7. 2003.0023Q (J. VOLLMANN: (415) 558-6612)
1562-1570 FELL STREET - south side between Lyon Street and Central Avenue, Lot 015 in Assessor's Block 1207 - Request for approval of a five-unit residential condominium conversion subdivision in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District. The proposal is to change the existing building to a condominium form of ownership and does not involve expansion, alteration, or demolition of the existing building.
Preliminary Recommendation: Approval of condominium conversion subdivision application.
SPEAKER(S): None
ACTION: Condominium Conversion Subdivision Application Approved
AYES: Antonini, Bradford Bell, Hughes, Feldstein, S. Lee, W. Lee
ABSENT: Boyd
MOTION: 16551
8. 2003.0032C (J. VOLLMANN: (415) 558-6612)
1200 9TH AVENUE - southeast corner of 9th Avenue and Lincoln Way; Lot 051 and 052 in Assessor's Block 1742 - Request for conditional use authorization pursuant to Section 730.48 of the Planning Code to provide live entertainment and music within the existing 66-seat full-service restaurant, Canvas Café, and pursuant to Section 730.21 to increase the use size from approximately 4,000 to 4,200 square feet by providing outdoor seating on the front patio. The subject site is located in the Inner Sunset Neighborhood Commercial District and a 40-X Height and Bulk District.
SPEAKER(S):
(+) Mathew Blair - Owner
- They have done a few entertainment pieces. Three and a half months a go, he found out that this was prohibited. They immediately stopped doing the entertainment pieces.
- He thanked staff for their support of this project.
- He supports the arts and would like to provide a place where artists can create music.
- There are many retailers and residents who support the events and live music.
(+) Mike Fleming
- He runs a business in San Francisco and lives near this restaurant.
- The problem is that the space is too small so he is in support of enlarging the space.
- He supports the arts and having artists perform here is very positive.
(+) Susan Maerki
- She supports this project.
- The issues here are about the hours of operation so she supports the conditions placed on the entertainment portion of the request.
(-) Richard Geno
- He lives near the café.
- The bedrooms of the adjacent homes are very close to the patio area of the café.
- There is a back up problem of vehicular traffic.
- There have been a few people who have objected to the amplification of the music. He does not object to the poetry reading.
(+) Elliott Easterling - San Francisco Arts Community
- A lot of the adjacent buildings are businesses.
- He is very involved in the art community. There is a connection between the arts and music.
- There are a lot of people who speak in support of this venue.
(+) Marco Gargenta
- He spoke in support of the music scene in San Francisco.
- This venue is very incredible. It was built from ground up to serve entertainment.
- There is a great interest for many bands to play at the café even during late night hours.
(+) Mary Ellen Elizabeth Neylon
- She feels that the community does not have enough venues for music and fashion.
- It is important for young people to go to a place where they can express themselves.
- It is a great place to get a cup of coffee or a glass of wine.
(+) Dorian Christensen
- As a musician he was very excited to find a venue that is more "grass roots" than commercial.
- There is quite a bit of exposure at the café for musicians and artists who don't have a big name.
- He supports this project completely.
(+) Tom McDonnagh
- Regarding the parking issue, he recommends people take more public transportation.
- Businesses should be given the opportunity to prosper.
- This is a wonderful place for all ages.
ACTION: Approved with the following amended conditions: 1) Prohibit outdoor speakers; 2) entertainment on patio should be spelled out; 3) Hours of operation for loud music should be limited to Friday and Saturday to 2:00 a.m. Sunday through Thursday to 12:00 midnight; 4) "good neighbor" provisions are to be stated in the motion.
AYES: Antonini, Bradford Bell, Hughes, Feldstein, S. Lee, W. Lee
ABSENT: Boyd
MOTION: 16552
9. 2002.1117C (B. FU (415) 558-6613)
245 SOUTH VAN NESS AVENUE - northeast corner of South Van Ness Ave. and Erie Street, Lot 040, Assessor's Block 3530 - Request for Conditional Use authorization for a Preference 4 location to install a wireless telecommunications facility consisting of 12 panel antennas and related equipment at an existing three-story commercial structure as a part of Verizon's wireless telecommunications network within a C-M (Heavy Commercial) Zoning District and a 40-X Height and Bulk District, and subject to the Mission District Interim Controls.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of February 13, 2003)
SPEAKER(S): None
ACTION: Permit Application Withdrawn
10. 2003.0083C (D. DIBARTOLO: (415) 558-6291)
570 GREEN STREET - north side of Green Street between Stockton Street and Grant Avenue; Lot 020 in Assessor's Block 0116: Request for Conditional Use authorization to allow amplified live and recorded music (defined as "Other Entertainment" by Planning Code Section 790.38) in an existing restaurant and bar, d.b.a. "Amante," as required by Planning Code Section 722.48. Performances would occur on Saturday and Sunday between 9:00 p.m. and 12:00 a.m., and would consist of non-amplified and amplified live music performed by up to four jazz musicians. No alteration to the building or any other modifications to the operation of the bar are proposed. The site is in the North Beach Neighborhood Commercial Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) Erik Boardman - Owner
- North Beach Neighborhood Association supports this request.
