11a. 2003.0304CV (J. PURVIS: (415) 558-6354)
829 FOLSOM STREET - south side between 4th and 5th Streets, a through
lot to Shipley Street; Lot 091 in Assessor's Block 3752 - Request
for Conditional Use authorization under Planning Code Sections
207.5, 263.11, 271, and 157 to construct a nine-story, mixed-use building
with up to 69 dwelling units at a density of one unit per 147 square feet
of lot area under Section 207.5, to construct an 85-foot-tall building
(with a 16-foot-tall mechanical penthouse) in the 40-X/85-B Height and
Bulk District under Section 263.11, to exceed the bulk limits at the 50-foot
height by 60 feet in length and 54 feet diagonally (by 48 feet in length
and 42 feet diagonally at the 65-foot height) under Section 271; and to
provide parking exceeding accessory amounts (with up to 62 spaces for
project residents) under Section 157. On the ground floor, garage access
would be provided at Shipley Street, and up to 5,000 gross square feet
of retail space would be provided with access from Folsom Street. The
proposed project would also require a rear yard modification and a variance
from dwelling unit exposure requirements. The site is within an RSD (Residential/Service)
South of Market Mixed-Use District, and a 40-X/85-B Height and Bulk District.
Preliminary Recommendation: Approval with modifications and conditions
(Continued from Regular Meeting of August 12, 2004)
NOTE: On May 27, 2004, the Commission passed a
motion of intent to approve by a vote +5 -1. Commissioner S. Lee voted
no. Final Language July 1, 2004. Public testimony remains open on any
new information.
NOTE: On July 1, 2004, the Commission continued
the matter to August 12, 2004.
NOTE: On August 12, 2004, without a hearing, the
Commission continued the matter to October 7, 2004.
NOTE: On October 7, 2004, without a hearing the
Commission continued the matter to October 21, 2004. Public hearing remains
open.
11b. 2003.0304CV (J. PURVIS: (415) 558-6354)
829 FOLSOM STREET - south side between
4th and 5th Streets, a through lot to Shipley Street; Lot 091 in Assessor's
Block 3752 - Requests for Variances. The
proposal is to construct a nine-story, mixed-use building with up to
69 dwelling units, up to 5,000 gross square feet of ground floor commercial
space and a 62-space parking garage. A rear yard modification is sought
under Section 134(e) to provide rear yard open space within an inner
court and on a 7th floor setback of 10-15 feet along Shipley Street.
A variance is sought from dwelling unit exposure requirements, as the
horizontal dimensions of the inner court do not meet the requirements
for an open area as defined under Section 140(a)(2) for dwelling unit
exposure, and 27 of the 70 units have no exposure other than this inner
court. The site is within an RSD (Residential/Service) Mixed-Use District,
and a 40-X/85-B Height and Bulk District.
(Continued from Regular Meeting of May 27, 2004)
NOTE: On May 27, 2004, Zoning Administrator has
left the public hearing open and continued the item to July 1, 2004.
NOTE: On July 1, 2004, Zoning Administrator continued
the matter to August 12, 2004.
NOTE: On August 12, 2004, without a hearing, Zoning
Administrator continued the matter to October 7, 2004.
NOTE: On October 7, 2004, without a hearing, Zoning
Administrator continued the matter to October 21, 2004. Public hearing
remains open.
12. 2004.0501C (G. NELSON: (415) 558-6257)
2000 VAN NESS AVENUE - northeast corner at the intersection of Van Ness
Avenue and Jackson Street; Lot 005 in Assessor's Block 0595 - Request
for Conditional Use authorization pursuant to Section 209.6(b)
of the Planning Code to install a total of four (4) antennas on the roof
of an existing 100-foot tall commercial structure, known as the Medical
Arts Building, as part of Nextel's wireless telecommunications network
within an RC-4 (Residential-Commercial Combined) District, the Van Ness
Special Use District and an 80-D Height and Bulk District. Related equipment
cabinets will be installed inside the garage level at the ground story.
