1:30 PM _________

ROLL CALL: Commission President: Anita Theoharis

Commission Vice-President: William W. Fay

Commissioners: Roslyn Baltimore; Hector Chinchilla; Cynthia Joe;

Myrna Lim; Jim Salinas, Sr.

A.                  ITEMS PROPOSED FOR CONTINUANCE

1. 2001.0336C (S.SNYDER: 558-6543)

3579 FOLSOM/495 CHAPMAN - at the intersection of Folsom and Chapman Streets. Lot 42 in Assessor's Block 5627 - Request for authorization of a Conditional Use for the creation of one lot with a width of fewer than 25 feet in an RH-1 and an area of less than 1,750 square feet in an RH-1 (House, One-Family) District and a 40-X Height and Bulk District, per Section 121 of the Planning Code, and within the Bernal Heights Special Use District.

Preliminary Recommendation: Disapproval

(Proposed for Continuance to September 13, 2001)

2. 2000.961EZC (TURRELL: 558-5994)

1101 O'Farrell Street - Appeal of a Preliminary Negative Declaration. Assessor’s Block 713, Lot 33, and Block 720, Lots 28, 35, 36, and 38. The proposed project involves demolition of the existing 15,000-square-foot, three-story Urban Life Center building, which contains social service and office uses, and construction of a 297,000-square-foot, 240-foot-tall structure with 240 units of senior housing. Approximately 86 on-site below-ground parking spaces would be provided. The project also involves the seismic upgrade of St. Mark’s Lutheran Church and relocation of about 5,000 square feet of social services space from the Urban Life Center building to the adjacent Martin Luther Tower. The 80,400-square-foot site is located in an RM-4 (Residential, Mixed: High Density) Zoning District within the Western Addition neighborhood. Lots 28, 35, and 36 of Block 720 are within an 80-B Height and Bulk District; the remainder of the site is within a 240-E Height and Bulk District. The project would require approval of a lot subdivision and merger, a height reclassification, and Conditional Use authorization for a Planned Unit Development. The project would also require a Certificate of Appropriateness for seismic upgrade of St. Mark’s Lutheran Church, City Landmark No. 41.

Preliminary Recommendation: Uphold Negative Declaration

(Continued from Regular Meeting of July 12, 2001)

(Proposed for Continuance to September 13, 2001)

3. 2000.961EZC (WOODS: 558-6315)

1101 o'FARRELL Street - southwest corner of O’Farrell (a.k.a. Starr King Way) and Franklin Streets, Lot 33 in Assessor’s Block 713 and Lots 35 and 36 in Assessor’s Block 720 - Request to reclassify the existing Height and Bulk Districts of Lots 35 and 36 from 80-B to 240-G; and reclassify the existing Bulk District of Lot 33 from 240-E to 240-G in an RM-4 (Residential, Mixed, High Density) Zoning District. The existing Zoning District would not change. The reclassification is being sought to allow the development of a 240-unit senior housing facility (St. Mark’s Square).

Preliminary Recommendation: Adoption of the Draft Resolution for Reclassification

(Continued from Regular Meeting of August 16, 2001)

(Proposed for Continuance to September 13, 2001)

4. 2000.961EZC (WOODS: 558-6315)

1101 o'FARRELL Street - southwest corner of O’Farrell (a.k.a. Starr King Way) and Franklin Streets, Lot 33 in Assessor’s Block 713, and Lots 35 and 36 in Assessor’s Block 720 - Request for Conditional Use Authorization under Sections 253, 303 and 304 of the Planning Code to permit a Planned Unit Development for the construction of a 23-story, 240-foot tall, 240-unit senior housing facility in an RM-4 (Residential, Mixed, High Density) Zoning District and a 240-G Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of August 16, 2001)

(Proposed for Continuance to September 13, 2001)

5. 2001.0522C (SIROIS: 558-6313)

965 GENEVA AVENUE - south side of Geneva Avenue between London and Paris Streets, Lot 010 Assessor’s Block 6409. Request by Metro PCS for Conditional Use authorization to install a wireless telecommunications facility pursuant to Planning Code Section 712.83 which includes the installation of nine panel antennas, one GPS antenna and equipment cabinets at the Apollo Theater which is located in an NC-3 (Moderate-Scale Neighborhood Commercial) District and a 65-A Height and Bulk District. The subject site is a Preference Location 4.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of August 9, 2001)

(Proposed for Continuance to October 4, 2001)

6. 2000.0023D (SIROIS: 558-6313)

1187 Noe Street - east side of Noe Street, between Jersey and 25^th Streets, Lot 028 Assessor’s Block 6537 - Request for Discretionary Review of Demolition Permit Application No.2000/07/10/4707 and Building Permit Application No. 2000/07/10/4705 seeking authorization to demolish an existing two-family dwelling and to construct a new two-family dwelling in an RH-2 (Residential, Two Family House) District and a 40-X height and Bulk District.

