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October 24, 2002

October 24, 2002

 

SAN FRANCISCO PLANNING COMMISSION



SAN FRANCISCO
DIRECTOR OF PLANNING
and
ZONING ADMINISTRATOR

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

PRESENT:          Gerald Green, Director of Planning; Lawrence B. Badiner, Zoning Administrator; Judith Boyagen – Deputy City Attorney
ABSENT:          None

THE MEETING WAS CALLED TO ORDER BY DIRECTOR GREEN AT 1:40 p.m.

STAFF IN ATTENDANCE: Nora Priego – Transcription Secretary; Linda Avery - Commission Secretary


NOTE: The proceedings of today were brought about because of the Planning Commission Alternative Review Process Ordinance which grants the Director of Planning and the Zoning administrator to act in the place of a Planning Commission. We now have 6 members of the Planning Commission. Section 4 of the emergency ordinance states that if the majority of the Planning Commission members are selected and sworn in to office during the time this emergency ordinance is operative, the provisions of this emergency ordinance shall cease to apply to any matter that has not been already decided under this emergency ordinances' alternative procedures. As such, the items on this calendar are continued as specified in each item.

A.          CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

The Director of Planning or the Zoning Administrator will consider a request for continuance to a later date. The Director of Planning or the Zoning Administrator 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.

          1a.          2002.0934AXV (M. LUELLEN: (415) 558-6478)
333 GRANT AVENUE - on the west side between Bush and Sutter Streets, at Harlan Place, on Assessor's Block 286, Lot 002 in a C-3-R (Downtown Retail) District, and an 80-130-F Height and Bulk District. The subject property is Landmark No. 141 under Article 10; is rated as a Category I (Significant) Building within the Kearny-Market-Mason-Sutter Conservation District under Article 11. The project requests a Review under Planning Code Section 309 for exterior alterations to convert the existing vacant office building into a mixed-use building with ground floor retail and up to 39 dwelling units, and for a rear yard exception as permitted under Section 134(d), and is the subject of a requested Variance of Planning Code standards for parking, to be heard concurrently.
Preliminary Recommendation: Approval with conditions
(Proposed for Continuance to November 14, 2002)

SPEAKER(S):          None
ACTION:          Continued to November 14, 2002

          1b.          2002.0934AXV (M. LUELLEN: (415) 558-6478)
333 GRANT AVENUE - on the west side between Bush and Sutter Streets, at Harlan Place, on Assessor's Block 286, Lot 002 in a C-3-R (Downtown Retail) District, and an 80-130-F Height and Bulk District. The subject property is Landmark No. 141 under Article 10; is rated as a Category I (Significant) Building within the Kearny-Market-Mason-Sutter Conservation District under Article 11. Request for a Variance of Planning Code standards for parking, to provide zero spaces where up to ten off-street parking spaces would be required, for a new residential use in a vacant former office building. The project is the subject of a Review under Section 309, to be heard concurrently.
(Proposed for Continuance to November 14, 2002)

SPEAKER(S):          None
ACTION:          Continued to November 14, 2002

          2a.          2002.0451ECKTZ          (M. WOODS: (415) 558-6315)
1250 HAIGHT STREET - north side, between Lyon Street and Central Avenue, Lots 11 and 14 in Assessor's Block 1234 - 1) Amendment to the Planning Code to add Section 249.23 for the creation of a Special Use District, the Haight Street Senior Affordable Housing Special Use District, and allowing the following exceptions from Code requirements upon approval as a Conditional Use: residential density bonus of up to 6 senior affordable dwelling units, in addition to the 34 dwelling units as permitted under RM-1 District (for a total of 40 units); and modifications or exceptions to rear yard, dwelling unit exposure, useable open space, and off-street parking requirements in the RM-1 District, and 2) amendment to the Planning Code to add Section 263.16 to create a special height control for the Haight Street Senior Affordable Housing Special Use District, and allowing up to a maximum maximum of the 60-X Height and Bulk District standards.
                    Preliminary Recommendation: Pending
                    (Proposed for Continuance to November 21, 2002)

