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Seal of the City and County of San Francisco
City and County of San Francisco
Public Hearings 
 

December 9, 2004

December 9, 2004

SAN FRANCISCO
PLANNING COMMISSION

Notice of Meeting
&
Calendar

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

Thursday, December 9, 2004
1:30 PM

Regular Meeting

President: Shelley Bradford Bell

Vice-President: Sue Lee

Commissioners: Michael J. Antonini; Dwight Alexander; Kevin Hughes; William L. Lee; Christina Olague

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/sfgtv

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@sfgov.org.

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: Sue Lee

          Commissioners: Michael J. Antonini; Kevin Hughes; William L. Lee

                      Christina Olague

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. 2004.1169C (C. NIKITAS: (415) 558-6306)

          1251 THOMAS AVENUE - west side between Ingalls and Hawes Streets, Lot 030, in Assessor's Block 4807 - Request for Conditional Use authorization to operate a fenced vehicle storage yard and towing business as defined in Sections 223(t) & (u), pursuant to Section 249.15(b)(2), located on a site in an M-1 (Light Industrial) zoning district and the Restricted Light Industrial Special Use District and a 40-X height and bulk district.

            Preliminary Recommendation: Pending

            (Proposed for Continuance to January 6, 2004)

B. COMMISSIONERS' QUESTIONS AND MATTERS

      2. Commission Comments/Questions

C. DIRECTOR'S REPORT

      3. Director's Announcements

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

D. GENERAL PUBLIC COMMENT - 15 MINUTES

      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. Each member of the public may address the Commission for up to three minutes.

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

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

F. CONSIDERATION OF FINDINGS AND FINAL ACTION - PUBLIC HEARING CLOSED

5a. 2004.0130CV (J. MILLER: (415) 558-6344)

          1353-1355 BUSH STREET - south side between Larkin and Polk Streets, with additional frontage on Fern Street, Lot 13 in Assessor's Block 669, in an the Polk Street Neighborhood Commercial District ("NCD") and a 65-A Height and Bulk District - Request for Conditional Use authorization for use size in excess of 3,000 square feet for a music training facility ("Music City"), with a Full-Service Restaurant and Bar with live entertainment, open after hours (between 2:00 and 6:00 A.M.) also requiring a Variance for off-street parking and usable open space for an upper-floor group-housing use.

          Preliminary Recommendation: Approval with Conditions

          (Continued from Regular Meeting November 18, 2004)

          NOTE: On July 22, 2004, following public testimony, the Commission continued the matter to September 23, 2004 instructing the Project Sponsor to continue discussing issues with neighbors. Public comment remained open.

          NOTE: On September 23, 2004, without a hearing, the item was continued to October 28, 2004.

          NOTE: On October 28, 2004, without a hearing, the item was continued to November 18, 2004.

          NOTE: On November 18, 2004, the Commission entertained a motion of intent to disapprove by a vote +6-0. Commissioner William Lee was absent. Final Language: December 9, 2004.

          5b. 2002.0130CV (J. MILLER: (415) 558-6344)

                1353-1355 BUSH STREET - south side between Larkin and Polk Streets, with additional frontage on Fern Street, Lot 13 in Assessor's Block 669, in the Polk Street Neighborhood Commercial District ("NCD") and a 65-A Height and Bulk District - Off-Street Parking and Usable Open Space Variances sought in conjunction with the conversion of existing tourist hotel rooms to group housing (residential hotel rooms) and for a Full-service Restaurant and Bar and music training facility ("Music City") with no off-street parking and no outdoor open area.

                (Continued from Regular Meeting of November 18, 2004)

                NOTE: The Acting Zoning Administrator continued this item to September 23, 2004. Public comment remained open.

                NOTE: On September 23, 2004, without a hearing, the item was continued to October 28, 2004.

                NOTE: On October 28, 2004, without a hearing, the item was continued to November 18, 2004.

                NOTE: On November 18, 2004, the Zoning Administrator closed the Public Hearing with an intent to disapprove the Variance. Final Language: December 9, 2004.

