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Seal of the City and County of San Francisco
City and County of San Francisco
June 26, 2003

SAN FRANCISCO
PLANNING COMMISSION

Notice of Meeting
Calendar

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

Thursday, June 26, 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. 2002.0418T (P. LORD: (415) 558-6311)

              SECONDARY UNIT LEGISLATION - Consideration of an Ordinance amending the San Francisco Planning Code by repealing Section 207.2 [Second Unit] in its entirety, adding new Section 207.2 and amending Section 209.1 to authorize one additional secondary unit limited to 750 square feet of gross floor area on a lot within 1250 feet of a Primary Transit Street or Transit Center and also within 1250 feet of a Neighborhood Commercial or Commercial zoning district, and constructed for the elderly or persons with physical disabilities and to prohibit the owner from legalizing an illegal unit pursuant to the provisions of this ordinance; by amending Sections 135(d), Table 151 of Section 151 and 307(g) to establish the amount of open space; and adopting findings.

              Preliminary Recommendation: Approval with Modifications

              (Continued from Regular Meeting of May 22, 2003)

              (Proposed for Continuance to July 10, 2003)

        2. 2002.1021C (G. CABREROS: (415) 558-6169)

        2525 CALIFORNIA STREET - south side, between Steiner and Pierce Streets, Lot 032 in Assessor's Block 0655 - Request for Conditional Use Authorization under Planning Code Section 718.11 for a development with a lot size exceeding 5,000 square feet in area. The proposal is to demolish the existing one-story commercial building and construct a four-story building with up to 16 dwelling units on the three upper stories, up to 4,999 square feet of retail space (Other Retail Sales and Services per Planning Code Section 790.102) on the ground floor, and up to 24 parking spaces in a basement garage, within the Upper Fillmore Neighborhood Commercial District and a 40-X Height and Bulk District.

        Preliminary Recommendation: Pending

              (Proposed for Continuance to July 24, 2003)

        3. 2002.0639D (D. SIDER: (415) 558-6697)

        604 RHODE ISLAND STREET AND 2005-2007 18TH STREET (aka 2001 18TH STREET; aka 602 RHODE ISLAND STREET) - corner of 18th and Rhode Island Streets, Lots 001 and 002 in Assessor's Block 4030 - Mandatory Discretionary Review of Building Permit Application Numbers 2002.05.22.7228 and 2002.05.22.7240, which would demolish a single family home and a two-unit home, respectively. Under proposed conditions, the two adjacent properties would be re-subdivided and a new single family home would be built on the resulting corner parcel while a new two-family home would be built on the resulting 18th Street parcel. Mandatory Discretionary Review is required under Planning Commission policy for projects proposing the demolition of housing. The properties are located in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

        Preliminary Recommendation: Pending

              (Proposed for Continuance to August 21, 2003)

        4. 2002.0207C (R. CRAWFORD: (415) 558-6358)

        5894 - 5898 MISSION STREET - at Huron Street and Sickles Avenue, Assessor's Block 7143 Lot 033 - Request for Conditional Use Authorization under, Planning Code Section 178(c) for enlargement of a gas station with a convenience store open 24 hours a day; and Planning Code Section 229(b) to allow beer and wine sales at a gas station in an NC-2 (Small Scale Neighborhood Commercial District) and a 40-X Height and Bulk District.

        Preliminary Recommendation: Approval with Conditions to not allow beer and wine sales among other things.

        NOTE: On May 22, 2003, following public testimony the Commission closed public hearing and continued this matter to June 26, 2003 in order for project sponsor to: 1) go back and look at site plan more closely as well as placement of storefront; 2) start construction within three years or the conditional use will expire 3) no 24 hour use; 4) no alcohol sales; 5) project sponsor to work with community.

              (Proposed for Continuance to August 28, 2003)

        5. 2002.1255C (M. SMITH: (415) 558-6322)

        2087-2089 MARKET STREET - southeast corner of 15th and Market Streets, Lot 137 in Assessor's Block 3558- Request by Verizon Wireless for Conditional Use Authorization under Planning Code Section 721.83 to install (12) antennas on the rooftop and five associated equipment cabinets within the storage room of a mixed-use building located in the Upper Market Street Neighborhood Commercial District and 50-X Height and Bulk District. Per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Limited Location Preference 6 site as it is a building within an Individual Neighborhood Commercial District.

