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Seal of the City and County of San Francisco
City and County of San Francisco
March 15, 2001

 

SAN FRANCISCO PLANNING COMMISSION


Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, March 15, 2001

1:30 PM

Regular Meeting

President: Anita Theoharis

Vice-President: William W. Fay

Commissioners: Roslyn Baltimore; Hector Chinchilla; Cynthia Joe;

Jim Salinas, Sr.

 

Commission Secretary: Linda D. Avery

 

 


 

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

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, 5th Floor, 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.

 

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 Avery, Commission Secretary, at (415) 558-6407.

 

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 42 Downtown Loop, 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. American sign language interpreters and/or a sound enhancement system will be available upon request by contacting Dorothy Jaymes at (415) 558-6403 at least 72 hours prior to a hearing. 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 Donna Hall, 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 Donna_Hall@ci.sf.ca.us.

 

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.ci.sf.ca.us/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: Anita Theoharis

Commission Vice-President: William W. Fay

Commissioners: Roslyn Baltimore; Hector Chinchilla; Cynthia Joe; Jim Salinas, Sr.

 

A. ITEMS PROPOSED FOR CONTINUANCE

 

1a. 2000.190BX (LeBLANC: 558-6351)

201 SECOND STREET - southeast corner of Second Street and Howard Street, Lot 97 in Assessor’s Block 3736. Request under Planning Code Sections 320-325 for authorization to deduct up to 44,500 square feet of office space from the City’s Office Development Annual Limit. The proposal is for the construction of a 12-story, 160-foot-tall building with a total of approximately 60,000 gross square feet including up to 44,500 square feet of office space and approximately 7,700 square feet of retail and/or restaurant space. The project also includes a minimum of 1,020 square feet of open space. This project lies within a C-3-O(SD) (Downtown Office, Special Development) District and within the 350-S Height and Bulk District.

Preliminary Recommendation: Pending

(Continued from Regular Meetings of February 8, 2001 and March 8, 2001 and Re-noticed for March 15, 2001, because of change in project description- project added 2 stories and 9,500 square feet of office space by request of applicant).

(Proposed for continuance to April 5, 2001)

 

1b. 2000.190BX (LeBLANC: 558-6351)

201 SECOND STREET - southeast corner of Second Street and Howard Street, Lot 97 in Assessor’s Block 3736. Request under Planning Code Section 309 (Downtown Code) for Determinations of Compliance and Exceptions, including an exception to the setback requirements of Section 132.1 of the Code for the construction of a 12-story, 160-foot-tall building with a total of approximately 60,000 gross square feet including up to 44,500 square feet of office space and approximately 7,700 square feet of retail and/or restaurant space. The project also includes a minimum of 1,020 square feet of open space. This project lies within a C-3-O(SD) (Downtown Office, Special Development) District and within the 350-S Height and Bulk District.

Preliminary Recommendation: Pending

(Continued from Regular Meeting of February 8, 2001, and March 8, 2001 and Re-noticed for March 15, 2001, because of change in project description- project added 2 stories and 9,500 square feet of office space by request of applicant)

(Proposed for continuance to April 5, 2001)

 

2a. 2000.863BV (WONG: 558-6381)

2712 MISSION STREET - west side, between 23rd and 24th Streets, Lot 003 in Assessor’s Block 3643. 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 22, 2001)

(Proposed for continuance to April 5, 2001)

 

 

 

2b. 2000.863BV (WONG: 558-6381)

2712 MISSION STREET - west side, between 23rd and 24th Streets, lot 003 in Assessor’s Block 3643. 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 22, 2001)

(Proposed for continuance to April 5, 2001)

 

3. 2000.1033D (SMITH: 558-6322)

4328 20th STREET - Lot 016, in Assessor's Block 2697. Request for Discretionary Review of Building Permit Application No. 2000/08/01/6694 proposing to raise the existing building two feet to construct a new garage and rooms at the basement level and construct a two-story rear addition that projects 13'-6 beyond the existing rear building wall. The proposal also includes constructing two new decks at the rear of the addition, constructing a new dormer on the fourth floor, and infilling the walkway that leads to the service entry on the side of the building in an RH-3 (House, Three-Family) District; and a 40-X Height and Bulk District.

