Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, February 22, 2001
1:30 PM
Regular Meeting
PRESENT:
Baltimore, Chinchilla, Fay, Joe, Salinas, Theoharis
ABSENT:
None
THE MEETING WAS CALLED TO ORDER BY PRESIDENT THEOHARIS
AT 1:40 p.m.
STAFF IN ATTENDANCE: Gerald G.
Green, Director of Planning; Larry Badiner, Zoning Administrator; Isolde
Wilson; Costolino Hogan; David Alumbaugh; Paul Lord; Darwin Helmuth; Paul
Maltzer; Michael Kometani; Adam Light; Kelley LeBlanc; Allison Borden;
Nora Priego, Transcription Secretary; Linda Avery, Commission Secretary
A. ITEMS
PROPOSED FOR CONTINUANCE
1a. 2000.171CX
(MILLER: 558-6344)
466 BUSH STREET - north side between Grant Avenue and Kearny
Street, Lot 42 in Assessor’s Block 270.
Request for Determination of Compliance pursuant to Section 309
with respect to a proposal to construct a 10-story hotel approximately
99 feet in height and containing approximately 91 guest rooms, also involving
a request for exceptions to Planning Code standards for building height
and bulk (Sections 263.8 and 272, et seq.) -- in a C-3-R (Downtown Retail)
District and a 80-130-F Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of February 8, 2001)
(Proposed for continuance to March 1, 2001)
SPEAKER(S): None
ACTION: Continued
to March 1, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
1b. 2000.171CX
(MILLER: 558-6344)
466 BUSH STREET - north side between Grant Avenue and Kearny
Street, Lot 42 in Assessor’s Block 270.
Request for authorization of a Conditional Use for modification
of a previously imposed condition (time limit for start of construction
Motion No. 14797) for a hotel containing approximately 91 rooms in a C-3-R
(Downtown Retail) District and a 80-130-F Height and Bulk District.
Preliminary
Recommendation: Approval with conditions
(Continued from Regular Meeting
of February 8, 2001)
(Proposed for continuance to March 1, 2001)
SPEAKER(S): None
ACTION: Continued
to March 1, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
2a.
2000.264CD
(MARTIN: 558-6616)
1087 MISSISSIPPI STREET
- east side between 23rd and 25th Streets, Lot 049 in Assessor’s Block
4224. Request for a Conditional-Use
Authorization to allow the construction of two dwelling units in an M-1
(Light Industrial) Zoning District and the Industrial Protection Zone
Buffer per Planning Code Section 215(a); Planning Commission Resolution
No. 14861 and a 40-X Height and Bulk District.
Preliminary
Recommendation: Disapproval
(Proposed for continuance to March 15,
2001 March 22, 2001)
SPEAKER(S): None
ACTION: Continued
to March 22, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
2b. 2000.264CD
(MARTIN: 558-6616)
1087 MISSISSIPPI STREET
- east side between 23rd and 25th Streets, Lot 049 in Assessor’s Block
4224. Request for staff-initiated
Discretionary Review for the demolition of an existing, vacant industrial
building and construction of housing and office use in an existing industrial
building space in an M-1 (Light Industrial) Zoning District and the Industrial
Protection Zone Buffer per Planning Commission Resolution Nos. 14861 and
16079, and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review
(Proposed for continuance to March 15,
2001 March 22, 2001)
SPEAKER(S): None
ACTION: Continued
to March 22, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
3a.
2000.863BV
(WONG: 558-6381)
2712 MISSION
STREET - The subject property seeks an authorization for a proposed
office development under the smaller building reserve, pursuant to Planning
Code Section 321. The proposal is for a change of use from "Retail"
to "Office" and for the renovation and expansion of an existing
27,831 gross-square-foot building into a 30,847 gross-square-foot building
by enlarging a mezzanine within the existing structure.
The subject property falls within a NC-3 (Moderate Scale Commercial
District) Zoning District and a 50-X/80-B Height and Bulk District.
Preliminary Recommendation:
Disapproval
(Continued from Regular
Meeting of February 15, 2001)
(Proposed
for continuance to March 15, 2001)
SPEAKER(S): None
ACTION: Continued
to March 15, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
3b. 2000.863BV
(WONG: 558-6381)
2712
MISSION STREET - The subject property seeks a parking variance for
the reduction of required off-street parking, pursuant to Planning Code
Section 151. The project proposes
to provide five parking spaces for the conversion of 30,847 gross square
feet of office space on a site, which presently provides no off-street
parking spaces. The subject property falls within a NC-3 (Moderate
Scale Commercial District) Zoning District and a 50-X/80-B Height and
Bulk District.
