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June 19, 2003

SAN FRANCISCO
PLANNING COMMISSION

Notice of Meeting
&
Calendar

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

Thursday, June 19, 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.

THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1660 MISSION STREET, 5TH FLOOR RECEPTION

Commission Meeting Procedures

Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1660 Mission Street, 5th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing. Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1660 Mission Street, Suite 500, San Francisco, CA 94103-2414. Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing. Otherwise, submit material related to a calendared item at the scheduled hearing for distribution. For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies. When sending e-mail correspondence to Commissioners, please copy the Commission Secretary at: linda.avery@sfgov.org

Pursuant to Government Code Section 65009, if you challenge, in court, (1) the adoption or amendment of a general plan, (2) the adoption or amendment of a zoning ordinance, (3) the adoption or amendment of any regulation attached to a specific plan, (4) the adoption, amendment or modification of a development agreement, or (5) the approval of a variance, conditional-use authorization, or any permit, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission, at, or prior to, the public hearing.

Commission action on conditional-uses and reclassification may be appealed to the Board of Supervisors within 30 days. Call (415) 554-5184 for more information. Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 575-6880 for more information. Zoning Administrator action on a variance application may be appealed to the Board of Appeals within 10 days of issuance of the written decision.

The Commission has instituted a policy that, in most cases, they will not call an item for consideration after 10:00 PM. If an item is scheduled but not called or introduced prior to 10:00 PM, the Commission may continue the matter to the next available hearing. Items listed on this calendar will not be heard before the stated time.

Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings

Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting. Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices (67A.1 Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).

For more information related to Planning Commission matters, please call Linda D. Avery, Commission Secretary, at (415) 558-6407.

San Francisco Lobbyist Ordinance

Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action my be required by the San Francisco Lobbyist Ordinance [SF Campaign and Governmental Conduct Code Section 21.00-2.160] to register and report lobbying activity. For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 30 Van Ness Avenue, Suite 3900, San Francisco, CA 94102; telephone (415) 581-2300; fax (415) 581-2317; and web site http//www.sfgov.org/ethics.

Accessible Meeting Policy

Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, fourth floor, San Francisco, CA. The closest accessible BART station is the Civic Center station located at the intersection of Market, Hyde and Grove Streets. Accessible curbside parking has been designated at points along McAllister Street. Accessible MUNI lines serving City Hall are the 9 San Bruno and 71 Haight/Noriega and the F Line. Accessible MUNI Metro lines are the J, K, L, M, and N. For more information regarding MUNI accessible services, call (415) 923-6142. Requests for American sign language interpreters, sound enhancement systems and/or language translators will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 48 hours prior to a hearing. A sound enhancement system will be available upon request at the meetings. Please contact Services for the Deaf and Hearing Impaired at 557-5533 (TDD) or 557-5534 (Voice) at least 48 hours prior to the meeting. Late requests will be honored if possible. A person who is deaf or hearing impaired may gain meeting information prior to the meeting by calling 557-4433 (TDD) or 557-4434 (Voice). In addition, the California Relay Service can be used by individuals with hearing and speech impairrments by calling 1-800-735-2929 (TDD) or 1-800-735-2922 (Voice). Minutes of the meetings are available in alternative formats. If you require the use of a reader during the meeting, please contact the Library for the Blind and Print Handicapped at 292-2022 at least 48 hours in advance of need. Accessible seating for persons with disabilities (including those using wheelchairs) will be available at meetings. Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility. In order to assist the City's efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical-based products. Please help the City to accommodate these individuals.

Know Your Rights Under the Sunshine Ordinance

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

For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact 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. 2000.1073E (B. HELBER: (415) 558-5968)

              201 FOLSOM STREET - Certification of Final Environmental Impact Report (FEIR). The 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 requested 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 requested to create a new Residential/Commercial subdistrict 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 request for rezoning has been made in conjunction with development proposed at 300 Spear Street on Assessor's Block 3745, Lot 1, that would be a part of the rezoned area. The third parcel requested to be rezoned is 345 Main Street, Lot 8 in Assessor's Block 3745, the remaining privately owned lot in the existing P district. The development portion of the project would consist of up to 725 residential units (about 825,000 gsf) and about 38,000 gsf of retail space. It would include about 753 enclosed parking spaces and four loading spaces for the use of the development, and about 272 enclosed replacement parking spaces for the use of the USPS and other government agencies. An 80-foot-tall building base would cover the site. Two residential towers would rise above the building base to total heights of approximately 350 feet and 400 feet above the ground level. The project would require a subdivision of Lot 1 to separate the development site from the Postal Service Annex. Preliminary Recommendation: Certify the EIR as a Final EIR. Please note that the public review period for the Draft EIR ended at 5 pm, December 2, 2002.

