permitted under Section 134(d), and for a height exception as permitted under Section 263.8. The project is also the subject of a requested Variance of Planning Code standards for parking and dwelling unit exposure, to be heard concurrently.
                    Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of October 24, 2002)
(Proposed for Continuance to November 21, 2002)

          10b.          2002.0934AKXV (M. LUELLEN: (415) 558-6478)
333 GRANT AVENUE - on the west side between Bush and Sutter Streets, at Harlan Place, on Assessor's Block 286, Lot 002 in a C-3-R (Downtown Retail) District, and an 80-130-F Height and Bulk District. The subject property is Landmark No. 141 under Article 10; is rated as a Category I (Significant) Building within the Kearny-Market-Mason-Sutter Conservation District under Article 11. Request for a Variance of Planning Code standards for parking, to provide zero spaces where up to ten off-street parking spaces would be required, and for dwelling unit exposure (Section 140), for a new residential use in a vacant former office building. The project is the subject of a Review under Section 309, to be heard concurrently.
(Continued from Regular Meeting of October 24, 2002)
                    (Proposed for Continuance to November 21, 2002)

11.          2000.1090E           (B. HELBER: (415) 558-5968)
                    300 SPEAR STREET - Draft Environmental Review Public Hearing. Rezoning of parcels in the Rincon Hill neighborhood (the  rezoning project ) and a mixed-use development of approximately 1,560,000 gross square feet (gsf) at 300 Spear Street (the  development project ). The property is currently used as a surface parking lot. The rezoning project includes rezoning Lots 1 and 8 in Assessor's Block 3745, and part of Lot 1 in Assessor's Block 3746 from the existing P (Public) to a zoning district that allows private development. The requested rezoning is from P (Public) with height limits of 105, 150 and 200 feet to RC-4 (Residential-Commercial Combined: High Density) with 300- and 400-foot height limits. In addition, a Planning Code text amendment is under review to create a new Residential/Commercial sub-district under the Rincon Hill Special Use District overlay, and amendments to the Rincon Hill Area Plan, a part of the San Francisco General Plan. [The rezoning is in conjunction with the proposed development at 201 Folsom Street on Assessor's Block 3746, Lot 1]. The third parcel to be rezoned is 345 Main Street, Lot 8 in Assessor's Block 3745. The development project would consist of up to 820 residential units, about 60,000 gsf of retail, about 50,000 gsf of office space, and about 960 underground parking spaces. Eighty-foot-tall building bases would be built to the property lines on Spear, Folsom and Main Streets; the bases would enclose a landscaped courtyard at the third level. Two residential towers would be constructed above the bases to total heights of approximately 350 feet and 400 feet above the ground surface level, respectively.
                    Preliminary Recommendation: No Action Required
                    (Continued from Regular Meeting of October 24, 2002)
                    (Proposed for Continuance to November 26, 2002)

          12.          2000.1073E           (B. HELBER: (415) 558-5968)
                    201 FOLSOM STREET - Draft Environmental Review Public Hearing. Rezoning of parcels in the Rincon Hill neighborhood (the  rezoning project ) and a residential development of approximately 1,500,000 gross square feet (gsf) at 201 Folsom Street (the  development project ). The property is currently used as a paved parking lot by the United States Postal Service (USPS) Annex and other government agencies for 270 vehicles. The rezoning project includes rezoning part of Lot 1 in Assessor's Block 3746 and Lots 1 and 8 in Assessor's Block 3745 from the existing P (Public) to a zoning district that allows private development. The project proposed rezoning is from P (Public) with height limits of 150 and 200 feet to RC-4 (Residential-Commercial Combined: High-Density) with a 300- and 400-foot height limit. In addition, a Planning Code text amendment is under review to create a new Residential/Commercial sub-district under the Rincon Hill Special Use District overlay, and amendments to the Rincon Hill Area Plan, a part of the San Francisco General Plan. The rezoning is in conjunction with development proposed at 300 Spear Street on Assessor's Block 3745, Lot 1. The third parcel requested to be rezoned is 345 Main Street, Lot 8 in Assessor's Block 3745. The development project would consist of up to 820 residential units (about 910,000 gsf) and about 30,000 gsf of retail space. It would include about 880 enclosed parking spaces and five loading spaces for the use of the development, and about 270 enclosed replacement parking spaces for the use of the USPS and other government agencies. An 80-foot-tall base would cover the site. Two residential towers would be constructed above the base to total heights of approximately 350 feet and 400 feet above the ground surface level. The project would require a subdivision of Lot 1 to separate the development site from the Postal Service Annex.
                    Preliminary Recommendation: No Action Required
                    (Continued from Regular Meeting of October 24, 2002)
                    (Proposed for Continuance to November 26, 2002)

