SAN FRANCISCO PLANNING DEPARTMENT
ENVIRONMENTAL REVIEW NOTICE
Notice is hereby given to the general public of the following actions under the Environmental Review Process. Review of the documents concerning these projects can be arranged by calling (415) 575-9025.
PRELIMINARY MITIGATED NEGATIVE DECLARATION
The initial evaluation conducted by the Planning Department determined that the following projects could not have a significant effect on the environment, and that no environmental impact report is required. Accordingly, a Preliminary Mitigated Negative Declaration has been prepared.
Public recommendations for amendment of the text of the finding, or any appeal of this determination to the Planning Commission (with $562 filing fee) must be filed with the Department within 20 days following the date of this notice. In the absence of an appeal, the Negative Declaration shall be made final, subject to any necessary modifications, 20 days from the date of this notice.
File No. 2014.0800E: Mid-Market Arts and Arts Education Special Use and Special Height Districts and File No. 2013.1049E: 950–974 Market Street Project
The proposed legislation would (1) amend the San Francisco Planning Code (Planning Code) to add Section 249.63 to create the Mid-Market Arts and Arts Education Special Use District (SUD), which would generally encompass parcels fronting Market Street on both sides of the street, from 5th Street to 8th Street (with the exception of the parcels affiliated with the Trinity Plaza development project [Block 3702, Lots 308 and 390] and those that comprise Hallidie Plaza and the United Nations Plaza), to permit projects that provide space for arts and arts education uses to exempt from the calculation of gross floor area ratio (FAR) 2 square feet (sf) of floor area for every 1 sf of arts and arts education uses provided; (2) add Planning Code Section 263.30 to create the new Mid-Market Arts and Arts Education Special Height and Bulk District (Special Height and Bulk District) within the SUD to permit height exceptions of up to a maximum building height of 200 feet on Block 0342, Lots 001, 002, 004, and 014 (950–974 Market Street) and 120 feet on Block 3703, Lot 060 (1089 Market Street) and Block 3703, Lot 066 (1053–1055 Market Street) for projects that obtain an FAR exemption pursuant to the SUD; (3) amend Planning Code Sectional Maps SU-01, SU-02, and HT-01 to map the SUD and Special Height and Bulk District; and (4) amend Planning Code Section 429.5 to require that the public art fee collected within the SUD be spent within the boundaries of or within 0.5 mile of the SUD.
950-974 Market Street Project. The 34,262-sf project site at 950–974 Market Street (0342/001, 002, 004, 014), is located on the northwest corner of Market and Turk Streets, in the C-3-G Downtown Commercial Use District and a 120-X Height and Bulk District. The project would involve the demolition of the existing buildings and parking structure on the site, and construction of an approximately 501,000-gross-square-foot (gsf) building containing approximately 65,000 gsf of arts and arts education uses, 312 dwelling units, a 292-room hotel, and 19,000 gsf of retail uses. The proposed building would consist of two towers—17 and 19 stories tall (approximately 176 and 200 feet in height, respectively)—connected by a mid-block five-story Arts Center (approximately 82 feet in height). The proposed project would include a one-level below-grade garage containing approximately 104 parking spaces, including two car-share spaces. The proposed project would require an FAR exemption, as provided by the SUD, and a height and bulk exemption, as provided by the Special Height and Bulk District.
An Office Variant to the proposed project would maintain the same building design, massing, and site plan as the proposed project. The overall square footage would be slightly reduced to 484,535 gsf compared to the proposed project. The Office Variant would include 112,400 gsf of office uses in place of the hotel uses, and a reduction of retail uses to 15,000 gsf.