Preliminary Recommendation: Pending

(Continued from Regular Meeting of February 15, 2001)

(Proposed for Continuance to April 19, 2001)

B. COMMISSIONERS' QUESTIONS AND MATTERS

 

4. Consideration of Adoption - draft minutes of February 8 and 22, 2001.

 

5. Commission Matters

 

C. DIRECTOR'S REPORT

 

6. Director's Announcements

 

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

 

D.                  REGULAR CALENDAR

8. 2001.0002 ET (SHOTLAND: 558-6308)

Amend Planning Code, adding Section 604.1, Requiring Information to be included on General Advertising Signs - Consideration of a proposal to amend the San Francisco Planning Code by adding Section 604.1. The amendment would require all general advertising signs to bear the name of the sign company, permit number, and permitted sign dimensions. (Board of Supervisors File No. 002196).

Preliminary Recommendation: Approval

 

9a. 2000.539BCX (LeBLANC: 558-6351)

500 PINE STREET - northwest corner at Kearny Street, Lots 4-9 in Assessor’s Block 258. Request under Planning Code Sections 320-325 for authorization to deduct up to 44,450 square feet of office space from the City’s Office Development Annual Limit. The proposal is for the construction of a five-story, 65-foot tall building with a total of approximately 69,390 gross square feet including up to 44,450 square feet of office space, approximately 5,720 square feet of ground floor retail space and approximately 8,650 square feet of parking (17 independently accessible spaces or 29 operated on a tandem/valet basis), plus approximately 1000 square feet of open space. The site is currently vacant except for two billboards that will be removed. No parking or loading spaces are required. This project lies within a C-3-O (Downtown Office) District and a 300-S Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

 

9b. 2000.539BCX (LeBLANC: 558-6351)

500 PINE STREET - northwest corner at Kearny Street, Lots 4-9 in Assessor’s Block 258. Request under Planning Code Sections 303, 204.5 and 157 for conditional use authorization for off-street parking spaces in excess of the amount allowed as accessory. The proposal is for the construction of a five-story, 65-foot tall building with a total of approximately 69,390 gross square feet including up to 44,450 square feet of office space, approximately 5,720 square feet of ground floor retail space and approximately 8,650 square feet of parking (17 independently accessible spaces or 29 operated on a tandem/valet basis), plus approximately 1000 square feet of open space. The Code allows a maximum of 15 parking spaces as accessory. The site is currently vacant except for two billboards that will be removed. No parking or loading spaces are required. This project lies within a C-3-O (Downtown Office) District and a 300-S Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

 

9c. 2000.539BCX (LeBLANC: 558-6351)

500 PINE STREET - northwest corner at Kearny Street, Lots 4-9 in Assessor’s Block 258. Request under Planning Code Section 309 for determinations of compliance. The proposal is for the construction of a five-story, 65-foot tall building with a total of approximately 69,390 gross square feet including up to 44,450 square feet of office space, approximately 5,720 square feet of ground floor retail space and approximately 8,650 square feet of parking (17 independently accessible spaces or 29 operated on a tandem/valet basis), plus approximately 1000 square feet of open space. The Project does not require any exceptions to Section 309. The site is currently vacant except for two billboards that will be removed. No parking or loading spaces are required. This project lies within a C-3-O (Downtown Office) District and a 300-S Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

 

10. 2000.1108C (TAM: 558-6325)

3995 ALEMANY BOULEVARD - south of Alemany Boulevard, between Worchester Street and St. Charles Avenue, Lots 3 in Assessor’s Block 7126A. Request for Conditional Use Authorization under Planning Code Section 713.21, 713.27, and 121.2 for the proposed establishment of a fitness center (Bally Fitness), approximately 25,792 square feet in size, operating between 5:00 a.m. to 12:00 midnight, in an NC-S (Neighborhood Commercial-Shopping Center) District and 40-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of February 15, 2001)

 

11a. 2000.986XBCH (LIGHT: 558-6254)

150 POWELL STREET - east side at the southeast corner of O’Farrell Street, Lot 22, in Assessor’s Block 327. Request under Planning Code Section 309 (Downtown Code) for

Determination of Compliance and Exceptions, including an exception for the off-street freight loading requirement (Section 132.1(c)), an exception to the sunlight access requirement (Section 146), a height exception in the 80-130-F height and bulk district (Section 263.8), and a bulk exception (Section 272), in a C-3-R (Downtown Retail) zoning district and a 80-130-F height and bulk district. The proposal is to seismically upgrade and expand an existing four-story Category IV building in the Kearny-Market-Mason-Sutter Conservation District. The expansion will include the demolition of three smaller adjacent buildings fronting on O’Farrell Street, a seven-story horizontal addition and a three-story vertical addition, to the existing Category IV building. The expanded building would contain two stories of retail and five stories of office.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of March 1, 2001)

 

11b. 2000.986XBCH (LIGHT: 558-6254)

150 POWELL STREET - east side at the southeast corner of O’Farrell Street, Lot 22, in Assessor’s Block 327 -- Request under Planning Code Sections 320-325 (Office Development Limitation Program) for a 7-story, 122-foot tall building with up to 70,000 gross square feet office space, approximately 40,000 square feet of which would be net new office space, and approximately 41,000 square feet of retail space, in a C-3-R (Downtown Retail) zoning district and a 80-130-F height and bulk district. Pursuant to Planning Code Section 313, the Department has determined that the project would result in the net addition of approximately 40,000 square feet of gross floor area office use, requiring compliance with the Office of Affordable Housing Production Program. The proposal is to seismically upgrade and expand an existing four-story Category IV building in the Kearny-Market-Mason-Sutter Conservation District. The expansion will include the demolition of three smaller adjacent buildings fronting on O’Farrell Street, a seven story horizontal addition and a three-story vertical addition, to the existing Category IV building. The expanded building would contain two stories of retail and five stories of office.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of March 1, 2001)

 

11c. 2000.986XBCH (LIGHT: 558-6254)

150 POWELL STREET - east side at the corner of O’Farrell Street, Lot 22, in Assessor’s Block 327. Request under Planning Code Section 219(c) for a Conditional Use authorization for office uses in a C-3-R zoning district and a 80-130-F height and bulk district. The proposal is to seismically upgrade and expand an existing four-story Category IV building in the Kearny-Market-Mason-Sutter Conservation District. The expansion will include the demolition of three smaller adjacent buildings fronting on O’Farrell Street, a seven-story horizontal addition and a three-story vertical addition, to the existing Category IV building. The building would contain two stories of retail and five stories of office.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of March 1, 2001)

 

11d. 2000.986XBCH (LIGHT: 558-6254)

150 POWELL STREET - east side at the southeast corner of O’Farrell Street, Lot 22, in Assessor’s Block 327. Request under Section 1111.6 for a Permit to Alter for major alterations to a Category IV building in the Kearny-Market-Mason-Sutter Conservation District. The proposal is to seismically upgrade and expand an existing four-story Category IV building in the Kearny-Market-Mason-Sutter Conservation District. The expansion will include the demolition of three smaller adjacent buildings fronting on O’Farrell Street, a seven-story horizontal addition and a three-story vertical addition, to the existing Category IV building. The building would contain two stories of retail and five stories of office.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of March 1, 2001)

 

12a. 2000.1172CV (MILLER: 558-6344)

665 BUSH STREET - south side between Powell Street and Chelsea Place, with additional frontage on Anson Place, Lots 11 and 12 in Assessor's Block 285 ‑‑ Request for authorization of a Conditional Use for modification of an earlier Conditional Use authorization for a hotel (Orchard Hotel) (Motion No. 11619, Case No. 1986.346VC) for Conversion of eight off-street Parking Spaces to storage, also the subject of Variance Application No. 2000.1172CV (for elimination of the eight parking spaces which are Code‑required), within an RC‑4 (Residential‑Commercial Combined, High Density) District and an 80‑130‑F Height and Bulk District.

Preliminary Recommendation: Approval with conditions

 

12b. 2000.1172CV (MILLER: 558-6344)

665 BUSH STREET - south side between Powell Street and Chelsea Place, with additional frontage on Anson Place, Lots 11 and 12 in Assessor's Block 285 ‑‑ within an RC‑4 (Residential‑Commercial Combined, High Density) District and an 80‑130‑F Height and Bulk District. Off-Street Parking Variance Sought: The proposal is to convert eight existing off‑street parking spaces to storage space in conjunction with a 123‑room tourist hotel with up to 1,800 gross square feet of ground‑floor restaurant / bar space (the Orchard Hotel and "V" Restaurant)

13a. 1999.795BCD (WONG: 558-6381)

177 TOWNSEND STREET - south side, being a through lot to King Street, between Second and Third Streets; Lots 004 and 007 in Assessor’s block 3794. Request under Planning Code Section 321 for authorization to construct up to 46,775 gross square feet of office use. This notice serves as public notification of the Planning Department’s initial determination of the net addition of gross square feet of office space, pursuant to Planning Code Section 313.4. The subject property falls within an M-2/MUHZ (Heavy Industrial and Mixed Use Housing Zone) Zoning District and a 105-F Height and Bulk District. The proposal is to demolish two existing one-story warehouse buildings and to construct a new mixed-use building containing 62 dwelling units, approximately 29,275 gross square feet of ground floor retail space, approximately 46,775 gross square feet of office space and approximately 425 parking spaces on a 42,969 square foot site; approximately 211 of those parking spaces are considered required parking. The building would contain a total of approximately 342,449 gross square feet of space, including the residential uses, and would be approximately 105 feet in height. Parking and loading will be accessed from Townsend Street.

