December 05, 2002
SAN FRANCISCO PLANNING COMMISSION
SAN FRANCISCO
PLANNING COMMISSION
Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, December 5, 2002
12:30 PM
Regular Meeting
COMMISSIONERS PRESENT: Michael J. Antonini; Rev. Edgar E. Boyd; Shelley Bradford Bell; Lisa Feldstein; Kevin Hughes; Sue Lee; William L. Lee
COMMISSIONERS ABSENT: None
THE MEETING WAS CALLED TO ORDER BY PRESIDENT BRADFORD BELL AT 12:35 p.m.
STAFF IN ATTENDANCE: Gerald Green – Director; Larry Badiner -Zoning Administrator; Jean-Paul Samaha; Pedro Arce; Geoffrey Nelson; Michael Li; Leigh Kienker; Rick Crawford; Dan Sider; Ben Fu; Michael Smith; Jonathan Purvis; Nora Priego – Transcription Secretary; Linda Avery - Commission Secretary
A. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Planning Commission will consider a request for continuance to a later date. The Planning 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. 2001.1174E (T. CHAN: (415) 558-5982)
436 CLEMENTINA STREET - Appeal of a Preliminary Negative Declaration: Assessor's Block 3732, Lot 62. The site is part of the major city block bounded by Howard Street to the north, Folsom Street to the south, 5th Street to the east, and 6th Street to the west within the South of Market neighborhood. Clementina and Tehama Streets are minor streets bisecting this city block. The proposed project would demolish the existing one-story, 5,000-square-foot warehouse on this 5,625-square-foot site and construct 28 residential condominium units over approximately 1,250 square feet (sq. ft.) of ground-floor commercial space, and eight off-street parking spaces within a new eight-story structure. The proposed structure would be approximately 37,975 sq. ft. and 85 feet in height, an increase of 32,348 sq. ft. and seven stories in height above the existing structure. The project site is located within the RSD (Residential Service Mixed-Use) zoning district and within the 40-X/85-B height and bulk district. Projects within the RSD zoning district require a conditional use authorization to determine the residential density for buildings over 40 feet in height. The project site is also within the South of Market Redevelopment Plan Area.
Preliminary Recommendation: Uphold Preliminary Negative Declaration.
(Proposed for Continuance to January 9, 2003)
SPEAKER(S): None
ACTION: Continued as Proposed
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee, W. Lee
2. 2002.0333E (J. KUGLER (415) 558-5983)
270 VALENCIA STREET - Lot 9 in Assessor’s Block 3533. The site is located on an irregular-shaped parcel surrounding the southwest corner lot of Valencia and Brosnan Streets with frontages on both Valencia and Brosnan Streets. Appeal of a Preliminary Mitigated Negative Declaration. The project involves demolition a single-story un-reinforced masonry structure and the construction of one large building that would cover the entire project site with 28 dwelling units in two four-level structures separated by a raised second-level plaza/open space over a ground floor with parking and retail space. The 31 proposed parking spaces would be on two levels. A pedestrian entrance and 21 underground parking spaces would be accessed from Valencia Street. An additional pedestrian entrance and 10 parking spaces would be accessed from Bronson Street. The project site is located in the Mission Neighborhood, is zoned C-M (Heavy Commercial) and is within the 50-X Height and Bulk District.
Preliminary Recommendation: Uphold the Mitigated Negative Declaration.
