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June 28, 2001

 

SAN FRANCISCO PLANNING COMMISSION



Notice of Meeting

&
Calendar

Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, June 28, 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 sfgov.org/planning
or as a recorded message at (415) 558-6422.

To view the hearing in progress on the Internet: sfgov.org/citywatchonline/

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


Commission Meeting Procedures

The Planning Department reception counter at 1660 Mission Street, 5th floor, should receive material submitted by the public for Commission review prior to a scheduled hearing 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 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.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

1. 2001.0230D (WONG: 558-6381)

2130 HARRISON STREET - west side between 17th and 18th; Lot 025 in Assessor’s Block 3573 - Request for staff-initiated Discretionary Review for an alteration to a previously approved live/work project. The proposal is to construct a 24’ by 35’ general advertising sign on the northeast wall of a 26-unit live/work project, previously approved by the Planning Commission in November of 1998 (Case No. 1998.040D). The Zoning Administrator is referring the project to the Planning Commission as (1) a significant alteration to a previously approved project under Discretionary Review and (2) a land use entitlement issue under the live/work moratorium. The subject property falls within an M-1/IPZ (Light Industrial/Industrial Protection Zone) District and a 50-X Height/Bulk District.

Preliminary Recommendation: Pending

DISCRETIONARY REVIEW WITHDRAWN

2. 2000.1275C (TAM: 558-6325)

401 TARAVAL STREET - Southwest corner of Taraval Street and 14th Avenue; Lot 1 in Assessor’s Block 2411. Request for a Conditional Use authorization to install a total of three (3) panel antennae on the building rooftop and an interior equipment shelter in the basement of an existing two-story over basement commercial office building as part of a wireless telecommunication network (Sprint PCS), pursuant to Planning Code Section 711.83, in a NC-2 (Small-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District. The site is a Location Preference 3.

Recommendation: Approval with conditions.

(Proposed for Continuance to July 12, 2001)

3. 2000.1165B (BRESSANUTTI: 558-6892)

2 HENRY ADAMS STREET - west side between Division Street and Alameda Street; Lot 1 in Assessor’s Block 3910. Request under Planning Code Sections 320-322 for project authorization of an office development consisting of the conversion of up to 49,900 square feet in an existing building (San Francisco Design Center) from wholesale design showroom space to office space. This notice shall also set forth an initial determination of the net addition of gross square feet of office space, pursuant to Planning Code Section 313.4. The subject property is located in an M-2 (Heavy Industrial) District and the Industrial Protection Zone, and a 40-X Height and Bulk District.

Preliminary Recommendation: Pending

(Continued from Regular Meeting of June 14, 2001)

(Proposed for Continuance to July 19, 2001)

4. 2000.1141C (SANCHEZ: 558-6679)

2346-2348 CLEMENT STREET - north side between 24th and 25th Avenues; Lot 025 in Assessor’s Block 1409 - Request for Conditional Use authorization under Planning Code Section 717.39 to allow the demolition of an existing mixed-use building with a residential unit at the second floor, and under Planning Code Section 161(j) to allow the construction of a four-story mixed-use building (three residential units and one commercial unit) without the three required residential parking spaces, within the Outer Clement Neighborhood Commercial District (NCD) and a 40-X Height and Bulk District.

Preliminary Recommendation: Pending

(Proposed for Continuance to July 19, 2001)

5. 2000.1104C (M. SNYDER: 575-6891)

488 BRYANT STREET - north side between 2nd and 3rd Street, Lot 18 in Assessor's Block 3763. Request for Conditional Use authorization under Planning Code Section 817.73 and 227(h) to install three panel antennas on the building rooftop and related backup equipment within the building, in an SLI (Service Light Industrial Mixed-Use) District and a 40-X Height and Bulk District. Preference Location 4.

Preliminary Recommendation: Pending

(Proposed for Continuance to July 26, 2001)

6. 2000.254D (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.

Preliminary Recommendation: Take Discretionary Review and approve the project with

modifications.

(Proposed for Continuance to August 16, 2001)

B. COMMISSIONERS' QUESTIONS AND MATTERS

7. Consideration of Adoption – draft minutes of May 17, 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

11. (GREEN: 558-6411)

PRESENTATION OF PROPOSED INDUSTRIAL AREA DESIGN GUIDELINES - Staff presentation, public comments and discussion of proposed Industrial Area Design Guidelines (IADG).