              (Proposed for Continuance to June 26, 2003)

        2. 2000.1073C (M. SNYDER: (415) 558-6891)

        201 FOLSOM STREET (aka 314-390 MAIN STREET) - the northern half of the block bounded by Folsom Street to the north, Main Street to the east, Harrison Street to the south, and Beale Street to the west, Lot 1 in Assessor's Block 3746 - Request for conditional use authorization pursuant to Planning Code Sections 303 and 253 to allow construction of a building taller than 40 feet in an R (Residential) District. The proposed Project would consist of up to 820 residential units in about 775,000 gross square feet, about 38,000 gross square feet of retail space, and up to 845 off-street parking spaces for the residential and retail uses and up to 272 replacement parking spaces for United States Postal Service. The project would include two towers that would be approximately 400 and 350-feet tall. The project is currently within a P (Public) District and within 200-R and 150-R Height and Bulk Districts. (A Public Hearing for a Planning Code Text, Map and General Plan Amendments for this site will be considered immediately before this hearing).

    Preliminary Recommendation: Approval with Conditions

              (Proposed for Continuance to June 26, 2003)

        3. 2000.1090E (B. HELBER: (415) 558-5968)

              300 SPEAR STREET - Certification of Final Environmental Environmental Impact Report (FEIR). The project includes 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 paved parking lot for 290 vehicles. The property was formerly owned by Caltrans and under lease to Golden Gate Transit for daytime commuter bus layovers. Golden Gate Transit buses were relocated a few blocks away in 2000. 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 requested to create a new Residential/Commercial subdistrict 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 request for rezoning has been made in conjunction with the proposed development at 201 Folsom Street on Assessor's Block 3746, Lot 1, that would be a part of the rezoned area. The third parcel requested to be rezoned is 345 Main Street, Lot 8 in Assessor's Block 3745, the remaining privately owned lot in the existing P district. The development portion of the project would consist of up to 820 residential units, about 36,000 gsf of retail and about 890 underground parking spaces. Two 80-foot-tall building bases would be built to the property lines on Spear, Folsom and Main Streets; the building bases would surround a landscaped courtyard beginning at the courtyard (third) level. Two residential towers would rise above the building bases to total heights of approximately 350 feet and 400 feet above the ground level, respectively. Preliminary Recommendation: Certify the EIR as a Final EIR. Please note that the public review period for the Draft EIR ended at 5 pm, December 2, 2002.

              (Proposed for Continuance to June 26, 2003)

        4. 2000.1326MZT (M. SNYDER: (415) 558-6891)

        300 SPEAR STREET, 160 HARRISON STREET (aka 365 MAIN STREET), AND 201 FOLSOM STREET (aka 314-390 MAIN STREET) - the northern half of the block bounded by Folsom, Spear Street, Harrison Street, and Main Street, Lot 1 in Assessor's Block 3745; the northeast corner of Harrison Street and Main Street, Lot 8 in Assessor's Block 3745; and the northern half of the block bounded by Harrison Street, Beale Street, Folsom Street, and Main Street, the northern half of Lot 1 in Assessor's Block 3746, respectively -- Zoning Reclassification of Property, Planning Code Text Change, and General Plan Amendments sought. The applicants have requested approvals for: (1) the reclassification of these properties from P (Public) to RC-4 (Residential-Commercial Combined, High Density), Districts and the establishment of a "Residential/Commercial Subdistrict" within the Rincon Hill Special Use District under Section 249.1 of the Planning Code, pursuant to Section 302 of the Planning Code; (2) the adoption of amendments to the Rincon Hill Area Plan (part of the General Plan) pursuant to Section 340 of the Planning Code; (3) the adoption of modifications to the existing height and bulk limits, including increasing the current height limits from 200-feet, 150-feet and 105 feet to 400 feet for 201 Folsom Street and 300 Spear Street; and from 105 feet to 300 feet for 160 Harrison Street; and (4) the adoption of text amendments to the Planning Code and General Plan that would change the requirements for density, use, usable open space, parking, parking location, street frontage , site coverage, tower separation and dwelling unit exposure, and other matters at the subject sites.