- There is security at the premises because of ABC's crack down of not allowing minors in.
- He is happy to answer any questions.
ACTION: Approved with the following amended conditions: 1) Correction of the language stating that performances of up to four musicians should be changed to not specify a number of musicians; 2) apply "good neighbor" policies; 3) hours of operation should be seven days a week granting the hours up to 12:00 midnight without referencing starting time.
AYES: Antonini, Bradford Bell, Hughes, Feldstein, S. Lee, W. Lee
ABSENT: Boyd
MOTION: 16553
11. 2000.465M (T. OJEDA (415) 558-6251; J. JARAMILLO (415) 558-6318; J. LAU (415) 558-6383)
HOUSING ELEMENT UPDATE - FINAL DRAFT FOR PUBLIC REVIEW - Staff presentation of Housing Element Final Draft for Public Review released February 10, 2003. The Planning Commission will also consider a resolution of intention to adopt proposed amendments to the General Plan. The resolution of intention only enables the publication of a formal notice for a public hearing. It is at that future hearing that the Planning Commission would consider the proposed amendments to the General Plan under the provisions of Sections 340 and 306.3(b)(3) of the Planning Code. Proposed revisions will update the Residence Element adopted in 1990 and include an assessment of housing needs, new policies to increase housing production such as higher residential densities along appropriate transit corridors and downtown neighborhoods; encouragement of housing development in neighborhood commercial districts; reconsideration of residential parking requirements; and policies supporting construction of new family housing. The Final Draft for Public Review incorporated modifications based on comments and other feedback received by the Planning Department in the first draft.
SPEAKER(S):
(+) Daryl Higashi - Director of the Mayors Office of Housing
- San Francisco is far behind in having a housing element accepted by the State of California.
- There are funding programs that organizations will be able to apply for with this measure.
- If there is no adopted plan approved by the Commission and or approved by the Board of Supervisors, San Francisco will not be able to apply for housing funds from the State.
- This opportunity should not be missed.
- He is in support of this plan.
- Supporting this plan allows for market rate housing.
- He hopes the Commission will continue to work with staff to move along this initiation.
(+) Olson Lee - Assistant Deputy Director of the Office of Housing at the Redevelopment Agency
- The agency's housing plan is incorporated with the City's annual housing plan also.
- There is a need for more affordable housing as well as a need to save and preserve affordable housing.
- Housing is difficult but it is more cost effective to save affordable housing than to build fresh.
- There is a need for a compliant housing element.
- He urges the Commission and staff to do whatever can be done to expedite the process and allow for the appropriate public comment on the housing element.
(-) Steven Linder
- The housing element encourages secondary units near transit and this increases crime.
- Families with children are a protected class under California law and they have certain needs.
(+) Joya Calagos - SFOP
- They believe that San Francisco should be a City for all.
- City policy should promote families and communities.
- Each person has the right to have his or her space, which means affordable housing.
- If affordable housing is not supplied, children will not be able to afford (a place) to live and will eventually need to move out of the City.
(+) Oscar Herrera - SFOP
- He feels that there is a lack of affordable housing.
- This policy is very important. The decisions that the Commission makes will affect the children of this City and their future.
(+) Tracy Parent
- She is a real estate agent who works with immigrants.
- She urges the Commission to expedite this policy.
- Her one concern is that the implementation of the plan should be more explicit.
- If the density bonus would be leveraged, the City would save millions of dollars and this would allow for focus on building affordable housing for the most in need--Seniors.
(+/-) Michael Harris - San Francisco Rev. Com.
- He has concerns about the draft housing element and the oversight of income to affordable housing and jobs for low-income residents.
- The date and needs analysis section does not address the key relationship between jobs for existing residents that result from approved projects of this Commission.
(+/-) Susie Wong - Chinese Community Development Corporation
- She suggested having a senior staff person be in charge of the implementation of this policy. That person could also be a liaison with the Board of Supervisors.
- She also requested a tracking system.
- Fund and produce an annual publication that would have a summary of the reports issued by the proposed Housing Element Implementation Officer.
(+/-) Craig Adlemon - Tenderloin Neighborhood Development Corporation
- He thanked staff for the thorough work of this report.
- He emphasized the importance of affordable rental housing.
- It is important also to have participation from community organizations.
