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January 24, 2002

January 24, 2002

 

SAN FRANCISCO PLANNING COMMISSION


Meeting Minutes

Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, January 24, 2002
1:30 PM
Regular Meeting

PRESENT:          Baltimore, Chinchilla, Fay, Joe, Lim, Salinas, Theoharis

THE MEETING WAS CALLED TO ORDER BY PRESIDENT CHINCHILLA AT 1:40 P.M.

STAFF IN ATTENDANCE: Gerald G. Green – Director of Planning, Larry Badiner – Zoning Administrator, Adam Light, Glen Cabreros, Jonathan Purvis, Michael E. Smith, Joy Navarrete, Craig Nikitas, Mary Woods, Thomas Wang, Patricia Gerber – Transcription Secretary, Linda D. Avery – Commission Secretary.

A.          CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

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

          1.          2001.0502C          (SANCHEZ: 558-6679)
                    4715 - 4723 GEARY BOULEVARD - south side between 11th and 12th Avenues; Lot 044 in Assessor’s Block 1533 - Request for Conditional Use authorization pursuant to Section 712.83 of the Planning Code to install a total of six antennas and related equipment on the rooftop and an equipment shelter on the ground level of an existing six-story, mixed-use (residential above commercial) building, as part of Metro PCS's wireless telecommunications network within an NC-3 (Moderate-Scale Neighborhood Commercial District) a 40-X Height and Bulk District. As per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Location Preference 5 (Mixed-Use Building in High Density Districts).
                    Preliminary Recommendation: Pending
                    (Continued from Regular Meeting of November 15, 2001)
                    CONDITIONAL USE APPLICATION WITHDRAWN
          SPEAKER(S):          None
          ACTION:          Conditional Use Application Withdrawn
          2.          2001.1026C          (RYAN: 558-6812)
                    1239 9TH AVENUE - west side between Lincoln Way and Irving Street; Assessor’s Block 1714, Lot 6 - Request for Conditional Use Authorization pursuant to Planning Code Section 730.44 to convert a vacant video store on the ground floor of a two-story building with a dwelling unit above, to a small self-service restaurant (Gordo’s Taqueria) in the Inner Sunset Neighborhood Commercial District and a 40-X Height and Bulk District. The restaurant, which is relocating from 1233 9th Avenue, will occupy approximately 990 square feet at the ground level only.
                    Preliminary Recommendation: Approval with Conditions
                    (Proposed for Continuance to February 7, 2002)

          SPEAKER(S):          None
          ACTION:          Continued as proposed
          AYES:                    Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
          ABSENT:          Baltimore

          3.          2000.1141C          (SANCHEZ: 558-6679)
                    2346 - 2348 CLEMENT STREET - north side between 24th and 25th Avenues, Lot 025 in Assessor’s Block 1409 - Request for Conditional Use authorization under Planning Code Section 717.39 to allow the demolition of an existing mixed-use building with a residential unit at the second floor and under Planning Code Section 161(j) to allow the construction of a four-story mixed-use building (four residential units and one commercial unit) without the four required residential parking spaces, within the Outer Clement Neighborhood Commercial District (NCD) and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Approval with Conditions.
                    (Continued from Regular Meeting of November 8, 2001)
                    (Proposed for Continuance to February 7, 2002)

          SPEAKER(S):          None
          ACTION:          Continued as proposed
          AYES:                    Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
          ABSENT:          Baltimore

          4.          2001.0927C          (VELLVE: 558-6263)
                    1515 to 1541 - 19th AVENUE - west side, between Kirkham and Lawton Streets, Lot 004, Assessor’s Block 1865 - Request for Conditional Use Authorization pursuant to Section 209.6(b) of the Planning Code to install three (3) panel antennas and related equipment as part of Sprint PCS’s wireless telecommunications network on a publicly-used structure (a telephone switching station) within a RH-2 (House, Two-Family) Zoning District, and a 40-X Height and Bulk District. The proposal is a Preference Location 1.
                    Preliminary Recommendation: Approval with Conditions
                    (Continued from Regular Meeting of January 10, 2002)
                    (Proposed for Continuance to February 14, 2002)

