April 04, 2002
SAN FRANCISCO PLANNING COMMISSION
Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, April 4, 2002
1:30 PM
Regular Meeting
PRESENT: Baltimore, Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
ABSENT: None
THE MEETING WAS CALLED TO ORDER BY PRESIDENT CHINCHILLA AT 1:40 p.m.
STAFF IN ATTENDANCE: Gerald Green – Director; Larry Badiner -Zoning Administrator; Jean Paul Samaha; David Alumbaugh; Amit Ghosh; Mary Woods; Victoria Ryan; Kate McGee; Kelley Amdur; Rick Crawford; Michael Smith; Jamilla Vollman; Nora Priego – Transcription Secretary; Linda Avery - Commission Secretary
A. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Commission will consider a request for continuance to a later date. The Commission may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.
1. 2001.0535E (B.WYCKO: (415) 558-5972)
724-730 VAN NESS AVENUE - Appeal of Preliminary Negative Declaration. The proposed project involves the demolition of two existing one-story buildings at 724-730 Van Ness Avenue and 650-660 Turk Street, and the construction of a new building consisting of an approximately 130-foot tall, 14-story tower fronting on Van Ness Avenue and a 67-foot tall, 7-story tower fronting on Turk Street above a two-level subsurface parking garage and ground floor retail space, accessory office and recreation/laundry room. The project site is located on Lots 4 and 8 in Assessor's Block 742. The vacant 724 Van Ness Avenue building was formerly occupied by about 4,500 square feet of retail space. At 730 Van Ness Avenue, there currently exists about 1,500 square feet of restaurant space. The existing structure at 650-660 Turk contains 9,750 square feet and is currently occupied by an auto repair business at street level and an auto glass repair shop at the mezzanine level. The new building would consist of about 134 dwelling units on floor levels 2 through 14 with lobby access from Van Ness Avenue, 45 independently-accessible parking spaces for the dwelling units on two parking levels with vehicular access from Turk Street, and ground floor space allocated to an approximately 1,530 square foot community/laundry room, about 830 square feet of office space accessory to the residential complex, and about 2,200 square feet of retail space. Both project site lots are within a RC-4 District (Residential-Commercial Combined District, High-Density District) and the Van Ness Avenue Special Use District (SUD) as well as a 130-V Height and Bulk District. The project would require Conditional Use authorization for new construction over 40 feet in height. The project sponsor would also need to seek Variances regarding off-street parking and loading requirements and for the height of of the mechanical penthouse on the tower which fronts Van Ness Avenue.
(Continued from Regular Meeting of March 21, 2002)
(Proposed for continuance to May 23, 2002)
SPEAKER(S): None
ACTION: Continued to May 23, 2002
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Salinas
ABSENT: Theoharis
2a. 2001.1027CR (G. NELSON: (415) 558-6257)
3224-3252 PIERCE STREET - east side between Chestnut and Lombard Streets; Lots 009,010,011,012 and 013 in Assessor’s Block 0490 - Request for a finding of Conformity with the General Plan pursuant to Section 4.105 of the San Francisco Charter, and Sections 2A.52 and 2A.53 of the Administrative Code, to mount a total of six panel antennas on an existing light pole and related equipment cabinets on an interior wall of the City-owned Marina District Off-Street Parking Facility as part of a wireless telecommunication network, in general conformity with the plans filed with the Application, within an NC-2 (small scale neighborhood commercial) Zoning District and a 40-X Height and Bulk District. A General Plan Referral is required for any ordinances or resolutions concerning a change of use of any public property, building, or structure. 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 public facility.
Preliminary Recommendation: Finding of Conformity with the General Plan
(Continued from Regular Meeting of March 14, 2002)
(Proposed for Continuance to April 11, 2002)
SPEAKER(S):
Re: Continuances
Patricia Vaughey
- There will be many speakers on April 11, 2002 so she would like the project to be continued to May 9, 2002 since the Commission calendar is lighter.
Daniel Fratten
- He just needs an additional week to put information together.
- There is no need to continue it to May 9, 2002.
