Minutes of Planning Commission Calendars

August 1998

Presented below are Minutes of the Planning Commission. The top of the this page lists Commission meeting dates for the month. Click on the date and you will reach the minutes for that that week. The minutes present a summary of actions taken at the Planning Commission hearing and provides a Motion or Resolution number for that action.

With most browsers you will be able to search for any text item by using the Ctrl-F keys. It is recommended you search by case number and suffix, if you know it, as that will always be a unique item. You may search by any identifying phrase, including project addresses.

(Please note, commission minutes generally are approved and finalized two weeks following the hearing date.)

MINUTES OF MEETING AND CALENDAR

OF THE

SAN FRANCISCO

PLANNING COMMISSION

REGULAR MEETING

THURSDAY

AUGUST 6, 1998

ROOM 428

WAR MEMORIAL BUILDING

401 VAN NESS AVENUE

1:30 P.M.

PRESENT: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

THE MEETING WAS CALLED TO ORDER BY PRESIDENT CHINCHILLA AT 1:40 P.M.

STAFF IN ATTENDANCE: Gerald Green - Director of Planning, Robert PASSMORE - Zoning Administrator, Larry Badiner, Larry McDonald, Paul Lord, Susana Montaña, Paul Rosetter, Lois Scott, Adam Light, Delvin Washington, Linda Avery - Commission Secretary

A. ITEMS TO BE CONTINUED

1. 98.252C (MARTIN)

445 VALENCIA STREET , east side between 15th and 16th Streets, Lot 57 in Assessor's Block 3554 - Request for a Conditional Use Authorization to allow the relocation of an existing nonconforming liquor store within a retail grocery store per Planning Code Section 186.1 (c)(5) within the Valencia Street Neighborhood Commercial District and a 50-X Height and Bulk District, and the Mission Alcoholic Beverage Special Use Subdistrict.

(Continued from Regular Meeting of June 25, 1998)

(Proposed for Continuance to August 20, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

2. 98.283C (LIGHT)

500 DIVISADERO STREET, east side, corner of Fell Street; Lot 17A in Assessor's Block 1203: -- Request for Conditional Use authorization under Section 178(a)(3)(c) of the Planning Code to allow enlargement or intensification of a large fast food restaurant as defined by Section 790.90 of the Planning Code in an NC-2 (Small-Scale Neighborhood Commercial) District in a 40-X Height and Bulk District.

(Continued from Regular Meeting of July 23, 1998)

(Proposed for continuance to August 13, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

3. (MONTAÑA)

YERBA BUENA CENTER REDEVELOPMENT PRELIMINARY PLAN AMENDMENT AND MID-MARKET REDEVELOPMENT PRELIMINARY PLAN AMENDMENT. Consideration of a finding of consistency with the General Plan for an amendment to the Yerba Buena Center (YBC) Redevelopment Preliminary Plan to include into the YBC Redevelopment Project Area parcels 2,7,8,10, 13,14, 15, 17, 18, 45 and 55 of Assessors Block 3705 bounded by Market, Mission, Fourth and Fifth Streets and including portions of Jessie Street between Fourth and Fifth Streets; Consideration of a finding of consistency with the General Plan for an amendment to the Mid-Market Redevelopment Preliminary Plan to remove those same parcels and portion of Jessie Street from that Preliminary Plan; and Consideration of approval of the amendments to the Yerba Buena Center Redevelopment Preliminary Plan and the Mid-Market Preliminary Plan for transmittal to the Director of the Redevelopment Agency.

(Proposed for continuance ~~to August 13, 1998~~ Indefinitely)

SPEAKERS: None

ACTION: Continued as amended

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

4. 97.470B (BAÑALES)

475 BRANNAN STREET, south side between 3rd and 4th Streets; Lot 31 in Assessor's Block 3787 -- Request for authorization for Office Space in excess of 50,000 square feet under Section 321 of the Planning Code to permit an increase in Office Space of approximately 61,000 square feet. The Project would increase Office Space in a two-story building from 180,000 square feet to 241,000 square feet, including a two-story vertical addition and basement conversion to parking, on a site within an SSO (Service Secondary Office) and 50-X Height and Bulk District.

(Proposed for continuance to August 27, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

5. 97.470Z (BAÑALES)

475 BRANNAN STREET HEIGHT LIMIT: Consideration of a proposal to amend the Planning Code's Height Limit map to change the height limit for a portion of Assessor's Block 3787, which is bounded by Brannan Street, 4th Street, Townsend Street and 3rd Street, to change the Height and Bulk District Classification from a 50-X to 65-X Height and Bulk District.

(Proposed for continuance to August 27, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

6. 97.647E (ROOS)

945 BATTERY STREET. APPEAL OF PRELIMINARY NEGATIVE DECLARATION. The proposed project would adaptively reuse a three-story warehouse for office space at 945 Battery Street, the northeast corner of the block bounded by Green, Battery, Vallejo and Sansome Streets; Assessor's Block 135, Lot 1. The existing three-level, approximately 48,300 sq. ft. brick building currently in warehouse use, would be converted to office space, including new first and third floor mezzanines, and a new approximately 6,900 sq. ft. penthouse wold be constructed for a total of about 58,840 sq. ft. of office space. The project site is located in the C-2 (Community Business) zoning use district and a 65-X height and bulk district. The building is identified as a contributory building in the local Northeast Waterfront Historic District. The proposed office space requires authorization under the City's Office Development: Annual Limit (Planning Code Section 321), a Variance from the parking requirement, and a Certificate of Appropriateness for alteration of a contributory building in a historic district.

APPEAL WITHDRAWN

B. 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. If it is demonstrated that comments by the public will exceed 15 minutes, the President or chairperson may continue Public Comment to another time during the meeting.

"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) briefly 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).)

SPEAKERS: Patricia Vaughey

Re: 2681 Burk

C. COMMISSIONERS' QUESTIONS AND MATTERS

Chinchilla: The Commissioner's Action List is not complete. Items mentioned after a SPUR meeting on zoning for more housing that he wanted staff to take a look at were not included. There was also another item he believes should be on the list--he will check his notes to identify and confirm. Directed Commission Secretary to take a look at this for the next meeting.

Theoharis: Thanked Mr. PASSMORE for supplying the Commission with the requested reduced transit maps.

7. Consideration of adoption -- draft minutes of 6/18/98, 6/25/98, 7/9/98, 7/16/98.ACTION: Approved as amended/corrected: 6/18/98: #5, under ACTION, General--should not be included, does not believe that that condition was imposed at that hearing; 6/25/98: correct spelling of name at beginning of document -- THE MEETING WAS CALLED TO ORDER BY PRESIDENT CHINCHILLA AT 1:37 P.M.,

- correct #5 & 6 as follows: DIRECTOR'S ANNOUNCEMENTS

Budget outcome at BOS Finance Committee to this point: The Committee recommended that the Department be allowed to keep its funding--they at least instructed the Budget Analyst (Mr. Harvey Rose) to meet the Department half way. Original proposal was $8,877,368. The Board approved $8,688,187 -- 20% over last year (or current fiscal year budget). This means a slight increase in fees and an approximate $284,000 additional General Fund increase, allowing the Department to fill four new positions -- 2 in Environmental Review and 2 in Neighborhood Planning.

6. REVIEW OF PAST WEEK'S EVENTS AT THE BOARD OF APPEALS & BOARD OF SUPERVISORS

BOS: Mt. Sutro: The Board considered whether they would do anything about the structural requirements for the Tower then decided not to act on it, did not require it. However, the Mt. Sutro Corp. has decided that they will go forward with an analysis of the Tower.

- correct #8 as follows: 97.678, ACTION: Meeting held. No action required at this time. ~~AYES: Chinchilla, Theoharis, Mills, Hills, Martin,~~

~~ABSENT: Antenore, Joe~~

- correct #13 as follows: ACTION: Approved with conditions as modified:

Condition #7. The Project Sponsor shall be responsible for ensuring that ~~street sidewalk~~ steamed cleaners clean the area in front the 3600-16th Street at least once per month.;

7/16/98: under C. COMMISSIONERS' QUESTIONS AND MATTERS

- Chinchilla: Update "Action" list

- Mills: Recently attended meeting where focus was Transit First Policy. After adopting this policy we never carried out a land use policy that reinforced it. The Department had some maps that showed the routes of the transit lines so you could see which were most heavily served by transit. Request that a couple of those maps be available at CPC hearings so when certain projects come up we can pinpoint location and see how they relate to what this framework was suppose to be about.;

#3, BOS: Housing and Neighborhood Services Committee

- Special Historic Sign Legislation - continued to ~~rest~~ next hearing

7/9/98: no changes

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

D. DIRECTOR'S REPORT

8. DIRECTOR'S ANNOUNCEMENTS

- Attended DPW Quality of Life Forum last night--it was announced that a small business forum at the Westin Hotel on 8/16 will be held--feels there will be a great need for planning participation--members of the Commission might want to attend.

- On 7/27, the Board of Supervisors overturned the Commission action on the Rite Aide proposal at 1200 9th Avenue by a vote of +11 -0.

- Hello to Mary Gallagher (currently out on maternity leave--but in the audience today) and her new daughter Megan.

9. REVIEW OF PAST WEEK'S EVENTS AT THE BOARD OF APPEALS & BOARD OF SUPERVISORS

BOS: Housing & Neighborhood Services Committee reviewed the Historic Sign District & Message Establishment legislation for the North of Market Special Use District and the Public Arts Historic Landmarks legislation -- recommend approval of all 3 and forwarded to full Board.

BOA: - 723 De Hama St--proposal to replace 4 illegal housing units in a commercial bldg. with a live/work project--Commission felt it was inappropriate displacement of housing. However the Board felt it was an appropriate use of the site and over ruled the Commission +3 -0.

- Quotas for various types of commercial uses/whether we had any guidelines: with the exception of those uses that are eating and drinking establishments where there are guidelines in the neighborhood commercial section of the Commerce and Industry Element, and those few uses that have the distance between criteria that you have to use, such as massage parlors, adult entertainment, and other types of entertainment in neighborhood commercial districts, we don't have anything in guidelines. We will be doing a neighborhood commercial study at some point in time and that question would be appropriate to look at at that time.

- Hans Habachi on Castro Street - Smog Hog was put in place. For a while we thought it was successful, but recently we are getting complaints from neighbors about odor problems. We are in contact with the maintenance people to make sure it is being maintained properly. I (PASSMORE) will be going out to investigate. Will keep you alerted with what happens with Hans Habachi and if necessary will bring the matter back before the commission.

- Because other neighborhoods thought we were successful with Hans Habachi, we are getting complaints from other areas about other neighborhood restaurants generating odors with the hope that we would be able to take care of their concerns.

E. CONSENT CALENDAR/UNCONTESTED CASES

All matters listed hereunder constitute a Consent Calendar, are considered to be routine by the Planning Commission, and will be acted upon by a single roll call vote of the Commission. There will be no separate discussion of these items unless a member of the Commission so requests, in which event the matter shall be removed from the Consent Calendar and considered as a separate item.

