SPEAKER(S):
Re: Continuance
Robert Wales
- This case has been continued much too many times.
- He would like to have this case heard today.
Barbara Janeff
- She does not understand what information is needed.
- She is not really happy about the delay.
Kenneth Thompson
- He owns property that is very close to where the antennas will be installed.
- He would like to have this matter settled today.
Jennifer Donnely
- She will be providing staff with the information requested.
Re: Merits of the Case
(-) Robert Wales
- He lives on Beach Street.
- He is less than 100 feet from these proposed antennas.
- He is concerned about the radiation, reduction of property values, etc.
- He contacted Verizon Wireless about the noise that will be heard during the installation and they were not very helpful.
- He can think of various locations where these antennas can be placed where they are not close to people's homes and people's bedrooms.
(-) Erika Tarantino
- He is aware of various neighbors who were not able to come and who are against these antennas.
- The building in question is already a very bulky building. These antennas will be unsightly and not aesthetically pleasing.
- Verizon told the neighbors that the fans, which will be installed, would not make any more noise than regular traffic.
- No one can guarantee her and her neighbors that there will not be any health affects.
(-) Barbara Janeff
- The problem she has with these antennas and this proposal is that when one is installed, it will be cause for other carriers to come and install their antennas, creating an antenna farm.
- This will cause a disruption in people's lives.
(-) Kenneth Thompson
- He lives on the top floor of the proposed building.
- It is outrageous that something like this would be proposed in a residential neighborhood.
- He is concerned with the health hazards.
(-) Madeline Camisa - Committee for Antenna-Free Marina
- She is opposed to this installation.
- The carrier already has two cell sites in the Marina.
- These sites should provide more than adequate coverage to the area.
- According to a survey, 90% of cell phone users were very satisfied; of these 18% were Verizon users.
- Please reject this proposal.
ACTION: Hearing held, item continued to April 10, 2003. Public Comment remains open.
AYES: Antonini, Bradford Bell, Boyd, Hughes, Feldstein, S. Lee, W. Lee
14. 2002.0346CV (M LI: (415) 558-6396)
1301-1327 POLK STREET - northwest corner at Bush Street, Lot 003 in Assessor's Block 0667 - Request for Conditional Use Authorization under Section 41.13(a)(3) of the Administrative Code to replace residential hotel rooms with senior housing. The existing building, the Leland Hotel, contains 16 dwelling units, 22 residential hotel rooms, and 69 tourist hotel rooms. The proposed project is the conversion of the dwelling units, residential hotel rooms, and tourist hotel rooms to 72 dwelling units for low-income senior citizens. There will be no physical expansion of the existing building. Rear yard, usable open space, and dwelling unit exposure variances were granted by the Zoning Administrator on October 11, 2002.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Barbara Gualco - Senior Project Developer for Mercy Housing California
- She is thrilled to have Senior housing on Polk Street.
- There has been outreach in the neighborhood and they have created an advisement committee.
- She hopes that the Commission will approve this project.
(+) Robert Hutchinson
- He has been a resident of the area about 43 years.
- He has seen this area turn into a disaster.
- The Leland Hotel has been a place where there have been drugs and prostitution.
- He is so happy that Mercy Housing is interested in making this project into Senior Housing.
- He would like to have Mercy remodel the ground floor to make it alive and good for the community.
(+) John Malloy - Lower Polk Neighbors
- His organization meets every month but they did not know about this proposal.
- He supports this project because it will revitalize the building and the neighborhood.
(+) Teresa Yanga - Mayor's Office of Housing
- They are very much in support of this project because it will create a benefit to the neighborhood.
ACTION: Approved
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
EXCUSED: Feldstein
MOTION: 16559
15. 2001.0862HIX (D. ARGUMEDO: (415) 558-6284)
50-70 OAK STREET - north side between Van Ness Avenue and Franklin Street. Assessor's Block 834, Lots 5 and 7. Abbreviated Institutional Master Plan for the San Francisco Conservatory of Music. The Conservatory is currently located at the corner of Ortega Street and 19th Avenue, but is planning to relocate to 50-70 Oak Street. Therefore, the purpose of this hearing is for the receipt of public testimony only, and shall in no way constitute an approval or disapproval of the abbreviated Institutional Master plan by the Planning Commission. The subject property (50-70 Oak Street) is zoned C-3-G (Downtown, General) District and is in an 80-E Height and Bulk District. The project also requires the approval of a Permit to Alter by the Planning Commission to rehabilitate 50 Oak Street (a five-story-over basement, granite and polychrome terra cotta, Category II (Significant) Building), demolish 70 Oak Street and replace it with a new multi-story-over basement structure that will function as an addition to 50 Oak Street, to create a new facility for the San Francisco Conservatory of Music. Review by the Planning Commission to determine compliance under Section 309 of the Planning Code for a substantial alteration to a downtown building is also required. These two applications will be considered by the Planning Commission at a subsequent hearing on April 10, 2003.
Preliminary Recommendation: No Action Required.
SPEAKER(S):
(+) Bruce Hart - Member of the Board of Trustees of the San Francisco Conservatory of Music
- Gave a brief history of the Conservatory.
- The Conservatory plans to relocate on Oak Street. They have been before the Landmarks Board and were approved unanimously.
- The building will be structurally upgraded.
- The purpose of the move is to be closer to the cultural center of San Francisco - Civic Center.
ACTION: Meeting held to receive public testimony. No action required.
16. 2003.0037C (D. SIDER: (415) 558-6697)
165-167 TEXAS STREET - east side between 17th and Mariposa Streets; Lots 016, 017, and 018 in Assessor's Block 3986 - Request for Conditional Use Authorization to allow [1] the expansion of two existing dwelling units in a M-1 (Light Industrial) Zoning District pursuant to Planning Code Section 215(a) and [2] a revision to a previously built Planned Unit Development (PUD) pursuant to Planning Code Section 304 to allow further modification of Code Sections including the rear yard requirements of Section 134 and the dwelling unit exposure requirements of Section 140. The existing structure contains approximately 1,500 square feet of industrial space in a below-grade basement level, a 1,400 square foot parking garage and 500 square foot outdoor patio on the ground level, and two dwelling units occupying a total of roughly 3,000 square feet on the second and third levels. The proposal would construct a two-story addition atop the existing patio. The project would add approximately 500 square feet on the ground level to the existing industrial space and roughly 250 square feet on the second level for each of the two dwelling units. A 500 square foot outdoor patio would be provided on the roof of the proposed addition. The property is within a M-1 Zoning District, a 40-X Height and Bulk District, and the Industrial Protection Zone (IPZ) as set forth in Planning Commission Resolution Number 16202.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 20, 2003)
SPEAKER(S):
(+) Neil Swartz - Project Architect
- He is available for questions.
ACTION: Approved with the modification of correcting condition No. 4 of the motion to say from 5 years to 3 years.
AYES: Bradford Bell, Boyd, Hughes, Feldstein, S. Lee, W. Lee
ABSENT: Antonini
MOTION: 16560
17. 2002.0967C (G. NELSON: (415) 558-6257)
2000 VAN NESS AVENUE - northeast corner of Van Ness Avenue and Jackson Street; Lot 005 in Assessor's Block 0595: Request for Conditional Use Authorization pursuant to Section 209.6(b) of the Planning Code to install a total of three (3) antennas and six (6) related equipment cabinets on the roof of an 8-story, 100-foot tall commercial structure, known as the Medical Arts Building, as part of Sprint's wireless telecommunications network within an RC-4 (Residential-Commercial Combined) District, the Van Ness Special Use District and an 80-D Height and Bulk District. Per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 4 as it is a wholly commercial structure.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 13, 2003)
SPEAKER(S):
(+) Jennifer Estes - Sprint PCS
- This Conditional Use complies with the Facility Siting Guidelines and the General Plan.
- The landlord has agreed to remove the 16 inactive antennas making this a Preference 3 site.
- The design will be virtually unobtrusive.
- This location is needed as an integral part of its service-providing plan.
- There was a community meeting and notices were sent in trilingual languages. No one attended the meeting and they have not received any calls, either against or in support.
(-) Mark Longwood
- There are a tremendous amount of antennas installed throughout San Francisco making the residents exposed to radiation.
- This proposal must be rejected.
- Reasonable discrimination between carriers has been upheld and is legal in a Federal Appeals Court.
ACTION: Approved with the following amendment: Condition No. 8 of the motion should read "project sponsor and/or property owner shall remove non-service or otherwise abandoned antennas within a period of 6 months.