          6. 2002.0129C (J. MILLER: (415) 558-6344)

                835 HYDE STREET - west side between Bush and Sutter Streets, Lot 3 in Assessor's Block 279, in an RC-4 (Residential Commercial Combined, High Density) District and a 130-E Height and Bulk District - Request for a Conditional Use authorization for a Tourist Hotel (conversion of 31 "residential" hotel rooms, being consolidated at another location, to "tourist" rooms) with no off-street parking.

                Preliminary Recommendation: Approval with Conditions

                (Continued from Regular Meeting November 18, 2004)

                NOTE: On July 22, 2004, following public testimony, the Commission continued the matter to September 23, 2004 instructing the Project Sponsor to continue discussing issues with neighbors. Public comment remained open.

                NOTE: On September 23, 2004, without a hearing, the item was continued to October 28, 2004.

                NOTE: On October 28, 2004, without a hearing, the item was continued to November 18, 2004.

                NOTE: On November 18, 2004, the Commission entertained a motion of intent to disapprove by a vote +6-0. Commissioner William Lee was absent. Final Language December 9, 2004.

G. REGULAR CALENDAR

          7. 2004.0683D (G. CABREROS: (415) 558-6169)

          2812 WASHINGTON STREET - north side between Divisadero and Scott Streets, Lot 012 in Assessor's Block 0979 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of dwelling unit mergers, of Building Permit Application 2004.05.12.3625 proposing to reduce five dwelling units to three units within a four-story building 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 Merger.

          (Continued from Regular Meeting of October 28, 2004)

          8. 2004.1103D (R. CRAWFORD: (415) 558-6358)

          849 SANCHEZ STREET - East side of Sanchez Street at Hill Street. Assessor's Block 3620 Lot 049 - Request for Discretionary Review of Building Permit Application No. 2004.0723.9652, to fill in an 8.5 foot by 17 foot recess on front façade of the building in an 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.

          9. 2004.1223D (M. SNYDER: (415) 575-6891)

                369 HARKNESS AVENUE - south side between Rutland and Goettingen, Lot 046 in Assessor's Block 6177, - Staff Initiated Discretionary Review of Building Permit Application No. 2004.06.07.5742 proposing to construct a two-story horizontal addition at the rear, within a RH-1 (Residential House, One-family) District and a 40-X Height and Bulk District.

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

          10. 2004.0882 EMZRU (D. ARGUMEDO: (415) 558-6284)

          HUNTERS POINT SHIPYARD REDEVELOPMENT PLAN - Lot 10 in Assessor's Block 4591A - Request for Adoption of a Motion authorizing the Planning Department to enter into an Inter Agency Cooperation Agreement with the San Francisco Redevelopment Agency and other City Departments to assist in reviewing permits, approvals and agreements within the Hunters Point Shipyard Redevelopment Area.

      Preliminary Recommendation: Approve Draft Motion

          (Continued from Regular Meeting of December 2, 2004)

          11. D. ARGUMEDO: (415) 558-6284), S. SHOTLAND: (415) 558-6308)

                DESIGN FOR DEVELOPMENT, HUNTERS POINT SHIPYARD REDEVELOPMENT PROJECT - Proposed endorsement of amendments to the Design for Development, Hunters Point Shipyard Redevelopment Project, endorsed by the Planning Commission by Resolution No. 14447 on August 28, 1997.

                Preliminary Recommendation: Endorsement

          12a. 2004.055EMR (D. ARGUMEDO: (415) 558-6284)

                TRANSBAY REDEVELOPMENT PLAN - All, or portions of, Assessor's Blocks 3718, 3719, 3720, 3721, 3736, 3737, 3738, 3739, 3740, 3749 and 3764; being generally the area bounded by Mission, Main, Folsom and Second Streets, together with a portion of the block bounded by Howard, Spear, Folsom and Main Streets, and a portion of the block bounded by Folsom, First, Harrison and Second Streets. The Commission will consider a resolution to Adopt CEQA Findings regarding General Plan Amendments, and a General Plan Referral related to the Transbay Redevelopment Project.