ACTION: Continued to April 11, 2002
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Salinas
ABSENT: Theoharis
2b. 2001.1027CR (G. NELSON: (415) 558-6257)
3224-3252 PIERCE STREET - east side between Chestnut and Lombard Streets; Lots 009,010,011,012 and 013 in Assessor’s Block 0490 - Request for Conditional Use authorization under Section 712.83 of the Planning Code to mount a total of six panel antennas on an existing light pole and related equipment cabinets on an interior wall of the Marina District Off-Street Parking Facility as part of a wireless telecommunication network, in general conformity with the plans filed with the Application, within an NC-2 (small scale neighborhood commercial) Zoning District and a 40-X Height and Bulk District. Because the parking facility is the property of the City and County of San Francisco, the application also requires a finding of conformity with the General Plan pursuant to Section 4.105 of the San Francisco Charter, and Sections 2A.52 and 2A.53 of the Administrative Code. 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 public facility.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of March 14, 2002)
(Proposed for Continuance to April 11, 2002)
SPEAKER(S): Same as those listed for item 2a.
ACTION: Continued to April 11, 2002
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Salinas
ABSENT: Theoharis
3. 2001.1098H (A. LIGHT: (415) 558-6254)
216 STOCKTON STREET - east side between Geary and Post Streets, Assessor's Block 309, Lot 13. A three story, black granite-clad Art Moderne-style Category IV Building in the Kearny-Market-Mason-Sutter Conservation District, zoned in a C-3-R (Downtown, Retail) District and is in a 80-130-F Height and Bulk District. Request for Permit to Alter under Article 11 of the Planning Code to allow exterior alterations to the façade above the ground floor.
Preliminary Recommendation: Approval
(Proposed for Continuance to April 11, 2002)
SPEAKER(S): None
ACTION: Continued to April 11, 2002
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Salinas
ABSENT: Theoharis
4. 2000.1183DDD (SANCHEZ: 558-6679)
1725 LAKE STREET - south side between 18th and 19th Avenues, Lot 035 in Assessor’s
Block 1378 - Requests for Discretionary Review of Building Permit Application No. 2000/07/03/4299’S’ proposing to add two floors, an extension to the rear and additions to both sides and the front of an existing single-family house in an RH-2 (House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of January 24, 2002)
BUILDING PERMIT APPLICATION WITHDRAWN
B. COMMISSIONERS' QUESTIONS AND MATTERS
5. Commission Matters
None
C. DIRECTOR'S REPORT
6. Director's Announcements
None
7. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
BOS
Re: Planning Department Audit
The draft audit is out and the department is reviewing it for accuracy. The audit will be available on April 15 to the Board of Supervisors as well as the public. There will be a hearing sometime thereafter to discuss this with the Commission.
Re 427 31st Avenue - antenna
This case will be heard by the Board of Supervisors on April 8, 2002.
Transportation and Commerce Committee
Re: Work Program and Budget
- Staff was present at this hearing to respond to their request to discuss the results of the current fiscal year's work program and budget.
- The Board is finally getting educated regarding the budget process. They have requested that they be given an opportunity to help shape the goals and objectives of the Department's work program.
- The Committee also took issue that once a budget decision is made; the Department has the opportunity to reshape the work program. The Committee was surprised by this and raised a lot of questions.
- It is not easy to start a work program in January and forecast what the work program will be and what it will cost and then in June make a decision that will fall short.
- Staff suggested that this should be done through a public hearing which would allow the Commission as well as the public to come to the hearing and provide their input.
Re: Inclusionary Housing Policy
- At the end of 45 days, staff was to come before the Commission with a presentation about some proformas of various examples of projects that would be subject to inclusionary housing. Today was the target date.
- The ordinance that was before the Commission, which was not approved by the Commission but approved by the Board of Supervisors, supercedes the Commission's policy.
- Director Green will discuss with the Commission President as to whether or not it is necessary to bring this before the Commission.
BOA
Re: 148 7th Avenue
- On June 7, 2001, this Discretionary Review was before the Commission.
- The Commission felt that the project was appropriate and did not take Discretionary Review.
- The Board upheld the Commission's decision +5-0.
D. PUBLIC COMMENT ON MATTERS WHERE THE PUBLIC HEARING HAS BEEN CLOSED
At this time, members of the public may address the Commission on agenda items that have 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. Each member of the public may address the Commission for up to three minutes.
Rod Minott
RE: 131 Missouri Street
- He urges the Commission to uphold the disapproval of the 131 Missouri Street project
- The neighborhood believes that the project is still wrong for the neighborhood.