          SPEAKER(S):          None
          ACTION:          Continued as proposed
          AYES:                    Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
          ABSENT:          Baltimore

          5.          2001.0062E          (CHAN: 558-5982)
                    491 BAYSHORE BOULEVARD - Assessor's Block 5598, Lots 8, 9, 11, 13, 15, 16, 18, 21, and 28. Appeal of Preliminary Mitigated Negative Declaration. The proposed project would demolish the vacant buildings, totaling 107,372 square feet (sq.ft.) and construct a home improvement store (Home Depot). The main store would be two stories, approximately 129,581 sq.ft. with a 10,088-sq.-ft. enclosed green house. The proposed project also includes an 8,550-sq.-ft. outdoor-garden center. The total project size would be approximately 148,219 sq.ft. The building would be approximately 40 feet in height. A parking garage consisting of three-levels of parking totaling 550 parking spaces would also be constructed on this 5.73-acre site. Vehicular access to the parking garage would be from Bayshore Blvd., where Cortland Ave. dead-ends into Bayshore Blvd. The site is within the Planning Commission's adopted Industrial Protection Zone (IPZ) and is located in a M-1 (Light Industrial) zoning district and within a 65-J height and bulk district.
                    Preliminary Recommendation: Pending
                    (Continued from Regular Meeting of December 6, 2001)
                    (Proposed for Continuance to February 21, 2002)

          SPEAKER(S):          None
          ACTION:          Continued as proposed
          AYES:                    Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
          ABSENT:          Baltimore

          6.          2000.1183DDD (SANCHEZ: 558-6679)
                    1725 LAKE STREET - south side between 18th and 19th Avenues, Lot 035 in Assessor’s
                    Block 1378 - Requests for Discretionary Review of Building Permit Application No. 2000/07/03/4299’S’ proposing to add two floors, an extension to the rear and additions to both sides and the front of an existing single-family house in an RH-2 (House, Two-Family) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Pending
                    (Continued from Regular Meeting of November 1, 2001)
                    (Proposed for Continuance to March 28, 2002)

          SPEAKER(S):          None
          ACTION:          Continued as proposed
          AYES:                    Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
          ABSENT:          Baltimore

B.          COMMISSIONERS' QUESTIONS AND MATTERS

          7.          Consideration of Adoption - draft minutes of January 10, 2002.

          SPEAKER(S):          None
          ACTION:          Approved as corrected: on item 8a & b, show Theoharis as voting in favor of the motion
          AYES:                    Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
          ABSENT:          Baltimore


          8.          Commission Matters

          AVERY: Reminded the Commission of their annual obligation to submit their Statement of Economic of Interest Form prior to April 2, 2002.
          PRESIDENT CHINCHILLA: Welcome back Commissioner Salinas
          COMMISSIONER SALINAS:
          - Thanked the Commission and staff for all their attention and support.
          - Congratulated the new officers of the Commission and thanked former President Theoharis.

C.          DIRECTOR'S REPORT

          9.          Director's Announcements
          - Welcome back Commissioner Salinas
          - Announced a series of community planning workshops for the coming month.

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

          None

          11.          Consideration of amending the existing Planning Commission Inclusionary Housing Policies

          SPEAKER(S):          None
          ACTION:          Continued without hearing to 2/7/02
          AYES:                    Chinchilla, Fay, Baltimore, Joe, Lim, Salinas, Theoharis
          
D.          REGULAR CALENDAR

          12.          2002.0037U          (LIGHT: 558-6254)
                    200 CALIFORNIA STREET (a.k.a. 201 FRONT STREET) - at the northwest corner of Front and California Streets, Lot 006, in Assessor’s Block 0237 - Applicant’s appeal of the Planning Director’s disapproval of sign permit No. 2001/11/03/2089 under Planning Code Section 1111.7(6) for a General Advertising sign on a Category V building in the Front-California Street Conservation District. The lot is located in a C-3-O (Downtown Office) District and a 75-X Height and Bulk District.
                    Preliminary Recommendation: Uphold the Director’s disapproval.
                    (Continued from Regular Meeting of January 17, 2002)

