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AMENDED

SAN FRANCISCO

PLANNING COMMISSION

 

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, April 24, 2003

1:30 PM

Regular Meeting

 

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

 

 

Commission 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 in progress on the Internet: http://www.sfgov.org/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, 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.

 

San Francisco Lobbyist Ordinance

 

Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action my be required by the San Francisco Lobbyist Ordinance [SF Campaign and Governmental Conduct Code Section 21.00-2.160] to register and report lobbying activity.  For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 30 Van Ness Avenue, Suite 3900, San Francisco, CA 94102; telephone (415) 581-2300; fax (415) 581-2317; and web site http//www.sfgov.org/ethics.

 

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 48 hours prior to a hearing.  A sound enhancement system will be available upon request at the meetings.  Please contact Services for the Deaf and Hearing Impaired at 557-5533 (TDD) or 557-5534 (Voice) at least 48 hours prior to the meeting.  Late requests will be honored if possible.  A person who is deaf or hearing impaired may gain meeting information prior to the meeting by calling 557-4433 (TDD) or 557-4434 (Voice).  In addition, the California Relay Service can be used by individuals with hearing and speech impairrments by calling 1-800-735-2929 (TDD) or 1-800-735-2922 (Voice).  Minutes of the meetings are available in alternative formats.  If you require the use of a reader during the meeting, please contact the Library for the Blind and Print Handicapped at 292-2022 at least 48 hours in advance of need.  Accessible seating for persons with disabilities (including those using wheelchairs) will be available at meetings.  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.

 

1:30 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

 

  • CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

 

The Commission will consider a request for continuance to a later date.  The Commission may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.

 

            1.         2003.0028XCV                                                                       (A. LIGHT:  (415) 558-6254)

150 POWELL STREET - southeast corner of Powell Street and O’Farrell Street, Lot 22 in Assessor’s Block 0327 – The applicant has requested approvals for two alternate, mutually exclusive uses, both of which would demolish three un-rated buildings located on the project site, construct a new building connected to the east side of the existing 150 Powell Street building, and renovate that existing building, rated as Category IV under the Planning Code. The new construction and renovated 150 Powell Street building would be approximately 65 feet high, (four stories), and would include retail space, a 3,600 gross square foot landscaped courtyard, and a lobby on the first floor. Both alternatives require a determination of compliance with the Planning Code pursuant to Section 309, with an exception to loading requirements. No parking would be provided as part of the Project.  Alternative (1) would provide ground floor and mezzanine retail, with the upper three stories used for 45 units of time share condominiums, categorized as a “hotel” use under the Planning Code and requiring a Conditional Use authorization. The basement would be used as accessory spa and gymnasium space for fractional ownership ("time-share") residents. This alternative has no parking requirements. Alternative (2) would provide ground floor, basement, and mezzanine retail, with the upper three stories used for 45 dwelling units, all uses permitted as of right. This alternative requires an additional exception under Section 309 (rear yard), and also must obtain variances from residential parking (eleven spaces), dwelling unit exposure, and open space requirements, at a concurrent hearing before the Zoning Administrator. The subject site is within a C-3-R (Downtown Retail) District, an 80-130-F Height and Bulk District, and the Kearny-Market-Mason-Sutter Conservation District.

                        Preliminary Recommendation: Pending

            (Continued from Regular Meeting of April 10, 2003)

            (Proposed for Continuance to May 8, 2003)

 

            2.         2003.0093TZ                                                                          (P. LORD:  (415) 558-6311)

                        Jackson Square Special Use District - consideration of an Ordinance amending the Planning Code to add Section 249.24 to establish the Jackson Square Special Use District, amending the Zoning Map Sectional Map No. 1 SU to show the boundaries of this District, requiring that within a portion of this district all ground floor and basement level office use be subject to conditional use authorization and in other specified portions be prohibited, requiring that within this District adult entertainment enterprises be prohibited, modifying the abandonment period for permitted conditional uses in this District, and making findings of consistency with the General Plan and priority policies of Planning Code Section 101.1

