(Continued from Regular Meeting of December 2, 2004)
SPEAKER(S):
(+) Joan Sakaya - Redevelopment Agency
- She is available for questions.
(+) Robert Foster - Founding Member of the Bay View Rotary
- He is very concerned about the Hunters Pont Bay View communities.
- He urges the Commission to expedite the process and break ground.
(+) Will Bass
- He hopes that the Commission will move this to the next level. This has been going on for many years.
- There are a lot of people who need these jobs.
(+) Ellouise Patton - Young Community Developers
- This project will provide many opportunities to many people.
- This creates a base for economic enhancement.
- She encouraged the Commission to look in favor of this project.
(+) Azalia Merrell - United Brotherhood of Carpenters
- She would very much like to see this project approved.
- This is a very important project for the neighborhood. It will enable them to progress economically.
- This project will allow the first-time apprentices to afford the homes.
(+) Jim Salinas - Carpenter's Union
- He has been involved in the discussions and is delighted to say that the discussions are going well.
- This project means good things for the residents of the Hunters Point Bay View area.
- He requested from the Commission move this project forward.
ACTION: Approved with the following amendment: Add the following to the draft Resolution: Further Resolved: that the approval of this interagency cooperation agreement is with the understanding that it applies only to the Phase I area.
AYES: Alexander, Antonini, Hughes, S. Lee, W. Lee, Olague
EXCUSED: Bradford Bell
MOTION: 16908
11. 2004.0882U D. ARGUMEDO: (415) 558-6284), S. SHOTLAND: (415) 558-6308)
DESIGN FOR DEVELOPMENT, HUNTERS POINT SHIPYARD REDEVELOPMENT PROJECT - Proposed endorsement of amendments to the Design for Development, Hunters Point Shipyard Redevelopment Project, endorsed by the Planning Commission by Resolution No. 14447 on August 28, 1997.
Preliminary Recommendation: Endorsement
SPEAKER(S): Same as those listed for Item 10.
ACTION: Approved endorsement
AYES: Alexander, Antonini, Hughes, S. Lee, W. Lee, Olague
EXCUSED: Bradford Bell
MOTION: 16904
12a. 2004.055EMR (D. ARGUMEDO: (415) 558-6284)
TRANSBAY REDEVELOPMENT PLAN - All, or portions of, Assessor's Blocks 3718, 3719, 3720, 3721, 3736, 3737, 3738, 3739, 3740, 3749 and 3764; 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. The Commission will consider a resolution to Adopt CEQA Findings regarding General Plan Amendments, and a General Plan Referral related to the Transbay Redevelopment Project.
Preliminary Recommendation: Approve the Draft Resolution Adopting CEQA Findings
SPEAKER(S):
(+) Maria Ayerdi - Executive Director of the Transbay Joint Powers Board
- The project will benefit various cities in the Bay Area. It will improve air quality, etc.
- The project will build a new neighborhood where currently there is surface parking.
- There will be six levels to the development.
- The new terminal will change the face of San Francisco.
(+) Mike Grisso - Project Manager
- This plan will generate hundreds of millions of dollars.
- This project will create a new neighborhood.
- This project has engaged in an extensive community process.
- The new neighborhood will have nearly 3,400 homes surrounding the new Transbay Terminal.
- The new neighborhood will be transit-oriented.
- All new housing will separate the parking cost from residential units.
- He hopes that the Commission will approve this project.
(+) Howard Strassner - Sierra Club
- They support this project.
- They support the zero requirements for parking.
- These are great projects but the parking should be reduced.
(+) Hope Whitney - Farella, Braun and Martel
- The Transbay documents that will be official and controlling will be cleaned up.
- She requested that the Commission require staff to confirm that the Design for Development is not a controlling document and that the Commission's action will not give the Design for Development any legal status.
(+) Paul Radulovich - Transportation for a Livable City
- Many aspects of this plan are extraordinary.
- The parking ratio should go down.
- There is certainly a market for units without parking.
(+) Peter Hartman
- He lives on one side of the project.
- There are various risks like financing, marketability, etc.
- Context, this project plans something new for San Francisco.
(+) Clark Manus
- This process has been going on since 1994.
