April 25, 2002
SAN FRANCISCO PLANNING COMMISSION
Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, April 25, 2002
1:30 PM
Regular Meeting
PRESENT: Baltimore, Chinchilla, Fay, Lim, Salinas, Theoharis
ABSENT: Joe
THE MEETING WAS CALLED TO ORDER BY VICE PRESIDENT FAY AT 1:45 p.m.
STAFF IN ATTENDANCE: Gerald Green – Director; Larry Badiner -Zoning Administrator; Jean Paul Samaha; Ben Fu; Jamilla Vollman; Dan Sirois; Rick Crawford; Nannie Turrell; Michael Li; Dario Jones; Kate McGee; Joy Navarrete; Jonathan Purvis; Thomas Wang; 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. 2000.1170D (M. SNYDER: 415-575-6891)
2637–2639 24th STREET - south side between Potrero Avenue and Utah Street, Lot 25 in Assessor’s Block 4264 - Request for Discretionary Review of Building Permit Application No. 2000/03/07/3664 proposing to construct a new building that would contain six new dwelling units, six parking spaces, and a small commercial unit, on a lot that currently contains a single-story commercial building. The property is within the 24th Street - Mission Neighborhood Commercial District, and a 65-A Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
(Continued from Regular Meeting of April 18, 2002)
(Proposed for Continuance to May 2, 2002) May 16, 2002
SPEAKER(S): None
ACTION: Continued to May 16, 2002
AYES: Baltimore, Fay, Lim, Salinas, Theoharis
ABSENT: Chinchilla, Joe
2. 2000.790EKXCTZM (K. AMDUR: 415-558-6351)
888 HOWARD STREET (aka 155 FIFTH STREET) - northeast corner of 5th Street, Lot 66 in Assessor’s Block 3724 -- (1) Request for Determinations of Compliance under Planning Code Section 309 (Downtown Project) and (2) Request for Exceptions, including an exception to the Reduction of Ground Level Wind Currents requirement (Section 148); (3) Request for Conditional Use authorization for a hotel, Planning Code Sections 303 and 216(b) and (4) Amendments to the Planning Code and Zoning Maps to change the height, bulk and Floor Area Ratio (FAR) of the project site, Planning Code Section 302(c) . The proposal would change the height and bulk zoning of the project site from 160-F to 320-M, and would change the maximum FAR from 5:1 to 7.5:1 without the purchase of Transferable Development Rights (TDR). (The current zoning allows a maximum FAR of 7.5:1, but only with the purchase of TDR). The Project would also require amendments to the Urban Design and Land Use Elements of the General Plan and the Downtown Area Plan to be consistent with the proposed changes related to height, bulk and FAR.
Preliminary Recommendations: Pending
Note: The project CURRENTLY PROPOSES TO rezone to a 320-S height and bulk district, INSTEAD of a 320-M district AS ORIGINALLY REQUESTED.
(Continued from Regular Hearing of February 28, 2002)
(Proposed for continuance to May 16, 2002)
SPEAKER(S): None
ACTION: Continued to May 16, 2002
AYES: Baltimore, Fay, Lim, Salinas, Theoharis
ABSENT: Chinchilla, Joe
3. 2001.1168D (M. SMITH: 415-558-6322)
138 WHITNEY STREET - west side of the street between Fairmount and Randall Streets, Lot 007 in Assessor's Block 6664 - Request for Discretionary Review of Building Permit Application No. 2000/12/19/8292, proposing to enlarge the existing detached garage to accommodate two cars and construct a two-story addition located partially on the roof of the garage, located in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Disapprove the Project
(Continued from Regular Calendar of February 21, 2002)
(Proposed for Continuance to May 23, 2002)
SPEAKER(S): None
ACTION: Continued to May 23, 2002
AYES: Baltimore, Fay, Lim, Salinas, Theoharis
ABSENT: Chinchilla, Joe
4. 2002.0153T (J-P. SAMAHA: 415-558-6602)
MULTIPLE LANGUAGES LEGISLATION - Consideration of recommendations for an ordinance amending Building Code by adding Section 104.6 through 104.6.3 and amending the San Francisco Planning Code by adding Section 306.10 to require publication of a cover sheet with neighborhood notices advising how to request information about the notices in multiple languages.
Preliminary Recommendation: Pending
(Proposed for Continuance to May 23, 2002)
SPEAKER(S): None
ACTION: Continued to May 23, 2002
AYES: Baltimore, Fay, Lim, Salinas, Theoharis
ABSENT: Chinchilla, Joe
5. 2001.1176D (S. VELLVE: 415-558-6263)
2298 – 22nd AVENUE - east side between Ocean Ave. and Sloat Blvd., Lot 007 in Assessor’s Block 7205 - Request for Discretionary Review of Building Permit Application No. 2001/10/09/0234, proposing to construct horizontal extensions of 11 feet at the ground floor, 7 feet at the second floor and a partial third floor to an existing single-family dwelling within a RH-1(D) (House, One-Family, (Detached Dwelling) District and a 40-X Height and Bulk District
Preliminary Recommendation: Take Discretionary Review and approve the building permit application with modifications.