(Continued
from Regular Meeting of February 15, 2001)
(Proposed for continuance to March 15, 2001)
SPEAKER(S): None
ACTION: Continued
to March 15, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
4. 2000.1078D
(SIDER: 558-6897)
531 KANSAS STREET
- east side between Mariposa and 18th Streets, Lot 008J in
Assessor's Block 4009. Request
for Discretionary Review of building permit application number 2000.08.14.7852.
The proposal is to (1) add a third story, (2) construct a horizontal
expansion of the existing 1st and 2nd levels, and
(3) enlarge the rear deck of a single-family dwelling. The site is within
an RH-3 (Residential, House, Three-Family) District and a 40-X Height
and Bulk District.
Preliminary Recommendation:
Do not take Discretionary Review and approve building permit as proposed.
(Proposed for continuance to March 22, 2001)
SPEAKER(S): None
ACTION: Continued
to March 22, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
5. 1999.210E
(BLOMGREN: 558-5979)
3620 ‑ 19th STREET
- within the block bound by 18th Street, Guerrero Street, 19th Street
and Oakwood Street, Assessor's Block 3587, Lots 18, 68, and 70. Appeal
of a Preliminary Negative Declaration. Proposed new construction of
five two‑, three‑, and four‑story buildings containing
a total of 43 dwelling units. The site currently has a 32-space parking
lot, which is accessed by a gate on Oakwood and a facade of an industrial
building at the 3620 19th Street frontage, which would be demolished. The new buildings would reach a maximum height of 40 feet in a 40‑X
height/bulk district. Lots 68
and 70 are located in a RH‑2 (Residential House, Two‑Family)
zoning district. Lot 18 is located
in a RH‑3 (Residential House, Three‑Family) Zoning District.
Preliminary Recommendation: Uphold Preliminary Negative
Declaration
(Continued from Regular Meeting of January 11, 2001)
(Proposed for continuance to March 22, 2001)
SPEAKER(S): None
ACTION: Continued
to March 22, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
6. 2000.1092C
(MEHRA: 558-6257)
3632-38 SACRAMENTO
STREET - north side between Spruce and Locust Streets; Lot
9 in Assessor's Block 1011. Request
for Conditional-Use Authorization pursuant to Planning Code Section 724.53,
to allow Business or Professional Service on the first floor of the subject
property. The legal use of the
building includes a restaurant (Tuba Garden, which is now vacant) on the
first floor and a dwelling unit on the second floor. The second floor
dwelling unit was converted to office use and is currently occupied by
a property management firm. The
proposal is to convert the restaurant space to a business or professional
service on the first floor and restore one parking space in the basement. Since the Planning Code does not permit business
or professional service use above the first floor, the project is required
to restore the dwelling unit at the second floor level. The subject property is located in the
Sacramento Street NCD (Neighborhood Commercial District) with a 40-X Height
and Bulk District.
Preliminary Recommendation: Disapproval
(Continued
from Regular Meeting of January 11, 2001)
(Proposed for continuance to March 22, 2001)
SPEAKER(S): None
ACTION: Continued
to March 22, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
7. 2000.585E
(JAROSLAWSKY: 558-5970)
428 8th Street - Appeal of a Preliminary Negative Declaration.
The property is on Lot 002
of Assessor's Block 3757. The
proposal includes the demolition of five existing structures on the project
site and the construction of a three-story, 105,500 square-foot structure. The project site is on 8th Street
with frontage on both 8th and Converse Streets. The subject site is within an SLI (Service
Light Industrial) District and a 40-X Height and Bulk District within
the South of Market District of the City of San Francisco. Two of the existing structures on the site are utilized as storage
sheds and the remaining three structures are vacant. The proposed new structure would entirely encompass
the subject site, be a maximum of 40 feet in height and contain three
stories. The project would include
an open courtyard and 100 below-ground parking spaces.
Preliminary Recommendation: Uphold Preliminary Negative Declaration
(Proposed for continuance
to March 22, 2001)
SPEAKER(S): None
ACTION: Continued
to March 22, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
8. 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
(Proposed
for continuance to March 22, 2001)
SPEAKER(S): None
ACTION: Continued
to March 22, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
9. 2001.006DD
(DiBARTOLO: 558-6291)
835 LOMBARD STREET
- between Taylor and Jones Streets, Lot 020
in Assessor’s Block 0073. The
proposal is to construct a new 425 square-foot rear addition on the fourth
floor and to remove the gable roof to create a flat roof and deck atop
the noncomplying structure at the rear of the subject property.
The height of the roof will be reduced from 20’-4" to 18’
in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height
and Bulk District.
Preliminary
Recommendation: Do not take Discretionary Review and approve the building
permit application with modifications
(Proposed for continuance
to April 5, 2001)
SPEAKER(S): None
ACTION: Continued
to April 5, 2001
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
B.
