San Francisco Planning Department : April 21, 2005

April 21, 2005

SAN FRANCISCO
PLANNING COMMISSION

Notice of Meeting
&
Calendar

Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, April 21, 2005
1:30 PM

Regular Meeting

President: Sue Lee
Vice-President: Dwight S. Alexander
Commissioners: Michael J. Antonini; Shelley Bradford Bell; Kevin Hughes; William L. Lee; Christina Olague

Commission Secretary: Linda D. Avery

Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.

Separate broadcast service is now available at: http://majestic.ipolis.net/SFGTV/sfpuc.ram
Or
View the broadcast on Fridays at 8:00 P.M.

THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1660 MISSION STREET, 5TH FLOOR RECEPTION

Commission Meeting Procedures

Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1660 Mission Street, 5th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing. Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1660 Mission Street, Suite 500, San Francisco, CA 94103-2414. Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing. Otherwise, submit material related to a calendared item at the scheduled hearing for distribution. For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies. When sending e-mail correspondence to Commissioners, please copy the Commission Secretary at: linda.avery@sfgov.org

Pursuant to Government Code Section 65009, if you challenge, in court, (1) the adoption or amendment of a general plan, (2) the adoption or amendment of a zoning ordinance, (3) the adoption or amendment of any regulation attached to a specific plan, (4) the adoption, amendment or modification of a development agreement, or (5) the approval of a variance, conditional-use authorization, or any permit, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission, at, or prior to, the public hearing.

Commission action on conditional-uses and reclassification may be appealed to the Board of Supervisors within 30 days. Call (415) 554-5184 for more information. Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 575-6880 for more information. Zoning Administrator action on a variance application may be appealed to the Board of Appeals within 10 days of issuance of the written decision.

The Commission has instituted a policy that, in most cases, they will not call an item for consideration after 10:00 PM. If an item is scheduled but not called or introduced prior to 10:00 PM, the Commission may continue the matter to the next available hearing. Items listed on this calendar will not be heard before the stated time.

Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings

Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting. Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices (67A.1 Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).

For more information related to Planning Commission matters, please call Linda D. Avery, Commission Secretary, at (415) 558-6407.

San Francisco Lobbyist Ordinance

Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action my be required by the San Francisco Lobbyist Ordinance [SF Campaign and Governmental Conduct Code Section 21.00-2.160] to register and report lobbying activity. For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 30 Van Ness Avenue, Suite 3900, San Francisco, CA 94102; telephone (415) 581-2300; fax (415) 581-2317; and web site http//www.sfgov.org/ethics.

Accessible Meeting Policy

Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, fourth floor, San Francisco, CA. The closest accessible BART station is the Civic Center station located at the intersection of Market, Hyde and Grove Streets. Accessible curbside parking has been designated at points along McAllister Street. Accessible MUNI lines serving City Hall are the 9 San Bruno and 71 Haight/Noriega and the F Line. Accessible MUNI Metro lines are the J, K, L, M, and N. For more information regarding MUNI accessible services, call (415) 923-6142. Requests for American sign language interpreters, sound enhancement systems and/or language translators will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 48 hours prior to a hearing. A sound enhancement system will be available upon request at the meetings. Please contact Services for the Deaf and Hearing Impaired at 557-5533 (TDD) or 557-5534 (Voice) at least 48 hours prior to the meeting. Late requests will be honored if possible. A person who is deaf or hearing impaired may gain meeting information prior to the meeting by calling 557-4433 (TDD) or 557-4434 (Voice). In addition, the California Relay Service can be used by individuals with hearing and speech impairrments by calling 1-800-735-2929 (TDD) or 1-800-735-2922 (Voice). Minutes of the meetings are available in alternative formats. If you require the use of a reader during the meeting, please contact the Library for the Blind and Print Handicapped at 292-2022 at least 48 hours in advance of need. Accessible seating for persons with disabilities (including those using wheelchairs) will be available at meetings. Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility. In order to assist the City's efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical-based products. Please help the City to accommodate these individuals.