          13.          2002.0333E          (J. KUGLER (415) 558-5983)
270 VALENCIA STREET - Lot 9 in Assessor’s Block 3533. The site is located on an irregular-shaped parcel surrounding the southwest corner lot of Valencia and Brosnan Streets with frontages on both Valencia and Brosnan Streets. Appeal of a Preliminary Mitigated Negative Declaration. The project involves demolition of an existing single-story un-reinforced masonry structure and the construction of one large building that would cover the entire project site with 28 dwelling units in two four-level structures separated by a raised second-level plaza/open space over a ground floor with parking and retail space. The 31 proposed parking spaces would be on two levels. A pedestrian entrance and 21 underground parking spaces would be accessed from Valencia Street. An additional pedestrian entrance and 10 parking spaces would be accessed from Brosnan Street. The project site is located in the Mission Neighborhood, is zoned C-M (Heavy Commercial) and is within the 50-X Height and Bulk District.
          Preliminary Recommendation: Uphold the Mitigated Negative Declaration.
          (Continued from Regular Meeting of September 12, 2002)
                    (Proposed for Continuance to December 5, 2002)
                    
14a.          2002.0466E!KXC           (M. LI: (415) 558-6396)
555 and 575 MARKET STREET - south side between 1st and 2nd Streets; Lots 057 and 058 in Assessor’s Block 3708 - Request under Planning Code Section 309 for a Determination of Compliance and Request for Exceptions including: an exception to the separation of towers requirements as permitted in Section 132.1(c)(2), an exception to the rear yard requirements as permitted in Section 134(d), and an exception to the bulk requirements as permitted in Sections 270 and 272. The proposal is to allow (a) the relocation of approximately 81,700 square feet of office space from 575 Market Street to 555 Market Street, (b) the conversion of approximately 241,400 square feet of office space at 575 Market Street to 134 dwelling units, and (c) the provision of approximately 136 independently accessible parking spaces with valet service providing a total of approximately 176 parking spaces. The project site lies within a C-3-O (Downtown Office) District and a 300-S and 500-S Height and Bulk District.
Preliminary Recommendation: Approval with conditions
                    (Proposed for Continuance to December 5, 2002)

14b.          2002.0466E!KXC           (M. LI: (415) 558-6396)
555 and 575 MARKET STREET, south side between 1st and 2nd Streets; Lots 057 and 058 in Assessor’s Block 3708 - Request for conditional use authorization to provide off-street parking that exceeds an amount classified as accessory. The proposal is to allow (a) the relocation of approximately 81,700 square feet of office space from 575 Market Street to 555 Market Street, (b) the conversion of approximately 241,400 square feet of office space in 575 Market Street to 134 dwelling units, and (c) the provision of approximately 136 independently accessible parking spaces with valet service providing a total of approximately 176 parking spaces. The project site lies within a C-3-O (Downtown Office) District and a 300-S and 500-S Height and Bulk District.
Preliminary Recommendation: Approval with conditions
                    (Proposed for Continuance to December 5, 2002)

          15.          2002.0618C          (D. SIDER: (415) 558-6697)
560 VALENCIA STREET - west side between 16th and 17th Streets; Lot 009 in Assessor's Block 3568 - Request for Conditional Use Authorization to allow the establishment of a nonresidential use size in excess of 2,999 square feet pursuant to Planning Code Section 726.21 and 790.130 and in excess of 2,000 square feet pursuant to Board of Supervisors Resolution Number 500-02 (Mission District Interim Controls) in the Valencia NCD (Valencia Street Neighborhood Commercial District), the area subject to the Mission District Interim Controls, and a 50-X Height and Bulk District. The proposal is to subdivide an existing furniture store of 7,630 gross square feet into two smaller establishments of 3,191 gross square feet each. The use of the northern bay would be converted to that of a full-service restaurant as defined by Planning Code Section 726.42 while the southern bay would remain a retail use as defined by Planning Code Section 726.40. Exterior alterations are limited to storefront improvements for each bay.
Preliminary Recommendation: Approval with conditions.
                    (Continued from Regular Meeting of October 24, 2002)
                    (Proposed for Continuance to December 12, 2002)




