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February 27, 2003

February 27, 2003

 

SAN FRANCISCO PLANNING COMMISSION


SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
          Thursday, February 27, 2003          
1:30 PM

REGULAR MEETING

President: Shelley Bradford Bell
Vice-President: Michael J. Antonini
Commissioners: Rev. Edgar E. Boyd; 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.

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

A.          CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

The Commission will consider a request for continuance to a later date. The Commission may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.

          1.          2002.0430C          (J. IONIN: (415) 558-6309)
378 10TH AVENUE, A.K.A. 389 9TH AVENUE - northwest corner of 9th Avenue and Geary Boulevard; Lot 035 in Assessor’s Block 1441 - Request for Conditional Use authorization pursuant to Section 712.83 of the Planning Code to install a total of six antennas and related equipment for AT&T Wireless Services, on the roof of an existing three-story, 53-foot tall, industrial structure within an NC-3 (Moderate-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District. Per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 1 as it is both a co-location site and an industrial building in an NC-3 District.
Preliminary Recommendation: Approval with conditions.
(Continued from Regular Meeting of January 23, 2003)
                    (Proposed for Continuance to March 13, 2003)

          2.          2002.0657C          (J. IONIN: (415) 558-6309)
3725 BUCHANAN STREET - west side between Beach Street and North Point Street; Lot 004 in Assessor’s Block 0445A - Request for Conditional Use authorization pursuant to Section 711.83 of the Planning Code to install a total of eight antennas and related equipment for Verizon Wireless, on the roof of an existing four-story, 45-foot tall, commercial structure within an NC-2 (Small-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District. Per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 4 as it is a commercial building in an NC-2 District.
Preliminary Recommendation: Approval with conditions.
(Continued from Regular Meeting of January 23, 2003)
                    (Proposed for Continuance to March 13, 2003)

3.          2002.1064D                     (M. SMITH: (415) 558-6322)
2508 19TH AVENUE - east side of the street between Ulloa and Vicente Streets, Lot 013B in Assessor's Block 2419 - Request for Discretionary Review of Building Permit Application No. 2002.03.13.1301, proposing to construct a two-story over garage single-family dwelling, located in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with modifications
                    (Proposed for Continuance to March 13, 2003)





4.          2002.1109D                               (M. SMITH: (415) 558-6322)
107 MAYWOOD DRIVE -east side of the street between Ravenwood Drive and Brentwood Avenue, Lot 043 in Assessor's Block 3042 - Request for Discretionary Review of Building Permit Application No. 2001.02.20.2529, proposing to construct a vertical addition on an existing single-family dwelling, located in a RH-1(D) [Residential, House, One-Family (Detached)] District and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
                    (Proposed for Continuance to March 13, 2003)

5.                    2002.1046C                               (K. AMDUR: (415) 558-6351)
                              399 GROVE STREET - southeast corner at Gough Street; Lot 014 in Assessor’s Block 0809 - Request for modification of conditions of a previously-approved Conditional Use authorization, Case No. 99.238C, to extend the hours of operation of the existing large fast food restaurant (a bakery/café) known as  Citizen Cake. The proposal would allow the restaurant to stay open until 2 am Monday through Saturday and until 10pm on Sundays. Currently the restaurant is closed on Mondays and is open until 10 pm Tuesday through Saturday and some Sundays. The subject property is located in the Hayes-Gough Neighborhood Commercial District and a 50-X Height and Bulk District.
                    WITHDRAWN

B.          COMMISSIONERS' QUESTIONS AND MATTERS

6.          Consideration of Adoption - draft minutes of February 6, 2003.

                    7.                    Commission Comments/Questions          

C.          DIRECTOR'S REPORT

8.          Director's Announcements
          
9.          Review of Past Week's Events at the Board of Supervisors and Board of Appeals

D.          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.

E.           CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED

10.          2002.0636DD          (D. SIDER: (415) 558-6697)
111 MANCHESTER STREET – east side, south of Stoneman Street, Lot 019 in Assessor’s Block 5544 – Two Discretionary Review requests, the first initiated by Department Staff, pursuant to Planning Commission residential demolition policy, of Building Permit Application Number 2002.04.22.4580, which would demolish an existing single family dwelling, and the second initiated by a member of the public, of Building Permit Application Number 2002.04.22.4585, which would construct a new single family dwelling on the same site. The property is located in an RH-1 (Residential, House, One-Family) District, the Bernal Heights Special Use 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 February 13, 2003)
                    NOTE: On February 13, 2003, following public testimony, the Commission closed the public hearing and continued the matter to February 27, 2003, by a vote of +6 –1. Commissioner Boyd was absent.