D. REGULAR CALENDAR

12. 1999.423E (COOPER: 558-5974)

639 and 699 SECOND STREET - Certification of the Final Environmental Impact Report prepared for the conversion of the existing two-story-over-basement building at 699 Second Street, which has been determined to be eligible for the National Register of Historic Places and is a contributory element to the South End Historic District, from its industrial/warehouse designation, to office and retail/restaurant use, and construction of a three-story addition with two levels of underground parking. The resulting building would contain about 49,950 square feet of office space, about 6,550 square feet of retail/restaurant space and about 100 off-street parking spaces. On the adjacent parcel to the north with an existing surface parking lot, at 639 (635) Second Street, a separate six-story building would be constructed that would include about 49,950 square feet of office space, nine residential units and 112 off-street parking spaces. The project site is located in an SSO (Service/Secondary Office) zoning district, and a 50-X Height and Bulk District.

Please Note: The public hearing on the Draft EIR is closed. The public comment period for the Draft EIR ended on May 29, 2001. The Planning Commission does not conduct public review of Final EIRs. Public comments on the certification only may be presented to the Planning Commission.

Preliminary Recommendation: Certify Environmental Impact Report


13. 2001.028T (YOUNG: 558-6346)

BICYCLE PARKING REQUIREMENTS - Consideration of a proposed Ordinance adding Section 155.4 to the Planning Code to require that all new and renovated commercial and industrial buildings contain parking spaces for bicycles in accordance with such building's square footage and primary use.

Testimony and Commission considerations could result in recommendations of modifications to the proposed legislation.

Preliminary Recommendation: Approval

14. 2001.0518C (FU: 558-6613)

2872 - 24th STREET - north side between Florida and Bryant Streets, Lot 020A in Assessor’s Block 4208 - Request for Conditional Use authorization under Planning Code Section 727.42 and pursuant to Planning Code Section 303, to allow the conversion of a trade shop into a full service restaurant in the 24th Street-Mission Neighborhood Commercial District with a 40-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions

15. 2000.1261EC (WANG: 558-6335)

4501 IRVING STREET - southwest corner of Irving Street and 46th Avenue; Lots 047 and 049 in Assessor's Block 1801. Request for Conditional Use authorization under Planning Code Sections 121.1 and 710.11 to develop a new, four‑story, mixed‑use building, including approximately 1,800 square feet of ground floor commercial space and ten dwelling units on three upper floors, on two lots totaling 8,250 square feet in area within an NC‑1 (Neighborhood Commercial Cluster) District and a 40‑X Height and Bulk District.

Preliminary Recommendation: Approval of a three‑story, mixed‑use building (fourth floor removed).

16a. 2001.1117CV (PURVIS: 558-6354)

2183 MISSION STREET - east side between 17th and 18th Streets; Lots 32 & 33 in Assessor’s Block 3575. Request for Conditional Use authorization under Planning Code Sections 121.2 and 712.21 for a non-residential use size over 6,000 square feet. The project would involve the demolition of two single story buildings and the construction of a five-story building for a Large Institution: "The Homeless Prenatal Program," including social services and child care, with accessory office space and retail sales. The project would provide up to 17,000 gross floor area for social services for women, including prenatal and substance abuse counseling, housing and job assistance, vocational training, and legal assistance. It would include a child care facility in the rear for up to 27 children and retail sales space fronting Mission Street. No off-street parking would be provided, subject to a Parking Variance. The site is within an NC-3 (Moderate-Scale Neighborhood Commercial Zoning) District and a 65-B Height and Bulk District.

Preliminary Recommendation: Approval with Conditions.

16b. 2001.1117CV (PURVIS: 558-6354)

2183 MISSION STREET - east side between 17th and 18th Streets; Lots 32 & 33 in Assessor’s Block 3575. Request for a Parking Variance under Sections 151 and 305. The project would provide up to 10,800 occupied floor area for social services, up to 2,000 square feet of accessory office space, up to 400 square feet of retail space, and a child care facility for up to 27 children. Section 151 of the Planning Code requires off-street parking at a rate of one space for each 300 square feet for outpatient clinics, including social services, one space for each 500 square feet for office and retail space, and one space for each 25 children for a child care facility. The project would require 42 independently accessible parking spaces. The proposal is to provide no off-street parking. Section 305 of the Code allows a variance from this parking standard subject to a hearing by the Zoning Administrator.