10. 98.460Q (PURVIS)

3824 SCOTT STREET, south side between Cervantes Boulevard and Prado Street, Lot 15 in Assessor's Block 417B, six-unit residential condominium conversion subdivision in an RM-3 (Residential, Mixed, Medium Density) District.

SPEAKERS: None

ACTION: Approved with conditions as proposed

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

MOTION No.: 14668

F. REGULAR CALENDAR

11. (GREEN, GALLAGHER, MCDONALD, LORD)

A presentation of the Neighborhood Planning Issues Survey Report including: opening comments, and introduction describing the survey and a general discussion of the Citywide survey analysis.

SPEAKERS: Patricia Vaughey, Judy West, Sue Hestor, John Bardis, Mary Ann Miller

ACTION: Informational only. No action required or taken.

12. 97.470M (~~BAÑALES~~ BADINER)

475 BRANNAN STREET, Lot 31 in Assessor's Block 3787 -- Consideration of a request to initiate proposed amendments to the South of Market Area Plan of the General Plan, to amend the Schematic Height Plan (Map 5) to change the Height District from 50-X to 65-X, and to change the 65-U designation to 65-X.

SPEAKERS: Judy West

ACTION: Approved

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

MOTION No.: 14669

13. 98.280ET (ROSETTER)

BICYCLE TRANSIT ENHANCEMENT PLAN, Consideration of a proposal to amend the Planning Code (Zoning Ordinance) by amending Section 155.1 to clarify definition of and obligations of the responsible City official and the landlord regarding the provision of bicycle facilities in or for building space leased to the City and deleting obsolete implementation schedule provisions. The amendment would add Section 155.2 to require bicycle parking in privately-owned and City-owned parking garages, and would add Section 155.3 to require shower and locker facilities be provided in or for new buildings and buildings undergoing major expansion. Planning Code Section 155(j) already requires bicycle spaces in required accessory auto parking facilities. There is no auto parking requirement for uses other than residential use in the C-3 (Downtown Commercial) Districts, so no bicycle parking is required or would be required by this amendment in downtown buildings except in residential buildings and buildings primarily used as parking garages.

(Continued from Regular Meeting of July 23, 1998)

SPEAKERS: Laura Spanjian - Aide to Supervisor Katz, Judy West

ACTION: Public hearing closed. Subject to re-opening for new material. Continued to 8/20/98

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

14. 98.473ET ROSETTER

NEWS RACK ADVERTISING EXEMPTION PLANNING CODE AMENDMENT - Consideration of a proposal to amend the Planning Code (Zoning Ordinance) by amending Section 603 to exempt advertising on fixed pedestal news racks in accordance with Section 184.12 of the Public Works Code from Planning Code requirements regulating signs. The recently-enacted Section 184.12 of the Public Works Code governs size of ads that can be placed on news racks. The proposed Planning Code amendment would remove any discrepancy between the Public Works Code and the Planning Code regarding such ads. The ability to place ads on the pedestal units would provide an incentive for a private vendor to contract with Department of Public Works (DPW) for the placement and maintenance of this news rack design which would be the only news racks allowed in designated news rack zones.

SPEAKERS: Francis Nion - project team

ACTION: Approved as proposed

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

MOTION No.: 14670

15. 98.447EZ (ROSETTER)

3100 WEBSTER STREET Consideration of a proposal to amend the zoning map for the property at 3100 Webster Street, being Lot 12, Assessor's Block 508 (one lot in the block bounded by Webster, Moulton, Buchanan and Greenwich Streets) from an RH-2 (Two Family Residential) District to an NC-3 (Moderate-Scale Neighborhood Commercial District. The proposed amendment would allow the existing Del Sol Motel (formerly the Plantation Inn) to remain. Since the property was reclassified from R-3 (Multi-Family Residential) to RH-2 in 1978, a motel on this property has been a non-conforming use with a mandate to conform in twenty years (1998). Conforming to the RH-2 District would require that the motel be converted to residential use. Since hotels are a conditional use in the NC-3 District, the reclassification would allow the motel to continue with any expansion or intensification as a hotel requiring a conditional use authorization from the Planning Commission. The Planning Commission may also consider recommending reclassification to an NC-2 (Small Scale Neighborhood Commercial District) as an alternative.

SPEAKERS: Brett Gladstone - rep of project sponsor, Judy Boyajian - Deputy City Attorney, Patricia Vaughey, Mark, Monica Dritto, Erica Blith, Zahane Zickerman, Ron Goldman

ACTION: Public hearing closed. Motion to approve w/conditions. The motion failed to carry by a vote of +2 -4, resulting in an intent to disapprove. Final language 8/13/98.

AYES: Hills and Joe

NOES: Antenore, Chinchilla, Mills, Theoharis

ABSENT: Martin

16. 98.039C (BAÑALES)

3338-3388 - 17TH STREET/ 88 HOFF STREET, north side of 17th Street between Mission and Valencia Streets; Lot 83 in Assessor's Block 3569 -- Request for Conditional Use authorization of a Planned Unit Development (PUD) to construct three new 20-unit residential buildings for a total of 60 dwelling units, up to 5,000 square feet of ground floor commercial space and 60 parking spaces, with exceptions to Planning Code requirements for permitted residential density, in an NC-3 (Neighborhood Commercial, Moderate Scale), 50-X Height and Bulk District, pursuant to Planning Code Section 304.

SPEAKERS: David Cincotta, Geary Gee, Tom Baker, Steven Kasner

ACTION: Approved with conditions as drafted

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

MOTION No.: 14671

AT APPROXIMATELY 5:00 P.M. THE PLANNING COMMISSION CONVENED INTO A SPECIAL DISCRETIONARY REVIEW HEARING.

17. 98.225D (WASHINGTON)

738 CAPITOL AVENUE, east side between Thrift and Montana Streets, Lot 047 in Assessor's Block 7056 -- Request for Discretionary Review of Building Permit Application No. 9802877, proposing to construct a new three-story, single-family dwelling on a vacant lot in a RH-1 (House, One-Family) District.

(Continued from Regular Meeting of July 16, 1998)

SPEAKERS: Taxemi Totes, Louis Robles, Joe Murillo

ACTION: Take D.R. Approved as amended: ADD #4: Project sponsor to absorb cost of moving utility box--not to exceed $1,500.

AYES: Chinchilla, Theoharis, Mills, Antenore, Joe

ABSENT: Martin

EXCUSED: Hills

18. 98.213D SEE ADDENDUM (LIGHT)

411 LAUREL STREET, west side between California and Sacramento Streets, Lot 002 in Assessor's Block 1019 - Request for Discretionary Review of Building Permit Application No. 9403309S, proposing to expand an existing single-family house toward the front of the lot in a RM-1 (Mixed, Low Density) District.

SPEAKERS: Peter Trendall - D. R. Requestor, Brett Gladstone - rep of project sponsor

ACTION: without discussing the case, and only addressing a request for continuance made by the D. R. Requestor, the Commission continued this matter to 8/13/98

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

Adjournment: 5:33 p.m.

THE DRAFT MINUTES WERE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, AUGUST 20, 1998

ACTION: Approved as amended: correct a couple of typographical errors on pages 5 and 8; on page 7 include the last name of Supervisor Katz' Aide (Laura Spanjian)

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

980806.min

ADDENDUM

NOTICE OF MEETING AND CALENDAR

OF THE

SAN FRANCISCO

PLANNING COMMISSION

REGULAR MEETING

THURSDAY

AUGUST 6, 1998

ROOM 428

WAR MEMORIAL BUILDING

401 VAN NESS AVENUE

1:30 P.M.

DISCRETIONARY REVIEW

18. 98.213D OLD LANGUAGE (LIGHT)

CORRECTED LANGUAGE:

98.213DV (LIGHT)

SPEAKERS: Peter Trendall - D. R. Requestor, Brett Gladstone - rep of project sponsor

ACTION: without discussing the case, and only addressing a request for continuance made by the D. R. Requestor, the Commission continued this matter to 8/13/98

AYES: Chinchilla, Theoharis, Mills, Hills, Antenore, Joe

ABSENT: Martin

98.213DV (LIGHT)

411 LAUREL STREET, west side of street between Sacramento and California; Lot 2 in Assessor's Block 1019 in an RM-1 (Residential, Mixed Low-Density) District and a 40-X Height and Bulk District. REAR YARD VARIANCE SOUGHT: The proposal is to construct a two-story-over-garage addition at the front of the lot and connect it to the existing legal non-conforming, single-family dwelling at the rear of the subject lot via a ground level corridor. The bulk of the expansion will be at the front of the lot and is code-complying. However, a portion of the proposed one-story, ground-level, 13'-9" by 20'-0" corridor connecting the existing house with the bulk of the proposed addition would be located in the required rear yard, and would therefore require a rear yard variance.

SPEAKERS: Peter Trendall - D. R. Requestor, Brett Gladstone - rep of project sponsor

ACTION: The Zoning Administrator has continued this matter to 8/13/98.

THE DRAFT MINUTES WERE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, AUGUST 20, 1998

ACTION: Approved as amended

AYES: Chinchilla, Theoharis, Mills, Hillls, Joe, Antenore

ABSENT: Martin

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MINUTES OF MEETING AND CALENDAR

OF THE

SAN FRANCISCO

PLANNING COMMISSION

REGULAR MEETING

THURSDAY

AUGUST 13, 1998

ROOM 428

WAR MEMORIAL BUILDING

401 VAN NESS AVENUE

3:00 P.M.

NOTE TIME START

PRESENT: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

THE MEETING WAS CALLED TO ORDER BY PRESIDENT CHINCHILLA AT 3:05 P.M.

STAFF IN ATTENDANCE: Gerald Green - Director of Planning, Robert PASSMORE - Zoning Administrator, David Alumbaugh, Eva Liebermann, David Lindsay, Lou Andrade, Adam Light, Grace Hing, Larry McDonald, Lois Scott, Susan Snyder, Edy Zwierzycki, Mark Paez, Jim Nixon, Linda Avery - Commission Secretary.

A. ITEMS TO BE CONTINUED

1. 98.310CV (BAÑALES)

2360 - 3RD STREET, west side between 20th and 22nd Streets; Lot 3R in Assessor's Block 4108 -- Request for Conditional Use authorization to allow residential use (three dwelling units) in an M-2 (Heavy Industrial) and 50-X Height and Bulk District, pursuant to Planning Code Section 215(a).

(Continued from Regular Meeting of July 23, 1998)

(Proposed for Continuance to September 3, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

2. 98.310CV (BAÑALES)

2360 - 3RD STREET, west side between 20th and 22nd Streets; Lot 3R in Assessor's Block 4108 --Variance request to allow encroachment of a bay window and exit stairs into the required rear yard of 20 feet and to allow a front bay window that exceeds the maximum buildable envelope for bay windows over streets and alleys, pursuant to Planning Code Sections 134(a)1 and 136(c)3.