        Preliminary Recommendation: Adopt a Resolution Recommending to the Board of Supervisor's Approval of the Proposed Text, Map and General Plan Changes

              (Proposed for Continuance to June 26, 2003)

        5. 2000.1090C (M. SNYDER: (415) 558-6891)

        300 SPEAR STREET - the northern half of the block bounded by Folsom Street to the north, Spear Street to the east, Harrison Street to the south, and Main Street to the west, Lot 1 in Assessor's Block 3745 - Request for (1) conditional use authorization pursuant to Planning Code Section 303 and 253 to allow construction of a building taller than 40 feet in an R (Residential) District; and (2) an exception under Section 271 of the Planning Code to permit the Project to exceed the maximum plan length. The proposed project would consist of up to 820 residential units in about 910,000 gross square feet, about 35,000 gross square feet of retail space, and up to 890 underground parking spaces. The Project would include two residential high-rises with overall heights of approximately 400 and 350 feet; and two lower buildings with an overall height of 85 feet. The project is currently within a P (Public) District and within 200-R and 105-R Height and Bulk Districts. (A Public Hearing for a Planning Code Text, Map and General Plan Amendments for this site will be considered immediately before this hearing)

      Preliminary Recommendation: Approval with Conditions

              (Proposed for Continuance to June 26, 2003)

        6. 2002.1049C (K. McGEE: (415) 558-6367)

        34 LELAND AVENUE - north side between Bayshore Boulevard and Alpha Street; Lot 10 in Assessor's Block 6248 - Request for Conditional Use Authorization to construct a child-care facility on the ground floor and three dwelling units above without providing the required parking, per Planning Code Section 161(j) in an NC-2 (Small-Scale Neighborhood Commercial District) Zoning District and in a 40-X Height and Bulk District.

        Preliminary Recommendation: Pending

        (Proposed for Continuance to July 10, 2003)

        7. 2003.0189D (G. CABREROS: (415) 558-6169)

        529 21ST AVENUE - west side between Anza and Balboa Streets, Lot 004 in Assessor's Block 1564 - Mandatory Discretionary Review per the Planning Commission's policy requiring review of all residential demolitions, of Demolition Permit Application No. 2002.06.14.9077 proposing to demolish a one-story, single-family residence 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 demolition.

              (Continued from Regular Meeting of May 22, 2003)

              (Proposed for Continuance to July 10, 2003)

        8. 2003.0278C (M. SMITH: (415) 558-6322)

              5810 MISSION STREET - north side of the street between Lawrence and Sickles Avenues, Lots 039, 042, and 049 in Assessor's Block 7143- Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 304 to allow the amendment of Motion No. 13347 to amend the Planned Unit Development authorization to allow for the conversion of three Below Market Rate (BMR) rental apartments into three (BMR) dwelling units for sale for owner occupancy. The conversion would affect units #202, #205, and #303 in the building, located in a NC-2 (Small-Scale Neighborhood Commercial District) and 40-X Height and Bulk District.

              Preliminary Recommendation: Approval with Conditions

              (Proposed for Continuance to July 10, 2003)

        9a. 2002.1301CVD (M. LUELLEN: (415) 558-6478)

              230-242 TURK STREET - "The Salvation Army Turk Street Center", north side between Jones and Leavenworth Streets; Lots 024 & 006 in Assessors Block 0338: Request for Conditional Use authorization pursuant to Planning Code Section 303 to construct a new mid-rise building that will contain 109 units of affordable housing for adults in recovery and older foster care youth. The project includes a gymnasium, pool, chapel and multi-purpose room on the ground floor, and social services offices, and youth recreational area on the second and third floors, all built over an underground parking level accessed from Turk Street and containing at least 32 off-street spaces. A structure containing 36 dwelling units and 74 rooms of group housing would be demolished. The subject property is in an RC-4 (Residential-Commercial Combined, High Density) District and located within the North of Market Residential Special Use District No. 1. The existing building is a contributing structure to the National Register Eligible San Francisco Apartment and Hotel District and is in an 80-120-T Height and Bulk District.