                Preliminary Recommendation: Approve the Draft Resolution Adopting CEQA Findings

          12b. 2004.055EMR (D. ARGUMEDO: (415) 558-6284)

                TRANSBAY REDEVELOPMENT PLAN - All, or portions of, Assessor's Blocks 3718, 3719, 3720, 3721, 3736, 3737, 3738, 3739, 3740, 3749 and 3764; being generally the area bounded by Mission, Main, Folsom and Second Streets, together with a portion of the block bounded by Howard, Spear, Folsom and Main Streets, and a portion of the block bounded by Folsom, First, Harrison and Second Streets. The Commission will consider a resolution to Adopt Proposed Amendments to the General Plan under Planning Code Sections 340 and 306.3 (b) (3). The proposed General Plan amendments include amendments to the Transportation, Recreation and Open Space, and Urban Design elements, and the Downtown, South of Market, and Rincon Hill Area Plans. The amendments are necessary to find in conformity the Redevelopment Plan for the Transbay Redevelopment Project Area. The Proposed amendments to the General Plan were initiated by the commission at a public hearing on November 18, 2004.

                Preliminary Recommendation: Approve the Draft Resolution

          12c. 2004.055EMR (D. ARGUMEDO: (415) 558-6284)

                TRANSBAY REDEVELOPMENT PLAN - The General Plan Referral includes General Plan conformity findings on the Transbay Redevelopment Plan and its companion documents (the Development Controls and Design Guidelines, and the Design for Development).

                Preliminary Recommendation: Approve the Draft Resolution finding the Transbay Redevelopment Plan and its companion documents in conformity with the General Plan as amended.

          13. 2004.0632R (D. ARGUMEDO (415) (558-6284)

                WESTERN ADDITION REDEVELOPMENT PLAN, GENERAL PLAN REFERRAL ON - WESTERN ADDITION PROJECT AREA A-2 REDEVELOPMENT PLAN AMENDMENTS - Pursuant to Section 4.105 of the San Francisco Charter and Section 2A.53 of the San Francisco Administrative Code, Consideration of the General Plan Conformity findings of Amendments to the Western Addition Project Area A-2 Redevelopment Plan.

                Preliminary Recommendation: Approve the Draft Resolution finding the Amendments are, on balance, in conformity with the General Plan.

          14. 2004.1132ZR (T. TAM: (415) 558-6325)

                2350-19th AVENUE - east side between Taraval and Santiago; Lot 004G in Assessor's Block 2347 - Request for a zoning map amendment to allow rezoning of the subject property from P (Public) to RH-2 (Residential House, Two-Family) District.

                Preliminary Recommendation: Approval

          15. 2004.1132ZR (T. TAM: (415) 558-6325)

                2350-19th AVENUE - east side between Taraval and Santiago; Lot 004G in Assessor's Block 2347 - Request for a General Plan referral to allow rezoning of the subject property from P (Public) to RH-2 (Residential House, Two-Family) District and sale of the surplus property, with the proceeds deposited into the budget for the City.

                Preliminary Recommendation: Approval

          16. 2003.1263E (T. CHAN: (415) 558-5982)

                333 FREMONT STREET - Public Hearing on Draft Environmental Impact Report - Assessor's Block 3747, Lot 19 - The proposed project is an 85-foot-tall, eight-story, residential building of approximately 131,340 gross square feet (gsf) consisting of 88 dwelling units and about 88 underground parking spaces. Two existing two-story buildings on the site, which total approximately 30,417 square feet, would be demolished. The 329-333 Fremont Street building, constructed in approximately 1930, contains a basement level, which is accessible from a driveway on Zeno Place. The smaller, 347-349 Fremont Street Edwin W. Tucker & Co. building constructed in 1913 is a rated historic structure on the California Register of Historic Resources. The project site is located about mid-block on the eastern side of Fremont Street in the block bounded by Folsom, Fremont, Harrison, and Beale Streets. Vehicular access to the parking garage would be from Fremont Street on the northern side of the building. Pedestrian access would be from the south side of the building from a courtyard facing Fremont Street. The site is within the existing Rincon Hill Special Use District/Residential Sub-District, the RC-4 (Residential/Commercial High-Density) zoning district, and a 200-R height/bulk district, and within the proposed Rincon Hill Mixed Use District, and the proposed 350-R height/bulk district.

