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June 07, 2001

 

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, June 7, 2001
1:30 PM

Regular Meeting

President: Anita Theoharis

Commission Vice President: William W. Fay

Commissioners: Roslyn Baltimore; Hector Chinchilla; Cynthia Joe;

Myrna Lim; Jim Salinas, Sr.

Commission Secretary: Linda D. Avery


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

To view the hearing in progress on the Internet: http://www.ci.sf.ca.us/citywatchonline/

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 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 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

Commission Vice-President: William W. Fay

Commissioners: Roslyn Baltimore; Hector Chinchilla; Cynthia Joe;

Myrna Lim; Jim Salinas, Sr.

A. ITEMS PROPOSED FOR CONTINUANCE

1a. 2000.138DV (WANG: 558‑6335)

4038 17TH STREET - north side between Castro and Douglass Streets, Lot 011 in Assessor's Block 2623. Request of Discretionary Review of Building Demolition Permit Application No. 9814005 and Building Permit Application No. 9814006. The proposal would alter an existing vacant one‑story over garage, single‑family dwelling into a three‑story over garage, three‑family dwelling in an RH‑3 (Residential, House, Three‑Family) District and a 40‑X Height and Bulk District. Note: This project was previously heard by the Commission on April 6, 2000 and May 10, 2001, respectively. Following public testimony on April 6, 2000, the Commission moved to continue the hearing indefinitely, so the Project Sponsor could develop a design that (1) does not require demolition of the existing structure (the demolition building permit application will be withdrawn by the project sponsor); (2) retains a substantial portion of the front part of the Victorian house; and (3) allows three dwelling units to be constructed on the site. The revised project proposes to retain approximately 42 feet of the front of the existing building which includes both exterior sidewalls and some of the interior walls. The existing facade would be preserved and moved forward by approximately 3 feet 4 inches and lowered by approximately 4 feet. The facade would be attached to a reinforced and expanded structure constructed between its new location and the existing portions of the sidewalls, which are to remain in place. The sidewalls would be extended downward by approximately 4 feet and the 3‑foot 11‑inch parapet would be removed. The revised project would further include building additions above and behind the retained portion of the existing building, resulting in a three‑story over garage, three‑family dwelling. The revised project would also require the justification of a rear yard variance, which will be heard by the Zoning Administrator concurrently with the discretionary review.

Preliminary Recommendation: Pending

(Proposed for continuance to June 14, 2001)

1b. 2000.138DV (WANG: 558‑6335)

4038 17TH STREET, north side between Castro and Douglass Streets; Lot 011 in Assessor's Block 2623 in an RH‑3 (Residential, House, Three‑Family) District and a 40‑X Height and Bulk District. REAR YARD VARIANCE SOUGHT: Subject to Discretionary Review by the Planning Commission, the current proposal is to alter an existing vacant one‑story over garage, single‑family dwelling by remodeling it into a three‑story over garage, three‑family dwelling in an RH‑3 (Residential, House, Three‑Family) District and a 40‑X Height and Bulk District. Note: This project was previously heard by the Commission on April 6, 2000 and May 10, 2001, respectively. Following public testimony on April 6, 2000, the Commission adopted a Motion to continue indefinitely, so the Project Sponsor could develop a design that (1) does not require demolition of the existing structure, (2) retains a substantial portion of the front part of the Victorian house and (3) allows three units to be constructed on the site. The revised project proposes to retain approximately 42 feet of the front of the existing building which includes both exterior side walls and some of the interior walls. The existing facade would be preserved and moved forward by approximately 3 feet 4 inches and lowered by approximately 4 feet. The facade would be attached to a reinforced and expanded structure constructed between its new location and the existing portions of the sidewalls, which are to remain in place. The sidewalls would be extended downward by approximately 4 feet and the 3‑foot 11‑inch parapet would be removed. The revised project would further include building additions above and behind the retained portion of the existing building, resulting in a three‑story over garage, three‑family dwelling. The revised project would also require the justification of a rear yard variance which will be heard by the Zoning Administrator concurrently with the discretionary review. Section 136(c)(25) of the Planning Code allows enclosed and unenclosed extensions of buildings, as permitted obstructions, to extend no more than 12 feet into the required open area, provided that the structure shall be limited to a height not exceeding the floor level of the second floor of occupancy, excluding the ground story, at the rear of the building on the subject property, in which case the structure shall be no closer than 5 feet to any interior side lot line. Section 134(c) requires a minimum rear yard of approximately 35 feet, measured from the mid‑point of the rear property line for the subject lot. The new addition to be constructed behind the retained portion of the front part of the existing building would be three stories tall, extending 12 feet into the required rear yard to be within approximately 33 feet 6 inches of the rear property line and would encroach entirely into the required 5‑foot separation from the east side lot line and from the west side lot line, respectively.