COMMISSIONERS' QUESTIONS AND MATTERS
10. Consideration of Adoption - draft minutes
of February 1, 2001
SPEAKER(S): None
ACTION: Approved
as corrected
AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis
ABSENT: Fay
11. Commission Matters
Commissioner Theoharis:
- She would
like to cancel the hearing date of January 3, 2002, since people are still
on holiday vacations.
- The Neighborhoods
2002 program has been continued to March 8, 2001.
- She received
a letter from the Ocean Avenue Renaissance Committee. The letter is asking for two things: 1) conditional
use permit for the Sunset Garage at 1298 Ocean Avenue; and 2) design guidelines
for Ocean Avenue.
- She would
like to have the first item placed under Director's Report when the Neighborhoods
2002 program is presented. The
other item she would like staff to calendar when they are ready.
C.
DIRECTOR'S REPORT
12.
Director's Announcements
None
13.
Review of Past Week's Events at the Board of Supervisors and Board
of Appeals
BOA: There were five items,
which are of interest to the Commission:
1) 993 Tennessee Street:
The Commission considered this item on March 2, 2000.
The Board overturned the Commission's decision.
2) 39 Ellert Street (Discretionary
Review). The Board upheld the
Commission's decision.
3) 175 Russ Street. The Commission considered this item on December
14, 2000. The Board upheld the
Commission's decision by a vote of +4-1.
4) 2051 Harrison (aka Bode
Gravel site). The Commission also
heard this item on December 14, 2000.
The Board upheld the Commission's decision by a vote of
+3-1.
5) 250 Sea Cliff Avenue
(Discretionary Review). This item
was considered by the Commission in February.
The Board upheld the Commission's decision by a vote of
+5-0.
14.
(BADINER: 558-6350)
240 –16th Street
– Status Report
(Continued from Regular
Meeting of February 15, 2001)
SPEAKER(S): None
ACTION: Continued
to a future date. The item will
be placed on the Commissioner's Action List.
15.
(BADINER: 558-6350)
Discussion of Planning
Code Requirements for Bay Windows
(Continued from Regular
Meeting of February 15, 2001)
- Jonathan Pearlman, Architect, raised this item during a public
comment portion of the calendar at a previous hearing. His question was how the Planning Department
was implementing the bay window provisions to the Planning Code, which
have been in place for a number of years but it hasn't been formally modified.
- What it states is that when a bay window is determined, what
is measured is the amount of glass. Earlier
bay windows did not have glass on the sides.
- The requirement was
that 50% of the areas of the vertical surfaces be of glass and that at
least 1/3 of that glass be on the face of the building, parallel to the
street and 1/3 of glass be on the side pieces of the window, perpendicular
to the street.
- He (ZA) hasn't heard that this is a big issue; he has spoken
to various architects that have not expressed concerns.
- He will continue to look further into this and will report
more information if either
Mr. Pearlman or the Commissioners have more questions.
16.
(ALUMBAUGH: 558-6601)
BETTER NEIGHBORHOODS 2002 – Informational Presentation regarding
Balboa Park Station Area Plan.
SPEAKER(S): None
ACTION: Without hearing, continued to March 8, 2001
AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas
ABSENT: Fay
D. CONSIDERATION
OF FINDINGS AND FINAL ACTION -- PUBLIC HEARING CLOSED
17.
1999.770DDDDD
(WILSON: 558‑6602)
567 ‑ 569 SANCHEZ
STREET - east side between
19th and Hancock Streets; Lot 032 in Assessor's Block 3585. The
proposal is to demolish an existing single‑family dwelling with
a detached garage and construct a new three-story plus attic-over-garage,
two‑family dwelling, in an RH‑3 (Residential, House, Three‑Family)
District and a 40‑X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve
the project with modifications.
(Continued
from Regular Meeting of February 1, 2001)
Note: On February 1, 2001, after public testimony, the Commission
closed the public hearing. A motion
of intent to take Discretionary Review and approve the staff recommendations
and reduce the height of the project, passed by a vote
+5 –1, Commissioner Joe voted No. Project
will be brought back to the Commission on February 22, 2001.
Public comment will only be allowed on accuracy of plans.
SPEAKER(S):
(+) Alice
Barkley
- She faxed
a letter requesting for the project be continued but she wanted to publicly
state the reason for the continuance.
- At around 10:00 p.m. last night, during the Board of Appeals
hearing, Ms. Hestor handed her a stack of papers, which included a request
for continuance as well as a brief submitted by Mr. Butler. She (Ms. Barkley) obviously did not have time
to review the material since she didn't get out of the Board of Appeals
hearing until 11:30 p.m.
- When she returned to her office she discovered that there
was a fax from Ms. Hestor, which arrived after the Board of Appeals hearing
had started. At that time, she
was already at the Board of Appeals hearing.
(-) Joseph
Butler
- Part of the problem Ms. Barkley has had is that he finished
his brief and distributed it to the Commissioners on Tuesday night.
