653 KEARNY STREET - west side, southwest corner of intersection with Clay Street, in Assessor's Block 226, Lot 1 - Request for a Conditional Use authorization to operate a small fast food restaurant in the CCB (Chinatown Community Business District) and a 50-N Height and Bulk District. The proposal is to operate a "Subway" small fast food restaurant of less than 1,500 square feet in one of two ground floor retail tenant spaces at the subject site. The proposal includes a new storefront and signage, as well as interior tenant improvements but no expansion of the existing building.
Preliminary Recommendation: Approval with Conditions
1. This approval is for the operation of an approximately 980 square-foot small fast food Subway restaurant, in a currently vacant ground floor retail space at the project site. The project shall be in general conformance with the plans stamped Exhibit B and dated May 8, 2003 on file in Case Docket No. 2003.0016C.
3. Any proposed awnings shall be compatible with scale and character of the historic building. No plastic illuminated "bubble" awnings, or awnings containing signage that is out of scale and inappropriate for the historic character of the building shall be installed on this building.
7. The applicant shall designate a staff person to be a community liaison for the operation of the proposed wine shop restaurant. This person will serve as a first contact to handle any issues or problems that may arise with the operation of the wine shop restaurant. This person's name and telephone number will be on file with the Zoning Administrator and appropriate neighborhood organizations. The applicant will keep the above parties apprised should a different staff liaison be designated.
AYES: Bradford Bell; Antonini; Boyd; Feldstein; S. Lee; W. Lee
ABSENT: Hughes
MOTION NO. 16576
12a. 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 - A request for Determination of Compliance under Section 309 of the Planning Code for two alternate, mutually exclusive uses, both of which would demolish three un-rated buildings located on the project site, construct an addition 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 proposed addition and renovated 150 Powell Street building would have four stories, approximately 65 feet tall, and would include retail space, and an approximately 3,600 gross square foot landscaped courtyard and 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. 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. Option (1) would provide ground floor, basement, and mezzanine retail, with the upper three stories used for up to 50 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 (13 spaces), dwelling unit exposure, and open space requirements, at a concurrent hearing before the Zoning Administrator. Option (2) would provide ground floor and mezzanine retail, with the upper three stories used for up to 50 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 the time-share residents. This alternative has no parking requirements.
Preliminary Recommendation: Approval with Conditions of both Options 1 and 2.
(Continued from Regular Meeting of April 24, 2003)
AYES: Bradford Bell; Antonini; Boyd; Feldstein; S. Lee; W. Lee
ABSENT: Hughes
12b. 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 - A request for a Conditional Use Authorization to allow up to 50 units of timeshare use (classified as a hotel) under Sections 216(b)(i) and 303 of the Planning Code The proposed project would demolish three unrated buildings located on the project site, construct an addition 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 proposed addition and renovated 150 Powell Street building would have four stories, approximately 65 feet tall, and would include retail space, and an approximately 3,600 gross square foot landscaped courtyard and lobby on the first floor. No parking or off-street loading would be provided as part of the Project. The project would provide ground floor and mezzanine retail, with the upper three stories used for the 50 units of time-share units. The basement would be used as accessory spa and gymnasium space for the timeshare residents. 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: Approval with Conditions
AYES: Bradford Bell; Antonini; Boyd; Feldstein; S. Lee; W. Lee
ABSENT: Hughes
12c. 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 - A request for variances from (1) residential parking requirements (a 13 space parking variance); (2) residential open space requirements (a proposed courtyard that provides the required square footage does not meet the light and air standards for common residential open space); and (3) dwelling unit exposure requirements. The proposed project would create up to 50 dwelling units by demolishing three unrated buildings located on the project site, constructing an addition connected to the east side of the existing 150 Powell Street building, and renovating that existing building, rated as Category IV under Article 11 of the Planning Code. The proposed addition and renovated 150 Powell Street building would have four stories, approximately 65 feet tall, and would include retail space, and an approximately 3,600 gross square foot landscaped courtyard and lobby on the first floor. No parking would be provided as part of the Project. The project would provide ground floor, basement, and mezzanine retail, with the upper three stories used for up to 50 dwelling units, all uses permitted as of right. 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.