          16.          2002.0851D          (G. CABREROS: (415) 558-6169)
                    52 CERVANTES BOULEVARD - north side between Fillmore and Beach Streets, Lot 007 in Assessor’s Block 0443A - Request for Discretionary Review of Building Permit Application No. 2002.02.25.9981 proposing to construct a three-story horizontal addition to the rear of an existing single-family residence in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
                              Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
                    (Continued from Regular Meeting of October 24, 2002)
                    (Proposed for Continuance to December 12, 2002)

          17a.          2002.0937DD           (K. SIMONSON: (415) 558-6321)
355-57 20thAVENUE - west side between Geary Boulevard and Clement Street, Lot 11 in Assessor's Block 1452 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Building Permit Application No. 2001.12.06.4674, proposing to demolish a two-story over garage building containing two dwelling units. The subject property is in an RM-1 (Mixed Residential, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve demolition as submitted.
                    (Proposed for Continuance to December 12, 2002)

          17b.          2002.0937DD          (K. SIMONSON: (415) 558-6321)
355-57 20thAVENUE - west side between Geary Boulevard and Clement Street, Lot 11 in Assessor's Block 1452 - Request for Discretionary Review of Building Permit Application 2001.12.06.4676S, to construct a new three-story over garage building containing three dwelling units. The subject property is in an RM-1 (Mixed Residential, Low Density) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
                     (Proposed for Continuance to December 12, 2002)

          18.          2000.0413DD & 2002.0874DD          (M. WOODS: (415) 558-6315)
          226 17th AVENUE - east side between California and Clement Streets, Lot 29A
          in Assessor’s Block 1417 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Permit Application No. 9914684 for the demolition of a two-story, single-family dwelling and Discretionary Review of Building Permit Application No. 9914683S, requested by the public, proposing to construct a three-story, two-unit building. The subject property is located within an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
                    Preliminary Staff Recommendation: Do not take Discretionary Review and approve both applications as proposed.
                    (Continued from Regular Meeting of October 10, 2002)
          NOTE: On October 10, 2002, following public testimony the Planning Director closed public hearing and continued the matter to November 14, 2002, so project sponsor can respond to questions raised by the Zoning Administrator.
                    (Proposed for Continuance to January 16, 2003)

          19.          2002.0609C           (D. DIBARTOLO (415) 558-6291)
                    661 BROADWAY - south side between Grant Avenue and Stockton Streets; Lot 039 in Assessor’s Block 0161 - Request for Conditional Use Authorization pursuant to Section 810.82 of the Planning Code to install a total of three antennas within two replacement flagpoles on the roof of the Royal Pacific Motor Inn, within the CCB Chinatown Community Business District and a 65-N Height and Bulk District. The site is a Preference 4 (Preferred, Commercial Building in a Mixed-Use District) per the City & County of San Francisco’s Wireless Transmission Services (WTS) Facilities Siting Guidelines.
                    Preliminary Recommendation: Approval with conditions
                    (Continued from Regular Meeting of September 12, 2002)
                    (APPLICATION WITHDRAWN)

E.          PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED

          At this time, members of the public who wish to address the Commission on agenda items that have already been reviewed in a public hearing at which members of the public were allowed to testify and the public hearing has been closed, they must do so at this time. Each member of the public may address the Commission for up to three minutes.