Know Your Rights Under the Sunshine Ordinance

Government's duty is to serve the public, reaching its decisions in full view of the public. Commissions, boards, councils and other agencies of the City and County exist to conduct the people's business. This ordinance assures that deliberations are conducted before the people and that City operations are open to the people's review.

For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Adele Destro, Interim Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at sotf@sfgov.org.

Copies of the Sunshine Ordinance can be obtained from the Clerk of the Sunshine Task Force, the San Francisco Library and on the City's website at www.sfgov.org/bdsupvrs/sunshine..

COMMUNICATIONS

Note: Each item on the Consent or Regular calendar may include the following documents:

1) Planning Department Case Executive Summary

2) Planning Department Case Report

3) Draft Motion or Resolution with Findings and/or Conditions

4) Public Correspondence

These items will be available for review at the Planning Department, 1660 Mission St., 5th floor reception.

1:30 PM _________

ROLL CALL: Commission President: Sue Lee

Commission Vice-President: Dwight S. Alexander

Commissioners: Michael J. Antonini; Shelley Bradford Bell; Kevin Hughes; William L. Lee; Christina Olague

A. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

The Commission will consider a request for continuance to a later date. The Commission may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.

1. 2004.0296EKX (M. LI: (415) 558-6396)

631 FOLSOM STREET - south side between 2^nd and Hawthorne Streets; Lot 090 in Assessor's Block 3750 - Request under Planning Code Section 309 for a Determination of Compliance and Request for Exceptions. The proposal is to construct a 21-story, 209-foot-high building containing up to 120 dwelling units and a garage with up to 64 parking spaces (36 independently accessible and 28 tandem). The project requires rear yard, wind, height, and bulk exceptions. The project site lies within the C-3-S (Downtown Support) District and a 200-S Height and Bulk District.

Preliminary Recommendation: Approval with condition

(Proposed for Continuance to April 28, 2005)

2. 2004.0798D (M. SMITH: (415) 558-6322)

2070 30^TH AVENUE - east side between Pacheco and Quintara Streets, Lot 003M in Assessor's Block 2149 - Request for Discretionary Review of Building Permit Application No. 2004.01.26.4825, proposing to construct a two-story horizontal addition at the rear of a single-family dwelling, located in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and approve the project with modifications

NOTE: On March 3, 2005, following public testimony, the Commission continued the matter to April 21, 2005 in order for Project Sponsor to hire an architect to present alternative designs and to continue to work with the neighborhood trying to reach an agreement on a design. Public Hearing remains open.

(Proposed for Continuance to May 12, 2005)

3a. 2003.0253D (G. NELSON: (415) 558-6257)

5126-5130 ANZA STREET - north side between 42^nd and 43^rd Avenues; Lot 016 in Assessor's Block 1502 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2001.03.07.3680 to demolish an existing two-story two-family dwelling (the project also proposes the construction of a new two-family dwelling) in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and disapprove Demolition Permit

(Continued from Regular Meeting of March 17, 2005)

(Proposed for Continuance to May 12, 2005)

3b. 2004.0682D (G. NELSON: (415) 558-6257)

5126-5130 ANZA STREET - north side between 42^nd and 43^rd Avenues; Lot 016 in Assessor's Block 1502 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of new construction to replace demolished housing, of Building Permit Application No. 2001.03.07.3684 for the new construction of a three-story, two-family dwelling in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District. The proposed new building will contain two off-street parking spaces.

Preliminary Recommendation: Take Discretionary Review and disapprove Building Permit

(Continued from Regular Meeting of March 17, 2005)

(Proposed for Continuance to May 12, 2005)

4a. 2003.1152DV (M LUELLEN: (415) 558-6478)

329 BAY STREET - south side between Powell and Mason Streets through to Vandewater Street; Lot 036, Block 0041 - Request for Discretionary Review of Building Permit Application No. 2004.07.16.9064 and 2004.10.05.5976, proposing to demolish the existing building and construct a new four-story building approximately 40' high containing 21 dwelling units and 3.100 square feet of retail space. Twenty-one parking spaces would be located below grade, located in C-2 (Community Commercial) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do Not Take Discretionary Review and Approve Project as Proposed.

