1:30 PM
_________
ROLL CALL: Commission President:
Anita Theoharis
Commissioners:
Roslyn Baltimore; Hector Chinchilla; William W. Fay; Cynthia Joe; Jim
Salinas, Sr.
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 ten-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)
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)
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)
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)
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)
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)
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 Districts, 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)
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: Upheld Preliminary Negative
Declaration
(Continued from Regular Meeting
of January 11, 2001)
(Proposed for continuance
to March 22, 2001)
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)
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)
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)
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)
B. COMMISSIONERS’
QUESTIONS AND MATTERS
10. Consideration
of Adoption - draft minutes of February 1, 2001
11. Commission
Matters
C. DIRECTOR’S
REPORT
12. Director’s
Announcements
13. Review
of Past Week’s Events at the Board of Supervisors and Board of Appeals
14.
(BADINER: 558-6350)
240 –16th Street – Status Report
(Continued from Regular Meeting of February 15, 2001)
15.
(BADINER: 558-6350)
Discussion of Planning Code Requirements for Bay Windows
(Continued from Regular Meeting of February 15, 2001)
16.
(ALUMBAUGH: 558-6601)
BETTER NEIGHBORHOODS 2002 – Informational Presentation
Regarding Balboa Park Station Area Plan.
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.
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)
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
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
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
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
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
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)
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)
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)
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)
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)).
F.
SPECIAL DISCRETIONARY REVIEW HEARING
At Approximately
4:30 PM the Planning Commission will convene
into a Special Discretionary Review (DR) Hearing to hear and act on Discretionary
Review matters. Procedures governing
Special DR Hearings are as follows: 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 two (2) minutes
for a rebuttal. Those cases that
are scheduled on this calendar prior to 4:30 PM, but have not been called
or heard by 4:30 PM, could be continued to a later time or date as determined
by the Commission.
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’ 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.
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.
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.
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))
Adjournment:
