May 23, 2002
SAN FRANCISCO PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, May 23, 2002
1:30 PM
Regular Meeting
President: Hector Chinchilla
Vice President: William W. Fay
Commissioners: Roslyn Baltimore; Cynthia Joe;
Myrna Lim; Jim Salinas, Sr., Anita Theoharis
Commission Secretary: Linda D. Avery
Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.
To view the hearing in progress on the Internet: http://www.sfgov.org/citywatchonline/
THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1660 MISSION STREET, 5TH FLOOR RECEPTION
Commission Meeting Procedures
Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1660 Mission Street, 5th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing. Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1660 Mission Street, Suite 500, San Francisco, CA 94103-2414. Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing. Otherwise, submit material related to a calendared item at the scheduled hearing for distribution. For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies.
Pursuant to Government Code Section 65009, if you challenge, in court, (1) the adoption or amendment of a general plan, (2) the adoption or amendment of a zoning ordinance, (3) the adoption or amendment of any regulation attached to a specific plan, (4) the adoption, amendment or modification of a development agreement, or (5) the approval of a variance, conditional-use authorization, or any permit, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission, at, or prior to, the public hearing.
Commission action on conditional-uses and reclassification may be appealed to the Board of Supervisors within 30 days. Call (415) 554-5184 for more information. Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 575-6880 for more information. Zoning Administrator action on a variance application may be appealed to the Board of Appeals within 10 days of issuance of the written decision.
The Commission has instituted a policy that, in most cases, they will not call an item for consideration after 10:00 PM. If an item is scheduled but not called or introduced prior to 10:00 PM, the Commission may continue the matter to the next available hearing. Items listed on this calendar will not be heard before the stated time.
Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings
Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting. Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices (67A.1 Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).
For more information related to Planning Commission matters, please call Linda D. Avery, Commission Secretary, at (415) 558-6407.
Accessible Meeting Policy
Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, fourth floor, San Francisco, CA. The closest accessible BART station is the Civic Center station located at the intersection of Market, Hyde and Grove Streets. Accessible curbside parking has been designated at points along McAllister Street. Accessible MUNI lines serving City Hall are the 9 San Bruno and 71 Haight/Noriega and the F Line. Accessible MUNI Metro lines are the J, K, L, M, and N. For more information regarding MUNI accessible services, call (415) 923-6142. Requests for American sign language interpreters, sound enhancement systems and/or language translators will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 72 hours prior to a hearing. Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility. In order to assist the City's efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical-based products. Please help the City to accommodate these individuals.
Know Your Rights Under the Sunshine Ordinance
Government’s duty is to serve the public, reaching its decisions in full view of the public. Commissions, boards, councils and other agencies of the City and County exist to conduct the people’s business. This ordinance assures that deliberations are conducted before the people and that City operations are open to the people’s review.
For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Donna Hall, Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at Donna_Hall@ci.sf.ca.us.
Copies of the Sunshine Ordinance can be obtained from the Clerk of the Sunshine Task Force, the San Francisco Library and on the City's website at www.sfgov.org/bdsupvrs/sunshine.
COMMUNICATIONS
Note: Each item on the Consent or Regular calendar may include the following documents:
1) Planning Department Case Executive Summary
2) Planning Department Case Report
3) Draft Motion or Resolution with Findings and/or Conditions
4) Public Correspondence
These items will be available for review at the Planning Department, 1660 Mission St., 5th floor reception.
1:30 PM _________
ROLL CALL: Commission President: Hector Chinchilla
Commission Vice-President: William W. Fay
Commissioners: Roslyn Baltimore; Cynthia Joe;
Myrna Lim; Jim Salinas, Sr., Anita Theoharis
A. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Commission will consider a request for continuance to a later date. The Commission may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.
