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City and County of San Francisco

December 13, 2001

December 13, 2001

 

SAN FRANCISCO PLANNING COMMISSION



SAN FRANCISCO
PLANNING COMMISSION

Meeting Minutes

Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, December 13, 2001
1:30 PM

Regular Meeting



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

THE MEETING WAS CALLED TO ORDER BY PRESIDENT THEOHARIS AT 1:0 p.m.

STAFF IN ATTENDANCE: Gerald G. Green, Director of Planning; Larry Badiner, Zoning Administrator; Vahranm Massehian; Randall Dean; Jeffrey Tully; Dan DiBartolo; Rick Crawford; Peterson Vollman; Michael Smith; Dan Sider, Mathew Snyder; Patricia Gerber, Transcription Secretary; Linda 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.          2001.0015Z          (WOODS: 558-6315)
                    1052 OAK STREET - north side between Divisadero and Scott Streets, Lot 5 in Assessor's Block 1216 - Request for reclassification of a portion (approximately 3,136 square feet) of Lot 5 (a part of the Touchless Car Wash site) from NC-2 (Small-Scale Neighborhood Commercial) District to RH-3 (Residential, House, Three-Family) District. Currently, the entire lot area, approximately 4,199 square feet, of Lot 5 is zoned NC-2. This reclassification is to allow the construction of three new residential units in accordance with Planning Commission Motion No. 16036 relating to a prior conditional use authorization approved on November 16, 2000 to expand the car wash.
                    Preliminary Recommendation: Adoption of the Draft Resolution for Reclassification.
                    (Continued from Regular Meeting of October 25, 2001)
                    (Proposed for Continuance to January 17, 2002)
          SPEAKER(S):           None
          ACTION:           Continued as proposed
          PRESENT:          Theoharis, Chinchilla, Joe, Salinas
          ABSENT:          Baltimore, Fay, Lim

          2.          2001.0894D          (CABREROS: 558-6169)
                    22-24 ANNAPOLIS TERRACE - east side between Turk Street and Golden Gate Avenue, Lot 015 in Assessor’s Block 1163 - Request for Discretionary Review of Building Permit Application No. 2001/0626/2362 proposing an approximately 28-foot long by 25-foot wide horizontal addition at the rear of the existing third floor within the existing footprint of a two-story portion of a two-family residence 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 project as submitted.
                    (Proposed for continuance to March 7, 2002)

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


          3.          2000.0254D          (CABREROS: 558-6169)
                    3040 STEINER STREET - east side between Filbert and Union Streets, Lot 050 in Assessor’s Block 0534 -- Request for Discretionary Review of Building Permit Application No. 9913355S, proposing to construct a one-story penthouse measuring approximately 10’ x 15’ (150 square feet) on top of the flat roof of the existing two-unit building, with access to a new 300 square-foot roof deck to contain a spa in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
                    NOTE: Project sponsor has failed to post notification on the subject property and withdrawal of the application is pending. A third continuance is not supported by staff.

          SPEAKER(S):           None
          ACTION:           Discretionary Review Withdrawn

          4.          2001.0907DD          (JONES: 558-6477)
                    3647 – 22ND STREET - south side between Sanchez and Vicksburg Streets; Lot 045 in Assessor’s Block 3627 - Request for a Discretionary Review of Building Permit Application 2001/0406/6201 to construct a new third story, a new garage, and the addition of a second unit to the existing two story, single-family dwelling in an RH-2 (Residential, House, Two-Family Dwelling) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Do not take Discretionary Review and approve the building permit as submitted.
                    DISCRETIONARY REVIEWS WITHDRAWN

          5.          2001.0829DD          (JONES: 558-6477)
                    3565 MARKET STREET - east side between Grandview Avenue and Romain Street; Lot 002 in Assessor’s Block 2747 - Request for a Discretionary Review of Building Permit Application 2001/0703/2938 to construct a new third story to the existing two story, single-family dwelling in an RH-2 (Residential, House, Two-Family Dwelling) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Do not take Discretionary Review and approve the building permit as submitted.
                    DISCRETIONARY REVIEWS WITHDRAWN

B.          COMMISSIONERS' QUESTIONS AND MATTERS

          6.          Consideration of Adoption - draft minutes of November 8 and 15, 2001.

          ACTION:           Approved as corrected
          PRESENT:          Theoharis, Chinchilla, Fay, Joe, Salinas
          ABSENT:          Baltimore, Lim

7.          Commission Matters
          
Avery: Reminded commissioners that they need to sign their Sunshine Ordinance Declaration Form
Salinas: Indicated to the public, that the Planning Commission is always accessible to the public. Asked the Commission Secretary to indicate, if possible, a better way to allow the communities to communicate their issues to the Commissioners.

