10. 2001.911E (J. NAVARRETE: (415) 558-5975)
GOLDEN GATE PARK CONCOURSE AUTHORITY PROJECTS - Certification of the Final Environmental Impact Report (FEIR) - The site is between the California Academy of Sciences and the M.H. de Young Museum in Golden Gate Park, called the Music Concourse area. In 1998, voters of San Francisco approved Proposition J, Golden Gate Park Revitalization Act, to improve the landscape and pedestrian environment of the Music Concourse area. Phase I of the proposed project would include an underground parking facility of 800 to 1,000 spaces at the Music Concourse, surface improvements, and transportation improvements in the Concourse area, and throughout Golden Gate Park, as described in Proposition J. Proposition J requires removal of surface parking spaces from the Concourse area, and in locations throughout the Park, equivalent to the number of spaces provided in the new underground parking facility upon completion of the parking facility. In addition to the underground parking facility, the Transportation Implementation Plan includes the following elements: intra-park shuttle, cultural shuttle, traffic calming, parking management, bicycle and pedestrian improvements, road closures, and MUNI service improvements. Phase II of the project would entail construction of an Underground Through Street connecting Fulton Street to Middle Drive East, which would allow for through traffic to be restricted or eliminated from Tea Garden Drive and Academy Drive. The proposed underground roadway would ramp down at Eighth Avenue at Kennedy Drive and would extend beneath the east end of the Concourse and alongside the east side of the California Academy of Sciences, where it would ramp up to Middle Drive East. This underground street would not provide access into the parking garage and would be intended to reduce cross-park vehicular traffic through the Music Concourse. The project site is within the P (Public Use) zoning district and within an OS (Open Space) Height and Bulk District; Assessor's Block 1700, Lot 1.
Since publication of the Draft EIR, the Executive Director of the Project Sponsor, Concourse Authority, notified the Planning Department that the preferred project as analyzed in the DEIR has been revised. The project, as revised, consists of Phase I, the Underground Parking Facility, and the Transportation Improvement Measures ("TIP"), both as analyzed as part of the preferred project in the DEIR. Phase II, the Underground Through Street, has been severed from the project and removed from further consideration. As a consequence, the preferred project, as revised, is Phase I and the TIP elements only. This project was identified in the DEIR as Alternative B. With the severance of Phase II, the project, as revised, has no physical environmental impact on the historic character of the Rhododendron Dell, an area of Golden Gate Park considered individually eligible for listing on the California Register of Historical Resources. As a result, the project, as revised, has eliminated the significant unavoidable impact to this resource that was identified in the DEIR.
Preliminary Recommendation: Certify the EIR as a Final EIR. Please note the public review period for the DEIR ended at 5:00 pm, February 5, 2003. Public hearing has been closed.
SPEAKER(S): None
ACTION: Intent to not Certify EIR. Final language July 31, 2003.
AYES: Antonini, Bradford Bell, Feldstein, Hughes, S. Lee, W. Lee
ABSENT: Boyd
11. 2003.0446Q (J. MILLER: (415) 558-6344)
400 - 410 VALLEJO STREET - northeast corner at Montgomery Street, Lot 11 in Assessor's Block 133 - Public hearing to determine consistency with the General Plan of a proposed six-unit Condominium-Conversion Subdivision, in an RH-3 (House, Three-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: No Recommendation due to insufficient information
SPEAKER(S):
Re: Continuance
David Gellman
- He would like to request a continuance of this project because the information required for this project is not complete.
Re: Merits of the Project
David Gellman
- He apologized for the typographical error regarding the number of units.
- It is very difficult to process this information without having all the pertinent information.
- He hopes that the lateness of the information to the Commission will not impede their decision that this project is consistent with the general plan.
ACTION: Hearing Held. Item Continued to September 25, 2003. Public Hearing Closed.
AYES: Antonini, Bradford Bell, Feldstein, Hughes, S. Lee, W. Lee
ABSENT: Boyd
12. 2003.0606C (M. SNYDER: (415) 575-6891)
2111 MISSION STREET - southeast corner of Mission and 17th Streets; Lot 091 in Assessor's Block 3575 - Request for Conditional Use Authorization under Planning Code Sections 712.65 and 790.124, to establish a trade shop, aka The Blue Studio, on the fourth floor of a four-story building, within an NC-3 (Moderate-Scale Neighborhood Commercial Use) District, and a 65-X Height and Bulk District.
SPEAKER(S):
(+) Michael Tralenger - Project Sponsor
- He is here to answer any questions.
ACTION: Approved with the following condition: Project Sponsor shall insure that the 4th floor has direct ventilation to the exterior and no ventilation to other parts of the building.