(Proposed for Continuance to June 27, 2002)
.
SPEAKER(S): None
ACTION: Continued to June 27, 2002
AYES: Baltimore, Fay, Lim, Salinas, Theoharis
ABSENT: Chinchilla, Joe
B. COMMISSIONERS' QUESTIONS AND MATTERS
6. Consideration of Adoption - draft minutes of April 4, 2002.
SPEAKER(S): None
ACTION: Approved
AYES: Baltimore, Fay, Lim, Salinas, Theoharis
ABSENT: Chinchilla, Joe
Commission President Chinchilla took over the meeting from this point on.
7. Consideration of Modifications to the Commission Hearing Schedule for 2002.
SPEAKER(S): None
ACTION: Reinstated May 30, 2002 as a special hearing date.
AYES: Baltimore, Chinchilla, Fay, Lim, Salinas, Theoharis
ABSENT: Joe
8. Commission Matters
Commissioner Baltimore:
- She would like to have calendared, a review of the elevator code as it applies to roof decks in compliance with Title 24.
- She would also like to have calendared on May 31 (30), 2002, a review of the present parking regulations, policies and codes.
C. DIRECTOR'S REPORT
9. Director's Announcements
None
10. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
BOS
Re: Budget Committee
- Presented work program and budget for fiscal year 2002-2002.
- The Board took this as an introductory presentation to prepare themselves for future dates they might ask.for
- They felt that the Planning Department receives enough funding.
- During this hearing, the subject of the audit came up. This audit is not available since it's still in draft form.
BOA – None – Meeting cancelled because there was no quorum.
D. PUBLIC COMMENT ON MATTERS WHERE THE PUBLIC HEARING HAS BEEN CLOSED
At this time, members of the public who wish to 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 must do so at this time. Each member of the public may address the Commission for up to three minutes.
David Silverman – Reuben and Alter, representing the project sponsor
Re: 1087 Mississippi Street
- The project sponsor went around to everyone in the neighborhood and received unanimous support for the project. The project sponsor submitted letter of support.
- The plans for the project have been modified and these modifications are good for the neighborhood.
- Planning staff is in agreement with these modifications.
E. CONSIDERATION OF FINDINGS AND FINAL ACTION -- PUBLIC HEARING CLOSED
11a. 2001.1088CD (B. FU: 415-558-6613)
1087 MISSISSIPPI STREET - east side, between 23rd and 25th Streets, Lot 049 in Assessor’s Block 4224 - Request for Conditional Use Authorization under Planning Code Section 215 and pursuant to Planning Code Section 303, to demolish an existing industrial building and allow the construction of one (1) additional dwelling unit for a total of three (3) units within a M-1 (Light Industrial) District, an IPZ (Industrial Protection Zone), with a 40-X Height and Bulk designation. The project was previously approved for two (2) dwelling units on April 19, 2001.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of April 11, 2002)
NOTE: On April 11, 2002, following public testimony the Commission closed the public hearing and passed a motion of intent to disapprove by a vote of +5 –1. Commissioner Lim voted No and Commissioner Theoharis was absent. The matter was continued to 4/25/02 for final action.
SPEAKER(S): None
MOTION: Approve Project
AYES: Baltimore, Fay, Lim
NAYES: Chinchilla, Salinas, Theoharis
RESULT: The motion failed
ACTION: Disapproved Project
AYES: Baltimore, Chinchilla, Salinas, Theoharis
NAYES: Fay, Lim
ABSENT: Joe
MOTION: 16383
11b. 2001.1088CD (B. FU: (415) 558-6613)
1087 MISSISSIPPI STREET - east side, between 23rd and 25th Streets, Lot 049 in Assessor’s Block 4224 - Mandatory Discretionary Review per Planning Commission IPZ Policy, Resolution Number 16202), to demolish an existing industrial building and allow the construction of one (1) additional dwelling unit for a total of three (3) units within a M-1 (Light Industrial) District, an IPZ (Industrial Protection Zone), with a 40-X Height and Bulk designation. The project was previously approved for two (2) dwelling units on April 19, 2001.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of April 11, 2002)
NOTE: On April 11, 2002, following public testimony the Commission closed the public hearing and passed a motion of intent to take discretionary review and disapprove by a vote of +5 –1. Commissioner Lim voted No and Commissioner Theoharis was absent. The matter was continued to 4/25/02 for final action.
