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February 22, 2001

February 22, 2001

 

SAN FRANCISCO PLANNING COMMISSION


 

Meeting Minutes

 

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, February 22, 2001

1:30 PM

 

Regular Meeting

 

 

 

PRESENT: Baltimore, Chinchilla, Fay, Joe, Salinas, Theoharis

ABSENT: None

 

THE MEETING WAS CALLED TO ORDER BY PRESIDENT THEOHARIS AT 1:40 p.m.

 

STAFF IN ATTENDANCE: Gerald G. Green, Director of Planning; Larry Badiner, Zoning Administrator; Isolde Wilson; Costolino Hogan; David Alumbaugh; Paul Lord; Darwin Helmuth; Paul Maltzer; Michael Kometani; Adam Light; Kelley LeBlanc; Allison Borden; Nora Priego, Transcription Secretary; Linda Avery, Commission Secretary

 

A. ITEMS PROPOSED FOR CONTINUANCE

 

1a. 2000.171CX (MILLER: 558-6344)

466 BUSH STREET - north side between Grant Avenue and Kearny Street, Lot 42 in Assessor’s Block 270. Request for Determination of Compliance pursuant to Section 309 with respect to a proposal to construct a 10-story hotel approximately 99 feet in height and containing approximately 91 guest rooms, also involving a request for exceptions to Planning Code standards for building height and bulk (Sections 263.8 and 272, et seq.) -- in a C-3-R (Downtown Retail) District and a 80-130-F Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of February 8, 2001)

(Proposed for continuance to March 1, 2001)

 

SPEAKER(S): None

ACTION: Continued to March 1, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

1b. 2000.171CX (MILLER: 558-6344)

466 BUSH STREET - north side between Grant Avenue and Kearny Street, Lot 42 in Assessor’s Block 270. Request for authorization of a Conditional Use for modification of a previously imposed condition (time limit for start of construction Motion No. 14797) for a hotel containing approximately 91 rooms in a C-3-R (Downtown Retail) District and a 80-130-F Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of February 8, 2001)

(Proposed for continuance to March 1, 2001)

 

SPEAKER(S): None

ACTION: Continued to March 1, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

2a. 2000.264CD (MARTIN: 558-6616)

1087 MISSISSIPPI STREET - east side between 23rd and 25th Streets, Lot 049 in Assessor’s Block 4224. Request for a Conditional-Use Authorization to allow the construction of two dwelling units in an M-1 (Light Industrial) Zoning District and the Industrial Protection Zone Buffer per Planning Code Section 215(a); Planning Commission Resolution No. 14861 and a 40-X Height and Bulk District.

Preliminary Recommendation: Disapproval

(Proposed for continuance to March 15, 2001 March 22, 2001)

 

SPEAKER(S): None

ACTION: Continued to March 22, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

2b. 2000.264CD (MARTIN: 558-6616)

1087 MISSISSIPPI STREET - east side between 23rd and 25th Streets, Lot 049 in Assessor’s Block 4224. Request for staff-initiated Discretionary Review for the demolition of an existing, vacant industrial building and construction of housing and office use in an existing industrial building space in an M-1 (Light Industrial) Zoning District and the Industrial Protection Zone Buffer per Planning Commission Resolution Nos. 14861 and 16079, and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review

(Proposed for continuance to March 15, 2001 March 22, 2001)

 

SPEAKER(S): None

ACTION: Continued to March 22, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

3a. 2000.863BV (WONG: 558-6381)

2712 MISSION STREET - The subject property seeks an authorization for a proposed office development under the smaller building reserve, pursuant to Planning Code Section 321. The proposal is for a change of use from "Retail" to "Office" and for the renovation and expansion of an existing 27,831 gross-square-foot building into a 30,847 gross-square-foot building by enlarging a mezzanine within the existing structure. The subject property falls within a NC-3 (Moderate Scale Commercial District) Zoning District and a 50-X/80-B Height and Bulk District.

Preliminary Recommendation: Disapproval

(Continued from Regular Meeting of February 15, 2001)

(Proposed for continuance to March 15, 2001)

 

SPEAKER(S): None

ACTION: Continued to March 15, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

3b. 2000.863BV (WONG: 558-6381)

2712 MISSION STREET - The subject property seeks a parking variance for the reduction of required off-street parking, pursuant to Planning Code Section 151. The project proposes to provide five parking spaces for the conversion of 30,847 gross square feet of office space on a site, which presently provides no off-street parking spaces. The subject property falls within a NC-3 (Moderate Scale Commercial District) Zoning District and a 50-X/80-B Height and Bulk District.