(Continued from Regular Meeting of April 14, 2005)

(Proposed for Continuance to May 5, 2005)

4b. 2003.1152DV (M. LUELLEN: (415) 558-6478)

329 BAY STREET - south side between Powell and Mason Streets through to Vandewater Street; Lot 036 Block 0041 - Request for Variance from rear yard requirements, pursuant to a project that would demolish the existing, largely vacant, one-story building with 8,550 square feet of existing retail space to construct a new four-story building approximately 40 feet high, containing 21 dwelling units and 3,100 square feet of retail space. Twenty-one parking spaces would be located below grade, with vehicular access from Vandewater Street. Section 134(a)(1) requires that a building, which contains dwellings in this district, have a minimum rear yard depth equal to the larger of 25 percent of the lot depth or 15 feet. The subject lot is 120 feet deep and the required rear yard would be 30 feet. The project proposes no rear yard, but substitutes two light courts approximately 25 feet in depth on each side property line at mid-lot. The site is zoned C-2 (Community Business District), in the Northern Waterfront Special Use District #2, and a 40-X Height and Bulk District.

(Continued from Regular Meeting of April 14, 2005)

(Proposed for Continuance to May 5, 2005)

5. 2004.0916L (M. SNYDER: (415) 575-6891)

900 INNES AVENUE - northeast side between Griffith and Winters Point Boulevard. Assessor's Block 4646 and Lot 007 - Request for Landmark Designation under Planning Code Sections 1004.1, 1004.2 as City Landmark No. 250. The subject property is within an NC-2 (Neighborhood Commercial - Small Scale) District and a 40-X Height and Bulk District.

(Continued from Regular Meeting of March 3, 2005)

(Proposed for Continuance to June 23, 2005)

B. COMMISSIONERS' QUESTIONS AND MATTERS

6. Consideration of Adoption - Draft Minutes of March 24, 2005.

7. Commission Comments/Questions

C. DIRECTOR'S REPORT

8. Director's Announcements

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

10. 2003.0244C

2101 BLOCK OF BRYANT STREET & 2830 20^TH STREET - (the site formerly referred to as Bryant Square), located on the block bounded by Bryant, 19th, York, and 20^th Streets; Lots 60, 62, and 63 in Assessor's Block 4080 - Informational Presentation of design changes to the proposed residential project approved under Planned Unit Development Case No. 2003.0244C and Planning Commission Resolution 16660. The subject property is within both a C-M and an M-1 Zoning District and a 65-B Height and Bulk District.

D. GENERAL PUBLIC COMMENT - 15 MINUTES

E. PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED

At this time, members of the public who wish to address the Commission on agenda items that have already been reviewed in a public hearing at which members of the public were allowed to testify and the public hearing has been closed, must do so at this time. Each member of the public may address the Commission for up to three minutes.

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

11. 2004.0893DV (T. TAM: (415) 558-6325)

1223 BOSWORTH STREET - south side between Congo Street and O'Shaughnessy Boulevard, Lot 33A in Block 6706 - Request for Discretionary Review for Building Permit Application 2004.11.04.8581 to construct a new three-story-over-garage, single-family dwelling unit on a substandard size lot measuring 25 feet in width by 42 feet in length. The subject property is located in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.

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

(Continued from Regular Meeting of March 10, 2005)

NOTE: On March 10, 2005, the Commission voted to Take Discretionary Review and Approve the Project. The motion failed by a vote of +2-2; Commissioners Alexander, Bradford Bell and Hughes were absent. The item was continued to April 7, 2005, to allow the absent Commissioners the ability to participate in final action.