SPEAKER(S): None
MOTION: Do not take Discretionary Review and Approve Project
AYES: Baltimore, Fay, Lim
NAYES: Chinchilla, Salinas, Theoharis
RESULT: The motion failed
ACTION: Took Discretionary Review and disapproved the project
AYES: Baltimore, Chinchilla, Salinas, Theoharis
NAYES: Fay, Lim
ABSENT: Joe
F. REGULAR CALENDAR
12. 2002.0047Q (J. VOLLMANN: 415- 558-6612)
1919 OCTAVIA STREET - west side between Sacramento and California Streets, Lot 3 in Assessor’s Block 0639 - Request of authorization to approve a six-unit residential condominium conversion subdivision in an RM-2 (Residential, Mixed) 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
SPEAKER(S): None
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Lim, Salinas, Theoharis
ABSENT: Joe
MOTION: 16384
13. 2002.0192C (J. VOLLMANN: 415-558-6612)
2215-2217 UNION STREET - south side between Fillmore and Steiner Streets, Lot 001A in Assessor's Block 0539 - Request for Conditional Use Authorization pursuant to Planning Code Section 725.45 to allow a liquor store use that sells beer, wine and distilled spirits. The proposal is to add a Type 21 ABC license for the sale of beer, wine and distilled spirits sales within an existing retail grocery store (Union Street Pantry) which is in the Union Street Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) Patricia Vaughey – Marina/Cow Hollow Neighborhood Association
- The association is in full support of this item.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Lim, Salinas, Theoharis
ABSENT: Joe
MOTION: 16385
14a. 2000.0882PR (D. SIROIS: 415-558-6313)
99 HARDING ROAD - (Harding and Fleming Park Golf Courses) - bounded by Lake Merced Boulevard and Skyline Boulevard on Assessor’s block 7283- Request by the San Francisco Recreation and Park Department for Coastal Zone Permit Authorization pursuant to Planning Code Section 330 to renovate the Harding Park/Fleming Park golf complex, which includes landscape improvements and the demolition and construction of golf facility buildings. The subject site is located in a P (Public Use) District and an OS (Open Space) Height and Bulk District, within the Coastal Zone Permit Area.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Bob McDonald – Recreation and Park Department
- The department is very excided about this project.
- This project means great capital improvement for many years.
(+) Jackie Fong – Property Management of the Recreation and Park Department
- This is a great program that will work with schools and kids.
(+) Supervisor Tony Hall
- He would like to ask the Commission to make a speedy approval of this park.
- The Board of Supervisors totally supports this project.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Lim, Salinas, Theoharis
ABSENT: Joe
MOTION: 16386
14b. 2000.0882PR (D. SIROIS: 415-558-6313)
99 HARDING ROAD - Harding Road (Harding and Fleming Park Golf Courses), bounded by Lake Merced Boulevard and Skyline Boulevard on Assessor’s block 7283 - Request by the San Francisco Recreation and Park Department for a General Plan Referral pursuant to Section 4.105 of the City/County Charter to renovate the Harding Park/Fleming Park golf complex (including landscape improvements and the demolition and construction of buildings) in a P (Public Use) District and an OS (Open Space) Height and Bulk District, within the Coastal Zone Permit Area.
Preliminary Recommendation: To be found in conformity with the General Plan.
SPEAKER(S): Same as those listed in item 14a.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Lim, Salinas, Theoharis
ABSENT: Joe
MOTION: 16387
15. 2001.0134C (R. CRAWFORD: 415-558-6358)
4735 MISSION STREET - southeast side of Mission Street between Russia and Persia Avenues, Lot 024C of Assessor’s Block 6084 - Request under Planning Code Section 161.(j) for Conditional Use Approval for a reduction of 2 off street parking spaces required for dwellings for a Project with ground floor commercial and 2 dwelling units. This project lies within an NC-3 Moderate Scale Neighborhood Commercial District and within the 65-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Lee Moulton – Project Architect – Moulton Architecture
- He displayed photographs of Mission Street and how this project site looks now.
(+) Yan Targan – Project Sponsor – Black Sea Corporation
- The main purpose of this project is to improve commercial space.
(+) Steven R. Currier – Outer Mission Residents Association
- Their association is not opposed to this project.
- They are concerned about the high impact parked cars have on Mission Street, Russia Street and London Street.
- There are two parking lots within a half a block from this project.
- His only concern is that a condition be placed on the project that would incourage tenants to take public transportation.