                        Preliminary Recommendation:  Approval with modifications

            (Proposed for Continuance to May 8, 2003)

 

           

 

            3.         2002.1065DD                                                                       (K. McGEE: (415) 558-6367)

1469 18TH STREET - corner of 18th and Connecticut, Lot 27 in Assessor's Block 4036 -  Requests for Discretionary Review of Building Permit Application No. 2002.09.05.5714 proposing to change the use to include "Other Entertainment" with a Police "Place of Entertainment" permit, doing business as the "Lingba Lounge," located in an NC-2 (Small-Scale Neighborhood Commercial) Zoning District and in a 40-X Height and Bulk District.

Preliminary Recommendation:  Approval with conditions

                        (Continued from Regular Meeting of April 3, 2003)

            (Proposed for Continuance to May 8, 2003)

 

            4a.        2002.0933DV                                                                               (B. FU: (415) 558-6613)

                        891 CAROLINA STREET - east side, between 20th Street and 22nd Street; Lot 027 in Assessor's Block 4097 -  Request for Discretionary Review of Building Permit Application No. 2002.05.08.6090 proposing to construct a new two-story vertical and horizontal addition to the existing single-story over garage building with an attic level.  The project proposes an increase from one to two dwelling units.  The project is in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk Designation.  The proposal also requires a front setback Variance for the second story, which will be considered by the Zoning Administrator.

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

                        (Continued from Regular Meeting of April 3, 2003)

                        NOTE:  On March 20, 2003, following public testimony, the Commission closed the public hearing and continued this item to April 3, 2003 by a vote of +4-1 (Commissioner Feldstein voted No; Commissioners Boyd and Hughes were absent).  Both Discretionary Review requestor and Project Sponsor were asked to explore possible alternatives to the plans.

(Proposed for Continuance to May 15, 2003)

 

            4b.        2002.0933DV                                                                               (B. FU: (415) 558-6613)

                        891 CAROLINA STREET - east side, between 20th Street and 22nd Street; Lot 027 in Assessor's Block 4097 - Request for a front setback Variance for the construction of a new second story in an RH-2 (Residential, Two-Family House) District with a 40-X Height and Bulk Designation.  The proposal also requires a request for Discretionary Review for the construction of a new two-story vertical and horizontal addition to the existing single-story over garage building with an attic level.  The project proposes an increase from one to two dwelling units.

                        (Continued from Regular Meeting of April 3, 2003)

                        NOTE:  On March 20, 2003, the Acting Zoning Administrator continued this item to April 3, 2003.  On April 3, 2003, the Zoning Administrator continued this item to April 24, 2003.

                        (Proposed for Continuance to May 15, 2003)

 

            5.         2002.0896C                                                                                     (B. FU:  (415) 558-6613)

                        436 CLEMENTINA STREET - north side, between 5th and 6th Streets, Lot 062 in Assessor's Block 3732: Request for Conditional Use (CU) authorization under Planning Code Section 263.11 to allow Special Height Exceptions within the South of Market Residential Service District (RSD) with a 40-X/85-B Height and Bulk Designation.  The proposed project would demolish the existing one-story, 5,000 square-foot warehouse and construct 28 residential units over a ground-floor commercial space, and ten off-street parking spaces within a new eight-story structure.  The proposed structure would be approximately 75 feet in height.

                        Preliminary Recommendation: Approval with conditions

                        (Continued from Regular Hearing of March 27,  2003)

                        NOTE:  Although a public hearing was held on February 13, 2003, public comments remains open.