NOTE: On March 10, 2005, the Commission continued this matter to April 7, 2005, to allow absent Commissioners the opportunity to participate in final action. This item was unfortunately left off the April 7, 2005 calendar through Administrative error. Notice was given that this matter was continued to April 21, 2005

G. CONSENT CALENDAR

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, the public, or staff so requests, in which event the matter shall be removed from the Consent Calendar and considered as a separate item at this or a future hearing.

12. 2005.0020Q (C. NIKITAS: (415) 558-6306)

1124 LEAVENWORTH STREET - east side between California and Sacramento Streets, Lot 015 in Assessor's Block 0247, six dwelling units proposed for a residential condominium conversion subdivision, in an RM-3 (Residential Mixed, Medium Density) and a 65-A Height and Bulk District. The proposal is to convert the existing building to a condominium form of ownership and does not involve expansion, alteration, or demolition of the existing building.

Preliminary Recommendation: Approval

13. 2004.1171Q (C. NIKITAS: (415) 558-6306)

9 REDFIELD ALLEY/906-910 UNION STREET - north side of Union Street, between Jones and Taylor Streets, Lot 004A in Assessor's Block 0099, five dwelling units proposed for a residential condominium conversion subdivision, in an RM-2 (Residential Mixed, Moderate Density) and a 40-X Height and Bulk District. The proposal is to convert the existing building to a condominium form of ownership and does not involve expansion, alteration, or demolition of the existing building.

Preliminary Recommendation: Approval

14. 2005.0217C (M. LI: (415) 558-6396)

601 BROADWAY - southwest corner at Grant Avenue, Lot 001 in Assessor's Block 0161 - Request for Conditional Use authorization to legalize a small self-service restaurant (dba "Yoogo Gelato") of approximately 850 square feet. There will be no physical expansion of the existing building or commercial space. The site is within the Chinatown Community Business District and a 50-N Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

H. REGULAR CALENDAR

15. 2004.0346DDD (G. CABREROS: (415) 558-6169)

245 - 23^RD AVENUE - west side between California and Clement Streets, Lot 009 in Assessor's Block 1410 - Requests for Discretionary Review of Building Permit Application 2005.01.14.3280 to construct two additional stories and a rear horizontal addition to the existing two-story, two-unit building resulting in a four-story, two-unit building 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

16. 2005.0068D (S. VELLVE: (415) 558-6263)

4967-4969 - 17^TH STREET - south side between Stanyan and Shrader Streets; Lot 059 in Assessor's Block 1289 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of dwelling unit mergers, of Building Permit Application 2004.11.03.8481 proposing to legalize the merger of two dwelling units into one dwelling unit within a two-unit building in an RH-2 (House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and disapprove the permit.

17a. 2004.1204DV (S. VELLVE: (415) 558-6263)

1420 HAIGHT STREET - north side between Masonic Avenue and Ashbury Street; Lot 005 in Assessor's Block 1232 - Request for Discretionary Review of Building Permit Application No. 2003.12.21.3024 proposing to legalize a stair penthouse and elevator mechanical equipment constructed without permits at the rear of the roof of the subject building, which houses Shoe Biz, in the Haight Street Neighborhood Commercial District and a 40-X Height and Bulk District.

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

17b. 2004.1204DV (S. VELLVE: (415) 558-6263)

1420 HAIGHT STREET - north side between Masonic Avenue and Ashbury Street; Lot 005 in Assessor's Block 1232 - Rear yard and non-complying structure variances sought per Sections 134 and 188 to legalize a stair penthouse and elevator mechanical equipment constructed without permits at the rear of the roof of the subject building, which houses Shoe Biz, in the Haight Street Neighborhood Commercial District and a 40-X Height and Bulk District.

18. 2005.0255D (M. SMITH: (415) 558-6322)

29 MENDOSA AVENUE - south side between 9^thand 10^th Avenues, Lot 021 in Assessor's Block 2860 - Request for Discretionary Review of Building Permit Application No. 2004.12.01.0467, proposing to construct a vertical addition and façade alterations on a single-family dwelling by horizontally enlarging the existing top floor towards the front of the building, located in a RH-1(D) [Residential, House, One-Family (Detached)] District and a 40-X Height and Bulk District.