1a. 2002.0314CV (J. PURVIS: (415) 558-6354)
4601 3RD STREET - east side between McKinnon and Newcomb Avenues, Assessor’s Block 5306, Lots 4 and 29; Request for Conditional Use approval under Planning Code Sections 121.1 and 712.11 for development of a lot of 10,000 square feet or more. The project site is 16,000 square feet. The proposal is to construct a four-story-over- basement building with 53 units of senior housing and approximately 3,100 square feet of ground floor commercial and non-profit office space. A total of 52 parking spaces would be provided within a basement level garage, replacing all existing parking on the site, in addition to providing the Code required 11 spaces. The project would additionally require a rear yard modification. The site is within an NC-3 (Moderate-Scale Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
(Proposed for Continuance to May 30, 2002)
1b. 2002.0314CV (J. PURVIS: (415) 558-6354)
4601 3RD STREET - east side between McKinnon and Newcomb Avenues, Assessor’s Block 5306, Lots 4 and 29; Request for a rear yard modification for the above mixed-use project. Planning Code Section 134(a)(1) requires a rear yard of 25 percent the depth of a lot to be provided at the lowest story containing a dwelling unit, and at each succeeding story of a building. The proposed project would provide a rear yard of comparable size but within a courtyard. Section 134(e) allows for modification of the rear yard standard in certain districts subject to a hearing by the Zoning Administrator. The site is within an NC-3 (Moderate-Scale Neighborhood Commercial) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
(Proposed for Continuance to May 30, 2002)
2a. 2002.0363XBC (A. LIGHT (415)558-6254
150 POWELL STREET, southeast corner of O’Farrell Street, in Assessor’s Block 327, Lot 22. Request for a change to the Conditions of Approval for Planning Commission Motion 16117, Determination of Downtown Compliance under Section 309 of the Planning Code, Condition #1E. The proposed change is to extend the time period prescribed by Condition of Approval #1E for commencement of construction, for an additional 18 months from the currently approved expiration date. The original project approval was for a mixed-use retail and office development containing approximately 41,000 square feet of retail and 40,000 square feet of net new office space. The project site is in a C-3-R (Downtown, Retail) Zoning District, and an 80-130-F Height and Bulk District.
Preliminary Recommendation: Approval
(Proposed for Continuance to June 6, 2002)
2b. 2002.0363XBC (A. LIGHT (415) 558-6254
150 POWELL STREET, southeast corner of O’Farrell Street, in Assessor’s Block 327, Lot 22. Request for a change to the Conditions of Approval for Planning Commission Motion 16118, Project Authorization for construction of office space under Section 321 of the Planning Code, Condition #1E. The proposed change is to extend the time period prescribed by Condition of Approval #1E for commencement of construction, for an additional 18 months from the currently approved expiration date. The original project approval was for a mixed-use retail and office development containing approximately 41,000 square feet of retail and 40,000 square feet of net new office space. The project site is in a C-3-R (Downtown, Retail) Zoning District, and an 80-130-F Height and Bulk District.
Preliminary Recommendation: Approval
(Proposed for Continuance to June 6, 2002)
2c. 2002.0363XBC (A. LIGHT (415)558-6254)
150 POWELL STREET southeast corner of O’Farrell Street, in Assessor’s Block 327, Lot 22. Request for a change to the Conditions of Approval for Planning Commission Motion 16119, Conditional Use Authorization for office use exceeding 5,000 gross square feet in a C-3-R (Downtown, Retail) Zoning District, Condition #1E. The proposed change is to extend the time period prescribed by Condition of Approval #1E for commencement of construction, for an additional 18 months from the currently approved expiration date. The original project approval was for a mixed-use retail and office development containing approximately 41,000 square feet of retail and 40,000 square feet of net new office space. The project site is in a C-3-R (Downtown, Retail) Zoning District, and an 80-130-F Height and Bulk District.
