October 17, 2002
SAN FRANCISCO PLANNING COMMISSION
SAN FRANCISCO
DIRECTOR OF PLANNING
and
ZONING ADMINISTRATOR
Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, October 17, 2002
1:30 PM
PRESENT: Gerald G. Green - Director of Planning; Lawrence B. Badiner –Zoning Administrator; Judy
Boyajian, Deputy City Attorney
THE MEETING WAS CALLED TO ORDER BY THE DIRECTOR OF PLANNING AT 1:38 p.m.
STAFF IN ATTENDANCE: Geoffrey Nelson; Mary Woods; Michael E. Smith; Rick Crawford; Tina Tam;
Patricia I. Gerber – Transcription Secretary; Linda D. Avery – Commission Secretary
A. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Director of Planning or the Zoning Administrator will consider a request for continuance to a later date. The Director of Planning or the Zoning Administrator 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. 2002.0395C (G. NELSON: (415) 558- 6257)
417 31ST AVENUE - northwest corner at the intersection of Clement Street and 31st Avenue; Lot 001 in Assessor’s Block 1463 - Request for Conditional Use authorization pursuant to Section 710.83 of the Planning Code to install a total of six antennas and related equipment within the belfry of an existing two-story, 40-foot tall (58 feet to top of tower), publicly-used structure known as the Lincoln Park Presbyterian Church, as part of Cingular's wireless telecommunications network within an NC-1 (Neighborhood Commercial Cluster) District and a 40-X Height and Bulk District. Per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the proposal is a Preferred Location Preference 1 as it is a publicly-used structure.
Preliminary Recommendation: Approval with Conditions
(Proposed for Continuance to December 5, 2002)
SPEAKER(S):
(-) Louise Chegwidden
- Continuance is very disingenuous
(-) Minako Sakurai
- Requested that the matter be heard after the holidays
(+) Kelly Pepper, Representing Cingular Wireless
- Asked for continuance to provide additional information
ACTION: Continued as proposed
2. 2002.0814DD (M. SMITH: (415) 558-6322)
125 MONO STREET - west side of the street between 19th and Eagle Streets; Lot 028 in Assessor's Block 2711 – Mandatory Discretionary Review, under Planning Commission's policy requiring review of housing demolition, of Building Permit Application 2001.01.11.9675 proposing to demolish an existing one-story, single-family building. The proposal also includes new construction of a two-story over garage two-family dwelling under Building Permit Application 2001.01.11.9677 which is also subject to a request for Discretionary Review. The property is located within a RH-2 (Residential House, Two-Family) District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Proposed for Continuance to November 21, 2002)
SPEAKER(S): None
ACTION: Continued as proposed
3. 2002.0650D (K. McGEE: (415) 558-6367)
3358 CESAR CHAVEZ STREET – north side between Mission Street and South Van Ness Street; Lot 16 in Assessor's Block 6571 - Mandatory Discretionary Review for a change of use per the Mission District Interim Controls (Board of Supervisors Resolution Number 518-01). The existing use is classified as a Bar; the proposed use is Other Institution, Large for the Day Labor Program, sponsored by the Mission Housing Development Corporation. The property is located in an NC-3 (Moderate Scale Neighborhood Commercial) Zoning District, and in a 50-X Height and Bulk District.
(Continued from Regular Meeting of September 19, 2002)
Preliminary Recommendation: Pending
(Proposed for Indefinite Continuance) November 21, 2002
SPEAKER(S):
(-) Fran Taylor
- This continuance is a political delay
(-) Iris Biblowitz
- Asked Director to disapprove the request for continuance
(-) Guliana Milanesa
- Asked Director to approve the permit
(-) Monica Garcia
- Opposed continuance
(-) Hector Valdez (Translator: Renis Salcedo)
- We have an inadequate and insufficient location. We are exposed to the elements.
(-) Erick Quesada
- A continuance date should be set
(-) Enrique Asis
- Here to express their concern that the Day Labor program will not have a place immediately to move in to any time soon.
- Asked Director to speed the process.
(-) Luis Pardo
- Encourage the Director to move forward with this permit
(-) Frank Martin Del Campo
- Opposed continuance
(-) Silvia Alvarez
- Asked as a good faith measure to approve this permit and not delay it any more.
(-) Nora Calderon (Translator: Renis Salcedo)
- We need to have our building to continue working
(-) Miguel Carrera
- Opposed continuance
(-) Carl Kramer
- This permit needs to be expedited
ACTION: Continued as amended to allow time to provide a traffic study report.
4. 2002.0724DD (G. NELSON: (415) 558-6257)
638 8TH AVENUE - between Balboa and Cabrillo Streets, Lot 028 in Assessor’s block 1637 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Building Permit Application No. 2001.10.01.9554, proposing to demolish an existing three-story, single-family dwelling, and Discretionary Review requested by a member of the public of Building Permit Application No. 2001.10.01.9556, proposing to build a new three-story, two-family dwelling, in an RH-2 (Residential, Two-Family) Zoning District and a 40-X Height and Bulk District.
Preliminary recommendation: Do not take Discretionary Review and Approve Project.
(Proposed for Indefinite Continuance)
SPEAKER(S): None
ACTION: Continued as proposed
5. 2002.0727D (G. CABREROS: (415) 558-6169)
577 8th AVENUE - west side between Balboa and Anza Streets, Lot 018 in Assessor’s Block 1551 - Request for Discretionary Review of Building Permit Application No. 2002.03.29.2636 proposing to convert a single-family residence into a two-unit building by constructing vertical and horizontal extensions to the rear of the existing structure in an RH-2 (Residential, House, Two-Family) District and 40-X Height and Bulk District. A two-car garage is proposed in the ground floor.
Preliminary Recommendation: Pending
(Permit Application Withdrawn)
B. DIRECTOR'S REPORT
6. Director's Announcements
- Extension of emergency Legislation to be before the Boards of supervisors on Monday, October 21, 2002
-
7. Review of Past Week's Events at the Board of Supervisors and Board of Appeals
Board of Appeal : No items to report
Board of Supervisors:
- Will consider extension of legislation on the Planning Commission Emergency Ordinance on Monday October 21, 2002
8. Consideration of Adoption - draft minutes of Planning Director and Zoning Administrator's Meeting of October 3, 2002.
ACTION: Continued to October 24, 2002
C. PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED
At this time, members of the public who wish to address the Director of Planning and Zoning Administrator on agenda items that have already been reviewed in a public hearing at which members of the public were allowed to testify and the public hearing has been closed, they must do so at this time. Each member of the public may address the Director of Planning and Zoning Administrator for up to three minutes.
SPEAKERS: None
D. CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
9. 2002.0753D (S. VELLVE: (415) 558-6263)
3226B 16TH STREET - north side between Guerrero and Dolores Streets, Lot 019 in Assessor’s Block 3556 - Request for Discretionary Review of Building Permit Application No. 2002.04.19.4483 for a change of use from Office to Personal Service with accessory massage in the Valencia Neighborhood Commercial District and a 40-X Height and Bulk District.
Preliminary Staff Recommendation: Do not take Discretionary Review and approve the application as submitted.
(Continued from Regular Meeting of October 10, 2002)
NOTE: On October 10, 2002, following public testimony, the Planning Director closed public hearing and continued the matter to October 17, 2002, requiring the Project Sponsor to provide a floor plan and the Discretionary Review Requestor to provide reasons why the proposed use is not appropriate.
SPEAKER(S): None
ACTION: Recommended that Discretionary Review not be taken and application approved as submitted
E. REGULAR CALENDAR
10. 2002.0217C (M. WOODS: (415) 558-6315)
3426-28 BALBOA STREET - north side, between 35th and 36th Avenues, Lot 14A in Assessor's Block 1578 - Request for Conditional Use authorization under Section 711.38 of the Planning Code to allow the conversion of a second floor residential use to non-residential use. The proposal is to convert the approximately 1,250 square-foot second story dwelling unit to office space within a two-story building containing retail space on the ground floor. A new dwelling unit would be located on the second and third floors of a three-story addition proposed for the rear of the building; the existing ground floor retail space would be expanded into the ground floor of the rear addition. The project site is in an NC-2 (Small-Scale Neighborhood Commercial District) and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of September 12, 2002)
SPEAKER(S):
(+) Vincent Thai, Project Sponsor
- Asked Director to approve his project.
(-) Larry Hoffman
- Concerned about parking.
ACTION: Approved with conditions
MOTION No: 16470
11. 2002.0736C (M. SMITH: (415) 558-6322)
2444 NORIEGA STREET - north side of the street between 31st and 32nd Avenues, Lot 004F in Assessor's Block 2018 - Request for Conditional Use Authorization under Planning Code Section 711.83 to install three antennas, one GPS antenna also mounted to the rooftop, and install four associated equipment cabinets within the ground floor storage room of a mixed-use building located in a (NC-2) Small-Scale Neighborhood Commercial District and 40-X Height and Bulk District. The subject site is a Location Preference 4 site according to the Wireless Telecommunications Services (WTS) Siting Guidelines, 1996.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Lisa Thompson, representing Metro PCS
- This application meets all WTS requirements.
