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

December 05, 2002

December 05, 2002

 

SAN FRANCISCO PLANNING COMMISSION



SAN FRANCISCO
PLANNING COMMISSION

Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, December 5, 2002
12:30 PM

President: Shelley Bradford Bell
Vice-President: Michael J. Antonini
Commissioners: Rev. Edgar E. Boyd; Lisa Feldstein;
Kevin Hughes; Sue Lee; William L. Lee

Commission Secretary: Linda D. Avery


Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.

To view the hearing on the Internet when it is carried on SFGTV-Channel 26:
http://www.sfgov.org
SFGTV Recorded Schedule: (415) 557-4293

THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1660 MISSION STREET, 5TH FLOOR RECEPTION


Commission Meeting Procedures
Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1660 Mission Street, 5th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing. Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1660 Mission Street, Suite 500, San Francisco, CA 94103-2414. Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing. Otherwise, submit material related to a calendared item at the scheduled hearing for distribution. For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies.

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

Commission action on conditional-uses and reclassification may be appealed to the Board of Supervisors within 30 days. Call (415) 554-5184 for more information. Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 575-6880 for more information. Zoning Administrator action on a variance application may be appealed to the Board of Appeals within 10 days of issuance of the written decision.

The Commission has instituted a policy that, in most cases, they will not call an item for consideration after 10:00 PM. If an item is scheduled but not called or introduced prior to 10:00 PM, the Commission may continue the matter to the next available hearing. Items listed on this calendar will not be heard before the stated time.

Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings
Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting. Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices (67A.1 Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).

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

Accessible Meeting Policy
Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, fourth floor, San Francisco, CA. The closest accessible BART station is the Civic Center station located at the intersection of Market, Hyde and Grove Streets. Accessible curbside parking has been designated at points along McAllister Street. Accessible MUNI lines serving City Hall are the 9 San Bruno and 71 Haight/Noriega and the F Line. Accessible MUNI Metro lines are the J, K, L, M, and N. For more information regarding MUNI accessible services, call (415) 923-6142. Requests for American sign language interpreters, sound enhancement systems and/or language translators will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 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 B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 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.sfgov.org/bdsupvrs/sunshine.

COMMUNICATIONS
Note: Each item on the Consent or Regular calendar may include the following documents:
1) Planning Department Case Executive Summary
2) Planning Department Case Report
3) Draft Motion or Resolution with Findings and/or Conditions
4) Public Correspondence
These items will be available for review at the Planning Department, 1660 Mission St., 5th floor reception.



12:30 PM _________

ROLL CALL:          Commission President: Shelley Bradford Bell
          Commission Vice-President: Michael J. Antonini
          Commissioners: Rev. Edgar E. Boyd; Lisa Feldstein; Kevin Hughes;
                    Sue Lee; William L. Lee

A.          CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

The Planning Commission will consider a request for continuance to a later date. The Planning 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.          2001.1174E          (T. CHAN: (415) 558-5982)
                    436 CLEMENTINA STREET - Appeal of a Preliminary Negative Declaration: Assessor's Block 3732, Lot 62. The site is part of the major city block bounded by Howard Street to the north, Folsom Street to the south, 5th Street to the east, and 6th Street to the west within the South of Market neighborhood. Clementina and Tehama Streets are minor streets bisecting this city block. The proposed project would demolish the existing one-story, 5,000-square-foot warehouse on this 5,625-square-foot site and construct 28 residential condominium units over approximately 1,250 square feet (sq. ft.) of ground-floor commercial space, and eight off-street parking spaces within a new eight-story structure. The proposed structure would be approximately 37,975 sq. ft. and 85 feet in height, an increase of 32,348 sq. ft. and seven stories in height above the existing structure. The project site is located within the RSD (Residential Service Mixed-Use) zoning district and within the 40-X/85-B height and bulk district. Projects within the RSD zoning district require a conditional use authorization to determine the residential density for buildings over 40 feet in height. The project site is also within the South of Market Redevelopment Plan Area.
                    Preliminary Recommendation: Uphold Preliminary Negative Declaration.
                    (Proposed for Continuance to January 9, 2003)