Preliminary Recommendation: Approval
(Proposed for Continuance to June 6, 2002)
3a. 2001.0494CDV (W. HASTIE: (415) 558-6381)
1475-79 FOLSOM STREET – (The Jackson Brewery Complex) south side between 10TH and 11TH Streets. Assessor’s Block 3520, Lots 30B & 30C – Request for a Conditional Use authorization pursuant to Sections 803.5(c) and 816.48 of the Planning Code to convert 9,885 square feet at 1475 Folsom from office of design professionals and retail to general office use and to convert 10,361 square feet at 1479 Folsom from office and warehouse to general office; both lots are within a SLR (Service/Light Industrial/Residential) zoning district and a 50-X Height and Bulk District. The Jackson Brewery Complex, Landmark #199, is also located within the Industrial Protection Zone (Planning Commission Resolution No. 16202), which discourages office conversions. Project includes minor exterior alterations, as well as seismic and ADA upgrades.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of May 16, 2002)
(Proposed for Continuance to June 6, 2002)
3b. 2001.0494CDV (W. HASTIE: (415) 558-6381)
1475-79 FOLSOM STREET – (The Jackson Brewery Complex) south side between 10TH and 11TH Streets. Assessor’s Block 3520, Lots 30B & 30C – Request for a parking variance for 5 required parking spaces at 1475 Folsom and 7 required spaces at 1479 Folsom–these parking requirements are based on pre-existing parking credits. The proposal does not provide any parking spaces for this project. Subject lots are located in a SLR (Service/Light Industrial/Residential) zoning district and a 50-X Height and Bulk District. The Jackson Brewery Complex, Landmark #199, is also located within the Industrial Protection Zone, per Resolution No. 16202. Project includes minor exterior alterations, as well as seismic and ADA upgrades.
(Continued from Regular Meeting of May 16, 2002)
(Proposed for Continuance to June 6, 2002)
3c. 2001.0494CDV (W. HASTIE: (415) 558-6381)
1475-79 FOLSOM STREET – (The Jackson Brewery Complex) south side between 10TH and 11TH Streets. Assessor’s Block 3520, Lots 30B & 30C – Mandatory Discretionary Review for conversion of existing uses (office of design professionals and retail / office and warehouse) to general office use within the Industrial Protection Zone, per Resolution No. 16202. Subject lots are located in a SLR (Service/Light Industrial/Residential) zoning district and a 50-X Height and Bulk District. The Jackson Brewery Complex is Landmark #199. Project includes minor exterior alterations, as well as seismic and ADA upgrades.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of May 16, 2002)
(Proposed for Continuance to June 6, 2002)
4. 2001.0535E (B.WYCKO: (415) 558-5972)
724-730 VAN NESS AVENUE/ 650-660 TURK STREET - Appeal of Preliminary Negative Declaration. The proposed project involves the demolition of two existing one-story buildings at 724-730 Van Ness Avenue and 650-660 Turk Street, and the construction of a new building consisting of an approximately 130-foot tall, 14-story tower fronting on Van Ness Avenue and a 67-foot tall, 7-story tower fronting on Turk Street above a two-level subsurface parking garage and ground floor retail space, accessory office and recreation/laundry room. The project site is located on Lots 4 and 8 in Assessor's Block 742. The vacant 724 Van Ness Avenue building was formerly occupied by about 4,500 square feet of retail space. At 730 Van Ness Avenue, there currently exists about 1,500 square feet of restaurant space. The existing structure at 650-660 Turk contains 9,750 square feet and is currently occupied by an auto repair business at street level and an auto glass repair shop at the mezzanine level. The new building would consist of about 134 dwelling units on floor levels 2 through 14 with lobby access from Van Ness Avenue, 45 independently-accessible parking spaces for the dwelling units on two parking levels with vehicular access from Turk Street, and ground floor space allocated to an approximately 1,530 square foot community/laundry room, about 830 square feet of office space accessory to the residential complex, and about 2,200 square feet of retail space. Both project site lots are within a RC-4 District (Residential-Commercial Combined District, High-Density District) and the Van Ness Avenue Special Use District (SUD) as well as a 130-V Height and Bulk District. The project would require Conditional Use authorization for new construction over 40 feet in height. The project sponsor would also need to seek Variances regarding off-street parking.