AYES: Antonini, Bradford Bell, Boyd, Hughes, Feldstein, S. Lee, W. Lee
MOTION: 16561
18. 2002.0395C (G. NELSON: (415) 558-6257)
417 31ST AVENUE - southwest corner at the intersection of Clement Street and 31st Avenue; Lot 001 in Assessor's Block 1463 - Request for Conditional Use Authorization pursuant to Section 710.83 of the Planning Code to install a total of six antennas and related equipment within the belfry of an existing two-story, 40-foot tall (58 feet to top of tower), publicly-used structure known as the Lincoln Park Presbyterian Church, as part of Cingular's wireless telecommunications network within an NC-1 (Neighborhood Commercial Cluster) District and a 40-X Height and Bulk District. Per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 1 as it is a publicly-used structure.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 6, 2003)
SPEAKER(S):
(+) Kelley Pepper - Cingular Wireless
- This site is a Location Preference 1 since it's a publicly used structure as well as a co-location site.
- The antennas will be completely invisible. There will not be any changes to the exterior of the building.
- There was a community meeting and notices were sent in four languages: English, Chinese, Spanish and Russian. Sixteen people attended.
- There was a second community meeting and only one person attended.
- This site is the highest preference site. It is an optimal location to provide improved service to the area.
(+) Eric Alexanderson - Choir Director of Lincoln Park Presbyterian Church
- He was a Cingular subscriber but had to change because he had many dropped calls.
- He urges the Commission to pass this proposal because it will improve the use of cell phones.
(+) Rev. Robert Stewart - Pastor of Lincoln Park Presbyterian Church
- Who would have known that when the church was built, it would be such a desirable location for cell phone antennas?
- They will be improving their services to the community.
- The extra income that comes is maintaining vital services of the church.
- He has not heard of anyone complaining about this installation.
(-) Louise Chegwidden
- She lives opposite the tower of Lincoln Park Church.
- She does not understand why the City needs more antennas.
- There have been about 6,000 signatures of residents who are opposed the antennas.
- She is afraid that this location will become an antenna farm.
- She has seen people using their cell phone quite well.
- There have too many continuances and that has been a disadvantage to the neighborhood.
(-) Minako Sakurai
- Her bedroom overlooks the church.
- She and her neighbors oppose the installation.
- She hopes that the Commission will deny this application because it is not necessary. The antennas are not compatible with the neighborhood. The location of the building is too close to schools and senior centers. The antennas will also lower the property value of the surrounding homes. There has not been adequate notice of this project.
(-) Rose Wang
- Her neighbors have opposed any antennas in the area.
- She would like to have the Commission disapprove this application because there have been many changes to the project and this causes confusion to the neighbors. Service from Cingular is very satisfactory.
- She hopes that the Commission will deny this proposal.
ACTION: Approved with the following amendments: 1) change the date of the approved plans from 9/26/02 to 10/07/02; 2) make minor date changes within the final motion to make it consistent with the case report and summary; 3) modify condition of approval #8 to read "The Project Sponsor or property owner shall remove any antennas or equipment that has been out of service for a continuous period of six months or otherwise abandoned. (underlined portions represent modifications to the standard condition of approval)
AYES: Antonini, Bradford Bell, Boyd, Hughes, Feldstein, S. Lee, W. Lee
MOTION: 16562
19a. 2001.0041CD (M. SNYDER: (415) 575-6891)
141-147 SOUTH PARK - south side between 3rd Street and Jack London Place, Lots 31 and 32, in Assessor's Block 3775: Request for Conditional Use Authorization to allow the demolition of a single-family house and the establishment of a parking lot for the adjacent light-industrial business, Standard Sheet Metal. Conditional Use Authorization is required under Planning Code Section 814.12 for the demolition of a dwelling unit. A replacement unit would be provided in neighboring building to the east at 135 South Park. The property is within the South Park District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Jim Reuben - Reuben and Alter - Representing Project Sponsor
- The Project Sponsor has been at this location for many years.
- The structure to be demolished is a wreck.
- There is no residential property. During the last year, the tenant invited homeless people to stay there.
- The project sponsor will create housing units and renovate the area.
- The affordability requirement is the only thing there is an issue on. He would like to know if this requirement is necessary.
- He would like to have the project approved.
(+) Jim Bruno - Project Sponsor
- The parking lot will allow the trucks to be off the street and reduce traffic problems.
(+) Michael Bruno
- They want to utilize the space as adequate parking for their trucks.
- He would like to continue this shop, which is his father's business.
(+) Mark Arbunich - Standard Sheet metal
- He has been employed at this shop for about 6 years. The owner, Michael Bruno, has been very good to him.