(Continued from Regular Meeting of July 23, 1998)

(Proposed for Continuance to September 3, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

3. 97.447E (GLASNER)

OMNI SAN FRANCISCO HOTEL, CERTIFICATION OF ENVIRONMENTAL IMPACT REPORT. The project would develop an approximately 362 - room hotel with an 5,000 sq. ft. ground floor restaurant and 1,000 sq.ft. retail space in an existing building that is currently a vacant office structure located at 500 California Street, at the corner of Montgomery Street (Assessor's Block 240, lot 3). About 53,800 sq.ft. would be added to floors 2-17 on the north and west sides of the L-shaped building, and above the roof (but not above the existing parapet), for a total of approximately 257,700 sq.ft. in building area. Two new floors would be created where existing floors with high ceilings would be divided horizontally. The building is recognized by the City to have significant architectural character. The project requires approval under Section 309 for Permit Review in C-3 District and a Permit to Alter for major alterations to a Category I building identified in Article 11 of the City Planning Code. It would also require a conditional use authorization for hotel use in the C-3-0 Zoning District.

NOTE: THE PUBLIC HEARING FOR THIS ITEM IS CLOSED; THE PUBLIC COMMENT PERIOD FOR THE DRAFT EIR ENDED ON MAY 26, 1998.

(Continued from Regular Meeting of July 23, 1998)

(Proposed for Continuance to September 3, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

4. 97.447H (KOMETANI)

500 CALIFORNIA STREET, northwest corner at Montgomery Street, Lot 3 in Assessor's Block 240 - Request for a Permit to Alter pursuant to Article 11 of the Planning Code to rehabilitate the base of the building, create new window openings at cornice level and sash replacement. The project site is in a C-3-0 (Downtown Office) District and a 300-S Height and Bulk District.

(Continued from Regular Meeting of July 23, 1998)

(Proposed for Continuance to September 3, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

5. 97.447X (NIXON)

500 CALIFORNIA STREET, northwest corner at Montgomery Street, Lot 3 in Assessor's Block 240-- Request for Determination of Compliance and Exceptions as permitted under Section 309 of the Planning Code from a requirement to provide two on-site tour bus loading spaces for the creation of a 17-story hotel. The project site is in a C-3-O (Downtown Office) District and a 300-S Height and Bulk district. The project includes the transfer of approximately 43,600 square feet of floor area to the vacant office building. An addition would be constructed at the rear of the building ( not abutting public streets). The project would contain approximately 234,450 square feet of hotel (approximately 362 rooms); approximately 9,940 square feet of restaurant, retail, circulation and off-street freight loading; approximately 4,310 square feet of basement mechanical space and approximately 3,120 square feet of roof mechanical space.

(Continued from Regular Meeting of July 23, 1998)

(Proposed for Continuance to September 3, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

6. 97.447C (NIXON)

500 CALIFORNIA STREET, northwest corner at Montgomery Street, Lot 3 in Assessor's Block 240 - Request for Conditional Use Authorization under Section 216 (b) of the Planning Code to create a hotel with approximately 362 rooms. Approximately 43,600 square feet of floor area would be transferred to the site resulting in a project containing approximately 234,450 square feet of hotel area, 9,940 square feet of retail area, loading, restaurant, and circulation area, plus approximately 4,310 square feet of basement mechanical space and approximately 3,120 square feet of roof mechanical space. The project site is in a C-3-0 (Downtown Office) District and a 300-S Height and Bulk District.

(Continued from Regular Meeting of July 23, 1998)

(Proposed for Continuance to September 3, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

7. 98.305C (BEATTY)

295-99 BAY STREET, Lot 17 in Assessor's Block 40, southeast corner of Powell and Bay Streets -- Request for Conditional Use authorization under Section 225(a) of the Planning Code to convert the existing vacant movie theater and office space into a commercial storage facility for household goods and a retail space in a C-2 (Community Business) District and a 40-X Height and Bulk District.

(Proposed for Continuance to August 20, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

8. 98.340E (NAVARRETE)

3175 - 17TH STREET, - Appeal of a Preliminary Negative Declaration. The proposed project is to rebuild the third floor (which was previously destroyed by fire) and add a fourth floor to a 14,400 square foot two-story building. The building would be converted from office/warehouse/industrial use into 12 live/work units with 12 ground floor parking spaces. The proposed building would total 20,800 square feet with a building height of 50 feet. The existing project site is located in a C-M (Heavy Commercial) zoning district, within a 50-X height/bulk district. It is also located within the Greater Northeast Mission Industrial Zone (NEMIZ).

(Proposed for Continuance to August 20 27, 1998)

SPEAKERS: None

ACTION: Continued as amended

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

9. 98.564D (SNYDER)

125 STAPLES AVENUE, south side between Detroit and Edna Streets, Lot 043 in Assessor's Block 3156 - Request for Discretionary Review of Building Permit Application No. 9806346, proposing to construct a two-story rear addition in a RH-1 (House, One-Family) District.

(Proposed for Continuance to September 3, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

10. 98.124.E (KUGLER)

60 RAUSCH STREET/73 SUMNER STREET, Appeal of a preliminary negative declaration on a 60-unit live/work project located on the west side of Rausch Street (mid-block) and northeast corner of Clementina and Sumner Streets; Lots 49, 51, 70 and 72 of Assessors Block 3730. The internal space of four existing two-story interconnected commercial/industrial buildings to be demolished and rebuilt as two interconnected buildings with the 60 units of new live/work (floor with mezzanine) and 60 parking spaces.

(Continued from Regular Meeting of July 23, 1998)

(Proposed for Continuance to September 10, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

11. 98.283C (LIGHT)

(Continued from Regular Meeting of August 6, 1998)

(Proposed for Continuance to September 24, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

12. 98.114E (WONG)

370-12TH STREET. APPEAL OF PRELIMINARY NEGATIVE DECLARATION. Conversion of former industrial building to live/work; south side at Bernice Street; Assessor's Block 3522, Lot 11. Proposed conversion of a vacant industrial building to 8 live/work units. In addition to interior and facade alterations, an additional story (with mezzanine level) of approximately 5,500 square feet would be constructed. The building height would be approximately 55 feet. Eight off-street parking spaces would be provided. The site is within a South of Market SLR (Service/Light Industrial/Residential) Mixed Use Zoning District and within the 50-X Height and Bulk district. The site is not within an Industrial Protection Zone (IPZ).

WITHDRAWN

B. PUBLIC COMMENT

SPEAKERS: Edith McMillian

Re: 311 notifications

Patricia Vaughey

Re: - glitch in system -- drawings don't match what the application is for 1914 Filbert; - Rose Court--the neighbors are not against the project but are concerned that the project sponsor seems to be working more with Heritage than with them.

Jake McGoldrick

Re: Appeal of CPC unanimous decision to not allow demolition of a sound house at 1725 Lake Street. The Board upheld your decision by a vote of -2 +1. It was disturbing that it appears that BOA seems to be establishing a policy to overturn CPC decisions. Also felt that Mr. PASSMORE might defend the CPC decisions with a bit more strength.

Brett Gladstone

Re: 3100 Webster -- Clients are requesting a 60 day continuance to apply for a CU without a termination date, or a termination date 50 or 60 years out. The 90 day period for Commission action could be extended by a member of the Board--currently being considered by Supervisor Katz.

Sue Hestor

Re: - request further continuance date for #8 ( 3175 17th Street) to 8/27.

- 725 Tehama Street -- At the Board, staff submitted the case report that represented the department staff position and a two page cursory summary of the Commission position (and did not tell her). There should be a policy on a contested case where when the project is denied the staff automatically notifies both sides. And there should be policy that staff does not submit a position that is not the Commission's.

Mr. Scott

Re: 3100 Webster Street -- concerned that all of the neighborhood's options in relation to the possible rezoning are not lost.

C. COMMISSIONERS' QUESTIONS AND MATTERS

13. Consideration of adoption -- draft minutes of 7/23/98

ACTION: Approved as amended: pg 9, #21 ...took the matter under advisement ~~advised~~.; pg 10, #24, correct spelling of Gary Gee's name from ~~Gery~~; pg 10, #24, add Sue Hestor name as a SPEAKER.

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

Mills: Congratulate our Director. Mr. Green has been appointed to the Executive Committee of ABAG. Also in October, he will be given the Outstanding Achievement Award at Cal Poly from the School of City and Regional Planning.

Antenore: Appeals of CPC decisions and how our decisions get communicated to the body appealed to is important and we need to have further discussion of this in some appropriate manner. Request that we consider some form of discussing it in greater depth and how we are going to make sure that our decisions and the reasons behind them are getting adequately communicated.

Chinchilla: Directed that Mr. Green and Mr. PASSMORE get together and consider that and report back under Director's Report as to what the current procedures are, what the Department's historical participation in that process has been and whether there is any room for change or whether we need to calendar it for discussion and policy implementation by the Commission.

Green: Question for clarity: Are you asking for a discussion about the normal procedure on how your items get presented to the Board? Not necessarily whether or not the decision developed a policy but how we present the outcome of your deliberations before the Board of Appeals?

Chinchilla: Right. How it has been done in the past. What has been the role--is it merely objective reporting, or is it more of an advocacy role? Report back on the actual procedure, where there might be a need for improvement, or whether you need the Commission to set a policy on how we want our decisions presented on appeal (Board of Supervisors and Board of Appeals). Put this on the "to do" list.

Green in response: We will report back next week as to a date to actually have a discussion.

Hills: - Requested that the Commission get the copy of BOA agenda prior to their (BOA) hearing rather than receive them in our folders after their hearing.

Theoharis: The last Commission had a case before the BOA that they asked the City Attorney for a ruling on as to what is appropriate for a Commissioner as far as sending a letter to the BOA or being at the BOA in support of a decision that the Commission has made. Directed staff to add that to your findings so we can know what we could or couldn't do.

Antenore: The last question by Commissioner Theoharis should also be addressed to the City Attorney for possible legal implications.

D. DIRECTOR'S REPORT

14. DIRECTOR'S ANNOUNCEMENTS

Announced that Gene Coleman has been offered and has accepted the Deputy Director position in the Mayor's Office of Community Development effective Monday, 8/17/98. The Planning Department staff will have a luncheon on Tuesday, 8/18/98 at noon in Department's conference room. All are welcome to come and participate and wish Gene well.

15. REVIEW OF PAST WEEK'S EVENTS AT THE BOARD OF APPEALS & BOARD OF SUPERVISORS

BOA: - 1725 Lake Street--the Commission denied the request to demolish--Commission decision upheld +1 -2. Board was supplied with the staff case report and recommendation. They were also supplied with a summary of the Commission decision and the reasons for that decision.

- 723 Tehama St. case - Mr. PASSMORE has requested a re-hearing of this case because it appears that Ms. Hestor did not receive adequate notice.

