Planning Commission Calendars (Agendas)

 

November2000


Presented below are Planning Commission Calendars (Agendas). The top of the this page lists Commission meeting dates, click on the date and you will reach the calendar for that that week. You may also go directly to the minutes page of the Planning Commission if you wish. This page presents a summary of actions taken at the Planning Commission hearing and provides a Motion or Resolution number for that action.

With most browsers you will be able to search for any text item by using the Ctrl-F keys. It is recommended you search by case number and suffix, if you know it, as that will always be a unique item. You may search by any identifying phrase, including project addresses.


 SAN FRANCISCO PLANNING COMMISSION

 

Notice of Meeting

&

Calendar

 

Board of Supervisors Chambers - Room 250

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, November 2, 2000

1:30 PM

 

Regular Meeting

 

President:  Anita Theoharis

Vice President:  Beverly Mills

Commissioners: Roslyn Baltimore; Hector Chinchilla; William W. Fay; Cynthia Joe; Jim Salinas, Sr.

 

Commission Secretary:  Linda D. Avery

 


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

THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT, 1660 MISSION ST., 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, Fifth 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 the Commission at the above listed address.  Comments received by 11:30 AM on the day of the hearing will be made part of the official record and will be brought  to the attention of the Planning Commission at the public hearing.  Otherwise, submit material related to a calendared item at the scheduled hearing for distribution.  For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies.

 


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

 

Commission action on Conditional Uses and reclassification may be appealed to the Board of Supervisors within 30 days.  Call (415) 554-5184 for more information.  Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 554-6720 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.

 

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

 

Accessible Meeting Policy

 

Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, Fourth Floor, San Francisco, CA.  The closest accessible BART Station is the Civic Center Station located at the intersection of Market, Hyde and Grove Streets.  Accessible curb side parking has been designated at points along McAllister Street. Accessible MUNI Lines serving City Hall are the 42 Downtown Loop, 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.  American sign language interpreters and/or a sound enhancement system will be available upon request by contacting Dorothy Jaymes at (415) 558-6403 at least 72 hours prior to a hearing.  Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility.  In order to assist the City=s efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical based products.  Please help the City to accommodate these individuals.

 

Know Your Rights Under the Sunshine Ordinance

 

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

 

For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Donna Hall  Administrator, 1 Dr. Carlton Goodlett Place, Room 244, by phone at (415) 554-7724, by fax at (415) 554-5163 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.ci.sf.ca.us/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:              Anita Theoharis

Commission Vice President:       Beverly Mills

Commissioners:                                     Roslyn Baltimore; Hector Chinchilla; William W. Fay; Cynthia Joe; Jim Salinas, Sr.

 

A.         ITEMS PROPOSED FOR CONTINUANCE

 

1.         2000.270C                                                                             (BRESSANUTTI: 575-6892)

535-537 VALENCIA STREET -  east side between 16th and 17th Streets; Lot 044 in Assessor's block 3569:  Request for Conditional Use authorization to (1) allow continued operation of an existing large (over 1,000 square feet) fast food restaurant, presently d.b.a. ACable Car Pizza@, per Section 726.43 of the Planning Code, and (2) to extend the hours of operation from 2:00 a.m. to 3:00 a.m., per Section 726.27, in the Valencia Street Neighborhood Commercial District and a 50-X Height and Bulk District.

Preliminary Recommendation: None

(Proposed for Continuance to November 9, 2000)

 

2.         2000.996T                                                                                    (HERRERA: 558-6316)

HOURS OF OPERATION - Consideration of amendments to the Planning Code Sections 206.3 and 209.8 to prohibit the operation of billiard hall, dance hall, nightclub, and other Amusement Enterprise and Nighttime Entertainment activities between the hours of  2 a.m. to 6 a.m. in the RC‑3 and RC‑4 Districts, and to require Conditional Use Authorization to operate bars and various eating establishments (Full-Service Restaurant, Large Fast-Food Restaurant, and Small Self Service Restaurant) in RC‑3 and RC‑4 Districts between the hours of 2 a.m. to 6 a.m; amending Section 210.3 and 221(f) to require Conditional Use Authorization to operate Amusement Enterprises in C‑3‑R and C‑3‑G Districts between the hours of 2 a.m. to 6 a.m.

Preliminary Recommendation: Approve

(Proposed for Continuance to November 9, 2000)

 

3.         1999.690E                                                                                      (BUFORD: 558-5973)

3000 THIRD STREET - Assessor's Block 4315, Lots 8 & 13;  Appeal of Preliminary Negative Declaration.  The proposal is to demolish the existing 11,000 square feet building and construct a three-story, 225,000 square feet building with 145 parking spaces. The building would consists of 150,000 square feet of light industrial space on the second and third floors. The ground floor would consist of a cafe that is 3,900 square feet and 13,000 square feet of retail. The majority of the new building would be at a height of 60 feet with the exception of the 10 x 10 parapet and clock tower on the southwest corner of the building, where the highest point of the tower would be approximately 80 feet in height. The vehicular access to the parking lot would be from Cesar Chavez Street and 26th Street. The project would replace an existing two-story vehicle maintenance and office building. The majority of the site was is currently used as equipment storage and parking for buses and vans. The project site is located within the M-2 (Heavy Industrial) zoning district and within the 80-E Height and Bulk district.

(Proposed for Continuance to November 16, 2000)

 

4.         2000.299E                                                                                      (T. CHAN:  558‑5982)


690 DE HARO STREET - Appeal of a Preliminary Negative Declaration.  The proposed project would demolish an existing single family house, and construct four two‑unit residential buildings in the Potrero Hill neighborhood.  The project site is zoned RH‑2 (Residential, House ‑Two Family), and is currently identified as Assessor's Block 4031, Lots 26 and 27.  Lot 27 has been proposed for subdivision into three lots. 

Preliminary Recommendation: Uphold Negative Declaration

(Proposed for Continuance to December 7, 2000.)

 

5.         1999.849E                                                                               (NAVARRETE:  558-5975)

809-821 FOLSOM STREET - 78 RESIDENTIAL UNITS - Appeal of a Negative Declaration. Assessor's Block 3752 Lots 92, 93, and 94, at 809-821 Folsom Street. The proposal is the new construction of 78 residential units (32 one-bedroom and 46 two-bedroom) in a five-story plus basement, 56-foot tall, approximately 108,100 gross square foot building covering a 28,875      square foot site.  The project site is currently occupied by a 58 car public parking lot and 2 two-story concrete buildings totaling approximately 14,600 square feet, which would be demolished.  The project would include about 76 parking spaces located in a basement parking garage with entrance and exit both on Folsom Street.  The project site is in the South of Market Residential/Service District (SOM RSD) and the 40-X/85-B Height and Bulk District.  The site lies within the Mixed-Use Housing District of the Industrial Protection Zone (IPZ).  (Proposed for Continuance to December 14, 2000) 

 

B.         COMMISSIONERS' QUESTIONS AND MATTERS

 

6.        Commission Matters

 

C.         DIRECTOR'S REPORT

 

7.        Director's Announcements.

 

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

 

D.         REGULAR CALENDAR

 

9.         2000.290E                                                                                      (BUFORD: 558-5973)

370-398 10TH STREET - Assessor's Block 3520, Lots 11, 12, & 13;  Appeal of Preliminary Negative Declaration. The proposed project is the demolition of  a furniture showroom and warehouse and construction of  30 live/work units, 30 off-street ground floor parking spaces, and approximately 4,680 square feet of retail space within a new three-story (including two mezzanine levels) structure. The new building would be approximately 50' in height and would have vehicular access from Harrison Street. The main pedestrian entrance would be located on 10th Street, with a secondary entrance on Harrison Street. The site is within the Planning Commission's adopted Industrial Protection Zone (IPZ) Buffer, where conditional use authorization is required for new live/work or housing development and for industrial building demolition. The project site is located within the SLR (Service/Light Industrial/Residential) zoning district and within the 50-X Height and Bulk district. Recommendation: Uphold Preliminary Negative Declaration.

 

10.        2000.290C                                                                             (BRESSANUTTI: 575-6892)


370-398  - 10TH STREET, northwest corner of Harrison Street; Lots 11, 12 and 13 in Assessor's Block 3520 - Request for Conditional Use Authorization to construct a four story (plus mezzanines), 50-foot-high, mixed use building with commercial space and off street parking on the ground floor and 30 live/work units on the upper floors, requiring Conditional Use Authorization to allow construction of new live/work units in the Industrial Protection Zone, Buffer, across the street from the Mixed Use Housing Zone, per the Interim Zoning Controls established by Planning Commission Resolution No. 14861, in an SLR (Service/Light/Industrial/Residential) District and a 50-X height and bulk district.

Preliminary Recommendation: Approve with conditions

(Continued from Regular Meeting of October 26, 2000)

 

11a.      1999.579E                                                                                  (NISHIMURA: 558-5967)

301 - 1ST STREET, RESIDENTIAL DEVELOPMENT PROJECT Certification of the Environmental Impact Report (EIR).  The proposed project is removal of a 200+‑space parking lot, and new construction of a two‑tower residential building consisting of 342 dwelling units, 454 residential parking spaces and seven retail employee parking spaces, and 10,300 square feet of retail space on an approximately 38,000‑square‑foot site on the southeast corner of Folsom Street, Lot 32 in Assessor's Block 3748; within an RC‑4 (Residential‑Commercial, Combined, High‑Density) District, Rincon Hill Special Use District ‑Residential Subdistrict, and 200‑R and 250‑R Height and Bulk Districts.  One tower, on the north portion of the building, would be 200 feet high and the other tower on the south side of the building would be 250 feet high.  Parking would be provided from two levels to five levels below ground on the sloping site with the entrance/exit on First Street and an exit on Grote Place off of Folsom Street, where access also would be provided for one off‑street truck loading space.                 