Per the City & County of San Francisco's Wireless Telecommunications
Services (WTS) Facilities Siting Guidelines the proposal is a Preferred
Location Preference 4 as it is a wholly commercial structure. MetroPCS
and Sprint also have approved installations at this location.
Preliminary Recommendation: Approval with Conditions
13. 2003.0964C (G. NELSON: (415) 558-6257)
1881 POST STREET - south side between Fillmore and Webster Streets; Lot
001 in Assessor's Block 0701 - Request for Conditional
Use authorization pursuant to Section 712.83 of the Planning Code
to install a total of fourteen antennas on the roof and related equipment
in the basement of an existing 100-foot tall commercial structure, known
as the Medical Arts Building, as part of Verizon Wireless' telecommunications
network within an NC-3 (Moderate Scale-Neighborhood Commercial) District
and a 65-A Height and Bulk District. Per the City & County of San
Francisco's Wireless Telecommunications Services (WTS) Facilities Siting
Guidelines the proposal is a Preferred Location Preference 2 as it is
a co-location site. Sprint, Nextel and AT&T also have approved installations
at this location.
Preliminary Recommendation: Approval with Conditions
14. 2004.0176C (D. DIBARTOLO: (415) 558-6291)
1101-1123 FILLMORE STREET - northwest corner at Golden Gate Avenue; Lot
002 in Assessor's Block 755 - Request for Conditional
Use Authorization pursuant to Section 712.83 of the Planning Code
to install and operate a wireless telecommunication facility for AT&T
Wireless Service. The proposal is to install three panel antennas inside
fiberglass cylinders, to resemble faux vent pipes, at three different
locations upon the roof of the four-story mixed-use building within an
NC-3 (Moderate Scale Neighborhood Commercial) Zoning District and an 50-X
Height and Bulk district. As per the City and County of San Francisco's
Wireless Telecommunication Services (WTS) Facilities Siting Guidelines,
the proposal is a Preferred Location Preference 2, as it is the site of
previously approved antenna installations.
Preliminary Recommendation: Approval with Conditions
15. 2004.0915C (D. SIDER: (415) 558-6697)
1598 DOLORES STREET - northwest corner of 29th Street; Lots
40 through 52, inclusive, in Assessor's Block 6618 - Request
for Conditional Use Authorization to modify conditions of approval
set forth in Planning Commission Motion Number 16445 as modified by Board
of Supervisors Motion Number M02-163 and relating to Planning Department
Case Number 2000.1058C to allow payment of an in-lieu affordable housing
fee rather than provide on-site affordable housing, pursuant to inclusionary
housing policies set forth in Planning Commission Resolution Number 16350.
In September of 2002, the City authorized construction of two 4-story
buildings on the subject property containing a total of 13 units and up
to 26 independently accessible off-street parking spaces; both buildings
are now complete. Conditions of approval require one of the proposed units
to be provided as a Below Market Rate (BMR) unit. This proposal would
modify previous conditions of approval to allow the payment of an in-lieu
fee to the Mayor's Office of Housing rather than provide the required
BMR unit on-site. No physical work is proposed. The property is within
an NC-1 (Neighborhood Commercial Cluster) Zoning District and a 40-X Height
and Bulk District.
Preliminary Recommendation: Disapproval.
16. 2004.0797C (D. SIDER: (415) 558-6697)
1728-1748 HAIGHT STREET - between Cole and Shrader Streets; Lot 35 in
Assessor's Block 1229 - Request for Conditional
Use Authorization to modify conditions of approval set forth in
Planning Commission Motion Number 15935 and relating to Planning Department
Case Number 99.209C to allow payment of an in-lieu affordable housing
fee rather than provide on-site affordable housing, pursuant to inclusionary
housing policies set forth in Planning Commission Resolution Number 13405.
In October of 2000, the City authorized construction of a 4-story over
basement building containing 32 dwelling units, 14,200 gross square feet
of commercial space, 75 below-grade parking spaces, and an accessory building
with 2 townhouse units. This building is now complete. Conditions of approval
require three of the proposed units to be provided as Below Market Rate
(BMR) units. This proposal would modify previous conditions of approval
to allow the payment of an in-lieu fee to the Mayor's Office of Housing
rather than provide the 3 required BMR units on-site. No physical work
is proposed. The property is within the Haight Street Neighborhood Commercial
Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions.