- 3100 Webster Street - last week Mr. PASSMORE noted that a decision of the Planning Commission on a reclassification of property requires a two thirds vote of the Board of Supervisors to overturn--he was wrong. A recent Charter change has amended the Planning Code and a rezoning initiated at the Board now only requires a majority vote to overrule the Commission.

-311 notifications: in re-looking at this procedure we are discovering that in use it does seem to be inadequate. The form has not been changed since the adoption of 311. Staff has been asked to look at this process and recommend ways to improve it. We will submit a redraft of the form for review by the public and you by the first week in September. We hope to be able to put an approved improved redraft of the form into use the first week of October. (Commissioner Mills requested that these due dates be placed on the Commission "to do" list.)

E. REGULAR CALENDAR

16. (LIEBERMANN)

3RD. STREET LIGHTRAIL - Informational Presentation of proposed Urban Design Guidelines for improvements associated with the Third Street Lightrail line.

SPEAKERS: Barbara Maloney, Michael Smiley

ACTION: Meeting held. No action required or taken.

17. 97.674B (LINDSAY)

945 BATTERY STREET, southwest corner of Battery and Green Streets, Lot 1 in Assessor's Block 135 -- Request under Planning Code Section 321 for authorization to convert an existing 48,300 square foot warehouse building to office space, including the addition of office space in new mezzanines within the existing first and third floors and the addition of approximately 6,900 square feet of office space in a newly-constructed single-story penthouse, for a total of approximately 58,840 square feet of office space, within a C-2 (Community Business) District, the Northeast Waterfront Historic District, Waterfront Special Use District No. 3 and a 65-X Height and Bulk District.

SPEAKERS: Joe Luttriell, Sue Hestor, David Cincotta

ACTION: Approved as amended:

The Negative Declaration for the Project indicates that the Project site is well-served by transit. Six Muni bus lines and two Golden Gate Transit lines pass within two blocks of the Project site. All of these transit lines operate with available capacity, and thus have excess capacity to absorb additional transit trips generated by the Project.

Pursuant to Chapter 38 of the San Francisco Administrative Code, each developer of a development in the Downtown Area that includes the addition of new office use must pay a Transit Impact Development Fee (TIDF) which is related directly to the incremental financial burden imposed upon Muni both for initial capital outlay for acquisition of equipment and facilities construction, and for the long-term operation, maintenance and replacement of those facilities. The Project site is within the Downtown Area as defined in the ordinance and the Project Sponsor shall be required to pay a TIDF upon the issuance of a temporary permit of occupancy and as a condition precedent to issuance of any certificate of final completion and occupancy, whichever occurs first. Based on the proposed addition of 52,715 gross square feet of new office space in this Project, and a TIDF rate equal to $5.00 for each gross square foot of office use, the Project Sponsor would be required to pay a TIDF of $263,575.

Urban Design Element

CONSERVATION

d. As discussed in the Negative Declaration for the Project, the Project will not have a significant effect on Muni transit service or overburden streets or neighborhood parking. The Project area is well-served by transit, with several major cross-town lines nearby on Sansome and Battery Streets, Broadway and The Embarcadero, all of which have excess capacity. The Project site is within the Downtown Area, and pursuant to Chapter 38 of the San Francisco Administrative Code, the Project Sponsor will be required to pay a Transit Impact Development Fee (TIDF) upon issuance of a temporary permit of occupancy or a certificate of final completion and occupancy. Based on the proposed addition of 52,715 gross square feet of new office space in this Project, and a TIDF rate equal to $5.00 for each gross square foot of office use, the Project Sponsor would be required to pay a TIDF of $263,575.

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

RESOLUTION No.: 14672

18. 98.416C (HING)

~~450~~ 459 VIENNA STREET, south side between Persia and Brazil Streets; Lot 29 in Assessor's Block 6076 - Request for authorization of Conditional Use to change an existing church use to a community facility, as defined under Section 209.4 of the Planning Code, in an RH-1 (Residential, House, One-Family) and 40-X Height and Bulk District.

SPEAKERS: Margaret Broddin

ACTION: Approved with conditions as modified: Conditions of Approval

ADD:

1) The proposed facility ~~would~~ may include child-care services for a maximum of 24 children.

3) The Project Sponsor shall provide at least one week's advance notice of special events and community-wide meeting with anticipated attendance of more than 50 persons to residents within a 150-foot radius of the property. A maximum of six community-wide meetings and six special events per year will be permitted.

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

MOTION No.: 14673

19a. 98.213DV (LIGHT)

411 LAUREL STREET, west side of street between Sacramento and California; Lot 2 in Assessor's Block 1019 - Request for Discretionary Review of Building Permit Application No. 9403309S in an RM-1 (Residential, Mixed Low-Density) District and a 40-X Height and Bulk District. The proposal is to construct a two-story-over-garage addition at the front of the subject lot and connect it to the existing legal non-conforming, single-family dwelling at the rear of the subject lot via a ground level corridor.

SPEAKERS: Bob Purcell, Brett Gladstone

ACTION: Take D.R. Approve project based on plans and agreement between both sides submitted to the Commission at today's (8/13/98) hearing.

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

19b. 98.213DV (LIGHT)

Zoning Administrator closed public hearing and has stated he will issue a decision letter approving the variance.

5:00 P.M.

20. (SCOTT) A presentation of the Neighborhood Planning Issues Survey Report by the Southwest Quadrant Neighborhood Planning Team for the following neighborhoods: Crocker Amazon, Diamond Heights, Excelsior, Glen Park, Haight Ashbury, Inner Sunset, Lakeshore, Noe Valley, Ocean View, Outer Mission, Outer Sunset, Parkside, Twin Peaks, Upper Market, Visitacion Valley, West of Twin Peaks.

SPEAKERS: Harry Stern, Pinky Kushner, Peter Vaernet, Meba Kang, Karen Crommie, Mary Ann Miller, John Bardis, Dan Liberthson

ACTION: Meeting held. No action required or taken.

THE DRAFT MINUTES ARE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF PLANNING COMMISSION ON SEPTEMBER 3, 1998.

Adjournment: 6:25 p.m.

980813.min

ADDENDUM

MINUTES OF MEETING AND CALENDAR

OF THE

SAN FRANCISCO

PLANNING COMMISSION

REGULAR MEETING

THURSDAY

AUGUST 13, 1998

ROOM 428

WAR MEMORIAL BUILDING

401 VAN NESS AVENUE

3:00 P.M.

NOTE TIME START

E. CONSIDERATION OF FINDINGS AND FINAL MOTION --Public Hearing Closed

98.447EZ (ROSETTER)

NOTE: On August 6, 1998, following testimony, the Commission closed the public hearing and entertained a motion to approve with conditions. The motion failed to carry by a vote of +2 -4, resulting in an intent to disapprove. Final language 8/13/98. Commissioner Martin was absent.

SPEAKERS: Patricia Vaughey

ACTION (1): Motion to continue one week to 8/20/98

AYES: Antenore, Hills, Joe

NOES: Chinchilla, Mills Theoharis

ABSENT: Martin

RESULT: Motion failed to carry

ACTION (2): Disapprove proposal with an amendment to the motion:

WHEREAS, In response to public concerns about certain uses allowed under NC-3 zoning, the owner of 3100 Webster Street suggested, and the Department of Planning staff recommended the alternative reclassification to an NC-2 (Small-Scale Neighborhood Commercial) District which district controls existing hotels/motels in the same manner as an NC-3 District, but is more restrictive in the nature of other use permitted.

THEREFORE BE IT RESOLVED THAT, The Commission finds that the proposed reclassification to an NC-3 or and NC-2 District would be inconsistent with the most of the eight priority planning policies established by Planning Code Section 101.1 in that:

AYES: Antenore, Chinchilla, Mills, Theoharis

NOES: Hills and Joe

ABSENT: Martin

MOTION NO. 14674

Back to top

ADDENDUM

MINUTES OF MEETING AND CALENDAR

OF THE

SAN FRANCISCO

PLANNING COMMISSION

REGULAR MEETING

THURSDAY

AUGUST 20, 1998

ROOM 428

WAR MEMORIAL BUILDING

401 VAN NESS AVENUE

2:30 P.M.

PRESENT: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

E. REGULAR CALENDAR

98.305C (BEATTY)

(Continued from Regular Meeting of August 13, 1998)

SPEAKERS: Andrew Junius, Jerry Crowley, Eugene Tom, Edwin F. Marsulu, Michael Kong, John Carcazoni, Annie Chan, Linda Hendrix, Joann Dunaway, Aaron Pesking, Dick Millett, Sue Hestor

ACTION: Public hearing closed. Intent to disapprove. Final Language 8/27/98.

AYES: Chinchilla, Theoharis, Joe, Mills, Antenore

NOES: Hills

ABSENT: Martin

CORRECTION

MINUTES OF SPECIAL MEETING

OF THE

SAN FRANCISCO

PLANNING COMMISSION

THURSDAY

AUGUST 20, 1998

ROOM 207

WAR MEMORIAL BUILDING

401 VAN NESS AVENUE

1:30 P.M.

PRESENT: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

STAFF IN ATTENDANCE: Gerald Green - Director of Planning, Amit Ghosh, Eva Liebermann, Rana Ahmadi, Scott Dowdee, Catherine Bauman, Michael Sander, Jill Slater, Charlotte Barhman, Paul Maltzer, Miriam Chion, Pedro Arce, Lulu Hwang, Larry McDonald, David Alumbaugh, Hillary Gitelman, Paul Rosetter, Angelica Chiong, Paul Lord, John Billovits, Linda Avery - Commission Secretary

(AHMADI/BAUMAN)

~~WORHSHOP~~ LAND USE STUDY: INFORMATIONAL PRESENTATION -

Status report and informational presentation of staff and consultant findings on San Francisco's use of land.

Public Meeting Held. No Action Required or Taken.

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. Each member of the public may address the Commission for up to three minutes.

SPEAKERS: Fred Snyder

Re: This study in relation to Live/Work

Bernie Choden

Re: Additional steps that must be taken to make this effective.

John Bardis, Annie Pascuall, Sue Hestor

Re: Land Use Study presentation

~~Theresa~~ Terezia Nemeth - Mayor's Office of Economic Development

Re: Land Use Study presentation

Adjournment: 2:35 P.M.

MINUTES OF MEETING AND CALENDAR

OF THE

SAN FRANCISCO

PLANNING COMMISSION

REGULAR MEETING

THURSDAY

AUGUST 20, 1998

ROOM 428

WAR MEMORIAL BUILDING

401 VAN NESS AVENUE

2:30 P.M.