A 120-Foot Variant to the proposed project would involve a 12-story building that is 120 feet in height, which is smaller in size compared to the proposed project and Office Variant. The 120-Foot Variant would be an approximately 396,000-gsf building containing 262 dwelling units, a 235-room hotel, and 18,500 gsf of retail uses. The 120-Foot Variant would not include dedicated arts space. The 120-Foot Variant would include a one-level below-grade garage containing approximately 104 parking spaces, including two car-share spaces. The 120-Foot Variant would not require an FAR exemption or a height and bulk exemption. The 120-Foot Variant would comply with the maximum floor area and building heights of the existing Planning Code use district and height and bulk district applicable to the site—the C-3-G Use District and 120-X Height and Bulk District. [HUE]
SAN FRANCISCO PLANNING COMMISSION
NOTICE OF HEARINGS
Notice is hereby given to the general public that applications involving the properties/and or issues described below have been filed with the Planning Department for review as set forth in the City Planning Code. The Planning Commission will hold a PUBLIC HEARING on these items and on other matters on Thursday, February 11, 2016 beginning at 12:00 p.m. (noon) or later, in City Hall, 1 Dr. Carlton B. Goodlett Place (formerly Polk Street), Room 400.
2015-004164CUA: 2411-2415 19th Avenue – West side of 19th Avenue, at Taraval Street; Lot 001 in Assessor’s Block 2406 – Request for Conditional Use Authorization pursuant to Planning Code Sections 303 and 741.27 to change hours of operation for the Limited Restaurant d.b.a. Seniore’s Pizza. Proposed hours of operation are 11:00AM to 6:00AM. The project does not propose any storefront changes. The project is located within the Taraval Street Neighborhood Commercial District and a 65-A Height and Bulk District. This action constitutes the Approval Action for the project for purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
For further information, call Veronica Flores at (415) 575-9173, or e-mail at email@example.com and ask about Case No. 2015-004164CUA at 2411-2415 19th Avenue.
2013.1005VAR & 2013.1005X & 2013.1005E: 22 FRANKLIN STREET – along the east side of Franklin street between Oak Street and Page Street, Lots 011, 012 and 031 in Assessor’s Block 0836 – Request for a Downtown Project Authorization, pursuant to Section 309 with exceptions to the requirements for ground level wind currents pursuant to Section 148, and lot coverage pursuant to Section 249.33(b)(5). In addition, the Zoning Administrator will consider a Variance from the Dwelling Unit Exposure requirements pursuant to Planning Code Section 140. The proposed project includes demolition of the existing commercial building on lot 012, and construct an 8-story, 85-foot tall mixed-use building at the site. The proposed new building would include 35 dwelling units and 2,100 gross square feet of retail space along Franklin Street. These items were continued from the regularly scheduled hearing on December 17, 2015. The project site is located within the C-3-G (Downtown Commercial, General) Zoning District and an 85-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
For further information, call Carly Grob at (415) 575-9138 or email at firstname.lastname@example.org and ask about Case Number 2013.1005E,VAR,X.
2015-000473CUA/VAR: 495 CHAPMAN STREET - located on the southeast corner of Chapman and Folsom Streets; Lot 042 in Assessor’s Block 5627 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 121 and 303 for construction of a three story, 1,286 sf single family dwelling on a substandard lot of 1,522 sf and less than 25 ft width at Folsom Street, where a minimum of 1,750 sf and 25 ft are required, respectively. The project will be providing the required rear yard pursuant to Planning Code Section 134 at the front of the property on the corner of Folsom and Chapman, an alternative location to allow for greater visibility rather than at the rear of the lot, and will be subject to a Variance. The subject property is located within the RH-1 (Residential House-One Family), Bernal Heights Special Use District and a 40-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
For further information, please contact Kimberly Durandet at (415) 575-6816 or email at email@example.com, and ask about Case No. 2015-000473CUA/VAR.
2013.1671C: 580 DE HARO STREET – northwest corner of 18th Street and De Haro Street; Lot 003 in Assessor’s Block 4008 - Request for a Conditional Use Authorization, pursuant to Planning Code Section 303 to demolish all existing vacant buildings on a 15,000 sf (100’x150’) lot, including (9) nine dwelling units and a 1,744 sf commercial office building, and to subdivide the lot into (3) three 25’ x 100’ lots and (4) four 25’ x 75’ lots and construct (2) single-family dwellings and (5) two-family dwellings for a total of (12) dwelling units, each up to 40-feet tall. Per Planning Code Section 317, any application for a permit that would result in the loss or Removal of three or more Residential Units shall require a Conditional Use Authorization for the Removal and replacement of the units. The subject property is located within the RH-2 (Residential-House, Two Family) Zoning District and 40-X Height and Bulk District. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
For further information, call Chris Townes at (415) 575-9195, or e-mail at firstname.lastname@example.org and ask about Case Number 2013.1671C.
