SPEAKER(S): None
ACTION: EIR Certified
AYES: Antonini, Boyd, Hughes, S. Lee, W. Lee
ABSENT: Bradford Bell and Feldstein
MOTION: 16621
13a. 2001.0792IEKXC (A. LIGHT: (415) 558-6254)
301 MISSION STREET - south side of Mission Street, Lots 1 and 17 in Assessor's Block 3719 - Request under Planning Code Section 309 (Review of Downtown Buildings) for Determinations of Compliance and Exceptions, including: an exception to upper-tower bulk limits (Section 272); an exception to height limits for upper-tower extensions (Section 263.9); an exception to rear yard requirements (Section 134(d)); an exception to ground level wind current requirements (Section 148); and an exception to sunlight on public sidewalks (Section 146); The project lies within a C-3-O (Downtown Office) District and within a 550-S/400-S Height and Bulk District. The proposed project will be constructed on a site containing three existing two-to-six story commercial structures containing approximately 100,000 square feet of office space with some ground level retail uses. The site also contains a vacant parcel that is the former site of a 126,732 square-foot office building that was red-tagged and demolished after the Loma-Prieta earthquake. A letter of determination dated July 8, 2002 from the Zoning Administrator determined that the development site had an office space credit of 126,732 square feet because the demolition of the red-tagged office building was involuntary on the part of the property owner. The proposal is to demolish the existing three structures and construct an approximately 900,000 gross square-foot structure consisting of a 58-story, 605-foot tall tower on the western portion of the site, containing approximately 320 residential units, approximately 120-units of extended stay hotel rooms, and ground floor retail uses; a 43-foot tall glass-enclosed central atrium; a 9-story, 125-foot tall office structure with approximately 130,000 gross square feet of office space, with ground level retail uses on the eastern portion of the site; and an underground four-level parking garage containing approximately 351 parking spaces.
Preliminary Recommendation: Approval with Conditions.
SPEAKER(S):
(+) Glenn Rescalvo - Project Architect
- This is a world-class residential building.
- The project will add character to the San Francisco skyline.
- The outdoor space is a combination of spaces. There is ample space for sidewalks to allow for street furniture.
- The atrium has ample seating, landscaping and a water fountain.
- The garden terrace allows for ample seating and is accessible from the street and the atrium.
- There is retail along the first floor façade.
(+) Phillip Ahrens - Founding Partner of Millennium Partners
- The structure will respect the skyline of San Francisco.
- The project will bring 24-hour activity to the Transbay neighborhood.
- The project is compatible with the Downtown Plan.
- They coordinated the design with the surrounding neighborhood associations.
- There will be 610 full time jobs, there will be millions of dollars to contributions, and there will be annual payments of taxes, which will generate fees to fund the Transbay renovation project.
- They are investing millions of dollars in improving the streetscape.
- There will be a transportation broker who will coordinate the transportation services to the area.
- There is one significant disagreement, which is in the area of parking. Families with children need an independently accessible space for their cars. They are prepared in their compromise to allow the other spaces for the other units to exist as tentative spaces.
(+) Jim Salinas - San Francisco Building and Construction Trades Council
- He read a letter from Stan Warren who is the president of the San Francisco Building and Construction Trades Council who is in full support of this project because this will open thousands of construction jobs.
(-/+) Sue Hestor
- She has issues with the circulation because the project sponsor is asking for a lot of parking spaces.
- The area is the most congested section of the area.
- The pedestrian bridge should be removed.
- She cares more about the pedestrian traffic going from north to south.
- How is this project going to be an incentive to walk?
- There should be a requirement to take down the Beale Street pedestrian bridge.
(+) Anita Hill- Executive Director of the Yerba Buena Alliance
- This is at last a tangible and high quality project that she expects to be built soon.
- This project is near ample public parking and public transportation.
- She read a letter from Charles Edwin Chase, President of the San Francisco Architectural Heritage who is in support of the project.
(+) Sidney Martin
- He has been working with Millennium Partners for many years.
- This project adds to employment, which is needed in the area.
- This project gives the respectability to Millennium Partners who worked closely with community groups.
- This is another project that will help and enhance the City.
(+) John Elberling - Executive Director of Tenants Association
- He recommends this project because this project will begin to turn the Transbay Terminal area around.
- There is extreme mediocrity in various buildings that were built in the 80s. This project has design quality.
- Millennium Partners has always honored their word and kept their promises to the community.
(+) Don Marcos - South of Market Employment Center
- The project falls under the City's Hiring program so he is very much in support of this project.
- Millennium Partners have contributed to training programs.
(+) Norman Rolfe
- One of his concerns about this project has been addressed with the accommodations of the Caltrain extension.