Preliminary Recommendation: Pending

(Proposed for Continuance to October 25, 2001)

7. 2001.0146DD (JONES: 558-6477)

626-29^TH STREET - north side of 29^th Street between Castro and Diamond Streets, Lot 009 in Assessor’s Block 7536 - Request for Discretionary Review of Building Permit Application No. 2000/08/10/7566 for the new construction of a three-story, single-family dwelling at the front of the lot. The lot currently contains an existing one story, single-family dwelling at the rear of the property located within an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District. This Building Permit is also subject to a front setback variance request.

Preliminary Recommendation: Take Discretionary Review and modify the project.

(Proposed for Continuance to October 25, 2001)

8. 2001.0290D (SANCHEZ: 558-6679)

750-38^TH AVENUE - east side, between Balboa and Cabrillo Streets; Lot: 019 in Assessor’s Block: 1607 - Staff initiated request for Discretionary Review of Building Permit Application Number 2000/11/16/5873S, proposing to add a fourth floor to a newly constructed three-story, two-unit building, within an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and disapprove the project.

DISCRETIONARY REVIEW WITHDRAWN

B. COMMISSIONERS' QUESTIONS AND MATTERS

9. Commission Matters

C. DIRECTOR'S REPORT

10. Director's Announcements

11. Review of Past Week's Events at the Board of Supervisors and Board of Appeals

12. Informational Presentation on the Bayview/Hunters Point Community Revitalization Concept Plan by the Bayview Hunters Point Project Area Committee.

D.                  CONSIDERATION OF FINDINGS AND FINAL ACTION -- PUBLIC HEARING CLOSED

13. 2000.1279C (TAM: 558-6325)

522-524 CLIPPER STREET - north side between Diamond and Douglass Streets, Lot 9 in Assessor’s Block 6545 - Request for Conditional Use authorization under Planning Code Section 121(f) to allow the subject lot to be subdivided into two lots. One of the newly created lots will have a width of 19 feet, which is less than the required 25-foot minimum. The proposal also includes construction of a new four-story, single-family dwelling on the newly created 19-foot wide lot. The property is located in a RH-2 (Residential, House, Two-Family) District and 40-X Height and Bulk District.

Preliminary Recommendation: Disapproval

(Continued from Regular Meeting of July 26, 2001)

Note: On July 26, 2001, following public testimony, the Commission closed public hearing and continued the case to August 9, 2001 to allow the project architect to submit revised architectural drawings and to have a representative from the Building Department attend the hearing. The Vote was +6 –0. Commissioner Theoharis was absent.

Note: On August 23, 2001, the Commission passed a motion of intent to approve by a vote of +5 –0 with the following conditions: 1) eliminate top floor; 2) reduce height of the building; 3) report from a tree expert to understand what trees can be save and what procedures are necessary to do so; 4) require the Certificate of Occupancy for the adjacent Victorian be issued prior to the Certificate of Completion for the project; 5) include parking for adjacent Victorian home. Commissioners Fay and Chinchilla were absent. Final language 9/6/01.

E.                  REGULAR CALENDAR

14. 2001.0602E (MALTZER: 558-5977)

PERMANENT INDUSTRIAL PROTECTION ZONE SPECIAL USE DISTRICT - Appeal of Preliminary Negative Declaration for a proposed permanent industrial protection zone Special Use District within a multi-block portion of the City’s industrially zoned land, the area generally bounded by the following streets and avenues: Bayshore Boulevard, 26th Street, 25th Street, Iowa, Tubbs, 22nd Street, San Francisco Bay, Islais Creek, Third Street, Evans, Rankin, Phelps, Oakdale, Selby and Helena. Within the Special Use District the provisions of the underlying M-1 and M-2 zoning controls would remain applicable, except that i) no residential or live/work development or conversion to such uses shall be allowed; and ii) no new office development or conversion to office shall be allowed.

Preliminary Recommendation: Reject the appeal and uphold the Department’s decision to publish a Negative Declaration.

(Continued from Regular Meeting of August 23, 2001)

15. 2001.0602TZ (LORD: 558-6311)

INDUSTRIAL PROTECTION ZONE – SPECIAL USE DISTRICT - Consideration of adoption a resolution that imposes zoning controls establishing a Special Use District Industrial Protection/Zone where new residential, live/work and office uses would not be permitted in the area generally bounded by Bayshore Boulevard, Islais Creek, Third Street, Evans Avenue, Rankin Street, Phelps Street, Oakdale Avenue, Selby Street and Helena Street.