              Preliminary Recommendation: Approval with conditions

              (Proposed for Continuance to July 24, 2003)

        9b. 2002.1301CVD (M. LUELLEN: (415) 558-6478)

              230-242 TURK STREET - "The Salvation Army Turk Street Center", north side between Jones and Leavenworth Streets; Lots 024 & 006 in Assessors Block 0338: Mandatory Discretionary Review, under the Planning Commission's Policy requiring review of all residential demolitions, of a proposal to demolish a structure containing 36 dwelling units and 74 rooms of group housing to construct 109 units of affordable housing and facilities for associated services. The subject property is in an RC-4 (Residential-Commercial Combined, High Density) District and located within the North of Market Residential Special Use District No. 1. The existing building is a contributing structure to the National Register Eligible San Francisco Apartment and Hotel District and is in an 80-120-T Height and Bulk District.

              Preliminary Recommendation: Do not take Discretionary Review and approve the demolition

              (Proposed for Continuance to July 24, 2003)

        9c. 2002.1301CVD (M. LUELLEN: (415) 558-6478)

              230-242 TURK STREET - "The Salvation Army Turk Street Center", north side between Jones and Leavenworth Streets; Lots 024 & 006 in Assessors Block 0338: Request for a rear yard modification in accord with Section 134(f) to provide an equivalent yard area elsewhere on the lot, and for a Variance to provide 32 parking spaces where 88 are required, as part of a project to construct a new mid-rise building that will contain 109 units of affordable housing for adults in recovery and older foster care youth and facilities for associated services. The project includes a gymnasium, pool, chapel and multi-purpose room on the ground floor, and social services offices, and youth recreational area on the second and third floors, all built over an underground parking level accessed from Turk Street and containing at least 32 off-street spaces. The subject property is in an RC-4 (Residential-Commercial Combined, High Density) District and located within the North of Market Residential Special Use District No. 1. The existing building is a contributing structure to the National Register Eligible San Francisco Apartment and Hotel District and is in an 80-120-T Height and Bulk District. The Zoning Administrator will consider these requests.

              (Proposed for Continuance to July 24, 2003)

        10. 2003.0193D (R. CRAWFORD: (415) 558-6358)

        244 GRANADA AVENUE - East side between Ocean and Holloway Avenues. Assessor's Block 6942 Lot 039 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition of Demolition Permit Application No. 2002.1028.0113, to demolish the existing one family house, in an RH-2 (Residential House, Two Family) District, and a 40-X Height and Bulk district. There is a related proposal to construct a new two-family building.

        Preliminary Recommendation: Do Not Take Discretionary Review and Approve the Demolition Permit.

        (Proposed for Continuance to August 21, 2003)

      11a. 2002.1298CV (M. LI: 9415) 558-6396)

        624 LAGUNA STREET - northeast corner at Ivy Street, Lot 012 in Assessor's Block 0807 - Request for conditional use authorization to demolish a vacant one-unit residential building and to construct a four-story, 40-foot-high senior care residential facility for up to 30 residents within the Hayes-Gough Neighborhood Commercial District and a 50-X Height and Bulk District. The project is the subject of a concurrent Variance hearing before the Zoning Administrator.

        Preliminary Recommendation: Approval with conditions

        (Continued from Regular Meeting of May 8, 2003)

        (Proposed for Continuance to August 21, 2003)

11b. 2002.1298CV (M. LI: 9415) 558-6396)

        624 LAGUNA STREET - northeast corner at Ivy Street, Lot 012 in Assessor's Block 0807 - Parking variance sought. The proposed project is the demolition of a vacant one-unit residential building and the construction of a four-story, 40-foot-high senior care facility for up to 30 residents within the Hayes-Gough Neighborhood Commercial District and a 50-X Height and Bulk District. The project is proposing to provide zero off-street parking spaces where three are required.