17a. 2003.0262E!KXCVMRTZ (M. LI: (415) 558-6396)
1401-1435 MARKET STREET - southwest corner at 10th Street; Lot 039 in
Assessor's Block 3507- Adoption of CEQA findings
regarding the proposed establishment of the Tenth and Market Streets Special
Use District, the construction of two residential buildings containing
a total of up to 450 dwelling units, and the potential construction of
an office building for occupancy by the City and County of San Francisco.
The property is currently within a C-3-G (Downtown General Commercial)
District and 320-S, 200-S, 150-S Height and Bulk Districts.
Preliminary Recommendation: Adopt the CEQA findings
(Continued from Regular Meeting of October 14, 2004)
17b. 2003.0262E!KXCVMRTZ (M. LI: (415) 558-6396)
1401-1435 MARKET STREET - southwest corner at 10th Street; Lot 039 in
Assessor's Block 3507 - Request for a General Plan
referral to determine if the a Planning Code text amendment, a
zoning map amendment, and a General Plan amendment related to the proposed
establishment of the Tenth and Market Streets Special Use District, the
construction of two residential buildings containing a total of up to
450 dwelling units, the potential construction of an office building for
occupancy by the City and County of San Francisco, and other related actions,
including the vacation of Jessie Street, is in conformity with the objectives
and policies of the General Plan. The property is currently within a C-3-G
(Downtown General Commercial) District and 320-S, 200-S, 150-S Height
and Bulk Districts.
Preliminary Recommendation: Determine that the proposed amendments are
conformity with the objectives and policies of the General Plan
(Continued from Regular Meeting of October 14, 2004)
17c. 2003.0262E!KXCVMRTZ (M. LI: (415) 558-6396)
1401-1435 MARKET STREET - southwest corner at 10th Street; Lot 039 in
Assessor's Block - Request for a Planning Code
text amendment related to the proposed establishment of the Tenth
and Market Streets Special Use District. The Planning Code text amendment
consists of adding Section 249.27 to the Planning Code, which would establish
the Tenth and Market Streets Special Use District and include the following
provisions: (a) eliminate residential density restrictions, (b) exempt
residential uses from the calculation of floor area ratio, (c) provide
a height exemption of up to 30 feet for elevator and mechanical penthouses,
and (d) allow residential parking up to a ratio of one independently accessible
space for each dwelling unit with conditional use authorization. The property
is currently within a C-3-G (Downtown General Commercial) District and
320-S, 200-S, 150-S Height and Bulk Districts.
Preliminary Recommendation: Adopt the draft resolution
(Continued from Regular Meeting of October 14, 2004)
17d. 2003.0262E!KXCVMRTZ (M. LI: (415) 558-6396)
1401-1435 MARKET STREET - southwest corner at 10th Street; Lot 039 in
Assessor's Block 3507 - Request for a zoning map
amendment related to the proposed establishment of the Tenth and
Market Streets Special Use District. The zoning map amendment consists
of adding the Tenth and Market Streets Special Use District to Map 7SU
of the Official Zoning Maps of the City and County of San Francisco. The
property is currently within a C-3-G (Downtown General Commercial) District
and 320-S, 200-S, 150-S Height and Bulk Districts.
Preliminary Recommendation: Adopt the draft resolution
(Continued from Regular Meeting of October 14, 2004)
17e. 2003.0262E!KXCVMRTZ (M. LI: (415) 558-6396)
1401-1435 MARKET STREET - southwest corner at 10th Street; Lot 039 in
Assessor's Block 3507 within the C-3-G (Downtown General Commercial) District
and 320-S, 200-S, 150-S Height and Bulk Districts - Request
for a General Plan amendment related to the proposed establishment
of the Tenth and Market Streets Special Use District. The General Plan
amendment consists of adding the Tenth and Market Streets Special Use
District to Map 1 ("Downtown Land Use and Density Plan") of
the Downtown Area Plan and adding Policy 2 to Objective 6 of the Downtown
Area Plan. The property is currently within a C-3-G (Downtown General
Commercial) District and 320-S, 200-S, 150-S Height and Bulk Districts.