                Preliminary Recommendation: Receive Comments. No action required.

                Note: Written comments will be received at the Planning Department until 5:00 p.m. on December 14, 2004.

          17. 2003.0228E (N. TURRELL: (415) 558-5994)

                519 ELLIS STREET/430 EDDY STREET - Assessor's Block 0334, Lots 028 (south side between Hyde and Leavenworth Streets) and 008 (north side between Hyde and Leavenworth Streets) - Appeal of a Preliminary Mitigated Negative Declaration - The proposed project involves the development of 46 senior housing units on two separate lots. A five- story, 22- unit, 13,919 gross-square-foot (gsf) building would be constructed at 519 Ellis Street, and a five-story, 24-unit, 13,600-gsf building would be constructed at 430 Eddy Street. Each structure would be about 50-feet tall, and would include one off-street, accessible van parking space. Both of the vacant parcels are located in the block between Hyde and Leavenworth Streets in the Tenderloin neighborhood of San Francisco. The 519 Ellis Street parcel is approximately 3,781 square feet (sf) in size, and the 430 Eddy Street parcel is about 3,575 sf in size. The proposed project would require conditional use authorization for construction over 40 feet in a residential district, and variances for rear yard and exposure requirements. Both parcels are in an RC-4 (Residential-Commercial Combined, High Density) District, an 80-T height and bulk district, the North of Market Residential Special Use District #2, and the San Francisco Apartment/Hotel District, an unadopted survey area.

                Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration

                (Continued from Regular Meeting of December 2, 2004)

          18a. 2003.0228EKCV (K. AMDUR: (415) 558-6351)

                519 ELLIS STREET - south side between Hyde and Leavenworth Streets, Lot 028, in Assessor's Block 0334 - Determination of Compliance under the California Environmental Quality Act, as described in the Final Mitigated Negative Declaration dated October 16, 2004 for the development of 22 senior housing units on an existing vacant lot used as surface parking. A five- story, 22- unit, 13,919 gross-square-foot (gsf) building would be constructed at 519 Ellis Street. The structure would be about 50-feet tall, and would include one off-street, accessible van parking space. The proposed project would require conditional use authorization for construction over 40 feet in a residential district, and a variance from the rear yard and dwelling unit exposure requirements. The subject parcel is zoned RC-4 Residential-Commercial Combined Districts, High Density), is within the North of Market Residential Special Use District #2 and is in an 80-T height and bulk district.

                Preliminary Recommendation: Adopt the CEQA Findings

          18b. 2003.0151EKCV (K. AMDUR: (415) 558- 6351)

                519 ELLIS STREET - south side between Hyde and Leavenworth Streets, Lot 028, in Assessor's Block 0334 - Request for a Conditional Use authorization for a building exceeding 40 feet in height, to construct a 5-story, approximately 47-foot tall building, with 22 senior affordable housing units and one parking space on the subject lot, currently used as a parking lot. Conditional Use authorization is required in this District for a building exceeding 40 feet in height. Requests for variances from rear yard and dwelling unit exposure requirements will be considered concurrently by the Zoning Administrator. The property is located in an RC-4 Zoning District, the North of Market Residential Special Use District #2, and an 80-T Bulk District.

                Preliminary Recommendation: Approval with Conditions

          18c. 2003.0151EKCV (K. AMDUR: (415) 558- 6351)

                519 ELLIS STREET - south side between Hyde and Leavenworth Streets, Lot 028, in Assessor's Block 0334 - Request for Variances from rear yard and dwelling unit exposure requirements for a new 5-story, approximately 47 foot-tall building with 22 senior affordable housing units and one parking space on the subject parcel, which is currently used as a parking lot. The property is located in an RC-4 Zoning District, the North of Market Residential Special Use District #2, and an 80-T Bulk District.