AYES: Antonini, Feldstein, Hughes, S. Lee, W. Lee
ABSENT: Bradford Bell and Boyd
MOTION: 16613
13. 2002.0430C (J. IONIN: (415) 558-6309)
378 10TH AVENUE, A.K.A. 389 9TH AVENUE, AND A.K.A. 4500 GEARY BOULEVARD - northwest corner of 9th Avenue and Geary Boulevard; Lot 035 in Assessor's Block 1441 - Request for Conditional Use authorization pursuant to Section 712.83 of the Planning Code to install a total of six antennas and related equipment for AT&T Wireless, on the roof of an existing three-story, 53-foot tall, industrial structure within an NC-3 (Moderate-Scale Neighborhood Commercial) 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 both a co-location site and an industrial building in an NC-3 District.
(Continued from Regular Meeting of July 10, 2003)
SPEAKER(S):
(+) Bill Stevens - AT&T Wireless Services
- He is available for questions.
- He displayed the site plans and some of the justification materials.
(-) Megan Sullivan
- This is an undesirable and unnecessary antenna installation.
- The Richmond District residents are opposed to this installation.
- AT&T Wireless fails to prove necessity for these antennas.
(-) Betty Chiao
- She has lived on 11th Avenue for 13 years.
- She lives one block from the project site and is opposed to the installation of the antennas because of health concerns.
- There are schools, libraries and churches near the proposed site. This could be dangerous to the residents.
- She used to be an AT&T client and never had any problems with her cell phone so additional antennas are not needed.
(-) Gloria Tulenowskly
- She is opposed to this project because there are just too many cell phones.
(-) Chuck Chan
- It was anticipated that by June 30, 1998 a telecommunications facility master plan would be implemented into the communities facilities element of the City's General Plan. It is five years overdue.
- The Planning Department is allowing antennas in buildings that do not meet the FCC.
- The Planning Department does not do the thorough research needed to measure RF emissions and does not consider the usage of multiple fix transmitters that could exceed RF limits.
(-) Ken Chan
- On July 10, 2003 there were many people attending a Planning Commission hearing and the hearing was cancelled at the last minute.
- They have obtained thousands of signatures of people who are against AT&T installing antennas in the neighborhood.
- The supply of antennas is sufficient.
(-) Benny Lew
- The reason he opposes this antenna is that there are over 2,600 signatures of people who oppose this project.
- AT&T chose summertime for this hearing and many people in the neighborhood have gone on vacation so they are not aware of this project.
ACTION: Approved with Conditions: (Third party to determine removal of antennae site).
AYES: Antonini, Bradford Bell, Hughes, S. Lee, W. Lee
NAYES: Feldstein
ABSENT: Boyd
MOTION: 16614
14. 2002.1144C (G. NELSON: (415) 558-6257)
821 LA PLAYA (AKA 800 GREAT HIGHWAY) - between Great Highway and La Playa at the intersection of Cabrillo Street; Lot 004 in Assessor's Block 1692 - Request for Conditional Use authorization pursuant to Section 710.83, of the Planning Code to install two cellular antennas and one related equipment cabinet on the roof of a commercial structure (Wise Surf Shop), within an NC-1 (Neighborhood Commercial Cluster) District and a 40-X Height and Bulk District. The proposed antennas would be within the existing parapet and penthouse wall on the roof of the structure, and the related equipment would be located on the roof below the level of the parapet. Neither the antennas nor the equipment would be visible from below or any neighboring property. Per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 6 (limited preference site) as it is located in an NC-1 District.
Preliminary Recommendation: Approval with conditions.
SPEAKER(S):
(+) Jennifer Donelly - Representing Verizon Wireless
- This site is needed to cover areas of the Cliff House and Golden Gate Park.
- This site is necessary because there are many dropped calls and no service in the area.
- The equipment will be located on the roof below the parapet.
- There was a community meeting and no one from the community attended the meeting. There were more than 300 notices sent out.
(-) Diane Drosnes - Ocean Beach Homeowners Condo Association
- She only learned about this project recently. No one in her association received the notice that Verizon supposedly sent out.
- She only received information when the Planning Department sent out notices.
- She sees no need for these antennas because there are enough satisfied customers in the area.
(-) Gerard Serchio
- He operates the OB1 net which allows Ocean Beach to have access to the internet.
- He has written to Verizon on short notice because he just recently found out about this.
- He thinks that Verizon was intentionally misleading.
- Verizon does not have exposure from the roof to Golden Gate Park.
- He tried to get information from Verizon and did not receive any help from them. He wanted an assessment to see if their system would interfere with his operation system.