PRESENT: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

THE MEETING WAS CALLED TO ORDER BY PRESIDENT CHINCHILLA AT 2:55 PM

STAFF IN ATTENDANCE: Gerald Green - Director of Planning Robert Passmore - Zoning Administrator, Corey Alvin, Judy Martin, Jim Miller, Elizabeth Gordon, Angelica Chiong, Susan Young, Susana Montaña, Hillary Gitelman, Carol Roos, Edy Zwierzycki, Lou Andrade, Linda Avery - Commission Secretary

A. ITEMS TO BE CONTINUED

1. 98.252C (MARTIN)

(Continued from Regular Meeting of August 6, 1998)

(Proposed for Continuance to September 3 10, 1998)

SPEAKERS: None

ACTION: Continued as amended

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

2. 98.484DDDD (LI)

63-67 GLOVER STREET, south side between Jones and Leavenworth Streets, Lot 032 in Assessor's Block 0151 -- Request for Discretionary Review of Building Permit Application No. 9805327, proposing to merge three dwelling units into one single-family dwelling in a RH-2 (House, Two-Family) District.

(Continued from Regular Meeting of July 23, 1998)

(Proposed for Continuance to September 17, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

3. 98.040E (NAVARRETE)

2130 HARRISON STREET: Appeal of a Preliminary Negative Declaration - To construct a 50-foot-high four-story building that would contain a total 26 live/work units at Assessor's Block 3573, Lot 25. The site presently contains an approximately 5,800 square foot, two story vacant motel and an approximately 1,300 square foot former motorcycle repair shop, which would both be demolished. The proposed building would be approximately 53,800 square feet and would contain 26 live/work units in three stories, including two mezzanine levels. There would be 27 ground level parking spaces, with access on Harrison Street. The project site is located in an M-1 (Light Industrial) Zoning District and a 50-X Height and Bulk District, and is also in the Northeast Mission Industrial Zone (NEMIZ) and the Mission District Industrial Protection Zone (IPZ).

(Proposed for Continuance to September 24, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

4. 98.280ET (ROSETTER)

(Continued from Regular Meeting of August 6, 1998)

(Proposed for Continuance to August 27, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

5. 98.340D (MILLER)

3175 - 17TH STREET, south side between South Van Ness Avenue and Shotwell Street, Lot 048 in Assessor's Block 3574 -- Request for Discretionary Review of Building Permit Application No. 9803199, proposing the addition to and conversion of the existing auto parts store building into 12 live/work spaces in a C -M (Heavy Commercial) District.

(Proposed for Continuance to August 27, 1998)

SPEAKERS: None

ACTION: Continued as proposed

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

B. PUBLIC COMMENT

SPEAKERS: None

C. COMMISSIONERS' QUESTIONS AND MATTERS

6. Consideration of adoption -- draft minutes of 8/6/98

ACTION: Approved as amended: correct a couple of typographical errors on pages 5 and 8; on page 7 include the last name of Supervisor Katz' Aide (Laura Spanjian)

AYES: Chinchilla, Theoharis, Antenore, Hills, Joe, Mills

ABSENT: Martin

D. DIRECTOR'S REPORT

7. DIRECTOR'S ANNOUNCEMENTS

None

8. REVIEW OF PAST WEEK'S EVENTS AT THE BOARD OF APPEALS & BOARD OF SUPERVISORS

BOS: - Historic Signs, Public Art works, and Historical Landmarks legislation that this Commission recommended was before the full Board on Monday and was passed through without comment. The Massage Parlor legislation also recommended by this Commission was questioned on the hours of limitation in case of change of ownership to 10:00 p.m.--The Board amended the legislation to 12:00 a.m.

BOA: - Alicia Becirril has moved from our Landmarks Board to the Board of Appeals--which now gives them a five member Board.

- 835 Minnesota St.--a 10 unit live/work project CPC approved last April reducing the height from 49' to 45', and the owner, Mr. Nibbi agreed to provide $1000 a unit to the Esprit Park acquisition fund. The Board further reduced the height from 45' to 41' and required Mr. Nibbi to provide $1500 per unit to the park acquisition fund.

- The Sutro Tower determination by the Zoning Administrator to re-consider his 1996 decision that the addition of advanced television antennas on the Tower did not require CU authorization by the Planning Commission but rather just the building permit and DR review; and whether the mechanical equipment at the foot of the transmission building and on top of the transmission building required CU vs a building permit application was considered by the Board last night and upheld by them by a vote of +5 -0.

RESPONSE TO COMMISSION CONCERNS:

- Not being aware of the cases that are being appealed to the Board of Appeals. You have been provided with a list of those cases currently pending before the BOA that also came before the Planning Commission. The Department will do this for you on a weekly basis.

Mills: What about the appropriateness of a member of the Planning Commission being at the Board of Appeals?

Director Green's Response: This was an item brought up at last week's meeting,

and the staff will come back to you with a response under Director's Report on September 3rd.

E. REGULAR CALENDAR

9. 96.771MTZR (MONTAÑA)

MISSION BAY PLAN, PLANNING CODE TEXT AND ZONING MAP AMENDMENTS -- GENERAL PLAN, PLANNING CODE TEXT AND ZONING MAP AMENDMENTS--RESOLUTION OF INTENT TO HOLD A PUBLIC HEARING TO INITIATE SUCH AMENDMENTS TO FACILITATE THE RECOMMENDATION OF A MISSION BAY NORTH REDEVELOPMENT PLAN AND A MISSION BAY SOUTH REDEVELOPMENT PLAN AND IMPLEMENTATION PROGRAMS-- On August 20, 1998 the Planning Commission will consider a Resolution of Intent to initiate the following amendments to the General Plan, Planning Code and Zoning Maps at a duly advertised public hearing to be held on Thursday, September 17, 1998 after certification of a Final Subsequent Environmental Impact Report on these proposed actions and prior to the adoption of proposed Mission Bay North and South Redevelopment Plans.

Consideration of a Resolution of Intent to Initiate amendments to the General Plan, Planning Code text and Zoning Map for the area of the City commonly known as Mission Bay, generally bounded by Townsend Street to the north, Third Street and Terry A. Francois Boulevard to the east, Mariposa Street to the south and the Interstate 280 and Seventh Street to the west. Please note that included within this broad area are four parcels or portions thereof that will not be included within a Mission Bay North (north of China Basin Channel) or Mission Bay South Redevelopment Project Area: Three parcels in two Assessor's Blocks (AB) are located within the area north of the channel (AB 3796/lots 1 and 2 and AB 3797/lot 1) and a portion of one parcel is located south of the channel (a portion of AB 3880 running easterly of Third Street and north of the intersection of Third and Fourth Streets (Seawall Lot 337), which is owned by the Port of San Francisco.

On September 17, 1998 the Planning Commission will be asked to consider the following amendments to facilitate the adoption of a Mission Bay North Redevelopment Plan and a Mission Bay South Redevelopment Plan: (1) Elimination of the current Mission Bay Plan by deleting Part 2 of the Central Waterfront Plan, an element of the City's General Plan; (2) Adoption of the current Mission Bay Plan as "Mission Bay Guidelines" which, along with the general policies of Part 1 of the Central Waterfront Plan and the general policies of the other Elements of the General Plan, would govern property in the four parcels which are currently included in the Mission Bay Plan yet would not be included in a Mission Bay North or South Redevelopment Project Area; (3) Amendments to maps, figures and text descriptions in various Elements of the General Plan to reflect the proposed Mission Bay North and Mission Bay South Redevelopment Plans; (4) Amendments to Article 9 of the Planning Code to reference Mission Bay Guidelines applicable to the four remaining parcels rather than a Mission Bay Plan, to reference the Mission Bay North and South Redevelopment Plans for the Redevelopment Plan Areas, and to describe the four parcels that would remain subject to the provisions of Article 9; (5) Amendments to Zoning Map 8 to eliminate specific use districts of Article 9 which would no longer be applicable with the adoption of the Redevelopment Plans and to continue the use district (Mission Bay Office District) which would govern property located within the three parcels north of China Basin Channel which would not be subject to the proposed Mission Bay North Redevelopment Plan. Those properties in AB 3796/Lots 1 and 2 and AB 3797/Lot 1 would continue to be governed by Article 9, the Mission Bay Guidelines, the general policies of the Central Waterfront Plan and the general policies of the General Plan. A portion of Lot 1 of Assessor's Block 3880, under the jurisdiction of the Port of San Francisco, would not be included in the Mission Bay South Redevelopment Project Area and would remain designated MB-OS--Mission Bay Open Space Use District; and (6) Amendments to Zoning Map 8H to eliminate the height and bulk district designations for the land that would be governed by the Mission Bay North and Mission Bay South Redevelopment Plans. For further information, please contact planner Susana Montana at (415) 558-6313.

SPEAKERS: David Prowler

ACTION: Approved

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

RESOLUTION No.: 14677

10. 97.678E (GITELMAN)

640 BATTERY STREET OFFICE BUILDING EXPANSION -- CERTIFICATION OF THE ENVIRONMENTAL IMPACT REPORT. 640 Battery Street, between Pacific Avenue and Jackson Street; Assessor's Block 173, Lots 1 and 9. The proposed project would add three floors and about 93,500 sq. ft. of office space to the existing three-level office building at 640 Battery Street, for a total of approximately 213,500 sq. ft. of office use on the site. No off-STREET parking or loading areas are proposed. The proposed project would re-clad the existing building, which was constructed in 1926-37 and is "L" shaped, with facades on Pacific Avenue, Battery, Jackson, and Front Streets. The total height of the project would be about 84 feet.

NOTE: The public hearing for this item was closed on June 25, 1998.

SPEAKERS: None

ACTION: Approved

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

MOTION No.: 14678

11. 97.750E (ROOS)

PUBLIC HEARING ON THE DRAFT ENVIRONMENTAL IMPACT REPORT

Asian Art Museum. 200 Larkin Street; Assessor's Block 353, Lot 1. The project is adaptive reuse of the old Main Library building by the Asian Art Museum including: seismic upgrade, alterations to the exterior and interior of the building and an underground extension that would be about 12 feet above grade at 45 Hyde Street. (Future phases analyzed include construction of an auditorium/theater with offices above (to about 80 feet) at 45 Hyde Street, and extension of the McAllister wing towards Hyde Street. These two phases are not currently funded.) Main components of the project include 1) seismic upgrade of the old Main Library. 2) exterior alterations including a new 16-ft.-tall mechanical penthouse/roof element, removal of cement statues on the Larkin Street facade, new doorways and lengthened windows on the Fulton facade, new door openings on the McAllister and Hyde frontages; construction of a seismic moat; an outdoor dining area on Fulton; and enclosure of existing light courts to form an interior Central Court. A loading dock would have access on Hyde Street. 3) Interior alterations would include the following: retention of the Main Entrance Hall and Vestibule and Monumental Grand Staircase, and Great Hall; alteration of the second floor loggia including demolition of non-supporting walls and removal (and relocation) of Piazzoni Murals; addition of a new third floor including inside the south and west reading rooms; demolition of large portions of the ground and existing third floors for adaptive reuse, including creation of a three-story-tall Central Court that would surround the Monumental Staircase; and demolition of seven-story library stacks for use as museum space; conversion of library spaces to galleries, classrooms, research library, offices, museum store and cafe. No parking would be provided.