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

19. 2004.1214D (M. SMITH: (415) 558-6322)

422 ARCH STREET - east side between Garfield and Shields Streets, Lot 027 in Assessor's Block 7006 - Request for Discretionary Review of Building Permit Application No. 2004.03.26.9714, proposing to construct a two-story horizontal addition at the rear and a one-story vertical addition on top of a single-family dwelling, located in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.

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

20. 2004.1300C (M. SMITH: (415) 558-6322)

2154 IRVING STREET - northeast corner at 23^rd Avenue, Lot 024 in Assessor's Block 1728 - Request for Conditional Use Authorization pursuant to Planning Code Section 711.44 to legalize the existing small self-service restaurant (Star's Flower and Tea Shop) that is currently operating at this location, within a NC-2 (Small-Scale Neighborhood Commercial) District, Irving Street Restaurant and Fast-Food Sub-district, and 40-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

21. 2004.1346C (M. SMITH: (415) 558-6322)

5260 DIAMOND HEIGHTS BOULEVARD - south side between Duncan Street and Gold Mine Drive, Lot 002 in Assessor's Block 7521 - Request for Conditional Use Authorization pursuant to Planning Code Section 713.21 to allow the expansion of a non-complying 8,100 square-foot retail space to be occupied by Walgreens further over the permitted use size limitation of 5,999 sq. ft., located in a NC-S (Neighborhood Commercial Shopping Center) District and 40-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

22. 2004.0508C (M. SNYDER: (415) 575-6891)

3555 CESAR CHAVEZ STREET - d.b.a. "St. Luke's Hospital", the block bordered by Cesar Chavez Street, Valencia Street, Duncan Street and San Jose Avenue, Lot 001 in Assessor's Block 6575. Request for Conditional Use authorization to allow the installation of a Wireless Telecommunications Facility in an RH-2 District as required under Planning Code Sections 209.6(b). The proposed telecommunications facility would consist of six antennas each installed within a stealth vent pipe that would be approximately 16-feet above the roof and 91-feet above grade, and associated equipment cabinets. The WTS facility would be operated by Nextel Communications. The subject property is within an RH-2 (House, Two-family) District, and a 105-E Height and Bulk District. Pursuant to the WTS Facilities Guidelines, the project is a Preference 1 Location Site, a public building.

Preliminary Recommendation:

23. 2005.0110C (D. JONES: (415) 558-6477)

3800 24^TH STREET - northwest corner of 24th and Church Streets, Lot 014 in Assessor's Block 3651 - Request for Conditional Use Authorization under Planning Code Sections 728.49 and 303 to establish a financial service within a 2,050 square foot vacant retail space. The subject property is located in the 24th Street - Noe Valley Neighborhood Commercial District and within a 40-X Height and Bulk District. The Project Sponsor (Sterling Bank and Trust) proposes to establish a financial service into one of two 2,050 square foot retail spaces on the ground floor of a one-story commercial building previously occupied by a laundermat.

Preliminary Recommendation: Approval with Conditions

24. 2004.1033Z (P. LORD: (415) 558-6311)

ASSESSOR'S BLOCK 0185 REZONING - Consideration of an Ordinance amending the San Francisco Planning Code by amending the Zoning Map of the City and County of San Francisco, Section Map 2, to change the use district designation of Assessor's Block 0185, Lots, 005, 029, 030, 031, 038, 039, 040, and 041 (mid-block South side of Pacific Street between Hyde Street and Larkin Street) from NC-2 (Small-Scale Neighborhood Commercial District) to RM-1 (Residential, Mixed: Low Density, making finding pursuant to Section 302 and, making findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.