AYES: Bradford Bell; Antonini; Boyd; Feldstein; S. Lee; W. Lee
ABSENT: Hughes
13. 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
(Continued from Regular Meeting of April 24, 2003)
SPEAKER (S):
Supervisor Aaron Peskin
- Gave an general analysis of proposed code amendments
Clement Cheng
- The proposed special use district will hinder adaptability, hurt property values and the viability of the neighborhood.
Nancy Ho-Belli
- Opposed revisions to the Planning Code
Noel Lawrence
- Opposed legislation
Gary Gavello
- Opposed legislation
Michelle Donnelly
- Opposes this measure because it is too restrictive. We would have to apply for any sort of special permit or authorization for office use. It will present an financial hardship on property owners, especially in these current economic time.
- Opposed legislation
Sarah Stocking
- This is a very good long-term strategy for preserving an area that it is so unique to San Francisco. It is not just the historic quality of the buildings, but also the nature of the retail environment. With better economic times, it will expand.
Robert Mosher
- This ordinance is something for the present, it is not for the future. It is also to ensure that what happened before cannot happen again.
Michael Weller
- I would like to see a good viable economic mix of interest in our neighborhood
Thierry Chantrel
- Supports legislation
Diana Kelly
- Supports legislation
Ken Dupey
- Opposed legislation
Charles Kirtley
- Supports legislation
Patricia Vaughey
- Supports legislation
ACTION: Approved as modified:
SEC. 249.24. Jackson Square Special Use District
In order to provide for the protection and enhancement of specialty retail and antique store uses in the Jackson Square area, there shall be established the Jackson Square Special Use District as designated on Sectional Map No. 1 Su of the Zoning Map. The boundaries of this special use district shall be coterminous with the boundaries of the Jackson Square Historic District as established by Appendix B to Article 10 of this Code and further described in section 3 of that Appendix. The following provisions shall apply within the Jackson Square Special Use District.
a) Purposes. These controls are intended to protect and enhance the unique retail character of the special use district. All decisions of the Planning Commission and Department for the establishment of ground floor and basement use shall be guided by the following factors:
1) Continuation and enhancement of existing ground floor and basement retail uses are of critical importance to the character of the District and displacement of such uses should be discouraged;
2) Attraction and retention of similar new retail establishments that conform with the character of this District should be encourage; and
3) Uses that greatly intensify the density of employment have a negative impact on the provision of neighborhood services, traffic circulation, and limited on- and off-street parking.
b) Controls.
1) General. The provisions of the C-2 use district as established in section 210.2 and applicable provisions of the Garmet Shop Special Use District (section 236) and the Washington-Broadway Special Use District (section 239) shall prevail except as provided in photographs 2) and 3) below.
2) Conditional Uses. Office uses set forth in sections 219(a), (b), (c), and (d) at the ground floor are subject to conditional use authorization pursuant to section 303 of this Code, provided, however, that building lobbies, entrances, and exits to and from the basement ground floor, or upper floors, and other reasonably sized common areas at the ground floor shall be permitted without conditional use authorization. In addition to the findings required under section 203(c) for conditional use authorization, the Commission shall make the following findings:
a) The use shall be necessary to preserve the historic resource and no other use can be demonstrated to preserve the historic resource.
b) The use shall be compatible with, and shall enhance, the unique retail character of the District.
3) Prohibited Uses.
Adult entertainment enterprises, as defined in section 221(k), are prohibited
SEC. 178 CONDITIONAL USES
d) and the Jackson Square Special Use District
AYES: Bradford Bell; Antonini; Boyd; Feldstein; S. Lee; W. Lee
ABSENT: Hughes
RESOLUTION NO. 16577/16578