- He would like to have this project approved.
(+) Jeffrey Liebovitz
- He supports the project and hopes that the Commission will not take Discretionary Review.
- He feels that it will not be too much to ask to have the unit designated affordable.
- The design of the gate should be an enhancement and not a blight later on.
ACTION: Approved with the following amended condition: Require that the landscaping in front of the proposed parking lot and the front fence be continually maintained.
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
NAYES: Feldstein
MOTION: 16563
19b. 2001.0041CD (M. SNYDER: (415) 575-6891)
141-147 SOUTH PARK-south side between 3rd and Jack London Place, Lots 31 and 32, in Assessor's Block 3775. Mandatory Discretionary Review under Planning Commission Resolution 14844, the "Ballpark Vicinity Special Use District" interim policies, for the establishment of a surface parking lot within the Ballpark Vicinity Special Use District. The property is within the South Park District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
SPEAKER(S): Same as those listed for Item 19a.
ACTION: Did not take Discretionary Review and approved as proposed
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
NAYES: Feldstein
20a. 2002.0390CD (A. LIGHT: (415) 558-6254)
1628 LARKIN STREET - east side between Washington and Clay Streets, Lot 17 in Assessor's Block 217 - Request for a Conditional Use Authorization to construct a building exceeding 40 feet in height in an R (Residential) District, the subject site is within an RM-3 (Residential, Mixed, Medium Density) District, and a 65-A Height and Bulk District. The proposed project is to demolish an existing small single-family house located at the rear of the property and to replace it with a four-story-over-garage, 50-foot high, residential building containing eight dwelling units in the buildable area (front portion) of the lot. Eight off-street parking spaces are proposed.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Bruce Bauman
- Regarding the demolition: The existing building is vacant, not historical and not conforming. It is an extremely small structure. There has not been any work done to the structure in about 95 years.
- A geotechnical and structural engineer were hired recently to do another analysis of the building.
- The new building will be 100% code compliant. It will provide seven 2-bedroom units and one one-bedroom unit.
- The design of the new building will be compatible with the neighborhood.
(+) Sean Gorman
- He gave an overview of the design of the new building.
(-) Paul D. Heaney
- He lives on Washington Street.
- He rented his apartment as a garden apartment.
- He is a retired environmental health inspector.
- He and the other tenants oppose this project because it will block the sunlight entirely.
- The new construction will be very close to his bedroom.
(-) Ruth Ainsworth
- She lives on Clay Street behind the proposed construction.
- The light issue is a big problem for her.
- It will also block her view.
- The proposed building is massive and will change the character of the neighborhood.
(+) Sean Creagan
- He is in favor of the project because there is a need for housing.
- Does the City want housing or gardens?
(+) Joe O'Donahue
- The project will not take a long time to build.
- We live in a City and it is natural to have shadows.
- There is a need to house the population.
- The adjoining neighbors are not in opposition.
(-) Darlene
- She lives near the proposed project.
- She needs quiet, peaceful living and her garden.
ACTION: Approved with amendments proposed by Commissioner Boyd: The belt cornices on the balcony bay on the right side of the front facade be replicated in some fashion on the window bay on the left side of the front facade. Staff was instructed to work out the details with the project sponsor in terms of how this design revision would actually be articulated.
AYES: Antonini, Bradford Bell, Boyd, Hughes, Feldstein, S. Lee, W. Lee
MOTION: 16564
20b. 2002.0390CD (A. LIGHT: (415) 558-6254)
1628 LARKIN STREET - east side between Washington and Clay Streets, Lot 17 in Assessor's Block 217 - Mandatory Discretionary Review pursuant to the Planning Commission's policy to review all demolitions of residential buildings. The subject site is within an RM-3 (Residential, Mixed, Medium Density) District, and a 65-A Height and Bulk District. The proposed project is to demolish an existing small single-family house located at the rear of the property and to replace it with a four-story-over-garage, 50-foot high, residential building containing eight dwelling units in the buildable area (front portion) of the lot. Eight off-street parking spaces are proposed.
Preliminary Recommendation: Approval of project as proposed subject to any conditions imposed by the Conditional Use Authorization.
SPEAKER(S): Same as those listed for Item 20a.
ACTION: Did not take Discretionary Review and approved as staff recommended.
AYES: Antonini, Bradford Bell, Boyd, Feldstein, Hughes, S. Lee, W. Lee