- The neighborhood would like this project to be suspended until a master plan of the neighborhood is completed. The various neighborhood groups of the area are working on this master plan.
Horlino M. Tabios
Re: 131 Missouri Street
- He has a business in the neighborhood.
- This project is proposed in a mostly industrial district.
- He is concerned about the height of the building
Kepa Askenasy
Re: 131 Missouri Street
- She would like the Commission to uphold the disapproval of this project.
Judie Guerriero
Re: 131 Missouri Street
- There are various neighbors who are angry about this project.
- She hopes that the Commission disapproves this project.
- This project has been wrong for the neighborhood since the beginning.
- This project is too large for this street.
David Silverman – Reuben and Alter
Re: 131 Missouri Street
- He is requesting that the Commission approve this project with the industrial space.
Craig Johnson
Re: 131 Missouri Street
- He supports the project.
- The developer has addressed all of his issues.
- Currently there is only a shed there and this project will be a great improvement to the area.
E. CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
8. 2001.1130DD (G. CABREROS: (415) 558-6169)
147 6TH AVENUE - west side between Lake and California Streets, Lot 013 in Assessor’s Block 1366 - Requests for Discretionary Review of Building Permit Application Nos. 2001/0713/3641 and 2001/0713/3642 proposing to demolish the existing two-story over garage, single-family home and to construct a three-story over garage, two-unit building in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
(Continued from Regular Meeting of March 14, 2002)
NOTE: On March 14, 2002, following public testimony the Commission closed the public hearing. The Commission entertained a motion to not take Discretionary Review and approve the project. The motion failed to carry by vote of +3 –3, with Commissioners Lim, Salinas and Joe voting no. Commissioner Chinchilla was absent. The matter was continued to April 4, 2002, at the call of the chair to allow the absent Commissioner to participate in the final action.
NOTE: On March 26, 2002, one of the Discretionary Review Requestors, Beth Tenny, a tenant at the subject property, withdrew her request for discretionary review. A letter requesting her withdrawal has been provided to the Commission Secretary. Because there were two discretionary review requestors, the matter is still before the Commission for final action.
SPEAKER(S): None
ACTION: Disapproved
AYES: Joe, Lim, Salinas
NAYES: Baltimore, Fay, Theoharis, Chinchilla
RESULT: The motion failed
ACTION: No Discretionary Review and Approve the Project
AYES: Baltimore, Fay, Theoharis, Chinchilla
NAYES: Lim, Salinas, Joe
9a. 1999.813CD (D. SIDER: 415-558-6697)
131 MISSOURI STREET - east side between 17th and Mariposa Streets; Lot 024 in Assessor's Block 3985 - Request for Conditional Use Authorization to allow the construction of dwelling units pursuant to Planning Code Section 215(a) in an M-1 (Light Industrial) Zoning District. The proposal is to demolish an existing industrial building and construct a three and four-story building containing 9 dwelling units and 9 parking spaces in a ground level garage. The property is within an M-1 Zoning District, an IPZ (Industrial Protection Zone), and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions.
(Continued from Regular Meeting of March 21, 2002)
NOTE: On March 21, 2002, following public testimony, the Commission closed the public hearing. The Commission entertained two motions on this matter: 1) a motion to approve staff recommendations. The motion failed to carry with a +3 –4 vote with Commissioners Lim, Baltimore, Salinas and Chinchilla voting no. 2) A motion of intent to disapprove. This motion was approved by a +4 –3 vote with Commissioners Fay, Joe and Theoharis voting no. The matter was continued to April 4, 2002 for final action.
SPEAKER(S): None
ACTION: Disapproved
AYES: Baltimore, Chinchilla, Joe, Lim, Salinas
NAYES: Theoharis and Fay
MOTION: 16366
9b. 1999.813ECD (D. SIDER: 415-558-6697)
131 MISSOURI STREET - east side between 17th and Mariposa Streets; Lot 024 in Assessor's Block 3985 - Mandatory Discretionary Review of a proposal to demolish a 3,000 square foot existing industrial building and construct a new building containing 9 dwelling units. Planning Commission IPZ Policy (Resolution Number 16202) discourages the development of housing within an IPZ. The property is within an M-1 (Light Industrial) Zoning District, an IPZ (Industrial Protection Zone), and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take D.R. and approve the project as proposed.