- It is easer to buy and rehabilitate buildings for affordable housing than to build new.
(-) Calvin Welch - CCHO
- He recognizes the challenge of the housing element.
- For housing, the project work force is what is important.
- The needs assessment is correct in this report.
(+/-) Danny Burkes - Westwood Park Association
- This housing element that is now under consideration is very important to the future of families in San Francisco.
- The association requests that the housing element be continued for at least 90 days in order to hold public meetings and incorporate public comment on the proposal.
- This policy should not be approved in its current form.
- He encourages the Commission to expedite this continuance.
(-) Joe O'Donahue
- The housing element does not address why the delivery system failed and why the housing crisis since 1986 keeps getting worse and worse.
- The delivery system is a shambles. There is a disparity between housing costs, housing crisis, and construction.
- There is a need to get some economists and do some econometrics.
(-) Jill Kent
- There is much concern about the housing element.
- There has not been good notification about this proposal.
- There has been a petition in the West Portal neighborhood that requests that this housing element not be approved. It should be continued until there is sufficient public comment from the various neighborhoods.
- It is important to explain the pros and the cons.
(-) Bernie Choden - SFT
- The draft element does not meet the requirements for this City, and it does not provide the tools needed.
- There needs to be a melding of institutions and corporations .
- There needs to be a strategy.
- An expert needs to be hired before a date is set to provide proper input.
(-) Mary Anne Miller
- There is a major demand for housing in her district.
- SPEAK is in the foot notes as a community group that was consulted on this, but that must have been about a year ago. They have not been contacted recently.
- Her organization is willing to help because they are housing friendly.
(-) Dan Kalb - SFT
- His comments regarding the proposed document: 1) It is important that developers not get away with just having all the same unit sizes in a given large development; 2) there should be higher density on large transit corridors; 3) financing is the biggest challenge; 4) the increase in housing stock has to be approved and built in proportion and concurrent with improvements in infrastructure and transit services; 5) there should be hearings throughout the City before this document is finally approved; 6) educational programs to inform the values and reality of new housing; 7) he suggest that there be caution about asking for any CEQA exemptions.
- He supports much of what Mr. Calvin Welch spoke about.
(-) Marilyn Amini
- The newspaper wording stated that this hearing was for an intent to adopt and now it has been changed to an intent to initiate.
- She lives in a transit corridor and many people are concerned about what is happening at transit corridors.
- She is worried that this is not sufficient notice about something this important.
- There is faulty data that the needs are based on.
(-) Judith Berkowitz - Coalition for San Francisco Neighborhoods
- She feels that there has not been enough notice for people to give proper comment.
- It is important to have comments from all neighborhoods.
- She requested that the Commission continue this for at least 90 days.
(+/-) Francisco Centurion - Russian Hill Neighbors
- He requested that this be continued for at least 60-90 days in order to get sufficient input from his neighborhood.
(-) Pinky Kushner - SPEAK
- The element is too vague.
- There are various ideas that could be implemented in the element.
- More time is needed for this element to be successful.
(-) Edward Evans - Community Resources Action Project
- Many seniors and disabled people are in jeopardy of loosing affordable housing.
- He is very supportive of making permanent subsidized housing for seniors and disabled people.
- Housing should be provided on all levels.
- In the tenderloin there has been a focus on low income and subsidized housing. Market rate housing should be brought there as well.
(-) Eric Quezada - MAC
- He does not know whether to just laugh, cry or through his hands up from frustration.
- It is important to move this policy forward after receiving the proper input from neighborhoods.
- It is getting very difficult for neighborhoods to believe that there is a process that rally matters.
(+/-) John Bardis - Inner Sunset Action Committee
- He is dismayed about the process of today.
- This should not be a final draft since there has not been a draft in 13 years.
- There has not been any environmental review.
- There is a need for public review and it has not been presented to the public yet.
(-) Hiroshi Fukuda - Richmond Community Association
- He is glad that the Director of Planning has mentioned that there will be future neighborhood input because this is a very important policy matter.
- The citizens need to read this. Copies should have been provided at all public libraries and the Supervisors should have copies to provide to the residents of their districts.
- A document that is this important needs a lot of public comment.
(+) Cris Durazo - SOMCAN
- She is glad that there will future public comment.
- The environmental impact report should be parallel to this proposal.
(-) Margaret Brodkin
- She feels that the City is "hemorrhaging" families and the reason is housing.
- She is glad that most of their ideas were incorporated in the plan.
- The challenge now is how to make it happen.
(-) Nahla Awad
- She read a letter from a member of San Francisco Merchants Association who requested that this item be continued in order to receive more public comment.
(-) Sue Hestor
- This document is contradictory to the policy of the Planning Department since the Department approves a housing project just to have housing.
- The income levels need to be looked at.