          SPEAKER(S):
          (+) (unknown name), appellant
- This is a good and allowable use for the building
          (-) Ernestine Weiss
           - Against signs in the City
          (-) Marge Cooper
          - Support Director Green's recommendation
          ACTION:           Upheld the Director's disapproval
          AYES:                     Chinchilla, Fay, Baltimore, Joe, Lim, Salinas, Theoharis
          MOTION No.           16332

          13.          2001.0632C          (CABREROS: 558-6169)
                    1926-1928 CLEMENT STREET - north side between 20th and 21st Avenues in the Outer Clement Street Neighborhood Commercial District and a 40-X Height and Bulk District, Lot 020 in Assessor's Block 1413 - Request for Conditional Use Authorization under Planning Code Sections 303 and 717.39 to demolish a two-story dwelling unit which occupies the second and third stories. The proposal is for the demolition of an existing three-story building containing a vacant dwelling unit and a vacant commercial space at the ground floor. New construction of a three-unit, 40-foot tall, four-story residential building is proposed. Three independently accessible parking spaces and a new ten-foot wide curb cut will be provided.
                    Preliminary Recommendation: Approval with conditions

          SPEAKER(S):
          (+) David Silverman, Ruben and Alter
          - Urge the Commission to approve the project
          ACTION:          Approved
          AYES:                    Chinchilla, Fay, Baltimore, Joe, Lim, Salinas, Theoharis
          MOTION No.          16333
          
          14.          2001.0841C          (PURVIS: 558-6354)
                    448 CORTLAND AVENUE - southwest corner of Cortland at Andover Street; Lot 001 in Assessor's Block 5678 - Request for Conditional Use Authorization under Planning Code Sections 121.2 and 711.21 to expand an existing retail grocery store,  The Good Life Grocery,  from approximately 4,890 square feet (s.f.) to approximately 6,460 s.f. within an NC-2 (Small-Scale Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District. The proposal is: to expand  The Good Life Grocery into the space formerly occupied by a retail video store within the same building. No physical expansion of the building is proposed, but the size of the store will increase to approximately 6,460 s.f. Sections 121.2 and 711.21 require conditional use authorization for all non-residential uses of 4,000 s.f. or larger. In addition, the building façade would be revised with a larger entryway and additional windows along Cortland Avenue.
                    Preliminary Recommendation: Approval with conditions

          SPEAKER(S):
          (+) Lester Zeidman, Project Sponsor
          - His business had been very beneficial to the community
          - Asked the Commission for approval
          (+) Greg Perrera, General Manager of The Good Life Grocery Store
          - This business has revilitized the neighborhood
          - The owners are committed to the community
          (+) Larry Cruz
          - Supports project
          (+) Ron Gan
          - Supports project
          (+) Manny Guerrero
          - Supports project
          (+) Karen Heaterburg, store co-owner
          - We need to expand our store to serve our community better
          (+) Ernest East
          - Supports project
          (+) Terry Milne
          - Supports project
          (-) Robert Mokry
          - Concerned about the time of garbage collection and the smells from the garbage
          ACTION:          Approved as amended:
          -          Under the requirements of Planning Code Section 143, street trees of a minimum 15-gallon size shall be planted along both the Andover Street and Cortland Avenue sidewalks every 20 feet subject to approval by the Department of Public Works.

          -          All trash and recycling shall be placed either along the Cortland Avenue frontage for pick-up, or kept within the building at all times. No trash or recycling shall be stored at any time along the Andover Street frontage.

          -          The operator of the facility shall maintain the main entrance to the facility and all sidewalks abutting the subject property in a clean condition. Such maintenance shall include, at minimum, daily sweeping and litter pickup and disposal, and washing or steam/pressure cleaning of the main entrance and abutting sidewalks at least once each two weeks.