      Preliminary Recommendation: Pending

        (Proposed for Indefinite Continuance)

B. COMMISSIONERS' QUESTIONS AND MATTERS

        6. Commission Comments/Questions

C. DIRECTOR'S REPORT

        7. Director's Announcements

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

        9. Discuss the scheduling of a Public Hearing on the draft Housing Element

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. 2003.0166C (J. PURVIS: (415) 558-6354)

              2068-2070 MISSION STREET - west side between 16th and 17th Streets; Lot 013 in Assessor's Block 3569 - Request for Conditional Use Authorization under Planning Code Sections 712.54 and 790.60, to establish a massage use as part of a personal service use on the second floor of a two-story building, within an NC-3 (Moderate-Scale Neighborhood Commercial) Use District, a 80-B Height and Bulk District, and within the Mission District Interim Controls Area.

        (Continued from Regular Meeting of June 12, 2003)

        NOTE: On June 12, 2003, following public testimony, the Commission closed public hearing. The Commission passed a motion of intent to approve by a vote +5-1. Commissioner Antonini voted no. Commissioner Hughes was absent. Final Language June 26, 2003.

F. REGULAR CALENDAR

        11. 2002.0809E (R. AHMADI: (415) 558-5966)

        340-370 VALENCIA STREET - VALENCIA GARDENS HOPE VI PUBLIC HOUSING PROJECT - Certification of the Final Environmental Impact Report (FEIR): Assessor's Block 3546, Lot 2 is approximately five acres and is located at 340-370 Valencia Street on the block bounded by Valencia, Guerrero, 14th, and 15th Streets in the Mission District of San Francisco. The proposed project would be the demolition of the existing Valencia Gardens public housing project which was found to be an historical resource, including 22 three-story residential buildings containing 246 rental units and 82 surface parking spaces and replacement construction of new public housing. The new construction would consist of 15 three-story buildings and two four-story buildings containing 290 residential units, a community center; a childcare center; a computer learning center; an outdoor child play space and other semi-public community open space; and 286 surface parking spaces. The proposed project would require Conditional Use authorization from the Planning Commission to determine qualification as a Planned Unit Development (PUD) under Section 304 of the City Planning Code.

        Preliminary Recommendation: Certify the EIR as a Final EIR. Please note the public review period for the DEIR ended at 5:00 pm, April 29, 2003.

        12. 2002.0809C (J. PURVIS: (415) 558-6354)

        340-370 VALENCIA STREET - west side between 14th and 15th Streets, a through lot with frontage on Guerrero Street; Lot 002 in Assessor's Block 3546 - Request for Conditional Use approval under Planning Code Sections 209.3(f), 209.4(a), and 304 to demolish the 22-building Valencia Gardens housing development and replace it with a new Planned Unit Development (PUD) with 260 dwelling units, a childcare facility, community center, and 87 on-site parking spaces; with exceptions from rear yard requirements of Section 134, parking requirements of Section 151, and freight loading requirements of Section 154; within an RM-1 (Residential, Mixed, Low-Density) Use District, a 40-X and 50-X Height and Bulk District, and within the Mission District Interim Controls Area.

              Preliminary Recommendation: Approval with Conditions

        13. 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 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 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.

              (Continued from Regular Meeting of June 19, 2003)

        14. 2000.1090E (B. HELBER: (415) 558-5968)

        300 SPEAR STREET - Certification of Final 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.

              (Continued from Regular Meeting of June 19, 2003)

        15a. 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 Sub-district" 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 change 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.

        (Continued from Regular Meeting of June 19, 2003)

        15b. 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

              (Continued from Regular Meeting of June 19, 2003)

        15c. 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

              (Continued from Regular Meeting of June 19, 2003)

        16. 2003.0162C (K. AMDUR: (415) 558-6351)

        1624 CALIFORNIA STREET - north side between Polk Street and Van Ness Avenue; Lot 007 in Assessor's Block 0643 - Request for conditional use authorization pursuant to Planning Code Sections 723.48 and 790.38, for the addition of "Other Entertainment," including DJs and live bands, to the existing bar d.b.a. "Bohemia." No physical expansion of the bar is proposed. The entertainment use would be permitted only on the ground floor of the two-story building. The subject property is located in the Polk Neighborhood Commercial District and a 65-A Height and Bulk District.

        Preliminary Recommendation: Approval with Conditions

        (Continued from Regular Meeting of May 22, 2003)

        17a. 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.

        (Continued from Regular Meeting of June 19, 2003)

        17b. 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.