- He encouraged the Commission to stay with the opportunities that this project brings and move forwarded.
- He is very anxious to see people use transit and walk.
(+) Reed Bement - Transbay CAC
- He lives on Folsom Street.
- He has an office in the Transbay area.
- He urged the Commission to support the matters today and move this forward.
- He urged the Commission to pass the matters today.
(+) Robert Meyers - Transbay CAC
- He has been serving on the Transbay Citizens Advisory Committee since 1992.
- He strongly supports the measures before the Commission.
- People own cars in California. Many people will walk to work but on the weekends people will use their cars.
- He supports the parking measures for this project.
(+) Norman Rolf - San Francisco Tomorrow/Member of the Transbay CAC.
- He has been a member of the Transbay CAC for the past 12 years.
- This is a very important project.
- Regarding parking: the way it is set up is the maximum.
- City Car share is going to be a part of all this.
- There is a good possibility that parking could be reduced.
- This project is going to be a great addition to the City.
(+) Azalia Merrill
- She is a carpenter and a native San Franciscan.
- This project allows carpenters to find work but also for the Union to work together with apprenticeship organizations.
- Once people are employed, they receive weeklong trainings every four to six months for a period of four years.
- Her first job through the City is why she became a successful carpenter.
ACTION: Approved
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, W. Lee, Olague
RESOLUTION: 16905
12b. 2004.055EMR (D. ARGUMEDO: (415) 558-6284)
TRANSBAY REDEVELOPMENT PLAN - All, or portions of, Assessor's Blocks 3718, 3719, 3720, 3721, 3736, 3737, 3738, 3739, 3740, 3749 and 3764; 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. The Commission will consider a resolution to Adopt Proposed Amendments to the General Plan under Planning Code Sections 340 and 306.3 (b) (3). The proposed General Plan amendments include amendments to the Transportation, Recreation and Open Space, and Urban Design elements, and the Downtown, South of Market, and Rincon Hill Area Plans. The amendments are necessary to find in conformity the Redevelopment Plan for the Transbay Redevelopment Project Area. The Proposed amendments to the General Plan were initiated by the commission at a public hearing on November 18, 2004.
Preliminary Recommendation: Approve the Draft Resolution
SPEAKER(S): Same as those listed for Item 12a.
ACTION: Approved
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, W. Lee, Olague
RESOLUTION: 16906
12c. 2004.055EMR (D. ARGUMEDO: (415) 558-6284)
TRANSBAY REDEVELOPMENT PLAN - The General Plan Referral includes General Plan conformity findings on the Transbay Redevelopment Plan and its companion documents (the Development Controls and Design Guidelines, and the Design for Development).
Preliminary Recommendation: Approve the Draft Resolution finding the Transbay Redevelopment Plan and its companion documents in conformity with the General Plan as amended.
SPEAKER(S): Same as those listed for item 12a.
ACTION: Approved
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, W. Lee
NAYES: Olague
RESOLUTION: 16907
13. 2004.0632R (D. ARGUMEDO (415) 558-6284)
WESTERN ADDITION REDEVELOPMENT PLAN, GENERAL PLAN REFERRAL ON - WESTERN ADDITION PROJECT AREA A-2 REDEVELOPMENT PLAN AMENDMENTS - Pursuant to Section 4.105 of the San Francisco Charter and Section 2A.53 of the San Francisco Administrative Code, Consideration of the General Plan Conformity findings of Amendments to the Western Addition Project Area A-2 Redevelopment Plan.
Preliminary Recommendation: Approve the Draft Resolution finding the Amendments are, on balance, in conformity with the General Plan.
SPEAKER(S): None
NOTE: Item on calendar in error. Item will be heard on December 16, 2004.
14. 2004.1132ZR (T. TAM: (415) 558-6325)
2350-19th AVENUE - east side between Taraval and Santiago; Lot 004G in Assessor's Block 2347 - Request for a zoning map amendment to allow rezoning of the subject property from P (Public) to RH-2 (Residential House, Two-Family) District.
Preliminary Recommendation: Approval
SPEAKER(S):
(-) Eileen Boken
- She is not in agreement with this proposal.
- She read a statement from the Golden Gate Beacon regarding this matter.
- The City is looking at selling surplus property.