(Continued from Regular Meeting of March 21, 2002)
NOTE: On March 21, 2002, following public testimony, the Commission closed the public hearing. The Commission entertained a motion of intent to take discretionary review and disapprove. This motion was approved by a +4 –3 vote with Commissioners Fay, Joe and Theoharis voting no. The matter was continued to April 4, 2002 for final action.
SPEAKER(S): None
ACTION: Took Discretionary Review and Disapproved the Project
AYES: Baltimore, Chinchilla, Joe, Lim, Salinas
NAYES: Theoharis and Fay
F. REGULAR CALENDAR
10. 2001.0015Z (M. WOODS: 415-558-6315)
1052 OAK STREET (AKA 444 DIVISADERO AND 1060-62 OAK STREET) - north side between Divisadero and Scott Streets, Lot 5 in Assessor's Block 1216 - Request for reclassification of a portion (approximately 3,136 square feet) of Lot 5 (a part of the Touchless Car Wash site) from NC-2 (Small-Scale Neighborhood Commercial) District to RH-3 (Residential, House, Three-Family) District. Currently, the entire lot area, approximately 4,199 square feet, of Lot 5 is zoned NC-2. This reclassification is to allow the construction of three new residential units in accordance with Planning Commission Motion No. 16036 relating to a conditional use authorization approved on November 16, 2000 to expand the car wash.
Preliminary Recommendation: Adoption of the Draft Resolution for Reclassification.
(Continued from Regular Meeting of March 21, 2002)
SPEAKER(S): None
ACTION: Project Withdrawn
11. 2002.0060C (V. RYAN: (415) 558-6812)
2325 UNION STREET - southwest corner of Union and Steiner Streets, Lot 22 in Assessor’s Block 538 - Request for Conditional Use authorization under Planning Code Section 209.3(f) to provide child-care for 13 or more children. The proposal is to provide a child-care facility for up to 20 children in the Parish Hall of Saint Mary the Virgin Episcopal Church, which currently provides child-care for 12 children. The property is located within an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions.
SPEAKER(S):
(+) Lawson Willard – Project Sponsor
- He would like to have the project approved.
(-) Sandra J. Zrnic
- She is the owner of the property next door to the church.
- She agrees that childcare is needed.
- The children in the courtyard create a lot of noise and the courtyard is not very large.
- There are problems with parking in the area.
(-) Michel Zrnic
- He works at night and needs to sleep during the day.
- The increase of children will create a lot of noise.
(-) Peter Hope
- He has been a tenant of the Zrnic's for many years.
- There are a lot of problems in the area because of parking as well as a lot of problems with noise.
- He hopes that the commission disapproves this project..
(+) Jennifer Peavy – Director of Pre-School
- She hopes that the Commission approves the project to allow 15 children in the preschool.
- There are always adults who help out during receiving an/or picking up children.
- They have never received any complaints.
ACTION: Approved with Conditions: 1) The Project Sponsor shall appoint a community liaison officer to deal with issues of concern to neighbors related to the operation of this proposal. The Project Sponsor shall report the name and telephone number of the liaison to the Zoning Administrator for reference; 2) The Project Sponsor shall prepare a written plan for the drop-off and pick-up of children at the facility. A copy of this plan shall be provided do the parents of all children enrolled at the facility and to the Zoning Administrator for reference.
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
MOTION: 16367
Item 12 followed item 14.
12. (D. ALUMBAUGH: 415-558-6601/J. RUBIN: 415-558-6310)
CENTRAL WATERFRONT BETTER NEIGHBORHOODS PLAN - Informational Presentation.
SPEAKER(S):
(+) John DeCastro – President Potrero Boosters Association
- He has been working closely with the Planning Department on this effort.
- He strongly believes that PDR should start to be thought about.
- He is glad to see that there are plans to build housing on the north end, closer to the UCSF campus.
- This process is moving along and he commends the department for the hard work.
ACTION: None. Informational Presentation Only
13a 001.1140CDV (K. McGEE: (415) 558.6367)
1079 YORK STREET between 22nd and 23rd Streets; Lot 25 in Assessor’s Block 4152 - Request for Conditional Use Authorization to legalize one market-rate dwelling unit that does not provide 25% affordability pursuant to Board of Supervisors Resolution No. 518-01, the Mission District Interim Controls. The property is located in a RH-2 Zoning District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Approve the project as proposed.