Preliminary Recommendation: Adopt the draft resolution
(Continued from Regular Meeting of October 14, 2004)
17f. 2003.0262E!KXCVMRTZ (M. LI: (415) 558-6396)
1401-1435 MARKET STREET - southwest corner at 10th Street; Lot 039 in
Assessor's Block 3507 - Request for a Section 309
Determination of Compliance and Request for Exceptions. The proposal
is the construction of two residential buildings containing a total of
up to 450 dwelling units as part of a larger project proposing the establishment
of the Tenth and Market Streets Special Use District and the potential
construction (requiring future approval) of an approximately 24-story
office building approximately 420,000 square feet in area, for occupancy
by the City and County of San Francisco. The residential component of
the project requires separation of towers, rear yard, loading, wind, and
bulk exceptions pursuant to Section 309(a). The property is currently
within a C-3-G (Downtown General Commercial) District and 320-S, 200-S,
150-S Height and Bulk Districts.
Preliminary Recommendation: Approve with conditions
(Continued from Regular Meeting of October 14, 2004)
17g. 2003.0262E!KXCVMRTZ (M. LI: (415) 558-6396)
1401-1435 MARKET STREET - southwest corner at 10th Street; Lot 039 in
Assessor's Block 3507 - Request for conditional
use authorization to provide residential parking at the Tenth Street
Building exceeding an amount classified as accessory (220 residential
spaces are requested where 93 independently accessible spaces would be
allowed as-of-right), and to allow additional FAR above the base FAR of
6.0 to 1 for the construction of affordable dwelling units as part of
a larger project proposing the establishment of the Tenth and Market Streets
Special Use District, the construction of two residential buildings containing
a total of up to 450 dwelling units, and the potential construction of
an approximately 24-story office building approximately 420,000 square
feet in area, for occupancy by the City and County of San Francisco. The
property is currently within a C-3-G (Downtown General Commercial) District
and 320-S, 200-S, 150-S Height and Bulk Districts.
Preliminary Recommendation: Approve with conditions
(Continued from Regular Meeting of October 14, 2004)
17h. 2003.0262E!KXCVMRTZ (M. LI: (415) 558-6396)
1401-1435 MARKET STREET - southwest corner at 10th Street; Lot 039 in
Assessor's Block 3507 within the C-3-G (Downtown General Commercial) District
and 320-S, 200-S, 150-S Height and Bulk Districts - Permitted
obstructions variance sought. The proposal is the construction
of two residential buildings containing a total of up to 450 dwelling
units as part of a larger project proposing the establishment of the Tenth
and Market Streets Special Use District and the potential construction
of an office building for occupancy by the City and County of San Francisco.
Section 136(c)(19) of the Planning Code allows fences and windscreens
not exceeding a height of 10 feet above grade within the required rear
yard. The proposed residential buildings will include a fence/windscreen
exceeding a height of 10 feet within the required rear yard. The variance
will be considered by the Zoning Administrator.
(Continued from Regular Meeting of October 14, 2004)
18. 2004.0778T (P. LORD: (415) 558-6311)
MOVIE THEATER DEMOLITIONS - Consideration of an
Ordinance to amend the Planning Code by adding Section 221.1 and to amend
Sections 703.2, 803.2 and 803.3 to require Conditional Use authorization
for any project involving change of use or demolition of a movie theater;
amending Planning Code Section 303 to require specific findings as part
of a Conditional Use authorization for a change of use of demolition of
a movie theater; and making the Ordinance retroactive to any site permit
application submitted after July 27, 2004; making findings of consistency
with the priority policies of Planning Code Section 101.1 and the General
Plan.
Preliminary Recommendation: Approval
19a. 2004.0882EMZ (S. SHOTLAND: (415) 558-6308)
HUNTERS POINT SHIPYARD REDEVELOPMENT PLAN - Lot 10 in Assessor's Block
4591a - Resolution of Intent to Initiate Amendments
to the General Plan so that it conforms with the redevelopment
plan for the Hunters Point Shipyard Redevelopment Project Area.
