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January 25, 2001

January 25, 2001

 

SAN FRANCISCO PLANNING COMMISSION


Notice of Meeting
&
Calendar

Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, January 25, 2001
1:30 PM
Regular Meeting

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

Acting Commission Secretary: Andrea Green


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

THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1660 MISSION 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, 5th Floor, 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 Andrea Green, Acting Commission Secretary, at (415) 558-6266.

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 42 Downtown Loop, 9 San Bruno and 71 Haight/Noriega and the F Line. Accessible MUNI Metro lines are the J, K, L, M, and N. For more information regarding MUNI accessible services, call (415) 923-6142. American sign language interpreters and/or a sound enhancement system will be available upon request by contacting Dorothy Jaymes at (415) 558-6403 at least 72 hours prior to a hearing. Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility. In order to assist the City's efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical-based products. Please help the City to accommodate these individuals.

Know Your Rights Under the Sunshine Ordinance

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

For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Donna Hall, Administrator, 1 Dr. Carlton 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.ci.sf.ca.us/bdsupvrs/sunshine.

COMMUNICATIONS

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

1:30 PM _________

ROLL CALL:          Commission President:          Anita Theoharis
Commissioners:          Roslyn Baltimore; Hector Chinchilla; William W. Fay; Cynthia Joe; Jim Salinas, Sr.

A.          ITEMS PROPOSED FOR CONTINUANCE

          1a.          2000.552X          (LIGHT: 558:6254)
                    199 NEW MONTGOMERY STREET - East side between and with secondary frontages on Natoma and Howard Streets, Lot 21, in Assessor’s Block 3722 -- Request under Planning Code Section 309 (Downtown Code) for Determinations of Compliance and Exceptions, including an exception to the Separation of Towers requirement (Section 132.1(c)) and an exception to the Reduction of Ground Level Wind Current requirement (Section 148 (a)). The proposal is for the construction of a 15-story, 150-foot tall building that would contain approximately 48,520 gross square feet of office use, 100 dwelling units, 4,800 square feet of retail use, and 70 underground parking spaces to be located on the site of an existing commercial surface parking lot. The proposed project lies within a C-3-O (SD) (Downtown, Office) District and within a 150-S Height and Bulk District.
                    (Proposed for Continuance to February 15, 2001)

          1b.          2000.552B          (LIGHT: 558:6254)
                    199 NEW MONTGOMERY STREET - East side between and with secondary frontages on Natoma and Howard Streets, Lot 21, in Assessor’s Block 3722 -- Request under Planning Code Sections 320-325 (Office Development Limitation Program) for a 15-story, 150-foot tall building with up to 48,520 gross square feet of office space, approximately 100 dwelling units, 4,800 square feet of retail space, and 70 parking spaces, to be located on the site of an existing commercial surface parking lot. Pursuant to Planning Code Section 313, the Department has determined that the project would result in the net addition of approximately 48,520 square feet of gross floor area office use, requiring compliance with the Office of Affordable Housing Production Program. The proposed project lies within a C-3-O(SD) (Downtown, Office) District and within a 150-S Height and Bulk District.
                    (Proposed for Continuance to February 15, 2001)

          1c.          2000.552C          (LIGHT: 558:6254)
                    199 NEW MONTGOMERY STREET - East side between and with secondary frontages on Natoma and Howard Streets, Lot 21, in Assessor’s Block 3722 -- Request for a Conditional-Use authorization to allow non-accessory parking. The proposal is for the construction of a 15-story, 150-foot tall building that would contain approximately 48,520 gross square feet of office use, 100 dwelling units, 4,800 square feet of retail use, and 70 underground parking spaces, to be located on the site of an existing commercial surface parking lot. The proposed project lies within a C-3-O(SD) (Downtown, Office) District and within a 150-S Height and Bulk District.
                    (Proposed for Continuance to February 15, 2001)

          1d.          2000.552V          (LIGHT: 558:6254)
                    199 NEW MONTGOMERY STREET - East side between and with secondary frontages on Natoma and Howard Streets, Lot 21, in Assessor’s Block 3722 -- Request under Planing Code Section 140 for a Variance for dwelling unit exposure. The proposal is for the construction of a 15-story, 150-foot tall building that would contain approximately 48,520 gross square feet of office use, 100 dwelling units, 4,800 square feet of retail use, and 70 underground parking spaces, to be located on the site of an existing commercial surface parking lot. The proposed project lies within a C-3-O(SD) (Downtown, Office) District and within a 150-S Height and Bulk District.
                    (Proposed for Continuance to February 15, 2001)