(Continued from Regular Meeting of October 26, 2000)

NOTE: PUBLIC COMMENT PERIOD ON THE DRAFT EIR ENDED ON AUGUST 29, 2000.  PUBLIC COMMENT ON THE EIR CERTIFICATION ONLY MAY BE PRESENTED.

 

11b.      1999.579C                                                                                     (GORDON: 558-6309)

301 - 1ST STREET - at the southeast corner of First and Folsom Streets, Lot 32 in Assessor's Block 3748 --  A proposal to develop the site with up to 342 dwelling units  in two buildings (one of approximately 200 feet in height, the other of approximately 250 feet in height),  approximately 10,300 square feet of ground floor and second floor retail and professional services space, and 342 to 349 independently accessible parking spaces and 113 tandem spaces. Request per Planning Code Section 304 for Conditional Use Authorization under the Planned Unit Development process to allow: (1) a structure over 40 feet in height in an R zoning district per Planning Code Section 253; (2) site coverage at ground level exceeding 80% on a sloping site per Planning Code Section 249.1(b)(1)(B); (3) separation between towers, above a height of 150 feet, of 80 feet rather than 150 feet, as required by Planning Code Section 270(e), pursuant to Planning Code 271; (4) exceptions to bulk limits of the "R" bulk district as stated in Planning Code Section 270 (e), pursuant to Planning Code Section 271; (5) parking within 25 feet of the street frontage on the ground floor on a small portion of the site per Planning Code Section 249.1(c)(5)(C); (6) a reduction in the loading requirement of Planning Code Section 152 from 2 spaces to 1 space per Planning Code Sections 304; (7) a small portion of the common open space to be provided in solaria (the fitness room and activity room) per Planning Code Sections 135(g)(3), 249.1(c)(4) and 304(d)(3);and (8) up to 1,000 gross square feet of the commercial space to be a small self-service restaurant as required by Planning Code Sections 304(d)(5) and 710.44. The site is within the RC-4 (Residential Commercial High Density) District and the Rincon Hill Special Use District - Residential Subdistrict.  The northern portion of the site is in a 200-R Height and Bulk district; the southern portion of the site is in a 250-R Height and Bulk district. 

Preliminary Recommendation: Approval

(Continued from Regular Meeting of October 26, 2000)

 

 


12.        2000.1063R                                                                                         (ARCE: 558-6332)

SITE AG@ OF THE RINCON POINT-SOUTH BEACH REDEVELOPMENT PROJECT AREA (200 BRANNAN STREET AND NO.1 FEDERAL STREET) - On the west side of Delancey Street (formerly First Street), between Federal and Brannan Streets, Lots 18 and 24 in Assessor's Block 3774. -- Request for an Amendment of the Rincon Hill-South Beach Design for Development Document to  increase the off-street parking requirement on Site G of the Rincon Point-South Beach Redevelopment Project Area from a ratio of one off street parking space per residential unit, to 1.5 off-street parking spaces per residential unit.

Preliminary Recommendation: Approval

 

13a.      1999.346TZ                                                                                   (MALTZER: 558-6391)

INTERIM ZONING CONTROLS - INDUSTRIAL PROTECTION ZONES AND MIXED USE HOUSING ZONES - Consideration of extension for nine (9) months of Interim Zoning Controls which establish Industrial Protection Zones and Mixed Use Housing Zones Within Industrially Zoned Land.  The interim zoning controls establish an industrial protection zone where new residential and live/work uses are not permitted and demolition of industrial buildings requires a conditional use authorization; a mixed use housing zone where residential and live/work uses are encouraged; and buffer zones where residential and live/work uses require conditional use authorization.  The interim zoning controls apply to all lots zoned M-1, M-2, C-M, RSD, SLR, SLI, SPD, SSO in the area generally bounded by Market Street from The Embarcadero to Valencia Street, South to Twenty-Fourth Street, East to Highway 101, South to Highway 280 and South along Mission Street to Geneva Avenue, and then East to the County Line and the Eastern Shoreline, exclusive of lots under the jurisdiction of the San Francisco Port, and lots in the Mission Bay North and Mission Bay South Redevelopment Project Areas, the Hunters Point Shipyard Redevelopment Project Area, the Rincon Point/South Beach Redevelopment Project Area and the Transbay Survey Area.  The interim zoning controls would be extended for a period of nine (9) months, from November 5, 2000 to August 5, 2001.

Preliminary Recommendation: Adopt Resolution extending Interim Zoning Controls

 

13b.                                                                                                          (MALTZER: 558-6391)

ADOPTION OF NEW POLICIES REGARDING OFFICE USE AND CONVERSION OF LIVE/WORK (LOFT HOUSING) WITHIN INTERIM INDUSTRIAL PROTECTION ZONES AND MIXED USE HOUSING ZONES - Consideration of adopting new policies to discourage office development and to further discourage the conversion of live/work to office within the Interim Controls boundary area.  These new policies are to supplement existing policies previously adopted August 5, 1999 (CPC Res. 14861).

Preliminary Recommendation: Adopt Resolution creating new Policies within Interim Zones

 

14.        2000.1007T                                                                                         (LORD: 558-6311)


LIVE-WORK TO LOFT HOUSING AMENDMENT -  Consideration of amendments to Part II, Chapter II, of the San Francisco Municipal Code (Planning Code) by amending Sections 102.7 and 102.13 to redefining Alive/work@ units as Aloft housing@ and classifying them as residential uses; repealing Section 233 regarding live/work; adding Section 232 to establish requirements for loft housing that would subject it to existing live/work controls except that there would be no restriction on the nature of work which could be preformed in the unit so long as the use is permitted in the SSO (Service/Secondary Office) Zoning District and no requirement that the occupant(s) work in the unit, would require loft housing to comply with inclusionary housing policies, would establish and in-lieu payment for affordable housing requirements in the 40/85 foot height district contained wholly within the south of market Residential Service District (RSD), would require loft housing in residential areas to comply with all requirements for residential uses including the residential design guidelines, would require loft housing constructed in areas not zoned residential to comply with all requirements for residential uses except for height, front setback and open space requirements, would prohibit existing live/work units from being used or converted to office space, and establishes minimum dwelling unit air and light exposure standard; states that this ordinance supersedes any inconsistent planning commission policies.

Preliminary Recommendation: Adopt the draft Ordinance recommending approval to the San Francisco Board of Supervisors.

 

15.        1999.795E                                                                                     (COOPER: 558-5974)

KING-TOWNSEND BUILDING AND COMMUNITY GARAGE - PUBLIC HEARING ON THE DRAFT ENVIRONMENTAL IMPACT REPORT (EIR). The proposed project would be the construction of a mixed-use building with parking, retail, office and live/work spaces at 175-179 and 183 Townsend Street (Assessor's Block 3794, Lots 4 and 7). The project site is an approximately 42,969 square-foot site fronting on both King and Townsend Streets between Second and Third Streets in the South of Market neighborhood. The project would contain a total of 657 parking spaces, approximately 29,275 square feet of retail uses in a ground floor podium, approximately 46,775 square feet of office uses across six upper floors, plus a ground floor lobby, and approximately 55 live/work spaces across seven upper floors. The building would vary in height between seven and ten stories, and between 90 and 110 feet. A 17-space surface parking lot and two connected industrial warehouse buildings, containing a retail/wholesale electrical supply store and a nightclub would be demolished.

Preliminary Recommendation: No Action Required

Note: Written comments will be accepted at the Planning Department's offices until the close of business on November 7, 2000.

 

16.        2000.530C                                                                                        (YOUNG: 558-6346)

1500 TAYLOR STREET, Northeast corner of Taylor Street and Pacific Avenue; Lot 20 in Assessor's Block 158:  Request for Conditional Use Authorization under Sections 253 and 295 of the Planning Code, to allow the construction of a residential building exceeding 40 feet in height within the RC-3 (Residential-Commercial Combined, Medium Density) District, Garment Shop Special Use District, and 65-A Height and Bulk District. The proposal is the demolition of a 1-story commercial building and the construction of a 4-story over garage, 50-foot high residential building containing three dwelling units and five off-street parking spaces.

Preliminary Recommendation: Approval with conditions

 

17.        2000.291CZ                                                                                     (WOODS: 558-6315)

1062 OAK STREET, north side, between Divisadero and Scott Streets, Lot 19 in Assessor's Block 1216 - Request to amend the Planning Code Zoning Map to  reclassify a portion of Lot 19 from an RH-3 (Residential, House Districts, Three-Family) Zoning District to an NC-2 (Small-Scale Neighborhood Commercial District) Zoning District.   Currently, the northern portion of Lot 19 (trapezoidal-shaped of approximately 113 feet wide by 82 feet deep) is zoned RH-3 and is in a 40-X Height and Bulk District; the southern portion of Lot 19 (a narrow strip of approximately 25 feet wide by 90 feet deep) is zoned NC-2 and is in a 65-A Height and Bulk District.  The proposal is to reclassify the RH-3 portion of Lot 19 to NC-2 to allow  the expansion of an existing car wash (Touchless Car Wash).  The Height and Bulk District of the reclassified portion of Lot 19 would remain 40-X.  

Preliminary Recommendation: Adoption of the Draft Resolution for Reclassification.

NOTE: On August 24, 2000, after public testimony, the Commission closed public comment and continued the matter to September 14, 2000 to allow the project sponsor time to meet with neighborhood groups and develop modifications to the project.  Public comment will be re-opened to address proposed modifications only.