          2.          2002.0333E          (J. KUGLER (415) 558-5983)
                    270 VALENCIA STREET - Lot 9 in Assessor’s Block 3533. The site is located on an irregular-shaped parcel surrounding the southwest corner lot of Valencia and Brosnan Streets with frontages on both Valencia and Brosnan Streets. Appeal of a Preliminary Mitigated Negative Declaration. The project involves demolition a single-story un-reinforced masonry structure and the construction of one large building that would cover the entire project site with 28 dwelling units in two four-level structures separated by a raised second-level plaza/open space over a ground floor with parking and retail space. The 31 proposed parking spaces would be on two levels. A pedestrian entrance and 21 underground parking spaces would be accessed from Valencia Street. An additional pedestrian entrance and 10 parking spaces would be accessed from Bronson Street. The project site is located in the Mission Neighborhood, is zoned C-M (Heavy Commercial) and is within the 50-X Height and Bulk District.
                    Preliminary Recommendation: Uphold the Mitigated Negative Declaration.
                              (Continued from Regular Meeting of November 14, 2002)
                              (Proposed for Continuance to January 9, 2003)

          3.          2000.1311ECD          (D. SIDER: (415) 558-6697)
                    2690 HARRISON STREET (A.K.A. 3000 - 23rd STREET) - northwest corner of 23rd Street; Lot 004 in Assessor’s Block 3639 - Request for Conditional Use Authorization to allow [1] the construction of 54 dwelling units pursuant to Planning Code Section 215(a), [2] the creation of housing not providing at least 25 percent of the total number of units as affordable units pursuant to Section A (iv) of the Mission District Interim Controls (MDIC; as set forth in Board of Supervisors Resolution Number 500-02), [3] the conversion of a PDR (Production, Distribution, or Repair) use to a non-PDR use pursuant to Section E(v) of the MDIC, and [4] the provision of off-street parking in excess of that which is required pursuant to Section A(x) of the MDIC, in a C-M (Heavy Commercial) Zoning District, the NEMIZ (Northeast Mission Industrial Zone) as defined in Planning Commission Resolution 13794, a Mixed-Use Housing Zone as defined in Planning Commission Resolution 16202, and a 40-X Height and Bulk District. The proposal is to demolish an existing 21,000 square foot industrial building and construct a new structure containing 54 dwelling units on upper levels and 60 off-street parking spaces in a ground level garage. The building would be a maximum of four stories tall (approximately 40 feet in height).
                    Preliminary Recommendation: No Recommendation.
                    (Continued from Regular Meeting of July 18, 2002)
                    NOTE: On June 27, 2002, following public testimony, the Commission closed the public hearing. The Commission entertained two motions: 1) Approve with modifications to require staff to approve design. The motion failed to carry for lack of a second; 2) Approve with modifications to require staff to approve design, bedroom mix and open space. The motion failed to carry by vote of +3 –3. Commissioners Baltimore, Joe and Salinas voted no. Commissioner Fay was absent. At the call the Chair, the matter was continued to July 18, 2002.
                    (Proposed for Continuance to December 12, 2002)

B.          COMMISION MATTERS

           4.          Commission Comments/Questions          

C.          DIRECTOR'S REPORT

5.          Director's Announcements
          
6.          Review of Past Week's Events at the Board of Supervisors and Board of Permit Appeals

          7.           Briefing on:
a)          Budget and Related Work Program Issues.
b)          Upcoming Budget Issues for 2003-2004.
                    
D.          PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED

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

E.          REGULAR CALENDAR

8. 2002.0691B          (P. ARCE: (415) 558-5986)
499 ILLINOIS STREET – MISSION BAY SOUTH BLOCK X4 - Request under Planning Code Section 321(Office Development - Annual Limit) for a determination of the design quality of the proposed office development for a six-story building including 429,542 square feet of office space, approximately 14,294 square feet of retail space; parking for 484 vehicles and 25 bicycles; approximately 8,546 square feet of common areas; approximately 16,478 square feet of mechanical services and loading facilities; approximately 45,000 square feet of open space; and the development of adjacent sidewalks and landscaping, for a total of approximately 470,000 gross square feet, pursuant to Resolution No. 14702 by which the Planning Commission adopted findings pursuant to Planning Code Section 321(b)(1) that the office development contemplated in the Mission Bay South Development Plan in particular promotes the public welfare, convenience and necessity, and in so doing, considered the criteria of Planning Code Section 321(b)(3)(A) through (G).
                    Preliminary Recommendation: Approval with conditions

          9.          2002.0395C          (G. NELSON: (415) 558- 6257)
417 31ST AVENUE - northwest corner at the intersection of Clement Street and 31st Avenue; Lot 001 in Assessor’s Block 1463 - Request for Conditional Use authorization pursuant to Section 710.83 of the Planning Code to install a total of six antennas and related equipment within the belfry of an existing two-story, 40-foot tall (58 feet to top of tower), publicly-used structure known as the Lincoln Park Presbyterian Church, as part of Cingular's wireless telecommunications network within an NC-1 (Neighborhood Commercial Cluster) District and a 40-X Height and Bulk District. Per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 1 as it is a publicly-used structure.
                    Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of October 17, 2002)
                    