Preliminary Recommendation: Approve Resolution adopting Permanent Industrial Protection Zone – Special Use District

(Continued from Regular Meeting of August 23, 2001

16. 1999.178TT (BAUMAN: 558-6287)

JOB HOUSING LINKAGE ORDINANCE - The Jobs Housing Linkage Program, Section 313 of the City Planning Code, was enacted by the Board of Supervisors in February 2001. The current proposal is an ordinance amending Section 313.5 to change the formula used in the Jobs Housing Linkage Program to determine the number of affordable housing units a housing developer is required to build if an office developer elects to comply with the Jobs Housing Linkage Program Ordinance by payment of money or land to a housing developer.

Preliminary Recommendation: Approval

17. 2000.0790E (KUGLER: 558-5983)

888 HOWARD STREET - Hotel and Residential ProjecT - Public Hearing on the Draft Environmental Impact Report (EIR). The proposed project would be the construction of a 39-story hotel and residential building of approximately 561,000 sq. ft. with two levels of below-grade parking on the northeast corner of Fifth and Howard Streets (Assessor's Block 3724, Lot 66). The 37,860 sq. ft. site contains an existing surface parking lot with landscaping which is used by the adjacent Wells Fargo Data Center. The hotel portion of the proposed project would contain about 500 rooms along with ancillary support uses such as meeting rooms, restaurants, and retail space. Above the hotel there would be 60 to 70 residential condominiums. The hotel entryway would be on Howard St. while a separate residential entrance would be from Fifth Street. There are two loading docks planned with entrances from Howard Street. The site is located in the South of Market area within the C-3-S (Downtown Commercial Support) District and the 160-F Height and Bulk District.

Preliminary Recommendation: No Action Required.

Note: Written comments will be accepted at the Planning Department's offices until the close of business on September 18, 2001.

18. 2000.1140XE (CHAN: 558-5982)

1 POWELL STREET – Appeal of a Preliminary Negative Declaration. Assessor's Block 3530, Lot 6. The proposed project is the seismic upgrading, and expansion of the existing seven-story, Bank of America building, from 90,330 square feet to 101,760 square feet, an increase of 11,430 square feet. The seismic upgrade and expansion would occur within the existing building shell except for filling in the light well on the third through eighth floors. The building, originally the Bank of Italy, was constructed in 1920 and is a Category I building in Article 11 of the san Francisco Planning Code. The building is within the Kearny-Market-Mason-Sutter Conservation District and the Downtown Area Plan. The project site is within a C-3-R (Downtown Retail) District, where office and retail uses are permitted, and is within a 110-X Height and Bulk District.

(Continued from Regular Meeting of August 23, 2001)

19. 2000.1140X (LIGHT: 558-6254)

1 POWELL STREET - west side between Eddy and Ellis Streets, Lot 5 in Assessor’s Block 330 - Request under Planning Code Section 309 (Downtown Code) for Determination of Compliance to make minor modifications to the ground floor entrance and windows of the subject property to accommodate a retail store, and to seismically retrofit the existing 138-foot tall, seven-story over basement building containing a ground level retail banking office with office uses on the upper floors. The seismic retrofitting will be accomplished by infilling a large light well on the north side of the property with a structural system that will provide proper seismic reinforcement for the building. No Exceptions under Section 309 of the Planning Code are requested by the proposed project. The project is in a C-3-R (Downtown, Retail) zoning district, a 110-X height and bulk district, and in the Kearny-Market-Mason-Sutter Conservation District. The building is rated as a Category I building under the Downtown Plan.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of August 23, 2001)

20. 2000.272ECX (NAVARRETE: 558-5975)

185 POST STREET - Certification of Environmental Impact Report. Assessor's Block 310, Lot 18, the 3,600-square-foot project site, situated within the Kearny-Market-Mason-Sutter Conservation District, is occupied by a vacant six-story-plus-basement structure. The project would involve demolition of a six-story structure on the site and construction of a 10-story, 130-foot-tall building containing approximately 40,000 gross square feet (gsf) including 10,900 square feet of retail space, 6,700 square feet of office and showroom space, approximately 2,170 square feet of publicly-accessible open space, one dwelling unit and 18,500 square feet of other space including mechanical equipment and pedestrian circulation areas. The site is within the C-3-R (Downtown Commercial, Retail) Zoning District and 80-130-F Height and Bulk District.

Note: Public comment and testimony is NOT taken by the Planning Commission hearings for certification of Final Environmental Impact Reports. Public comment on this issue may be presented to the Planning Commission during the Public Comment portion of the Commission calendar.