(Continued from Regular Meeting of February 15, 2001)

(Proposed for continuance to March 15, 2001)

 

SPEAKER(S): None

ACTION: Continued to March 15, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

4. 2000.1078D (SIDER: 558-6897)

531 KANSAS STREET - east side between Mariposa and 18th Streets, Lot 008J in Assessor's Block 4009. Request for Discretionary Review of building permit application number 2000.08.14.7852. The proposal is to (1) add a third story, (2) construct a horizontal expansion of the existing 1st and 2nd levels, and (3) enlarge the rear deck of a single-family dwelling. The site is within an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve building permit as proposed.

(Proposed for continuance to March 22, 2001)

 

SPEAKER(S): None

ACTION: Continued to March 22, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

5. 1999.210E (BLOMGREN: 558-5979)

3620 ‑ 19th STREET - within the block bound by 18th Street, Guerrero Street, 19th Street and Oakwood Street, Assessor's Block 3587, Lots 18, 68, and 70. Appeal of a Preliminary Negative Declaration. Proposed new construction of five two‑, three‑, and four‑story buildings containing a total of 43 dwelling units. The site currently has a 32-space parking lot, which is accessed by a gate on Oakwood and a facade of an industrial building at the 3620 19th Street frontage, which would be demolished. The new buildings would reach a maximum height of 40 feet in a 40‑X height/bulk district. Lots 68 and 70 are located in a RH‑2 (Residential House, Two‑Family) zoning district. Lot 18 is located in a RH‑3 (Residential House, Three‑Family) Zoning District.

Preliminary Recommendation: Uphold Preliminary Negative Declaration

(Continued from Regular Meeting of January 11, 2001)

(Proposed for continuance to March 22, 2001)

 

SPEAKER(S): None

ACTION: Continued to March 22, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

6. 2000.1092C (MEHRA: 558-6257)

3632-38 SACRAMENTO STREET - north side between Spruce and Locust Streets; Lot 9 in Assessor's Block 1011. Request for Conditional-Use Authorization pursuant to Planning Code Section 724.53, to allow Business or Professional Service on the first floor of the subject property. The legal use of the building includes a restaurant (Tuba Garden, which is now vacant) on the first floor and a dwelling unit on the second floor. The second floor dwelling unit was converted to office use and is currently occupied by a property management firm. The proposal is to convert the restaurant space to a business or professional service on the first floor and restore one parking space in the basement. Since the Planning Code does not permit business or professional service use above the first floor, the project is required to restore the dwelling unit at the second floor level. The subject property is located in the Sacramento Street NCD (Neighborhood Commercial District) with a 40-X Height and Bulk District.

Preliminary Recommendation: Disapproval

(Continued from Regular Meeting of January 11, 2001)

(Proposed for continuance to March 22, 2001)

 

SPEAKER(S): None

ACTION: Continued to March 22, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

7. 2000.585E (JAROSLAWSKY: 558-5970)

428 8th Street - Appeal of a Preliminary Negative Declaration. The property is on Lot 002 of Assessor's Block 3757. The proposal includes the demolition of five existing structures on the project site and the construction of a three-story, 105,500 square-foot structure. The project site is on 8th Street with frontage on both 8th and Converse Streets. The subject site is within an SLI (Service Light Industrial) District and a 40-X Height and Bulk District within the South of Market District of the City of San Francisco. Two of the existing structures on the site are utilized as storage sheds and the remaining three structures are vacant. The proposed new structure would entirely encompass the subject site, be a maximum of 40 feet in height and contain three stories. The project would include an open courtyard and 100 below-ground parking spaces.

Preliminary Recommendation: Uphold Preliminary Negative Declaration

(Proposed for continuance to March 22, 2001)

 

SPEAKER(S): None

ACTION: Continued to March 22, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

8. 2000.1165B (BRESSANUTTI: 558-6892)

2 HENRY ADAMS STREET - west side, between Division Street and Alameda Street; Lot 1 in Assessor’s Block 3910. Request under Planning Code Sections 320-322 for project authorization of an office development consisting of the conversion of up to 49,900 square feet in an existing building (San Francisco Design Center) from wholesale design showroom space to office space. This notice shall also set forth an initial determination of the net addition of gross square feet of office space, pursuant to Planning Code Section 313.4. The subject property is located in an M-2 (Heavy Industrial) District and the Industrial Protection Zone, and a 40-X Height and Bulk District.