- She believes that this property should stay as public use.
ACTION: Approved
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, W. Lee, Olague
RESOLUTION: 16909
15. 2004.1132ZR (T. TAM: (415) 558-6325)
2350-19th AVENUE - east side between Taraval and Santiago; Lot 004G in Assessor's Block 2347 - Request for a General Plan referral to allow rezoning of the subject property from P (Public) to RH-2 (Residential House, Two-Family) District and sale of the surplus property, with the proceeds deposited into the budget for the City.
Preliminary Recommendation: Approval
SPEAKER(S): Same as those listed for Item 14.
ACTION: Approved
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, W. Lee, Olague
RESOLUTION: 16910
16. 2003.1263E (T. CHAN: (415) 558-5982)
333 FREMONT STREET - Public Hearing on Draft Environmental Impact Report - Assessor's Block 3747, Lot 19 - The proposed project is an 85-foot-tall, eight-story, residential building of approximately 131,340 gross square feet (gsf) consisting of 88 dwelling units and about 88 underground parking spaces. Two existing two-story buildings on the site, which total approximately 30,417 square feet, would be demolished. The 329-333 Fremont Street building, constructed in approximately 1930, contains a basement level, which is accessible from a driveway on Zeno Place. The smaller, 347-349 Fremont Street Edwin W. Tucker & Co. building constructed in 1913 is a rated historic structure on the California Register of Historic Resources. The project site is located about mid-block on the eastern side of Fremont Street in the block bounded by Folsom, Fremont, Harrison, and Beale Streets. Vehicular access to the parking garage would be from Fremont Street on the northern side of the building. Pedestrian access would be from the south side of the building from a courtyard facing Fremont Street. The site is within the existing Rincon Hill Special Use District/Residential Sub-District, the RC-4 (Residential/Commercial High-Density) zoning district, and a 200-R height/bulk district, and within the proposed Rincon Hill Mixed Use District, and the proposed 350-R height/bulk district.
Preliminary Recommendation: Receive Comments. No action required.
Note: Written comments will be received at the Planning Department until 5:00 p.m. on December 14, 2004.
SPEAKER(S):
(+) Reed Bement - Rincon Hill Homeowners Association
- His association has been involved with the development of Rincon Hill.
- The plans are a result of a very open neighborhood process.
- They do not agree with the entire plan. There is much of it that is good.
- This project is pedestrian oriented.
- The question of what height and bulk is acceptable in the Rincon Hill has not been answered.
(+) Andrew Brooks - 201 Harrison Street/Baycrest Residential Association
- The project does not include family units.
- The EIR should provide for an alternative floor plan.
- It is important that the family units be mapped as 3-bedroom units.
- The project should allow owners the freedom to rent out the third unit as a stand alone 1 bedroom unit, until such time as the owner would need the third bedroom to accommodate an expanding family unit or other needs.
- Housing for families is a crucial element in building a new community at Rincon Hill.
(+) Richard Kaufman
- He encouraged the Commission to approve this project.
- The project provides much needed housing. It provides both private and public open space.
- This project is not a tower.
ACTION: No Action Required.
17. 2003.0228E (N. TURRELL: (415) 558-5994)
519 ELLIS STREET/430 EDDY STREET - Assessor's Block 0334, Lots 028 (south side between Hyde and Leavenworth Streets) and 008 (north side between Hyde and Leavenworth Streets) - Appeal of a Preliminary Mitigated Negative Declaration - The proposed project involves the development of 46 senior housing units on two separate lots. A five- story, 22- unit, 13,919 gross-square-foot (gsf) building would be constructed at 519 Ellis Street, and a five-story, 24-unit, 13,600-gsf building would be constructed at 430 Eddy Street. Each structure would be about 50-feet tall, and would include one off-street, accessible van parking space. Both of the vacant parcels are located in the block between Hyde and Leavenworth Streets in the Tenderloin neighborhood of San Francisco. The 519 Ellis Street parcel is approximately 3,781 square feet (sf) in size, and the 430 Eddy Street parcel is about 3,575 sf in size. The proposed project would require conditional use authorization for construction over 40 feet in a residential district, and variances for rear yard and exposure requirements. Both parcels are in an RC-4 (Residential-Commercial Combined, High Density) District, an 80-T height and bulk district, the North of Market Residential Special Use District #2, and the San Francisco Apartment/Hotel District, an unadopted survey area.
Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration
(Continued from Regular Meeting of December 2, 2004)
SPEAKER(S): None
ACTION: Upheld the Preliminary Negative Declaration
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, W. Lee, Olague
MOTION: 16911
18a. 2003.0228EKCV (K. AMDUR: (415) 558-6351)
519 ELLIS STREET - south side between Hyde and Leavenworth Streets, Lot 028, in Assessor's Block 0334 - Determination of Compliance under the California Environmental Quality Act, as described in the Final Mitigated Negative Declaration dated October 16, 2004 for the development of 22 senior housing units on an existing vacant lot used as surface parking. A five- story, 22- unit, 13,919 gross-square-foot (gsf) building would be constructed at 519 Ellis Street. The structure would be about 50-feet tall, and would include one off-street, accessible van parking space. The proposed project would require conditional use authorization for construction over 40 feet in a residential district, and a variance from the rear yard and dwelling unit exposure requirements. The subject parcel is zoned RC-4 Residential-Commercial Combined Districts, High Density), is within the North of Market Residential Special Use District #2 and is in an 80-T height and bulk district.
Preliminary Recommendation: Adopt the CEQA Findings
SPEAKER(S): None
ACTION: Approved adoption of CEQA findings.
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, W. Lee, Olague
MOTION: 16912
18b. 2003.0151EKCV (K. AMDUR: (415) 558- 6351)
519 ELLIS STREET - south side between Hyde and Leavenworth Streets, Lot 028, in Assessor's Block 0334 - Request for a Conditional Use authorization for a building exceeding 40 feet in height, to construct a 5-story, approximately 47-foot tall building, with 22 senior affordable housing units and one parking space on the subject lot, currently used as a parking lot. Conditional Use authorization is required in this District for a building exceeding 40 feet in height. Requests for variances from rear yard and dwelling unit exposure requirements will be considered concurrently by the Zoning Administrator. The property is located in an RC-4 Zoning District, the North of Market Residential Special Use District #2, and an 80-T Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S): None
ACTION: Approved with the following amended conditions of approval: delete item 1e and replace with the following language: 1e. That based upon the whole record, including the oral testimony presented to the Commission at the public hearing, and all other written materials submitted by all parties, the Commission hereby finds that the FMND reflects the independent judgment and analysis of the Commission, is adequate and complete, and there is no substantial evidence that the proposed Project could have a significant effect on the environment as shown in the analysis of the Negative Declaration. The Commission hereby adopts the FMND.
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, W. Lee, Olague
MOTION: 16913
18c. 2003.0151EKCV (K. AMDUR: (415) 558- 6351)
519 ELLIS STREET - south side between Hyde and Leavenworth Streets, Lot 028, in Assessor's Block 0334 - Request for Variances from rear yard and dwelling unit exposure requirements for a new 5-story, approximately 47 foot-tall building with 22 senior affordable housing units and one parking space on the subject parcel, which is currently used as a parking lot. The property is located in an RC-4 Zoning District, the North of Market Residential Special Use District #2, and an 80-T Bulk District.
SPEAKER(S): None
ACTION: The Zoning Administrator closed the Public Hearing and Granted the Variances.
19a. 2003.0228CVE (K. AMDUR: (415) 558-6351)
430 EDDY STREET - north side between Hyde and Leavenworth Streets, Lot 008, in Assessor's Block 0334 - Determination of Compliance under the California Environmental Quality Act, as described in the Final Mitigated Negative Declaration dated October 16, 2004, for the development of 24 senior housing units on an existing vacant lot used as surface parking. A five- story, 24- unit, 13,600 gross-square-foot (gsf) building would be constructed at 430 Eddy Street. The structure would be about 50-feet tall, and would include one off-street, accessible van parking space. The proposed project would require conditional use authorization for construction over 40 feet in a residential district, and a variance from the rear yard and dwelling unit exposure requirements. The subject parcel is zoned RC-4 Residential-Commercial Combined Districts, High Density), is within the North of Market Residential Special Use District #2 and is in an 80-T height and bulk district.