          2a.          2000.863BV          (WONG: 558-6381)
2712 MISSION STREET - The subject property seeks an authorization for a proposed office development under the smaller building reserve, pursuant to Planning Code Section 321. The proposal is for a change of use from "Retail" to "Office" and for the renovation and expansion of an existing 27,831 gross-square-foot building into a 30,847 gross-square-foot building by enlarging a mezzanine within the existing structure. The subject property falls within a NC-3 (Moderate-Scale Commercial District) Zoning District and a 50-X/80-B Height and Bulk District.
          Preliminary Recommendation: Pending
          (Continued from Regular Meeting of December 12, 2000)
          (Proposed for Continuance to February 15, 2001)

          2b.          2000.863BV          (WONG: 558-6381)
2712 MISSION STREET - The subject property seeks a parking variance for the reduction of required off-street parking, pursuant to Planning Code Section 151. The project proposes to provide five parking spaces for the conversion of 30,847 gross square feet of office space on a site, which presently provides no off-street parking spaces. The subject property falls within a NC-3 (Moderate-Scale Commercial District) Zoning District and a 50-X/80-B Height and Bulk District.
          (Continued from Regular Meeting of December 12, 2000)
          (Proposed for Continuance to February 15, 2001)

          3.          2000.964DDDD          (MEHRA: 558-6257)
                    250 SEA CLIFF AVENUE, north side, west of 27th Avenue; Lot 1M in Assessor's Block 1307. Request for Discretionary Review of Building Permit Application No. 200006213244 proposing to construct a one﷓story addition -- 391 square feet in size -- on the second floor on an existing deck adjacent to the master bedroom, above the garage on the east side of the property. The addition will accommodate an exercise room and a dressing room and will not encroach into the required rear or side yards. The property is in an RH﷓1(D) (Residential, House, Single﷓Family, Detached) District and a 40﷓X Height and Bulk District.
                    Preliminary Recommendation: Pending
                    (Proposed for Continuance to February 15, 2001)

          4.          2000.1148C          (BRESSANUTTI: 575-6892)
700-740 LE CONTE AVENUE AND 845 MEADE AVENUE - at Jennings Street, Lots 115 and 116 in Assessor’s Block 4991. Consideration of the possible revocation or modification of, or placement of additional conditions on, a prior conditional-use authorization (Case No. 86.229C for a planned unit development for up to 45 dwelling units), per Planning Code Section 303(f). As a condition of the original approval, Lots 133 and 134 were to be donated to the Recreation and Park Department and improved for use as a playground. There have been unresolved complaints from the Recreation and Park Department and the Office of the City Attorney that the owner of these two lots will not transfer title to the parcels to the Recreation and Park Department. The property is in a RH-1 (Residential, House, One-Family) District and an RH-2 (Residential, House, Two-Family) District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Proposed for Indefinite Continuance)

B.          COMMISSIONERS' QUESTIONS AND MATTERS

          5.          Election of Officers

          6.          Commission Matters

C.          DIRECTOR'S REPORT

          7.          Report on scheduling of Discretionary Review Hearings for dwelling unit removal applications.

          8.                    (ALUMBAUGH: 558-6601)
Quarterly update on the Better Neighborhoods program, per the Commission's request.

          (ALUMBAUGH: 558-6601)
          9.          Program and schedule for community planning and implement efforts for urban design improvements in the neighborhoods along the Third Street Rail corridor.

          10.          Director's Announcements

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


D.          REGULAR CALENDAR

          12.          1999.217C          (WOODS: 558-6315)
                    2222 BROADWAY - north side, between Webster and Fillmore Streets, with additional frontage on Vallejo Street, Lots 1, 23 and 24 in Assessor's Block 564. Request for Conditional-Use Authorization under Sections 209.3(g), 209.3(h), 303 and 304 of the Planning Code to permit a Planned Unit Development (PUD) for the expansion of the Schools of the Sacred Heart. The site consists of two private elementary schools and one private secondary school. The proposal is to demolish and remove the outdoor play yard and the two-story wood-framed classroom building on the southwest corner of Vallejo and Webster Streets, behind the existing Grant Building, and to construct a new four-story over basement approximately 39,000-gross-square-foot Fine Arts and Science building serving the existing elementary and secondary schools. The proposal would require modification of rear yard requirements, pursuant to Sections 134 and 304 of the Planning Code, in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District
                    Preliminary Recommendation: Approval with conditions
                    (Continued from Regular Hearing of December 7, 2000)

          13.          2000.967C          (LEBLANC: 558-6351)
                    1717 POWELL STREET - west side between Columbus Avenue and Union Street; Lot 005 in Assessor’s Block 0101 -- Request for Conditional-Use Authorization for: (1) a business or professional service use on the ground floor, (2) a small self-service restaurant on the ground floor, and (3) a non-residential use 2,000 square feet or larger (but not more than 4,000 square feet) in the North Beach Neighborhood Commercial District and a 40-X Height and Bulk District. The proposal is to convert the ground floor retail space in an existing three-story over basement building to a combination business/professional service, box office/retail and cafe space associated with the Muriel’s Theater project which is under construction next door at 1731-1741 Powell Street.
Preliminary Recommendation: Approval with conditions


E.          SPECIAL DISCRETIONARY REVIEW HEARING

At the conclusion of the Regular Calendar, the Planning Commission will convene into a Special Discretionary Review (DR) Hearing to hear and act on Discretionary Review matters. Procedures governing Special DR Hearings are as follows: 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 two (2) minutes for a rebuttal.