Preliminary Recommendation: Pending

(Proposed for continuance to March 22, 2001)

 

SPEAKER(S): None

ACTION: Continued to March 22, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

9. 2001.006DD (DiBARTOLO: 558-6291)

835 LOMBARD STREET - between Taylor and Jones Streets, Lot 020 in Assessor’s Block 0073. The proposal is to construct a new 425 square-foot rear addition on the fourth floor and to remove the gable roof to create a flat roof and deck atop the noncomplying structure at the rear of the subject property. The height of the roof will be reduced from 20’-4" to 18’ in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the building permit application with modifications

(Proposed for continuance to April 5, 2001)

 

SPEAKER(S): None

ACTION: Continued to April 5, 2001

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

B. COMMISSIONERS' QUESTIONS AND MATTERS

 

10. Consideration of Adoption - draft minutes of February 1, 2001

 

SPEAKER(S): None

ACTION: Approved as corrected

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

11. Commission Matters

 

Commissioner Theoharis:

- She would like to cancel the hearing date of January 3, 2002, since people are still on holiday vacations.

- The Neighborhoods 2002 program has been continued to March 8, 2001.

- She received a letter from the Ocean Avenue Renaissance Committee. The letter is asking for two things: 1) conditional use permit for the Sunset Garage at 1298 Ocean Avenue; and 2) design guidelines for Ocean Avenue.

- She would like to have the first item placed under Director's Report when the Neighborhoods 2002 program is presented. The other item she would like staff to calendar when they are ready.

 

C. DIRECTOR'S REPORT

 

12. Director's Announcements

None

 

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

BOA: There were five items, which are of interest to the Commission:

1) 993 Tennessee Street: The Commission considered this item on March 2, 2000. The Board overturned the Commission's decision.

2) 39 Ellert Street (Discretionary Review). The Board upheld the Commission's decision.

3) 175 Russ Street. The Commission considered this item on December 14, 2000. The Board upheld the Commission's decision by a vote of +4-1.

4) 2051 Harrison (aka Bode Gravel site). The Commission also heard this item on December 14, 2000. The Board upheld the Commission's decision by a vote of
+3-1.

5) 250 Sea Cliff Avenue (Discretionary Review). This item was considered by the Commission in February. The Board upheld the Commission's decision by a vote of
+5-0.

 

14. (BADINER: 558-6350)

240 –16th Street – Status Report

(Continued from Regular Meeting of February 15, 2001)

 

SPEAKER(S): None

ACTION: Continued to a future date. The item will be placed on the Commissioner's Action List.

 

15. (BADINER: 558-6350)

Discussion of Planning Code Requirements for Bay Windows

(Continued from Regular Meeting of February 15, 2001)

 

- Jonathan Pearlman, Architect, raised this item during a public comment portion of the calendar at a previous hearing. His question was how the Planning Department was implementing the bay window provisions to the Planning Code, which have been in place for a number of years but it hasn't been formally modified.

- What it states is that when a bay window is determined, what is measured is the amount of glass. Earlier bay windows did not have glass on the sides.

- The requirement was that 50% of the areas of the vertical surfaces be of glass and that at least 1/3 of that glass be on the face of the building, parallel to the street and 1/3 of glass be on the side pieces of the window, perpendicular to the street.

- He (ZA) hasn't heard that this is a big issue; he has spoken to various architects that have not expressed concerns.

- He will continue to look further into this and will report more information if either
Mr. Pearlman or the Commissioners have more questions.

16. (ALUMBAUGH: 558-6601)

BETTER NEIGHBORHOODS 2002 – Informational Presentation regarding Balboa Park Station Area Plan.

 

SPEAKER(S): None

ACTION: Without hearing, continued to March 8, 2001

AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas

ABSENT: Fay

 

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

 

17. 1999.770DDDDD (WILSON: 558‑6602)

567 ‑ 569 SANCHEZ STREET - east side between 19th and Hancock Streets; Lot 032 in Assessor's Block 3585. The proposal is to demolish an existing single‑family dwelling with a detached garage and construct a new three-story plus attic-over-garage, two‑family dwelling, in an RH‑3 (Residential, House, Three‑Family) District and a 40‑X Height and Bulk District.

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

(Continued from Regular Meeting of February 1, 2001)

Note: On February 1, 2001, after public testimony, the Commission closed the public hearing. A motion of intent to take Discretionary Review and approve the staff recommendations and reduce the height of the project, passed by a vote
+5 –1, Commissioner Joe voted No. Project will be brought back to the Commission on February 22, 2001. Public comment will only be allowed on accuracy of plans.

 

SPEAKER(S):

(+) Alice Barkley

- She faxed a letter requesting for the project be continued but she wanted to publicly state the reason for the continuance.

- At around 10:00 p.m. last night, during the Board of Appeals hearing, Ms. Hestor handed her a stack of papers, which included a request for continuance as well as a brief submitted by Mr. Butler. She (Ms. Barkley) obviously did not have time to review the material since she didn't get out of the Board of Appeals hearing until 11:30 p.m.

- When she returned to her office she discovered that there was a fax from Ms. Hestor, which arrived after the Board of Appeals hearing had started. At that time, she was already at the Board of Appeals hearing.