                        (Proposed for Continuance to May 22, 2003)

 

  6.        2002.0207E                                                                        (L. KIENKER: (415) 558-5970)

5894 MISSION STREETAppeal of a Preliminary Mitigated Negative Declaration, on an irregular-shaped parcel (Assessor’s Block 7143 – Lot 33),at the northeast corner of Mission Street, Sickles Avenue, and Huron Street.  The proposed project involves the replacement/modernization of a gasoline station and construction of an AM/PM mini-mart, demolition of an existing Smog Pro building, removal and replacement of underground petroleum storage tanks (USTs), and partial site re-grading.  The 1,680-gross-square-foot (gsf) project building would result in an approximately 50-gsf expansion of the 24-hour commercial operation.  The project would retain the two Mission Street access points, eliminate a Huron Street access, eliminate a Sickles Avenue access near Mission Street, and retain the Sickles Avenue access closest to Huron Street. The approximately 18,000-gsf project site is located in the Outer Mission Neighborhood, is zoned NC-2 (Neighborhood Commercial) and is within the 40-X Height and Bulk District. 

Preliminary Recommendation:  Uphold the Mitigated Negative Declaration.

(Proposed for Continuance to May 22, 2003)

 

B.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

7.         Consideration of Adoption – draft minutes of March 20 and 27, 2003.

 

            8.         Commission Comments/Questions

 

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.         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.

 

  1.    CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED

 

11.        2002.1120C                                                                          (D. SIROIS: (415) 558-6313)

                        678 PORTOLA DRIVE - north side between Sydney Way & Woodside Avenue, Lot 004 in Assessor’s Block 2892 (AKA Ebenezer Lutheran Church) - Request for Conditional Use authorization by Verizon to install a wireless telecommunications facility at the Ebenezer Lutheran Church pursuant to Planning Code Section 209.6(b), which includes the installation of 2 panel antennas, and associated equipment in an RH-1 (D) (Residential House One-Family Detached) District and a 40-X Height and Bulk District. The subject site is a preference 1 location  (publicly-used structures) according to the Wireless Telecommunications Services (WTS) Siting Guidelines, 1996.

                        Preliminary Recommendation: Approval with conditions

                        (Continued from Regular Meeting of April 10, 2003)

                        NOTE:  On March 27, 2003, after public testimony the Commission closed public hearing and entertained two motions: 1) Approval -- the motion failed to carry by a vote of +3 –3.  Commissioners Feldstein, S. Lee and Bradford Bell voted no.  Commissioner Boyd was absent.    2) Continuance to April 10, 2003 -- passed by a vote +6 –0.   Commissioner Boyd was absent.

            NOTE:  On April 10, 2003, the Commission continued this matter to April 24, 2003.

 

            12.        2003.0139D                                                                          (T. WANG:  (415) 558-6335)

1835 19TH AVENUE- west side between Noriega and Ortega Streets; Lot 007 in Assessor’s Block 2056 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Demolition Permit Application No. 2002.10.25.9921, to demolish an existing single-family dwelling (the project also proposes the construction of a new two-family dwelling, containing three stories above the street and one basement below the street) 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 Demolition Permit Application as submitted.

                        (Continued from Regular Meeting of April 3, 2003)

            NOTE:  On February 27, 2003, following public testimony, the Commission closed the public hearing and continued this matter to March 13, 2003 by a vote of +6 –0 (Commissioner William Lee was absent).  Staff was instructed to review and correct inconsistencies in the reports.  On March 13, 2003 this item was continued to April 3, 2003.  On April 3, 2003, the Commission continued the matter to April 24, 2003)

 

            13.        2003.0084D                                                                        (G. NELSON: (415) 558-6257)

                        23 WOOD STREET - west side between Euclid Avenue and Geary Boulevard; Lot 005 in Assessor's Block 1069 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of all residential demolitions, of Demolition Permit Application No. 2002.07.25.2322 proposing the demolition of a two-story single-family dwelling, in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.  There is a related proposal to construct a new, four-story two-family dwelling with two off-street parking spaces.