NOTE: COMMENTS WILL BE ACCEPTED UNTIL 5 PM, AUGUST 20,1998, OR THE END OF THE PUBLIC HEARING, WHICHEVER IS LATER.

SPEAKERS: David Bahlman, James Fong, Sylvia~~him~~ Hon, Alice Lowe, Robert Allan, James Haas, EInid Lim, Sydney Cass, Judy Wilbur, Jim Brady, Sally Kirby, Woah Chang Kwan, Collett Tanaka, Craig Gitelman, Sax Kitashima, Mary Ann Miller, Winchell Hayward, Michael Levine, Bano Yao Chain

Public Hearing Closed. Meeting Held. No Action Required or Taken.

12. 98.509C (MILLER)

827 GUERRERO STREET, east side between 20th and Liberty Streets, Lot 76 in Assessor's Block 3608 - Request for authorization of a CONDITIONAL USE to establish a RESIDENTIAL CARE FACILITY for up to ten residents and to rent the ground floor rooms of the building for public events, in an RH-2 (House, Two-Family) District and a 40-X Height and Bulk District.

SPEAKERS: None

ACTION: Approved with conditions as modified:

Conditions of Approval - Add:

8. Pursuant to the applicants' voluntary agreement to abandon the portion of the subject Conditional Use authorization relating to rental events, said aspect of the authorization contained in Motion No. 14675 is limited to Leroy and Kathy Looper and their children and may not be transferred to any other party without the authorization by the Commission of a new Conditional Use.

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

MOTION No: 14675

13. 98.388C (MARTIN)

665 - THIRD STREET, northeast corner of Third and Townsend Streets, Lot 041, Assessor's Block 3788 -- Request for Conditional Use Authorization under Sections 817.73 and 227(h) of the Planning Code to install a total of nine (9) antennas on the roof of the existing building, comprised of three (3) sectors with three (3) antennas per sector, with equipment cabinets being installed in the basement of the building as part of a wireless communication network in an SLI (Service/Light Industrial) District, in the South of Market Neighborhood, the South End Historic District, the Ballpark Interim Special Use District, and 50-X Height and Bulk Districts.

SPEAKERS: None

ACTION: Approved with conditions as drafted

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

MOTION No.: 14676

14a. 98.365CV (MARTIN)

2211 MISSION STREET, east side between 18th and 19th Streets, Lot 34 in Assessor's Block 3590 -- Request for a Conditional Use Authorization to allow the conversion of an existing three-story commercial building into five dwelling units, without the required off-STREET parking spaces for each unit, per Section 161(j) of the Planning Code, within the Moderate-Scale Neighborhood Commercial District (NC-3) and a 65-B Height and Bulk District, the Mission Alcoholic Beverage Special Use Subdistrict and the Mission Street Fast-Food Subdistrict. The Zoning Administrator will conduct a joint hearing on a request for a Variance from the rear yard usable open space and exposure requirements under Section 305 of the Planning Code.

SPEAKERS: Courtney Hernandez, Joel Coopersmith

ACTION: Approved with conditions as modified:

Findings:

b. Conversion of the existing three-story commercial building into four dwelling units, with a commercial space fronting Mission Street, and two dwelling units on each of the second and third floors, will permit the retention of the existing ground story retail/commercial uses and would not require a curb cut. Maintenance of continuous retail frontages is encouraged in the NC-3 Zoning Districts to prevent disruption of pedestrian movement. No increase in traffic flow is anticipated as a result of the proposed Project.

4. The proposed Project is to convert the second and third floors of the existing commercial building into five dwelling units, two on each floor, and to convert the ground floor into one dwelling unit at the rear and commercial space fronting Mission Street, without the required five off-street parking spaces. However, the plans shall be modified to eliminate the ground floor dwelling unit. The modified Project would create four dwelling units.

9. a. The proposal will permit conversion of a portion of an existing three-story commercial building into four dwelling...

d. Reduction of the off-street parking requirement for the four dwelling...

Conditions of Approval

1. This authorization is to allow the conversion of an existing three-story commercial building for up to four dwelling units consisting of two dwelling units on each of the second and third floors, and a commercial space fronting Mission Street, without the required off-street parking spaces for each unit, in the NC-3 Neighborhood Commercial District, in general conformity with plans to be modified from those submitted with the Application dated July 22, 1998, and labeled Exhibit B.

3. The four dwelling units shall comply with applicable Planning Code requirements...

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

MOTION No.: 14679

14b. 98.365CV (MARTIN)

2211 MISSION STREET, east side between 18th and 19th Streets, Lot 34 in Assessor's Block 3590 in an NC-3 (Moderate-Scale Neighborhood Commercial District) Zoning District and a 65-B Height and Bulk District, the Mission Alcoholic Beverage Special Use Subdistrict and the Mission Street Fast-Food Subdistrict. REAR YARD, USABLE OPEN SPACE AND EXPOSURE VARIANCES SOUGHT: To convert an existing three-story, vacant, 10,925 square-foot commercial building into five dwelling units; one unit at the ground level with a commercial space fronting Mission Street and two dwelling units on each of the second and third floors, without providing the required rear yard, usable open space and exposure for the dwelling units.

Zoning Administrator closed public hearing and stated he feel the variance is appropriate with 4 units.

15. 98.256C (ZWIERZYCKI)

166 SANCHEZ STREET, mid-block on the west side of the STREET between 15th and Henry Streets, Lot 9, in Assessor's Block 3541 -- Request for a Conditional Use authorization under Section 303(e) of the Planning Code to revoke previous conditions placed on the property by the Planning Commission under Resolution No. 3962 adopted in 1951, that generally restricts the height of building(s) on the premises to 30 feet; and limits lot coverage to 50 percent on this site, in the Upper Market Street Neighborhood Commercial District and a 40-X Height and Bulk District.

SPEAKERS: Brian Christianson, Tony Pantelioni

ACTION: Approved with conditions as drafted with design modifications

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

MOTION No.: 14680

16a. 97.358CV (ANDRADE)

105 MILES STREET; Lot 54 in Assessor's Block 243; north east corner of Miles Street and California Streets;- Request for Conditional Use Authorization to add approximately 6154 square feet of floor area to an existing recreational facility presently containing approximately 7794 square feet, per Section 238, in the RM-4 (Residential, Mixed, High Density) District, the Nob Hill Special Use District and the 65-A Height and Bulk District. The Zoning Administrator will conduct a joint hearing on a request for a Variance from parking requirements.

(Continued from Regular Meeting of June 18, 1998)

Note: On 6/18/98 following testimony, the Commission closed public hearing with the understanding that it will re-open testimony for any new material or information submitted to the Commission. The matter was continued to 8/20/98.

SPEAKERS: Cynthia Schroder, Joyce Bickle, Hal Cristenson, Barbara Stack, Charles Long, Tom Turner, Eilen Holton, David Rounce, Carol Herns, Ian James, May Ann Colliger, Jennifer Cowlick, Ruth Jacobs

ACTION: Approved with conditions as modified:

Conditions of Approval - Add:

9. In order to eliminate the need to open windows and doors for ventilation, a mechanical ventilation system shall be installed to serve the dance floor area of the fourth floor of the main University Club building to be operated during music events. This shall be installed prior to the issuance of a Certificate of Occupancy for the subject recreation facility.

10. The number of squash tournaments involving nonmembers shall be limited in number to no more than ten events per year. Each event shall accommodate no more than 50 participants (players, officials, and spectators) at any one time.

11. During tournament events, the Project Sponsor shall provide valet parking according to a plan approved by the Department of Planning and in consultation with the Department of Parking and Traffic.

12. Any outstanding fire code issues with regards to the original conditions for the vacation of Miles Street shall be resolved prior to the issuance of a building permit for the subject Project.

13. The Project Sponsor shall plant and maintain approximately 17 street trees of an approved species, of a 24-inch box size, and installed with appropriate irrigation, in consultation with the Department of Public Works, along the California and Powell Street frontage of the University Club property.

14. This Approval shall be contingent upon either the provision of off-street parking in a manner that complies with applicable off-street parking standards of the Planning Code; or, a reduced amount of parking authorized as a variance from said standards under the provisions of Planning Code Section 305.

AYES: Chinchilla, Mills, Hills, Joe

NOES: Antenore, Theoharis

ABSENT: Martin

MOTION No.: 14681

16b. 97.358CV (ANDRADE)

105 MILES STREET, Lot 54 in Assessor's Block 243; north east corner of Miles Street and California Streets; in the RM-4 (Residential, Mixed, High Density)District, the Nob Hill Special Use District and the 65-A Height and Bulk District. PARKING VARIANCE SOUGHT: The proposal will provide four off-site, off-STREET parking spaces through a month-to-month lease where four, permanent, off-STREET, parking spaces are required per Planning Code Sections 151 and 159.

(Continued from Regular Meeting of June 18, 1998)

Zoning Administrator has closed public hearing and has taken the matter under advisement.

~~5:30~~ 7:44 P.M.

17. 98.586D (KEYLON)

2780 FILBERT STREET, north side between Broderick and Baker Streets, Lot 014B in Assessor's Block 0942 -- Request for Discretionary Review of Building Permit Application No. 9806759, proposing to construct a penthouse at the top level of an existing two-story over-basement two-family dwelling in a RH-2 (House, Two-Family) District.

SPEAKERS: Patricia Vaughey, Patricia Howden, Ron Bolt

ACTION: No D.R. Approved as proposed

AYES: Chinchilla, Theoharis, Mills, Hills, Joe, Antenore

ABSENT: Martin

~~6:00~~ 8:05 P.M.

18. (CHIONG)

A presentation of the Neighborhood Planning Isues Survey Report by the Southeast Quadrant Neighborhood Planning Team for the following neighborhoods: Bayshore/Bayview, Bernal Heights, Mission, Potrero Hill, South of Market.

SPEAKERS: Dick Millett, Kathy Gough, Joan Holden, Carl Windorf, Sue Hestor, Martha Britgan, Joel Vandorf, Tom Aire, Paul Stein, Terry Milne.

ACTION: Meeting held. No Action required or taken

Adjournment: 8:55 p.m.

THE DRAFT MINUTES WERE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF PLANNING COMMISSION ON SEPTEMBER 17, 1998.

ACTION: Approved as amended

AYES: Chinchilla, Antenore, Joe, Mills, Martin

ABSENT: Hills, Theoharis

980820.min

MINUTES OF SPECIAL

JOINT HEARING

CITY PLANNING COMMISSION

AND

REDEVELOPMENT COMMISSION

THURSDAY, AUGUST 27, 1998

BOARD OF SUPERVISORS CHAMBER

ROOM 404, WAR MEMORIAL BUILDING

401 VAN NESS AVENUE

1:30 P.M.

Roll Call:

Planning Commission:

PRESENT: Chinchilla, Mills, Hills, Joe, Antenore

ABSENT: Martin, Theoharis

Redevelopment Commission:

PRESENT: Yee, Dunlop, King, Romero, Singh

THE MEETING WAS CALLED TO ORDER AT 1:40 P.M.