        (Continued from Regular Meeting of June 19, 2003)

G. 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.

        18a. 2002.1295DD (R. CRAWFORD: (415) 558-6358)

        567 SANCHEZ STREET - east side between 19th and Hancock Streets. Assessor's Block 3585 Lot 032 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2002.07.31.2751 and a Mandatory Discretionary Review under the Planning Commission's Policy requiring review of demolitions, proposing to demolish an existing one story single-family dwelling in an RH-3 (Residential House, 3 Family) District, and a 40-X Height and Bulk District.

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

                      (Continued from Regular Meeting of May 22, 2003)

        18b. 2002.1297DDDDD (R. CRAWFORD: (415) 558-6358)

        567 SANCHEZ STREET - east side between 19th and Hancock Streets. Assessor's Block 3585 Lot 032 - Request for Discretionary Review of Building Permit Application No. 2002.07.31.2759, to construct a new 4 story (three over garage) one family dwelling in an RH-3 (Residential House, 3 Family) District, and a 40-X Height and Bulk District.

                      Preliminary Recommendation: Take Discretionary Review and Approve the Project with Modifications.

                      (Continued from Regular Meeting of May 22, 2003)

        19a. 2003.0458D (G. CABREROS: (415) 558-6169)

        463 - 26TH AVENUE - west side between Geary Boulevard and Clement Street, Lot 013 in Assessor's Block 1458 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of all residential demolitions, of Demolition Permit Application No. 9714256 proposing to demolish a one-story, single-family residence in an RM-1 (Residential, Mixed, Low Density) District with a 40-X Height and Bulk District. Construction of a four-story building with 18 senior housing units and four parking spaces is also proposed on Lots 013, 014 and 015 under a separate permit.

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

        19b. 2003.0460D (G. CABREROS: (415) 558-6169)

        469 - 26TH AVENUE - west side between Geary Boulevard and Clement Street, Lot 014 in Assessor's Block 1458 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of all residential demolitions, of Demolition Permit Application No. 9714258 proposing to demolish a two-story, single-family residence in an RM-1 (Residential, Mixed, Low Density) District with a 40-X Height and Bulk District. Construction of a four-story building with 18 senior housing units and four parking spaces is also proposed on Lots 013, 014 and 015 under a separate permit.

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

        19c. 2003.0459D (G. CABREROS: (415) 558-6169)

        471-473 - 26TH AVENUE - west side between Geary Boulevard and Clement Street, Lot 015 in Assessor's Block 1458 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of all residential demolitions, of Demolition Permit Application No. 9714257 proposing to demolish a two-story, two-family residence in an RM-1 (Residential, Mixed, Low Density) District with a 40-X Height and Bulk District. Construction of a four-story building with 18 senior housing units and four parking spaces is also proposed on Lots 013, 014 and 015 under a separate permit.

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

        19d. 2003.0512D (G. CABREROS: (415) 558-6169)

        463-473 26TH AVENUE - west side between Geary Boulevard and Clement Street, Lots 013, 014, 015 in Assessor's Block 1458 - Request for Discretionary Review of Building Permit Application No. 9714255 proposing to construct a four-story building with 18 senior housing units and four parking spaces in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.

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

        20. 2003.0234D (G. CABREROS: (415) 558-6169)

        156 - 12TH AVENUE - east side between California and Lake Streets, Lot 030 in Assessor's Block 1371 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of all residential demolitions, of Demolition Permit Application No. 2002.10.15.9004 proposing to demolish a three-story, single-family residence in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk District. Construction of a four-story, two-unit building with two parking spaces is also proposed under separate permit.

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

        21. 2003.0588D (G. CABREROS: (415) 558-6169)

        1532-1534 COLE STREET - east side of the street and south of the intersection of Cole and Carmel Streets, Lot 016 in Assessor's Block 1293 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of all residential demolitions, of Demolition Permit Application No. 2002.12.20.4027 proposing to demolish a two-story, two-unit dwelling in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk District. Construction of a two-story, two-unit building with two parking spaces is also proposed under separate permit.

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

        22a. 2002.1171DV (M. WOODS: (415) 558-6315)

              2312 WEBSTER STREET - east side between Washington and Jackson Streets; Lot 22 in Assessor's Block 604 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all dwelling unit mergers, of Building Permit Application No. 2002.09.04.5572S, proposing to reconfigure the existing two-unit building to a single-family configuration with a new small auxiliary unit at the garage level in an RH-2 (Residential, House, Two-Family) District and 40-X Height and Bulk District.