(Continued from Regular Meeting of October 26, 2000)


 

18.        2000.291CZ                                                                                     (WOODS: 558-6315)

444 DIVISADERO STREET AND 1052-62 OAK STREET, northeast corner of Oak and Divisadero Streets, Lots 5, 17, 18 and 19 in Assessor's Block 1216 - Request for Conditional Use Authorization under Sections 186.1, 209.7, 303, 304 and 711.59 of the Planning Code to permit a Planned Unit Development for the expansion of an existing car wash (Touchless Car Wash) in an NC-2 (Small-Scale Neighborhood Commercial District) Zoning District with 65-A and 40-X Height and Bulk Districts.

Preliminary Recommendation: Approval with conditions.

NOTE: On August 24, 2000, after public testimony, the Commission closed public comment and continued the matter to September 14, 2000 to allow the project sponsor time to meet with neighborhood groups and develop modifications to the project.  Public comment will be re-opened to address proposed modifications only.

(Continued from Regular Meeting of October 26, 2000)

 

19a.      2000.987BCX                                                                                    (MILLER: 558‑6344)

530‑32 FOLSOM STREET (also known as 41 Clementina Street) - northeast corner at Ecker Street, between First and Second Streets, Lot 17 in Assessor's Block 3736 ‑‑Request for Determination of Compliance pursuant to Section 309 with respect to a proposal to convert an existing building currently being remodeled/expanded for live/work to office use.  There would be no addition of gross floor area.  Parking would be reconfigured to provide 19 independently‑accessible spaces and one tandem space on the ground level, accessed from Clementina Street.  The project is within a C‑3‑S (Downtown Support) District and 200-S Height and Bulk District.

Preliminary Recommendation: Approval

 

19b.      2000.987BCX                                                                                    (MILLER: 558‑6344)

530‑32 FOLSOM STREET (also known as 41 Clementina Street) - northeast corner at Ecker Street, between First and Second Streets, Lot 17 in Assessor's Block 3736 ‑‑Request under Planning Code Sections 320‑322 (Office Development Limitation Program) to allow Request for authorization of office space in the downtown area pursuant to Section 321 of the Planning Code.  The project proposal is the creation of up to 46,000 square feet of office space in an existing building currently being rebuilt (after a fire) and expanded for occupancy as live / work units, of approximately 46,000 gross square feet.  The project is within a C‑3‑S (Downtown Support) District and 200-S Height and Bulk District.

Preliminary Recommendation: Approval

 

19c.      2000.987BCX                                                                                   (MILLER: 558‑6344)

530‑532 FOLSOM STREET (also known as 41 Clementina Street) - northeast corner at Ecker Street, between First and Second Streets, Lot 17 in Assessor's Block 3736 ‑‑Request for authorization of a CONDITIONAL USE for approximately 6,000 square feet of OFFICE SPACE AT OR BELOW THE GROUND FLOOR and for OFF‑STREET PARKING EXCEEDING ACCESSORY AMOUNTS (20 spaces when the Planning Code would permit up to 15 spaces), in conjunction with conversion of live/work units to up to 46,000 square feet of office space, requiring review under Planning Code Sections 309 and 321(also requiring a Variances of Planning Code standards for open space), in a C‑3‑S (Downtown Support) District and a 200‑S Height and Bulk District.

  Preliminary Recommendation: Approval

  (Proposed for continuance to the Regular Meeting of November 16, 2000)

 

20a.      1999.821BDVC                                                                              (GORDON: 558-6309)


178 TOWNSEND STREET - southeast corner of Townsend Street and Clarence Place, Lot 13 in Assessor's Block 3788 -- Request for Conditional Use Authorization to allow up to 49,999 square feet of office space within a building in the SLI (Service/Light-Industrial) Zoning District that is also a Contributory structure to the South End Historic District, pursuant to Planning Code Section 803.5(b).  The site is within the SLI (Service/Light Industrial) District, a 50-X Height and Bulk District, the Industrial Protection Zone's Mixed Use Housing Zone, the proposed Ballpark Vicinity Special Use District's South End Service District and is a Contributory building to the South End Historic District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of October 26, 2000)

 

20b.      1999.821VCDB                                                                              (GORDON: 558-6309)

178 TOWNSEND STREET - on the southeast corner of Townsend Street and Clarence Place, Lot 13 in Assessor's Block 3788 --  Request under Planning Code Section 321(b) (4) for authorization to add approximately 49,002 square feet of office space to the City's Office Development Annual Limit Reserve for Smaller Buildings. The site is within the SLI (Service/Light Industrial) District, a 50-X Height and Bulk District, the Industrial Protection Zone's Mixed Use Housing Zone, the proposed Ballpark Vicinity Special Use District's South End Service District, and is a Contributory building to the South End Historic District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of October 26, 2000)

 

20c.      1999.821BVCD                                                                              (GORDON: 558-6309)

178 TOWNSEND STREET - on the southeast corner of Townsend Street and Clarence Place, Lot 13 in Assessor's Block 3788 -- Staff Initiated Discretionary Review of a project proposing renovation of an existing three-story building from auto repair to office use.  Approximately 49,002 square feet of office use is proposed   The proposal would develop a new fourth floor to the existing structure to make the building four-stories and 50-feet tall. The site is within the SLI (Service/Light Industrial) District, a 50-X Height and Bulk District, the Industrial Protection Zone's Mixed Use Housing Zone, the proposed Ballpark Vicinity Special Use District's South End Service District, and is a Contributory building to the South End Historic District.

Preliminary Recommendation: Do not take Discretionary Review

(Continued from Regular Meeting of October 26, 2000)

 

20d.      1999.821BCDV                                                                              (GORDON: 558-6309)

178 TOWNSEND STREET - on the southeast corner of Townsend Street and Clarence Place, Lot 13 in Assessor's Block 3788.  The proposal is renovation of an existing three-story building from auto repair to office use.  Approximately 49,002 total gross square feet of office use is proposed, approximately 45,000 square feet of that as occupied floor area.   The proposal would develop a new fourth floor to the existing structure to make the building four-stories and 50-feet tall.  Request for an off-street parking waiver pursuant to Planning Code Sections 161(m) and 307(g) to reduce the Planning Code required parking of 90 spaces, to 18 legally independently accessible off-street parking spaces, but 35 tandem/valet spaces in total.  The site is within the SLI (Service/Light Industrial) District, a 50-X Height and Bulk District, the Industrial Protection Zone's Mixed Use Housing Zone, the proposed Ballpark Vicinity Special Use District's South End Service District, and is a Contributory building to the South End Historic District. 

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of October 26, 2000)

 

 

 


E.         SPECIAL DISCRETIONARY REVIEW HEARING

 

At Approximately 5:00 P.M. the Planning Commission will convene into a Special Discretionary Review (DR) Hearing to hear and act on Discretionary Review matters.  Procedures governing Special 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.

 

21a.      1998.885D                                                                                     (GORDON: 558-6309)

128 KING STREET, south side of King Street between Second and Third Streets, Lot 23 in Assessor's Block 3794 -- Staff Initiated Discretionary Review of Building Permit Application Nos. 9725403, 9725404, 9801069, and 9801070, proposing to rehabilitate, seismically upgrade and re-use the existing vacant unreinforced masonry warehouse building into art, restaurant and multimedia space. The proposed project also includes the addition of a partial mezzanine level within the building and a penthouse addition on the fourth floor.  The project site is within the M-2 (Heavy Industrial) District, a 105-X Height and Bulk District, within the proposed Ballpark Vicinity Special Use District's South End Office District, and is a Contributory Building to the South End Historic District.  By Resolution 14844, the Planning Commission adopted a policy of Automatic Discretionary Review for project or permit applications that do not meet the more restrictive provisions of the proposed South End permanent controls.  Under these controls the proposed project would be required to receive Conditional Use Authorization for the bar and restaurant use, and is therefore currently subject to the Discretionary Review process.

Preliminary Recommendation:  Take Discretionary Review, applicant should reduce square footage of the restaurant/bar.

 

21b.      1998.885V                                                                                     (GORDON: 558-6309)

128 KING STREET, south side of King Street between Second and Third Streets, Lot 23 in Assessor's Block 3794.  Request for an off-street parking variance from the Planning Code  required 54 off-street parking spaces.  Section 151 of the Planning Code requires in total 112 off-street parking spaces for the proposed mixed uses at the site.  However, the existing warehouse building was constructed in 1913 without providing any on-site parking spaces.  Therefore there is a current parking deficiency of 58 off-street parking spaces for the previous warehouse use on the site,  thereby reducing the amount of the Planning Code required off-street parking for the new proposed uses to 54 spaces.  No off-street parking spaces are proposed.  The project site is within the M-2 (Heavy Industrial) District, a 105-X Height and Bulk District, within the proposed Ballpark Vicinity Special Use District's South End Office District, and is a Contributory Building to the South End Historic District. 

Preliminary Recommendation:  Approval with conditions.

 

22a.      2000.866D                                                                                         (JONES: 558-6477)

75 ZIRCON PLACE, east side of Zircon Place between 29th and Day Streets, Lot 068 in Assessor's Block 7537 --  Request for Discretionary Review of Building Permit Application No. 2000/02/03/1013 proposing the construction of a new four-story, single-family dwelling  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 building permit application as submitted.

Preliminary Recommendation: Do not take Discretionary Review and approve building permit.


22b.      2000.866V                                                                                         (JONES: 558-6477)

75 ZIRCON PLACE, east side of Zircon Place between 29th and Day Streets; Lot 068 in Assessor's Block 7537 in an RH-1 (Residential, House, One-Family) District AND 40-X Height and Bulk District.  FRONT YARD VARIANCES SOUGHT:  The proposal is to construct a new deck in the required front setback.  The deck will allow for entry access to a new 4-story, single family dwelling.  Section 132(d)(2) of the Planning Code requires a maximum 15-foot front setback, measured from the front property line for the subject property.  The proposed deck would encroach entirely into the required front setback.