The copy to staff and Ms. Barkley was delivered on Wednesday.
He also delivered a copy to Ms. Barkley during the Board of Appeals
hearing via Ms. Hestor. He realizes
that things should have been done in a more timely matter yet he received
information needed for the brief late.
ACTION: Continued to March 1, 2001
AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas
ABSENT: Fay
E. REGULAR CALENDAR
18.
(HOGAN: 558-6610)
PLANNING DEPARTMENT'S
PROPOSED WORK PROGRAM AND BUDGET FOR
FY 2001-2002 – Consideration of approval of a draft resolution adopting
the Planning Department's proposed work program and budget for fiscal
year 2001-2002. Note: The public hearing for this item was held on
February 15, 2001. Following public
testimony, the Commission continued the matter to February 22, 2001, for
action.
Preliminary
Recommendation: Approval
(Continued from Regular Meeting of February 15, 2001)
SPEAKER(S): None
ACTION: Approved
AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas
ABSENT: Fay
RESOLUTION: 16097
19.
(ALUMBAUGH: 558-6601)
BETTER NEIGHBORHOODS
2002 EIR CONSULTANT CONTRACT Consideration of a proposal to approve
a resolution authorizing the Director of Planning to enter into contract
with an environmental planning firm for funded work associated with the
Market and Octavia Neighborhood Planning project of the Better Neighborhoods
2002 program.
Preliminary Recommendation: Approval
SPEAKER(S): None
ACTION: Approved
AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas
ABSENT: Fay
MOTION: 16098
20. 2000.407Z
(LORD: 558-6311)
INNER SUNSET NEIGHBORHOOD
COMMERCIAL DISTRICT MAP AMENDMENT
Consideration of whether to initiate an ordinance amending
Zoning Maps to reclassify thirty-five commercial parcels in the vicinity
of Irving Street between 5th Avenue and 19th Avenue from current Small-Scale
Neighborhood Commercial District (NC-2) Zoning to Inner Sunset Neighborhood
Commercial District (NCD), and to reclassify one commercial parcel from
current Inner Sunset NCD Zoning to NC-2.
Parcels reclassified
from NC-2 to NCD:
Street Address
(Assessor’s Block/Lot) - 1644-1652 Irving Street (1733/022),
1634-1642 Irving Street (1733/022A), 1600-161 Irving Street (1733/019),
1550 Irving Street (1734/021), 1500-1512 Irving Street (1734/016B), 1100
Irving Street (1738/020), 1116-1120 Irving Street (1738/020A), 944-946
Irving Street (1740/025), 1200 9th Avenue (1742/051-052), 1297 6th Avenue
(1755/010), 1345 5th Avenue (1760/001), 447 Irving Street (1760/050),
425-427 Irving Street (1760/051), 421-423 Irving Street (1760/052), 501-519
Irving Street (1761/001), 1318-1322 7th Avenue (1761/033), 555 Irving
Street (1761/035), 531-533 Irving Street (1761/038), 525-529 Irving Street
(1761/039), 601-621 Irving Street (1762/001), 1310-1314 8th Avenue (1762/043),
647 Irving Street (1762/044), 635-641 Irving Street (1762/045), 627-633
Irving Street (1762/047), 701 Irving Street (1763/001), 737-741 Irving
Street (1763`/039B), 731-733 Irving Street (1763/040), 715-721 Irving
Street (1763/042A), 723-725 Irving Street (1763/043), 1135 Irving Street
(1767/042A), 1501-1505 Irving Street (1771/001), 1619 Irving Street (1772/016
- 018).
Parcels reclassified from NCD to NC-2:
Street Address (Assessor’s Block/Lot) - 1301 19th
Avenue (1774/001).
Preliminary
Recommendation: Adopt Draft Resolution to initiate and schedule a Public
Hearing for April 5, 2001
SPEAKER(S): None
ACTION: Initiation
Approved. Schedule a public hearing
for April 5, 2001.
AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas
ABSENT: Fay
MOTION: 16099
21.
(HELMUTH, 558‑5971)
REQUEST FOR AUTHORIZATION TO ISSUE A REQUEST FOR QUALIFICATIONS
(RFQ) FOR ENVIRONMENTAL REVIEW CONSULTATION SERVICES ‑ staff
requests that the Commission authorize the Director to issue a Request
for Qualifications to create a pool of qualified consultants and to use
an abbreviated Request for Proposals (RFP) process to select individual
consultants from the pool. Retention of consultants will assist Department
staffing analyzing potential environmental effects of future land use
planning projects during Fiscal Year 2001‑2002 and Fiscal Year 2002‑2003.
Preliminary Recommendation: Approval
SPEAKER(S): None
ACTION: Approved
AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas
ABSENT: Fay
MOTION: 16100
Note: Item 22 was taken out of order and followed
item 23.