PLANNING STAFF IN ATTENDANCE: Gerald Green - Director of Planning, Jonas Ionin, Hillary Gitelman, Carol Roos, Linda Avery - Commission Secretary

A. SPECIAL CALENDAR

97.717E: (ROOS)

JOINT PUBLIC HEARING ON THE DRAFT ENVIRONMENTAL IMPACT REPORT(DEIR), BY THE SAN FRANCISCO PLANNING COMMISSION AND THE SAN FRANCISCO REDEVELOPMENT AGENCY.

PACIFIC EXCHANGE: North side of Folsom Street, between Spear and Main Street. Assessor's Block 3740, Lots 27, 29, 30, 31 and 32. The proposed project would expand the existing Rincon Point-South Beach Redevelopment Area by approximately 60,000 square feet, demolish two existing buildings, and construct a new headquarters for the Pacific Exchange to accommodate the Pacific Exchange and the needs of its 550 members and its clearing firms, at least through the year 2010. The project would construct a new 17-story, 234-foot tall structure to replace its existing operations now in several locations in the Financial District. The new building would include a three-level 550-valet space parking garage below grade and new trading floors above grade, with offices and support space to accommodate up to 3,260 employees. The parking garage would likely be owned by the City and operated by the City or a non-profit corporation as a public parking garage. Above the parking garage, the building would contain about 425,500 gross square feet of space in two main components: a 5-story Trading and Technology Center, consisting of about 143,100 gross square feet, and a 17-story office tower, consisting of about 274,000 gross square feet. The ground floor would contain about 8,400 square feet of retail space. The project would require an amendment of the Rincon Point-South Beach Design for Development document to provide development standards for the project site. Conforming General Plan amendments would also be required.

NOTE: COMMENTS WILL BE ACCEPTED UNTIL 5 PM, SEPTEMBER 9, 1998.

SPEAKERS: Don Gray, Dr. Teo Myers, Theresia Nemeth, Dole Carlson, Jeffrey Leibovitz, Lloyd Schloeqe, David Myers, Robert Meyers

Public hearing closed. No action required or taken.

B. PUBLIC COMMENT

At this time, members of the public may address the Commissions on items that are within the subject matter jurisdiction of the City Planning Commission and the Redevelopment Commission. Members of the public may address the Commissions for up to three minutes. The presidents may limit the total testimony to 30 minutes.

SPEAKERS: Edith McMillan

Re: PASSMORE's notification report is insufficient.

Adjournment: 2:10 p.m.

MINUTES OF MEETING AND CALENDAR

OF THE

SAN FRANCISCO

PLANNING COMMISSION

REGULAR MEETING

THURSDAY

AUGUST 27, 1998

BOARD OF SUPERVISORS CHAMBER

ROOM 404, WAR MEMORIAL BUILDING 401 VAN NESS AVENUE

2:00 P.M.

PRESENT: Chinchilla, Mills, Hills, Joe, Antenore

ABSENT: Martin, Theoharis

THE MEETING WAS CALLED TO ORDER AT 2:20 P.M.

STAFF IN ATTENDANCE: Gerald Green - Director of Planning, Robert ~~PASSMORE~~ Passmore - Zoning Administrator, Jonas Ionin, John Billovits, Jim Miller, David Lindsay, Diane Wong, Michael Li, Jason Smith, Lou Andrade, Michael Kometani, Paul Maltzer, Lois Scott, Grace Hing, Linda Avery - Commission Secretary

A. ITEMS TO BE CONTINUED

1. 98.794E (NAVARRETE)

555 FLORIDA STREET/2828 18TH STREET: APPEAL OF THE PRELIMINARY NEGATIVE DECLARATION. The proposed project would reuse three vacant buildings for 49 live/work units 20,000 square feet of commercial/industrial use, with below grade parking. The buildings were part of the former Best Foods industrial facility (Assessor's Block 4017/Lots 2, 3, 4 and 5). The existing four lots would be merged into one parcel and re-subdivided into four parcels with different configurations. The four-story plus basement 555 Florida Street building, 8,00 sq. ft. Of commercial/industrial use, with approximately 41,500 gross square feet, would contain 15 live/work units and about 12 parking spaces below grade with ingress and egress on Florida Street. The two three- to four-story buildings plus basement at 2828 18th Street, consist of approximately 101,850 gross square feet, and would contain 34 live/work units 12,000 sq. ft. Of commercial/industrial use and 49 basement parking spaces with ingress and egress on 18th Street. The exterior dimensions of these buildings would not be changed. The primary pedestrian entrance for both buildings would be through a courtyard on Florida Street. The project is located in a M-1 (light industrial) Zoning District and a 50-X height and bulk district.

(Continued from Regular Meeting of July 9, 1998)

(Proposed for Continuance to September 3, 1998)

SPEAKERS: None

ACTION: Approved as proposed

AYES: Chinchilla, Mills, Hills, Joe, Antenore, Theoharis

ABSENT: Martin

2. 98.794D (GORDON)

555 FLORIDA STREET/2828 18TH STREET block bounded by Florida, Mariposa, Bryant and 18th Streets, Lots 2,3,4, and 5 in Assessor's Block 4017 -- Request for Discretionary Review of Building Permit Application Nos. 9702706 (555 Florida Street) and 9703108 (2828 18th Street), proposing to convert three vacant buildings, which were formerly part of the Best Foods Industrial Facility, into 64 live/work units in a M-1 (Light Industrial) District.

(Proposed for Continuance to September 3, 1998)

SPEAKERS: None

ACTION: Approved as proposed

AYES: Chinchilla, Mills, Hills, Joe, Antenore, Theoharis

ABSENT: Martin

3. 97.539D (GORDON)

1578-1588 INDIANA STREET, west side between Cesar Chavez (Army Street) and 26th Streets, Lots 020 and 021 (formerly Lot 016) in Assessor's Block 4318 -- Request for Discretionary Review of Building Permit Application Nos. 9712479 and 9712480, proposing to construct two 12-unit live/work buildings on two vacant sites adjacent to each other in a M-2 (Heavy Industrial) District.

(Continued from Regular Meeting of April 23, 1998)

(Proposed for Continuance to September 24, 1998)

SPEAKERS: None

ACTION: Approved as proposed

AYES: Chinchilla, Mills, Hills, Joe, Antenore, Theoharis

ABSENT: Martin

4. 98.280ET (ROSETTER)

(Continued from Regular Meeting of August 20, 1998)

(Proposed for Continuance to September 24, 1998)

SPEAKERS: None

ACTION: Approved as proposed

AYES: Chinchilla, Mills, Hills, Joe, Antenore, Theoharis

ABSENT: Martin

5. 98.526C (BEATTY)

1901 UNION STREET, Lot 1 in Assessor's Block 542, southwest corner of Union and Laguna Streets -- Request for Conditional Use authorization under Section 725.48 of the Planning Code to add live musical entertainment, defined as "Other Entertainment" per Section 790.38, at an existing bar in the Union Street Neighborhood Commercial District and a 40-X Height and Bulk district.

(Proposed for Continuance to September 10, 1998)

SPEAKERS: None

ACTION: Approved as proposed

AYES: Chinchilla, Mills, Hills, Joe, Antenore, Theoharis

ABSENT: Martin

B. PUBLIC COMMENT

SPEAKERS: Patricia Vaughey

Re: Why she is appealing 2780 Filbert Street

Evelyn Wilson

Re:

Chris LaPlank

Re: City College - Master Plan

Edith McMillan

Re: Section 311 Notices

Lloyd Michael

Re: 555 Florida Street

Li Gwee

Re; 517 Washington

C. COMMISSIONERS' QUESTIONS AND MATTERS

Mills: Report back on 517 Washington on status with Historic Landmark designation

Chinchilla: Land Use Summary - Director offered to take it on the road to other cCity's agencies: BOS, BOA DBI, etc.

D. DIRECTOR'S REPORT

6. Resolution for Gene Coleman

ACTION: Continued to 9/3/98

AYES: Chinchilla, Mills, Hills, Joe, Antenore, Theoharis

ABSENT: Martin

7. DIRECTOR'S ANNOUNCEMENTS

- Mission Bay Information will be before the Commission on September 17, 1998 and Commission packets will be distributed early, only new information.

8. REVIEW OF PAST WEEK'S EVENTS AT THE BOARD OF APPEALS & BOARD OF SUPERVISORS

BOA: None

- Note that the demolition case on Lake Street that the Planning Commission disapproved will be corrected at the next hearing before the Board of Appeals.

- The North of Market massage parlor review by Planning Commission was returned to Housing Planning Committee, for another public hearing.

E. CONSIDERATION OF FINDINGS AND FINAL MOTION -- PUBLIC HEARING CLOSED.

9. 98.305C (BEATTY)

(Continued from Regular Meeting of August 13, 1998)

NOTE: On 8/20/98 following public testimony, the Commission closed public hearing and passed a motion of intent to disapprove by a vote +5

-1. Commissioner Hills voted no and Commissioner Martin was absent. Final language to come before them on 8/27/98.

SPEAKERS: None

ACTION: Project disapproved

AYES: Chinchilla, Mills, Joe, Antenore, Theoharis

NOES: Hills

ABSENT: Martin

MOTION No.: 14682

F. REGULAR CALENDAR

10. 98.086C (MILLER)

3006 - 26TH STREET, northwest corner at Florida Street, Lot 17 in Assessor's Block 4272 -- Request for authorization of a CONDITIONAL USE for EXPANSION of a RESIDENTIAL CARE FACILITY from 16 to 26 residents in an RH-2 (House, Two-Family) District and a 40-X Height and Bulk District.

(Continued from Regular Meeting of July 9, 1998)

SPEAKERS: Nelvin Johnson, Gloria Lopez, Eric Brown, Marta Ramos, Bill Hirsch, Ann Kirschner, Charlotte Johnson, Judy Berkowitz, Renne Salcedo, DeAnna Rhinefrank, Geoffrey Link, Elizabeth, Lopez, Baron Miller, Ed Nazzera, Barbara Redfield, Rand Salloun, Sharon Kidder, Rich Snowden, Kwan Tam, Michael Weise, Dr. Mark Fleshman, Steven Zollman, John Wilson, Abigal Johnston

ACTION: Public hearing closed. Public hearing to remain open to new material. Continued to 9/24

AYES: Chinchilla, Hills, Joe, Antenore, Theoharis

ABSENT: Martin, Mills

11. 97.470B (BAÑALES)

(Continued from Regular Meeting of August 6, 1998)

SPEAKERS: Robert McCarthy

ACTION: Approved with conditions as corrected:

The project includes an interior ground floor courtyard of approximately 5,800 square feet which would be open to the sky. The courtyard, situated at the western end of the building, is intended to provide open space for the building and a gathering area for employees.