F.          CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
          
          20.          2002.0772DDD          (G. NELSON: (415) 558-6257)
438 21ST AVENUE - between Anza Street and Geary Boulevard, Lot 032 in Assessor’s block 1524 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, and Discretionary Review requested by a member of the public of Building Permit Application Nos. 2002.05.29.7730 and 2002.05.29.7735, proposing to demolish an existing three-story, single-family dwelling and build a new, four-story, two-family dwelling, in an RH-2 (Residential, Two-Family) Zoning District and a 40-X Height and Bulk District.
Preliminary recommendation: Do not take Discretionary Review and approve the project as proposed.
(Continued from Regular Meeting of October 24, 2002)
NOTE: On October 17, 2002, following public testimony, the Director closed the public hearing. The Director recommended approval of Building Permit Application No. 2002.05.29.7730, proposing to demolish an existing single-family dwelling. The Director continued for one week his recommendation on Building Permit Application No. 2002.05.29.7735, proposing to construct a new two-family dwelling, to allow for additional staff review of the proposed design.
NOTE: On October 24, 2002, without further hearing, this matter was continued to November 14, 2002 to be considered by the Planning Commission.

G.          REGULAR CALENDAR
          
21.          Briefing on Conditional Uses/PUD

                    22.          2002.0613I          (K. SIMONSON: (415) 558-6321)
301 LYON STREET - northwest corner of Lyon and Fell Streets, Assessor's Block 1207, Lot 8 - Report to the Planning Commission on the filing of an Abbreviated Institutional Master Plan (AIMP) for Westmont College, San Francisco Urban Program. The AIMP is for the proposed relocation of the post-secondary institution from 3016 Jackson Street to 301 Lyon Street. Pursuant to Planning Code Section 304.5(d), the Planning Commission shall be informed of the filing of the AIMP. The Commission may, at its option, choose to hold or not hold a public hearing on the plan, for the receipt of public testimony only. Such hearing would not be for the purpose of approving or disapproving the AIMP. (The Conditional Use authorization to allow the property to be used as a post-secondary institution and group housing for a post-secondary institution, Case No. 2002.0613C, was heard and approved at the Director's Hearing on September 26, 2002.) The property is City Landmark No. 128, and is in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Do not hold public hearing on Abbreviated Institutional Master Plan

23a.          2002.0441CR (K. McGEE: (415) 558-6367)
                    1701 JERROLD AVENUE - south west corner of Quint and Jerrold Streets; Lot 001 in Assessor's Block 5280 - General Plan Referral per the San Francisco Charter Section 4.105 and Section 3.011 and 3.012 of the Administrative Code in order to install three panel antennas, one GPS antenna, and three associated equipment cabinets in a P (Public Use) Zoning District and in a 65-J Height and Bulk District. The carrier is Cingular Wireless. The site is a Preference 1 Location, a publicly used structure (owned by the San Francisco Public Utilities Commission). The project is also subject to Conditional Use Authorization. Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of October 24, 2002)

23b.          2002.0441CR (K. McGEE: (415) 558-6367)
                    1701 JERROLD AVENUE - south west corner of Quint and Jerrold Streets; Lot 001 in Assessor's Block 5280 - Request for Conditional Use Authorization per Planning Code Section 209.6 and Section 303 to install three panel antennas, one GPS antenna, and three associated equipment cabinets in a P (Public Use) Zoning District and in a 65-J Height and Bulk District. The carrier is Cingular Wireless. The site is a Preference 1 Location, a publicly used structure (owned by the San Francisco Public Utilities Commission). The project is also subject to a General Plan Referral.
                    Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of October 24, 2002)

          24.          2002.0873C (K. McGEE: (415) 558-6367)
720 VALENCIA STREET - west side of Valencia Street between 18th and 19th Street; Assessor's Block 3588, Lot 003 - Request for Conditional Use Authorization to construct an addition of approximately 370 square feet to the existing animal hospital, the Mission Pet Hospital, located on the ground level, per Planning Code Section 726.62. The proposed total square footage would be 2,195 square feet and requires Conditional Use Authorization per the amended Mission District Interim Controls for a non-residential use size in excess of 2,000 square feet. The project resides in the Valencia Neighborhood Commercial Zoning District and is in a 50-X Height and Bulk District.
                    Preliminary Recommendation: Approval with conditions
          (Continued from Regular Meeting of October 24, 2002)
25a.          2000.914EKCV (J. MILLER: (415) 558-6344)
650-666 EDDY STREET - north side between Polk and Larkin Streets, with additional frontage on Willow Street, Lots 11 and 12 in Assessor's Block 740 - Request for a Conditional Use authorization for height over 40 feet in an "R" District, findings as required for the Residential Special Use District, and off-street parking in excess of accessory amounts, to permit the construction of a new residential building (with up to 87 dwelling units), eight stories over a ground floor containing retail space and a parking garage with up to 48 spaces where 33 are permitted, after demolition of an auto-repair garage. The project has been redesigned to eliminate the need for a bulk exception. The site is in an RC-4 (Residential-Commercial Combined, High Density) District, the North-of-Market Residential Special Use District No. 1, and an 80-T Height and Bulk District, and is also the subject of requested Variances of Planning Code standards for rear-yard area and dwelling unit exposure, to be heard concurrently.
                    Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of October 24, 2002)