SPEAKER(S):
(+) Zoila Herrera – Project Sponsor
- The building has existed as is for more than 20 years.
- There are a lot of deficiencies with the unit.
(+) Dana Diodary
- The unit in question has a lot of deficiencies and needs repair.
- The approval of this project will allow an extra unit for this City.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Joe, Lim
NAYES: Theoharis and Salinas
MOTION: 16369
13b. 2001.1140CDV (K. McGEE: (415) 558.6367)
1079 YORK STREET - between 22nd and 23rd Streets; Lot 25, Assessor’s Block 4152 - Board of Supervisors Resolution No. 518-01, the Mission District Interim Controls, requires a Discretionary Review hearing for any change of use, whether or not it is considered a change of use under the Building Code. The project proposes to legalize a second dwelling unit on the property. The property is in a RH-2 Zoning District and in 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 in item 13a.
ACTION: Did not take Discretionary Review and Approved the Project as Proposed.
AYES: Baltimore, Chinchilla, Fay, Joe, Lim
NAYES: Theoharis and Salinas
13b c. 2001.1140CDV (K. McGEE: (415) 558.6367)
1079 YORK STREET - between 22nd and 23rd Streets; Lot 25, Assessor’s Block 4152 - A variance is requested to provide a second parking space (in tandem arrangement) for the second unit, in accordance with Planning Code Section 151. The property is in a RH-2 Zoning District and in a 40-X Height and Bulk District.
SPEAKER(S): Same as those listed in item 13a.
ACTION: Zoning Administrator Closed the Public Hearing and Granted the Variance.
Item 14 was taken out of order and followed item 11.
14. 2002.0182C (K. AMDUR: (415) 558-6351)
141 MASON STREET - , west side between Ellis and Eddy Streets; Lot 003 in Assessor’s Block 0331: -- Request for temporary conditional use authorization to expand an existing parking area within a C-3-G (Downtown General Commercial) District and a 130-F Height and Bulk District. The proposal is to demolish the existing one-story building containing two adult entertainment establishments and expand an existing surface parking lot from 15 spaces to 27 spaces.
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) Rev. Cecil Williams – Project Sponsor
- This project is a win-win situation.
- This City will benefit from this.
- This facility will help people help themselves.
(+) Holder Ganz - Hilton
- He is very familiar with the neighborhood and Glide Memorial Church.
- As a corporate citizen, he is very much in favor of this project and hopes that the Commission approves this project.
(+) Kathleen Mullen
- This project will benefit the neighborhood since it will eliminate two adult entertainment venues.
- She hopes that the Commission will approve this project.
(-) Steve Drack
- He is opposed to the demolition of the building since there are already two parking lots in the neighborhood.
- The adult business employs about 40 people who will have to get new jobs.
(-) (Did not state name)
- There are economical issues with the employees who will be left without jobs if the adult clubs close.
- There are other clubs in the city yet they are not as clean and respectable as the Chez Paree.
- This establishment will not be able to move to another location.
- The current lots don't fill up now so there is no need for another parking lot.
- This is San Francisco and it has specific neighborhood characteristics.
(-) Michael Charlton
- He works in security for the adult club.
- The parking lots don't ever fill up so there is no need for another parking lot.
- He was homeless for some time and is grateful to have a job at the club.
- A lot of people think that this is a bad place, yet its just entertainment where people can go.
- He doesn't know how long it will take him to find another job.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
MOTION: 16368
15. 2002.0111C (R. CRAWFORD: (415) 558-6358)
400 CASTRO STREET - (south west corner of Market and Castro Streets), Assessor's Block 2647, Lot 035 - Request under Planning Code Section 715.21 for Conditional Use Approval for a Retail Store with a floor area exceeding 1,999 square feet, to develop a 2,900 square foot clothing store (Diesel USA). This project lies within the Castro Street Neighborhood Commercial District and within the 65-B Height and Bulk District.
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) Jannet Crain – Project Architect
- They have met with neighborhood groups and they have provided letters of approval for this project.