- Respectfully requested that this application be approve.
(+) Joseph Lucas, Senior Engineer, Metro PCS
- Gave an explanation of the maps.
(-) Winford Glynn
- Opposed application.
(-) Sigrid Ford
- Opposed application.
(-) Gina Lee
- Asked Director to reject Metro PCS application.
(-) Rema Missaloamo
- Stop these antennas from coming into our neighborhood. They are detrimental to our health.
(-) Ruby Chung
- These antennas would devalue their properties.
(-) Howard Lee
- Opposed the installation of the antennas in the neighborhood.
(+) Lisa Nahmanson
- Supports application.
ACTION: Approved with conditions as drafted
MOTION NO: 16471
12. 2002.0229C (R. CRAWFORD: (415) 558-6358)
2545 JUDAH STREET - at 31st Avenue, Assessor’s Block 1823 Lot 051 - Request under Planning Code Section 121.1 for Conditional Use Approval for development on a lot exceeding 10,000 square feet in area and a request under Planning Code Section 134e(2) for modification of Rear Yard Requirements. The Project will construct a four story building with ground floor commercial 13 residential units and 14 parking stalls on a 10,750 square foot parcel in an NC-2, Small Scale Neighborhood Commercial District and within the 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Lincoln Lew, Project Sponsor/Architect
- This project will enhance the neighborhood
- It will provide affordable housing and will be good for today's economy
- Project meets every aspect of the Planning Code
- Urged Director to approve the project
(+) Bonnie Curtis Leibee
- This project is out of character with the neighborhood
- Concerned about parking
(-/+) Henry Leibee
- Building is too tall. It is monolithic.
(-) Billie Seward
- This project will create a terrible impact on the neighborhood
(-) Richard Seward
- Opposed project
ACTION: Recommended approval as modified:
- Access to the roof of the building shall be by means of a roof hatch. A roof top stair penthouse shall only be permitted if required, in writing, by the Department of Building Inspection
- The proposed management office on the second floor shall be relocated to the ground floor commercial space at the south end of the building on the 31st. Avenue frontage and shall only be used for management and leasing activities related to the Project building and shall not be used for any other office, retail or commercial purposes. In addition, this space shall be reduce to approximately 500 square feet in gross floor area and the remaining space shall be added to the parking garage to provide additional parking stalls.
MOTION NO: 16472
13a. 2002.0299CD (T. TAM: (415) 558-6325)
651 29TH STREET - southwest corner of 29th Street and Zircon Place; Lots 48 and 49 in Assessor’s Block 7537 - Conditional Use authorization request pursuant to Section 209 of the Planning Code to develop two dwellings on a lot exceeding 3,000 square feet within an RH-1 (Residential, House, Single-Family District) and a 40-X Height and Bulk District. The project proposes to (1) demolish the existing single-family unit on Lot 49, (2) merge lots 48 and 49 into one lot, and (3) construct a new three-story, side horizontal extension to an existing three-story, single-family unit on Lot 48.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Brett Gladstone, representing Project Sponsor
- Introduced the Project Sponsors, Mr. & Mrs. Matton
- Need to expand to raise their family
- Project is comparable with the rest of neighborhood in terms of lot sizes and number of units
- Community supports the project
(+) Richard Parker, Architect
- Gave a general description of the project
(-) James Tessier
- It will diminish the value of his property
ACTION: Approved with conditions as recommended by staff.
MOTION NO. 16473
13b. 2002.0299CD (T. TAM: (415) 558-6325)
651 29TH STREET - southwest corner of 29th Street and Zircon Place; Lots 48 and 49 in Assessor’s Block 7537 – Mandatory consideration of Discretionary Re'view, under Planning Commission’s policy to review any proposed residential demolition. The project proposes to demolish an existing two-story, single-family dwelling within an RH-1 (Residential, House, Single-Family District) and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve as proposed.
SPEAKER(S):
(+) Brett Gladstone, representing Project Sponsor
- Introduced the Project Sponsors, Mr. & Mrs. Matton
- Need to expand to raise their family
- Project is comparable with the rest of neighborhood in terms of lot sizes and number of units
- Community supports the project
(+) Richard Parker, Architect
- Gave a general description about the project
(-) James Tessier
- It will diminish the value of his property.