ACTION: Approved
AYES: Chinchilla, Fay, Lim, Salinas
NAYES: Baltimore, Theoharis
ABSENT: Joe
MOTION: 16388
16. 1999.536EKCV (N. TURRELL: 415-558-5994)
855 SACRAMENTO STREET – Chinatown YMCA - PUBLIC HEARING ON THE DRAFT ENVIRONMENTAL IMPACT REPORT (EIR). The proposed project involves the construction of a new seven-story, 84,190-square-foot building to provide about 47,020 square feet (sf) of community and physical fitness space, approximately 37,170 sf of residential space, and one off-street parking space on the project site (Assessor's Block 242, Lot 27). The new housing units (a maximum of 28) would be affordable housing. The project would also include demolition of the existing Chinatown YMCA building, which appears to be eligible for listing on the National Register of Historic Places and the California Register of Historical Resources. The project site is on Sacramento Street between Grant Avenue and Stockton Street, within the Chinatown District. The project site is within the CRNC (Chinatown Residential Neighborhood Commercial) Zoning District, and a 65-A Height/Bulk District.
Preliminary Recommendation: No Action Required
Note: Written comments will be accepted at the Planning Department’s offices until the close of business on May 7, 2002.
SPEAKER(S):
(-) Richard Fong
- He is against this environmental report.
(-) Martin Ng
- He is neutral about this project.
- He is concerned whether or not the housing will be below market or not, will it block the view from California and Stockton, etc.
ACTION: Public hearing only. No Action Required
17. 1999.536EKCV (M. LI: 415-558-6396)
855 SACRAMENTO STREET - Chinatown YMCA - south side between Brooklyn Place and Grant Avenue; Lot 027 in Assessor’s Block 0242, within the CRNC (Chinatown Residential Neighborhood Commercial) Zoning District, and a 65-A Height/Bulk District. - Request for a determination of the shadow impact significance on the Chinese Playground at 830-860 Sacramento Street (Block 0225, Lot 018) from the construction of a new seven-story, 65-foot-high Chinatown YMCA.
Preliminary Recommendation: Determination that shadow impact is not significant or adverse.
SPEAKER(S):
(+) Alice Barkley – Representing Project Sponsor
- Studies were made concluding that there will be no shadow impacts.
- She urges the Commission to approve the project.
ACTION: Commission determined that shadow impacts are not significant or adverse.
AYES: Baltimore, Chinchilla, Fay, Lim, Salinas, Theoharis
ABSENT: Joe
MOTION: 16389
18. 2001.0995CV (D. JONES: 415-558-6477)
3130-3154 NORIEGA STREET - north side of Noriega Street between 39th and 38th Avenues, Lot 007 in Assessor’s Block 2011- Request for Conditional Use Authorization under Planning Code Section 710.11, 710.21 to develop a mixed-use building on a lot exceeding 5,000 square feet in area, with a non-residential use size of 3,400 square feet within an NC-1 (Neighborhood Commercial Cluster) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of April 18, 2002)
SPEAKER(S):
(+) Christopher A. Brose– Representative of the Project Sponsor – California Bar Association
- He displayed photographs of the frontage of the building.
(+) Cris Wen – Project Design/Architect
- Displayed a model of the existing building and proposed building.
(+) Helen Lam – Project Coordinator
- Displayed photographs of the shadow studies.
(+) Nagaki Uyemura
- He hopes that the Commission will approve this project in order to start construction. This will be a great improvement to the neighborhood.
(+) Hae Sgo Palk – Supermarket Owner
- He supports the project.
(+) Helen Lee – Project Manager – Lee and Lee Management
- She is available for questions.
- They have good relations with the tenant.
(+) Stephen Lau – Construction Consultant
- He is available for questions.
- This is a wonderful project and it will increase housing in San Francisco.
(-) Carolyn Kwan
- She has a petition that includes about 80 signatures of people that are opposed to this project.
- This building will affect the quality of life to the surrounding neighbors and is not compatible with the single-family homes in the area.
(-) Miriam Warren
- She has been a resident of the neighborhood for 15 years.
- She is opposing this project
(-) Barbara Peña
- This project has a negative impact on the neighbors.
- She is speaking for herself and for her neighbors.
- She has lived in the area for many years.
- She would like to ask the Commission to disapprove this project since her concerns are traffic, safety, and noise.
(-) Natalie Wong
- She has lived on 38th Avenue for 20 years.
- She recently retired because of her health.
- Her mother was recently hit by a truck while taking her morning walk.
- She would like to ask the Commission to disapprove this project since she is concerned about the traffic, safety, and noise.
(-) Farrell Smith
- He never received a notice or heard about any meetings regarding this project.
- He is opposed to this building since it will lower the equity to his house.
- He is a firefighter/paramedic and works odd hours so he needs to sleep. This project will create a lot of noise and will increase traffic.