          19a. 2003.0228CVE (K. AMDUR: (415) 558-6351)

                430 EDDY STREET - north side between Hyde and Leavenworth Streets, Lot 008, in Assessor's Block 0334 - Determination of Compliance under the California Environmental Quality Act, as described in the Final Mitigated Negative Declaration dated October 16, 2004, for the development of 24 senior housing units on an existing vacant lot used as surface parking. A five- story, 24- unit, 13,600 gross-square-foot (gsf) building would be constructed at 430 Eddy Street. The structure would be about 50-feet tall, and would include one off-street, accessible van parking space. The proposed project would require conditional use authorization for construction over 40 feet in a residential district, and a variance from the rear yard and dwelling unit exposure requirements. The subject parcel is zoned RC-4 Residential-Commercial Combined Districts, High Density), is within the North of Market Residential Special Use District #2 and is in an 80-T height and bulk district.

                Preliminary Recommendation: Adopt the CEQA Findings

          19b. 2003.0145CVE (K. AMDUR: (415) 558- 6351)

                430 EDDY STREET - north side between Hyde and Leavenworth Streets, Lot 008, in Assessor's Block 0334 - Request for a Conditional Use authorization for a building exceeding 40 feet in height, to construct a 5-story, approximately 47-foot tall building, with 24 senior affordable housing units and one parking space on the subject lot, currently used as a parking lot. Conditional Use authorization is required in this District for a building exceeding 40 feet in height. Requests for variances from rear yard and dwelling unit exposure requirements will be considered concurrently by the Zoning Administrator. The property is located in an RC-4 Zoning District, the North of Market Residential Special Use District #2, and an 80-T Bulk District.

                Preliminary Recommendation: Approval with Conditions

          19c. 2003.0145CV (K. AMDUR: (415) 558- 6351)

                430 EDDY STREET - north side between Hyde and Leavenworth Streets, Lot 028, in Assessor's Block 0334 - Request for Variances from rear yard and dwelling unit exposure requirements for a new 5-story, approximately 47 foot-tall building with 24 senior affordable housing units and one parking space on the subject lot, which is currently used as a parking lot. The property is located in an RC-4 Zoning District, the North of Market Residential Special Use District #2, and an 80-T Bulk District.

          20. 2004.0925C (M. LI: (415) 558-6396)

                431 COLUMBUS AVENUE - west side between Green and Vallejo Streets, Lot 026 in Assessor's Block 0131 - Request for conditional use authorization to add a full bar (Type 47 ABC license) to an existing full-service restaurant (d.b.a. "Panta Rei"). No expansion of the building or the existing commercial space and no extension of the hours of operation, are proposed. The site is within the North Beach Neighborhood Commercial District and a 40-X Height and Bulk District.

                Preliminary Recommendation: Approval with Conditions

          21a. 2001.0249EKCV (K. AMDUR: (415) 558-6351)

                605 KEARNY STREET - west side between Sacramento and Commercial Streets, Lot 007 in Assessor's Block 0226 - Determination of Compliance under the California Environmental Quality Act, as described in the Final Mitigated Negative Declaration for the addition of one four-story residential unit to an existing 2-story commercial building. Conditional Use authorization is required for the construction of a building greater than 35 feet tall in this zoning district. Both parking and a rear yard/site coverage variances would be required and will be considered concurrently by the Zoning Administrator. Required open space would be provided on a rooftop terrace. The site is in the Chinatown Community Business (CCB) Zoning District and a 50-N Height and Bulk District.