Preliminary Recommendation: Approval with modifications

25. 2005.0198X (A. LIGHT: (415) 558-6254)

301 MISSION STREET - south side between Fremont and Beale Street, Lots 1 and 17 in Assessor's Block 3719 - Request under Planning Code Section 309 (Downtown Code) for Determinations of Compliance and an exception to rear yard requirements (Section 134(d)). The subject property is located within the C-3-O Zoning District as well as the 550-S and 400-S Height and Bulk Districts. The proposed project is to change the mix of uses and make minor changes to a portion of the building envelope on a previously approved mixed-use project, which was approved for 130,000 square feet of office space in a nine-story mid-rise building; 320 residential units and 120 extended stay hotel suites in a 58-story tower; 9,400 square feet of ground floor retail and 18,710 square feet of public and private open space contained within a base podium element; and four levels of below-grade parking. The previously approved project was so conditioned that if in the judgment and at the discretion of the property owner, the hotel market did not sufficiently justify the operation of the proposed hotel facility, the 120 extended stay hotel units would be authorized for conversion to an equal number of residential units. Therefore, the previously approved project was approved for a total of 440 dwelling units under specific conditions, all contained within the 58-story tower. The modified project would eliminate the office and hotel uses, and would contain a total of 420 dwelling units, placing 54 of these units in the former 130,000 square-foot office building envelope, and 366 larger dwelling units would occupy the entire tower building envelope. The ground level retail space would be reduced to 7,900 square feet, and there would be approximately 6,700 square feet of public open space, although with the removal of the office and hotel uses, no public open space is actually required by the Planning Code. The proposed residential and retail uses would be contained in substantially the same building envelopes as were approved for the previous mixed-use project, with minor changes to the mid-rise building facade and a rear yard exception required for the dwellings within it.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of April 7, 2005)

26. (L. AVERY: (415) 558-6407)

PLANNING COMMISSION RULES AND REGULATIONS - CONSIDERATION OF AMENDMENT: Article IV, Sections 3 & 6 to address notice and voting; add a new Section 7 to address jurisdiction; renumber remaining section of Article IV.

7:00 P. M.

27. 2000.1081EMTZ (R. COOPER: (415) 558-5974)

RINCON HILL PLAN - Certification of Environmental Impact Report. The proposed project is a revised Rincon Hill Plan (an Area Plan of the San Francisco General Plan) and revised planning controls for the Rincon Hill area. The San Francisco Planning Department proposes to replace the Planning Code's existing Rincon Hill Special Use District (SUD), as set out in Planning Code Section 249.1, with a new Rincon Hill Downtown Residential Mixed Use District (DTR), which would increase height limits, revise the "R" bulk district, amend the Rincon Hill Area Plan, and make other General Plan and zoning changes intended to stimulate additional high-density, residential development in the Rincon Hill area. Improvements to the streetscape, transportation system and open space would result from implementation of the new Plan. Rincon Hill is in the northeast section of San Francisco, south of the Financial District and Transbay Terminal, and north of the South Beach neighborhood. The project area is bounded generally by Folsom Street, Steuart Street, The Embarcadero, Bryant Street, the Bay Bridge approach and the Transbay Terminal ramps and encompasses about 12 city blocks.

NOTE: The public hearing on the Draft EIR is closed. The public comment period for the Draft EIR ended on December 10, 2004. The Planning Commission does not conduct public review of Final EIRs. Public comments on the certification may be presented to the Planning Commission during the Public Comment portion of the Commission calendar.

Preliminary Recommendation: Certify EIR

28a. 2000.1081EMTZ (R. COOPER: (415) 558-5974)

RINCON HILL PLAN - Assessor's Blocks 3744, 3745, 3746, 3747, 3748, 3749 (excluding lots 052, 061, 062, and 064), 3766 (excluding lots 018 and 019), 3767, 3768, and 3769. The Commission will consider a resolution to Adopt CEQA Findings regarding General Plan Amendments and Planning Code and Zoning Map Amendments pursuant to adoption of the Rincon Hill Area Plan.