- He just hopes that that is the way it goes.
- Regarding the parking, he urges the Commission to respect the parking proposed.
- The residential parking should be raised to 1-to-4.
(+) Jeffrey Liebovitz
- This project is a great addition to his neighborhood.
- He urges the Commission to approve the parking that Millennium Partners is requesting.
- He requested Inclusionary housing as well and hopes that this will be a condition.
- The developer should pay into some kind of fund for the residential component.
ACTION: CEQA Findings Adopted
AYES: Antonini, Boyd, Hughes, S. Lee, W. Lee
ABSENT: Bradford Bell and Feldstein
MOTION: 16622
ACTION: Approved as Amended: Work with property owner at 201 Mission Street to facilitate removal of pedestrian bridge and escalator at Beale and Mission Street intersection.
AYES: Antonini, Boyd, Hughes, W. Lee
NAYES: S. Lee
ABSENT: Bradford Bell and Feldstein
MOTION: 16624
13b. 2001.0792E!KXC (A. LIGHT: (415)558-6254)
301 MISSION STREET - south side of Mission Street, Lots 1 and 17 in Assessor's Block 3719 - Request under Planning Code Sections 157, 158, 223(p) and 303 for a Conditional Use Authorization to allow a major non-accessory parking garage not open to the public; and Planning Code Sections 216(b)(i) and 303 for a Conditional Use Authorization to allow hotel use in a C-3-O District. The project lies within a C-3-O (Downtown Office) District and within a 550-S/400-S Height and Bulk District. The proposed project will be constructed on a site containing three existing two-to-six story commercial structures containing approximately 100,000 square feet of office space with some ground level retail uses. The site also contains a vacant parcel that is the former site of a 126,732 square-foot office building that was red-tagged and demolished after the Loma-Prieta earthquake. A letter of determination dated July 8, 2002 from the Zoning Administrator determined that the development site had an office space credit of 126,732 square feet because the demolition of the red-tagged office building was involuntary on the part of the property owner. The proposal is to demolish the existing three structures and construct an approximately 900,000 gross square-foot structure consisting of a 58-story, 605-foot tall tower on the western portion of the site, containing approximately 320 residential units, approximately 120-units of extended stay hotel rooms, and ground floor retail uses; a 43-foot tall glass-enclosed central atrium; a 9-story, 125-foot tall office structure with approximately 130,000 gross square feet of office space, with ground level retail uses on the eastern portion of the site; and an underground four-level parking garage containing approximately 351 parking spaces. Pursuant to Planning Code Sections 313 and 314, the Department has determined that the project would result in the net addition of 164,800 square feet of gross floor area of hotel use, requiring payments to the Jobs-Housing Linkage Program and the Citywide Affordable Childcare Fund.
Preliminary Recommendation: Approval with Conditions, including reduction of the amount of proposed parking.
SPEAKER(S): Same as those listed for Item 13a.
ACTION: Approved with Conditions as Amended:
1. Reduction of independently accessible parking spaces from 280 to 184.
2. Increase in tandem parking spaces from 71 to 171.
3. Minimum of four car share spaces with the potential to expand to eight car share spaces if demand warrants.
AYES: Antonini, Boyd, Hughes, W. Lee
NAYES: S. Lee
ABSENT: Bradford Bell and Feldstein
MOTION: 16623
14. 2000.1229EK/2003.0596ZMCK (D. ALUMBAUGH: (415) 558-6601)
BRYANT STREET RESIDENTIAL TOWER - on the western side of Seawall Lot #330, being an approximately 22,600 square-foot-portion of Assessor's Block 3771, when subdivided in accordance with a Purchase and Sale Agreement approved by the Port Commission on March 25, 2003, and by the Board of Supervisors July 15, 2003. The block is bounded by Bryant Street, Beale Street and The Embarcadero. -- Request to adopt the CEQA findings for a proposed reclassification of the site's height and bulk district from 105-F to 220-G and conforming General Plan Amendments. The zoning is Heavy Industrial (M-2) and Waterfront Special Use District No. 3. The Planning Commission certified a Final Supplemental Environmental Impact Report (FSEIR) for a Cruise Terminal Mixed Use Project, including this site, in November 2002.
Preliminary Recommendation: Approval
SPEAKER(S):
(+) Byron E. Rhett - Planning Director for the Port of San Francisco
- The condos on the site are a mixed-use development with general office, maritime office, etc.
- The development will generate economic benefits like union and blue-collar jobs, etc.
- This project will generate funds to sponsor the Bryant Street Warf.
- He feels that they have arrived with a win-win project.
- There will be millions of dollars invested in the pier renovation.
(+) Dan Howard - Vice President Freedman Architects
- This location is a spectacular location.