C.          DIRECTOR'S REPORT

8.          Director's Announcements
- All City Department Head met with the Mayor and the new budget staff for the purpose of hearing our current economic forecast and receive instructions regarding the budget for the next fiscal year.

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

          BOS:
-          At the Transportation and Land Use Committee:
-          Adoption of Special Use District – approved by CPC to create the permanent industrial protection zone in the Bayview-Hunters Point
          - Moratorium on wireless antennas – continued to ask the Planning Department and the Planning Commission to ultimately amend the WTS that the Commission adopted in 1996.
          - Rezoning of 1101 O'Farrell Street (Saint Marks Property)
          
          BOA:
          - 2252 Beach Street – Continued to January 9, 2002
                    
          10.          84.448D           (BADINER)
                    Review and confirmation of a Condition of Approval for 1660 Mission Street that required a van-shuttle service and re-authorization of budget allocation for the provision of a van-shuttle service.
                    (Continued from Regular Meeting of December 6, 2001)

ACTION: Meeting Held. No. Action Required. Staff to inform Department of Real Estate of Planning Commission's decision to not endorse the requirement for a van-shuttle
          SPEAKER(S):           
          (+) Mark Paez, Representing Planner's Union Chapter, Local 21
          - There is an application for a Discretionary Review
          - There are a lot of issues related to this item
-          Asked Commission to continue to another date

D.          CONSENT CALENDAR

The following items appear to the uncontested cases, and as of the of publication of the Commission Calendar, no letters or phone calls opposing the requested authorization have been received by the Department staff. Following review by the Department, it has been determined that the project complies with the criteria of Section 303 of the Planning Code. The Planning Director's preliminary recommendation is for approval with appropriate conditions. These cases are therefore considered routine and will be acted upon by a single roll call vote of the Commission. There will be no staff presentation nor discussion of these items unless a member of the Planning Commission or the General Public so requests. In the event of a request for discussion, the Planning Commission may entertain limited discussion prior to taking action or continue the matter to another regular scheduled hearing date. The Commission President will announce the date of the hearing at the time the item is removed form the uncontested calendar.

          11.          2001.0985Q          (MASSEHIAN: 558-6363)
                    731- 47th AVENUE - west side between Balboa and Cabrillo Streets, Lot 5 in Assessor’s Block 1597 - Request approval of a six-unit residential condominium conversion subdivision in an RH-2 (Residential, House, Two Family) District and a 40-X Height and Bulk District. The proposal is to change the existing six-unit building to a condominium form of ownership and does not involve expansion, alteration, or demolition of the existing building.
                    Preliminary Recommendation: Approval

          SPEAKER(S):           None
          ACTION:           Following concerns expressed by Commissioner Lim, this item was continued to 12/20/01 for a full hearing.
          AYES:                    Theoharis, Fay, Joe, Lim, Salinas
          NAYES:          Chinchilla
          ABSENT:          Baltimore

          12.          2001.0880Q          (MASSEHIAN: 558-6363)
                    1800 UNION STREET - north side between Octavia and Laguna Streets, Lot 7 in Assessor’s Block 0530 - Request approval of a four-unit residential condominium and one unit commercial condominium conversion subdivision in the Union Street Neighborhood Commercial District and a 40-X Height and Bulk District. The proposal is to change the existing building to a condominium form of ownership and does not involve expansion, alteration, or demolition of the existing building.
                    Preliminary Recommendation: Approval

          SPEAKER(S):           None
          ACTION:           Approved
          PRESENT:          Theoharis, Chinchilla, Fay, Joe, Lim, Salinas
          ABSENT:          Baltimore
          MOTION NO.          16299
          