          14.          2000.1016D          (GORDON: 558-6309)
                    1775 QUESADA STREET - Building Permit Application No. 200012087607, Case No. 2000.354D, for the property at 1775 Quesada Avenue, south west side of the street between 3rd and Newhall Streets, Lot No. 034 in Assessor’s Block 5338. Request for Discretionary Review to revise Building Permit Application No. 9718416, for construction of two new dwelling units on two floors with a mezzanine level on a vacant lot. The proposed revisions would allow an increase in the overall height of the structure by 1.85 feet (from 27.65 feet), an increase in height at the front facade by 1.5 feet (from 27.5 feet to 29 feet), and an increase in the maximum roof elevation of the building by .85 (from 35.65 feet to 37.5 feet). The work proposed under Building Application No. 9718416 has been permitted by both the Planning Department and Department of Building Inspection, but not yet built. The project site is within a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Take Discretionary Review; meet requirements of Building Permit Application No. 9718416.

          15.          1999.998D          (WANG: 558-6335)
                    583-587 CORBETT AVENUE - east side between Iron Alley and Glendale Street, Lots 110 and 111 in Assessor's Block 2717, proposing to construct a two-story-over-garage and basement single-family dwelling on each of the two vacant lots 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.
                    (Continued from Regular Hearing of December 7, 2000)

          16.          2000.1049DDD          (WONG: 558-6381)
                    85 SYCAMORE STREET - Lot 045 in Assessor’s Block 3576, on Building Permit Application No. 2000.06.20.2307S. Request for a Discretionary Review for the construction of a new three-unit building in a RH-3 zoning and 50-X height/bulk zoning district. The proposal is to remove the two existing, one-story structures (one two-unit building and one one-unit building) and to construct a new three-unit building with three legally independent parking spaces, accessed from Sycamore Street in a RH-3 zoning and 50-X height/bulk-zoning district.
Preliminary Recommendation: Do not take Discretionary Review and approve project as modified by applicant.
(Continued from Regular Hearing of January 18, 2001)

          17.          2000.1242D          (WOLOSHYN: 558-6612)
                    2101 SCOTT STREET, northwest corner of Scott and Sacramento Streets; Lot 56 in Assessor’s Block 1003. Request for Discretionary Review of Building Permit Application No. 2000.0925.1458S proposing to convert an existing laundromat into expanded office space for a design business which currently occupies space elsewhere in the building. The project includes interior improvements, minor facade improvements and the addition of a basement. The subject property is within an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Take Discretionary Review and approve project as modified by applicant and subject to conditions to be recorded in a Notice of Special Restrictions.




          18.          2000.1095DDD          (TAM: 558-6325)
                    2424 CASTRO STREET - west side between Day and 30th Streets; Lot 14 in Assessor’s Block 7537. Request for a Discretionary Revew to construct a second-story addition over the existing one-story-over-garage, single-family dwelling in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Take Discretionary Review and approve the project with revisions.

          19.          2000.1064D          (B. WASHINGTON: 558-6263)
                    3720 21ST STREET - Lot 016 in Assessor’s Block 3604. Request for Discretionary Review of BPA 2000/08/10/7546s to construct a one-story vertical addition to an existing single-family, two-story dwelling unit in an RH-1 (Residential, House, One-Family) District; and a 40-X Height and Bulk District.
                    Preliminary Recommendation: Do not take Discretionary Review and approve the building permit application as submitted.

2001.0078D                                                   (DiBARTOLO: 558-6291)
1831-37 STOCKTON, between Lombard and Greenwich Streets, Lot 005 in Assessor's Block 0076, proposing to convert a four-unit building to a three-unit building in an RM-1 (Residential, Mixed-Low Density) District and a 40-X Height and Bulk District. Specifically, the proposal will merge two dwelling units on the third floor. No exterior alterations are proposed.
Preliminary Recommendation:

F.          PUBLIC COMMENT

At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items. With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting with one exception. When the agenda item has already been reviewed in a public hearing at which members of the public were allowed to testify and the Commission has closed the public hearing, your opportunity to address the Commission must be exercised during the Public Comment portion of the Calendar. Each member of the public may address the Commission for up to three minutes.

The Brown Act forbids a Commission from taking action or discussing any item not appearing on the posted agenda, including those items raised at public comment. In response to public comment, the Commission is limited to:

(1) responding to statements made or questions posed by members of the public; or
(2) requesting staff to report back on a matter at a subsequent meeting; or
(3) directing staff to place the item on a future agenda. (Government Code Section 54954.2(a))

Adjournment: ____

Last updated: 11/17/2009 9:59:46 PM