Preliminary Recommendation: Adopt the CEQA Findings
SPEAKER(S): None
ACTION: Approved adoption of CEQA findings.
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, W. Lee, Olague
MOTION: 16914
19b. 2003.0145CVE (K. AMDUR: (415) 558- 6351)
430 EDDY STREET - north side between Hyde and Leavenworth Streets, Lot 008, in Assessor's Block 0334 - Request for a Conditional Use authorization for a building exceeding 40 feet in height, to construct a 5-story, approximately 47-foot tall building, with 24 senior affordable housing units and one parking space on the subject lot, currently used as a parking lot. Conditional Use authorization is required in this District for a building exceeding 40 feet in height. Requests for variances from rear yard and dwelling unit exposure requirements will be considered concurrently by the Zoning Administrator. The property is located in an RC-4 Zoning District, the North of Market Residential Special Use District #2, and an 80-T Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S): None
ACTION: Approved
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, W. Lee, Olague
MOTION: 16915
19c. 2003.0145CV (K. AMDUR: (415) 558- 6351)
430 EDDY STREET - north side between Hyde and Leavenworth Streets, Lot 028, in Assessor's Block 0334 - Request for Variances from rear yard and dwelling unit exposure requirements for a new 5-story, approximately 47 foot-tall building with 24 senior affordable housing units and one parking space on the subject lot, which is currently used as a parking lot. The property is located in an RC-4 Zoning District, the North of Market Residential Special Use District #2, and an 80-T Bulk District.
SPEAKER(S): None
ACTION: The Zoning Administrator closed the Public Hearing and Granted the Variances.
20. 2004.0925C (M. LI: (415) 558-6396)
431 COLUMBUS AVENUE - west side between Green and Vallejo Streets, Lot 026 in Assessor's Block 0131 - Request for conditional use authorization to add a full bar (Type 47 ABC license) to an existing full-service restaurant (d.b.a. "Panta Rei"). No expansion of the building or the existing commercial space and no extension of the hours of operation, are proposed. The site is within the North Beach Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S): None
ACTION: Approved with Standard Conditions of Approval
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, Olague
ABSENT: W. Lee
MOTION: 16916
21a. 2001.0249EKCV (K. AMDUR: (415) 558-6351)
605 KEARNY STREET - west side between Sacramento and Commercial Streets, Lot 007 in Assessor's Block 0226 - Determination of Compliance under the California Environmental Quality Act, as described in the Final Mitigated Negative Declaration for the addition of one four-story residential unit to an existing 2-story commercial building. Conditional Use authorization is required for the construction of a building greater than 35 feet tall in this zoning district. Both parking and a rear yard/site coverage variances would be required and will be considered concurrently by the Zoning Administrator. Required open space would be provided on a rooftop terrace. The site is in the Chinatown Community Business (CCB) Zoning District and a 50-N Height and Bulk District.
Preliminary Recommendation: Adopt the CEQA Findings
(Continued from Regular Meeting of November 18, 2004)
SPEAKER(S):
(+) Tom Brown - Project Manager
- This project started in 2001.
- He thanked staff for all their help.
- The project sponsor has always wanted to work in the area.
- They did not know that the building was historic.
- The design of the project will respect the architecture of Chinatown.
(-) Erin Grucz
- Heritage is concerned about the scope of the project.
- One of the contributing elements of the project is its small scale relation to the settings.
- The roofline of the proposed addition is not consistent with the heights of the surrounding buildings.
- The transom was a defining element of the historic building and should not be left to interpretation.
- The historic glazed masonry replicated for repair purposes should not be utilized on the new addition.
- The addition setback is too shallow and upper stories should not project over the historic parapet.
ACTION: Hearing Held. Item Continued to February 10, 2005, to address design concerns. The public hearing was closed but will remain open to any design changes.