(-) Joseph Butler

- Part of the problem Ms. Barkley has had is that he finished his brief and distributed it to the Commissioners on Tuesday night. The copy to staff and Ms. Barkley was delivered on Wednesday. He also delivered a copy to Ms. Barkley during the Board of Appeals hearing via Ms. Hestor. He realizes that things should have been done in a more timely matter yet he received information needed for the brief late.

 

ACTION: Continued to March 1, 2001

AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas

ABSENT: Fay

 

E. REGULAR CALENDAR

 

18. (HOGAN: 558-6610)

PLANNING DEPARTMENT'S PROPOSED WORK PROGRAM AND BUDGET FOR
FY 2001-2002
– Consideration of approval of a draft resolution adopting the Planning Department's proposed work program and budget for fiscal year 2001-2002. Note: The public hearing for this item was held on February 15, 2001. Following public testimony, the Commission continued the matter to February 22, 2001, for action.

Preliminary Recommendation: Approval

(Continued from Regular Meeting of February 15, 2001)

 

SPEAKER(S): None

ACTION: Approved

AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas

ABSENT: Fay

RESOLUTION: 16097

 

19. (ALUMBAUGH: 558-6601)

BETTER NEIGHBORHOODS 2002 EIR CONSULTANT CONTRACT Consideration of a proposal to approve a resolution authorizing the Director of Planning to enter into contract with an environmental planning firm for funded work associated with the Market and Octavia Neighborhood Planning project of the Better Neighborhoods 2002 program.

Preliminary Recommendation: Approval

 

SPEAKER(S): None

ACTION: Approved

AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas

ABSENT: Fay

MOTION: 16098

 

20. 2000.407Z (LORD: 558-6311)

INNER SUNSET NEIGHBORHOOD COMMERCIAL DISTRICT MAP AMENDMENT

Consideration of whether to initiate an ordinance amending Zoning Maps to reclassify thirty-five commercial parcels in the vicinity of Irving Street between 5th Avenue and 19th Avenue from current Small-Scale Neighborhood Commercial District (NC-2) Zoning to Inner Sunset Neighborhood Commercial District (NCD), and to reclassify one commercial parcel from current Inner Sunset NCD Zoning to NC-2.

Parcels reclassified from NC-2 to NCD:

Street Address (Assessor’s Block/Lot) - 1644-1652 Irving Street (1733/022), 1634-1642 Irving Street (1733/022A), 1600-161 Irving Street (1733/019), 1550 Irving Street (1734/021), 1500-1512 Irving Street (1734/016B), 1100 Irving Street (1738/020), 1116-1120 Irving Street (1738/020A), 944-946 Irving Street (1740/025), 1200 9th Avenue (1742/051-052), 1297 6th Avenue (1755/010), 1345 5th Avenue (1760/001), 447 Irving Street (1760/050), 425-427 Irving Street (1760/051), 421-423 Irving Street (1760/052), 501-519 Irving Street (1761/001), 1318-1322 7th Avenue (1761/033), 555 Irving Street (1761/035), 531-533 Irving Street (1761/038), 525-529 Irving Street (1761/039), 601-621 Irving Street (1762/001), 1310-1314 8th Avenue (1762/043), 647 Irving Street (1762/044), 635-641 Irving Street (1762/045), 627-633 Irving Street (1762/047), 701 Irving Street (1763/001), 737-741 Irving Street (1763`/039B), 731-733 Irving Street (1763/040), 715-721 Irving Street (1763/042A), 723-725 Irving Street (1763/043), 1135 Irving Street (1767/042A), 1501-1505 Irving Street (1771/001), 1619 Irving Street (1772/016 - 018).

Parcels reclassified from NCD to NC-2:

Street Address (Assessor’s Block/Lot) - 1301 19th Avenue (1774/001).

Preliminary Recommendation: Adopt Draft Resolution to initiate and schedule a Public Hearing for April 5, 2001

 

SPEAKER(S): None

ACTION: Initiation Approved. Schedule a public hearing for April 5, 2001.

AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas

ABSENT: Fay

MOTION: 16099

 

21. (HELMUTH, 558‑5971)

REQUEST FOR AUTHORIZATION TO ISSUE A REQUEST FOR QUALIFICATIONS (RFQ) FOR ENVIRONMENTAL REVIEW CONSULTATION SERVICES ‑ staff requests that the Commission authorize the Director to issue a Request for Qualifications to create a pool of qualified consultants and to use an abbreviated Request for Proposals (RFP) process to select individual consultants from the pool. Retention of consultants will assist Department staffing analyzing potential environmental effects of future land use planning projects during Fiscal Year 2001‑2002 and Fiscal Year 2002‑2003.