D.          REGULAR CALENDAR

          13.          2000.965E          (DEAN: 558-5980)
                    949 MARKET STREET - Public Hearing on Draft Environmental Impact Report. The proposed project is the demolition of the existing building at 949-961 Market Street (Assessor's Block 3704, Lot 71), consisting of a 40-foot-high former theater and a 66-foot-high former retail component, and construction of a new 12-story-plus-basement, 119-foot-tall, mixed retail-residential building with 152 dwelling units. Total new construction would be about 241,200 square feet. The proposed project would provide 158 parking spaces and one loading space. The approximately 23,400-square-foot project site is located in the middle of the block on the south side of Market Street between Fifth and Sixth Streets, and is within the C-3-G (Downtown General Commercial) zoning district and the 120-X height and bulk district. The proposed project would require authorization by the Planning Commission pursuant to Planning Code Section 309, Permit Review in C-3 District, and Conditional Use authorization. Note: Written comments will be received at the Planning Department until 5:00 p.m. on December 18, 2001.
                    Preliminary Recommendation: No Action Required
          
          ACTION: Meeting Held. No Action Required
          SPEAKER(S):           
          (+) Patrick Banks
          - Voiced his support for the proposed project
          - This project will revitalize the area
-          Creating housing on Market Street is a good proposal

          14.                    (TULLY: 558-6372)
                    CENTRAL WATERFRONT AND DOGPATCH CULTURAL RESOURCE SURVEYS AND CONTEXT STATEMENTS - Public hearing and consideration of adoption of a motion to endorse the Central Waterfront Cultural Resource Survey and Draft Context Statement, and the Dogpatch Cultural Resource Survey and Context Statement. The Planning Department has completed the Central Waterfront and Dogpatch Cultural Resource Surveys -- the first phase of a multi-year effort to document resources found in neighborhoods throughout San Francisco -- through the Department’s Citywide Cultural Resources Survey Program. A cultural resources survey is a planning tool used to identify and document buildings, structures, sites or objects within a set geographic area. Located within the larger Central Waterfront survey boundaries is the Dogpatch neighborhood, which was surveyed separately.
                    The Central Waterfront Cultural Resource Survey documented 140 buildings, structures, sites and objects between: 16th Street to the north, Interstate 280 to the west, Islais Creek to the south and San Francisco Bay to the east, Block/Lots: Block 3941; 3942/2, 3; 3943/3; 3944/4; 3992/2; 3994/1B, 1C, 2, 3; 3995/7, 15; 3996/ 4-6, 15, 18; 3997/3; 3998/17-18; 4042/2; 4043/12A, 13, 16; 4044/2A, 2-4; 4045/2; 4046/1; 4052/1; 4058/5, 9-10; 4059/1A, 1B, 1C, 2B, 9; 4105/9; 4108/3, 3A, 3B, 3D, 3F, 3J, 3M, 3N, 3O, 3R; 4109/1; 4111/1; 4172/3-5, 7, 15-16, 18-21; 4173/1; 4227/31; 4228/10; 4229/2-4; 4231/2; 4241/2-4; 4244/3-4; 4245/1-2; 4246/1; 4247/2; 4296/5; 4310/3; 4314/1A; 4316/2; 4352/7; 4353/9; 4355/6; 4357/3; 4358/7, 9; 4377/1; 4378/6; 9900/1, 68, 70, 84.
          The Dogpatch Cultural Resource Survey documented 123 buildings and structures found between: Minnesota and Tennessee Streets, odd and even addresses, from 18th Street to Tubbs Street, Blocks/Lots: 3996/4; 4043/1, 5-7, 9-14, 17; 4060/15; 4106/1-3, 14-16, 2E, 2F, 2G, 2L, 2M, 2O, 25; 4107/1-21, 2H, 5A, 9A, 11B; 4108/1-5, 12-15, 18-19, 1B, 2A, 2B, 2C, 2I, 2J, 2K, 2N, 3C, 3E, 3G, 3H, 3O, 3P, 14A; and 4171/2-3, 6-11, 34, 34B, 36; 4172/2, 4, 5, 6, 11, 13, 18, 25, 27-29, 32, 35, 011B, 018A, 031, 032.
                    Preliminary Recommendation: Adopt a motion to endorse the Central Waterfront Cultural Resource Survey and Draft Context Statement, and the Dogpatch Cultural Resource Survey and Context Statement.