Preliminary Recommendation: Approval with conditions

 

13b. 1999.795BCD (WONG: 558-6381)

177 TOWNSEND STREET - south side, being a through lot to King Street, between Second and Third Streets; Lots 004 and 007 in Assessor’s block 3794. Request for Conditional Use Authorization for the creation of 62 dwelling units, under Planning Code Section 215 (a); a bulk exception for that portion of the proposed project that exceeds 80’ in height, under Planning Code Section 271; and for a Planned Unit Development, under Planning Code Section 304, which includes the following two exceptions: (i) the elimination of the required 25% of lot depth rear yard setback for the residential use, under Planning Code Section 134 (a) (1) and (ii) the substitution of two service vehicle spaces for one required off-street freight and loading space.

Preliminary Recommendation: Approval with conditions

 

13c. 1999.795BCD (WONG: 558-6381)

177 TOWNSEND STREET - south side, being a through lot to King Street, between Second and Third Streets; Lots 004 and 007 in Assessor’s block 3794. Staff-initiated Discretionary Review for projects that do not meet the more restrictive provisions of the proposed South End permanent controls. The parking requirement under the M-2 zoning district is 1 parking space per 500 square feet of occupied office space (84 spaces for 42,098 square feet of occupied floor area). The parking requirement under the proposed South End controls would be 1 space per 750 square feet of office space (56 spaces). The project proposes a parking facility of approximately 425 off-street parking spaces, of which 211 spaces are considered required parking. Where a conditional use would be required for parking exceeding accessory amounts under the proposed controls, a Discretionary Review is mandated.

Preliminary Recommendation: Do not take Discretionary Review

 

 

E.                  SPECIAL DISCRETIONARY REVIEW HEARING

 

At Approximately 4:00 PM the Planning Commission will convene into a Special Discretionary Review (DR) Hearing to hear and act on Discretionary Review matters. Procedures governing Special DR Hearings are as follow: DR Requestor(s) are provided with up to five (5) minutes for a presentation and those in support of the DR Requestor(s) are provided with up to three (3) minutes each. The Project Sponsor is then provided with up to five (5) minutes for a presentation and those in support of the project are provided with up to three (3) minutes each. At the conclusion, each side (not each person) is provided with 2 minutes for a rebuttal. Those cases that are scheduled on this calendar prior to 4:00 PM, but have not been called or heard by 4:00 PM, could be continued to a later time or date as determined by the Commission.

 

14. 2000.813D (MILLER: 58‑6344)

800 POWELL STREET (AKA 105 MILES STREET) ‑ east side, north of California Street between Powell and Stockton Streets, Lot 54 in Assessor’s Block 243 ( University Club , aka 800 Powell Street) ‑‑ Request for Discretionary Review of Building Permit Application No. 2000‑06‑21‑3244S proposing to construct a one‑story addition to an existing sports facility in conjunction with the adjacent University Club (800 Powell Street), pursuant to a Conditional Use authorized on August 20, 1998, by Planning Commission Motion No. 14681 (Case No. 1997.358C). The addition would accommodate squash courts, an exercise and fitness center, as well as shower and locker facilities. This property is within an RM‑4 (Mixed Residential, High Density) District, the Nob Hill Special Use District, and a 65‑A Height and Bulk District.

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

(Continued from Regular Meeting of March 1, 2001)

 

15. 2000.1159D (WANG: 558-6335)

67 PRAGUE STREET - southeast side on the north of Brazil Avenue and adjacent to McLaren Park at rear; Lot 017 in Assessor's Block 6025. Request for Discretionary Review of Building Permit Application No. 2000/06/02/1648. The proposal is to construct a two-story rear addition and a partial third floor vertical addition, at the existing one-story over garage, single-family dwelling, 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 the project as revised.

 

F. 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))

 

Adjournment: ____

 

 

Last updated: 11/17/2009 9:59:47 PM