                Preliminary Recommendation: Adopt the CEQA Findings

                (Continued from Regular Meeting of November 18, 2004)

          21b. 2001.0249EKCV (K. AMDUR: (415) 558-6351)

                605 KEARNY STREET - west side between Sacramento and Commercial Streets, Lot 007 in Assessor's Block 0226 - Request for a Conditional Use authorization for a building exceeding 35 feet in height. The proposal is to add one four-story dwelling unit to an existing one-story commercial building on a small, approximately 700 square foot, 29.5-foot deep lot. The commercial unit on the ground floor would remain. The building would be 50 feet in height with the proposed addition. The addition, like the existing commercial building, would cover the entire small site. No parking would be provided. Both parking and a rear yard/site coverage variances would be required and will be considered concurrently by the Zoning Administrator. Required open space would be provided on a rooftop terrace. The site is in the Chinatown Community Business (CCB) Zoning District and a 50-N Height and Bulk District.

                Preliminary Recommendation: Approval with Conditions

                (Continued from Regular Meeting of November 18, 2004)

          21c. 2001.0249EKCV (K. AMDUR: (415) 558-6351)

                605 KEARNY STREET - west side between Sacramento and Commercial Streets, Lot 7 in Assessor's Block 226 - Request for a Variances for rear yard/site coverage and parking for a building. The proposal is to add one four-story dwelling unit to an existing one-story commercial building on a small, approximately 700 square foot, 29.5-foot deep lot. The commercial unit on the ground floor would remain. The addition, like the existing commercial building, would entirely cover the small lot, where 75% maximum site coverage is permitted as of right. No parking is proposed, where one new space is required. The site is in the Chinatown Community Business (CCB) Zoning District and a 50-N Height and Bulk District.

                (Continued from Regular Meeting of November 18, 2004)

          22a. 2003.1162EC (J. MILLER: (415) 558-6344)

                2351 POWELL STREET - west side between North Point and Bay Streets, with additional frontage on Stockton and Mason Streets, all of Assessor's Block 31 (Lots 1, 3 and 4) within a C-2 (Community Business) District and a 40-X Height and Bulk District, and all of Assessor's Block 32 (Lots 1 and 2) and Lot 3 in Assessor's Block 33, within an RM-3 (Mixed Residential, Medium Density) District and a 40-X Height and Bulk District, and all within the Northern Waterfront Special Use District No. 2 - Determination of Compliance under the California Environmental Quality Act, as described in the Final Mitigated Negative Declaration for modification of an existing Planned Unit Development to permit the conversion of approximately 75,000 gross square feet of vacant office space to approximately 72 dwelling units.

                Preliminary Recommendation: Adopt CEQA Findings

          22b. 2003.1162EC (J. MILLER: (415) 558-6344)

                2351 POWELL STREET - west side between North Point and Bay Streets, with additional frontage on Stockton and Mason Streets, all of Assessor's Block 31 (Lots 1, 3 and 4) within a C-2 (Community Business) District and a 40-X Height and Bulk District, and all of Assessor's Block 32 (Lots 1 and 2) and Lot 3 in Assessor's Block 33, within an RM-3 Mixed Residential, Medium Density) District and a 40-X Height and Bulk District, and all within the Northern Waterfront Special Use District No. 2 - Request for authorization of a Conditional Use for modification of a Planned Unit Development to convert approximately 75,000 square feet of existing office space to approximately 74 dwelling units, requiring an exception to otherwise-applicable Planning Code standards for usable open space. Code requirements for parking are met under existing conditions. Part of the site is in a C-2 (Community Business) District and part within an RM-3 (Mixed Residential, Medium Density) District, and all subject lots are within a 40-X Height and Bulk District and the Northern Waterfront Special Use District No. 2.

                Preliminary Recommendation: Approval with Conditions

          23a. 2004.1047XC (A. LIGHT: (415) 558-6254)

                72 ELLIS STREET - north side between Powell and Stockton Streets, Lot 011, in Assessor's Block 0327 - Request to amend the conditions of approval on a Determination of Compliance, to extend the performance period for an additional three years for a previously approved project, requiring Determinations of Compliance and Exceptions under Planning Code Section 309, including a height exception in the 80-130-F Height and Bulk district, a bulk exception, and a height exception for a vertical extension to allow construction of an 11-story, 125-foot tall hotel containing approximately 156 rooms, lobby, small accessory meeting rooms, and a restaurant on a site currently used as a surface parking lot, located in a C-3-R (Downtown, Retail) zoning district, an 80-130-F height and bulk district, and the Kearny-Market-Mason-Sutter Conservation District.