          SPEAKER(S):           
          (+) Joe Boss, Potrero Boosters
          - As a property owner of the Dogpatch neighborhood, would like to endorse this survey
          (+) Mark Paez, representing Port of San Francisco, also, one the survey advisors that worked with the Planning Department to complete this survey
          - The port is the major owner of the area in reference
-          Overall the survey, historical, architectural research and documentation is sound
-          Survey will serve as a historical context for potential nominations of the areas resources, whether they are local, state or federal designations.
-          Survey assessments of each resources conditions by the Planing Department was based on observation of the exterior and their estimations do not constitute a full assessment of the conditions of those resources.


          (+) Mark Ryser, San Francisco Beautiful
- In favor of the concept of the survey as a member of the Department's volunteer advisory group and on behalf of San Francisco Beautiful, who supports the survey.
          (+) Susan Eslick, Dogpatch Neighborhood Association
          - Urged the Commission to endorse the survey
          (Neutral) Shawn Gorman, representing the property owner at 1155-1163 Tennessee Street
-          This endorsement would have a bad impact on this property
-          Property owner has requested that his property--block 4172, Lot 40--be held outside the endorsement along with the other 4 properties
          (+) Christopher Irion
          - In favor of the survey
          (+) Jim Haas, Civic Pride
          - Asked the Commission to endorse the survey
          (-) Joe O'Donoghue, Residential Builders
          - Opposed the survey without the proper notification to all neighbors
          (+) Bill Wong
-          Was not notified regarding this survey
-          Requested his property at 2805 – 3rd Street be excluded from this survey
          (+) Bob Anderson, resident of Dogpatch neighborhood
-          Did get two different notifications at different time, they were very thorough
-          Hopes the Commission will endorse this survey          -
          ACTION:           Approved as amended:
-           Endorse the Dogpatch Cultural Resource Survey (California Department of Parks and Recreation Survey Forms DPR 523A and 523B) and Context Statement with the exception of 1155-1163 Tennessee and 2085 3rd Street, and moved to endorse the Central Waterfront Cultural Resource Survey (California Department of Parks and Recreation Survey Form DPR 523A) for all resources contained within the Central Waterfront survey boundaries, and Draft Context Statement.
          PRESENT:          Theoharis, Chinchilla, Fay, Joe, Lim,
          EXCUSED:          Salinas
          ABSENT:          Baltimore
          RESOLUTION NO. 16300

          15a.          2000.074EKXC          (LeBLANC/NIKITAS: 558-6351)
                    77 VAN NESS AVENUE - west side between Fell and Hickory Streets, Lot 22 in Assessor’s Block 834 - Request under Planning Code Section 309 for Determinations of Compliance and Request for Exceptions including an exception to the rear yard requirement as permitted in Code Section 134(d), an exception to the bulk limits of Section 270 as permitted in Section 272, and an exception to ground level wind current requirements set forth in Section 148. The Project would construct an 8-story, approximately 100-foot tall building containing 50 dwelling units, approximately 19,550 square feet of office space, 1,350 square feet of ground floor commercial space, 3,400 square feet of rooftop open space for the residential units, at least 400 square feet of public open space in the lobby, and 58 parking spaces in a street-level parking garage. The Project site is currently used as a surface parking lot for approximately 60 cars. This Project lies within a C-3-G (Downtown General Commercial) District, and is within a 120-F Height and Bulk District.
                    Preliminary Recommendation: Approval with conditions (including limited number of replacement spaces)

          SPEAKER(S):           
          (+) Jim Ruben, representing project sponsor
-          This Is primarily a housing project
-          For many years this site Has served as a surface parking lot
-          Worked hard with staff for the last couple of years to develop the design and select materials to reflect the context and prominence of the location
-          Open space has been a subject of much discussion and the project is now situated front and center in a location that is easily available to the public
          (+) Gary Gee, Architect
          - Gave a description of the project
          (-) Jim Haas, Civic Pride
-          Proud to be here to endorse this project
-          This is a very well designed building                    
          ACTION:           Following testimony, the Commission closed the public hearing and
           passed a motion of intent to approve as modified. Modifications are as follows: To allow parking in excess of the accessory amount allowed (58 parking spaces) and to approve the Section 309 (’B’) Application and exceptions, but with the requirement that 6 units would be Below Market Rate. Final Language is scheduled to come before the Commission on 1/10/02.          
          AYES:                    Theoharis, Chinchilla, Fay, Joe, Lim, Salinas
          ABSENT:          Baltimore
          