(Continued from Regular Meeting of November 14, 2002)
(Proposed for Continuance to January 9, 2003)
SPEAKER(S): None
ACTION: Continued as Proposed
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee, W. Lee
3. 2000.1311ECD (D. SIDER: (415) 558-6697)
2690 HARRISON STREET (A.K.A. 3000 - 23rd STREET) - northwest corner of 23rd Street; Lot 004 in Assessor’s Block 3639 - Request for Conditional Use Authorization to allow [1] the construction of 54 dwelling units pursuant to Planning Code Section 215(a), [2] the creation of housing not providing at least 25 percent of the total number of units as affordable units pursuant to Section A (iv) of the Mission District Interim Controls (MDIC; as set forth in Board of Supervisors Resolution Number 500-02), [3] the conversion of a PDR (Production, Distribution, or Repair) use to a non-PDR use pursuant to Section E(v) of the MDIC, and [4] the provision of off-street parking in excess of that which is required pursuant to Section A(x) of the MDIC, in a C-M (Heavy Commercial) Zoning District, the NEMIZ (Northeast Mission Industrial Zone) as defined in Planning Commission Resolution 13794, a Mixed-Use Housing Zone as defined in Planning Commission Resolution 16202, and a 40-X Height and Bulk District. The proposal is to demolish an existing 21,000 square foot industrial building and construct a new structure containing 54 dwelling units on upper levels and 60 off-street parking spaces in a ground level garage. The building would be a maximum of four stories tall (approximately 40 feet in height).
Preliminary Recommendation: No Recommendation.
(Continued from Regular Meeting of July 18, 2002)
NOTE: On June 27, 2002, following public testimony, the Commission closed the public hearing. The Commission entertained two motions: 1) Approve with modifications to require staff to approve design. The motion failed to carry for lack of a second; 2) Approve with modifications to require staff to approve design, bedroom mix and open space. The motion failed to carry by vote of +3 –3. Commissioners Baltimore, Joe and Salinas voted no. Commissioner Fay was absent. At the call the Chair, the matter was continued to July 18, 2002.
(Proposed for Continuance to December 12, 2002)
SPEAKERS: None
ACTION: Continued as Proposed
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee, W. Lee
Note: The vote for continuance on this matter only was rescinded to allow speakers.
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee, W. Lee
SPEAKER(S):
Re: Continuance
Erick Quesada – Mission Anti-Displacement Coalition
- There has been an enormous amount of community planning from both the Planning Department as well as residents of the Mission District.
- Any decisions should be waited on in order for the Commission to be briefed.
- It is really important to wait to hear cases located in this district and that this case be continued until after the briefing.
Cris Sielig – Mission Anti-Displacement Coalition
- She is also in agreement to continue projects which involve residents of the Mission District until the Commission has been briefed on the community planning in this area.
ACTION: Because the project sponsor left after the initial action and was not present to hear and respond to comments made by members of the public, the Commission again continued this matter as it was proposed with the understanding that any request for further continuance could be addressed at that time.
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee, W. Lee
B. COMMISSION MATTERS
4. Commission Comments/Questions
Commission Secretary:
1) For the record to be clear on how each Commissioner votes, she requested that Commissioners verbalize their vote clearly, raise their hand, or institute a roll call voting procedure. (President Bradford Bell instructed that a roll call voting procedure be used from this point on.)
2) Recently, department staff went through what they thought was a general public meeting training session. It turned out that the training session was really designed for Commissioners or Commissions. The material provided to staff will be copied and forwarded to you. If anyone is interested, I will arrange this training for you individually or as a body.
Commissioner Antonini:
- He made comments regarding the 4th and Freelon project.
- He would like to clarity that the Commission did not at any time discuss this project in regards to height or bulk, nor did they have any input from any of the neighbors.
- He understands that this case will be coming before the Commission in the future.
- He wanted to mention this to the public so that there are no misunderstandings that there is an approval of the project already.
C. DIRECTOR'S REPORT
5. Director's Announcements
- Expressed his hope that Commissioners had a great Thanksgiving.
Re: Briefing Sessions
12/10/02 – Briefing on the General Plan and the San Francisco Wireless Telecommunications Facilities Siting Guidelines.
12/12/02 – Department's Citywide Action Plan which is a way of explaining how all of the long-range planning efforts are related to some common objectives and goals.
12/17/02 - Better Neighborhood's Programs which involve three areas of the City.
12/19/02 – Eastern Neighborhoods like the Industrial Zones, the areas that were subject to the Industrial Protection Zone policies and were under the greatest pressure to change: Mission District, Showplace Square, SOMA, Visitation Valley and Bay View Hunter's Point. This order is somewhat important.