22. 2001.0152R
(MALTZER: 558-6391)
Transbay Redevelopment Project Area Preliminary Plan
Formulation of Preliminary Plan and Finding of General Consistency
with the General Plan. All, or portions of Assessor's Blocks 3718,
3719, 3720, 3721, 3736, 3737, 3738, 3739, 3740, and 3749; being generally
the area bounded by Mission, Main, Folsom and Second Streets, together
with a portion of the Block bounded by Howard, Spear, Folsom and Main
Streets, and a portion of the Block bounded by Folsom, First, Harrison
and Second Streets. Formulation
of a Preliminary Plan for the Transbay Redevelopment Project Area, as
revised from a previous Preliminary Plan, and finding said revised Preliminary
Plan to be generally consistent with the San Francisco General Plan
Preliminary Recommendation:
Adopt Resolution formulating Preliminary Plan and finding said plan generally
consistent with General Plan
SPEAKER (S):
(+) Maria Ayerdi – Mayor's Office of Economic Development
and Mayor's Transbay Terminal/Caltrain Project Director.
- The reason
why this project is of such vast importance is because it addresses two
major issues of San Francisco--traffic congestion and lack of housing.
- The site
would be our own Grand Central Station at the current Transbay Terminal.
- The facility
would be a 5-level intermodal bus and rail transit station, which would
be a model for integrating regional, state and nation-wide public transportation.
- The new
facility will be an exceptional, environmentally sustainable station that
will provide service to AC Transit, Samtrans and Golden Gate Transit.
- The new
facility will also provide expanded service to MUNI and Caltrain Station
service.
- The parcel
surrounding the terminal will provide at least 3,000 housing units.
- Groundbreaking
is expected by 2003.
(+) Karen Oshburn – SMWM Architects – Professional Consultant
Team
- Showed
a Powerpoint presentation of the design of the new Transbay Terminal.
- There have
been various plans that have come forth regarding the design of the terminal
but none has had as much support from the various agencies.
- The current
design will allow excellent connection to the various transit services
of other cities.
- Using public
transportation is part of everyday life.
- All the
services will come into the terminal; that way people can access all these
services conveniently.
- Below grade
will have six tracks for Caltrain and high speed rail; the next level
up (ground surface) will access MUNI; the concourse level will contain
retail, the next level up will service AC Transit; the next level which
is a half level up will service Greyhound.
(+) Jim Haas – Member of the Transbay Citizen's Advisory
Committee for the Survey Area
- Everyone who has been involved in
this project has done a tremendous job and has been working very hard
to make this project happen.
- This project
will not receive Federal or State funds. The only way this will happen will be to use public properties as
well as tax increments.
- The CAC
has not taken a position on the detail plans.
He feels confident that they will endorse this project.
- There is
a consensus, at least among the CAC, that in the Rincon Hill area there
are opportunities for increased heights, for housing, incentives for adding
affordable housing along Folsom Street, etc.
So he hopes that the Commission and staff will again start working
on the Rincon Hill Rezoning.
(-) Lloyd Schlagle
- This is
a very busy and successful transit area.
- The proposal
is very disruptive. Also, the
voters had voted this proposal down before, meaning that this proposal
is not supported.
- When completed,
this area would be just too busy.
- The City
can save itself building this proposal since there is a transit facility
already.
- A moratorium
should be established on large office buildings since there are many already.
These types of constructions should be put on hold until the next
generation of builders.
- Presently
there are signs of being overbuilt.
(+) Clark Manus
- He would
encourage the Commission to approve this project.
- It's the
kind of project that this City needs.
ACTION: Approved
AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas
ABSENT: Fay
MOTION: 16102
Note: Item 23 was taken out of order and followed
item 21.
23. 2000.077G
(KOMETANI: 558-6478)
678 MISSION STREET ‑
north side between New Montgomery and Third Streets; Lot 21 in Assessor's
Block 3707. Request for approval
of a proposal to upgrade the existing building's architectural rating,
under Article 11 of the Planning Code, from "Category V, Unrated"
to "Category III, Contributory." The subject property is zoned
C‑3‑O (Downtown Office) District and is in a 300‑S Height
and Bulk District.
Preliminary Recommendation: Approval
SPEAKER (S):
(+) Stephen Becker – Executive Director of
the San Francisco Historical Society
- The society
is the official state historical society of the State of California.
The society is a private and non-profit organization.
- The society
moved to Mission Street in 1991 and is very proud to be part of the Yerba
Buena neighborhood.
- There are
many museums in the area now and many more that will be opening.
- The society
is very proud of the building they currently occupy because of its historic
beauty.
ACTION: Approved
AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas
ABSENT: Fay
MOTION: 16101
Note: Item
24 was taken out of order and followed item 22.