          10a.          2002.0466E!KXC           (M. LI: (415) 558-6396)
555 and 575 MARKET STREET - south side between First and Second Streets; Lots 057 and 058 in Assessor's Block 3708 - Request under Planning Code Section 309 for a Determination of Compliance and Request for Exceptions including: an exception to the separation of towers requirement as permitted in Section 132.1(2), an exception to the rear yard requirements as permitted in Section 134(d), and an exception to the bulk requirements as permitted in Sections 270 and 272, and an exception to the requirement for independently accessible parking spaces as permitted in Section 155(c). The proposal is to allow (a) the relocation of approximately 81,700 square feet of office space from 575 Market Street to a horizontal addition at 555 Market Street, (b) the conversion of approximately 241,400 square feet of office space at 575 Market Street to up to 134 dwelling units, and (c) the provision of approximately 136 independently accessible parking spaces or approximately 176 parking spaces with valet service, which is the subject of a concurrent request for Conditional Use authorization. The project site lies within a C-3-0 (Downtown Office) District and a 300-S and 500-S Height and Bulk District.
                    Preliminary Recommendation: Approval with Conditions

          10b.          2002.0466E!KXC           (M. LI: (415) 558-6396)
                    555 and 575 MARKET STREET - south side between First and Second Streets; Lots 057 and 058 in Assessor's Block 3708 - Request under Planning Code Section 303 for a Conditional Use authorization to provide parking in excess of the amount allowed as an accessory use, as part of a proposal to allow (a) the relocation of approximately 81,700 square feet of office space from 575 Market Street to a horizontal addition at 555 Market Street, (b) the conversion of approximately 241,400 square feet of office space at 575 Market Street to up to 134 dwelling units, and (c) the provision of approximately 136 independently accessible parking spaces or approximately 176 parking spaces with valet service. The proposal is also the subject of a concurrent hearing requesting a Determination of Compliance and the granting of exceptions pursuant to Section 309 of the Planning Code. The project site lies within a C-3-0 (Downtown Office) District and a 300-S and 500-S Height and Bulk District.
Preliminary Recommendation: Approval of 164 parking spaces (with valet), with conditions


          11.          2002.0124E          (L. KIENKER: (415) 558-5970)
2815 DIAMOND STREET (AKA Glen Park Marketplace) - Appeal of a Preliminary Negative Declaration - The project site is located in the Glen Park neighborhood, on the southeast corner of Diamond and Wilder Streets, Lots 25A, 26, 27, 28, 29, and 63, Assessor's Block 6745. The proposed project includes an approximately 8,759 gross-square-foot (gsf) public library, which would replace an existing branch library located at 653 Chenery Street, a 7,037 gsf neighborhood-serving grocery store, and a 22,520 gsf apartment block of 15 two-bedroom units. The proposed project would include 15 off-street residential parking spaces and two loading spaces, as well as the removal of 25 existing metered public parking spaces. An existing sewer line beneath Lot 29 would be realigned into Wilder and Diamond Streets and the easement vacated as part of the project. The project site is in the NC-2 (Neighborhood Commercial, Small-Scale) zoning district and a 40-X height and bulk district. The applicant would seek conditional use authorizations for use and lot size and variances to modify parking, rear yard, dwelling unit exposure, and open space requirements.
                    Preliminary Recommendation: Uphold Preliminary Negative Declaration
                    (Continued from Regular Meeting of November 21, 2002)
                    
          12a.          2002.0124CVR          (R. CRAWFORD: (415) 558-6358)
                    2815 DIAMOND STREET - east side at Wilder Street, between Bosworth and Chenery Streets, Assessor’s Block 6745 Lots 025A, 026-029, and 063 - Request for a finding of General Plan consistency under Planning Code Section 101.1(d) for development of a public use (branch library). The Project is to construct a new two to four story mixed-use building on an approximately 16,000 square foot lot. The building would include an approximately 7,037 square foot of Other Retail Sales and Services use (Bi-Rite grocery/liquor store), an approximately 8,760 square foot public library, and 15 apartments with 15 off-street parking spaces in an NC-2, Small Scale Neighborhood Commercial District and within the 40-X Height and Bulk District.
                    Preliminary Recommendation: Approval.
                    