        (Continued from Regular Meeting of May 8, 2003)

        (Proposed for Continuance to August 21, 2003)

        12. 2003.0253D (G. NELSON: (415) 558-6257)

        5126-5130 ANZA STREET - south side between 42nd and 43rd Avenue; lot 016 in Assessor's Block 1502 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all residential demolitions, of Demolition Permit Application No. 2001.03.07.3684, proposing the demolition of a two-story two-family dwelling, in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District. There is a related proposal to construct a new, four-story two-family dwelling with two off-street parking spaces.

        Preliminary Recommendation: Do not take Discretionary Review and approve the demolition.

        (Proposed for Continuance to September 18, 2003)

B. COMMISSIONERS' QUESTIONS AND MATTERS

      13. Commission Comments/Questions

      14. Consideration of Amendment of the Planning Commission Meeting Schedule for
      July 31, 2003.

C. DIRECTOR'S REPORT

      15. Director's Announcements

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

D. REGULAR CALENDAR

        17. 2003.0437C (F. JONES: (415) 558-6477)

        3817 NORIEGA STREET - southeast corner of Noriega Street and 46th Avenue, Lot 001 in Assessor's Block 2082- Request for Conditional Use Authorization under Planning Code Section 303 and 710.44 to establish a small self-service restaurant (Taqueria La Playa) within an existing vacant retail space located in a NC-1 (Neighborhood Commercial Cluster District) and a 40-X Height and Bulk District.

      Preliminary Recommendation: Approval with Conditions

        18a. 2003.0586XV (A. LIGHT: (415) 558-6254)

        1 POWELL STREET - west side between Eddy and Ellis Streets, on Hallidie Plaza; Lot 5, in Assessor's Block 330 -- Request under Planning Code Section 309 (Permit Review in C-3 Districts) for a significant revision to an approved application (Case No. 2000.1140X) to accommodate a retail store, and to seismically retrofit the existing 138-foot tall, seven-story over basement building containing a ground level retail banking office with office uses on the upper floors. The revised request is for a Determination of Compliance to permit conversion of the office portion of the previously approved project to approximately 44 residential dwelling units within the existing envelope of the building. An exception to the rear yard requirement is requested. Variances are requested for Usable Open Space for Dwelling Units, Dwelling Unit Exposure requirements and Off-Street Parking requirements. The revised project would provide no off-street parking where 11 are required. The request for variances will be considered by the Zoning Administrator at the same Planning Commission hearing on June 19, 2003.

        18b. 2003.0586XV (A. LIGHT: (415) 558-6254)

        1 POWELL STREET - west side between Eddy and Ellis Streets, Lot 5, in Assessor's Block 330 - Request for a variance from the Usable Open Space requirements for Dwelling Units, a variance from the Dwelling Unit Exposure requirements, and a variance from residential Off-Street Parking requirements. The proposed project is for a significant revision to an approved application (Case No. 2000.1140X) to accommodate a retail store, and to seismically retrofit the existing approximately 135-foot tall, seven-story over basement Category I building containing a ground level retail banking office with office uses on the upper floors. The office space is to be converted to approximately 44 dwelling units. The proposed project would provide no off-street parking where 11 are required. The project is located in a C-3-R (Downtown, Retail) zoning district, the Kearny-Market-Mason-Sutter Conservation District, and a 110-X height and bulk district.

        19. 2003.0466C (D. SIDER: (415) 558-6697)

        555 4TH STREET (aka 557 4TH STREET) - a parcel bounded by Freelon, Welsh, and Zoe Streets; Lot 119 in Assessor's Block 3776: Request for Conditional Use Authorization to allow [1] the construction of residential units pursuant to Planning Code Section 249.23(a) as a replacement for a previously approved but not yet constructed live/work units and [2] an exception to the base 50 foot height limit pursuant to Code Section 249.23(i). An exception from Dwelling Unit Exposure requirements is also requested pursuant to Code Section 249.23(f). Additionally, an administrative modification of rear yard requirements is sought from the Zoning Administrator pursuant to Code Section 249.23(d). The proposal involves the construction of 296 dwelling units, 7,000 square feet of retail space, and 312 off-street parking spaces in a new nine-story building extending to no more than 85 feet in height. As required by the Fourth and Freelon Streets SUD, affordable housing with square footage equal to 15 percent of the total residential square footage of the aforementioned project would be constructed off-site. The property is within an SLI (Service/Light Industrial) Mixed-Use Zoning District, the Fourth and Freelon Streets SUD (Special Use District) as recently established by Board of Supervisors Ordinance Number 27-03, the Mixed-Use Housing Zone as set forth in Planning Commission Resolution 16202, the proposed SES (South-End Service) District as set forth in Planning Commission Resolution Numbers 14843 and 14844, and a 50/85-X Height and Bulk District.