(-) Sherif Soliman
- He lives nearby.
- He is in support of people living in the area yet this project will take away from the character of the neighborhood.
- He hopes that the Commission will disapprove this project.
(+) Gwen Anderson
- She is in support of this project.
- This building will provide more housing to San Francisco.
(+) Vivien Wong
- She does not live in the Sunset but goes to Sunset Ministry.
- She is in support of this project since Noriega Street is a commercial street and this project is the best use for the area.
- This project will provide much-needed housing.
(-) Charra de Marco
- She wouldn't have known about this hearing if someone hadn't given her a copy of the notice.
- Her concerns against this project are that the traffic will increase, the noise will increase and there will be an impact on space in the neighborhood.
(+) Ron Duoum
- He supports this project since the neighborhood has a residential component.
- The street is a transit corridor.
- The project sponsor has been very responsible.
- The project will improve the neighborhood.
(-) Owen Schip
- He has lived in the neighborhood for 32 years.
- He is against this project because it will cause more traffic problems.
- He was never sent a notice either.
- He hopes that the Commission will not approve this project.
ACTION: Approved
AYES: Baltimore, Chinchilla, Fay, Lim, Theoharis
NAYES: Salinas
ABSENT: Joe
MOTION: 16390
19a. 2002.0134CD (K. McGEE: 415-558-6367)
3283 - 22nd STREET - south east corner of 22nd and Valencia Streets; Lot 34 in Assessor’s Block 3636 - Request for Conditional Use authorization to permit alcoholic beverage service (with Alcohol Beverage Control Liquor License type 47) in conjunction with the permitted full-service restaurant on the subject property "Alma Restaurant." The property is located within the Valencia Neighborhood Commercial District, within a 50-X height and bulk limit, and is subject to the Mission District Interim Controls.
Preliminary Recommendation: Approve with conditions
SPEAKER(S):
(+) Johnny Alamilla – Project Sponsor
- He would like to serve alcoholic beverages at his restaurant.
- He is a good business owner and contributes to the community by donating food to Mission Distract schools and organizations.
- He hopes that the Commission will authorize this request.
ACTION: Approved
AYES: Baltimore, Fay, Lim, Salinas, Theoharis
ABSENT: Chinchilla and Joe
MOTION: 16391
19b. 2002.0134CD (K. McGEE: 415-558-6367)
3283 - 22nd STREET - south east corner of 22nd and Valencia Streets; Lot 34 in Assessor’s Block 3636 - Mandatory Discretionary Review for all changes of use per the Mission District Interim Controls to allow the service of liquor at a full-service restaurant (Alma Restaurant) in the Valencia Neighborhood Commercial District within a 50-X Height and Bulk Designation.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
SPEAKER(S): Same as those listed in item 19a.
ACTION: Did not take Discretionary Review and approved project.
AYES: Baltimore, Fay, Lim, Salinas, Theoharis
ABSENT: Chinchilla and Joe
20a. 2001.1198CD (B. FU: 415-558-6613)
1199 VALENCIA STREET - northeast corner of Valencia and 23rd Streets, Lot 024 in Assessor’s Block 3636 - Request for Conditional Use Authorization under Planning Code Section 726.41 and pursuant to Planning Code Section 303, to allow the service of liquor at a new full-service restaurant in the Valencia Neighborhood Commercial District with a 50-X Height and bulk Designation. The project also requires a Mandatory Discretionary Review for the change of use to add a bar per Mission District Interim Controls.
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) A.J. Gilbert – Project Sponsor
- He also owns another restaurant on Valencia and would like to expand services at the other restaurant down the street.
(+) Officer Sandra Ganster – Permit Officer at the Mission District Police Station
- The owners of this restaurant have been good business owners.
- The Police Department endorses this endeavor.
(+) Peter Glicstern – Mission Merchant's Association
- The association supports this project.
ACTION: Approved
AYES: Baltimore, Fay, Lim, Salinas, Theoharis
ABSENT: Chinchilla and Joe
MOTION:
20b. 2001.1198CD (B. FU: 415-558-6613)
1199 VALENCIA STREET - northeast corner of Valencia and 23rd Streets, Lot 024 in Assessor’s Block 3636 - Mandatory Discretionary Review for all changes of use per the Mission District Interim Controls to allow the service of liquor at a new full-service restaurant in the Valencia Neighborhood Commercial District with a 50-X Height and bulk Designation.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as proposed.
SPEAKER(S): Same as those listed in item 20a.
ACTION: Did not take Discretionary Review and approved the project.