SPEAKER(S):          None
ACTION:          Continued to November 21, 2002

          2b.          2002.0451ECKTZ          (M. WOODS: (415) 558-6315)
1250 HAIGHT STREET - north side, between Lyon Street and Central Avenue, Lots 11 and 14 in Assessor's Block 1234 - 1) Amendment to the Zoning Map (Sheet 7) to create and delineate the Haight Street Senior Affordable Housing Special Use District to include the above-referenced property, and 2) Amendment to the Zoning Map (Sheet 7H) to change the Height and Bulk District classification from 40-X to 60-X for the above-referenced property.
                    Preliminary Recommendation: Pending
                    (Proposed for Continuance to November 21, 2002)

SPEAKER(S):          None
ACTION:          Continued to November 21, 2002

          2c.          2002.0451ECKTZ          (M. WOODS: (415) 558-6315)
                    1250 HAIGHT STREET - north side, between Lyon Street and Central Avenue, Lots 11 and 14 in Assessor's Block 1234 - Request for Conditional Use authorization 1) to remodel and horizontally expand the existing Third Church of Christ Scientist building; 2) to demolish the classroom wings, and the Reading Room building, located on the west portion of the site, and 3) to allow the following exceptions and modifications in residential density bonus of up to 6 senior affordable dwelling units, in addition to the 34 dwelling units as permitted under RM-1 District (for a total of 40 units), in rear yard, dwelling unit exposure, useable open space, and off-street parking requirements, for the development of a 40-unit affordable senior housing facility. Most of the construction work would occur within the existing building envelope, except for an approximately 800 square-foot addition at the rear of the Church. The existing Third Church of Christ Scientist building is approximately 60 feet tall and is in an RM-1 (Residential, Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Pending
                    (Proposed for Continuance to November 21, 2002)

SPEAKER(S):          None
ACTION:          Continued to November 21, 2002

          3.          2002.1001C (G. NELSON: (415) 558-6257)
2020 CLEMENT STREET - north side between 21st and 22nd Avenues; Lot 017 in Assessor's Block 1412 - Request for Conditional Use authorization pursuant to Section 717.39 of the Planning Code to demolish an existing two-story, two-family dwelling within the Outer Clement Neighborhood Commercial District a 40-X Height and Bulk District. The proposal is also to construct a new, four-story, 3-unit condominium building with three off-street parking spaces.
                    Preliminary Recommendation: Approval with conditions
                    (Proposed for Continuance to November 21, 2002)

SPEAKER(S):          None
ACTION:          Continued to November 21, 2002

B.          DIRECTOR'S REPORT

4.          Director's Announcements
          None

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

                    ACTION:          No review.

6.           Consideration of Adoption - draft minutes of Planning Director and Zoning Administrator's Meetings of, October 3, and 10, 2002

ACTION:          Minutes of October 3, 2002 were approved as corrected.
                    Minutes of October 10, 2002 continued to November 14, 2002

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

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

None

D.          CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
          
          7.          2002.0772DDD          (G. NELSON: (415) 558-6257)
438 21ST AVENUE - between Anza Street and Geary Boulevard, Lot 032 in Assessor’s block 1524 - Mandatory consideration of Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, and Discretionary Review requested by a member of the public of Building Permit Application Nos. 2002.05.29.7730 and 2002.0529.7735, proposing to demolish an existing three-story, single-family dwelling and build a new, four-story, two-family dwelling, in an RH-2 (Residential, Two-Family) Zoning District and a 40-X Height and Bulk District.
Preliminary recommendation: Do not take Discretionary Review and approve the project as proposed.
NOTE: On October 17, 2002, following public testimony, the Director closed the public hearing. The Director recommended approval of Building Permit Application No. 2002.05.29.7730, proposing to demolish an existing single-family dwelling. The Director continued for one week his recommendation on Building Permit Application No. 2002.05.29.7735, proposing to construct a new two-family dwelling, to allow for additional staff review of the proposed design.