                        Preliminary Recommendation: Do not take Discretionary Review and approve the demolition

                        (Continued from Regular Meeting of April 3, 2003)

NOTE:  On April 3, 2003, following public comment, the Commission closed the public hearing and entertained two motions:   1) to not take Discretionary Review and approve the Project.  The motion failed to carry by a vote of +3-3.  Commissioners Feldstein, Hughes, and S. Lee voted No.  Commissioner Boyd was absent.  2) to continue the item to April 24, 2003, to allow absent Commissioner to participate in final action, passed by a vote of +4-2.  Commissioners Feldstein and Hughes voted No.  Commissioner Boyd was absent.

 

  1.                   REGULAR CALENDAR

 

14.        2002.0782E:                                                                 (J. NAVARRETE: (415) 558-5975)

CALIFORNIA ACADEMY OF SCIENCES PROJECT - Public Hearing on the Draft Environmental Impact Report - The California Academy of Sciences is in Golden Gate Park (Lot 1 of Assessor’s Block 1700) along the easterly edge of the Music Concourse within a P (Public Use) district and an OS (Open Space) Height and Bulk District.  The project would be to build a new CAS on the site of the existing facilities.  The project would include demolition of 11 of the existing 12 buildings, and the removal of approximately 73 existing parking spaces.  The project would retain and rehabilitate Simson African Hall in place.  The Academy would retain its general location and orientation.  The new facility would include three main levels above grade, two levels below grade, and a loading area at the southwestern portion of the project site.  The new Academy building would be approximately 460 feet long and 280 feet wide, with the edges of the roof extending to approximately 520 feet long by 335 feet wide.  The building would feature a landscaped roof, the base height of which would be less than 40 feet.  Above the base, the landscaped roof would undulate to accommodate the Academy's major programmatic components beneath, with the two peak elements over the planetarium and rainforest exhibits reaching a height of about 67 feet, or approximately 13 feet beyond the highest existing point (Morrison Planetarium).  These two peaks would be set back approximately 150 feet from the roof's edge along Academy Drive.  Trellised portions of the roof would extend beyond the perimeter walls.  The floor area would increase from approximately 350,000 sq. ft. to approximately 390,000 sq. ft.  The footprint would decrease from approximately 240,000 sq. ft. to approximately 205,500 sq. ft.  This increase in area on a smaller footprint is possible because the plans significantly increase basement level areas. Note:  Written comments will be received at the Planning Department until 5:00 p.m., on April 29, 2003.

Preliminary Recommendation: No action required.

 

            15.        2002.0657C                                                                             (J. IONIN: (415) 558-6309)

3725 Buchanan Street - west side between Beach Street and North Point Street; Lot 004 in Assessor's Block 0445A - Request for Conditional Use Authorization pursuant to Section 711.83 of the Planning Code to install a total of eight antennas and related equipment for Verizon Wireless, on the roof of an existing four-story, 45-foot tall, commercial structure within an NC-2 (Small-Scale Neighborhood Commercial) 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 4 as it is a commercial building in an NC-2 District. 

Preliminary Recommendation: Approval with Conditions.

(Continued from Regular Meeting of April 10, 2003)

NOTE:  Although a public hearing was held on April 10, 2003, public comment remains open.

 

  16.      2002.0809E                                                                         (R. AHMADI: (415) 558-5986)

Valencia Gardens HOPE VI Public Housing Project.  Public Hearing on Draft Environmental Impact Report:  Assessor’s Block 3546, Lot 2 is approximately five acres and islocated at 340-370 Valencia Street on the block bounded by Valencia, Guerrero, 14th, and 15th Streets in the Mission District of San Francisco. The proposed project would be the demolition of the existing Valencia Gardens public housing project which was found to be an historical resource, including 22 three-story residential buildings containing 246 rental units and 82 surface parking spaces and replacement construction of new public housing. The new construction would consist of 15 three-story buildings and two four-story buildings containing 290 residential units, a community center; a childcare center; a computer learning center; an outdoor child play space and other semi-public community open space; and 86 surface parking spaces.   The proposed project would require Conditional Use authorization from the Planning Commission to determine qualification as a Planned Unit Development (PUD) under Section 304 of the City Planning Code.