AYES: Baltimore, Fay, Lim, Salinas, Theoharis
ABSENT: Chinchilla and Joe
21. 2000.1164ECD (J. NAVARRETE: 415 558-5975)
1880 MISSION STREET - Appeal of a Preliminary Negative Declaration. On Assessors Block 3547, on Lots 2A, 3, 4, and 29, the existing site is approximately 51,888 square feet in size and contains two existing buildings containing warehouse use and printing plant with offices. The proposal is to demolish the two existing buildings and construct one six-story plus two-level basement building containing 183 dwelling units and 25,811 square feet (sf) of commercial space (retail and office). The project would include approximately 218 underground parking spaces to be used for both residential and commercial uses. The project site is located in a Heavy Commercial (C-M) zoning district, within a 65-B/50-X height/bulk district. Conditional Use authorization would be required for a Planned Unit Development, for dwelling units in a C-M zoning district, for a bulk exception and because the project proposes to provide less than 25% of its housing units as affordable housing.
Preliminary Recommendation: Uphold Preliminary Negative Declaration.
SPEAKER(S):
(-) Sue Hestor – Representing Appellant – Mission Anti-Displacement Coalition
- A cumulative analysis needs to be done because this is a very large project on a very large site with very large impacts.
- There are many issues in the case report that are still very inconclusive.
(-) Roslyn Orca
- She lives on Valencia Street.
- She is against luxury condominiums being built in this area since it will impair the community.
- The community is in need of affordable housing.
- She feels as if the project sponsors are moving her out to bring the rich in.
(-) Eric Quesada
- He is concerned that the negative declaration process didn't address the broader impacts that these developments are having in the community.
- He considers people that live in and around the areas that are impacted by any development as part of the environment.
(-) Bernard Shirtser
- He lives between 16th Street and Mission.
- He is against this project because it is a condo castle and because the residents of the area cannot afford to live there.
- The project sponsors have not made any effort to meet with the neighbors.
ACTION: Upheld the Negative Declaration
AYES: Baltimore, Chinchilla, Fay, Lim, Salinas, Theoharis
ABSENT: Joe
MOTION: 16393
22a. 2000.1164ECD (J. PURVIS: 415-558-6354)
1880 MISSION STREET - west side between 14th and 15th Streets; Lots 2A, 3, 4, and 29 in Assessor’s Block 3547 - Request for Conditional Use authorization under Planning Code Sections 215, 271 and 304, and Board of Supervisors Resolution No. 518-01 (Mission District Interim Controls) for a Planned Unit Development (PUD) exceeding bulk limits, and to allow construction of up to 183 dwelling units, 26,000 square feet of commercial space and up to 176 independently accessible off-street parking spaces. Exceptions are requested from rear yard, dwelling unit exposure and parking requirements of the Planning Code and to provide less than 25% of the dwelling units as affordable. The site is within a C-M (Heavy Commercial) Zoning District, a 50-X and 65-B Height and Bulk District and is subject to the Mission District Interim Controls.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Hearing of March 21, 2002)
SPEAKER(S):
(+) Augustine Rojas – Project Sponsor
- The project design includes a Mexican type of architecture.
- The various communities of the area will be able to use the facilities.
- This is a great project and he hopes that the Commission will approve it.
(+) Warren Swaltz – Project Architect
- This project will be located in a key location in the Mission District.
- It will also be located very close to BART.
- The architecture is colorful and cultural.
(+) Ron Hartman – Independent Marketing
- He lives in Hayes Valley.
- He is in support of this project because he believes that this project will bring more pedestrian traffic to the Mission District.
(+) Michael Davos
- The print industry has gone down tremendously.
- About 10 years ago, he used to have about 100 people in his company. Today he has 14--and this has nothing to do with management.
- His decision to sell his property is because he is getting out of the industry.
- He believes that the project architect is making a good project for this location.
(+) Daniel Solorzano – Centro Latino Seniors – [Spoke in Spanish]
- He has been recommended by members of the Centro Latino to speak in support of this project.
- The area is in bad condition and this will enhance the area greatly.
- We support this project completely.
(+) Gloria Bonilla – Executive Director of Centro Latino de San Francisco
- Centro Latino is located on 15th and Julian Streets.
- They have been operating for over 15 years providing services to seniors.
- They discussed the project with the seniors and they were overwhelmed as well as supportive of the project.
- The seniors have been in a negative environment for many years and deserve the right to a better area.
(-) Mimiam Zamora – St. Peter's Housing Committee – [Spoke in Spanish]
- She is angry because many things are done without consulting the community.
- There are various community meetings being held regarding rezoning the area yet this project has come forward too quickly without the community's input.
- This project should become a center for rehabilitation for the community or to educate the youth.
Even though there are various non-profit organizations that are in support of this project, there are various community members who do not support it.