2015-000491CUA: 4482 MISSION STREET – western side of Mission Street between Santa Rosa and Excelsior Avenues, Lot 008 in Assessor’s Block 6796; Request for Conditional Use Authorization pursuant to Planning Code Sections 303, 303.1, and 703.4 to allow the establishment of a Formula Retail Limited Restaurant use (d.b.a. Quickly), which is already operating in the space. Limited Restaurants are permitted within the Excelsior Outer Mission NCD. This request seeks to abate Planning Enforcement Case No. 2014-000787ENF to legalize the use. Modified signage is proposed that will result in a reduction in signage compared with current site conditions, and no other work is proposed. Interior alterations were completed under Building Permit Application No. 2014.05.28.6926. This action constitutes the Approval Action for the project for purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
For further information, call Andrew Perry at (415) 575-9017 or email at email@example.com and ask about Case Number 2015-000491CUA.
Case No. 2016-000568MAP: Rezoning Noe Valley Town Square [Board File No. 160026]. Ordinance introduced by Supervisor Wiener amending the Planning Code by revising the Zoning Map to rezone Noe Valley Town Square, 3861 – 24th Street, Assessor’s Block No. 6509, Lot No. 040, from its current designation as 24th Street – Noe Valley Neighborhood Commercial District and 40-X to Public (P) and Open Space (OS); affirming the Planning Department’s determination under the California Environmental Quality Act; and making findings including findings of public necessity, convenience and welfare under Planning Code Section 302, and findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1.
For further information, call Kanishka Burns at (415) 575-8732 or email at firstname.lastname@example.org and ask about Case Number 2016-000568MAP.
2014.1510CUA: 2238-2254 MARKET STREET; 2153 -2157 15TH STREET – north side of Market Street and south side of 15th Street between Sanchez and Noe Streets; Lots 005, 006, 007, 008, 025,026 (portion) in Assessor’s Block 3560 – Request Conditional Use Authorization per Section 303 of the Planning Code: 1) to allow development on a lot exceeding 10,000 square feet per Section 733.11; 2) to allow commercial use size in excess of 3,000 square feet per Section 733.21; and 3) to approve a Planned Unit Development per Section 304 for the building fronting Market Street, with specific modifications for rear yard, dwelling unit exposure and bay window separation requirements. The project consists of three components: a) a mixed-use building fronting Market Street with ground floor retail and residential above, ranging from two to five stories (maximum height 55 feet), which will incorporate the existing commercial building; b) a three-story, two-unit townhome building at 2157 15th St; and c) integration of an existing three-unit, two-story residential building at 2153-55 15th St. In total, 45 new dwelling units are proposed. A shared underground 24-car garage will be accessed from a sole entry at the 2157 15th St building. 60 Class 1 and 6 Class 2 bicycle parking spaces are proposed. Six lots are proposed for merger. A portion of the Market Street building will be 55 feet, pursuant to Planning Code Section 263.20. The property is within the Upper Market NCT (Neighborhood Commercial Transit) Zoning District and RH-2 (Residential House, Two-Family) Zoning District, and 40-X and 50-X Height and Bulk Districts. This action constitutes the Approval Action for the project for the purposes of CEQA, pursuant to Section 31.04(h) of the San Francisco Administrative Code.
For further information, call Marcelle Boudreaux at (415) 575-9140, and ask about Case No 2014.1510CUA.
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Persons who are unable to attend the scheduled Planning Commission hearing may submit written comments regarding these cases to the individuals listed for each case above at the Planning Department, 1650 Mission Street, 4th Floor, San Francisco, CA 94103. Comments received by 9:30 a.m. on the day of the hearing will be made a part of the official record and will be brought to the attention of the Planning Commission.
Pursuant to Government Code § 65009, if you challenge, in court, the approval of a conditional use, 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.
1650 Mission Street, 4th Floor
San Francisco, CA 94103
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