        Preliminary Recommendation: Approval with Conditions

E. DISCRETIONARY REVIEW HEARING

      Approximately 5:00 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 5:00 PM, but have not been called or heard by 5:00 PM, could be continued to a later time or date as determined by the Commission.

        20a. 2002.0933DV (B. FU: (415) 558-6613)

              891 CAROLINA STREET - east side, between 20th Street and 22nd Street; Lot 027 in Assessor's Block 4097 - Request for Discretionary Review of Building Permit Application No. 2002.05.08.6090 proposing to construct a new two-story vertical and horizontal addition to the existing single-story over garage building with an attic level. The project proposes an increase from one to two dwelling units. The project is in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk Designation. The proposal also requires a front setback Variance for the second story, which will be considered by the Zoning Administrator.

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

              (Continued from Regular Meeting of June 12, 2003)

              NOTE: On March 20, 2003, following public testimony, the Commission closed the public hearing and continued this item to April 3, 2003 by a vote of +4-1 (Commissioner Feldstein voted No; Commissioners Boyd and Hughes were absent). Both Discretionary Review requestor and Project Sponsor were asked to explore possible alternatives to the plans. Public Hearing remains open to any new material presented.

        20b. 2002.0933DV (B. FU: (415) 558-6613)

              891 CAROLINA STREET - east side, between 20th Street and 22nd Street; Lot 027 in Assessor's Block 4097 - Request for a front setback Variance for the construction of a new second story in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk Designation. The project proposes an increase from one to two dwelling units.

              (Continued from Regular Meeting of June 12, 2003)

              NOTE: On March 20, 2003, the Acting Zoning Administrator continued this item to April 3, 2003. On April 3, 2003, the Zoning Administrator continued this item to April 24, 2003. On April 24, 2003, the matter was continued to May 15, 2003)

        21. 2003.0344D (B. FU: (415) 558-6613)

              1222 REVERE AVENUE - north side of Revere Avenue between Hawes and Ingalls Streets, Lot 026 in Assessor's Block 4762 - Mandatory Discretionary Review, under the Planning Commission's Policy requiring review of all residential demolitions, of Demolition Permit Application No. 2002.11.20.1933 proposing to demolish an existing single-family dwelling in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk Designation. There are related proposals for a lot subdivision to create two legal lots, and the construction of two new, two-family, two-story over garage buildings.

              Preliminary Recommendation: Do not take Discretionary Review and approve the demolition.

              (Continued from Regular Meeting of June 5, 2003)

        22. 2003.0412D (K. McGEE: (415) 558-6367)

              572 SAN JOSE AVENUE - west side between 27th and Duncan Streets, Lot 003 in Assessor's Block 6595 - Request for Discretionary Review of Building Permit Application No. 2002.11.04.0682 proposing to add a horizontal and vertical addition to a duplex and to add two parking spaces. The subject property is located in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

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

        23. 2003.0252D (K. McGEE: (415) 558-6367)

              2130 24th STREET - north side between Rhode Island and De Haro Streets; Lot 36 in Assessor's Block 4217 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all residential demolitions, of Building Permit Application No. 2002.12.06.2942, proposing to demolish the existing one-unit building in an RH-2 (Residential, House, Two-Family) District and 40-X Height and Bulk District.

              Recommendation: Do not take Discretionary Review and approve the proposal.

        24. 2003.0316D (G. CABREROS: (415) 558-6169)

        529 21ST AVENUE - west side between Anza and Balboa Streets, Lot 004 in Assessor's Block 1564 - Request for Discretionary Review of Building Permit Application No. 2002.06.14.9075 proposing to construct a four-story, two-unit building with two parking spaces in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

        Preliminary Recommendation: Take Discretionary Review and approve with modifications.