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, Olague
ABSENT: W. Lee
21b. 2001.0249EKCV (K. AMDUR: (415) 558-6351)
605 KEARNY STREET - west side between Sacramento and Commercial Streets, Lot 007 in Assessor's Block 0226 - Request for a Conditional Use authorization for a building exceeding 35 feet in height. The proposal is to add one four-story dwelling unit to an existing one-story commercial building on a small, approximately 700 square foot, 29.5-foot deep lot. The commercial unit on the ground floor would remain. The building would be 50 feet in height with the proposed addition. The addition, like the existing commercial building, would cover the entire small site. No parking would be provided. Both parking and a rear yard/site coverage variances would be required and will be considered concurrently by the Zoning Administrator. Required open space would be provided on a rooftop terrace. The site is in the Chinatown Community Business (CCB) Zoning District and a 50-N Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of November 18, 2004)
SPEAKE(S): Same as those listed for item 21a.
ACTION: Hearing Held. . Item Continued to February 10, 2005, to address design concerns. The public hearing was closed but will remain open to any design changes.
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, Olague
ABSENT: W. Lee
21c. 2001.0249EKCV (K. AMDUR: (415) 558-6351)
605 KEARNY STREET - west side between Sacramento and Commercial Streets, Lot 7 in Assessor's Block 226 - Request for a Variances for rear yard/site coverage and parking for a building. The proposal is to add one four-story dwelling unit to an existing one-story commercial building on a small, approximately 700 square foot, 29.5-foot deep lot. The commercial unit on the ground floor would remain. The addition, like the existing commercial building, would entirely cover the small lot, where 75% maximum site coverage is permitted as of right. No parking is proposed, where one new space is required. The site is in the Chinatown Community Business (CCB) Zoning District and a 50-N Height and Bulk District.
(Continued from Regular Meeting of November 18, 2004)
SPEAKER(S): Same as those listed for item 21a.
ACTION: Hearing Held. The Zoning Administrator continued the matter to February 10, 2005.
22a. 2003.1162EC (J. MILLER: (415) 558-6344)
2351 POWELL STREET - west side between North Point and Bay Streets, with additional frontage on Stockton and Mason Streets, all of Assessor's Block 31 (Lots 1, 3 and 4) within a C-2 (Community Business) District and a 40-X Height and Bulk District, and all of Assessor's Block 32 (Lots 1 and 2) and Lot 3 in Assessor's Block 33, within an RM-3 (Mixed Residential, Medium Density) District and a 40-X Height and Bulk District, and all within the Northern Waterfront Special Use District No. 2 - Determination of Compliance under the California Environmental Quality Act, as described in the Final Mitigated Negative Declaration for modification of an existing Planned Unit Development to permit the conversion of approximately 75,000 gross square feet of vacant office space to approximately 72 dwelling units.
Preliminary Recommendation: Adopt CEQA Findings
SPEAKER(S):
(+) Aline Astornas
- The building was built in 1923.
- The building has gone through various owners and some physical changes.
- The exterior of the building will not change other than the addition of some new windows to comply with energy efficiency.
- She has managed the building for the past 17 years.
(+) Gerry Crawley - Telegraph Hill Dwellers
- They support the project and welcome the additional housing.
- The only issue they have is the lack of open space.
- They have asked the project sponsor to make a contribution to the existing open space in the neighborhood.
ACTION: Approved
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, Olague
ABSENT: W. Lee
MOTION: 16917
22b. 2003.1162EC (J. MILLER: (415) 558-6344)
2351 POWELL STREET - west side between North Point and Bay Streets, with additional frontage on Stockton and Mason Streets, all of Assessor's Block 31 (Lots 1, 3 and 4) within a C-2 (Community Business) District and a 40-X Height and Bulk District, and all of Assessor's Block 32 (Lots 1 and 2) and Lot 3 in Assessor's Block 33, within an RM-3 Mixed Residential, Medium Density) District and a 40-X Height and Bulk District, and all within the Northern Waterfront Special Use District No. 2 - Request for authorization of a Conditional Use for modification of a Planned Unit Development to convert approximately 75,000 square feet of existing office space to approximately 74 dwelling units, requiring an exception to otherwise-applicable Planning Code standards for usable open space. Code requirements for parking are met under existing conditions. Part of the site is in a C-2 (Community Business) District and part within an RM-3 (Mixed Residential, Medium Density) District, and all subject lots are within a 40-X Height and Bulk District and the Northern Waterfront Special Use District No. 2.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S): Same as those listed for item 22a.