                    ACTION:          Continued to November 14, 2002

E.          REGULAR CALENDAR

8.          2002.0441CR          (K. McGEE: (415) 558-6367)
                    1701 JERROLD AVENUE - south west corner of Quint and Jerrold Streets; Lot 01 in Assessor's Block 5280 - Request for Conditional Use Authorization per Planning Code Section 209.6 and Section 303 to install three panel antennas, one GPS antenna, and three associated equipment cabinets in a P (Public Use) Zoning District and in a 65-J Height and Bulk District. The site is a Preference 1 Location, a publicly used structure (owned by the San Francisco Public Utilities Commission). The project is also subject to a General Plan Referral per the San Francisco Charter Section 4.105 and Section 3.011 and 3.012 of the Administrative Code.
                    Preliminary Recommendation: Approval with conditions

                    ACTION:          Continued to November 14, 2002

          9.          2002.0873C          (K. McGEE: (415) 558-6367)
720 VALENCIA STREET - west side of Valencia Street between 18th and 19th Street; Assessor's Block 3588, Lot 003 - Request for Conditional Use Authorization to construct an addition of approximately 370 square feet to the existing animal hospital located on the ground level, per Planning Code Section 726.62. The proposed total square footage would be 2,195 square feet and requires Conditional Use Authorization per the amended Mission District Interim Controls for a non-residential use size in excess of 2,000 square feet. The project resides in the Valencia Neighborhood Commercial Zoning District and is in a 50-X Height and Bulk District.
                    Preliminary Recommendation: Approval with conditions

                    ACTION:          Continued to November 14, 2002


          10a.          2000.914EKCV (J. MILLER: (415) 558-6344)
650-666 EDDY STREET - north side between Polk and Larkin Streets, with additional frontage on Willow Street, Lots 11 and 12 in Assessor's Block 740 - Request for a Conditional Use authorization for height over 40 feet in an "R" District, a bulk exception, and off-street parking in excess of accessory amounts, to permit the construction of a new residential building (with up to 87 dwelling units), eight stories over a ground floor containing retail space and a 37-space parking garage, after demolition of an auto-repair garage. The project is in an RC-4 (Residential-Commercial Combined, High Density) District, the North-of-Market Residential Special Use District No. 1, and an 80-T Height and Bulk District, and is also the subject of requested Variances of Planning Code standards for rear-yard area and dwelling unit exposure, to be heard concurrently.
                    Preliminary Recommendation: Approval with conditions

                    ACTION:          Continued to November 14, 2002

          10b.          2000.914EKCV (J. MILLER: (415) 558-6344)
650-666 EDDY STREET- north side between Polk and Larkin Streets, with additional frontage on Willow Street, Lots 11 and 12 in Assessor's Block 740 - Request for Variances of Planning Code standards for rear-yard area and dwelling unit exposure pursuant to the construction of a new residential building (with up to 87 dwelling units). The project is in an RC-4 (Residential-Commercial Combined, High Density) District, the North-of-Market Residential Special Use District No. 1, and an 80-T Height and Bulk District, and is also the subject of a requested Conditional Use authorization for height over 40 feet in an "R" District, a bulk exception, and off-street parking in excess of accessory amounts, to be heard concurrently.

SPEAKER(S):
Mary Montecinos – Steefel, Levitt and Weiss
- Will this case be continued by the Zoning Administrator as well?

                    ACTION:          Zoning Administrator continued this matter to November 14, 2002

          11.          2002.0618C          (D. SIDER: (415) 558-6697)
560 VALENCIA STREET - west side between 16th and 17th Streets; Lot 009 in Assessor's Block 3568 - Request for Conditional Use Authorization to allow the establishment of a nonresidential use size in excess of 2,999 square feet pursuant to Planning Code Section 726.21 and 790.130 and in excess of 2,000 square feet pursuant to Board of Supervisors Resolution Number 500-02 (Mission District Interim Controls) in the Valencia NCD (Valencia Street Neighborhood Commercial District), the area subject to the Mission District Interim Controls, and a 50-X Height and Bulk District. The proposal is to subdivide an existing furniture store of 7,630 gross square feet into two smaller establishments of 3,191 gross square feet each. The use of the northern bay would be converted to that of a full-service restaurant as defined by Planning Code Section 726.42 while the southern bay would remain a retail use as defined by Planning Code Section 726.40. Exterior alterations are limited to storefront improvements for each bay.
Preliminary Recommendation: Approval with Conditions.