Preliminary Recommendation: Approval

 

SPEAKER(S): None

ACTION: Approved

AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas

ABSENT: Fay

MOTION: 16100

 

Note: Item 22 was taken out of order and followed item 23.

 

22. 2001.0152R (MALTZER: 558-6391)

Transbay Redevelopment Project Area Preliminary Plan Formulation of Preliminary Plan and Finding of General Consistency with the General Plan. All, or portions of Assessor's Blocks 3718, 3719, 3720, 3721, 3736, 3737, 3738, 3739, 3740, and 3749; being generally the area bounded by Mission, Main, Folsom and Second Streets, together with a portion of the Block bounded by Howard, Spear, Folsom and Main Streets, and a portion of the Block bounded by Folsom, First, Harrison and Second Streets. Formulation of a Preliminary Plan for the Transbay Redevelopment Project Area, as revised from a previous Preliminary Plan, and finding said revised Preliminary Plan to be generally consistent with the San Francisco General Plan

Preliminary Recommendation: Adopt Resolution formulating Preliminary Plan and finding said plan generally consistent with General Plan

 

SPEAKER (S):

(+) Maria Ayerdi – Mayor's Office of Economic Development and Mayor's Transbay Terminal/Caltrain Project Director.

- The reason why this project is of such vast importance is because it addresses two major issues of San Francisco--traffic congestion and lack of housing.

- The site would be our own Grand Central Station at the current Transbay Terminal.

- The facility would be a 5-level intermodal bus and rail transit station, which would be a model for integrating regional, state and nation-wide public transportation.

- The new facility will be an exceptional, environmentally sustainable station that will provide service to AC Transit, Samtrans and Golden Gate Transit.

- The new facility will also provide expanded service to MUNI and Caltrain Station service.

- The parcel surrounding the terminal will provide at least 3,000 housing units.

- Groundbreaking is expected by 2003.

(+) Karen Oshburn – SMWM Architects – Professional Consultant Team

- Showed a Powerpoint presentation of the design of the new Transbay Terminal.

- There have been various plans that have come forth regarding the design of the terminal but none has had as much support from the various agencies.

- The current design will allow excellent connection to the various transit services of other cities.

- Using public transportation is part of everyday life.

- All the services will come into the terminal; that way people can access all these services conveniently.

- Below grade will have six tracks for Caltrain and high speed rail; the next level up (ground surface) will access MUNI; the concourse level will contain retail, the next level up will service AC Transit; the next level which is a half level up will service Greyhound.

(+) Jim Haas – Member of the Transbay Citizen's Advisory Committee for the Survey Area

- Everyone who has been involved in this project has done a tremendous job and has been working very hard to make this project happen.

- This project will not receive Federal or State funds. The only way this will happen will be to use public properties as well as tax increments.

- The CAC has not taken a position on the detail plans. He feels confident that they will endorse this project.

- There is a consensus, at least among the CAC, that in the Rincon Hill area there are opportunities for increased heights, for housing, incentives for adding affordable housing along Folsom Street, etc. So he hopes that the Commission and staff will again start working on the Rincon Hill Rezoning.

(-) Lloyd Schlagle

- This is a very busy and successful transit area.

- The proposal is very disruptive. Also, the voters had voted this proposal down before, meaning that this proposal is not supported.

- When completed, this area would be just too busy.

- The City can save itself building this proposal since there is a transit facility already.

- A moratorium should be established on large office buildings since there are many already. These types of constructions should be put on hold until the next generation of builders.

- Presently there are signs of being overbuilt.

(+) Clark Manus

- He would encourage the Commission to approve this project.

- It's the kind of project that this City needs.

ACTION: Approved

AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas

ABSENT: Fay

MOTION: 16102

 

Note: Item 23 was taken out of order and followed item 21.

 

23. 2000.077G (KOMETANI: 558-6478)

678 MISSION STREET ‑ north side between New Montgomery and Third Streets; Lot 21 in Assessor's Block 3707. Request for approval of a proposal to upgrade the existing building's architectural rating, under Article 11 of the Planning Code, from "Category V, Unrated" to "Category III, Contributory." The subject property is zoned C‑3‑O (Downtown Office) District and is in a 300‑S Height and Bulk District.

Preliminary Recommendation: Approval

 

SPEAKER (S):

(+) Stephen Becker – Executive Director of the San Francisco Historical Society

- The society is the official state historical society of the State of California. The society is a private and non-profit organization.

- The society moved to Mission Street in 1991 and is very proud to be part of the Yerba Buena neighborhood.

- There are many museums in the area now and many more that will be opening.

- The society is very proud of the building they currently occupy because of its historic beauty.

 

ACTION: Approved

AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas

ABSENT: Fay

MOTION: 16101

 

Note: Item 24 was taken out of order and followed item 22.