(Continued from Regular Meeting of April 4, 2002)
(Proposed for Continuance to June 20, 2002)
5a. 2000.0005EKRZC (R. CRAWFORD: (415) 558-6358)
375 LAGUNA HONDA BOULEVARD - Assessor’s Block 2842 Lot 007 Request for General Plan Referral for the demolition and replacement of some of the existing facilities at the Laguna Honda Hospital and Rehabilitation Center. This Project is located within a P, Public Use, District and within the 80-D and OS (Open Space) Height and Bulk Districts.
Preliminary Recommendation: Approval
(Proposed for Continuance to June 27, 2002)
5b. 2000.0005EKRZC (R. CRAWFORD: (415) 558-6358)
375 LAGUNA HONDA BOULEVARD - Assessor’s Block 2842 Lot 007 Request for an Amendment to the Zoning Map to change the height district for the developable areas of the property from 80 feet to 90 feet and to adjust the boundary between the developable areas and Open Space areas of the property to provide for the demolition and replacement of some of the existing facilities at the Laguna Honda Hospital and Rehabilitation Center. This Project is located within a P, Public Use, District and within the 80-D and OS (Open Space) Height and Bulk Districts.
Preliminary Recommendation: Approval
(Proposed for Continuance to June 27, 2002)
5c. 2000.0005EKRZC (R. CRAWFORD: (415) 558-6358)
375 LAGUNA HONDA BOULEVARD - Assessor’s Block 2842 Lot 007 Request for Conditional Use Approval under Planning Code Section 271.(a) for an exemption from the bulk requirement and under Section 157 for parking exceeding accessory amounts for the demolition and replacement of some of the existing facilities at the Laguna Honda Hospital and Rehabilitation Center. This Project is located within a P, Public Use, District and within the 80-D and OS (Open Space) Height and Bulk Districts.
Preliminary Recommendation: Approval with Conditions.
(Proposed for Continuance to June 27, 2002)
6. 2001.1168D (M. SMITH: 415-558-6322)
138 WHITNEY STREET - west side of the street between Fairmount and Randall Streets, Lot 007 in Assessor's Block 6664 - Request for Discretionary Review of Building Permit Application No. 2000/12/19/8292, proposing to enlarge the existing detached garage to accommodate two cars and construct a two-story addition located partially on the roof of the garage, located in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Disapprove the Project
(Continued from Regular Calendar of April 25, 2002)
NOTE: Due to design modifications this project will need revised Planning Code Section 311 and Discretionary Review notifications to be done at a later date.
B. COMMISSIONERS' QUESTIONS AND MATTERS
7. Consideration of Adoption - draft minutes of April 28 and May 2, 2001.
8. Commission Matters
C. DIRECTOR'S REPORT
9. Director's Announcements
10. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
11. (L. BADINER: (415) 558-6350)
Annual Office Limitation Program – Status Report
D. PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED
At this time, members of the public who wish to address the Commission on agenda items that have already been reviewed in a public hearing at which members of the public were allowed to testify and the Commission has closed the public hearing must do so at this time. Each member of the public may address the Commission for up to three minutes.
E. CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
12a. 2002.0321CD (K. McGEE: (415) 558-6367)
3003/3005 - 23rd STREET, south side, at the corner of 23rd and Harrison Streets; Lot 1 in Assessor’s Block 3640 – Request for Conditional Use Authorization to construct two dwelling units in the Mission District. Market-rate dwelling units, that do not provide 25% affordability, are subject to Conditional Use Authorization per the Mission District Interim Controls, Resolution No. 518-01. The property is located in a RH-2 Zoning District and in a 40-X Height and Bulk District. The proposal is to construct two dwelling units of approximately 2,800 square feet each in the Mission District. The proposed building height would be 40 feet.
