PLANNING DEPARTMENT. Letter of Determination SAN FRANCISCO.

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1 SAN FRANCISCO PLANNING DEPARTMENT Nvember 3,2010 Sarah Serata.5hademaker Prductins, Inc. 90 Winward Way San Rafael, CA Prpert Address: BlckIt: Zning District: Letter f Determinatin 2000 Flsm Street 3571/001 & 002A PDR-1-G 1650 Missin St. Suite 400 San Francisc, CA Receptin: Fax: Planning Infrmatin: Dear Ms. Serata: This letter is in respnse t yur request fr a letter f determinatin regarding the prperty at 2000 Flsm Street. This parcel is lcated within the PDR-1-G Zning District, 58-X Height and Bulk District and the Transit Oriented Retail Use Special Use District. Yur request seeks a determinatin cnfirming that yur business, a prductin cmpany (dba Shademaker Prductins, Inc.), is permitted under the Planing Cde within the subject zning district. In yur letter, yu included flr plans and described the prpsed use as fllws: "We specialize in creating 1/5 scale sets and puppets which are sht n a 30,000 sq. ft. stage. We fabricate all aspects f the prductin, including the skeletns inside the puppets, the bdies, cstumes, prps and sets. We wil have a ttal f 150 emplyees, mstly fabricatrs and camera teams. Of this grup, there are a ttal f 30 prductin based emplyees wh are based in the 6,000 sq. ft. ffice space, rughly 20% f ur emplyee base. The building is rughly 80,000 sq. ft., s the space the nn-fabricatrs ccupy is abut 8%." Planning Cde Sectin (PC ) states the descriptin and purpse f the PDR-1-G Zning District as fllws: "The intentin f this district is t retain and encurage existing prductin, distributin, and repair activities and prmte new business frmatin. Thus, this district prhibits residential and ffice uses and limits retail and institutinal uses. Additinally, this district allws fr mre intensive prductin, distributin, and repair activities than PDR-1-B and PDR-1-D but less intensive than PDR-1- G. Generally, all ther uses are permitted. In cnsidering any new land use nt cntemplated in this District, the Zning Administratr shall take int accunt the intent f this District as expressed in this Sectin and in the General Plan." PC 227(p) (Other Uses) permits "arts activities" as principally permitted uses within the PDR-1-G Zning District. Per PC an "arts activity" includes the fllwing: "perfrmance, exhibitin (except exhibitin f fims), rehearsal, prductin, pst-prductin and sme schls f any f the fllwing: Dance, music, dramatic art, film, vide, graphic art, painting, drawing, sculpture, small-scale glass wrks, ceramics, textiles, wdwrking, phtgraphy, custm-made jewelry r apparel, and ther visual, perfrmance and sund arts and craft...it shall include cmmercial arts and art-related business service uses including, but nt limited t recrding and editing services, small-scale fim and vide develping and printing; titling; vide and fim libraries; special effects prductin; fashin and pht stylists; prductin, sale and rental f theatrical wardrbes; and studi prperty prductin and rental

2 Sarah Serata Shademaker Prductins, Inc. 90 Winward Way San Rafael, CA Nvember 3,2010 Letter f Determinatin 2000 Flsm Street cmpanies." Based upn yur descriptin, the prpsed prductin cmpany perates as an "arts activity." Therefre, the prpsed prductin cmpany can be cnsidered as a principally permitted use at the subject prperty. PC 227(p) als ntes that "cmmercial prductin and pst-prductin f vide and digital films" are subject t the use size restrictins per PC 219 (Offices), which limits new ffice uses t designated landmark buildings in the PDR-1-G Zning District. Hwever, PC 204.3(d) permits Accessry Uses (a related minr use which is either necessary t the peratin r enjyment f a lawful principal use r cnditinal use, r is apprpriate, incidental and subrdinate t any such use) prvided the use des nt exceed mre than 1/3 f the ttal ccupied flr area. Based upn yur descriptin, the prpsed ffice space cmplies with the definitin f Accessry Use. Therefre, the prpsed ffice space can be cnsidered an accessry use at the subject prperty. Please nte that this Letter f Determinatin is nt a permit t cmmence any wrk r change ccupancy. Permits frm apprpriate Departments, including any required neighbrhd ntificatin, must be secured befre wrk is started r ccupancy is changed. If yu believe this determinatin represents an errr in interpretatin f the Planning Cde r abuse in discretin by the Zning Administratr, an appeal may be fied with the Bard f Appeals within 15 days f the date f this letter. Fr infrmatin regarding the appeals prcess, please cntact the Bard f Appeals lcated at 1650 Missin Street, Rm 304, San Francisc, r call (415) Sincerely, Sctt F. Sanchez Zning Administratr cc: 2000 Flsm Partners, LLC Flsm Street, San Francisc, CA Ken Rich, Office f Ecnmic and Wrkfrce Develpment Laurel Barstti, Film Cmmissin Julian Bañales, Senir Planner - Sutheast Quadrant Steve Wertheim, Planner - Cityide Sue Exline, Planner - Citywide SAN FRANCISCO PLANING DEPARTMENT 2