ACTION: Recommended that Discretionary Review not be taken and the demolition
be approved.
F. DISCRETIONARY REVIEW HEARING
Procedures governing Discretionary Review Hearings are as follow: Discretionary Review Requestor(s) are provided with up to five (5) minutes for a presentation and those in support of the Discretionary Review Requestor(s) are provided with up to three (3) minutes each. The Project Sponsor is then provided with up to five (5) minutes for a presentation and those in support of the project are provided with up to three (3) minutes each. At the conclusion, each side (not each person) is provided with 2 minutes for a rebuttal.
14. 2002.1013D (R. CRAWFORD: (415) 558-6358)
730 CHENERY STREET - east side between Thor and Lippard Avenues. Assessor’s Block 6739 Lot 010 - Mandatory consideration of Discretionary Review, under the Planning Commission's policy requiring review of dwelling unit mergers, of Building Permit Application 2002.08.21.4546, to convert a two unit building to a one unit building (merge two dwelling units into one) in an RH-1 (Residential House, One Family) District, and a 40-X Height and Bulk district.
Preliminary Recommendation: Take Discretionary Review; approve the merger.
SPEAKER(S); None
ACTION: Recommended that Discretionary Review not be taken and project approved.
15. 2002.0772DDD (G. NELSON: (415) 558-6257)
438 21ST AVENUE - between Anza Street and Geary Boulevard, Lot 032 in Assessor’s block 1524 - Mandatory consideration of Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, and Discretionary Review requested by a member of the public of Building Permit Application Nos. 2002.05.29.7730 and 2002.0529.7735, proposing to demolish an existing three-story, single-family dwelling and build a new, four-story, two-family dwelling, in an RH-2 (Residential, Two-Family) Zoning District and a 40-X Height and Bulk District.
Preliminary recommendation: Do not take Discretionary Review and approve the project as proposed.
SPEAKER(S):
(+) Patrice Fambrini, representing Project Sponsor
- Urged Director to approve the staff recommendation
(+) Charles Ng, Architect
- Gave a general explanation of the project
ACTION No. 1: Recommended that Discretionary Review not be taken and allow demolition.
ACTION No. 2: Recommended a continuance on new construction for one week to (10/24/02)
16. 2002.0213D (M. SMITH: (415) 558-6322)
1462 34th AVENUE - east side of the street between Kirkham and Judah Streets; Lot 031 in Assessor’s Block 1820 - Request for Discretionary Review of Building Permit Application 2000.11.14.5668 proposing to construct a two-story rear horizontal addition on a single-family building, located within a RH-1 (Residential House, One-Family) District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Approve with Conditions
SPEAKER(S):
(+) Alexander Kuyat, Discretionary Review Requestor
- Concerned about loosing sunlight
(+) Mina Lekaribea
- Concerned about the sunlight in her son's bedroom
(-) Kenny Louie, representing Project Sponsor
- Urged Director to approve the project
(-) Qui Kuang, Property Owner
- Need to expand to be able to provide his 5 children a decent living space
- All neighbors supports the project
(-) Cindy Kuang
- Would like to have a new house
(-) Jannie Kuang
- Our family is big and we need to expand
- We love the neighborhood and would like to stay there
(-) Christine Kuang
- Would like to have her own room
(-) Annie Kuang
- Urge Director to approve the project
(-) Albert Yee
- Supports project
ACTION: Recommended that discretionary review be taken and the project approved as
amended: eliminate parapet and require that the roof be sufficiently fire rated.
G. PUBLIC COMMENT
At this time, members of the public may address the Director of Planning or the Zoning Administrator on items of interest to the public that are within the subject matter jurisdiction of the Director of Planning or the Zoning Administrator except agenda items. With respect to agenda items, your opportunity to address the Director of Planning or the Zoning Administrator will be afforded when the item is reached in the meeting. Each member of the public may address the Director of Planning or the Zoning Administrator for up to three minutes.
None
Adjournment: 6:00 p.m.
THESE MINUTES WERE PROPOSED FOR ADOPTION AT THE PLANNING COMMISSION MEETING OF THURSDAY, NOVEMBER 14, 2002 BUT CAME BEFORE THE DIRECTOR OF PLANNING ONLY.
SPEAKERS: None
ACTION: Director Approved
Last updated: 11/17/2009 10:00:08 PM