 

24a. 2000.552XBCV (LIGHT: 558:6254)

199 NEW MONTGOMERY STREET - east side between, and with secondary frontages on, Natoma and Howard Streets, Lot 21, in Assessor’s Block 3722. Request under Planning Code Section 309 (Downtown Code) for Determinations of Compliance and Exceptions, including an exception to the rear yard requirements (Section 134(d)), an exception to the Separation of Towers requirement (Section 132.1(c)) and an exception to the Reduction of Ground Level Wind Current requirement (Section 148 (a)). The proposal is for the construction of a 15-story, 150-foot tall building that would contain approximately 48,520 gross square feet of office use, 100 dwelling units, 4,800 square feet of retail use, and 70 underground parking spaces to be located on the site of an existing commercial surface parking lot. The proposed project lies within a C-3-O (SD) (Downtown, Office) District and within a 150-S Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of February 8, 2001)

 

SPEAKER(S):

(+) Tom Monahan – Monahan Pacific – Project Sponsor

- He is excited about bringing this project before the Commission. He believes that this is an excellent design.

- They were able to raise the residential component of this project therefore bringing in office space. Residential units will begin on the 5th floor.

- There has been very positive feedback for this project.

(+) Clark Manus – Heller Manus Architects - Project Architect

- Showed diagrams and went over the design of the project.

- Currently there is a parking lot on the site.

- This is a conservation district, which will be reflected in the design of the building.

- The building will have ground floor retail, three levels of office, and the remainder of the floors will contain residential.

- The open space of this project will be at the top.

- One of the amenities will have an indoor park.

- The units on the residential floors will be facing the street.

- There will also be parking below grade.

- The art portion will have art from Albert Pelley, world-renowned metal work artist.

(-) Lloyd Schlagle

- In the past four years the City has approved plans to build on 10 ground-parking areas. This is not an improvement to the City.

- All of the buildings in this area are commercial office buildings.

- This is not a residential area.

- This project is not necessary and we should preserve the downtown parking lot that exists here.

 

ACTION: Approved

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

MOTION: 16103

 

24b. 2000.552XBCV (LIGHT: 558:6254)

199 NEW MONTGOMERY STREET - east side between, and with secondary frontages on, Natoma and Howard Streets, Lot 21, in Assessor’s Block 3722. Request under Planning Code Sections 320-325 (Office Development Limitation Program) for a 15-story, 150-foot tall building with up to 48,520 gross square feet of office space, approximately 100 dwelling units, 4,800 square feet of retail space, and 70 parking spaces, to be located on the site of an existing commercial surface parking lot. Pursuant to Planning Code Section 313, the Department has determined that the project would result in the net addition of approximately 48,520 square feet of gross floor area office use, requiring compliance with the Office of Affordable Housing Production Program. The proposed project lies within a C-3-O (SD) (Downtown, Office) District and within a 150-S Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of February 8, 2001)

 

SPEAKER(S): Same as those listed in Item 24a.

ACTION: Approved

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

MOTION: 16104

 

24c. 2000.552XBCV (LIGHT: 558:6254)

199 NEW MONTGOMERY STREET - east side between, and with secondary frontages on, Natoma and Howard Streets, Lot 21, in Assessor’s Block 3722. Request for a Conditional-Use Authorization to allow non-accessory parking. The proposal is for the construction of a 15-story, 150-foot-tall building that would contain approximately 48,520 gross square feet of office use, 100 dwelling units, 4,800 square feet of retail use, and 70 underground parking spaces, to be located on the site of an existing commercial surface parking lot. The proposed project lies within a C-3-O (SD) (Downtown, Office) District and within a 150-S Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of February 8, 2001)

 

SPEAKER(S): Same as those listed in Item 24a.

ACTION: Approved

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

MOTION: 16105

 

24d. 2000.552XBCV (LIGHT: 558:6254)

199 NEW MONTGOMERY STREET - east side between, and with secondary frontages on, Natoma and Howard Streets, Lot 21, in Assessor’s Block 3722. Request under Planning Code Section 140 for a variance for dwelling unit exposure. The proposal is for the construction of a 15-story, 150-foot-tall building that would contain approximately 48,520 gross square feet of office use, 100 dwelling units, 4,800 square feet of retail use, and 70 underground parking spaces, to be located on the site of an existing commercial surface parking lot. The proposed project lies within a C-3-O (SD) (Downtown, Office) District and within a 150-S Height and Bulk District.

(Continued from Regular Meeting of February 8, 2001)

 

SPEAKER(S): Same as those listed in item 24a.