(Proposed for continuance for June 14, 2001)

2. 2001.0234D (SANCHEZ: 558-6679)

217 - 219 16TH AVENUE - west side between California and Clement Streets, Lot 002 in Assessor’s Block 1417. Request for Discretionary Review of Building Permit Application No. 2000/08/25/8970S, proposing to construct a three-story horizontal addition at the rear of the existing two-unit building in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.

(Proposed for Continuance to June 21, 2001)

3. 2001.0293C (M. SNYDER: 575-6891)

490 - 2ND STREET - northwest corner at Bryant Street, Lot 7 in Assessor's Block 3763. Request for Conditional Use Authorization under Planning Code Section 818.73 and 227(h) to install three sectors of antennas (four antennas in each sector for a total of twelve antennas) on the building's rooftop, and a base transceiver station within the building, in an SSO (Service / Secondary Office) District and a 40-X Height and Bulk District. The site is considered a Location Preference No. 4 according to the Planning Department's Wireless Telecommunications Services Facilities Siting Guidelines.

Preliminary Recommendation: Pending

(Proposed for Continuance to July 19, 2001)

4. 1999.811D (PUTRA: 558-6233)

1660 MISSION STREET - west side between South Van Ness Avenue and Thirteenth Street, lots 5 and 6 in Assessor’s Block 3512. Request for Discretionary Review of Building Permit Application No. 2000 0515 0033, to construct a six-story above grade level, approximately 76-feet-tall addition with 25,365 gross square feet of office and 5,073 square feet of parking at grade level. This is an addition to the existing 92,000-gross-square-foot city office building, of which 22,610 square feet are in an underground garage, in a C-M (Heavy Commercial) District; and a 105-J Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the Building Permit Application as revised.

(Continued from Regular Meeting of April 5, 2001)

(Proposed for continuance to July 19, 2001)

5. 2001.0209D (JONES: 558-6477)

235 SANTA PAULA AVENUE - between Yerba Buena Avenue and San Jacinto Way, Lot 026 in Assessor's Block 3078, request for Discretionary Review of Building Permit Application No. 2001/12/21/8505, proposing for the construction of a two-story rear horizontal extension to the existing two-story, single-family residence in an RH-1(D) (Residential, House, One-Family Detached Dwellings) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take DR and approve as submitted.

(Proposed for continuance to July 19, 2001)

6. 2000.585E (JAROSLAWSKY: 558-5970)

438 8th Street - Appeal of a Preliminary Negative Declaration. The property is on Lot 002 of Assessor=s Block 3757, located on the west side of 8th Street. The proposal includes the demolition of five existing structures on the project site and the construction of a three-story, 105,500 square foot structure to contain business service uses, which is a permitted use within the district. The project site is on 8th Street with frontage on both 8th and Converse Streets. The subject site is within an SLI (Service Light Industrial) District and a 40-X Height and Bulk District within the South of Market District of the City of San Francisco. Two of the existing structures on the site are utilized as storage sheds and the remaining three structures are vacant. The proposed new structure would entirely encompass the subject site, be a maximum of 40 feet in height and contain three stories. The project would include an open courtyard and 100 below ground parking spaces.

Preliminary Recommendation: Uphold Preliminary Negative Declaration

(Proposed for Continuance to October 4, 2001)

B. COMMISSIONERS' QUESTIONS AND MATTERS

7. Consideration of Adoption - draft minutes of April 5, and 12, 2001.

8. Commission Matters

C. DIRECTOR'S REPORT

9. Director's Announcements

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

D. REGULAR CALENDAR

11. 2001.0126Q (DiBARTOLO: 558-6291)

120 WETMORE STREET - east side between Washington and Clay Streets, Lot 34 in Assessor’s Block 212, five-unit residential condominium conversion subdivision in an RM-3 (Residential, Mixed, Medium-Density) 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

12a. 2000.1006CV (BRESSANUTTI: 575-6892)

2516-2524 MISSION STREET - west side between 21st and 22nd Streets, Lot 61 in Assessor’s Block 3616. Request for Conditional Use Authorization to demolish fire-damaged residential uses per Section 712.39 of the Planning Code, to establish a Tourist Hotel use per Section 712.55, an Administrative Service use per Section 712.70 and a Small Self-Service Restaurant use per Section 781.5, and to establish non-residential uses over 5,999 square feet in area per Section 712.21, in an NC-3 (Moderate Scale Neighborhood Commercial) District, the Mission Street Fast-Food Subdistrict, the Mission Alcoholic Beverage Special Use District and 65-B Height and Bulk District, and a RH-3 (Residential, House, Three-Family) District and 50-X Height and Bulk District. The proposal is to demolish an existing fire-damaged mixed-use building containing nine vacant residential hotel units and approximately 5,200 square feet of retail space, and to construct in its place a new five-story-over-basement, mixed-use building. The proposed building would contain an up to 999 square foot Self-Service Restaurant use and an up to 7,780 square foot Full Service Restaurant use at the basement level and ground floor, 4,963 square feet of Administrative Service office use on the second floor, nine Residential Hotel units on the third floor to replace the existing units, 12 Group Housing units on the third and fourth floors, and an 11-room Tourist Hotel on the fifth floor. No off-street parking would be provided.