          15b.          2000.074EKXC          (LeBLANC/NIKITAS: 558-6351)
                    77 VAN NESS AVENUE - west side between Fell and Hickory Streets, Lot 22 in Assessor’s Block 834 - Request for Conditional Use Authorization for parking in excess of the amount allowed as accessory. The Project would construct an 8-story, approximately 100-foot tall building containing 50 dwelling units along with office and retail space. The Project would have one parking space for every residential unit, and eight spaces for short-term commercial use. The Project site is currently used as a surface parking lot for approximately 60 cars. This Project lies within a C-3-G (Downtown General Commercial) District, and is within a 120-F Height and Bulk District.
                    Preliminary Recommendation: Disapproval as proposed, for 50 units with one parking space each. The Department recommends approval of conditional use for a maximum of 25 residential parking spaces for 50 units.

          SPEAKER(S):           Same as those listed for item 15a.
ACTION:                     Following testimony, the Commission closed the public hearing and passed a
          motion of intent to approve with modifications. Modifications are as follows:
To allow parking in excess of the accessory amount allowed (58 parking spaces) and to approve the Section 309 (’B’) Application and exceptions, but with the requirement that 6 units would be Below Market Rate. Final language is scheduled to come before the Commission on 1/10/02.
          AYES:          Theoharis, Chinchilla, Fay, Joe, Lim, Salinas
          ABSENT:          Baltimore
          
          Items 16a and 16b were taken out or order and heard after item 17.

          16a.          2001.0798BX          (DiBARTOLO: 558-6291)
                    555 MISSION STREET - south side of Mission Street between First and Second Streets, with a secondary frontage on Minna Street, Lots 69, 70, 78, 79, 80 and 81 in Assessor’s Block 3721 - Request to modify the original project approved by the Commission on April 5, 2001, granting project authorization under Section 321 of the Planning Code for 499,000 square feet of office space within a 455 foot-high office building. The revised project seeks project authorization under Planning Code Sections 320-325 (Office Development Limitation Program) for the addition of 50,000 gross square feet of office space, totaling 549,000 square feet of office space, by adding three additional floors to the original project, and by increasing the building height from 455 feet to 481.5 feet. The site is located within a C-3-0 (Downtown Commercial, Office) District and a 550-S Height and Bulk District.
                    Preliminary Recommendation: Approval with Conditions

          SPEAKER(S):           
          (+) Jim Ruben, representing project sponsor
          - Asked the Commission to approve this project
          ACTION:           Approved
          PRESENT:          Theoharis, Chinchilla, Fay, Joe, Lim, Salinas
          ABSENT:          Baltimore
          MOTION NO.                    16302

          16b.          2001.0798BX          (DiBARTOLO: 558-6291)
                    555 MISSION STREET - south side of Mission Street between First and Second Streets, with a secondary frontage on Minna Street, Lots 69, 70, 78, 79, 80 and 81 in Assessor’s Block 3721 - Request to modify the original project approved by the Commission on April 5, 2001, granting certain exceptions set forth in Sections 148, 132.1 (c), 270 (d)(2), and 270(d)(3) for the 455 foot-high office building. The revised project proposes to add 50,000 square feet of office space to the originally approved project by inserting three additional floors, raising the height of the structure from 455 feet (30 stories) to 481.5 feet (33 stories).The Revised Project requires minor amendments under Section 309 (Downtown Projects) to exceptions granted for the original project, including an exception to the separation of towers requirement (Section 132.1(c)), exceptions to the bulk requirements (Sections 270(d)(2), 270(d)(3)(A), and 270(d)(3)(B)), and an exception to the reduction of ground level wind current requirement (Section 148). The site is located within a C-3-0 (Downtown Commercial, Office) District and a 550-S Height and Bulk District.
                    Preliminary Recommendation: Approval with Conditions

          SPEAKER(S):           Same as those listed in item 16a.
          ACTION:           Approved
          PRESENT:          Theoharis, Chinchilla, Fay, Joe, Lim, Salinas
          ABSENT:          Baltimore
          MOTION NO.                    16303

ITEM 17 WAS TAKEN OUT OF ORDER AND HEARD AFTER ITEM #15

          17.          2001.0618C          (CRAWFORD: 558-6358)
                    2191 - 2193 MARKET STREET - between 15th Street and Sanchez Street, Assessor's Block 3558 Lot 037) - Request under Planning Code Sections 721.49 and 721.26 for Conditional Use Approval for a Financial Service (Patelco Credit Union) and a Walk Up Facility (Automated Teller Machine) that is not recessed the required 3 feet. This project lies within the Upper Market Street Neighborhood Commercial District and within the 50-X Height and Bulk District.
                    Preliminary Recommendation: Approval with conditions