- The building will contain 136 units.
- They have incorporated below market rate units as well as market rate units.
- The building has two distinctive shoulders, these shoulders allows the glassy corners to appear light and airy.
(-) Sue Hestor
- The building has a mechanical room at the top of the building that does not look very good.
- What is missing is the perspective when one is driving across the bridge.
- She passed to the Commissioners the fundamental requirements for downtown buildings.
(+) Jim Salinas - San Francisco Buildings and Trade Council
- He is here to support this project because it will greatly benefit San Francisco.
- He is asking that the Commission approve this project because the project sponsor is committed to making all jobs union.
(+) Andrew Brooks - Rincon Point/South Beach Homeowners Association
- The association is in full support of this project.
- This is the result of almost three years of work from the Port, the Planning Department and neighborhood associations.
- They did not get everything that they wanted but the important issues have been met.
- This project fits well with the Northeast Waterfront Plan.
(+) Jim Haas - Senior Member of the Rincon Point CAC
- The developer has worked very closely with his association over the last five or six years.
- There are great public benefits from the project.
- His organization was eager to have a full block of affordable housing.
- Putting affordable housing on this property is going to be very time consuming and would require State legislation. The developer indicated that they could not take on the task. The port indicated and promised that as soon as the cruise terminal project is approved and on it's way, they would take on the development of the rest of the property for affordable housing and take all the complicated steps to do this.
- He urged the Commission to approve this project today and begin the promised development of an affordable housing unit structure.
(+) Elen Jonk - Executive Director of the San Francisco Bay Planning Coalition
- This project represents two important aspects of planning. This project is not an isolated one. It represents a very exciting and emerging shoreline. This is a perfect example of merging different ideas. The regional agencies all looked at this and balanced the needs of public trust considerations.
(+) Jeffrey Leibovitz
- The developer has done an excellent job for the City.
- This is something that many people can be proud of.
- This project will pay millions of dollars to develop the Bryant Street Warf.
ACTION: CEQA findings adopted
AYES: Antonini, Boyd, Hughes, S. Lee, W. Lee
ABSENT: Bradford Bell and Feldstein
MOTION: 16625
15a. 2003.0596Z (D. ALUMBAUGH: (415) 558-6601)
BRYANT STREET RESIDENTIAL TOWER - on the western side of Seawall Lot #330, being an approximately 22,600 square-foot-portion of Assessor's Block 3771, when subdivided in accordance with a Purchase and Sale Agreement approved by the Port Commission on March 25, 2003, and by the Board of Supervisors July 15, 2003. The block is bounded by Bryant Street, Beale Street and The Embarcadero. -- Request by the Port of San Francisco to amend the Zoning Map (Planning Code Section 302) to reclassify the height and bulk districts for part of Seawall Lot 330 from 105-F to 220-G. The zoning is Heavy Industrial (M-2) and Waterfront Special Use District No. 3. The Port has requested to amend Map 2 referred to in Policy 10.26 in the Northeastern Waterfront Area Plan of the City's General Plan (Planning Code Section 340) to reflect the requested height and bulk change from 105-F to 220-G. The Planning Commission certified a Final Supplemental Environmental Impact Report (FSEIR) for a Cruise Terminal Mixed Use Project, including this site, in November 2002.
Preliminary Recommendation: Approval
SPEAKER(S): Same as those listed for Item 14.
ACTION: Approved
AYES: Antonini, Boyd, Hughes, S. Lee, W. Lee
ABSENT: Bradford Bell and Feldstein
RESOLUTION: 16626
15b. 2003.0596M (D. ALUMBAUGH: (415) 558-6601)
BRYANT STREET RESIDENTIAL TOWER - on the western side of Seawall Lot #330, being an approximately 22,600 square-foot-portion of Assessor's Block 3771, when subdivided in accordance with a Purchase and Sale Agreement approved by the Port Commission on March 25, 2003, and by the Board of Supervisors July 15, 2003. The block is bounded by Bryant Street, Beale Street and The Embarcadero. -- Request by the Port of San Francisco to adopt conforming amendments to Map 2 referred to in Policy 10.26 in the Northeastern Waterfront Area Plan of the City's General Plan to reflect the requested height and bulk change from 105-F to 220-G. The zoning is Heavy Industrial (M-2) and Waterfront Special Use District No. 3. The Port has requested height and bulk change from 105-F to 220-G. The Planning Commission certified a Final Supplemental Environmental Impact Report (FSEIR) for a Cruise Terminal Mixed Use Project, including this site, in November 2002.
Preliminary Recommendation: Approval
SPEAKER(S): Same as those listed for Item 14.