ACTION: Zoning Administrator closed public hearing and granted the variance

 

25. 2000.134X (LeBLANC: 558-6351)

115 STEUART STREET a.k.a. 110-116 THE EMBARCADERO - a through lot from Steuart Street to The Embarcadero between Mission and Howard Streets, Lot 002 in Assessor’s Block 3715. Request under Planning Code Section 309(g) for City Planning Commission Review related to Compliance with Section 138 for the Project proposed in Building Permit Application No. 2000/12/11/7669S/R1, which consists of the renovation of an existing two-story-over-basement building at 115 Steuart Street, and the addition of three new floors. The modified building would contain up to 23,500 square feet of net new office space and a 720 square-foot rooftop open space. The project lies within a C-3-O Zoning District and an 84-X Height and Bulk District.

Preliminary Recommendation: Staff recommends that the Commission determine not to conduct a hearing (pursuant to Section 309(g)).

 

SPEAKER(S):

(+) Andrew Junius – Reuben and Alter – Representative of Project Sponsor

- He's not going to speak much especially since Ms. Hestor is not present.

- He agrees with everything that the planner has said.

- The only reason they are here today is because of a letter that Ms. Hestor sent to the Department, which was dated January 16, 2001. This letter doesn't even meet the minimum threshold of asking for a hearing under Section 309(g). Under this section, a person is supposed to identify modifications that one wants, state why the modifications are necessary and what policies they might support and state why there is something wrong with the project's open space and why it doesn't comply with the code. Ms. Hestor's letter doesn't state any of this.

ACTION: Determined not to conduct a hearing.

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

F. SPECIAL DISCRETIONARY REVIEW HEARING

 

At Approximately 4:40 p.m. the Planning Commission convened into a Special Discretionary Review (DR) Hearing.

 

26. 2000.097DD (BORDEN: 558-6321)

2210 43rd Avenue - east side, between Rivera and Santiago Streets, Lot 041 in Assessor’s Block 2307. Request for Discretionary Review to add a third story to the existing two-story single-family home. The front wall of the addition would be set back 3 feet from the existing front building wall and will have a balcony at the roof of the second story. The plans have been revised to make the rear wall of the new story even with the existing rear building wall, in the RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District. Preliminary Recommendation: Take Discretionary Review and approve the Building Permit Application with modifications.

 

SPEAKER(S):

(-) Carol Ann Sanders – DR Requestor

- She is concerned about her view and the neighborhood.

- There aren't any houses in the neighborhood this tall.

- She is concerned about the impact there will be on parking.

- The proposed construction will have eight rooms, which is just too much.

- She submitted a letter from a neighbor who has her same concerns.

(-) Antoinette Bolonokoft – 2nd DR Requestor

- She lives across the street from the proposed project.

- Her concern in the impact the project will have on the neighborhood since this building is just too large for the area.

- She doesn't have any problems with the addition but she is not in agreement with the design.

- This project will not fit in, even with the three-foot setback.

- She agrees with the planner on many things but other items are just not right.

(-) Ray O'Leary

- He lives across the street from the proposed project.

- He has been a resident of this block for 46 years.

- He just surveyed 300 houses and there are no vertical additions. There have been horizontal ones but not vertical.

- The neighborhood is so uniform that this structure will change the image. A box-like structure just does not fit into the neighborhood.

- If it could be modified, he would go along with it.

(-) Raul Artiga

- He agrees with the comments the previous neighbors have stated.

- He would also like to have the 3rd floor addition removed.

- The addition can be done horizontal with no problem.

- He provided some plans for the Commissioners with the design he recommends.

(+) Annie Chong – Project Sponsor

- She and her sister are proposing this project.

- The proposed project will be a single-family home.

- They will be removing one of the bedrooms on the second floor to make a bigger living room.

- It is her culture to have all her family together. Right now there are seven family members living there. They don't have any intention to have more people living there.

- There are various two and three-story buildings in the neighborhood.

- They have spoken to a lot of people, which are in support of the project. Many people are working so she didn't feel comfortable enough to ask them to come to the hearing.

- There are not going to be additional people living there so there will not be additional parking problems.

(+) Ann Berry – Neighbor

- She loves all her neighbors. She is very honored to have the project sponsor's family as neighbors for 10 years. They always keep the home clean. Their family is large but they are very united.

- She doesn't mind the construction to be vertical.

- Families are very important.

(+) Ana Chong – Co-Sponsor

- She is married and has a son. Since he was born, the three of them were sharing a room.

- She would like to have more room so that their son can have his own room.

- She would like the Commission to approve the project.

ACTION: Take DR and approve project with modifications.

AYES: Baltimore, Chinchilla, Joe, Salinas, Theoharis

ABSENT: Fay

 

27. 2000.1009D (BORDEN: 558-6321)

2634 25th Avenue - east side between Vicente and Wawona Streets, Lot 044 in Assessor’s Block 2472. Request for Discretionary Review to construct a one-story vertical addition to the existing two-story, single-family home. This addition will be set back 5’-8" from the existing front building wall, and will stop 3’-6" short of the existing rear building wall. A portion of the roof deck proposed to the rear of the addition, which houses a fire escape, would overhang the rear yard by 4’-10" in the RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the Building Permit Application as submitted.