Preliminary Recommendation: Approve with conditions.
NOTE: On May 9, 2002, following public testimony, the Commission closed the public hearing and entertained a motion to approve with modified conditions. The vote was +3 –2. Commissioners Chinchilla and Fay voted No. Commissioners Theoharis and Joe were absent. The matter was continued to May 23, 2002, at the call of the chair to allow the absent commissioners to participate in the final action.
12b. 2002.0321CD (K. McGEE: (415) 558-6367)
3003/3005 - 23rd STREET, south side, at the corner of 23rd and Harrison Streets; Lot 1 in Assessor’s Block 3640 – Resolution No. 518-01 requires mandatory Discretionary Review for a change of use per the Mission District Interim Controls. The property is located in a RH-2 Zoning District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
NOTE: On May 9, 2002, following public testimony, the Commission closed the public hearing, and entertained a motion to not take discretionary review and approve the project. The vote was +3 –2. Commissioners Chinchilla and Fay voted No. Commissioners Theoharis and Joe were absent. The matter was continued to May 23, 2002, at the call of the chair to allow the absent commissioners to participate in the final action.
13a. 2002.0323CD (K. McGEE: (415) 558-6367)
3007/3009 - 23rd STREET, south side, between Harrison Street and Treat Avenue; Lot 1 in Assessor’s Block 3640 – Request for Conditional Use Authorization to construct two dwelling units in the Mission District. Market-rate dwelling units, that do not provide 25% affordability, are subject to Conditional Use Authorization per the Mission District Interim Controls, Resolution No. 518-01. The property is located in a RH-2 Zoning District and in a 40-X Height and Bulk District. The proposed building height would be 40 feet.
Preliminary Recommendation: Approve with conditions.
NOTE: On May 9, 2002, following public testimony, the Commission closed the public hearing and entertained a motion to approve with modified conditions. The vote was +3 –2. Commissioners Chinchilla and Fay voted No. Commissioners Theoharis and Joe were absent. The matter was continued to May 23, 2002, at the call of the chair to allow the absent commissioners to participate in the final action.
13b. 2002.0323CD (K. McGEE: (415) 558-6367)
3007/3009 - 23rd STREET, south side, between Harrison Street and Treat Avenue; Lot 1 in Assessor’s Block 3640 – Resolution No. 518-01 requires mandatory Discretionary Review for a change of use per the Mission District Interim Controls. The property is located in a RH-2 Zoning District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
NOTE: On May 9, 2002, following public testimony, the Commission closed the public hearing, and entertained a motion to not take discretionary review and approve the project. The vote was +3 –2. Commissioners Chinchilla and Fay voted No. Commissioners Theoharis and Joe were absent. The matter was continued to May 23, 2002, at the call of the chair to allow the absent commissioners to participate in the final action.
14. 2001.0645D (D. JONES: 415-558-6477)
839 DOLORES STREET - east side between 21st and 22nd Streets, Lot 076 in Assessor’s Block 3618 - Pursuant to Resolution 16078 a Request for Discretionary Review is required for Building Permit Application No. 2001/06/21/2117, for the proposed dwelling unit merger of two existing units into one single-family dwelling located in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and disapprove the merger.
(Continued from Regular Meeting of May 2, 2002)
NOTE: On May 2, 2002, following public testimony, the Commission closed the public hearing and entertained a motion to take discretionary review and approve the merger with conditions. The motion failed by a vote +3 –2 with Commissioners Chinchilla and Salinas voting against. Commissioner Joe and Theoharis were absent. The matter was continued at the call of the chair to May 23, 2002, to allow the absent Commissioners to participate in the final action.