17. 2000.1328E (Chan: 558-5982)

1750 Folsom Street - Appeal of a Preliminary Negative Declaration. Assessor's Block 3530, Lot 6. The proposed project would include the demolition of an 8,600-square-foot warehouse building, retention of a portion of the existing slab foundation and construction of a new 14,280 square foot, three story plus mezzanine, 40 foot tall structure. The building would contain about 10,210 square feet of restaurant and bar space, and 4,070 square feet catering facility. Nineteen off-street parking spaces would be provided in the basement parking garage. The site is on Folsom Street, bounded by Erie Street, 14th Street, and South Van Ness, within the Mission neighborhood. The site is within the Planning Commission's adopted Industrial Protection Zone (IPZ) buffer and within the M-1 (Light Industrial) zoning district and a 40-X height and bulk district. The project sponsor is seeking a variance from the parking requirement for independently accessible parking spaces in order to increase available parking from 19 to 34 spaces by providing valet parking.

Preliminary Recommendation: Uphold Negative Declaration

F. SPECIAL DISCRETIONARY REVIEW HEARING

At Approximately 4:00 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 4:00 PM, but have not been called or heard by 4:00 PM, could be continued to a later time or date as determined by the Commission.

18a. 2000.1328ED (M.SNYDER: 575-6891)

1750 Folsom Street - west side between 13th and 14th Streets, Lot 6 in Assessor’s Block 3530. Mandatory Discretionary Review of Building Permit No. 2001/01/04/9225 pursuant to Planning Commission Resolution 14861, for the demolition of an 8,600 square foot industrial building. The building is proposed to be replaced with a new building that would contain a restaurant and catering business. The property is within an M-1 (Light Industrial) District, a 40-X Height and Bulk District, and an Industrial Protection Zone Buffer.

Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.

18b. 2000.1328EV (M.SNYDER: 575-6891)

1750 Folsom Street - west side between 13th and 14th Streets, Lot 6 in Assessor’s Block 3530. Variance sought to replace the required 23 independently accessible parking spaces with 34 attendant parking spaces. The parking spaces would not be independently accessible requiring a Variance. The Variance is being sought in conjunction with the proposed demolition of the existing industrial building and the proposed construction of a new building that would contain a restaurant and catering business. The property is within an M-1 (Light Industrial) District, a 40-X Height and Bulk District and an Industrial Protection Zone Buffer.

19. 2000.1267D (WANG: 558-6335)

215 ROOSEVELT WAY - southeast side between Fairbanks and 15th Streets, Lot 060 in Assessor's Block 2614. Request for Discretionary Review of Building Permit No. 2000/04/27/8397 and Building Permit Application No. 2000/04/27/8394. The proposal is to demolish an existing one‑story over garage, single‑family dwelling and construct a new three‑story over garage, two‑family dwelling 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 only with the complete removal of the fourth floor.

(Continued from Regular Meeting of June 14, 2001)

20. 2000.828D (WONG: 558-6381)

98 PENNSYLVANIA AVENUE (aka 1000 17th STREET) - west side, between 7th and 17th Streets, Lot 002 in Assessor’s Block 3948 - Request for Discretionary Review on Building Permit Application No. 2000.03.06.3616 - The proposal is to construct a new four-story, 38,522 square foot building, including 14,528 occupied square feet of bulk retail and 14,311 occupied square feet of office use, of which approx. 3,600 is incidental storage space. The proposed structure will provide 39 off-street parking spaces, accessed from 17th Street, while loading will have access from Pennsylvania Avenue. The subject property falls within an M-2/IPZ (Heavy Industrial/Industrial Protection Zone) zoning and a 50-X height/bulk district.

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

21. 2001.0275D (MARTIN: 558-6616)

553 ARKANSAS STREET -east side between 20th and 22nd Streets, Lot 050 in Assessor’s Block 4099. Mandatory Discretionary Review of Building Permit Application No. 200101270755, proposing to convert the existing three dwelling unit building into one single family dwelling to be owner-occupied, in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and disapprove the proposal.

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 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:____


The Planning Department

City and County of

San Francisco

1660 Mission Street, Suite 500

San Francisco, CA 94103-2414

Last updated: 11/17/2009 9:59:48 PM