24a. 2000.552XBCV
(LIGHT: 558:6254)
199 NEW MONTGOMERY STREET
- east side between, and with secondary frontages on, Natoma and Howard
Streets, Lot 21, in Assessor’s Block 3722. Request under Planning Code Section 309 (Downtown Code) for Determinations
of Compliance and Exceptions, including an exception to the rear yard
requirements (Section 134(d)), an exception to the Separation of Towers
requirement (Section 132.1(c)) and an exception to the Reduction of Ground
Level Wind Current requirement (Section 148 (a)). The proposal is for the construction of a 15-story, 150-foot tall
building that would contain approximately 48,520 gross square feet of
office use, 100 dwelling units, 4,800 square feet of retail use, and 70
underground parking spaces to be located on the site of an existing commercial
surface parking lot. The proposed
project lies within a C-3-O (SD) (Downtown, Office) District and within
a 150-S Height and Bulk District.
Preliminary Recommendation:
Approval with conditions
(Continued from Regular
Meeting of February 8, 2001)
SPEAKER(S):
(+) Tom Monahan – Monahan Pacific – Project Sponsor
- He is excited about bringing this
project before the Commission. He
believes that this is an excellent design.
- They were able to raise the residential
component of this project therefore bringing in office space. Residential units will begin on the 5th
floor.
-
There has been very positive feedback for this project.
(+) Clark Manus – Heller Manus Architects - Project Architect
- Showed diagrams and went over the
design of the project.
- Currently there is a parking lot
on the site.
- This is a conservation district,
which will be reflected in the design of the building.
- The building will have ground floor
retail, three levels of office, and the remainder of the floors will contain
residential.
- The open space of this project
will be at the top.
- One of the amenities will have
an indoor park.
- The units on the residential floors
will be facing the street.
- There will also be parking below
grade.
- The art portion will have art from
Albert Pelley, world-renowned metal work artist.
(-) Lloyd Schlagle
- In the past four years the City
has approved plans to build on 10 ground-parking areas. This is not an improvement to the City.
- All of the buildings in this area
are commercial office buildings.
- This is not a residential area.
- This project is not necessary and
we should preserve the downtown parking lot that exists here.
ACTION: Approved
AYES: Baltimore, Chinchilla,
Joe, Salinas, Theoharis
ABSENT: Fay
MOTION: 16103
24b. 2000.552XBCV
(LIGHT: 558:6254)
199 NEW MONTGOMERY STREET
- east side between, and with secondary frontages on, Natoma and Howard
Streets, Lot 21, in Assessor’s Block 3722. Request under Planning Code Sections 320-325 (Office Development
Limitation Program) for a 15-story, 150-foot tall building with up to
48,520 gross square feet of office space, approximately 100 dwelling units,
4,800 square feet of retail space, and 70 parking spaces, to be located
on the site of an existing commercial surface parking lot.
Pursuant to Planning Code Section 313, the Department has determined
that the project would result in the net addition of approximately 48,520
square feet of gross floor area office use, requiring compliance with
the Office of Affordable Housing Production Program. The proposed project lies within a C-3-O (SD) (Downtown, Office)
District and within a 150-S Height and Bulk District.
Preliminary Recommendation:
Approval with conditions
(Continued from Regular
Meeting of February 8, 2001)
SPEAKER(S): Same as those listed in Item
24a.
ACTION: Approved
AYES: Baltimore, Chinchilla,
Joe, Salinas, Theoharis
ABSENT: Fay
MOTION: 16104
24c.
2000.552XBCV
(LIGHT: 558:6254)
199 NEW MONTGOMERY STREET
- east side between, and with secondary frontages on, Natoma and Howard
Streets, Lot 21, in Assessor’s Block 3722. Request for a Conditional-Use Authorization to allow non-accessory
parking. The proposal is for the
construction of a 15-story, 150-foot-tall building that would contain
approximately 48,520 gross square feet of office use, 100 dwelling units,
4,800 square feet of retail use, and 70 underground parking spaces, to
be located on the site of an existing commercial surface parking lot. The proposed project lies within a C-3-O (SD)
(Downtown, Office) District and within a 150-S Height and Bulk District.
Preliminary Recommendation:
Approval with conditions
(Continued from Regular
Meeting of February 8, 2001)
SPEAKER(S): Same as those listed in Item
24a.
ACTION: Approved
AYES: Baltimore, Chinchilla,
Joe, Salinas, Theoharis
ABSENT: Fay
MOTION: 16105
24d.
2000.552XBCV
(LIGHT: 558:6254)
199 NEW MONTGOMERY STREET
- east side between, and with secondary frontages on, Natoma and Howard
Streets, Lot 21, in Assessor’s Block 3722. Request under Planning Code Section 140 for a variance for dwelling
unit exposure. The proposal is
for the construction of a 15-story, 150-foot-tall building that would
contain approximately 48,520 gross square feet of office use, 100 dwelling
units, 4,800 square feet of retail use, and 70 underground parking spaces,
to be located on the site of an existing commercial surface parking lot. The proposed project lies within a C-3-O (SD)
(Downtown, Office) District and within a 150-S Height and Bulk District.