          11.          2002.0953C          (J. VOLLMANN: (415) 558-6612)
                    195 COMMONWEALTH AVENUE (AKA 3400 GEARY BLVD) - west side between Euclid Avenue and Geary Boulevard; Lot 019 in Assessor’s Block 1063: - Request for Conditional Use authorization pursuant to Section 712.54 of the Planning Code to allow a massage establishment within the first floor of a commercial building located in an NC-3 (Neighborhood Commercial, Moderate Scale) District and a 40-X Height and Bulk District. The proposed massage establishment would be approximately 280 square feet and contain one massage table. There would be no physical expansion of the building.
                    Preliminary Recommendation: Approval with Conditions
                    (Continued from Regular Meeting of February 6, 2003)
NOTE: On February 6, 2003, following public testimony, the Commission closed the public hearing and entertained two motions: 1) a motion of intent to disapprove failed to carry by a vote of +3 -1. Commissioner Hughes voted no. 2) a motion to continue the matter to February 27, 2003 in order to have absent commissioners participate in the final action, passed by a vote of +4 –0. Commissioners Feldstein, Sue Lee, and William Lee were absent.
                              
          12.          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 January 16, 2003)
                    NOTE: On October 10, 2002, following public testimony the Planning Director, hearing the items under emergency legislation, closed public hearing and continued the matter to November 14, 2002, so project sponsor can respond to questions raised by the Zoning Administrator, and allow the Discretionary Review Requestor to inspect the property.
                    NOTE: On November 14, 2002, the Commission continued this matter to January 16, 2003.
                              
F.          REGULAR CALENDAR

13.          2002.0575C          (M. SNYDER: (415) 575-6891)
3400 BLOCK OF 19TH STREET, THE PG&E TRANSFORMER STATION - located on south side of the parcel bounded by 19th Street on the parcel's north, San Carlos Street on the east, and Lexington Street 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 February 13, 2003)
                    
          14a.          2002.0812KXCV (D. DiBARTOLO: (415) 558-6291)
                    61 - 69 CLEMENTINA STREET - south side of Clementina between First and Second Streets, Lots 36 & 37 in Assessor's Block 3736 - Request under Planning Code Section 309 (Review of Downtown Buildings) for Determinations of Compliance and Exceptions, including: an exception to the rear yard requirements as permitted in Section 134(d); and an exception to the Separation of Towers requirement as permitted in Section 132.1(c); to construct a 75-foot tall, 7-story building containing nine residential dwelling units, 3,500 square feet of office space, and nine off-street parking spaces on a site previously approved for a new office building. The site is in a C-3-O (SD) (Downtown Office, Special Development) District, and a 200-S Height and Bulk District, and is also the subject of concurrent Conditional Use and Variance hearings.
                    Preliminary Recommendation: Approval with conditions
                    (Continued from Regular Meeting of January 23, 2003)

          14b.          2002.0812KXCV (D. DiBARTOLO: (415) 558-6291)
61 - 69 CLEMENTINA STREET - south side of Clementina between First and Second Streets, Lots 36 & 37 in Assessor's Block 3736 - Request for Conditional Use Authorization for five non-accessory parking spaces under Section 204.5 of the Planning Code. The project proposes           nine parking spaces for the use of proposed nine dwellings, where two spaces are required and four are permitted as of right. The project site is within a C-3-O (SD) (Downtown Office, Special Development) District, and a 200-S Height and Bulk District, and is also the subject of concurrent Article 309 and Variance hearings.
Preliminary Recommendation: Approval with conditions
                    (Continued from Regular Meeting of January 23, 2003)

          14c.          2002.0812KXCV (D. DiBARTOLO: (415) 558-6291)
                              61 - 69 CLEMENTINA STREET - south side of Clementina between First and Second Streets,           Lots 36 & 37 in Assessor's Block 3736 - Request for variance from public open space                     requirements under Section 138 of the Planning Code. The 3,500 square feet of office space proposed require seventy square feet of open space with public rest-rooms under this code provision. and requests a Variance to provide no public open space or rest-rooms. The project site is within a C-3-O (SD) (Downtown Office, Special Development) District, and a 200-S Height and Bulk District, and is also the subject of concurrent Conditional Use and Article 309 hearings.

                    15.          2002.1084C                                          (M. LI: (415) 558-6396)
321-323 GRANT AVENUE - west side between Bush and Sutter Streets, Lot 003 in Assessor's Block 0286 - Request for conditional use authorization to convert residential hotel rooms to nonresidential use and to establish a tourist hotel use within a C-3-R (Downtown Retail) District, an 80-130-F Height and Bulk District, and the Kearny-Market-Mason-Sutter Conservation District. The existing building, the Baldwin Hotel, contains 61 residential hotel rooms, of which 45 are vacant. The proposed project is to convert the vacant residential hotel rooms to tourist hotel rooms. There will be no physical expansion of the existing building.
Preliminary Recommendation: Approval with conditions
                    
G.          DISCRETIONARY REVIEW HEARING

          Approximately 4:00 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 4:00 PM, but have not been called or heard by 4:00 PM, could be continued to a later time or date as determined by the Commission.