ACTION: Intent to Disapprove. Final Language: August 21, 2003.
AYES: Antonini, Bradford Bell, Hughes, S. Lee, W. Lee
ABSENT: Boyd and Feldstein
NOTE: Director Green exited the room at the call of this item.
15. 2003.0223C (M. WOODS: (415) 558-6315)
1275 FELL STREET - southeast corner of Fell and Broderick Streets, extending to Oak Street; Lot 11, in Assessor's Block 1215 - Request for Conditional Use authorization under Sections 271, 303, 304, 711.11, 711.21 and 711.95 of the Planning Code to allow a Planned Unit Development on an approximately 50,000 square-foot lot for the construction of a 34 to 56 foot high mixed-use development consisting of up to 95 dwelling units, approximately 16,400 square feet of financial services and commercial/retail spaces (including a new approximately 5,700 square-foot Bank of America branch building and an approximately 10,000 square-foot Falletti grocery store/cafe) and up to 162 independently accessible off-street parking spaces (including after-hours community parking), in an NC-2 (Small-Scale Neighborhood Commercial) Zoning District and a 40-X and 65-A Height and Bulk Districts, including exceptions to the bulk limit, rear yard, and dwelling unit exposure requirements of the Planning Code.
(Continued from Regular Meeting of July 10, 2003)
SPEAKER(S):
(+) Jim Reuben - Representing Project Sponsor
- This project has a bit of an unusual provenance because it started as a neighborhood effort to get back the store that the neighborhood lost when Emerald Fund started what is now an Albertson's.
- There are an unusual number of neighborhood associations that have jurisdiction over this project.
- The Housing Action Coalition supports this project.
(+) Bob Malon - Project Sponsor
- He has been developing in the City for over 20 years.
- The Falletti market used to be at Petrini plaza which is now an Albertson's store.
- The neighborhood wanted to get a new location to move the Falletti market.
- There are a number of neighborhood organization who have shown their support.
(+) Steven Simon - Height Divisadero Neighbors and Merchants Association
- In Section A, Section 6 - he would like to change that the project sponsor be required to make community parking available after hours.
- In Section C, Item 1 - he would like to specify that if the owners and renters don't use up all the parking, he would like it to be available for rental by the neighbors.
- In Section C, Item 5 - Representatives of the neighborhoods should be included in the meetings to discuss traffic mitigation.
- In Section G, Item 1 - Signage - he would like the signage to be approved by the neighborhood organizations.
- In Section I, Part 3 - project representatives should meet with neighborhood representatives on a regular basis.
- Limit Saturday construction hours to start at 10:00 a.m.
- The neighborhood would like to have these units named as condos.
(+) Sue Valentine - President of the Alamo Square Neighborhood Association
- Any support for this project is the result of their desire for the neighborhood to have a grocery store.
- Much of the opposition to this project is because of a project made by the developer because of it's cheap appearance.
- She would like to have proof of quality construction conditions so that the windows would have trims and recess glazing. She does not want vinyl windows. The display windows should not be covered.
- Not more than 25% of the windows should be covered with advertisements.
- She would also like to limit the construction hours.
- No yellow loading zone curb adjacent to the project.
(+/-) Cynthia Marcucci - Haight Divisadero Neighbors and Merchants Association
- One of the neighbors involved in putting this deal together is a real estate broker who then served as a paid consultant to this project and stands to make a great deal of money from it's success.
- The developers refused to enter into an agreement with the neighborhood association.
- In order to preserve the character of the neighborhood, there should be no national or regional franchise businesses be put in the complex.
- The developers have given a very narrow list that does not protect the small businesses in the neighborhood.
- She asked to have the square footage reduced for liquor sales.
- They do not feel that the developers have worked with the neighborhood association in good faith.
(+/-) Margaret Robbins - Safe Passage
- She has a concern about pedestrian and bicycle safety.
- She is concerned with the heavy traffic in the neighborhood.
- Although the neighborhood is in support of a mixed use project, there are intersections that are very dangerous.
(+/-) Bob Spjut - Alamo Square Neighborhood Association
- The units be no less than 700 square feet.
- The project should contribute to the stability and beauty of the neighborhood.
- The tenants and owners of the units should be people who move in and stay in the neighborhood for a long time.
(+) Rick Osmon
- He spoke to Tick Falletti and suggested they put out a petition to see if the neighborhood was interested in keeping Felletti Foods in the neighborhood. They received many signatures.
- This project will allow us to keep a very popular market, and allow residential units and parking for the neighborhood.
(+) Tick Falletti
- He has been in the food market for several years.
- The neighborhood did come to them asking them to stay in the neighborhood.