1/9/02 – There are no briefings scheduled on this date. This hearing will involve mostly action items.
1/16/02 – Presentation on various alternatives that are coming out of the eastern neighborhoods community planning workshops. The Commission will make statements on preferences of alternatives in these areas. This is tentative.
1/23/02 – There are no specific items calendared but there will probably be coordination briefings with other departments.
Re: Zoning Administrator
- Congratulated Larry Badiner, Zoning Administrator, on becoming a member of the Alpha Lamda Organization for the Real Estate and Land Use Industry.
6. Review of Past Week's Events at the Board of Supervisors and Board of Permit Appeals
BOS:
The full Board did not meet because of the Thanksgiving Holiday.
Re: Finance Committee - Fourth and Freelon Special Use District Ordinance
- He transmitted the Commissions' comments on this project to the Committee.
- There will be some amendments made to this ordinance.
Re: BOS hearing on December 9, 2002:
1) There is an appeal of a Conditional Use located at 2444 to 2454 Noriega Street and the authorization granted by the Director on October 17, 2002. This case is scheduled to be heard by the Board of Supervisors on December 9, 2002. The appellants feel the project is unnecessary and incompatible with the area.
2) Supervisor McGoldrick has scheduled two hearings before the Transportation and Commerce Committee on Thursday, December 12, 2002. The first one will be to hear an update on the revised housing element of the General Plan and the second will be to hear the Citywide action plan. That day is when the Commission will be briefed on the same subject so staff has asked to have this item continued.
Re: Small Business Commission
- Staff will be attending the Small Business Commission on Monday evening, December 9, 2002, in Room 400. The Department will be doing a presentation on the community planning process on the Eastern Neighborhoods and the impact on small businesses. This is a non action item but staff will be there to answer questions.
BOA
- Craig Nikitas represented the Zoning Administrator and the Commission at the Board of Appeals.
- The previous Commission took Discretionary Review on 335 Country Club Drive in the Parkside District near the Zoo for a one-story house. The proposal was for a 1,400 square foot (sf) addition to the second story. The Commission took Discretionary Review and modified the project by reducing the size of the sf to 900 and made modifications to the entry design. The permit was finally issued but was appealed. The Board of Appeals overruled the Commission +4-1 and increased the size of the second floor addition to 1,100 sf.
7. Briefing on:
a) Budget and Related Work Program Issues.
b) Upcoming Budget Issues for 2003-2004.
SPEAKER(S):
Deborah Stein – GCS Strategies
- She is a member of Friends of City Planning which raises funds to advance the work of the department outside, above and beyond the City Planning budget process.
- Friends of City Planning does not involved itself with the budget of the City.
ACTION: Informational only. No action required.
D. PUBLIC COMMENT ON AGENDA ITEMS 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 public hearing has been closed, must do so at this time. Each member of the public may address the Commission for up to three minutes.
None
E. REGULAR CALENDAR
8. 2002.0691B (P. ARCE: (415) 558-5986)
499 ILLINOIS STREET – MISSION BAY SOUTH BLOCK X4 - Request under Planning Code Section 321(Office Development - Annual Limit) for a determination of the design quality of the proposed office development for a six-story building including 429,542 square feet of office space, approximately 14,294 square feet of retail space; parking for 484 vehicles and 25 bicycles; approximately 8,546 square feet of common areas; approximately 16,478 square feet of mechanical services and loading facilities; approximately 45,000 square feet of open space; and the development of adjacent sidewalks and landscaping, for a total of approximately 470,000 gross square feet, pursuant to Resolution No. 14702 by which the Planning Commission adopted findings pursuant to Planning Code Section 321(b)(1) that the office development contemplated in the Mission Bay South Development Plan in particular promotes the public welfare, convenience and necessity, and in so doing, considered the criteria of Planning Code Section 321(b)(3)(A) through (G).
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) Marsha Rosen – Executive Director – Redevelopment Agency
- This project involves very close work between the Planning Department and the Redevelopment Agency.