(Continued from Regular
Meeting of February 8, 2001)
SPEAKER(S): Same as those listed in item
24a.
ACTION: Zoning
Administrator closed public hearing and granted the variance
25.
2000.134X
(LeBLANC: 558-6351)
115 STEUART
STREET a.k.a. 110-116 THE EMBARCADERO - a through lot from Steuart
Street to The Embarcadero between Mission and Howard Streets, Lot 002
in Assessor’s Block 3715. Request
under Planning Code Section 309(g) for City Planning Commission Review
related to Compliance with Section 138 for the Project proposed in Building
Permit Application No. 2000/12/11/7669S/R1, which consists of the renovation
of an existing two-story-over-basement building at 115 Steuart Street,
and the addition of three new floors.
The modified building would contain up to 23,500 square feet of
net new office space and a 720 square-foot rooftop open space. The project lies within a C-3-O Zoning District and an 84-X Height
and Bulk District.
Preliminary Recommendation: Staff recommends that the Commission determine
not to conduct a hearing (pursuant to Section 309(g)).
SPEAKER(S):
(+) Andrew Junius – Reuben and Alter – Representative of Project Sponsor
- He's not going to speak much especially
since Ms. Hestor is not present.
- He agrees with everything that
the planner has said.
- The only reason they are here today
is because of a letter that Ms. Hestor sent to the Department, which was
dated January 16, 2001. This letter
doesn't even meet the minimum threshold of asking for a hearing under
Section 309(g). Under this section,
a person is supposed to identify modifications that one wants, state why
the modifications are necessary and what policies they might support and
state why there is something wrong with the project's open space and why
it doesn't comply with the code. Ms.
Hestor's letter doesn't state any of this.
ACTION: Determined not to
conduct a hearing.
AYES: Baltimore, Chinchilla,
Joe, Salinas, Theoharis
ABSENT: Fay
F. SPECIAL
DISCRETIONARY REVIEW HEARING
At Approximately
4:40 p.m. the Planning Commission convened
into a Special Discretionary Review (DR) Hearing.
26.
2000.097DD
(BORDEN: 558-6321)
2210 43rd Avenue - east side, between Rivera and Santiago Streets, Lot 041 in
Assessor’s Block 2307. Request
for Discretionary Review to add a third story to the existing two-story
single-family home. The front wall of the addition would be set back 3
feet from the existing front building wall and will have a balcony at
the roof of the second story. The plans have been revised to make the
rear wall of the new story even with the existing rear building wall,
in the RH-1 (Residential, House, One-Family) District and a 40-X Height
and Bulk District. Preliminary Recommendation: Take Discretionary Review
and approve the Building Permit Application with modifications.
SPEAKER(S):
(-) Carol Ann Sanders – DR Requestor
- She is concerned about her view
and the neighborhood.
- There aren't any houses in the
neighborhood this tall.
- She is concerned about the impact
there will be on parking.
- The proposed construction will
have eight rooms, which is just too much.
- She submitted a letter from a neighbor
who has her same concerns.
(-) Antoinette Bolonokoft – 2nd DR Requestor
- She lives across the street from the proposed project.
- Her concern in the impact the project
will have on the neighborhood since this building is just too large for
the area.
- She doesn't have any problems with
the addition but she is not in agreement with the design.
- This project will not fit in, even
with the three-foot setback.
- She agrees with the planner on
many things but other items are just not right.
(-) Ray O'Leary
- He lives across the street from
the proposed project.
- He has been a resident of this
block for 46 years.
- He just surveyed 300 houses and
there are no vertical additions. There
have been horizontal ones but not vertical.
- The neighborhood is so uniform
that this structure will change the image.
A box-like structure just does not fit into the neighborhood.
- If it could be modified, he would
go along with it.
(-) Raul Artiga
- He agrees with the comments the
previous neighbors have stated.
- He would also like to have the
3rd floor addition removed.
- The addition can be done horizontal
with no problem.
- He provided some plans for the
Commissioners with the design he recommends.
(+) Annie Chong – Project Sponsor
- She and her sister are proposing
this project.
- The proposed project will be a
single-family home.
- They will be removing one of the
bedrooms on the second floor to make a bigger living room.
- It is her culture to have all her
family together. Right now there
are seven family members living there.
They don't have any intention to have more people living there.
- There are various two and three-story
buildings in the neighborhood.
- They have spoken to a lot of people,
which are in support of the project.
Many people are working so she didn't feel comfortable enough to
ask them to come to the hearing.