AYES: Chinchilla, Hills, Joe, Antenore, Theoharis

ABSENT: Martin, Mills

MOTION No.: 14685

12. 97.470Z (BAÑALES)

(Continued from Regular Meeting of August 6, 1998)

SPEAKERS: Robert McCarthy

ACTION: Approved with conditions as drafted

AYES: Chinchilla, Hills, Joe, Antenore, Theoharis

ABSENT: Martin, Mills

MOTION No.: 14684

13. 97.470M (BAÑALES)

475 BRANNAN STREET/SOUTH OF MARKET AREA PLAN AMENDMENTS: Consideration of a request to initiate proposed amendments to the South of Market Area Plan of the General Plan, to amend the Schematic Height Plan (Map 5) to change the Height District from 50-X to 65-X, for that portion of Assessor's Block 3787, Lot 31, and to amend the Schematic Height Plan (Map 5) to change the 65-U Height and Bulk designation to 65-X, for those blocks so designated on said Map 5.

SPEAKERS: Robert McCarthy

ACTION: Approved with conditions as drafted

AYES: Chinchilla, Hills, Joe, Antenore, Theoharis

ABSENT: Martin, Mills

MOTION No.: 14683

14. 98.219I (BILLOVITS)

2232 GEARY BLVD - INSTITUTIONAL MASTER PLAN FOR KAISER SFMC,

hearing to take public testimony on update of the Institutional Master Plan for the Kaiser San Francisco Medical Center, per Planning Code Section 304.5(d).

SPEAKERS: Alice Barkley

ACTION: No Action Required or Taken.

15. (PASSMORE/SCOTT)

CITY COLLEGE OF SAN FRANCISCO FACILITIES MASTER PLAN - Informational presentation on the Plan, dated February 20, 1998, including 12 principal locations: Phelan Campus, Alemany Campus, Chinatown/North Beach Campus, Downtown Campus, Fort Mason Center, John Adams Campus, Evans Campus, Mission Campus, Southeast Campus, Castro-Valencia Campus, Administrative Office and Airport School. The Plan covers existing conditions, space needed and the current five year capital improvement program. As this is an informational presentation, no action by the Planning Commission is needed.

(Continued from Regular Meeting of July 23, 1998)

SPEAKERS: None

ACTION: Without hearing, continued to 9/24/98

AYES: Chinchilla, Hills, Joe, Antenore, Theoharis, Mills

ABSENT: Martin

16. 97.309E (WONG)

147-151 Minna Street. APPEAL OF PRELIMINARY NEGATIVE DECLARATION. San Francisco Museum of Modern Art Parking Garage; south side of Minna Street, north side of Natoma Street, between Third and New Montgomery Streets; Lot 79 in Assessor's Block 3722; within a C-3-O (Downtown Office) Use District and a 350-S Height and Bulk District. Appeal of the Preliminary Negative Declaration for the proposed construction of a 7-1/2 story, approximately 85-foot-tall (including parapet), 405-stall public parking garage adjacent to the east side of the existing San Francisco Museum of Modern Art (MOMA), on the site of an existing 68-space surface parking lot with frontage on both Minna and Natoma Streets. Approximately 335 net new parking spaces would be provided.

(Continued from Regular Meeting of July 9, 1998)

SPEAKERS: Robert Meyers, John McComb, David Meyers, Robert Bernhine

ACTION: Negative Declaration Upheld

AYES: Chinchilla, Hills, Joe, Antenore, Theoharis

ABSENT: Martin, Mills

MOTION No.: 14686

17a. 97.309XCV (LINDSAY)

147 - 151 MINNA STREET, south side of Minna Street, between New Montgomery and Third Streets, Lot 79 in Assessor's Block 3722 -- Request for Determination of Compliance and Exception as permitted under Section 309 of the Planning Code from a requirement that new buildings reduce ground-level wind currents in C-3 (Downtown Commercial) Districts. The project is the creation of a parking garage on the site of a 68-space private surface parking lot, with frontage on both Minna and Natoma Streets, adjacent to the east side of the San Francisco Museum of Modern Art (SFMOMA). The rooftop of the parking garage is proposed to be developed by SFMOMA as a sculpture garden to be accessible from SFMOMA's fifth-floor gallery level. The project proposes to construct a 7-story, approximately 85-foot high (including an 11-foot high parapet) public parking garage with approximately 155,500 square feet of parking (405 spaces, including 68 spaces that would replace those on the surface lot and which would continue to be privately used). The number of net new publicly accessible parking spaces on the site would be 337. The project site is in a C-3-O (Downtown Office) District and a 350-S Height and Bulk District.

SPEAKERS: Thomas Smith, Mark Hornberger, Tom Kallinan, Herb Linki, Robert Bernhine, John McComb, Daniel Myers, Norm Brooks, Ted Meyers, Robert Meyers, Michael McComb

ACTION: Approved

AYES: Chinchilla, Hills, Joe, Antenore, Theoharis

ABSENT: Martin, Mills

MOTION No.: 14688

17b. 97.309XCV (LINDSAY)

147 - 151 MINNA STREET, south side of Minna Street, between New Montgomery and Third Streets, Lot 79 in Assessor's Block 3722 -- Request for Conditional Use Authorization under Section 303 of the Planning Code to create a storage garage open to the public for passenger automobiles on the site of a 68-space private surface parking lot, with frontage on both Minna and Natoma Streets, adjacent to the east side of the San Francisco Museum of Modern Art (SFMOMA), as described above.

SPEAKERS: Thomas Smith, Mark Hornberger, Tom Kallinan Herb Linki. Robert Bernhine, John McComb, Daniel Meyers, Norm Brooks, Ted Meyers, Robert Meyers, Michael McComb

ACTION: Approved with conditions as modified:

Conditions of Approval:

C. Transportation - Add:

5. The Project Sponsor shall continue to ~~the~~ work with Planning Department staff on the issue of the garage's vehicular ingress and egress, specifically the location and design of the vehicular entrance/exit on Natoma Street.

AYES: Chinchilla, Hills, Joe, Antenore, Theoharis

ABSENT: Martin, Mills

MOTION No.: 14687

17c. 97.309XCV (LINDSAY)

147 - 151 MINNA STREET, south side of Minna Street, between New Montgomery and Third Streets, Lot 79 in Assessor's Block 3722, in a C-3-O (Downtown Office) District and a 350-S Height and Bulk District. PARKING RATE VARIANCE SOUGHT: The proposal is to provide monthly parking at a discounted rate for up to 200 of the 337 net new automobile parking spaces that would be created if the Planning Commission approves the request for a new parking garage. Planning Code Section 155(g) does not permit discounted parking rates for weekly or monthly periods. OPEN SPACE VARIANCE SOUGHT: The proposal is to provide no publicly-accessible open space in conjunction with the parking garage. Planning Code Section 138 requires that publicly-accessible open space be provided for new non-residential, non-institutional and non-retail buildings in C-3 Districts. Based on an area of 133,740 gross square feet of space subject to the open space requirement, the project would require 2,675 square feet of open space.

Zoning Administrator closed public hearing and will accept written comments for next two weeks.

5:00 P.M.

18. (NIXON)

A presentation of the Neighborhood Planning Issues Survey Report by the Northeast Quadrant Neighborhood Planning Team for the following neighborhoods: Chinatown, Downtown/Civic Center, Financial District, Nob Hills, North Beach, Russian Hill.

SPEAKERS: Wei Chang Kwan

ACTION: Meeting held. No action required or taken

19. 98.340E (NAVARRETE)

(Continued from Regular Meeting of August 13, 1998)

SPEAKERS: Sue Hestor, Bill Dietch

ACTION: Negative Declaration upheld

AYES: Chinchilla, Hills, Joe,Theoharis

NOES: Antenore

ABSENT: Martin, Mills

MOTION No.: 14689

AT APPROXIMATELY 6:00 P.M. THE PLANNING COMMISSION CONVENED INTO A SPECIAL DISCRETIONARY REVIEW HEARING.

20. 98.340D (MILLER)

(Continued from Regular Meeting of August 20, 1998)

SPEAKERS: Brenda Way, Chrissy Keefer, Lori Lacua, Liz Roman, Kenny Okata, K. Nelson, Stephanie, Forester, John Kidder, Judy West, Makada Cassidy, Joan Holden, Jessie Bi, Deborah Walker, Carol Prince, Lynn Frintech, Bart Demmer, Brad Paul, Adam Sparks, Sue Hestor

ACTION: Take D.R. Disapproved

AYES: Chinchilla, Hills, Joe, Antenore, Theoharis

ABSENT: Martin, Mills

21. 98.566D/DD (BILLOVITS)

2931 PIERCE STREET, west side between Filbert and Union Streets, Lot 003 in Assessor's Block 0536 -- Request for Discretionary Review of Building Permit Application No. 9805281, proposing to construct a third-floor addition at the rear of an existing two-story, single-family dwelling in a RH-2 (House, Two-Family) District.

SPEAKERS: John Peternson

ACTION: Without hearing, continued to 9/3/98

AYES: Chinchilla, Joe, Antenore, Theoharis

ABSENT: Martin, Mills, HIlls

22. 98.610D (HING)

1249 - 7TH AVENUE, west side between Lincoln Way and Irving Street, Lot 010 in Assessor's Block 1743 -- Request for Discretionary Review of Building Permit Application No. 9811035, proposing to merge two units within a four-unit residential building in a RH-2 (House, Two-Family) District.

SPEAKERS: George Jacobs, Scott Emblidge, Rebecca Edmister, Margaret Mori, Hooie Yee , Ruth Ranario

ACTION: No D.R. Approved as proposed

AYES: Chinchilla, Joe, Antenore, Theoharis

ABSENT: Martin, Mills, Hills

23. 97.553D (WASHINGTON)

3320-3326 MARKET STREET, south side between Iron and Copper Alleys, Lot 100 in Assessor's Block 2717 -- Request for Discretionary Review of Building Permit Application Nos. 9719338 and 9719339, proposing to construct four new residential units on two parcels in a RH-2 (House, Two-Family) District.

SPEAKERS: John Congi, Don Sullivan

ACTION: No D.R. Approved as proposed

AYES: Chinchilla, Joe, Antenore, Theoharis

ABSENT: Martin, Mills, Hills

24. 98.487D (WASHINGTON)

59 SCOTT STREET, west side between Waller and Lloyd Streets, Lot 006 in Assessor's Block 1260 -- Request for Discretionary Review of Building Permit Application No. 9803126, proposing to construct a new 8-foot x 10-foot deck and a 1-hour fire wall above garage door of residence in a RH-3 (House, Three-Family) District.

SPEAKERS: Bill Pirkel, Tom Mecks

ACTION: Take D.R. Approved staff modifications

AYES: Chinchilla, Joe, Antenore, Theoharis

ABSENT: Martin, Mills. Hills

Adjournment: 9:34 p.m.

THE DRAFT MINUTES ARE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF PLANNING COMMISSION ON OCTOBER 1, 1998.

980827.MIN

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