          12b.          2002.0124CVR          (R. CRAWFORD: (415) 558-6358)
                    2815 DIAMOND STREET - east side at Wilder Street, between Bosworth and Chenery Streets, Assessor’s Block 6745 Lots 025A, 026-029, and 063. Request under Planning Code Sections 121.1 for development on a lot exceeding 9,999 square feet in area; 121.2 to allow nonresidential uses greater than 3,999 square feet in area (Bi-Rite grocery/liquor store, branch public library); and 711.83 to allow a Public Use (branch library). The Project is to construct a new two to four story mixed-use building on an approximately 16,000 square foot lot. The building would include an approximately 7,037 square foot of Other Retail Sales and Services use (Bi-Rite grocery/liquor store), an approximately 8,760 square foot public library, and 15 apartments with 15 off-street parking spaces in an NC-2, Small Scale Neighborhood Commercial District and within the 40-X Height and Bulk District.
                    Preliminary Recommendation: Approval with Conditions.

          12c.          2002.0124CVR          (R. CRAWFORD: (415) 558-6358)
                    2815 DIAMOND STREET - east side at Wilder Street, between Bosworth and Chenery Streets, Assessor’s Block 6745 Lots 025A, 026-029, and 063. Request for Variances from, Planning Code Section 151, to provide no parking spaces for proposed commercial and public uses where 14 are required; Section 134, rear yard, for 1,440 square feet of rear yard where 4,000 square feet are required; Section 135; usable open space, for 1,454 square feet of usable open space where 1,714 square feet are required; and Section 140, dwelling unit exposure, where 6 of 15 dwelling units do not have a window facing either a public right-of-way or a Code complying rear yard. The Project is to construct a new two to four story mixed-use building on an approximately 16,000 square foot lot. The building would include an approximately 7,037 square foot of Other Retail Sales and Services use (Bi-Rite grocery/liquor store), approximately 8,760 square foot public library, and 15 apartments with 15 off-street parking spaces in an NC-2, Small Scale Neighborhood Commercial District and within the 40-X Height and Bulk District.
                    Preliminary Recommendation: Approval with Conditions.
          
          13.          2002.0615C          (D. SIDER: (415) 558-6697)
2700 MISSION STREET - southwest corner of 23rd Street; Lot 053 in Assessor's Block 3643 - Request for Conditional Use Authorization pursuant to Planning Code Section 781.5(a) to allow the establishment of a small self-service restaurant in the Mission Street Fast Food Subdistrict, an NC-3 (Neighborhood Commercial Moderate Scale) Zoning District, the area subject to the Mission District Interim Controls (as set forth in Board of Supervisors Resolution Number 500-02), and an 80-B Height and Bulk District. The proposal is convert approximately 500 square feet of an existing produce market to a sandwich and non-alcoholic beverage shop.
                    Preliminary Recommendation: Approval with Conditions.

          14.          2002.0633CK          (B. FU: (415) 558-6613)
                    1070 CAPP STREET - west side, between 25th and 26th Streets, Lot 012 in Assessor’s Block 6528 - Request for Conditional Use Authorization under Planning Code Sections 209.1 and 253, and pursuant to Planning Code Section 303, to allow the construction of four (4) dwelling units exceeding a height of 40 feet in an RH-3 (Residential, Three-Family House) District with a 50-X Height and Bulk designation.
                    Preliminary Recommendation: Approve project as proposed

F.          DISCRETIONARY REVIEW HEARING

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

          15.          2001.1168DD          (M. SMITH: (415) 558-6322)
                    138 WHITNEY STREET - west side of the street between Fairmount and Randall Streets, Lot 007 in Assessor's Block 6664 - Staff initiated and public initiated requests for Discretionary Review of Building Permit Application No. 2000/12/19/8292, proposing to enlarge the existing detached garage at the front of the property to accommodate two cars and construct a two-story vertical addition above the garage to be used as accessory space for the existing dwelling unit, in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Take Discretionary Review and Disapprove the Project

          16.          2002.1018D          (J. PURVIS: (415) 558-6354)
322 RUTLEDGE STREET - north side between Alabama Street and Peralta Avenue; Lot 011 in Assessor's Block 5540 - Request for Discretionary Review of Building Permit Application No. 2002.07.22.2050 proposing to add 47 square feet of useable floor area and 66 square feet of balcony space to the rear of a single family dwelling in an RH-1 (Residential, House, One-Family) District with a 40-X Height and Bulk designation and within the Bernal Heights Special Use District.
                    Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
                    
          17.          2002.1201D          (J. PURVIS: (415) 558-6354)
1350 UTAH STREET - west side between 24th and 25th Streets; Lot 005 in Assessor's Block 4264 - Mandatory Discretionary Review, under Planning Commission policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2002.05.03.5748 proposing the demolition of a one-story, single-family dwelling to be replaced with two three-family dwellings on a double-wide lot to be split into two lots in an RH-3 (Residential, House, Three-Family) District with a 40-X Height and Bulk designation.
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. Each member of the public may address the Commission for up to three minutes.

Adjournment:

Last updated: 11/17/2009 9:59:45 PM