Preliminary Recommendation:  No action required

Note: Written comments will be received at the Planning Department until 5:00 p.m. on April 29, 2003.

 

                17.          2003.0042T                                                                             (P. LORD: (415) 558-6311)

major exterior alteration notification - consideration of an Ordinance amending the San Francisco Planning Code by amending Section 311 and 312 to require expanded public notice for major exterior alteration projects; requiring the Building and Planning Departments to issue implementing regulation within 90 days and report to the Board of Supervisors on the effectiveness of the ordinance no later than nine months thereafter; and adopting findings.

Preliminary Recommendation: Approval with conditions    

 

            18.        2002.0418T                                                                            (P. LORD:  (415) 558-6311)

                        secondary unit - Consideration of an Ordinance amending the San Francisco Planning Code by repealing Section 207.2 [Second Unit] in its entirety, adding new Section 207.2 and amending Section 209.1 to authorize one additional secondary unit limited to 750 square feet of gross floor area on a lot within 1250 feet of a Primary Transit Street or Transit Center and also within 1250 feet of a Neighborhood Commercial or Commercial zoning district, and constructed for the elderly or persons with physical disabilities and to prohibit the owner from legalizing an illegal unit pursuant to the provisions of this ordinance; by amending Sections 135(d), Table 151 of Section 151 and 307(g) to establish the amount of open space; and adopting findings.

                        Preliminary Recommendation:  Approval with modifications

                        (Continued from Regular Calendar of March 27, 2003)

 

            19.        2003.0162C                                                                        (K. AMDUR:  (415) 558-6351)

1624 CALIFORNIA STREET - north side between Polk Street and Van Ness Avenue; Lot 007 in Assessor's Block 0643 - Request for conditional use authorization pursuant to Planning Code Sections 723.48 and 790.38, for the addition of “Other Entertainment,” including DJs and live bands, to the existing bar d.b.a. “Bohemia.” No physical expansion of the bar is proposed. The entertainment use would be permitted only on the ground floor of the two-story building.  The subject property is located in the Polk Neighborhood Commercial District and a 65-A Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of April 10, 2003)

 

            20a.      2002.0446CEKV                                                               (M. SNYDER:  (415) 575-6891)

40-50 LANSING STREET (A.K.A.  35 GUY PLACE) - a through lot that faces Lansing Street on its south side and Guy Place on its north side, within the block surrounded by First Street, Harrison Street, Essex Street, and Folsom Street, Lot 11 in Assessor’s Block 3749 - Request for Conditional Use authorization for: (1) the construction of a building within a Residential District that would be taller than 40-feet pursuant to Planning Code Section 253(a); and (2) for the construction of a building that would have full lot coverage within the Rincon Hill Special Use District pursuant to Planning Code Section 249.1(b)(1)(B).  The building would be 84-feet tall and contain up to 82 dwelling units.  The subject property is within a RC-4 (Residential-Commercial Mixed, High Density) District, an 84-R Height and Bulk District and the Rincon Hill Special Use District / Residential Subdistrict. 

Preliminary Recommendation:  Approval with Conditions

                        (Continued from Regular Meeting of April 10, 2003)

 

            21b.      2002.0446CEKV                                                               (M. SNYDER:  (415) 575-6891)

40-50 LANSING STREET (A.K.A.  35 GUY PLACE) - a through lot that faces Lansing Street on its south side and Guy Place on its north side, within the block surrounded by First Street, Harrison Street, Essex Street, and Folsom Street, Lot 11 in Assessor’s Block 3749 – A request for variances from (1) the exposure standard required under Planning Code Section 140; (2) the loading space standard required under Planning Code Section 152; (3) the setback standard for building mass above 50-feet as required under Planning Code Section 249.1(c)(3); (4) the frontage standard that requires at least 50-percent of all frontages be comprised of building entrances and display windows as mandated by Planning Code Section 249.1(c)(1)(C); and (5) the requirement that restricts parking on the first and second levels being any closer than 25-feet horizontal distance from any street grade as mandated from Planning Code Section 249.1(c)(5)(C) . The subject property is within a RC-4 (Residential-Commercial Mixed, High Density) District, an 84-R Height and Bulk District, and the Rincon Hill Special Use District / Residential Sub district.