          SPEAKER(S):
          (+) Jack Young, representing Patelco, project sponsor
          - Asked the Commission to approve the project
          ACTION:           Approved
          PRESENT:          Theoharis, Chinchilla, Fay, Joe, Lim, Salinas
          ABSENT:          Baltimore
          MOTION NO.                    16301

          18.          2001.0953C          (MASSEHIAN: 558-6363)
                    331 30TH AVENUE - west side between California and Clement Streets, Lot 005 in Assessor’s Block 1403 - Request for Conditional Use Authorization under Planning Code Section 209.3(c) to provide a residential care facility for seven or more persons in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District. The proposal is to expand an existing residential care facility currently authorized for up to six residents, "Damenik’s Care Home," increasing the number of residents to twelve.
                    Preliminary Recommendation: Approval with Conditions

          SPEAKER(S):           None
          ACTION:           Approved
          PRESENT:          Theoharis, Chinchilla, Fay, Joe, Lim, Salinas
          ABSENT:          Baltimore
          MOTION NO.                    16304

          19.          2001.0399C          (P. VOLLMAN: 558-6405)
                    627 VALLEJO STREET - between Columbus Avenue and Stockton Street, Assessor's Block 0146, Lots 019 & 020) - Request under Planning Code Section 722.44 for Conditional Use Approval for a small self-service restaurant (Truly Mediterranean) within the existing retail grocery store (Rossi Market). This project lies within the North Beach Neighborhood Commercial District and within the 40-X Height and Bulk District.
                    Preliminary Recommendation: Approval with conditions

          SPEAKER(S):           
          (+) Marsha Vallen, spoke on behalf of the project sponsor
          - Asked the Commission to approve the application
          (+) Jerry Crowley
          - This project will serve the community
          ACTION:           Approved as amended:
-          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.
-          This Conditional Use authorization shall be effective for (8) eight years from the date of this Motion No. 16305
-          The applicant shall install and maintain a motion sensor light on the eastern portion of the subject building that faces onto the adjacent alley known as Tracy Place, to prevent misuse of the alley in the evening hours.
          AYES:                    Theoharis, Chinchilla, Fay, Joe, Lim, Salinas
          ABSENT:          Baltimore
MOTION NO.          16305

          20.          2001.0744C          (SMITH: 558-6322)
                    880 GENEVA AVENUE - west side of the street between Mission Street and Alemany Boulevard, Lot 026 in Assessor's Block 7030 - Request for Conditional Use Authorization under Planning Code Section 712.43 to convert a vacant commercial space formerly occupied by a meat market into a large fast food restaurant, located in a NC-3 (Moderate-Scale Neighborhood Commercial) District and a 65-A Height and Bulk District.
                    Preliminary Recommendation: Approval with Conditions

          SPEAKER(S):           
          (+) Katy Lu, project sponsor
          - Urged the Commission to approve this project
          ACTION:           Approved
          PRESENT:          Theoharis, Chinchilla, Fay, Joe, Lim
          ABSENT:          Baltimore, Salinas
          MOTION NO.           16306



          21a.          2000.1231CD           (SIDER: 558-6697)
                    584 VALENCIA STREET - west side between 16th and 17th Streets; Lot 011 in Assessor's Block 3568 - Request for Conditional Use Authorization to allow [1] the establishment of a non-residential use with a gross square footage in excess of 2,999 square feet pursuant to Planning Code Sections 726.21 and 121.2 and in excess of 2,000 square feet pursuant to Board of Supervisors Resolution Number 518-01 (Mission District Interim Controls), [2] the reduction of off-street parking requirements for dwelling units in a Neighborhood Commercial Zoning District pursuant to Planning Code Section 161(j), and [3] the creation of market rate housing within the Mission District pursuant to the Mission District Interim Controls. The proposal is to (1) expand an existing full service restaurant ( the Slanted Door') from approximately 4,640 gross square feet to approximately 11,935 gross square feet and (2) construct a one-story vertical addition containing three dwelling units. The property is within the Valencia Street Neighborhood Commercial District, a 50-X Height and Bulk District, and the Valencia Street Sub-Area of the Mission District Interim Controls.
                    Preliminary Recommendation: Approval with Conditions