-          Should the monitoring of the conditions of approval contained in Exhibit A of this Motion be required, the Project Sponsor or successors shall pay fees as established in Planning Code Section 351(e).
          AYES:                    Chinchilla, Fay, Baltimore, Joe, Lim, Salinas, Theoharis
          MOTION No.          16335

ITEM 15 WAS CALLED OUT OF ORDER. THIS ITEM FOLLOWED #13

          15.          2001.0994C          (SMITH: 558-6322)
                    5700 MISSION STREET - northwest corner of Mission Street and Farragut Avenue, Lot 001 in Assessor’s Block 7109 - Request for Conditional Use Authorization under Planning Code Section 711.39 to demolish the existing one-story over garage single-family building and one-story commercial building both located on the same lot and construct a four-story mixed use building with ground floor commercial space and four residential units above, located in a NC-2 (Small-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Approval with conditions

          SPEAKER(S):
          (+) Ahmad Larizadeh , Project Sponsor
          - Asked the Commission to approve this project
          (-) Thomas A. Morris
          - Concerned about the parking congestion that these 4 additional units will bring to the neighborhood
          ACTION:          Approved as amended:
-          Continue to work with staff to ensure that parking spaces are accessible by the tenants
-          Add good neighborhood policy to require commercial tenant to provide steam cleaning
          AYES:                    Chinchilla, Fay, Baltimore, Joe, Lim, Salinas, Theoharis
          MOTION No.          16334

          16a.          1999.455E          (NAVARRETE: 558-5975)
                    THE NEW De YOUNG MUSEUM PROJECT - Adoption of Findings Pursuant to the California Environmental Quality Act. The proposed project would demolish and reconstruct the M.H. De Young Museum on the site of the existing De Young Museum in Golden Gate Park. The project would include demolition of eight existing buildings, totaling approximately 230,000 square feet, which compose the De Young 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 144-foot tower at the northeast corner of the project site. The building would increase current De Young 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: Adopt CEQA findings

          SPEAKER(S):
          (+) Erick Parker, Director of the San Francisco Museums
          - Made himself available to the Commission to answer any questions
          (+) Ernestine Weiss
          - Supports project
          (-) John Laskin
          - Opposed project
          ACTION:          Approved as amended:
For the CEQA motion: page 11 finding #3: strike the words
" ... and possibly for a butterfly conservancy."
          AYES:                    Chinchilla, Fay, Baltimore, Joe, Lim, Salinas, Theoharis
          MOTION No.          16336

          16b.          2000.1094KRV          (NIKITAS: 558-6306)
                    THE NEW De YOUNG MUSEUM PROJECT - Planning Commission Findings Regarding Planning Code Section 295 ("Sunlight Ordinance"). The proposed project would demolish and reconstruct the M.H. De Young Museum on the site of the existing De Young Museum in Golden Gate Park. The project would include demolition of eight existing buildings, totaling approximately 230,000 square feet, which comprise the De Young 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 144-foot tower at the northeast corner of the project site. The building would increase current De Young 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 Planning Commission shall make this determination following a recommendation by General Manager of the Recreation and Park Department in consultation with the Recreation and Park Commission.
                    Preliminary Recommendation: Find that shadow impact on Golden Gate Park is de minimus and shadow impact on elements of the Park is not significant or adverse.

          SPEAKER(S): Same as those listed in item 16a.
          ACTION:          Approved as amended:
          A new finding #1 should be added:
-          "The above recitals are accurate and constitute findings of the Planning Commission." The subsequent findings should be renumbered.
-          Page 5, Finding 9Dviii: strike the words "the existing shadow from..."
-          Page 6, Finding 9Dx: change the word "solid" to the word "significant"
          -          Page 8, Finding 11: change the text as follows: (change in bold):
"... on elements of Golden Gate Park is considered not adverse and new shadow cast on the Park as a whole is not adverse and is deemed de minimus."
          AYES:                    Chinchilla, Fay, Baltimore, Joe, Lim, Salinas, Theoharis
          MOTION No.          16337          