 

23.        2000.786D                                                                                            (CHIN: 575-6897)

2844 GREENWICH STREET - between Baker and Lyon Streets, Lot 033 in Assessor's Block 0940, proposing to raise the split level roof in the rear to match the existing roof level in the front 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 building permit as submitted

 

24.        2000.995D                                                                         (B. WASHINGTON: 558-6263)

53 GLENVIEW - Request for Discretionary Review of BPA No. 2000/05/01/8755 to construct a  two-story rear horizontal extension to an existing single-family, two-story dwelling unit 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 building permit as submitted.

 

25.        2000.953D                                                                                         (WONG: 558-6381)

642 CAROLINA STREET - Lot 007 in Assessor's Block 4071, Building Permit Application No. 200005220620, Request for Discretionary Review for a proposal of a modification of an existing garage by expanding it to a three-story single family residence over a two car garage.  The existing single family residence at the rear of the property will remain so that the subject property will contain a total of two dwelling units.  The subject property lies within a RH-2 (Residential, Two-Family) Zoning District and a 40-X Height / Bulk District.

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

 

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.

 

AThe 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: ____


 

 

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SAN FRANCISCO PLANNING COMMISSION



Notice of Meeting

&Calendar



Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, November 9, 2000

1:30 PM



Regular Meeting




President: Anita Theoharis

Vice President: Beverly Mills

Commissioners: Roslyn Baltimore; Hector Chinchilla; William W. Fay; Cynthia Joe; Jim Salinas, Sr.



Commission Secretary: Linda D. Avery

 


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

THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT, 1660 MISSION ST., 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, Fifth 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 the Commission at the above listed address. Comments received by 11:30 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing. Otherwise, submit material related to a calendared item at the scheduled hearing for distribution. For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies.



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



Commission action on Conditional Uses and reclassification may be appealed to the Board of Supervisors within 30 days. Call (415) 554-5184 for more information. Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 554-6720 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.



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



Accessible Meeting Policy



Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, Fourth Floor, San Francisco, CA. The closest accessible BART Station is the Civic Center Station located at the intersection of Market, Hyde and Grove Streets. Accessible curb side parking has been designated at points along McAllister Street. Accessible MUNI Lines serving City Hall are the 42 Downtown Loop, 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. American sign language interpreters and/or a sound enhancement system will be available upon request by contacting Dorothy Jaymes at (415) 558-6403 at least 72 hours prior to a hearing. Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility. In order to assist the City's efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical based products. Please help the City to accommodate these individuals.



Know Your Rights Under the Sunshine Ordinance



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



For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Donna Hall Administrator, 1 Dr. Carlton Goodlett Place, Room 244, by phone at (415) 554-7724, by fax at (415) 554-5163 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.ci.sf.ca.us/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: Anita Theoharis

Commission Vice President: Beverly Mills

Commissioners: Roslyn Baltimore; Hector Chinchilla; William W. Fay; Cynthia Joe; Jim Salinas, Sr.

A. ITEMS PROPOSED FOR CONTINUANCE



1. 2000.045D (WANG: 558-6335)

1117-1125 OCEAN AVENUE, Lots 041 and 042, in Assessor's B lock 6944 -- Request for Discretionary Review - proposing to demolish an existing ground floor single-family residence and storefront on Lot 042, demolish an existing storefront and a garage on Lot 041, and construct a new four-story, mixed-use building occupying both lots, in an NC-2 (Small-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District.

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

(Proposed for Continuance to November 16, 2000)



2. 2000.884D (PURVIS: 558-6354)

688 POWHATTAN AVENUE, Appeal of a determination of compatibility, pursuant to Planning Code Section 242(e)(6)(B), of Building Permit Application No. 2000/04/04/6293, to construct a 3-story, single-family dwelling at a height of 30 feet and with two off-street parking spaces. The project site is within an RH-1 (Residential, House, One-Family) District, with a 40-X Height and Bulk designation and is within the Bernal Heights Special Use District.

Preliminary Recommendation: Take Discretionary Review and approve project with modifications

(Continued from Regular Meeting of October 26, 2000)

(Proposed for Continuance to November 16, 2000)



3. 2000.270C (BRESSANUTTI: 558-6892)

535-537 VALENCIA STREET, east side between 16th and 17th Streets; Lot 044 in Assessor's block 3569: Request for Conditional Use authorization to (1) allow continued operation of an existing large (over 1,000 square feet) fast food restaurant, presently d.b.a. "Cable Car Pizza", per Section 726.43 of the Planning Code, and (2) to extend the hours of operation from 2:00 a.m. to 3:00 a.m., per Section 726.27, in the Valencia Street Neighborhood Commercial District and a 50-X Height and Bulk District.

Preliminary Recommendation: Approval of large fast food use; disapproval of extended hours.

(Continued from Regular Meeting of November 2, 2000)

(Proposed for Continuance to November 16, 2000)

4. 1999.455E (NAVARRETE: 558-5975)

NEW DeYOUNG MUSEUM PROJECT, Certification of Environmental Impact Report. The proposed project would demolish and reconstruct the M.H. DeYoung Museum on the site of the existing DeYoung Museum in Golden Gate Park. The project would include demolition of eight existing buildings, totaling approximately 230,000 square feet, which compose the DeYoung Museum and the Asian Art Museum. (The Asian Art Museum will move to the Civic Center.) The new building would include two main levels above grade, one level below grade with a varying roof height ranging from 33 to 48 feet, and a 160-foot tower at the northeast corner of the project site. The building would increase current DeYoung Museum gallery and exhibition space at the site from the existing 37,000 sf to total about 75,000 sf. The project would remove the 85 existing paved parking spaces for museum staff, currently on the eastern side of the museum, and would not provide replacement parking. The project site is within the P (Public Use) zoning district and within an OS (Open Space) Height and Bulk District; Assessor's Block 1700, Lot 1, bounded to the north and east by John F. Kennedy Drive, to the south by Tea Garden Drive and to the west by the Hagiwara Japanese Tea Garden.

Preliminary Recommendation: Certify Final Environmental Impact Report

(Proposed for Continuance to December 7, 2000)



5. 2000.1094K (NIKITAS: 558-6306)

NEW DEYOUNG MUSEUM PROJECT, Findings Regarding Planning Code Section 295 ("Sunshine Ordinance"). The proposed project would demolish and reconstruct the M.H. DeYoung Museum on the site of the existing DeYoung Museum in Golden Gate Park. The project would include demolition of eight existing buildings, totaling approximately 230,000 square feet, which compose the DeYoung Museum and the Asian Art Museum. (The Asian Art Museum will move to the Civic Center.) The new building would include two main levels above grade, one level below grade, with a varying roof height ranging from 33 to 48 feet, and a 160-foot tower at the northeast corner of the project site. The building would increase current DeYoung Museum gallery and exhibition space at the site from the existing 37,000 sf to total about 75,000 sf. The project would remove the 85 existing paved parking spaces for museum staff, currently on the eastern side of the museum, and would not provide replacement parking. The project site is within the P (Public Use) zoning district and within an OS (Open Space) Height and Bulk District; Assessor's Block 1700, Lot 1, bounded to the north and east by John F. Kennedy Drive, to the south by Tea Garden Drive and to the west by the Hagiwara Japanese Tea Garden. Section 295 of the Planning Code requires, prior to approval of the project, that a determination be made that shading from the structure will not have a significant and adverse effect on lands under the jurisdiction of the Recreation and Park Department. The Commission shall make this determination in a joint hearing with the Recreation and Park Commission to adopt implementation criteria.

Preliminary Recommendation: Pending

(Proposed for Continuance to December 7, 2000)

6. 2000.1094R (ALAMBAUGH: 558-6601)

GENERAL PLAN REFERRAL FOR THE NEW DEYOUNG MUSEUM PROJECT IN GOLDEN GATE PARK.

Preliminary Recommendation: Pending

(Proposed for Continuance to December 7, 2000)

7. 2000.1094V (WOODS: 558-6315)

NEW DEYOUNG MUSEUM PROJECT, Parking Variance Request. The proposal is to remove 85 surface parking spaces for museum staff, currently on the eastern side of the museum, and to construct a new DeYoung Museum without providing the required 156 off-street parking spaces. The project site is within the P (Public Use) Zoning District and within an OS (Open Space) Height and Bulk District; Assessor's Block 1700, Lot 1, bounded to the north and east by John F. Kennedy Drive, to the south by Tea Garden Drive, and to the west by the Hagiwara Japanese Tea Garden.

(Proposed for Continuance to December 7, 2000)



8. 2000.052EZ: (BORDEN: 558-6321)

14, 20, 26, 32, 38, 50, AND 56 ARCO WAY AND THREE ADDITIONAL VACANT LOTS, north side of Arco Way, abutting the Bay Area Rapid Transit tracks; Lots 024, 025, 026, 027, 028, 032, 037, 038, 039, and 051 in Assessor's Block 3154 -- Request to reclassify the subject property from P (Public District) to RH-1(Residential, House, One-Family District) with a 40-X Height and Bulk District designation. The rezoning of these parcels is related to building permit applications on file with the Department to construct ten single-family structures on the ten existing vacant lots. Each single-family dwelling will require separate approval under the building permit application process.