Preliminary Recommendation: Certify Final Environmental Impact Report.

21. 2000.272CX (LeBLANC: 558-6351)

185 POST STREET - the southeast corner of Post Street and Grant Avenue, Lot 18 in Assessor’s Block 310 - Request for Conditional Use authorization for office use in a C-3-R Zoning District. The project would demolish a six-story structure on the site and construct a 10-story, 130-foot tall building containing approximately 40,000 gross square feet including 10,900 square feet of retail space, 6,700 square feet of office and showroom space, approximately 2,170 square feet of publicly-accessible open space, one dwelling unit and 18,500 square feet of other space including mechanical equipment and pedestrian circulation areas. The office and showroom space would be on floors seven, eight and nine of the building. The Project also requires a determination of compliance and approval of exceptions pursuant to Section 309. See Case 2000.272CX below.

Preliminary Recommendation: Approval with Conditions

22. 2000.272CX (LeBLANC: 558-6351)

185 POST STREET - the southeast corner of Post Street and Grant Avenue, Lot 18 in Assessor’s Block 310- Request under Planning Code Section 309 for Determinations of Compliance for Building Permit Application No. 2001/05/30/0246S, to construct a building exceeding 75 feet in height, and Request for Exceptions including: (1) an exception to the rear yard requirement as permitted in Code Section 134(d); (2) an exception to ground level wind current standards as permitted in Section 148; (3) an exception to the base height limit in an 80-130-F Height and Bulk District as permitted in Section 263.8, (4) an exception to the required sun access angle (or setback) pursuant to Section 146(b) and (5) an exception to the freight loading requirements as permitted in Section 161(I). This project lies within a C-3-R (Downtown Retail) District, a 80-130-F Height and Bulk District, and is within the Kearny-Market-Mason-Sutter (KMMS) Conservation District. Because the project site is within that Conservation District, the new building must be compatible in scale and design with the District as set forth in Appendix E of Article 11 of the Planning Code.

Preliminary Recommendation: Disapproval (based on noncompliance with Article 11)

23. 2000.1215BEKX (MILLER: 558-6344)

48 TEHAMA STREET - northwest side between First and Second Streets, Assessor's Block 3736, Lots 84 and 85, within a C‑3‑O(SD) (Downtown Office‑Special Development District) and a 200‑S Height and Bulk District ‑ Request under Planning Code Section 309 for Determination of Compliance for a building exceeding 75 feet in height and for the granting of exceptions to the Planning Code requirements for (1) rear‑yard area (Section 134) and (2) ground‑level wind currents (Section 148), with respect to a proposal to construct a new building, approximately 194 feet in height (with an additional 21 feet of mechanical equipment for a total height of up to 216 feet), containing a total floor area of 67,750 gross square feet, with a gross floor area under Planning Code Section 102.9 of 59,750 gross square feet. The building would include up to 49,300 square feet of office space and up to 10,500 gross square feet of residential space divided into three dwelling units (on the top three floors). The project would provide approximately seven off‑street parking spaces.

Preliminary Recommendation: Approval with Conditions

24. 2000.1215BEKX (MILLER: 558-6344)

48 TEHAMA STREET - northwest side between First and Second Streets, Assessor's Block 3736, Lots 84 and 85, within a C‑3‑O(SD) (Downtown Office‑Special Development District) and a 200‑S Height and Bulk District ‑ Request for authorization of Office Space in excess of 25,000 square feet but less than 50,000 square feet under Section 321 of the Planning Code to permit construction of new office space, not to exceed 49,300 square feet under Section 321 of the Planning Code.

Preliminary Recommendation: Approval with Conditions

25. 1999.481L (GORDON: 558-6309)

GOLDEN TRIANGLE LIGHT STANDARDS - area bounded by Market, Mason and Sutter Streets. The Golden Triangle Light Standards line the streets, not including alleys, in the area given above. Consideration of landmark designation and adoption of a resolution recommending landmark designation of the Golden Triangle Light Standards as Landmark No. 233.

Preliminary Recommendation: Adopt a resolution approving landmark designation and recommending that the Board of Supervisors approve the landmark designation.

26. 2001.0598C (JONES: 558-6477)

1844-1850 IRVING STREET - northeast corner of the intersection of Irving Street and 20^th Avenue, Lots 025 and 027 in Assessor's Block 1731 - Request for Conditional Use authorization to allow the installation of nine (9) panel antennas, one (1) GPS antenna, and associated equipment cabinet on the 1^st floor of an existing mixed-use building as part of a wireless telecommunication network preference level 2, pursuant to Planning Code Section 711.83, in an NC-2 (Small-Scale Neighborhood Commercial) District and a 105-A Height and Bulk District. As per the City and County of San Francisco's Wireless Transmission Services (WTS) Facilities Siting Guidelines the proposal is a Location Preference 2 (Co-Location Site).