        25. 2002.0557D (D. SIDER: (415) 558-6697)

              473 LELAND STREET - south side between Loehr and Sawyer Streets, Lot 022 in Assessor's Block 6258 - Mandatory Discretionary Review of Demolition Permit Application Number 2002.01.03.8121, which would demolish an existing single-family dwelling. A new single-family dwelling would be constructed under a separate building permit application. Pursuant to Planning Commission Policy, any residential demolition requires a mandatory Discretionary Review Hearing. The property is located in an RH-1 (Single Family Residential) 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 June 5, 2003)

        26. 2003.0293D (D. SIDER: (415) 558-6697)

              1525 FOLSOM STREET - east side between Norfolk and 11th Streets, Lot 053 in Assessor's Block 3521 - Mandatory Discretionary Review of Building Permit Application Number 2003.02.05.6758, a proposal to convert the second story of an existing two story building from that of storage into a dwelling unit. The construction of a new rear deck, stairs, and garage are also proposed. Pursuant to Planning Commission Policy, any residential demolition requires a mandatory Discretionary Review Hearing. The property is located in an SLR (Service / Light Industrial / Residential) Zoning District, the IPZ (Industrial Protection Zone) as set forth in Planning Commission Resolution Number 16202, and a 50-X Height and Bulk District.

        Preliminary Recommendation: Take Discretionary Review to approve the project with

        conditions.

              (Continued from Regular Meeting of June 5, 2003)

27. 2003.0261D (T. TAM: (415) 558-6325)

        4018 MORAGA STREET - north side, between 46th and 47th Avenues, Lot 25 in Block 1897 - Discretionary Review request on Building Permit No. 2002.12.12.3407s to allow a new third-story vertical addition and a two-story rear horizontal extension to an existing two-story, single-family dwelling. The property is located in the RH-1 and 40-X Height and Bulk Districts.

      Preliminary Recommendation: Do not take D.R. and approve the project as submitted.

              (Continued from Regular Meeting of June 5, 2003)

        28. 2002.1008D (K. SIMONSON: (415) 558-6321)

        3196 PACIFIC AVENUE - north side between Lyon Street and Presidio Avenue, Lot 3 in Assessor's Block 965 - Request for Discretionary Review of Building Permit Application No. 2002.07.08.0823, proposing to construct a horizontal extension at the basement, first, and second floors at the northeast corner of the existing single-family residence. The subject property is in an RH-1 (Residential, House, Single Family) District and a 40-X Height and Bulk District.

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

        29. 2002.1088D (M. SMITH: (415) 558-6322)

        171 BEAVER STREET - west side of the street between Castro and 15th Streets, Lot 087 in Assessor's Block 2614 - Mandatory Discretionary Review, under Planning Commission's policy requiring review of housing demolition, of Demolition Application No. 2002.06.26.0049, proposing to demolish an existing one-story single-family dwelling (the project also proposes the construction of a new three-story over garage, two family dwelling) in a 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.

        30. 2003.0467D (M. WOODS: (415) 558-6315)

        1238 MASONIC AVENUE - east side between Waller and Haight Streets; Lot 23 in Assessor's Block 1243 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all dwelling unit mergers, of Building Permit Application No. 2003.01.14.5103, proposing to legalize the conversion of a two-unit building to a single-family residence in an RH-3 (Residential, House, Three-Family) District and 40-X Height and Bulk District.

        Preliminary Recommendation: Take Discretionary Review and disapprove the proposed dwelling unit merger.

F. PUBLIC COMMENT

      At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items. With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting with one exception. When the agenda item has already been reviewed in a public hearing at which members of the public were allowed to testify and the Commission has closed the public hearing, your opportunity to address the Commission must be exercised during the Public Comment portion of the Calendar. Each member of the public may address the Commission for up to three minutes.

      The Brown Act forbids a commission from taking action or discussing any item not appearing on the posted agenda, including those items raised at public comment. In response to public comment, the commission is limited to:

      (1) responding to statements made or questions posed by members of the public; or

      (2) requesting staff to report back on a matter at a subsequent meeting; or

      (3) directing staff to place the item on a future agenda. (Government Code Section 54954.2(a))

Adjournment:

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.

Last updated: 11/17/2009 9:59:49 PM