- Diesel Clothing Store will be making a donation to the Gay/Lesbian film festival.
- The exterior of the building will remain the same.
(+) Gustavo Seriña – Eureka Valley Neighborhood Association
- The association is in full support of the project.
- The store will serve the needs of the area and the many visitors that come to the Castro.
- An Italian store coming into the former bank of Italy is an appropriate use.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
MOTION: 16370
E. DISCRETIONARY REVIEW HEARING
At Approximately 4:15 PM the Planning Commission convened into a Discretionary Review (DR) Hearing.
16. 2001.527D (R. CRAWFORD: 415-558-6358)
155 ELLINGTON AVENUE - southeast side between Mt Vernon and Ottawa Avenues. Assessor’s Block 7043 Lot 003F - Request for Discretionary Review of Building Permit Application 2000/12/18/8198 proposing a one story vertical addition and a 12 foot horizontal addition at the rear of a single family dwelling in an RH-1, (Residential House, One Family) district and a 40-X Height and Bulk district.
Preliminary Recommendation: Take Discretionary Review and modify the Project.
(Continued from Regular Meeting of March 21, 2002)
SPEAKER(S):
(-) Saravena Colton – Discretionary Review Requestor
- She would like to have this project rescheduled because although she did receive the revised plans, the co-owner is out of town.
- Because there is a significant change to the drawings, she feels that the neighborhood should be allowed to view these revised plans.
- She would like to request that the information be translated to Chinese since many of the neighbors are Chinese.
- The project will eliminate the view she has from her bedroom.
- Many of her family members have allergies so she is worried that during construction, there be proper coverage
(-) Harry Clooner
- He is a next-door neighbor.
- He hopes that the Commission will not approve this extension since it will block his view.
(+) Melissa Navarro – Project Sponsor
- She has tried to deal with all the issues from the DR requestor.
- She hopes that the Commission approves the plans as revised since it meets all the requirements from the Planning Department.
(+) Christopher Roach
- This project has been dragging on for a year now.
- They will be starting a family soon and would like to expand their house.
- They have tried to meet with the DR requestor in good faith but they continually refuse to answer their questions.
ACTION: Took Discretionary Review and approved the project as revised: Issue a notice of special restriction that states that the property will always remain as a single-family home.
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Salinas, Theoharis
17. 2002. 0208D (M. SMITH: (415) 558-6322)
455 AND 457 BUENA VISTA EAST AVENUE - south side of the street between Park Hill and Upper Terrace, Lot 060 in Assessor's Block 2607, staff initiated request for Discretionary Review of Building Permit Application Nos. 2001/12/10/4894, 2001/12/10/4896, and 2001/12/10/4898, proposing to demolish two residential buildings on one lot that contain a total of three dwelling units and constructing one three-story over basement, three-unit residential building, located in a RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
NOTE: On October 12, 2001 the Commission denied without prejudice a similar proposal for this property in case 2000.581C. The current proposal is being brought to the Commission as a Staff Initiated Discretionary Review because it involves similar issues.
Preliminary Recommendation: Do not take Discretionary Review and approve the Building Permits
SPEAKER(S):
(+) Brett Gladstone – Representing Project Sponsor
- The project sponsor has lived in the neighborhood for 32 years.
- There is evidence that the building is not habitable. The project sponsor had a Building Department inspector come and provide a report that states that the building is unsound.
- The units that will be rented after the renovation will not be affordable because of renovation costs.
(+) Harold Lewis – Geotechnical Engineer
- He has been working in San Francisco for over 20 years.
- He recommended drilled piers for the new structure because there is a large wedge of fill that is overlying the sloping hillside.
(+) Erich Stratmann
- He is worried about the safety of the units.
- He is concerned about his views but would rather have a safe building.
- He supports this project.
(+) Richard F. Zink
- He has lived in the neighborhood for 40 years.
- He has reviewed and discussed this project with the owner and agrees with all aspects of it.
- The owner of the property has been very good to discuss issues with him and his neighbors.
- This project will really help the neighborhood.
(+) Robert Incerti
- He is been living in the neighborhood for 40 years.
- Grant has been a neighbor for many years and knows the character of the neighborhood.
- He is completely in support of the project.
- These properties have lived their lives and it's time for them to be rebuilt.
(+) Don Champel
- He has lived on Buena Vista Avenue for 36 years.