          SPEAKER(S):
          (+) Dan Sullivan, representing project sponsor
          - Gave a description of the project
          (+/-) Jessica Towers
          - In favor of expanding the restaurant
          - Opposed to the proposed construction of the one-story vertical addition for the 3 dwelling units.
          (+) (Name unclear)
          - His sentiments are against gentrification of the Mission District
          (+) Peter Glickstern
          - Supports this application
          - This business is exactly the kind of place that the Mission needs
          - The owner is very active in the community
          (+) August Raphael
          - Supports project
          (+) Angela Kuritan
          - Supports project
          (+) Robert Smith, Slanted Door Employee
          - This restaurant brings a positive environment to the Mission District
          (+) Carlos Perez, Slanted Door Employee
          - Owner had helped him to improve himself
          (+) Mr. Chang, Owner
          - Spoke in regard to the benefits that this restaurant has provided to the community
          (-) Amie Fishman, Mission AntiDisplacement Coalition
          - Concerned about the long term planning
          - Asked the Commission to continued this matter
          (-) Luis Granados
-          Opposed the expansion of the restaurant
          ACTION:           Approved
          PRESENT:          Theoharis, Chinchilla, Fay, Joe, Lim
          ABSENT:          Baltimore, Salinas
          MOTION NO.                    16307

          21b.          2000.1231CD          (SIDER: 558-6697)
                    584 VALENCIA STREET - west side between 16th and 17th Streets; Lot 011 in Assessor's Block 3568 – Mandatory Discretionary Review of a proposal which proposes to change the use of an existing vacant commercial laundry facility (a  retail' use pursuant to Planning Code Sections 726.40 and 790.102) and an existing vacant nail salon (a  personal service' pursuant to Sections 726.52 and 790.116) to a full-service restaurant (DBA  the Slanted Door'; pursuant to Sections 726.42 and 790.92). Discretionary Review is required by Board of Supervisors Resolution Number 518-01 (Mission District Interim Controls). The property is within the Valencia Street Neighborhood Commercial District and a 50-X Height and Bulk District, and the Valencia Street Sub-Area of the Mission District Interim Controls.
                    Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.

          SPEAKER(S):           Same as those listed for item 21a.
          ACTION:           Did not take Discretionary Review and approved the project.
          PRESENT:          Theoharis, Chinchilla, Fay, Joe, Lim
          ABSENT:          Baltimore, Salinas
                              
AT APPROXIMATELY 6:30 PM THE PLANNING COMMISSION CONVENED INTO A DISCRETIONARY REVIEW (DR) HEARING TO HEAR AND ACT ON DISCRETIONARY REVIEW MATTERS.

          22.          2001.0483D          (M.SNYDER: 575-6891)
                    1863 NEWCOMB AVENUE - south side between Newhall Street and 3rd Street, Lot 25 in Assessor’s Block 5311 - Request for Discretionary Review of Building Permit Application No. 2000/12/19/8269 proposing to construct a two-family unit building on a vacant lot in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.

          SPEAKER(S):
          (+) Robert Woods, Discretionary Review Requestor
          - This project will be beneficial for Hunters Point
          (+) William Rattcliff
-          No one has been able to develop this property
-          This is the first time that local people would be able to develop something
-          This would bring professional business to the area
          (-) Dennis O'Sullivan, project owner
-          These units would be put on the market, they would be available for low-income people
-          This project is a good thing for the neighborhood
          (-) Charles Ng, project designer
          - Gave a description of the project
          (-) Joe O'Donoghue
          - Asked the Commission to approve this project
          ACTION:           Took Discretionary Review and approved with an amendment:
                              - Require a NSR on the rear area be limited to a two (2) unit building
          PRESENT:          Theoharis, Chinchilla, Fay, Joe, Lim
          ABSENT:          Baltimore, Salinas

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: 6:53 P.M.

THE DRAFT MINUTES           WERE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, JANUARY 10, 2002.

          SPEAKERS:          None
          ACTION:          Approved
          AYES:                    Baltimore, Fay, Joe, Lim, Theoharis
          ABSENT:          Chinchilla, Salinas

Last updated: 11/17/2009 10:00:13 PM