          16c.          2000.1094KRV          (NIKITAS: 558-6306)
                    THE NEW De YOUNG MUSEUM PROJECT - Findings Of Consistency With General Plan And Planning Code Priority Policies For The New De Young Museum Project In Golden Gate Park. The proposed project would demolish and reconstruct the M.H. De Young Museum on the site of the existing De Young Museum in Golden Gate Park. The project would include demolition of eight existing buildings, totaling approximately 230,000 square feet, which compose the De Young 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 144-foot tower at the northeast corner of the project site. The building would increase current De Young 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. Planning Code Sections 234.1 and 290 require uses in a P district and an OS height and bulk district be in conformity with the General Plan.
                    Preliminary Recommendation: Find that Project is, on balance, in conformity with General Plan.

          SPEAKER(S): Same as those listed in item 16a.
          ACTION:          Approved as amended:
A new finding #1 should be added:
-          "The above recitals are accurate and constitute findings of the Planning Commission." The subsequent findings should be renumbered.
          AYES:                    Chinchilla, Fay, Baltimore, Joe, Lim, Salinas, Theoharis
          MOTION No.          16338

          16d.          2000.1094KRV          (WOODS: 558-6315)
                    THE NEW De YOUNG 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 De Young 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.

          SPEAKER(S): Same as those listed in item 16a.
          ACTION:          The Zoning Administrator closed the public hearing and granted the parking variance.

AT APPROXIMATELY 4:00 PM THE PLANNING COMMISSION CONVENED INTO A DISCRETIONARY REVIEW (DR) HEARING TO HEAR AND ACT ON DISCRETIONARY REVIEW MATTERS.

          17.          2001.0956D          (WOODS: 558-6315)
                    226-228 16TH AVENUE - east side between California and Clement Streets, Lot 40 in           Assessor’s Block 1418 - Staff-initiated request for Discretionary Review of Building           Permit Application No. 2001/03/03/3407, proposing to merge a three-unit building into a           two-unit building in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Do not take Discretionary Review and approve the building permit application as submitted.

          SPEAKER(S):
          (+) Charlie Hono, Project Sponsor
          - Asked the Commission to approve the project
          (+) Chuck Neighbor
          - Supports project
          ACTION:          Did not take Discretionary Review and approved the building permit application as submitted
          AYES:                    Chinchilla, Fay, Baltimore, Joe, Lim
          NAYES:          Salinas and Theoharis
          
          18.          2001.0693D          (WANG: 558﷓6335)
                    1878 GREAT HIGHWAY - east side between Noriega and Ortega Streets; Lot 029 in Assessor' s Block 2085 ﷓ Request of Discretionary Review of Building Permit Application No. 2001/05/01/8062 to construct a third story vertical addition, at the existing one﷓story over garage, single﷓family dwelling in an RH﷓2 (Residential, House, Two﷓Family) District and a 40﷓X Height and Bulk District.
                    Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.

          SPEAKER(S):
          (+) Helen Miranda, representing Discretionary Review Requestor
-          Proposed construction would block the air and light
-          Asked the Commission to incorporate a 25 foot setback so light and air can be retained
`                    (+) Terri Yee
          -          Asked the Commission to require the owner to setback their design and reduce the 25 foot ceiling to keep their air and light
          (+) Jerry Yee
          - Read a statement from Wendy Westman, former tenant at 1878 Great Highway
          (-) Claire Pilcher, representing the project sponsors
          - Urge the Commission to approve the project
          (-) Ralph Henson, co-owner
-          This project will enhance the neighborhood
-          Asked the Commission to approve the project
          (-) Amanda Levy, Kotas, Panteloni Architects
          - Gave an overall description of the design of the house
          ACTION:          Did not take Discretionary Review and approved the project as submitted
          AYES:                    Chinchilla, Baltimore, Lim, Salinas, Theoharis
          NAYES:          Fay and Joe

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))

None

Adjournment: 4:49 PM

THE DRAFT MINUTES ARE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, FEBRUARY 7, 2002


SPEAKER(S):          None
ACTION:          Approved
AYES:                    Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis
ABSENT:          Salinas





          






Last updated: 11/17/2009 10:00:07 PM