3 LEVINE June 14,2010 Zning Administratr San Francisc Planing Deparment 1650 Missin Street, Suite 400 San Francisc, CA /r)'.- ;.1,: 7 c- I,..., \\".' D L (AfD.Ç, iy/ ( -.' r.... 'J. ;(i91 'r,...'l di C/! ;. Lr "'Ji..J,,-.,) ( 054!/:2-r RECEIVED Re: Request fr Letter f Determinatin In-fill fur flr areas n 2nd Flr Unin Street Plaza, 2001 Unin Street JUN1 ò UlU CITY & COUNTY OF S.F. PLANNING DEPARTMENT Dear Zning Administratr: We wuld like t request yur assistance t issue a Letter f Determinatin regarding the calculatins fr the Flr Area Rati (FAR) at Unin Street Plaz, 2001 Unin Street. We have enclsed a check in the amunt f $ fr deparmental prcessing fees. Preliminary Cde analysis As shwn n the attached drawings f the existing and prpsed cnditins, we wuld like t mdify the fur areas n the 2nd flr, indicated by a crsshatched pattern. In preliminar discussins with senir planers at the Planing Infrmatin Cunter, we believe that these prpsed changes d nt affect the FAR calculatins. The prpsed changes are all within the existing exterir envelp f the building, and thus the changes d n alter the calculatins f the "grss flr area." Backgrund infrmatin abut the building Unin Street Plaza is a six stry ffce building lcated at 2001 Unin Street, at the cmer f Unin and Buchanan Streets in San Francisc. The building was built frm I 969 t and has exterir walls cvered with brick facing. There are retail stres n the grund tlol vvith prfessinal ffces n the upper five flrs, and fur levels f parking belw grade. The prperty is within the Unin Street Neighbrhd Cmmercial Uistnct, and has a l'ak 11111t 01 j.u t 1., I _. ::' i "i i,,',,' 'l I i L j i, i. i\. i...,,_ \ "\ ); I I, i I.; i..,,,_ - (\ ;,,1L\",. i...,,,-',,!,i,,,-' Ii

4 Request fr Letter f Determinatin In-fl/ flr areas n 2nd Flr Unin Street Plaza, 2001 Unin Street, San Francisc June 14, 2010 Prpsed in-fill areas There are fur areas that we prpse t change n the 2nd flr, as fllws: Areas # 1 and 2 exist as pen crridr areas that wuld be cnverted t rentable areas fr ffce r strage use fr tenants. Area #3 is a duble-height space, pen t the grund flr retail space. We prpse t cnstruct a new flr slab t make this a rentable area accessible frm the 2nd flr. Area #4 is an existing cnvenience stair. We prpse t remve this stair, and cnstruct a new flr slab t make this a rentable area accessible frm the 2nd flr. Our intent is that all fur f these areas wuld be leased as ffce space r tenant strage space, either individually r cmbined int a larger space. Cde analysis Based n ur review and analysis f Planing Cde Sectin 102.9, we determined that: 1) Cnverting frm circulatin/crrdr space t rentable space des nt alter the FAR calculatin. The existing and the prpsed uses are bth included in the calculatin f the "grss flr area." 2) In-filling the flr at the duble-height mezzaine des nt alter the FAR calculatin. Per subsectin (5) f Sectin 102.9, interir mezzanines are included in the "grss flr area" s there is n impact n the FAR by in-fillng this flr t make it par f the 2nd flr. 3) In-filling the flr at the existing cnvenience stair des nt alter the FAR calculatin. Per subsectin (2) f Sectin l02.9, interir stairwells are included in the "grss flr area" s there is n impact n the FAR by in-filling this flr t make it par fthe 2nd flr. Summary The FAR fr the existing six-stry building at 200l Unin Street exceeds the curent allwable FAR limit f 3.0 t 1. The prpsed fur changes at the interir f the 2nd flr d nt increase the existing FAR calculatin. We hpe that yu cncur with ur cde interpretatin and that yu wil issue a Letter f Determinatin indicating that the Planing deparent will allw these fur prpsed areas f change. We appreciate yur review f these matters. Please call me at (415) with any cmments r questins. Thank yu very much. Page 2

5 Request fr Letter f Determinatin In-fl/ flr areas n r Flr Unin Street Plaza, 2001 Unin Street, San Francisc June 14, 2010 Sincerely, ) Andy Levine Architect Cc: Rn Harris, Cantrell Haris & Assciates Page 3

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