- They have put together a new project which has a grocery store--upscale and high quality. It will have an open cafe and courtyard.
- He is committed to not having hard liquor--only beer and wine, and cutting the square footage.
(+) Dominic Falletti
- He is trying to make something for everyone, even though this is not always easy.
(+) Jamie Falletti
- He read a letter from Ann Marie Miloslavich who is in support of the project.
- This will be a small neighborhood oriented market.
(+) Alan Miloslavich
- He started working at the market as a bagger.
- This new plan is an exciting project and will bring a true grocer back to the City.
- The Falletti's have always given a lot to the community.
(+) Toby Levy - Project Architect
- Part of the design came out of community meetings.
- One of the primary concerns was to continue the retail façade.
ACTION: Approved as Amended: including:
1) reduction to the number of residential dwelling units to 89;
2) the project's parking spaces will be contained within two levels, one at grade, with egress onto Oak Street (designated as exiting only) shall not be permitted from the retail parking level during the hours of 6:00 a.m. to 9:00 a.m.;
3) Section C(5) shall include the following language: The Project Sponsor and construction contractor(s) shall meet with representatives of the neighborhood groups, the Traffic Engineering Division of the Department of Parking and Traffic, the Department of Public Works, the Fire Department, MUNI's Street Operation and Special Events office and the Planning Department to determine feasible traffic mitigation measures to reduce traffic congestion and pedestrian circulation impacts during construction of the Project and to ensure that construction activities do not impact MUNI bus stops or routes in the vicinity;
4) Section C(6) shall include the following language: Construction on Saturday shall not commence before 9:00 a.m. and shall be completed by 5:00 p.m. There shall be no construction work on Sundays;
5) Section D1(e) was reworded to state the following: All BMR units shall be rented or sold to qualifying households in accordance with the procedures established in the Procedures Manual for a period of at least 50 years, commencing from the date of issuance of the first Certificate of Temporary Occupancy;
6) add Section E(4) which shall state the following: Parking and open space on the Broderick Street side shall be of patterned paving and screened (which could include landscaping or trellis) from the seating area;
7) add Section G(2) which shall state the following: The Project Sponsor shall work with representatives of neighborhood groups on reviewing signage although they shall not have final approval;
8) insert the Board of Supervisors in Section H(1) and H(2);
9) Section I(3) shall be revised to read the following: The Project Sponsor shall appoint a community liaison officer to deal with issues of concern to neighbors related to the operation of this Project, and to meet with the neighbors on a regular basis until construction is completed. The name and telephone number of the community liaison shall be reported to the Zoning Administrator;
10) Section J shall be added which reads like the following:
J. Additional Conditions Pursuant to Project Sponsor's Agreement with Neighborhood Groups. Neighborhood groups, when referenced below, shall consist of the following:
i) Alamo Square Neighborhood Association;
ii) Buena Vista North Neighborhood Association;
iii) Haight Divisadero Neighbors and Merchants Association;
iv) North of Panhandle Association, and
v) Planning Association for Divisadero Street.
(1) A notice shall be recorded against the property that the owner of the property in perpetuity shall notify the Neighborhood Groups, prior to submitting application, of any proposed changes to the Project which would require a modification to the Conditional Use authorization for the Project requiring Planning Department approval.
(2) The Project Sponsor has agreed that the Falletti family or an affiliated company of the family shall be a partner in the Project and shall create a neighborhood grocery market, similar to the original Falletti's Market at Fulton and Masonic Streets.
(3) The Project Sponsor has agreed to designate up to 2,000 square feet of the commercial/grocery store floor area for liquor sales, specifically, beer and wine shall be allowed for off-sale.
(4) Display windows shall not be covered and no more than 25 percent of the retail store front will be covered with advertisements. No refrigeration appliances or other large objects shall block the display windows.
(5) The Project Sponsor shall apply for a condominium subdivision map for the Project.
(6) The Project will have an on-site resident manager. The resident manager's name and contact information shall be provided to the Neighborhood Groups.
(7) Daily time for start of construction shall comply with City ordinances (Monday through Friday at 7:30 a.m.; Saturday at 9:00 a.m. and no construction work on Sunday.).
(8) The Project Sponsor has agreed that good faith efforts will be used to develop a security and traffic safety plan with the Neighborhood Groups.
(9) The Project Sponsor has agreed to contribute up to $2,500.00 toward the actual costs incurred to relocate the tree situated at the southwest corner of the existing Bank of America branch.
AYES: Antonini, Bradford Bell, Feldstein, Hughes, S. Lee, W. Lee
ABSENT: Boyd
MOTION: 16615