F. REGULAR CALENDAR
15. 2000.790KEXCTZM (K. AMDUR: (415) 558-6351)
888 HOWARD STREET (aka 155 Fifth Street) - northeast corner of 5th and Howard Streets, Lot 66 in Assessor’s Block 3724 -- Request for adoption of CEQA findings, including a statement of overriding considerations, for the construction of a 31-story, 320-foot tall hotel building with 430,000 gross square feet, including approximately 572 hotel rooms, 9,200 square feet of restaurant and bar/lounge space, 30,000 square feet of parking (115 valet-operated spaces), 43,800 square feet of meeting and pre-function space, and 12,600 square feet of publicly-accessible open space
Preliminary Recommendation: Approval
(Continued from Regular Hearing of May 16, 2002)
16a. 2000.790KEXCTZM (K. AMDUR: (415) 558-6351)
888 HOWARD STREET (aka 155 Fifth Street) - northeast corner of 5th and Howard Streets, Lot 66 in Assessor’s Block 3724 -- Request for Determinations of Compliance under Planning Code Section 309 (Downtown Project) and approval of Exceptions, including an exception to the Reduction of Ground Level Wind Currents requirements (Section 148) and an exception to the Bulk Limits (Sections 270 and 272), for the construction of a 31-story, 320-foot tall hotel building with 430,000 gross square feet, including approximately 572 hotel rooms, 9,200 square feet of restaurant and bar/lounge space, 30,000 square feet of parking (115 valet-operated spaces), 43,800 square feet of meeting and pre-function space, and 12,600 square feet of publicly-accessible open space.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Hearing of May 16, 2002)
16b. 2000.790KEXCTZM (K. AMDUR: (415)-558-6351)
888 HOWARD STREET (AKA 155 FIFTH STREET) - northeast corner of 5th and Howard Streets, Lot 66 in Assessor’s Block 3724 - Request for Conditional Use authorization for a hotel with more than 200 rooms (Sections 303 and 216(b)), for the construction of a 31-story, 320-foot tall hotel building with 430,000 gross square feet, including approximately 572 hotel rooms, 9,200 square feet of restaurant and bar/lounge space, 30,000 square feet of parking (115 valet-operated spaces), 43,800 square feet of meeting and pre-function space, and 12,600 square feet of publicly-accessible open space.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Hearing of May 16, 2002)
16c. 2000.790KEXCTZM (K. AMDUR: ( 415) 558-6351)
888 HOWARD STREET (AKA 155 FIFTH STREET) - northeast corner of 5th and Howard Streets, Lot 66 in Assessor’s Block 3724 - Request pursuant to Section 302(c) for amendments to the text of the Planning Code and to two Zoning Maps to reclassify the project site in order to allow the construction of a 31-story, 320-foot tall hotel building with 430,000 gross square feet, including approximately 572 hotel rooms, 9,200 square feet of restaurant and bar/lounge space, 30,000 square feet of parking (115 valet-operated spaces), 43,800 square feet of meeting and pre-function space, and 12,600 square feet of publicly-accessible open space.. The proposal would change the height and bulk zoning of the project site from 160-F to 320-S, and would create a special use district, C-3-S (SU) for the project site. The special use district would increase the maximum FAR allowed without the purchase of Transferable Development Rights (TDR) from 5:1 to 7.5:1. The site is currently zoned C-3-S, which allows a maximum FAR of 7.5:1, but only with the purchase of TDR.
Preliminary Recommendation: Approval of reclassification from 160-F to 320-S, Disapproval of reclassification from C-3-S to C-3-S (SU)
(Continued from Regular Hearing of May 16, 2002)
16d. 2000.790KEXCTZM (K. AMDUR: (415) 558-6351)
888 HOWARD STREET (AKA 155 FIFTH STREET) - northeast corner of 5th and Howard Streets, Lot 66 in Assessor’s Block 3724 - Request pursuant to Section 340 for amendments to Maps 1 and 5 of the Downtown Area Plan of the General Plan for the construction of a 31-story, 320-foot tall hotel building with 430,000 gross square feet, including approximately 572 hotel rooms, 9,200 square feet of restaurant and bar/lounge space, 30,000 square feet of parking (115 valet-operated spaces), 43,800 square feet of meeting and pre-function space, and 12,600 square feet of publicly-accessible open space.