Preliminary Recommendation: Approval with conditions

Continued from Regular Meeting of October 26, 2000)

(Proposed for Continuance to December 14, 2000)



9. 2000.052E (JAROSLAWSKY: 558-5970)

ARCO WAY -Appeal of a Preliminary Negative Declaration. The vacant project site is located on lots 024 through 028, lot 032, lots 037 through 039 and lot 051 located on block 3154 within the Outer Mission District of the City of San Francisco. The address of the project site is 14, 20, 26, 32, 38, 44, 50, 56 and 62 Arco Way. Two lots would be merged to create a total of nine legal lots. The proposed project includes the rezoning of the lots from Public (P) to Residential House-One Family (RH-1) with a 40-X Height and Bulk Designation and the construction of one, single-family structure on each legal lot. Each structure would be approximately 2,000 square feet, contain a two-car garage and be a maximum of 30 feet in height. The lots are along the northern side of Arco Way and range from 1,973 square feet to 9,900 square feet and abut the Bay Area Rapid Transit tracks to the north.

Preliminary Recommendation: Uphold Preliminary Negative Declaration

(Continued from Regular Meeting of November 9, 2000)

(Proposed for continuance to December 14, 2000)



10. 2000.578D (KEYLON: 558-6613)

1401 DOUGLASS STREET, southeast corner at Duncan Street, Lot No.020 in Assessor's Block 6605 -- Request for Discretionary Review of Building Permit Application Nos. 200002252837, 200002252844 and 200002252847 for demolition of an existing one-story-over-garage, single-family dwelling. The proposal includes the subdivision of the subject lot into two legal lots and construction of a new single-family dwelling unit on each new parcel. The subject lot is zoned RH-1 (House, One-Family) and 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and approve the project with conditions

(Continued from Regular Meeting of October 26, 2000)

(Proposed for continuance to December 14, 2000)



11. 2000.046D (FALLAY; 558-6367)

2147 - 29TH AVENUE, Lot No. 012, in Assessor's Block 218S. Request for Discretionary Review of BPA No. 9912564, proposing to construct a third-story addition at the rear of the existing two-story, single-family dwelling within RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: It is the Department's view that the proposed third floor addition is within the buildable area of the lot and meets the minimum criteria of the volume and mass of the Residential Design Guidelines. The issue of light, air and view from the site of the Discretionary Review requester's building is not compelling enough to warrant a disapproval of the proposed third floor addition. The Department therefore recommends that the Commission do not take a Discretionary Review and approve the project as proposed.

(Proposed for continuance to December 7, 2000)



B. COMMISSIONERS' QUESTIONS AND MATTERS



12. Commission Matters



C. DIRECTOR'S REPORT



13. Director's Announcements



14. Review of Past Week's Events at the Board of Supervisors & Board of Appeals



15. 1999.176BX (LeBLANC: 558-6351)

Report on revised open space plan and art proposal for 235 Second Street. The original project was approved on March 2, 2000 in Motions Nos. 15003 and 15004.



16. (ALAMBAUGH: 558-6601)

Update on the Better Neighborhoods 2002 project, per the Commission's request for quarterly updates.



D. REGULAR CALENDAR

17. (GREEN: 558-6411)

Planning Commission consideration of adoption proposed changes to the Rules for the Office Development Annual Limitation Program.



18. (RICH: 558-6345)

General Plan Referral for Urban Design aspects of the Third Street Light Rail Project, including, station platforms, street lighting, trackway paving, and other urban design elements.

Preliminary Recommendation: Finding of conformance with the General Plan.

Note: On October 12, 2000, following public testimony, the Commission closed public hearing and continued the matter to 10/26/00 to explore funding sources by a vote of +7 -0.

(Continued from Regular Meeting of October 26, 2000)



19. (MALTZER: 558-6391)

ADOPTION OF NEW POLICIES REGARDING OFFICE USE AND CONVERSION OF LIVE/WORK (LOFT HOUSING) WITHIN INTERIM INDUSTRIAL PROTECTION ZONES AND MIXED USE HOUSING ZONES - Consideration of adopting new policies to discourage office development and to further discourage the conversion of live/work to office within the Interim Controls boundary area. These new policies are to supplement existing policies previously adopted August 5, 1999 (CPC Res. 14861).

Preliminary Recommendation: Adopt Resolution creating new Policies within Interim Zones

(Continued from Regular Meeting of November 2, 2000)

20. 2000.996T: (HERRERA: 558-6316)

HOURS OF OPERATION - Consideration of amendments to the Planning Code Sections 206.3, 209.8 and to add Section 303 (c)(7) to require Conditional Use Authorization with Good Neighbor Policies per Section 805.5 for hours of operation between 2 a.m. to 6 a.m. in the RC-3 and RC-4 Districts for billiard hall, dance hall, nightclub, other amusement enterprise and nighttime entertainment activities, and adult entertainment; and to require Conditional Use Authorization for hours of operation between 2 a.m. to 6 a.m. in the RC-3 and RC-4 Districts for bars and various eating establishments (full-service restaurant, large fast-food restaurant, and small self service restaurant); and to amend Sections 210.3 and 221(f) to require Conditional Use Authorization to operate amusement and adult entertainment enterprises in C-3-R and C-3-G districts between the hours of 2 a.m. to 6 a.m.

Recommendation: Adoption of proposed amendments.







21. 2000.987BCX (MILLER: 558-6344)

530-32 FOLSOM STREET (also known as 41 Clementina Street) - northeast corner at Ecker Street, between First and Second Streets, Lot 17 in Assessor's Block 3736 --Request for Determination of Compliance pursuant to Section 309 with respect to a proposal to convert an existing building currently being remodeled/expanded for live/work to office use. There would be no addition of gross floor area. Parking would be reconfigured to provide 19 independently-accessible spaces and one tandem space on the ground level, accessed from Clementina Street. The project is within a C-3-S (Downtown Support) District and 200-S Height and Bulk District.

Preliminary Recommendation: Approval

(Continued from Regular Meeting of November 2, 2000)

22. 2000.918C (DiBARTOLO: 558-6291)

1402 GRANT AVENUE, east side between Green and Union Streets; Lot 019 in Assessor's Block 115 --Request for Conditional Use Authorization under Section 303 (e) of the Planning Code to modify Condition #2 as approved in Case 89.540C and Motion 11782, to allow the existing Small Self-Service Restaurant to extend the hours of operation beyond 10 pm to 2 am and to open at 6 am instead of the current 8 am, as permitted in the North Beach Neighborhood Commercial District (NCD) and a 40-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

23. 1999.812E (DEUTSCH: 558-5965)

3200 CALIFORNIA STREET- JEWISH COMMUNITY CENTER OF SAN FRANCISCO. Certification of Final Environmental Impact (EIR). Within an RM-1 (Residential, Mixed, Low Density) Zoning District, the Sacramento Street Neighborhood Commercial District, and the 40-X Height and Bulk District, the proposed project would demolish the existing Jewish Community Center (JCC) and the four other structures on the project site (north side of California Street between Presidio Avenue and Walnut Street; Assessor's Block 1021, Lots 5, 6, 24, 25, 28, 29 and 31-37) for the construction of a three-story community center building containing approximately 120,225 gross square feet, excluding parking. The new building would range in height from about 50 to 61 feet. The new building would accommodate JCC community, recreational and educational uses which would be generally a continuation of its current programs. New or expanded space would include an expanded theater/auditorium, additional meeting rooms and classrooms, and a new restaurant and a retail store. The fitness and recreation facilities would be expanded to contain a lap pool, recreational pool and new workout areas. The project would provide up to 181 parking spaces in two below-grade parking levels in an approximately 89,000 gross-square-foot garage. The project includes the establishment of a proposed California Street and Presidio Avenue Community Center Special Use District, and modification of the Height and Bulk District from the current 40-X to a proposed 65-X.

Note: The public hearing on the Draft EIR ended on September 12, 2000. Public comments on the EIR certification only may be presented.

Preliminary Recommendation: Certify Final Environmental Impact Report



24. 1999.812E (LIGHT: 558-6254)

3200 CALIFORNIA STREET - request to adopt California Environmental Quality Act (CEQA) findings and a Statement of Overriding Considerations, as well as the Mitigation Monitoring and Reporting Plan related to the proposed Planning Code Text Amendment, Zoning Map Amendment, and Conditional Use authorization, all of which together will facilitate the replacement of the existing Jewish Community Center of San Francisco building and four adjacent structures with a new Jewish Community Center building.

Preliminary Recommendation: Adoption of Draft Resolution



25. 1999.812T (LIGHT: 558-6254)

3200 CALIFORNIA STREET - request for approval of Planning Code Text Amendment to create a new California Street and Presidio Avenue Community Center Special Use District (California/Presidio SUD) which will facilitate the replacement of the existing Jewish Community Center of San Francisco building and four adjacent structures with a new Jewish Community Center building.

Preliminary Recommendation: Adoption of Draft Resolution



26. 1999.812Z (LIGHT: 558-6254)

3200 CALIFORNIA STREET - request for approval of Zoning Map Amendment to designate a new California Street and Presidio Avenue Community Center Special Use District (California/Presidio SUD) which will facilitate the replacement of the existing Jewish Community Center of San Francisco building and four adjacent structures with a new Jewish Community Center building.

Preliminary Recommendation: Adoption of Draft Resolution



27. 1999.812C (LIGHT: 558-6254)

3200 CALIFORNIA STREET - request for a Conditional Use authorization to permit the replacement of the existing Jewish Community Center of San Francisco building and four adjacent structures with a new Jewish Community Center building, conforming to the provisions of the proposed California Street and Presidio Avenue Community Center Special Use District (California/Presidio SUD).