 

SPEAKER (S):

(-) Roger Wong – DR Requestor

- As soon as he became aware of the project, he was concerned that the proposed project would block his sunlight.

- He contacted the project sponsor in order to reach a compromise so that at least his light well would not be blocked.

- He wasn't able to contact the project sponsor so he contacted a neighborhood association. When a meeting was scheduled, the project sponsor did not show up.

- So he figured that applying for a Discretionary Review would be the way to go about it.

- He bought his house because it has a lot of light and air. Neighbors should respect other neighbors.

- There is also a potential problem of leakage between the buildings. This concern was brought to the architect but the architect did not respond.

- A side setback would eliminate many problems.

- He has no objection to development but it should not be done at his expense.

- He passed to the Commissioners a petition signed by various neighbors who are in support of the project and agree to the good-neighbor modifications to the design.

(-) did not state name

- She lives near the proposed project.

- She is concerned about having a third story built in her neighborhood.

- There is one house that has a third story and it is an ugly thing.

- There is a lot of fog in the area and creating a third story would block sunlight to the Wong's home, which will cause mold and mildew in their home.

- A little consideration has to be given.

(+) Robert Mins – Project Architect

- Susan Chong and he are pleased to be working on a design for an addition that is respecting the neighborhood pattern as well as being integrated with the neighborhood pattern as well.

- Some of the neighbors are concerned that there is a boxed structure across the street and the neighbors feel that the design he is proposing will be similar.

- He displayed pictures of the proposed construction.

- This proposal is very close to the planning design guidelines.

- They have added many architectural elements that respect the neighborhood pattern.

- The addition follows the existing block face and rhythm of the street.

- After meeting with the DR requestor and reviewing some of the concerns of the neighbors, they have made revisions for both the neighborhood and DR requestor.

- The DR requestor is concerned that people hanging out from the fire escape balcony of the proposed construction, could easily travel onto his roof. The architect has made various changes in order to solve this problem.

- The DR requestor disapproves of Spanish-type tiles. But the predominant look of the other homes is Spanish.

- He performed a shadow study and he discovered that there would be no change in sunlight after the construction compared to the current home design.

- The DR requestor claimed that due to wind-blown rain, the DR requestor's drainage system would be overloaded. He conducted a calculation and taking into consideration the vertical wall, his downspout can handle 2.5 times the amount of water from a severe storm.

ACTION: Take DR and approve project as mended but removing the third floor rear screens.

AYES: Baltimore, Chinchilla, Salinas, Theoharis

NAYES: Joe

ABSENT: Fay

 

28. 1999.811D (PUTRA: 558-6233)

1660 MISSION STREET - west side between South Van Ness Avenue and Thirteenth Street, Lots 5 and 6 in Assessor’s Block 3512. Request for Discretionary Review of Building Permit Application No. 2000 0515 0033, to construct a six-story above grade level, approximately 76-feet-tall addition with 25,365 gross square feet of office and 5,073 square feet of parking at grade level. This is an addition to the existing 92,000-gross square-foot city office building, of which 22,610 square feet are in an underground garage, in a C-M (Heavy Commercial) District; and a 105-J Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the Building Permit Application as revised.

 

SPEAKER(S): None

ACTION: Without hearing, continued to March 1, 2001

AYES: Baltimore, Chinchilla, Joe, Theoharis, Salinas

ABSENT: Fay

 

G. PUBLIC COMMENT

 

At this time, members of the public may address the Commission on items of interest to the public that are within the subject matter jurisdiction of the Commission except agenda items. With respect to agenda items, your opportunity to address the Commission will be afforded when the item is reached in the meeting with one exception. When the agenda item has already been reviewed in a public hearing at which members of the public were allowed to testify and the Commission has closed the public hearing, your opportunity to address the Commission must be exercised during the Public Comment portion of the Calendar. Each member of the public may address the Commission for up to three minutes.

 

The Brown Act forbids a commission from taking action or discussing any item not appearing on the posted agenda, including those items raised at public comment. In response to public comment, the commission is limited to:

 

(1) responding to statements made or questions posed by members of the public; or

(2) requesting staff to report back on a matter at a subsequent meeting; or

(3) directing staff to place the item on a future agenda. (Government Code Section 54954.2(a))

 

SPEAKER(s): None


 

Adjournment: 6:00 p.m.

 

THE DRAFT MINUTES ARE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, MARCH 15, 2001.

 

Last updated: 11/17/2009 10:00:10 PM