ACTION: Approved with Amendments:
1) On Page 5, Finding D, language should be deleted and the following language shall be added: Project would be beneficial addition to the Northern Waterfront. Project would not provide any on site residential open spaces. The only location to do so would be on the roof which would require extensive and infeasible structural and elevator upgrades. Instead, Project Sponsor has agreed to work with the City to provide an appropriate open space solution to address the increase demand for open spaces by project residents.
2) Add the following Condition: Project Sponsor shall provide or cause to be provided nearby open space or improve nearby open space in lieu of the approximately 5,700 sf of common required on site residential open space, in a manner to be reviewed and approved by the Zoning Administrator or demonstrate infeasibility of doing so to the Zoning Administrator. The Zoning Administrator shall report to the Planning Commission how the Project Sponsor plans to meet this condition prior to the issuance of the site and building permits.
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, Olague
ABSENT: W. Lee
MOTION: 16918
23a. 2004.1047XC (A. LIGHT: (415) 558-6254)
72 ELLIS STREET - north side between Powell and Stockton Streets, Lot 011, in Assessor's Block 0327 - Request to amend the conditions of approval on a Determination of Compliance, to extend the performance period for an additional three years for a previously approved project, requiring Determinations of Compliance and Exceptions under Planning Code Section 309, including a height exception in the 80-130-F Height and Bulk district, a bulk exception, and a height exception for a vertical extension to allow construction of an 11-story, 125-foot tall hotel containing approximately 156 rooms, lobby, small accessory meeting rooms, and a restaurant on a site currently used as a surface parking lot, located in a C-3-R (Downtown, Retail) zoning district, an 80-130-F height and bulk district, and the Kearny-Market-Mason-Sutter Conservation District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S): None
ACTION: Approved
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, Olague
ABSENT: W. Lee
MOTION: 16919
23b. 2004.1047XC (A. LIGHT: (415) 558-6254)
72 ELLIS STREET - north side between Powell and Stockton Streets, Lot 011, in Assessor's Block 0327 - Request to amend the conditions of approval on a Conditional Use authorization, to extend the performance period for an additional three years for a previously approved project, requiring Conditional Use authorization to allow construction of an 11-story, 125-foot tall hotel containing approximately 156 rooms, lobby, small accessory meeting rooms, and a restaurant on a site currently used as a surface parking lot, located in a C-3-R (Downtown, Retail) zoning district, an 80-130-F height and bulk district, and the Kearny-Market-Mason-Sutter Conservation District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S): None
ACTION: Approved
AYES: Alexander, Antonini, Bradford Bell, Hughes, S. Lee, Olague
ABSENT: W. Lee
MOTION: 16920
24. 2003.0807CEK (G. NELSON: (415) 558-6257)
606-624 DIVISADERO STREET AND 1278 HAYES STREET - northeast corner of Divisadero and Hayes Streets; Lot 002J in Assessor's Block 1202 - Request for Conditional Use authorization pursuant to Sections 711.11, 711.56, and 303 of the Planning Code to construct two mixed-use buildings on Divisadero Street and one all-residential building on Hayes Street after the demolition of an approximately 12,000 gross-square-foot (gsf) assembly building (currently a vacant Church and before that the Harding Theater). The entire project would include 18 dwelling units, 18 off-street parking spaces, and approximately 5,000 gsf of commercial space (considered "Other Retail" per Section 790.102 of the Code) in three buildings that would each be four stories, approximately 46 feet in height. Conditional Use authorization is required to 1) develop a lot greater than 9,999 square feet, and 2) combine all 18 sub-grade parking spaces on one lot (fronting Hayes Street). The L-shaped lot would be split into three smaller lots, two fronting on Divisadero Street, each containing a mixed-use structure, and one lot fronting onto Hayes Street containing a residential structure. The project site is zoned NC-2 (Small-Scale Neighborhood Commercial) and is within a 65-A height and bulk district.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Bruce Bauman
- This location was used as a church for about 35 years.
- The lot will be subdivided into three lots.
- The height limit is 65 feet and the proposed buildings are 46 feet in height.
- There are two below market-rate units.
- He is available for questions.
ACTION: Approved
AYES: Antonini, Bradford Bell, Hughes, S. Lee, Olague
ABSENT: Alexander and W. Lee
MOTION: 16921