(-) Tom Wetzel – SF Community Land Trust Collaborative
- He has lived in the neighborhood since 1981.
- This area has the lowest income level of the City.
- More affordable housing is necessary in this area.
- These are the reasons why he is against this project.
(-) Aurora Grajeda – Mission Agenda, COH, Transaction
- He is against this project.
- He has lived in this neighborhood for three years.
- More and more people are leaving the area because they cannot afford it.
- He is against this project because the units are not affordable.
(-) Wendy Phillips – Mission SRO Collaborative
- She is speaking on behalf of the families who are forced to live in single occupancy hotels.
- She is speaking to voice their opposition to this project.
- This project is in an area that will not be affordable to residents of the area.
- It is important to respect the community planning process.
- She hopes that the Commission will not approve this project since there is still much work to do in the community planning process.
(-) Bill Murphy
- He has lived in the Mission for about 24 years. He also works in the area.
- He is against this project because it is a bad idea for this area.
(-) David McGuire – Mission Agenda
- He has been working in the Mission for three years.
- He lives on Social Security.
- This location should be reserved for affordable housing.
- He hopes that the Commission will vote this project down because it has nothing to do with this community.
(-) Richard Marquez – Mission Agenda
- He is against this project because the project sponsor has still not proven how this project will benefit the community.
- This community is going through a community planning process.
- This project will not pass in his community.
(-) Fernando Perez - PODER
- He is against this project because he doesn't believe that we need condominiums in the area. We need affordable housing.
(-) Vladimir Ramirez - PODER
- This project will not be affordable to the people who live in the area.
- If people want to do something good for the community, they should help them in another way.
(-) Roger Marenco - PODER
- He is against this project because it is like cholesterol that is clogging their arteries.
(-) Eric Quesada – Mission Anti-Displacement Coalition/PODER
- They have several concerns about this project.
- They are in the middle of a community planning process that they have worked very hard to move forward. This project is a betrayal of their process.
- The only types of projects that are allowed are the most expensive. The community has to say no. This is not the only type of project that can come to the area.
- He would like to ask the Commission to respect the community planning process.
(-) Oscar Grande - PODER
- He would like to say no to this project.
- This project is not affordable for the community. The community cannot afford these kinds of condominiums.
- The ground floor retail is designed to kick Mission residents out.
- Jobs are being lost.
(-) Chris Selig – Mission Anti-Displacement Coalition
- She is speaking against this project.
- This project does not work well with the existing community especially because they will not be affordable.
- Although there are many industries moving away from San Francisco, some industrial space should be saved.
- It would be a good idea to have these proceedings translated into other languages.
(-) Cristina Olagin – Mission Agenda
- She is against this project because the condos will not be affordable for the working class residents of the area.
- If Latino culture is to be preserved, creating jobs and affordable housing needs to be built.
- She hopes that the Commission disapproves this project.
(-) Aimee-Patten – Mission SRO Collaborative
- She used to live in the Mission District but because of the high rent prices she had to move to West Oakland. Now she works in the Mission District.
- Working with the people at Mission Agenda, they provide food but often have to turn people away because they run out of food.
- This project should show more good faith in being able to draw the community into the planning process. She doesn't believe that anything good will come from this project.
- She hopes that the Commission will disapprove this project.
(-) Daphyne Benson – Mission Agenda and Sixth Agenda
- She is in agreement with everything that everyone has said.
- Her question is why bring expensive housing into a low-income neighborhood since they cannot be a part of it?
(-) Sue Hestor
- She is disappointed with the staff analysis.
- The design of the project might be very nice but it does not say anything about being part of the community.
- None of the retail opens towards the street. All the entrances are within the inside of the building.
- She believes that staff needs to redesign this project.
ACTION: Intent to Disapprove. Final Language May 9, 2002
AYES: Baltimore, Lim, Salinas, Theoharis
NAYES: Fay and Chinchilla
ABSENT: Joe
22b. 2000.1164ECD (J. PURVIS: 415-558-6354)
1880 MISSION STREET - west side between 14th and 15th Streets; Lots 2A, 3, 4, and 29 in Assessor’s Block 3547 - Mandatory Discretionary Review of a proposal to demolish two light industrial buildings and construct a mixed-use Planned Unit Development. Mission District Interim Controls (Board of Supervisor’s Resolution No. 518-01) require Discretionary Review for all land use changes in the subject area. The property is within a C-M (Heavy Commercial) Zoning District, and a 50-X and a 65-B Height and Bulk District.
Preliminary Recommendation: Do not take D.R. and approve the project as proposed.
SPEAKERS: Same as those listed in item 22a.
ACTION: Intent to take Discretionary Review and Disapprove the Project; Final Language May, 9, 2002.