Preliminary Recommendation: Approval with conditions

27. 2001.0329CEK (CABREROS: 558-6169)

2315 VAN NESS AVENUE - west side, between Green and Vallejo Streets in an RC-3 (Residential-Commercial Combined, Moderate Density) District and an 80-D Height and Bulk District, Lot 003 in Assessor’s Block 0551 - Request for Conditional Use Authorization under Planning Code Section 253 for construction of a building exceeding a height of 40 feet in an R (Residential) District. The proposed building will contain 8 dwelling units over ground floor parking.

Preliminary Recommendation: Approval with conditions

28. 2001.0581C (SMITH: 558-6322)

1633-37 TARAVAL STREET - south side of the street between 26th and 27th Avenues, Lot 041 in Assessor's Block 2399 - Request by Sprint PCS for Conditional Use Authorization under Planning Code Section 711.83 to install two antennas on the rooftop and five equipment cabinets in the garage of a mixed-use building located in a NC-2 (Small-Scale Neighborhood Commercial) District and 65-A Height and Bulk District. As per the City and County of San Francisco's Wireless Transmission Services (WTS) Siting Guidelines, the subject site is a Location Preference 5 (Mixed Use Building in High Density District).

Preliminary Recommendation: Approval with Conditions

29. 2001.0212C (SIDER: 558-6697)

901-933 BAYSHORE BOULEVARD - southeastern corner of Silver Avenue; Lot 062 in Assessor's Block 5402 - Request for Conditional Use Authorization to allow (1) new construction on a parcel with a gross lot area over 4,999 square-feet pursuant to Planning Code Sections 710.11 and 121.1, and (2) establishment of a non-residential use with a gross floor area in excess of 2,999 square-feet pursuant to Planning Code Section 710.21 and 121.2 in an NC-1 (Neighborhood Commercial Cluster) District with a 40-X Height and Bulk Designation. The project site is a 16,090 square-foot vacant lot. The proposal is to construct a 4-story building providing up to 9,305 square-feet of neighborhood-serving commercial or retail space on the ground level, 40 units of senior housing on the upper three levels, and 28 parking spaces within a below-grade parking garage.

Preliminary Recommendation: Approval with conditions.

F. DISCRETIONARY REVIEW HEARING

At Approximately 4:30 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 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.

30. 2001.0123DD (CABREROS: 558-6169)

2252 BEACH STREET - north side between Baker and Broderick Streets, Lot 009C in Assessor’s Block 0915 - Requests for Discretionary Review of Building Permit Application No. 2000/10/20/3640 proposing to add a full third story (approximately 2,000 square feet), a three-story rear addition extending to the required rear yard line, and a one-story extension with deck above projecting into the rear yard as a permitted obstruction to an existing one-story over garage, single-family residence in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and approve the plans with modifications.

(Continued from Regular Meeting of August 16, 2001)

31. 2001.0705DD (NIKITAS: 558-6306)

2258 BEACH STREET - north side between Baker and Broderick Streets, Lot 009D in Assessor’s Block 0915 - Requests for Discretionary Review of Building Permit Application No. 2000/04/25/8211, proposing to add a prefabricated solarium ("greenhouse") on a second-story rear deck. The existing building is two-story over garage and rooms down, single-family residence in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve plans as submitted.

32. 2001.0065D (WANG: 558‑6335)

2 UPLAND DRIVE - northwest corner of Upland Drive and Darien Way; Lot 003 in Assessor's Block 3275A ‑ Request of Discretionary Review of Building Permit Application No. 2000/12/14/7910 to construct a third story vertical addition, relocate the current main entrance to the house and create habitable rooms on the ground floor, at the existing one‑story over garage, single‑family dwelling in an RH‑1(D) (Residential, House, One‑Family, Detached Dwelling) District and a 40‑X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.

33. 2001.0702D (SANCHEZ: 558-6679)

2590 PINE STREET - northeast corner at Scott Street; Lot: 017 in Assessor’s Block: 0656 - Staff initiated request for Discretionary Review of Building Permit Application Number 2001/04/12/6725S, seeking to reduce the number of dwelling units of an existing building from four (4) to two (2) within an RH-2 (Residential, House, Two-Family) Zoning District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the project as revised.

F. 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:

The Planning Department

City and County of

San Francisco

1660 Mission Street, Suite 500

San Francisco, CA 94103-2414