Preliminary Recommendation: Adoption of Draft Motion



E. SPECIAL DISCRETIONARY REVIEW HEARING



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



28. 2000.1005D (DAVIDSON: 558-6363)

3352 CLAY STREET, north side between Presidio Avenue and Walnut Street, Lot 010 in Assessor's Block 997 -- Department staff-initiated Discretionary Review of Building Permit Application No. 200003134135 proposing to reduce the number of legal dwelling units in a building from five to three in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District. As a part of this proposal, one illegal dwelling unit would also be removed.

Preliminary Recommendation: Take Discretionary Review and approve a modified project reducing the number of legal dwelling units from five to four.

29. 1997.379D (GORDON: 558-6309)

386 ALABAMA/2625 16TH STREET, entire block bounded by 16th Street, Alabama Street, 17th Street and Harrison Street. Lot 1 in Assessor's Block 3967. Staff Initiated Discretionary Review of Building Permit Application Nos. 9801586, 9801587 and 9801588, proposing development of three four-story live/work buildings containing 64 units within the Industrial Protection Zone and the NEMIZ area. The three proposed buildings will contain 153,333 square feet total. The project also includes: 84 off-street parking spaces, three loading spaces and a maximum of nine ground-floor level commercial retail spaces, 84 off-street parking spaces and 3 off-street loading spaces. The proposed buildings would be approximately 50 feet tall. Per Planning Commission Resolution No. 14861, adopted on August 8, 1999, all live/work projects submitted prior to April 22, 1999 ("pipeline projects") within the Industrial Protection Zone are subject to a mandatory Discretionary Review process before the Planning Commission. The subject building permit applications were submitted January 29, 1998. The project site is within the M-1 (Light Industrial) District, the Industrial Protection Zone, the NEMIZ area, and a 50-X Height and Bulk District.

Preliminary Recommendation: Do not take discretionary review, approve building permits as submitted.



30. 2000.1014D (SMITH: 558-6322)

649 DARIEN WAY, Lot No. 009, in Assessor's Block 3263 , Request for Discretionary Review of BPA No. 2000/07//127/6312, proposing to construct a second floor addition within the existing attic space of a one-family dwelling in a RH-1(D) District. The proposal involves constructing dormers in the attic to add approximately 563 square feet to habitable area to the dwelling.

Preliminary Recommendation: Do not take Discretionary Review and approve the proposal as it was submitted.

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: ____

Back to Top.

 

SAN FRANCISCO PLANNING COMMISSION

Notice of Meeting

&

Calendar

Board of Supervisors Chamber - Room 250

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, November 16, 2000

1:30 PM

Regular Meeting

President:  Anita Theoharis

Vice President:  Beverly Mills

Commissioners: Roslyn Baltimore; Hector Chinchilla; William W. Fay; Cynthia Joe; Jim Salinas, Sr.

Commission Secretary:  Linda D. Avery


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

THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT, 1660 MISSION ST., 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, Fifth 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 the Commission at the above listed address.  Comments received by 11:30 AM on the day of the hearing will be made part of the official record and will be brought  to the attention of the Planning Commission at the public hearing.  Otherwise, submit material related to a calendared item at the scheduled hearing for distribution.  For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies.


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

Commission action on Conditional Uses and reclassification may be appealed to the Board of Supervisors within 30 days.  Call (415) 554-5184 for more information.  Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 554-6720 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.

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

Accessible Meeting Policy

Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, Fourth Floor, San Francisco, CA.  The closest accessible BART Station is the Civic Center Station located at the intersection of Market, Hyde and Grove Streets.  Accessible curb side parking has been designated at points along McAllister Street. Accessible MUNI Lines serving City Hall are the 42 Downtown Loop, 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.  American sign language interpreters and/or a sound enhancement system will be available upon request by contacting Dorothy Jaymes at (415) 558-6403 at least 72 hours prior to a hearing.  Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility.  In order to assist the City=s efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical based products.  Please help the City to accommodate these individuals.

Know Your Rights Under the Sunshine Ordinance

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

For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Donna Hall  Administrator, 1 Dr. Carlton Goodlett Place, Room 244, by phone at (415) 554-7724, by fax at (415) 554-5163 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.ci.sf.ca.us/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:              Anita Theoharis

Commission Vice President:       Beverly Mills

Commissioners:             Roslyn Baltimore; Hector Chinchilla; William W. Fay; Cynthia Joe; Jim Salinas, Sr.

 

A.         ITEMS PROPOSED FOR CONTINUANCE

1.        2000.964DDDD                                                                                  (MEHRA: 558-6257)

250 SEA CLIFF AVENUE , Building Permit Application No. 200006213244, Case No. 2000.964D, for the property at, Lot 1M on Assessor's Block 1307.  The proposal is to construct a one-story addition--391 sq. ft. in size--on the second floor on an existing deck adjacent to the master bedroom suite, above the garage on the east side of the property.  The addition will accommodate an exercise and dressing room and will not encroach into the required rear or side yards.  This property is in an RH-1(D) (Residential, House, Single-family detached) district and a 35-X Height and Bulk district. 

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

 (Proposed for Continuance to December 14, 2000)

2.        2000.887C                                                                                        (YOUNG: 558-6346)

929 MARKET STREET,   south side between 5th  and 6th Streets; Lots 064, 074, 075 in Assessor's Block 3704: -- Request for Conditional Use Authorization pursuant to Section 219 of the Planning Code to establish office use at  the second story level of an existing commercial building within an C-3-R (Downtown Retail) District and 120-X Height and Bulk District.  

Preliminary Recommendation:

(Proposed for Continuance to December 14, 2000)

3.        1997.379E                                                                                (NAVARRETE: 558-5975)

386 ALABAMA STREET: Appeal of a Negative Declaration - The proposal is to construct three buildings on a 49,700 square-foot lot bounded by Alabama, 16th, 17th and Harrison Streets (Assessor=s Block 3967, Lot 1).  The site is currently vacant and has several addresses on record: 386 Alabama Street, 2625 16th Street, 2001 Harrison Street, 2051 Harrison Street, and 2095 Harrison Street.  The project would include a total of 64 live/work units, 9 retail/commercial spaces, and parking for 84 cars.  There would be a total of approximately 15,834 square feet of commercial space, about 53,340 square feet of parking, and 83,159 square feet of live/work space.  The total size of the three buildings combined would be approximately 153,400 square feet.  Each building would have a loading space and a separate garage entrance and exit.  There would be garage access on 16th, Harrison, and 17th Streets.  The main pedestrian entrances and loading would be on Alabama Street.  The new buildings would be approximately 50 feet in height and would cover the entire lot.  This proposed project is located in an M-1 (Light Industrial) zoning district.  It is also within the Industrial Protection Zone (IPZ) adopted by the Planing Commission as an interim zoning control. However, the building permit applications were submitted in 1998 and is a Agrand fathered project@ under Planning Commission Resolution No. 14861.

Preliminary Recommendation: Pending

(Proposed for Continuance to December 14, 2000)


4.          2000.641E                                                                                 (NAVARRETE: 558-5975)

1047 MISSISSIPPI STREET  The proposal is to demolish the existing 1,500 square foot one-story structure and construct a 14,500 square foot, three-story building, with nine live/work units and 11 parking spaces.  The building would be approximately 40 feet in height.  The project site is located in an M-1 zoning district, within a 40-X height/bulk district, as well as within an Industrial Protection Zone (IPZ) Buffer, adopted by the Planning Commission as an interim zoning control. Conditional Use authorization would be required for live/work use in the IPZ Buffer.

Preliminary Recommendation: Pending

(Proposed for Continuance to December 14, 2000)

5.        2000.877D                                                                                    (DAVIDSON: 558-6363)

240 - 16TH AVENUE, north side between California and Clement Streets, Lot 037 in Assessor's Block 1418.   Request for Discretionary Review for Building Permit Application No.2000/07/25/6060.  The proposal would add a four-story addition to the rear of the existing single family dwelling, and reconfigure the building interior to create a second living unit in an RH-2 (Residential, House, Two-Family) Dwelling and a 40-X Height and Bulk District.

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

(Proposed for Continuance to December 7, 2000)

6a.      2000.987BCXV                                                                                   (MILLER: 558-6344)

530 FOLSOM STREET, (AKA 41 Clementina Street), northeast corner at Ecker Street, between First and Second Streets, Lot 17 in Assessor=s Block 3736 - Request for authorization of a CONDITIONAL USE for approximately 6,000 square feet of OFFICE SPACE AT OR BELOW THE GROUND FLOOR and not offering on-site services to the general public and for OFF-STREET PARKING EXCEEDING ACCESSORY AMOUNTS (20 spaces where 15 are permitted), in conjunction with conversion of live/work units to approximately 46,000 square feet of office space, requiring review under Planning Code Sections 309 and 321 (also requiring a Variance of Planning Code standards for open space), in a C-3-S (Downtown Support) District and a 200-S Height and Bulk District.

Preliminary Recommendation: Approval

(Proposed for Continuance to December 7, 2000)

6b.      2000.987BCXV                                                                                   (MILLER: 558-6344)

530 FOLSOM STREET, (AKA 41 Clementina Street), northeast corner at Ecker Street, between First and Second Streets, Lot 17 in Assessor=s Block 3736 -- in a C-3-S (Downtown Support) District and a 200-S Height and Bulk District (Lots 61 and 62).   DOWNTOWN OPEN SPACE VARIANCE SOUGHT: The proposal is to substitute an in  lieu monetary contribution to the City=s Folsom Boulevard streetscape project for usable open space improvements along Folsom Street approved (but not yet emplaced) as part of the live/work project currently under construction on the site (and proposed for conversion to office space).