AYES: Baltimore, Lim, Salinas, Theoharis
NAYES: Fay and Chinchilla
ABSENT: Joe
G. DISCRETIONARY REVIEW HEARING
At Approximately 7:00 PM the Planning Commission convened into a Discretionary Review (DR) Hearing to hear and act on Discretionary Review matters.
23. 2001.0947D (T. WANG: 415-5586335)
355 COUNTRY CLUB DRIVE - south side near Huntington Drive; Lot 001 in Assessor's Block 7274 Request for Discretionary Review of Building Permit Application No. 2001/08/21/6532 to construct a second floor vertical addition, at the existing onestory, singlefamily dwelling in an RH1(D) (Residential, House, OneFamily, Detached) District and a 40X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
SPEAKER(S):
(-) Steve Williams – Representing DR Requestor
- There is information in the case report that is incorrect.
- This addition is a monster addition.
- There will be a lot of rooms and walls removed, so this should be called a demolition.
(-) Bill Chionsini – West of Twin Peaks Council
- The council is against this project because it is out of character.
- His organization works to keep the character of the neighborhood.
- He lives two blocks away from this project.
(-) Bruce Selby
- He is speaking for himself and his wife but also represented various neighbors who are against this project.
- He and his wife have met with the planner and the project architect in order to try to come to a compromise.
- The addition is too large.
(-) Robert O'Connor
- He and his wife have lived on Country Club Drive for about 50 years.
- The area and the homes are still very desirable.
- He is against this project because it does not conform to the style and size of the other homes in the area.
- The project will block the sunlight to his home.
- He hopes that the Commission will disapprove this project.
(-) Clarence Searles
- He has lived on Country Club Drive for about 50 years.
- He is against this project.
(-) Ronald Chun – Lakeshore Acres Improvement Club
- This project is very oversized.
- This project will change the dynamics of this community.
- He is here to urge the Commission to reject this project.
(-) Chris Manitsas – Lakeshore Acres Improvement Club
- He is a member of the architectural committee.
- This addition is overwhelming to the site.
(-) Merriam Levy
- She has live here for over 50 years.
- She does not want a monster house in her neighborhood.
- She would like the Commission to reject this project.
(-) Ronald Levy
- This addition will create a type of home that will be incompatible to the neighborhood.
- The residential design guidelines require development to respect the scale of the neighborhood.
(-) Vera Pierucci
- She has lived on Country Club Drive for 40 years.
- She objects to the plans for the addition of the subject property.
- The house has a large amount of square footage.
- The plans nearly double the size of the home.
- She is concerned about the construction of monster homes in her area in San Francisco.
- She hopes that the Commission will deny the building permit.
(-) Leslie Zamariva
- She objects strongly to the plans of this addition.
- She has a profound appreciation for historic preservation in communities.
- It is unsafe to drive through a curb on her street since there are various cars that are parked there.
- She hopes that the Commission will reject this petition.
(-) Matthew Faciano
- He and his wife moved into the neighborhood 10 years ago.
- He hopes that the Commission will turn down this project.
(+) Steve Vettel – Representing Project Sponsor
- This is a neighborhood of two-story houses.
- This is the only one-story house in the neighborhood and it has the largest lot in the neighborhood.
- Fifteen neighbors have signed petitions in support of the project.
- He believes that many people are misunderstanding the elevations of the homes.
- There are no impacts on light and air.
- This design is appropriate for the neighborhood.
- This building complies with the residential design guidelines.
(+) Karen Wong – Project Sponsor
- The house as it is is a small single-family house.
- Her son is sleeping in an open dining area. This is not only inconvenient but makes it hard for her children to study.
(+) Van Lee – Project Architect
- She purposely ordered a survey to get the exact measurements.
MOTION: Take Discretionary Review and approve no more than a 900 square foot addition.
AYES: Salinas and Theoharis
NAYES: Baltimore, Fay, Chinchilla
ABSENT: Joe and Lim
RESULT: The motion failed
MOTION: Do not take Discretionary Review and eliminate double doors.
AYES: Baltimore, Chinchilla, Fay
NAYES: Salinas and Theoharis
ABSENT: Joe and Lim
RESULT: The motion failed
ACTION: At the call of the Chair, the project was continued to May 30, 2002.
H. 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. 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))
William Dunne
- He lives on 251 Country Club Drive
- His home is quite small.
- Any addition to the house around his home would make his home look like a very small cottage.
Adjournment: 8:15 p.m.
THE DRAFT MINUTES ARE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, May 23, 2002
ACTION: Approved
AYES: Baltimore, Fay, Joe, Lim, Salinas, Theoharis
ABSENT: Chinchilla
Last updated: 11/17/2009 10:00:07 PM