- There are not going to be additional
people living there so there will not be additional parking problems.
(+) Ann Berry – Neighbor
- She loves all her neighbors.
She is very honored to have the project sponsor's family as neighbors
for 10 years. They always keep the home clean. Their family is large but they are very united.
- She doesn't mind the construction
to be vertical.
- Families are very important.
(+) Ana Chong – Co-Sponsor
- She is married and has a son.
Since he was born, the three of them were sharing a room.
- She would like to have more room
so that their son can have his own room.
- She would like the Commission to
approve the project.
ACTION: Take DR and approve
project with modifications.
AYES: Baltimore, Chinchilla,
Joe, Salinas, Theoharis
ABSENT: Fay
27.
2000.1009D
(BORDEN: 558-6321)
2634 25th Avenue - east side between Vicente and Wawona Streets, Lot 044 in Assessor’s
Block 2472. Request for Discretionary
Review to construct a one-story vertical addition to the existing two-story,
single-family home. This addition will be set back 5’-8" from the
existing front building wall, and will stop 3’-6" short of the existing
rear building wall. A portion of the roof deck proposed to the rear of
the addition, which houses a fire escape, would overhang the rear yard
by 4’-10" in the RH-1 (Residential, House, One-Family) District and
a 40-X Height and Bulk District.
Preliminary Recommendation:
Do not take Discretionary Review and approve the Building Permit Application
as submitted.
SPEAKER (S):
(-) Roger Wong – DR Requestor
- As soon as he became aware of the project, he was concerned
that the proposed project would block his sunlight.
- He contacted the project sponsor
in order to reach a compromise so that at least his light well would not
be blocked.
- He wasn't able to contact the project
sponsor so he contacted a neighborhood association. When a meeting was scheduled, the project sponsor did not show up.
- So he figured that applying for
a Discretionary Review would be the way to go about it.
- He bought his house because it
has a lot of light and air. Neighbors
should respect other neighbors.
- There is also a potential problem
of leakage between the buildings. This
concern was brought to the architect but the architect did not respond.
- A side setback would eliminate
many problems.
- He has no objection to development
but it should not be done at his expense.
- He passed to the Commissioners
a petition signed by various neighbors who are in support of the project
and agree to the good-neighbor modifications to the design.
(-) did not state name
- She lives near the proposed project.
- She is concerned about having a
third story built in her neighborhood.
- There is one house that has a third
story and it is an ugly thing.
- There is a lot of fog in the area
and creating a third story would block sunlight to the Wong's home, which
will cause mold and mildew in their home.
- A little consideration has to be
given.
(+) Robert Mins – Project Architect
- Susan Chong and he are pleased
to be working on a design for an addition that is respecting the neighborhood
pattern as well as being integrated with the neighborhood pattern as well.
- Some of the neighbors are concerned
that there is a boxed structure across the street and the neighbors feel
that the design he is proposing will be similar.
- He displayed pictures of the proposed
construction.
- This proposal is very close to
the planning design guidelines.
- They have added many architectural
elements that respect the neighborhood pattern.
- The addition follows the existing
block face and rhythm of the street.
- After meeting with the DR requestor
and reviewing some of the concerns of the neighbors, they have made revisions
for both the neighborhood and DR requestor.
- The DR requestor is concerned that
people hanging out from the fire escape balcony of the proposed construction,
could easily travel onto his roof. The architect has made various changes in order to solve this problem.
- The DR requestor disapproves of
Spanish-type tiles. But the predominant
look of the other homes is Spanish.
- He performed a shadow study and
he discovered that there would be no change in sunlight after the construction
compared to the current home design.
- The DR requestor claimed that due
to wind-blown rain, the DR requestor's drainage system would be overloaded.
He conducted a calculation and taking into consideration the vertical
wall, his downspout can handle 2.5 times the amount of water from a severe
storm.
ACTION: Take
DR and approve project as mended but removing the third floor rear screens.
AYES: Baltimore, Chinchilla,
Salinas, Theoharis
NAYES: Joe
ABSENT: Fay
28. 1999.811D
(PUTRA: 558-6233)
1660 MISSION STREET
- west side between South Van Ness Avenue and
Thirteenth Street, Lots 5 and 6 in Assessor’s Block 3512. Request for
Discretionary Review of Building Permit Application No. 2000 0515 0033,
to construct a six-story above grade level, approximately 76-feet-tall
addition with 25,365 gross square feet of office and 5,073 square feet
of parking at grade level. This is an addition to the existing 92,000-gross
square-foot city office building, of which 22,610 square feet are in an
underground garage, in a C-M (Heavy Commercial) District; and a 105-J
Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and
approve the Building Permit Application as revised.
SPEAKER(S): None
ACTION: Without hearing, continued to March 1, 2001
AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas
ABSENT: Fay
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))
SPEAKER(s): None