Preliminary Recommendation: Approval with conditions.

12b. 2000.1006CV (BRESSANUTTI: 575-6892)

2516-2524 MISSION STREET - west side between 21st and 22nd Streets, Lot 61 in Assessor’s Block 3616 – Request for a parking variance to allow the construction of a new mixed-use building without the 49 off-street parking spaces required by Sections 150-151 of the Planning Code.

13. 2000.427C (CHIN: 575-6897)

2201 VAN NESS AVENUE - northeast corner at Broadway; Lots 007, in Assessor’s Block 570. Request for Conditional Use Authorization pursuant to Section 209.6 of the Planning Code to install a total of three antennas and a base transceiver station on an existing four-story building as part of Sprint's wireless telecommunications network in an RC-3 (Residential Commercial, Medium Density) District and a 80-A/80-D Height and Bulk District. As per the Wireless Telecommunications Guidelines, the subject property is a preference 4.

Preliminary Recommendation: Approval with Conditions

14a. 2000.259EKXV (NIKITAS: 558-6306)

421 TURK STREET - south side between Hyde and Larkin Streets, Lot 17 in Assessor’s Block 346. Determination of shadow impact pursuant to Section 295 for a proposal to construct an eight-story apartment building with 29 affordable dwelling units in a C-3-G (Downtown General Commercial) District and an 80-X Height and Bulk District. The project casts new shadow on lands under the jurisdiction of the Recreation and Park Department. The Planning Commission must determine, following review and comment by the General Manager of the Recreation and Park Department, in consultation with the Recreation and Park Commission, whether shadows cast by the project on the Turk-Hyde Mini-Park are significant and adverse.

Preliminary recommendation: Shadow impacts are not significant and adverse.

14b. 2000.259EKXV (MILLER: 558-6344)

421 TURK STREET - south side between Hyde and Larkin Streets, Lot 17 in Assessor’s Block 346. Request for Determination of Compliance pursuant to Section 309 with respect to a proposal to construct an eight-story apartment building with 34 affordable dwelling units, involving an exception to the rear-yard standards of the Planning Code (Section 134, et seq.) in a C-3-G (Downtown General Commercial) District and an 80-X Height and Bulk District. The proposed project is also the subject of a requested Variance (Case No. 2000.259EKXV) of the Planning Code standards for Dwelling-Unit Exposure (Section 140). Following Advertisement and Notification for this project, the Sponsor has proposed a reduction in units to 29 total, and a reduction in off-street parking spaces from nine to seven, and the addition of accessory space to be used for job counseling, all within the previously submitted building envelope.

Preliminary recommendation: Approval with conditions.

14c. 2000.259EKXV (MILLER: 558-6344)

421 TURK STREET - south side between Hyde and Larkin Streets, Lot 17 in Assessor’s Block 346. Dwelling-unit exposure variance sought in conjunction with the construction of an eight-story apartment building with 34 affordable dwelling units, also involving a requested exception from the rear-yard standards of the Planning Code pursuant to Code Sections 134, et seq., and 309, in a C-3-G (Downtown General Commercial) District and an 80-X Height and Bulk District.

E. SPECIAL DISCRETIONARY REVIEW HEARING

At Approximately 3:30 PM 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 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 3:30 PM, but have not been called or heard by 3:30 PM, could be continued to a later time or date as determined by the Commission.

15. 2001.0342D (CABREROS: 558-6169)

148 - 7TH AVENUE - between Lake and California Streets, Lot 033 in Assessor's Block 1366, request for Discretionary Review of Building Permit Application No. 2001/01/10/9544, proposing to construct a third-story and a rear extension to the existing building. The proposed addition occurs within the permitted building envelope 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 as submitted.

16. 2001.0233D (WOLOSHYN: 558-6612)

2349 FRANKLIN STREET – west side, between Broadway and Vallejo Street; Lot 002 in Assessor’s Block 0569. Staff-Initiated Discretionary Review of Building Permit Application Number 2000-1129-6746, proposing to reduce the legal number of dwelling units from 4 to 2, in an RM-3 (Residential Mixed, Medium Density) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and approve with conditions

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:____

NOTICE

HOUSING ELEMENT OF THE GENERAL PLAN - The Department has released a background report, which will provide information needed for the upcoming revisions to the Housing (Residence) Element of the General Plan. The Element is required by the State of California, and will be completed by December 31, 2001. This report, Part I of the Housing Element, contains housing data and an evaluation of housing needs in San Francisco. The Department intends to share and discuss this information with the public and with those who shape San Francisco’s housing policy as the drafting of the Element’s objective and policies proceeds. Part I is now available at the Planning Department, on the Fifth Floor. Call 558-6282 to order a copy. It is also available on the Department’s web site. (http://sfgov.org/planning). The Commission will hold a public hearing on this information and other housing policy issues on June 14, 2001. For further information, contact Catherine Bauman at 558-6287.

Last updated: 11/17/2009 9:59:47 PM