ACTION: Approved
AYES: Antonini, Boyd, Hughes, S. Lee, W. Lee
ABSENT: Bradford Bell and Feldstein
RESOLUTION: 16627
15c. 2003.0596C (D. ALUMBAUGH: (415) 558-6601)
BRYANT STREET RESIDENTIAL TOWER - on the western side of Seawall Lot #330, being an approximately 22,600 square-foot-portion of Assessor's Block 3771, when subdivided in accordance with a Purchase and Sale Agreement approved by the Port Commission on March 25, 2003, and by the Board of Supervisors July 15, 2003. The block is bounded by Bryant Street, Beale Street and The Embarcadero. The zoning is Heavy Industrial (M-2) and Waterfront Special Use District No. 3. -- San Francisco Cruise Terminal, LLC, has requested (1) Conditional Use Authorization under sections 240.3, 303 and 304 of the Planning Code to permit a Planned Unit Development (PUD) for the construction of a new 22-story, 220-foot tall, condominium tower with 135 to 145 condominium units (final number of units being determined as design develops); and (2) PUD modifications under Planning Code section 304 for the following: rear yard setback requirement (Planning Code Section 134); the required independently accessible parking spaces (Planning Code Section 151) to allow up to 10 of the required on-site parking spaces to be tandem; on-site loading spaces (Planning Code Section 152) to allow loading from on-street loading areas where 2 on-site spaces are required; dwelling unit density (Planning Code Section 215) and associated floor area ratio (Planning Code Sections 240.3 and 124) to allow increased dwelling unit density and floor area ratio. The Planning Commission certified a Final Supplemental Environmental Impact Report (FSEIR) for a Cruise Terminal Mixed Use Project, including this site, in November 2002.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S): Same as those listed for Item 14.
ACTION: Approved with Conditions to amend the car share language (in the event the Planning Commission adopts new streetscape controls or guidelines within 18 months of the date of approval.
AYES: Antonini, Boyd, Hughes, S. Lee, W. Lee
ABSENT: Bradford Bell and Feldstein
MOTION: 16628
16. 2003.0244C (M. SNYDER: (415) 558-6891)
2101 BLOCK OF BRYANT STREET & 2830 20TH STREET - (the site formerly referred to as Bryant Square), located on the block bounded by Bryant, 19th, York, and 20th Streets; Lots 60, 62, and 63 in Assessor's Block 4080 - Request for Conditional Use Authorization to allow [1] the construction of dwelling units in C-M (Heavy Commercial) and M-1 (Light Industrial) Districts pursuant to Planning Code Section 215(a), [2] an exception to Bulk Limits pursuant to Planning Code Section 271 and [3] a Planned Unit Development (PUD) pursuant to Planning Code Section 304 to modify Code Sections including (i) the dwelling unit density limits of Section 215, (ii) the rear yard requirements of Section 134, (iii) the dwelling unit exposure requirements of Section 140, and (iv) the usable open space requirements of Section 135. The subject property is within both a C-M and an M-1 Zoning District and a 65-B Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
Re: Continuance
Dan Kingsly
- He is a partner with SKS Investments who is the project sponsor.
- Over the past five months, they have met with approximately 60 neighbors to the project.
- What they are proposing has been well received by the neighbors.
- They have also been given some constructive design criticism that they are doing their best to respond to. In addition, they have met several times with representatives of the Mission Anti-Displacement Coalition.
- SKS and the Mission Anti-Displacement Coalition have been working well together. And collectively they feel it would be beneficial for them to have some more time to continue their discussions and explore ways of resolving their differences.
- This is the reason why they are requesting this project be continued to September 18.
ACTION: Without hearing, item continued to September 18, 2003
AYES: Antonini, Hughes, S. Lee, W. Lee
ABSENT: Bradford Bell, Boyd and Feldstein
17. 2002.1010C (M. LUELLEN (415) 558-6478)
1300 POLK STREET on the northeast corner of Polk and Bush Streets; Lots 004A & 004B in Assessor's Block 0668: Request for Conditional Use authorization pursuant to Planning Code Section 303 for nonresidential use size of 3,000 square feet and above; and use above the ground floor for a place of worship. The proposed project is to construct a two-story (plus mezzanine ) church ("First Congregational Church of San Francisco") 50 feet in height (excluding steeple), that is intended to contain about 160 seats and approximately 13,000 square feet in area. The existing one-story over basement commercial building containing a bar and two vacant storefronts would be demolished. The proposed new structure will contain community meeting rooms, a fellowship hall, a chapel, a mezzanine, and an approximately 40-foot high sanctuary. No off-street parking is proposed or required. The subject property is in the Polk Street NCD (Neighborhood Commercial District) zoning district and a 65-A height and bulk district.