Preliminary Recommendation: Approval of amendment to Map 5 (Proposed Height and Bulk Districts) of the Downtown Area Plan, Disapproval of amendment to Map 1 (Downtown Land Use and Density Plan) of the Downtown Area Plan
(Continued from Regular Hearing of May 16, 2002)
17. 2002.0153T (J-P. SAMAHA: 415-558-6602)
MULTIPLE LANGUAGES LEGISLATION - Consideration of recommendations for an ordinance amending the Building Code by adding Section 104.6 through 104.6.3 and amending the San Francisco Planning Code by adding Section 306.10 to require publication of a cover sheet with neighborhood notices advising how to request information about the notices in multiple languages.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of April 25, 2002)
18. 2001.0789C (M. SMITH: 415-558-6322)
597-599 MONTEREY BOULEVARD - southeast corner of Monterey Boulevard and Foerster Street, Lot 028 in Assessor's Block 3116 - Request by Sprint PCS for Conditional Use Authorization under Planning Code Sections 710.83 to install a wireless telecommunication facility consisting of two antennas mounted near the northwest corner of the rooftop, one GPS antenna mounted to the southeast corner of the rooftop, and five associated equipment cabinets installed within the detached garage of a two-story mixed use building located in a NC-1 (Neighborhood Commercial Cluster) District and a 32-X Height and Bulk District. The subject site is a Limited Preference 6 site according to the Wireless Telecommunications Services (WTS) Siting Guidelines, as it is a mixed-use building in a NC-1 District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of May 2, 2002)
19. 2001.1099E (A. AGUILAR: 415-558-5973)
533 SUTTER STREET - Assessor's Block 296, Lot 13D - Appeal of a Preliminary Mitigated Negative Declaration. The project site is currently developed with a two-story-plus-basement building containing a mix of retail, office, and theater uses. The proposed project would involve the conversion of 4,200 gross square feet (gsf) of existing second-floor offices and theater use to four dwelling units and construction of three additional floors of residential use with four dwelling units on each new floor, for a total of 16 dwelling units. The existing ground-floor retail would remain as is. The proposed project would add three stories, approximately 36 feet in height, for a total building height of approximately 65 feet. The proposed project would add 15,000 gsf of new construction, for a total building floor area of 23,200 gsf. The project site at 533 Sutter Street (Assessor's Block 0296, Lot 13D) is about 6,050 square feet in size and is located mid-block on the southern side of Sutter Street in the Downtown/Civic Center neighborhood on the block bounded by Mason, Sutter, Powell, and Post Streets. The entrance and access to the project site would be from Sutter Street. The existing building has no parking or loading spaces and none are proposed. The project site is zoned C-3-R (Downtown Retail) District and is within an 80-130-F Height/Bulk District. The existing building, constructed in 1921, is a Category V (unrated) building within the Kearny-Market-Mason-Sutter Conservation District.
Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration.
(Continued from Regular Meeting of May 9, 2002)
20. 2000.965E!KXC (M. LI: (415) 558-6396)
949-961 MARKET STREET - south side between 5th and 6th Streets, Lot 071 in Assessor's Block 3704 - Adoption of environmental findings pursuant to the California Environmental Quality Act (CEQA) for the demolition of the St. Francis Theater and the construction of a 12-story, 119-foot-high building containing 151 dwelling units, approximately 6,500 square feet of retail space, and approximately 97 independently accessible parking spaces with valet service for a total of approximately 156 parking spaces. The project site is within a C-3-G (Downtown General Commercial) District and a 120-X Height and Bulk District.