- He agrees with all the recommendations for this project.
- These ramshackle buildings should be remodeled.
ACTION: Did not take Discretionary Review and Approved the Project.
AYES: Baltimore, Fay, Joe, Lim, Salinas, Theoharis
NAYES: Chinchilla
18. 2001.1073DD (M. SMITH: (415) 558-6322)
268 CHENERY STREET - northwest side of the street between Fairmount and Miguel Streets, Lot 012 in Assessor's Block 6685 - Request for Discretionary Review of Building Permit Application No. 2001/08/10/5766, proposing to construct a two-story rear horizontal addition on a duplex building, located in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the Building Permit
(Continued from Regular Meeting of February 28, 2002)
SPEAKER(S):
(-) David Trip – Discretionary Review Requestor
- He purchased his property in 2000. When he did, he approached his neighbors regarding the addition to his home.
- The home had been vacant for 12 years and had not been kept up so it needed extensive remodeling just to be habitable.
- He then made several modifications to the plan to deal with the issues of his neighbors.
- His issue with the project sponsor is that the extension is not within the existing footprint but extends further out.
- He is not objecting to the blocking of his view but the reduction of natural light and space to the back yard.
(-) Aaron Kahn
- He lives on Whitney Street, which is a home behind the DR requestor's home.
- He is opposed to the addition because it is out of character with the rest of the neighborhood and it is what the residential design guidelines intend to prevent.
- Although the house is not out of character with the one recently built, it is out of character with the rest of the homes.
(-) Kay Laming
- She lives on Chenery Street, next door to the project sponsor.
- She opposed the first addition since the height of the building and the large windows would intrude into her privacy.
- She is also opposed to the addition since it would set a precedent for any other additions similar in height.
- Now the Discretionary Review requestor is planning an addition that is also large in height thanks to the precedent set by the first addition of another neighbor.
- The project should not be as tall or extended as far out into the rear yard since the neighbors have been violated of their privacy already.
(-) Paul Curtis
- He lives in the neighborhood.
- He is concerned that this is another major addition in the area.
- His main objection is that the proposed construction is not compatible with the neighborhood.
(-) Susan Sampson
- She lives in the neighborhood.
- She read a letter from a neighbor who is opposed to this project.
- She has been in her house for 28 years and has rehabilitated her house and has not changed the look of her home.
- She is opposed of this project.
(+) Zahid Sardar – Project Sponsor
- He has lived in his property for 18 years.
- The addition has been reduced in form in order to create a series of small structures rather than one very large one.
- The homes in the neighborhood have a different character.
(+) Yves Behar - Designer
- Read a letter from a neighbor who is in support of the project.
- He believes that it is reasonable to expect change.
- He urges the Commission to approve the project.
- He believes also that architects should be supported.
(+) Jim Zack
- He lives on Chenery Street
- He supports this project.
(+) Mark Macy – Jensen & Macy Architects
- This is a very modest addition.
- He hopes that this project is approved.
ACTION: Did not take Discretionary Review and Approved the Project.
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis
ABSENT: Salinas
19. 2002.0016D (J. VOLLMANN: (415) 558-6612)
2067-2069 GREEN STREET - south side between Buchanan and Webster Streets, Lot 023 in Assessor’s Block 0556. Staff-initiated request for Discretionary Review of Building Permit Application No. 2001/0810/5771 to convert an existing 4-unit building into two dwelling units. The proposal involves interior work to remove two kitchens. The property is located within an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve as proposed.
SPEAKER(S):
(+) Stephen Antanaros – Project Architect
- He hopes that the Commission will approve the project.
(+) Hilda Lai – Project Sponsor
- She is the property owner.
- She hopes that the Commission will approve her project.
(+) Loraine Kelley
- Parking is very difficult in this area.
- Two units make more sense than four.
- Every neighbor in the area supports two units.
ACTION: Did not take Discretionary Review and Approved the Merger
AYES: Baltimore, Chinchilla, Fay, Joe, Lim, Theoharis
ABSENT: Salinas
G. 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))
Hilda Lai
- [Was not able to decipher comments]
Adjournment: 6:25 p.m.
THE DRAFT MINUTES ARE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, April 25, 2002
Last updated: 11/17/2009 10:00:07 PM