                Preliminary Recommendation: Approval with Conditions

          23b. 2004.1047XC (A. LIGHT: (415) 558-6254)

                72 ELLIS STREET - north side between Powell and Stockton Streets, Lot 011, in Assessor's Block 0327 - Request to amend the conditions of approval on a Conditional Use authorization, to extend the performance period for an additional three years for a previously approved project, requiring Conditional Use authorization to allow construction of an 11-story, 125-foot tall hotel containing approximately 156 rooms, lobby, small accessory meeting rooms, and a restaurant on a site currently used as a surface parking lot, located in a C-3-R (Downtown, Retail) zoning district, an 80-130-F height and bulk district, and the Kearny-Market-Mason-Sutter Conservation District.

                Preliminary Recommendation: Approval with Conditions

          24. 2003.0807CEK (G. NELSON: (415) 558-6257)

                606-624 DIVISADERO STREET AND 1278 HAYES STREET - northeast corner of Divisadero and Hayes Streets; Lot 002J in Assessor's Block 1202 - Request for Conditional Use authorization pursuant to Sections 711.11, 711.56, and 303 of the Planning Code to construct two mixed-use buildings on Divisadero Street and one all-residential building on Hayes Street after the demolition of an approximately 12,000 gross-square-foot (gsf) assembly building (currently a vacant Church and before that the Harding Theater). The entire project would include 18 dwelling units, 18 off-street parking spaces, and approximately 5,000 gsf of commercial space (considered "Other Retail" per Section 790.102 of the Code) in three buildings that would each be four stories, approximately 46 feet in height. Conditional Use authorization is required to 1) develop a lot greater than 9,999 square feet, and 2) combine all 18 sub-grade parking spaces on one lot (fronting Hayes Street). The L-shaped lot would be split into three smaller lots, two fronting on Divisadero Street, each containing a mixed-use structure, and one lot fronting onto Hayes Street containing a residential structure. The project site is zoned NC-2 (Small-Scale Neighborhood Commercial) and is within a 65-A height and bulk district.

                Preliminary Recommendation: Approval with Conditions

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:

NOTICE OF PUBLIC HEARING

NextG Networks of California, Inc. (NextG) Settlement and Public Rights-of-Way Use Agreement

The Planning Commission will hold a public hearing during its regularly scheduled meeting of January 13, 2005 to consider an application by NextG Networks of California Inc. for a General Plan referral and report to the Board of Supervisors. The referral and report is pursuant to Charter Section 4.105 and Section 2A.53 of the San Francisco Administrative Code.

NextG has requested to install a fiber-based telecommunications network serving wireless carrier (telephone, pager, etc.) customers. This network will include installation of microcellular optical repeater equipment (pole style and panel antennas).

The antennas and equipment may vary in type and size depending on a number of factors, and may be installed at up to 300 locations in public rights-of-way throughout the City and County of San Francisco. These sites are not as yet determined; NextG of California would install the antennas and related equipment on third party utility and light poles in public rights-of-way, but not on private property.

Planning Department staff will recommend guidelines for siting antennas, based on consideration of Wireless Telecommunications Services (WTS) Facilities Siting Guidelines, as well as considering environmental, urban design, historic resource, open space and visual resource and other factors.

Preliminary Recommendation: Pending

Please call 558-6422 Monday, January 10, 2005 or thereafter for a recorded message giving a more precise hour of when the hearing of this specific matter will begin in City Hall, 1 Dr. Carlton B. Goodleff Place, Room 400.

A Staff Report will be available on December 30, 2004. For further information, call Stephen Shotland at (415) 558-6308, and ask about Case No. 2004.0605R.

Last updated: 11/17/2009 9:59:51 PM