Preliminary Recommendation: Adoption of CEQA findings
21a. 2000.965E!KXC: (M. LI: (415) 558-6396)
949-961 MARKET STREET - south side between 5th and 6th Streets, Lot 071 in Assessor's Block 3704 - Request under Planning Code Section 309 for a Determination of Compliance and Request for Exceptions including: an exception to the rear yard requirements as permitted in Section 134(d), an exception to the ground-level wind current requirements as permitted in Section 148, and an exception to the freight loading requirements as permitted in Section 161(i) for the demolition of the St. Francis Theater and the construction of a 12-story, 119-foot-high building containing 151 dwelling units, approximately 6,500 square feet of retail space, and approximately 97 independently accessible parking spaces with valet service for a total of approximately 156 parking spaces. The project site is within a C-3-G (Downtown General Commercial) District and a 120-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
21b. 2000.965E!KXC (M. LI: (415) 558-6396)
949-961 MARKET STREET - south side between 5th and 6th Streets; Lot 071 in Assessor’s Block 3704 - Request for conditional use authorization to provide off-street parking that exceeds an amount classified as accessory. The proposal is to allow the demolition of the St. Francis Theater and the construction of a 12-story, 119-foot-high building containing 151 dwelling units, approximately 6,500 square feet of retail space, and approximately 97 independently accessible parking spaces with valet service for a total of approximately 156 spaces. The project site lies within a C-3-G (Downtown General Commercial) District and a 120-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
G. DISCRETIONARY REVIEW HEARING
At Approximately 5:00 PM the Planning Commission will convene into a Discretionary Review (DR) Hearing to hear and act on Discretionary Review matters. Procedures governing DR Hearings are as follow: DR Requestor(s) are provided with up to five (5) minutes for a presentation and those in support of the DR Requestor(s) are provided with up to three (3) minutes each. The Project Sponsor is then provided with up to five (5) minutes for a presentation and those in support of the project are provided with up to three (3) minutes each. At the conclusion, each side (not each person) is provided with 2 minutes for a rebuttal. Those cases that are scheduled on this calendar prior to 5:00 PM, but have not been called or heard by 5:00 PM, could be continued to a later time or date as determined by the Commission.
22. 2002.0187D (R. CRAWFORD: (415) 558-6358)
128 GAMBIER STREET - West side between Sillman and Pioche Streets. Assessor’s Block 5907 Lot 006 - Request for Discretionary Review of Building Permit Application 2001/1203/4317, to remove the existing lean-to extension of the dwelling and construct a new two story addition to the rear in an RH-1 (Residential House, One Family) District, and a 40-X Height and Bulk district.
Preliminary Recommendation: Take Discretionary Review and approve the permit with modifications.
(Continued from Regular Meeting of May 16, 2002)
NOTE: At the call of the chair, this item was continued to May 23, 2002, to correct the address.
23. 2001.0513D (T. WANG: (415) 558-6335)
2667 37th AVENUE - west side between Vicente and Wawona Streets; Lot 017 in Assessor's Block 2459 Request of Discretionary Review of Building Permit Application No. 2001/03/03/3401 to construct a second floor rear extension and a new third floor vertical addition with an exterior stairway to an existing twostory, singlefamily dwelling in an RH1 (Residential, House, OneFamily) District and a 40X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with modifications
24. 2001.1050D (M. SNYDER: (415) 558-6891)
3271 18th STREET (aka 3251 18th STREET) - southwest corner of 18th Street and Shotwell Street, Lot 18 in Assessor's Block 3591 - Mandatory Discretionary Review under Board of Supervisor's Resolution 518-01 of Demolition Permit No. 2002/01/16/7139, for the change of use from an existing union hall to an empty lot. The lot is proposed to be developed with a new mixed-use building that would contain a union hall/community service office. Only the demolition of the existing building is subject to this Mandatory Discretionary Review. The subject site is within M-1 (Light Industrial) District, a 50-X Height and Bulk District, and an Industrial Protection Zone (as designated in Planning Commission Resolution 16202).
Preliminary Recommendation: Take Discretionary Review and approve with conditions
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. 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))
Last updated: 11/17/2009 9:59:45 PM