          25b.          2000.914EKCV (J. MILLER: (415) 558-6344)
650-666 EDDY STREET - north side between Polk and Larkin Streets, with additional frontage on Willow Street, Lots 11 and 12 in Assessor's Block 740 - Request for Variances of Planning Code standards for rear-yard area and dwelling unit exposure pursuant to the construction of a new residential building (with up to 87 dwelling units). The project is in an RC-4 (Residential-Commercial Combined, High Density) District, the North-of-Market Residential Special Use District No. 1, and an 80-T Height and Bulk District, and is also the subject of a requested Conditional Use authorization for height over 40 feet in an "R" District, findings as required for the Residential Special Use District, a bulk exception, and off-street parking in excess of accessory amounts, to be heard concurrently.
(Continued from Regular Meeting of October 24, 2002)
          
          26.          2002.0575C          (M. SNYDER: (415) 575-6891)
3537-3561 19TH STREET - parcel bounded by 19th Street on the north, San Carlos Street on the east, and Lexington on the west, Lot 104 in Assessor's Block 3596 - Request for Conditional Use authorization under Planning Code Section 209.6(b) to install a total of 6 panel antennas, and associated equipment cabinets, as part of a wireless transmission network operated by AT&T Wireless. The site is within an RH-3 (House, Three-family) District and a 50-X Height and Bulk District. Pursuant to the WTS Facilities Guidelines, the project is a Preference 1 Location Site, a public utility structure.
                    Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of October 24, 2002)
          
27.          Briefing on Discretionary Reviews
          
E.          DISCRETIONARY REVIEW HEARING

At Approximately 4:30 PM the Planning Commission will convene into a Discretionary Review (DR) Hearing to hear and act on Discretionary Review matters. Procedures governing DR Hearings are as follow: DR Requestor(s) are provided with up to five (5) minutes for a presentation and those in support of the DR Requestor(s) are provided with up to three (3) minutes each. The Project Sponsor is then provided with up to five (5) minutes for a presentation and those in support of the project are provided with up to three (3) minutes each. At the conclusion, each side (not each person) is provided with 2 minutes for a rebuttal. Those cases that are scheduled on this calendar prior to 4:30 PM, but have not been called or heard by 4:30 PM, could be continued to a later time or date as determined by the Commission.

          28.          2002.0773D          (M. WOODS: (415) 558-6315)
                    455 8th AVENUE - west side between Geary Boulevard and Anza Street, Lot 8 in Assessor’s Block 1536 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Permit Application No. 2001.02.01.1130 for the demolition of a three-story, single-family dwelling. (The project also proposes the new construction of a three-unit building under separate permit.) The subject property is located in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.
(Continued from Regular Meeting of October 24, 2002)
                    Preliminary Recommendation: Do not take Discretionary Review and approve the demolition permit application as submitted.

          29.          2002.0671D          (G. CABREROS: (415) 558-6169)
                    135 SEA CLIFF AVENUE - south side between 26th and 27th Avenues, Lot 021 in Assessor's Block 1305 - Request for Discretionary Review of Building Permit Application No. 2001.12.14.5291 proposing to construct a roof deck and stair penthouse over an existing two-story single-family residence in an RH-1(D) (Residential, House, One-Family Detached) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
(Continued from Regular Meeting of October 24, 2002)

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 Director of Planning or the Zoning Administrator 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.

Adjournment:

Last updated: 11/17/2009 9:59:45 PM