              Preliminary Recommendation: Take Discretionary Review and disapprove the proposed reconfiguration of units.

              (Continued from Regular Meeting of June 12, 2003)

        22b. 2002.1171DV (M. WOODS: (415) 558-6315)

              2312 WEBSTER STREET - east side between Washington and Jackson Streets; Lot 22 in Assessor's Block 604 - Rear yard and non-complying structure Variances sought: Approximately fifty percent of the rear building wall of the lower two floors of the existing three-story over garage, two-unit building is within one foot of the rear lot line and the existing rear exit stairs are less than two feet from the rear lot line, thus making the building non-complying. The proposal is (1) to expand the garage level such that the entire garage level is within one foot of the rear lot line; (2) to rebuild the rear exit stairs in the southeast corner with one-hour fire rated walls up to the third floor level; and (3) to construct new fire escape stairs in the northeast corner with one-hour fire rated walls at the fourth floor level. The subject property is within an RH-2 (Residential, House, Two-Family) District and 40-X Height and Bulk District.

              (Continued from Regular Meeting of June 12, 2003)

        23a. 2003.0346DV (D. DIBARTOLO: (415) 558-6291)

          701 LOMBARD STREET - bounded between Lombard and Mason Streets and Columbus

        Avenue, Lot 001 in Assessor's Block 0074 - Request for Discretionary Review of Building Permit Application No. 2001.12.20.5662S, a proposal to demolish a parking lot and to construct a new four-story, mixed-use building containing nine dwelling units, ground floor retail, and nine off-street parking spaces. The subject property is located in the North Beach Neighborhood Commercial District and a 40-X Height and Bulk District.

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

              (Continued from Regular Meeting of June 12, 2003)

        23b. 2003.0346DV (D. DIBARTOLO: (415) 558-6291)

                      701 LOMBARD STREET - usable open space variance sought. The proposed project is to demolish a parking lot and to construct a new four-story, mixed-use building containing nine dwelling units, ground floor retail, and nine off-street parking spaces. The subject property is located in the North Beach Neighborhood Commercial District and a 40-X Height and Bulk District. The Zoning Administrator will consider a request for a variance from requirements for usable open space.

              (Continued from Regular Meeting of June 12, 2003)

        24. 2003.0079D (D. DIBARTOLO: (4150 558-6291)

                      1120-1124 CLAY STREET - north side between Taylor and Mason Streets; Lot 033 in Assessor's Block 0213 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all dwelling unit mergers, of Building Permit Application No. 2002.11.14.1411, proposing to merge two units each on both the first and

                      second floors, converting the five-unit building to a three-unit building. The site is in an RM-3 (Residential, Mixed, Medium-Density) District and a 65-A Height and Bulk District.

                      Preliminary Recommendation: Take Discretionary Review and disapprove the Permit Application.

        25. 2003.047D (D. SIDER: (415) 558-6697)

        1415-1417 GUERRERO STREET - east side between 26th and Army (Cesar Chavez) Streets, Lot 011B in Assessor's Block 6568 - A Discretionary Review Request of Building Permit Application Number 2001.07.02.2861, a proposal to (1) raise the existing structure by approximately three feet and excavate portions of the site to accommodate a new four-car parking garage at semi-below-grade level and (2) perform interior and exterior alterations including but not limited to the construction of a new rear deck and stairs and an expansion of habitable area in the rear of the structure. The property is within an RH-3 (Residential, House, Three-Family) Zoning District and a 50-X Height and Bulk District.

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

        26. 2003.0349D (M. SMITH: (415) 558-6322)

        1212 DOLORES STREET - west side of the street between Clipper and 25th Streets, Lot 006 in Assessor's Block 6550 - Mandatory Discretionary Review, under Planning Commission's policy requiring review of housing demolition, of Demolition Application No. 2002.09.25.7478, proposing to demolish an existing one-story single-family dwelling (the project also proposes the construction of a new three-story over garage, three family dwelling) in a 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

        demolition.

        27. 2003.0395D (M. LI: (415) 558-6396)

        1441 MONTGOMERY STREET - west side between Filbert and Greenwich Streets, Lot 001C in Assessor's Block 0086 - Request for Discretionary Review of Building Permit Application No. 2002 0927 7630, proposing the installation of a motorized chair lift within 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 proposed

        28. 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.

              (Continued from Regular Meeting of June 19, 2003)

H. PUBLIC COMMENT

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

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

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

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

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

Adjournment:

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