Preliminary Recommendation: Adopt a Resolution of Intent to Initiate
Amendments to the General Plan
19b. 2004.0882EMZ (S. SHOTLAND: (415) 558-6308)
HUNTERS POINT SHIPYARD REDEVELOPMENT PLAN - Lot 10 in Assessor's Block
4591a - Resolution of Intent to Initiate Amendments
to the Planning Code by reclassifying property (Amending the Zoning
Map) so that it conforms with the redevelopment plan for the Hunters Point
Shipyard Redevelopment Project Area.
Preliminary Recommendation: Adopt a Resolution of Intent to Initiate
Amendments to the Planning Code
20a. 2003.1061D (J. PURVIS: (415) 558-6354)
133 ST. MARY'S AVENUE - south side, west of Mission Street; Lot 031 in
Assessor's Block 6722 - Mandatory Discretionary
Review, under Planning Commission policy requiring review of all
housing demolition permits, of Demolition Permit Application No. 2003.07.22.0097
proposing the demolition of a fire-damaged one-story, single-family dwelling
in an RH-2 (Residential, House, Two-Family) Use District and a 40-X Height
and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve
the demolition.
20b. 2003.0104D (J. PURVIS: (415) 558-6354)
133 ST. MARY'S AVENUE - south side, west of Mission Street; Lot 031 in
Assessor's Block 6722 - Mandatory Discretionary
Review, under Planning Commission policy requiring review of all
replacement structures following residential demolition, of Building Permit
Application No. 2003.07.22.0093 proposing the construction of a three-story,
two-family dwelling in an RH-2 (Residential, House, Two-Family) Use District,
a 40-X Height and Bulk District
Preliminary Recommendation: Do not take Discretionary Review and approve
the project.
21. 2004.0667D (G. CABREROS: (415) 558-6169)
2414 PACIFIC AVENUE - north side between Fillmore and Steiner Streets,
Lot 008 in Assessor's Block 0582 - Request for
Discretionary Review of Building Permit Application 2003.12.22.2782
proposing to construct rear and side horizontal additions and a new fourth
floor to the existing three-story, single-family residence in an RH-1
(Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve.
22a. 2004.0230D (R. CRAWFORD: (415) 558-6358)
1272 42ND AVENUE - between Lincoln Way and Irving Street.
Assessor's Block 1709 Lot 026 - Mandatory Discretionary
Review, under the Planning Commission's policy requiring review
of housing demolition, of Demolition Permit Application No.
2004 0323 9406, to demolish an existing single family dwelling
in an RH-2 (Residential House, Two Family) District, and a 40-X Height
and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve
the demolition.
22b. 2004.0640DD (R. CRAWFORD: (415) 558-6358)
1272 42ND AVENUE - east side between Lincoln Way and Irving
Street. Assessor's Block 1709 Lot 026 - Mandatory
Discretionary Review under Planning Commission Policy requiring
review of all replacement structures following residential demolition
and Request for Discretionary Review of
Building Permit Application No. 2004 323
9403, to construct a new two family dwelling, four stories in height in
an RH-2 (Residential House, Two Family) District, and a 40-X Height and
Bulk District.
Preliminary Recommendation: Take Discretionary Review and modify the
project.
23. 2004.0587D (R. CRAWFORD: (415) 558-6358)
91 MIGUEL STREET - north side between Fairmont and Beacon Streets. Assessor's
Block 6665 Lot 023C - Request for Discretionary
Review of Building Permit Application No.
2004 0128 5045, to construct a new two family dwelling, three stories
in height in an RH-2 (Residential House, Two Family) District, and a 40-X
Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve
the project.
24. 2004.0802D (W. HASTIE: (415) 558-6381)
675 ARKANSAS STREET - east side between 20th and 22nd Streets; Lot 29
in Block 4099 - Request for Discretionary Review
of Building Permit Application No. 2004.04.21.1841, proposing to
construct a two-story deck addition to an existing single-family dwelling
in an RH-2 (Residential, House, Two-Family) District and a 40-X Height
and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve
the project as proposed.