          16.          2002.0717DDDDD           (M. SMITH: (415) 558-6322)
653 DUNCAN STREET - south side of the street between Diamond and Castro Streets, Lot 035 in Assessor's Block 6604 - Requests for Discretionary Review of Building Permit Application No. 2002.02.19.9476, proposing to construct a one-story vertical addition at the rear of the building, located in a RH-1 (Residential, House, One-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 February 6, 2003)
NOTE: On December 17, 2002, the Commission continued this matter to February 6, 2003 in order to give project sponsors the opportunity to continue to meet with the community and Discretionary Review requestors. Planning Department staff will continue to review and research the project.

17.          2003.0139D                                                   (T. WANG: (415) 558-6335)
1835 19TH AVENUE - west side between Noriega and Ortega Streets; Lot 007 in Assessor's Block 2056 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2002.10.25.9921, to demolish an existing single-family dwelling (the project also proposes the construction of a new two-family dwelling, containing three stories above the street and one basement below the street) 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 Demolition Permit Application as submitted.

18.          2002.1192D                                                   (D. SIROIS: (415) 558-6313)
2431 RIVERA STREET - south side of Rivera Street between 34th & 35th Avenues, Lot 025, Assessor's Block 2315 - Request for Discretionary Review of Building Permit Application 2002.02.22.9878 to construct a two-story horizontal addition to the rear of the existing single-family dwelling located in anRH-1 (Residential House, One-Family) District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with modifications

6:30 p.m.

19.          2002.1258E            (T. CHAN: (415) 558-5982)
STONESTOWN VILLAGE PROJECT - 3251 20TH AVENUE - Public Hearing on Draft Environmental Impact Report: The project site is located on the south side of Eucalyptus Drive, immediately west and northwest of the Stonestown Galleria shopping center. The proposal includes a mixed-use development comprising approximately 366,800 gross square feet (gsf) on approximately 13.7 acres primarily used as surface parking for the shopping center. The proposed development includes both residential and neighborhood-serving retail components. The residential component includes three five-story, 50-foot-tall apartment buildings, approximately 96,250 gsf, 71,400 gsf, and 62,350 gsf, respectively, with 202 subsurface parking spaces; and a two- to three-story, approximately 30-foot-tall senior care facility, totaling approximately 70,300 gsf, with 17 parking spaces. The proposed retail component includes development of a 27-foot-tall, 41,600-gsf grocery market, and construction of neighborhood-serving retail spaces totaling approximately 24,900 gsf. The project would include construction of two parking garages and reconfiguration of two surface parking lots that would contain about 1,684 total commercial parking spaces to replace 1,500 existing commercial spaces displaced by the proposed project construction, and provide 184 net new parking spaces to serve the proposed retail uses. The proposed project would also incorporate landscaping features, such as streetscape connections, landscaped walkways, interior courtyards, and open space. To implement this project, the proposed project would require a Conditional Use authorization (CU) to amend the existing Planned Unit Development (PUD) to modify allowable residential density for the apartment community and potentially modify rear yard setback requirements for both residential components. In addition, an amendment of the Zoning Map would be needed to change the height district from 40 feet to 50 feet. The 13.7-acre project site is located in the Lakeshore neighborhood within Assessor's Block 7295 and includes portions of Lots 21, 22, and 23. The site is primarily within a C-2 (Commercial Business) zoning district, and portions are within a 40-X and 65-D height and bulk districts.
                    Preliminary Recommendation: Receive Comments. No Action Required.
                    Note: Written comments will be received at the Planning Department until 5:00 p.m., on March 3, 2003.
                    (Continued from Regular Meeting of February 13, 2003)



PLEASE NOTE:
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.


HOUSING ELEMENT FINAL DRAFT FOR PUBLIC REVIEW RELEASED
The Housing Element of the General Plan details the City's policies and programs for ensuring adequate and appropriate housing for current and future San Franciscans. Proposed amendments to the existing Residence Element include new policies to increase housing production through higher residential densities along transit corridors and downtown neighborhoods; encouragement of housing development in neighborhood commercial districts; reconsideration of residential parking requirements; and supporting construction of new family housing. This document also contains an analysis of San Francisco's housing needs, data on housing production trends, and an assessment of the City's capacity for new housing based on land supply and site opportunities.
Presentation of the proposed amendments before the Planning Commission has been scheduled for March 27, 2003. Additional public hearings before the Commission and the Board of Supervisors will be scheduled in April and May. Copies of the Housing Element Final Draft for Public Review can be obtained from the Planning Department (1660 Mission St., 5th Floor), local public libraries, and on-line (www.sfgov.org/planning/citywide/c1_housing_element.htm). For additional information, call 558-6251.
































Last updated: 11/17/2009 9:59:48 PM