                        (Continued from Regular Meeting of April 10, 2003)

           

            22.        2002.0333C                                                                      (M. SNYDER:  (415) 575-6891)

                        270-284 VALENCIA STREET (a.k.a. 17 BROSNAN STREET)- west side of Valencia Street between 14th Street and Brosnan Street and south side of Brosnan Street between Guerrero Street and Valencia Street, Lot 9 in Assessor’s Block 3533 - Request for Conditional Use authorization to demolish the existing single story building containing an auto repair shop and a photography studio and to construct a new building that would be 50-feet in height and would contain 28 dwelling units, 28 off-street parking spaces, and approximately 3,500 square feet of ground floor commercial space that would face Valencia Street.  The project requires Conditional Use authorization for: (1) the construction of dwelling units within a C-M (Heavy Commercial) District pursuant to Planning Code Section 215, (2) the demolition of a building containing an existing PDR (Production Distribution and Repair) business pursuant to Board of Supervisor’s Resolution 02-500 (the Mission District Interim Controls), and (3) for the construction of a residential project that would contain fewer than 25-percent Below Market Rate units within a C-M District pursuant to Board of Supervisor’s Resolution 02-500.   The project site is within a C-M (Heavy Commercial) District, a 50-X Height and Bulk District, a Mixed-use Housing Zone as designated in Planning Commission Resolution 16202, and the NEMIZ (Northeast Mission Industrial Zone) as designated in Board of Supervisor’s Resolution 02-500.

                        Preliminary Recommendation: Approval with conditions

                        (Continued from Regular Meeting of April 10, 2003)

 

            23.                                                                                                     (J. RUBIN: (415) 558-6310)

CENTRAL WATERFRONT NEIGHBORHOOD PLAN   - informational presentation and update on the Central Waterfront Neighborhood Plan, part of the Better Neighborhoods Program. No action is required.

 

G.         DISCRETIONARY REVIEW HEARING

 

            Approximately 6:00PM  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 6:00 PM, but have not been called or heard by 6:00 PM, could be continued to a later time or date as determined by the Commission.

           

            24.        2002.1184DD                                                                               (B. FU: (415) 558-6613)

                        620 CAROLINA STREET west side between 19th and 20th Streets; Lot 003 in Assessor's Block 4071 - Request for Discretionary Review of Building Permit Application No. 2002.07.23.2136 proposing to construct a third story addition, rear extension, and a new building facade to the existing two-story over garage building in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk Designation. 

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

 

            25.        2003.0113D                                                                      (M. WOODS: (415) 558-6315)

                        2545 GREENWICH STREET -  south side between Scott and Divisadero Streets; Lot 021A in Assessor’s Block 0944 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all dwelling unit mergers, of Building Permit Application No. 2002.09.12.6333, proposing to merge one unit on the second floor with one unit on the third floor, converting the three-unit building to a two-unit building in an RH-2 (Residential, House, Two-Family) District and 40-X Height and Bulk District.

                        Preliminary Recommendation: Do not take Discretionary Review and approve the merger.

 

            26.        2003.0217D                                                                            (E. TOPE: (415) 558-6316)

250 GRANVILLE WAY - north side of Granville between Ulloa and Clairemont Blvd., Lot 022 in Assessor's Block 2976 - Request for Discretionary Review of Building Permit Application No. 2002.05.02.5598 proposing a second story rear horizontal extension for an existing single family dwelling in RH-1(D) (Residential House, One-Family, Detached Dwellings) Zoning District and a 40-X Height and Bulk District

                        Preliminary Recommendation:  Do not take Discretionary Review.

           

H.         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:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PLEASE NOTE:

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.

Last updated: 11/17/2009 9:59:49 PM