- Demolition policy also needs to be looked at closely.
- The most affordable housing is what should be analyzed.
- Any housing does not equal housing.
(-) Tom McDonaugh
- Housing is a basic human need.
- Only one third of the people living in San Francisco own their own housing.
- San Francisco needs to make sure that the inhabitants of the City are home owners--this is a long time benefit to this City.
- Part of the backbone of the City was excluded from home ownership.
- housing is so expensive because it is highly controlled. That is why it (prices) continues to escalate.
ACTION: The Planning Commission, pursuant to Planning Code Section 340, initiates an update and amendment of the Housing Element of the General Plan of the City and County of San Francisco. The consideration of the proposed amendments for adoption will occur at a duly noticed hearing on May 1, 2003.
AYES: Antonini, Bradford Bell, Hughes, Feldstein, S. Lee, W. Lee
ABSENT: Boyd
MOTION: 16554
12. 2002.0260C (D. SIROIS: (415) 558-6313)
965-985 GENEVA AVENUE - south side of Geneva Avenue, between London and Paris Streets, Lots 006, 007, 008, 009 and 010 in Assessor's Block 6409 - Request for Conditional Use Authorization by AT&T Wireless Services Inc. to install a wireless telecommunications facility at the former Apollo Theater pursuant to Planning Code Section 712.83, which includes the installation of six panel antennas, and associated equipment in an NC-3 (Moderate-Scale Neighborhood Commercial) District and a 65-A Height and Bulk District. The subject site is a Preference 2 location (co-location site) according to the Wireless Telecommunications Services (WTS) Siting Guidelines, 1996.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 13, 2003)
SPEAKER(S):
(+) Bill Stevens - AT&T Wireless Services
- This site would improve the service to the Geneva/Crocker Amazon areas.
- There are Metro PCS antennas there already.
- He displayed photographs of how the antennas will be integrated into the building.
- There was a community outreach meeting and there were only four attendees.
ACTION: Approved with the exclusion of Condition 18 of Exhibit A. It is not required as part of this proposal. This condition was recorded on the property as part of the Metro PCS facility approval from the previous Planning Commission.
AYES: Antonini, Bradford Bell, Hughes, Feldstein, S. Lee, W. Lee
ABSENT: Boyd
MOTION: 16555
13. 2002.1120C (D. SIROIS: (415) 558-6313)
678 PORTOLA DRIVE - north side between Sydney Way & Woodside Avenue, Lot 004 in Assessor's Block 2892 (AKA Ebenezer Lutheran Church) - Request for Conditional Use authorization by Verizon to install a wireless telecommunications facility at the Ebenezer Lutheran Church pursuant to Planning Code Section 209.6(b), which includes the installation of 2 panel antennas, and associated equipment in an RH-1 (D) (Residential House One-Family Detached) District and a 40-X Height and Bulk District. The subject site is a preference 1 location (publicly-used structures) according to the Wireless Telecommunications Services (WTS) Siting Guidelines, 1996.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of March 20, 2003)
SPEAKER(S):
(+) Jennifer Donally - Verizon Wireless
- This area has no coverage and there are constant dropped calls.
- Currently Nextel and AT&T have antennas there.
- A community meeting was held. Notices in three languages went out and no one attended this meeting.
(+) Kenney Silverman - Radio Frequency Engineer for Verizon Wireless
- He displayed maps of the streets, which show what areas receive and don't receive coverage.
MOTION No. 1: Approval
AYES: Antonini, Hughes, W. Lee
NAYES: Bradford Bell, Feldstein, S. Lee
ABSENT: Boyd
RESULT: Motion failed
ACTION: Public hearing closed. Continued to April 10, 2003, instructing the project sponsor to provide better maps.
AYES: Antonini, Bradford Bell, Hughes, Feldstein, S. Lee, W. Lee
ABSENT: Boyd
14a. 2002.0446CEKV (M. SNYDER: (415) 575-6891)
40-50 LANSING STREET (A.K.A. 35 GUY PLACE) - a through lot that faces Lansing Street on its south side and Guy Place on its north side, within the block surrounded by First Street, Harrison Street, Essex Street, and Folsom Street, Lot 11 in Assessor's Block 3749 - Request for Conditional Use authorization for: (1) the construction of a building within a Residential District that would be taller than 40-feet pursuant to Planning Code Section 253(a); and (2) for the construction of a building that would have full lot coverage within the Rincon Hill Special Use District pursuant to Planning Code Section 249.1(b)(1)(B). The building would be 84-feet tall and contain up to 82 dwelling units. The subject property is within a RC-4 (Residential-Commercial Mixed, High Density) District, an 84-R Height and Bulk District and the Rincon Hill Special Use District / Residential Subdistrict.