(Proposed for Continuance to December 7, 2000)                                

7.        2000.270C                                                                               (BRESSANUTTI: 575-6892)

535-537 VALENCIA STREET -  east side between 16th and 17th Streets; Lot 044 in Assessor=s block 3569:  Request for Conditional Use authorization to (1) allow continued operation of an existing large (over 1,000 square feet) fast food restaurant, presently d.b.a. ACable Car Pizza@, per Section 726.43 of the Planning Code, and (2) to extend the hours of operation from 2:00 a.m. to 3:00 a.m., per Section 726.27, in the Valencia Street Neighborhood Commercial District and a 50-X Height and Bulk District.


Preliminary Recommendation: None

(Continued from Regular Meeting of November 9, 2000)

(Proposed for Continuance to December 7, 2000)

8.        1999.690E                                                                                       (BUFORD: 558-5973)

3000 THIRD STREET - Assessor=s Block 4315, Lots 8 & 13;  Appeal of Preliminary Negative Declaration.  The proposal is to demolish the existing 11,000 square feet building and construct a three-story, 225,000 square feet building with 145 parking spaces. The building would consists of 150,000 square feet of light industrial space on the second and third floors. The ground floor would consist of a cafe that is 3,900 square feet and 13,000 square feet of retail. The majority of the new building would be at a height of 60 feet with the exception of the 10 x 10 parapet and clock tower on the southwest corner of the building, where the highest point of the tower would be approximately 80 feet in height. The vehicular access to the parking lot would be from Cesar Chavez Street and 26th Street. The project would replace an existing two-story vehicle maintenance and office building. The majority of the site was is currently used as equipment storage and parking for buses and vans. The project site is located within the M-2 (Heavy Industrial) zoning district and within the 80-E Height and Bulk district.

Preliminary Recommendation: Uphold Preliminary Negative Declaration

(Continued from Regular Meeting of November 2, 2000)

(Proposed for Continuance to December 7, 2000)

9.        2000.884D                                                                                         (PURVIS: 558-6354)

688 POWHATTAN AVENUE, Appeal of a determination of compatibility, pursuant to Planning Code Section 242(e)(6)(B), of Building Permit Application No. 2000/04/04/6293, to construct a 3-story, single-family dwelling at a height of 30 feet and with two off-street parking spaces.  The project site is within an RH-1 (Residential, House, One-Family) District, with a 40-X Height and Bulk designation and is within the Bernal Heights Special Use District.

Preliminary Recommendation: Take Discretionary Review and approve project with modifications

(Continued from Regular Meeting of October November 2, 2000)     

(Proposed for Continuance to December 7, 2000)

C.         COMMISSIONERS= QUESTIONS AND MATTERS

10.      Consideration of Adoption - draft minutes of 10/12/00 and 10/19/00

11.      Commission Matters

D.         DIRECTOR=S REPORT

12.      Director=s Announcements.

13.      Review of Past Week=s Events at the Board of Supervisors & Board of Appeals.

14.      1998.497B                                                                                     (LeBLANC: 558-6351)

Report on art proposal for 215 Fremont Street. The project was approved on August 10, 2000 in Motion No. 15939.


15.      1998.766BX                                                                                   (LeBLANC: 558-6351)

Report on revised art proposal for 535 Mission Street.  The original project was approved on April 13, 2000 in Motions Nos. 15026 and 15027.

E.         REGULAR CALENDAR

16.      1999.178ET: JOBS-HOUSING LINKAGE PROGRAM                           (GREEN: 558-6411)

CONSIDERATION OF INITIATING AMENDMENT OF THE PLANNING CODE AND CONSIDERATION OF BOARD OF SUPERVISORS ORDINANCE NOS. 00276 AND 00277;  Amending Sections 313 through 313.14, and by adding 313.15, to rename the OFFICE AFFORDABLE HOUSING PRODUCTION PROGRAM as the JOBS-HOUSING LINKAGE PROGRAM,  to apply the program to all new and expanded hotel space of at least 25,000 square feet, to all new and expanded entertainment space of at least 50,000 square feet, and to all new and expanded retail space of at least 100,000 square feet.

Preliminary Recommendation:

17.      1999.771ET                                                                            (SHOTLAND: 558-6308)

SOUTH OF MARKET BILLBOARD AMENDMENT, Consideration of a proposal to INITIATE an AMENDMENT to Part II, Chapter II of the San Francisco Municipal Code (Planning Code) which would amend Articles 6 and 8 to clarify that general advertising signs are not permitted in South of Market Districts, except in the South of Market General Advertising Special Sign District.

Preliminary Recommendation: Initiate Proposed Amendment and Schedule a public hearing on December 7, 2000.

18.      2000.998TZ                                                                                      LORD (558-6311)

NOE-EUREKA VALLEY SPECIAL USE DISTRICT, Consideration of a proposal to amend Part II, Chapter II of the San Francisco Municipal Code (Planning Code) by adding Section 245 to create the Noe-Eureka Valley Special Use District for the property within the area generally bounded by 18th Street to the north; Dolores Street to the east; 30th and Clipper Street to the south; Douglass Street and Grand View Avenue to the west.   The Noe-Eureka Valley Special Use District will place additional restrictions on residential building heights, rear yards, design and unit mergers by amending Planning Code Sections 102, 132, 134, and 252.1 to reflect and cross-reference the provisions of Section 245.

Preliminary Recommendation: The Commission takes no action on the initiated ordinance and reports to the Board of Supervisors on important planning issues as recommended considerations prior to Board action. These important planning issues are contained in a Draft Planning Commission Resolution that is recommended for adoption by the Planning Department staff.

19.      2000.999TZ                                                                                      LORD (558-6311)

GLEN PARK SPECIAL USE DISTRICT, Consideration of a proposal to amend Part II, Chapter II of the San Francisco Municipal Code (Planning Code) by adding Section 245.1 to create the Glen Park Special Use District for the property within the area generally bounded by 30th Street to the north; San Jose Avenue to the east; Bosworth Street to the south; Elk Street and Diamond Heights Boulevard to the west.  The Glen Park Special Use District will place additional restrictions on residential building heights, rear yards, design and unit mergers by amending Planning Code Sections 102, 132, 134, and 252.1 to reflect and cross-reference the provisions of Section 245.1.       


Preliminary Recommendation: The Commission takes no action on the initiated ordinance and reports to the Board of Supervisors on important planning issues as recommended considerations prior to Board action. These important planning issues are contained in a Draft Planning Commission Resolution that is recommended for adoption by the Planning Department staff.

20.                                                                                                      (MALTZER: 558-6391)

ADOPTION OF NEW POLICIES REGARDING OFFICE USE AND CONVERSION OF LIVE/WORK (LOFT HOUSING) WITHIN INTERIM INDUSTRIAL PROTECTION ZONES AND MIXED USE HOUSING ZONES - Consideration of adopting new policies to discourage office development and to further discourage the conversion of live/work to office within the Interim Controls boundary area.  These new policies are to supplement existing policies previously adopted August 5, 1999 (CPC Res. 14861).

Preliminary Recommendation: Adopt Resolution creating new Policies within Interim Zones

(Continued from Regular Meeting of November 9, 2000)

21.      2000.1007T                                                                                     (LORD: 558-6311)

LIVE-WORK TO LOFT HOUSING AMENDMENT -Consideration of amendments to Part II, Chapter II, of the San Francisco Municipal Code (Planning Code) by amending Sections 102.7 and 102.13 to redefining "live/work" units as "loft housing" and classifying them as residential uses; repealing Section 233 regarding live/work; adding Section 232 to establish requirements for loft housing that would subject it to existing live/work controls except that there would be no restriction on the nature of work which could be performed in the unit so long as the use is permitted in the SSO (Service/Secondary Office) Zoning District and no requirement that the occupant(s) work in the unit, would establish density standards, would require loft housing to comply with existing inclusionary housing policies, would require loft housing in residential areas to comply with all requirements for residential uses including the residential design guidelines, would require loft housing constructed in areas not zoned residential to comply with non-residential design guidelines and all requirements for residential uses except for height, front setback and open space requirements, would establish procedures for converting live/work units to non-residential uses, and would establish loft housing rear yard standards; states that this ordinance supersedes any inconsistent planning commission policies.

Preliminary Recommendation: Adopt the Draft Ordinance

(Continued from Regular Meeting of November 2, 2000)

22.      2000.474E                                                                                  (KUGLER: 558-5983)

1001 17TH STREET, Appeal of a Preliminary Negative Declaration.   The proposed project is located at the southwest corner of 17th Street and Pennsylvania Avenue in the northern portion of the Potrero Hill Neighborhood (lots 9 & 10 of Assessor=s Block 3987).  The project would remove an existing single-story warehouse with office mezzanine and adjacent storage yard and would construct a new four-level over basement, 50-foot tall, commercial building of approximately 68,290 sq.ft. for business service use with retail on the ground floor. The site has an  approximate area of 15,361 sq. ft.. The building entrance and access to the 57 spaces of parking (50 independently accessible and 7 tandem) in the ground and basement levels would be from Pennsylvania Avenue while the loading dock entrance would be off 17th Street.  Along with about 37,000 sq.ft. of commercial/business service uses the building would contain about 2,550 sq.ft. of retail space and about 28,740 sq.ft. of parking/building service area.  The proposed building would be constructed to cover the entire site. The site is zoned M-2 with a 50-X Height/Bulk District.

Preliminary Recommendation: Uphold Preliminary Negative Declaration

(Continued from Regular Meeting of October 12, 2000)


23.      1997.433A                                                                              (KOMETANI: 558-6478)

22 ALTA STREET,  north side between Montgomery and Sansome Streets.  Lot 34A in Assessor's Block 106 -- Request for Certificate of Appropriateness authorization, under Article 10 of the Planning Code, to construct a new, one-unit, residential building, two-stories at the front (Alta Street) elevation and five-stories at the rear in the Telegraph Hill Historic District.  The subject property is zoned RH-3 (House, Three-Family) District and is in a 40-X Height and Bulk District.