                    ACTION:          Continued to November 14, 2002

          12.          2002.0575C          (M. SNYDER: (415) 575-6891)
3537-3561 19TH STREET - parcel bounded by 19th Street on the north, San Carlos Street on the east, and Lexington on the west, Lot 104 in Assessor's Block 3596 - Request for Conditional Use authorization under Planning Code Section 209.6(b) to install a total of 6 panel antennas, and associated equipment cabinets, as part of a wireless transmission network operated by AT&T Wireless. The site is within an RH-3 (House, Three-family) District and a 50-X Height and Bulk District. Pursuant to the WTS Facilities Guidelines, the project is a Preference 1 Location Site, a public utility structure.
                    Preliminary Recommendation: Approval with conditions

                    ACTION:          Continued to November 14, 2002

F.          DISCRETIONARY REVIEW HEARING

Procedures governing Discretionary Review Hearings are as follow: Discretionary Review Requestor(s) are provided with up to five (5) minutes for a presentation and those in support of the Discretionary Review 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.

          13a.          2002.0145DV          (G. NELSON: (415) 558-6257)
                    313 4th AVENUE - west side between Clement Street and Geary Boulevard, Lot 003 in Assessor’s Block 1436 - Request for Discretionary Review of Building Permit Application No. 2002.02.27.0160 proposing to legalize a dwelling unit located in a structure at the rear of the lot, and to expand portions of the front and rear of the single-family dwelling located at the front of the lot, in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Do not take Discretionary Review and approve as submitted

                    ACTION:          Continued to November 21, 2002

          13b.          2002.0145DV          (G. NELSON: (415) 558-6257)
                    313 4th AVENUE - west side between Clement Street and Geary Boulevard, Lot 003 in Assessor’s Block 1436 - Request for a Variance from the rear yard and dwelling unit exposure requirements of Planning Code Sections 134 and 140, and from the limitations on the expansion of a nonconforming structure of Planning Code Section 188, to allow for the legalization of a dwelling unit located in a structure at the rear of the lot, and to expand portions of the rear of the single-family dwelling located at the front of the lot, in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.

                    ACTION:          Zoning Administrator continued this matter to November 21, 2002

          14.          2002.0773D          (M. WOODS: (415) 558-6315)
                    455 8th AVENUE - west side between Geary Boulevard and Anza Street, Lot 8 in Assessor’s Block 1536 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Permit Application No. 2001.02.01.1130 for the demolition of a three-story, single-family dwelling. (The project also proposes the new construction of a three-unit building under separate permit.) The subject property is located in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.
                    (Continued from Regular Meeting of August 22, 2002)
                    Preliminary Recommendation: Do not take Discretionary Review and approve the demolition permit application as submitted.

                    ACTION:          Continued to November 14, 2002

          15.          2002.0851D          (G. CABREROS: (415) 558-6169)
                    52 CERVANTES BOULEVARD - north side between Fillmore and Beach Streets, Lot 007 in Assessor’s Block 0443A - Request for Discretionary Review of Building Permit Application No. 2002.02.25.9981 proposing to construct a three-story horizontal addition to the rear of an existing single-family residence in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
                    (Continued from Regular Hearing of October 3, 2002)
                    Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.

SPEAKER(S):
Brian Slesinger
- He would like to continue this item to December 5, 2002.

ACTION:          Continued to November 14, 2002

          16.          2002.0671D          (G. CABREROS: (415) 558-6169)
                    135 SEACLIFF DRIVE - south side between 26th and 27th Avenues, Lot 021 in Assessor's Block 1305 - Request for Discretionary Review of Building Permit Application No. 2001.12.14.5291 proposing to construct a roof deck and stair penthouse over an existing two-story single-family residence in an RH-1(D) (Residential, House, One-Family Detached) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
                    (Continued from Regular Meeting of September 12, 2002)

                    ACTION:          Continued to November 14, 2002

G.          PUBLIC COMMENT

At this time, members of the public may address the Director of Planning or the Zoning Administrator on items of interest to the public that are within the subject matter jurisdiction of the Director of Planning or the Zoning Administrator except agenda items. With respect to agenda items, your opportunity to address the Director of Planning or the Zoning Administrator will be afforded when the item is reached in the meeting. Each member of the public may address the Director of Planning or the Zoning Administrator for up to three minutes.

          None

Adjournment:          



THESE MINUTES WERE PROPOSED FOR ADOPTION AT THE PLANNING COMMISSION MEETING OF THURSDAY, NOVEMBER 14, 2002 BUT CAME BEFORE THE DIRECTOR OF PLANNING ONLY.

SPEAKERS:          None
ACTION:          Director Approved the minutes as drafted.




Last updated: 11/17/2009 10:00:08 PM