Preliminary Recommendation: Approval

(Continued from Regular Meeting of October 19, 2000)

24.      2000.817B                                                                                    (WONG: 558-6381)

2550 CESAR CHAVEZ STREET, north side, near the intersection of Vermont Street; Lot 016 in Assessor=s block 4329 - Request under Planning Code Section 321 for authorization to convert 33,500 gross square feet in the building from industrial use to office use and to create an additional 10,000 gross square feet of office use for a total of 43,500 gross square feet.  The subject property falls within  a M-1(Light Industrial) Zoning District and a 50-X/65-J Height and Bulk District.  It also lies in the Industrial Protection Zone of the Industrial Land Interim Zoning Controls.

Preliminary Recommendation: No Recommendation

(Continued from Regular Meeting of October 26, 2000)

25.      2000.724C                                                                                    (WONG: 558-6381)

1104 YORK STREET, west side, between 23rd and 24th Streets, Lot 038 in Assessor's Block 4209, a request for conditional use authorization for the continuance for a nonconforming use.  This is for a metal fabrication business in an RM-1 Zoning District and 40-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

26.      2000.291CZ                                                                                (WOODS: 558-6315)

1062 OAK STREET, north side, between Divisadero and Scott Streets, Lot 19 in Assessor=s Block 1216 - Request to amend the Planning Code Zoning Map to  reclassify a portion of Lot 19 from an RH-3 (Residential, House, Three-Family) District to an NC-2 (Small-Scale Neighborhood Commercial) District.   Currently, the northern portion of Lot 19 (trapezoidal-shaped of approximately 113 feet wide by 82 feet deep) is zoned RH-3 and is in a 40-X Height and Bulk District; the southern portion of Lot 19 (a narrow strip of approximately 25 feet wide by 90 feet deep) is zoned NC-2 and is in a 65-A Height and Bulk District.  The proposal is to reclassify the RH-3 portion of the lot 19 to NC-2 to allow the expansion of an existing car wash (Touchless Car Wash).  The Height and Bulk District of the reclassified portion of Lot 19 would remain 40-X.  

The project sponsor, on November 8, 2000, has modified the proposal to reclassify only the northwest portion of lot 19, approximately 4,300 square feet, from RH-3 to NC-2 zoning district.

Original Preliminary Recommendation: Adoption of the Draft Resolution for Reclassification.

NOTE: On August 24, 2000, after public testimony, the Commission closed public comment and continued the matter to September 14, 2000 to allow the project sponsor time to meet with neighborhood groups and develop modifications to the project.  Public comment will be re-opened to address proposed modifications only.

(Continued from Regular Meeting of November 2, 2000)


27.      2000.291CZ                                                                                (WOODS: 558-6315)

444 DIVISADERO STREET AND 1052-62 OAK STREET, northeast corner of Oak and Divisadero Streets, Lots 5, 17, 18 and 19 in Assessor=s Block 1216 - Request for Conditional Use Authorization under Sections 186.1, 209.7, 303, 304 and 711.59 of the Planning Code to permit a Planned Unit Development for the expansion of an existing car wash (Touchless Car Wash) in an NC-2 (Small-Scale Neighborhood Commercial) District within 65-A and 40-X Height and Bulk District.

Original Preliminary Recommendation: Approval with conditions.

NOTE: On August 24, 2000, after public testimony, the Commission closed public comment and continued the matter to September 14, 2000 to allow the project sponsor time to meet with neighborhood groups and develop modifications to the project.  Public comment will be re-opened to address proposed modifications only.

(Continued from Regular Meeting of November 2, 2000)

28.      2000.572C                                                                                 (BORDEN: 558-6321)

2543 NORIEGA STREET, southeast corner of 33rd Avenue and Noriega Street; Lot 10 in Assessor's Block 2069 -- Request for Conditional Use authorization to allow the installation of three antennas, all at the roof of the existing building, and five equipment cabinets at the first floor, as part of a wireless telecommunications network operated by Sprint PCS, pursuant to Planning Code Section 711.83, in the NC-2 (Small-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District.

Preliminary Recommendation:  Approval with conditions.

29.      2000.960C                                                                                     (SIDER: 558-6697)

501 DOLORES STREET, southeast corner of 18th Street; Lot 046 in Assessor's Block 3587: Request for Conditional Use Authorization to allow an entertainment use on the first floor of the subject structure, pursuant to Planning Code Section 710.48 in an NC-1 (Neighborhood Commercial Cluster) District with a 40-X Height and Bulk designation. The proposal is to conduct performances at the "Dolores Park Cafe" of non-amplified music, singing, and poetry-readings. No physical changes are to be made to the structure.

Preliminary Recommendation: Approval with conditions

F.      SPECIAL DISCRETIONARY REVIEW HEARING

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

30a.    2000.779D                                                                              (S.SNYDER: 558-6543)

746 CAROLINA STREET, on the west side of Carolina Street, between 20th and 22nd Streets, on Lot 5 of Assessor's block 4096, proposing to construct a new two-family dwelling on a vacant lot in an RH-2 (Residential, House, Two-family) District, and a 40-X Height and Bulk District.

Preliminary Recommendation: Approval


30b.    2000.779V                                                                              (S.SNYDER: 558-6543)

746 CAROLINA STREET, on the west side of Carolina Street between 20th and 22nd  Streets, on Lot 5 of Assessor's Block 4096 in an RH-2 (Residential House, Two-Family) District. FRONT SETBACK VARIANCE SOUGHT: The proposal is to construct a new two-family dwelling on a vacant lot.

31.      2000.1109D                                                                       (MIRAMONTES: 558-6348)

519 - 17TH AVENUE, between Anza and Balboa Streets, Lot 005 in Assessor's Block 1560.  Request for Discretionary Review for Building Permit Application No. 2000/08/14/7768.  The proposal is to fill in on the ground level below an existing rear extension and to construct a two-story addition (approximately 9 feet deep by 16 feet wide) at the rear of this extension to a single-family home in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and approve the building permit application with modifications.

32.      2000.1029D                                                                                   (WONG: 558-6381)

481 ARKANSAS STREET, Request for Discretionary Review for Building Permit Application No. 200003245373 for the property at 481 Arkansas Street, Lot 012A in Assessor's Block 4068.  The proposal is to add one dwelling unit to an existing single family, two-story residence by constructing a one floor plus penthouse vertical addition.  The subject property falls within a RH-2 (Residential, Two-family) Zoning District and a 40-X Height / Bulk District.

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

33.      2000.1018D                                                                                 (MILLER: 558‑6344)

1 LA AVANZADA STREET ‑‑"Sutro Tower," (also known as 1 and 250 PALO ALTO AVENUE), Lot 3 in Assessor=s Block 2724 ‑‑Planning Commission‑initiated Discretionary Review of Building Permit Application No. 2000‑08‑18‑8285 for installation of a five‑foot 11‑inch diameter satellite dish antenna on the roof of the existing transmitter building, a transmission line from the antenna into the building, digital audio broadcast equipment in existing transmitter building for "Sirius Satellite Radio," and interior partitions in the building, at the existing SUTRO TOWER broadcast facility, in an RH‑1(D) (House, One‑Family Detached Dwellings) District and a 40‑X Height and Bulk District.

Preliminary Recommendation:  Approval with Conditions

34.      2000.1135D                                                                                 (MILLER: 558‑6344)

1 LA AVANZADA STREET ‑‑"Sutro Tower," (also known as 1 and 250 PALO ALTO AVENUE), Lot 3 in Assessor=s Block 2724 ‑‑Planning Commission‑initiated Discretionary Review of Building Permit Application No. 2000‑10‑27‑4313 ‑‑Replacement of existing 80‑pound antenna with new, smaller 40‑pound antenna on Third Level of Tower, +/‑380 in height, and installation of a new transmission line from the second level of the existing transmitter building to theThird Level of the Tower for "Sirius Satellite Radio," at the existing SUTRO TOWER broadcast facility, in an RH‑1(D) (House, One‑Family Detached Dwellings) District and a 40‑X Height and Bulk District.

Preliminary Recommendation:  Approval with Conditions

35.      2000.789D                                                                                     (WANG: 558-6335)


501 NOE STREET,   Lot 076, in Assessor=s Block 3584.  Request for Discretionary Review for Building Permit Application No. 9917044. The proposal would demolish the existing detached garage, convert the existing ground floor to a new garage and construct a two-story vertical addition, including an in-fill of the space left by the demolished garage, to the existing two-story, three-family dwelling in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.

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

G.         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.

AThe 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

CANCELLATION



SAN FRANCISCO

PLANNING COMMISSION

Regular Meeting

Thursdays, November 23 and 30, 2000





NOTICE IS HEREBY GIVEN that the Regular Meeting of the San Francisco Planning Commission for Thursdays, November 23 and 30, 2000 had been canceled. The next Regular Meeting of the Planning Commission will be held on Thursday, December 7, 2000.







Linda D. Avery

Commission Secretary



PLANNING COMMISSION ROSTER

PRESIDENT ANITA THEOHARIS

VICE-PRESIDENT BEVERLY MILLS

COMMISSIONER ROSLYN BALTIMORE

COMMISSIONER HECTOR CHINCHILLA

COMMISSIONER WILLIAM W. FAY

COMMISSIONER CYNTHIA JOE

COMMISSIONER JIM SALINAS, Sr.

GERALD G. GREEN, DIRECTOR OF PLANNING

LINDA D. AVERY, COMMISSION SECRETARY


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