- She looks forward to a close working relationship between the Commission and the Redevelopment Agency.
(+) Amy Neches – Senior Project Manager
- Gave a Powerpoint presentation on the aspects of the project and a general overview of the projects in Mission Bay.
(+) Paul Paridi – Partner with Hines Corporation
- This project began to evolve over a year ago.
- He introduced the other team members of ECOR, Hines, land use attorneys and development consultants.
(+) John Packard
- This project will involve the design procedures set forth for the Mission Bay area.
- He gave a PowerPoint presentation giving a general overview of the project.
(+) Coreen Woods – Vice Chair of the Mission Bay Citizens Advisory Committee
- She has been involved in this process since 1985.
- They felt very strongly about the height, mass and bulk yet she feels that this project exemplifies what the committee wanted to see.
- The CAC unanimously supports this project.
ACTION: Approved
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee, W. Lee
MOTION: 16483
9. 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
(Continued from Regular Meeting of October 17, 2002)
SPEAKER(S): None
ACTION: Without hearing, continued to January 16, 2003
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee, W. Lee
10a. 2002.0466E!KXC (M. LI: (415) 558-6396)
555 and 575 MARKET STREET - south side between First and Second Streets; Lots 057 and 058 in Assessor's Block 3708 - Request under Planning Code Section 309 for a Determination of Compliance and Request for Exceptions including: an exception to the separation of towers requirement as permitted in Section 132.1(2), an exception to the rear yard requirements as permitted in Section 134(d), and an exception to the bulk requirements as permitted in Sections 270 and 272, and an exception to the requirement for independently accessible parking spaces as permitted in Section 155(c). The proposal is to allow (a) the relocation of approximately 81,700 square feet of office space from 575 Market Street to a horizontal addition at 555 Market Street, (b) the conversion of approximately 241,400 square feet of office space at 575 Market Street to up to 134 dwelling units, and (c) the provision of approximately 136 independently accessible parking spaces or approximately 176 parking spaces with valet service, which is the subject of a concurrent request for Conditional Use authorization. The project site lies within a C-3-0 (Downtown Office) District and a 300-S and 500-S Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Pamela Duffy – Representing Project Sponsor
- This project involves a very big and exciting idea.
(+) Geoffrey Heller – Heller/Manus Architects
- Gave a PowerPoint demonstration displaying the architectural aspects of the project.
(-) Tania Jamica
- She is a security officer.
- She is concerned about being able to have enough security in the building. Now that there will be tenants, this involves more work.
(+) Gabriel Netcaff – SPUR
- SPUR supports this project.
- This project will mark a major step toward bringing downtown San Francisco into a 24 hour neighborhood–making it feel more active.
- This location has the best transit as well.
ACTION: Approved
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee, W. Lee
MOTION: 16484
10b. 2002.0466E!KXC (M. LI: (415) 558-6396)
555 and 575 MARKET STREET - south side between First and Second Streets; Lots 057 and 058 in Assessor's Block 3708 - Request under Planning Code Section 303 for a Conditional Use authorization to provide parking in excess of the amount allowed as an accessory use, as part of a proposal to allow (a) the relocation of approximately 81,700 square feet of office space from 575 Market Street to a horizontal addition at 555 Market Street, (b) the conversion of approximately 241,400 square feet of office space at 575 Market Street to up to 134 dwelling units, and (c) the provision of approximately 136 independently accessible parking spaces or approximately 176 parking spaces with valet service. The proposal is also the subject of a concurrent hearing requesting a Determination of Compliance and the granting of exceptions pursuant to Section 309 of the Planning Code. The project site lies within a C-3-0 (Downtown Office) District and a 300-S and 500-S Height and Bulk District.
Preliminary Recommendation: Approval of 164 parking spaces (with valet), with conditions
SPEAKER(S): Same as those listed in item 10a.
ACTION: Approved as amended by the Zoning Administrator:
Presuming that the Project Sponsor provides 134 dwelling units, the inclusionary housing requirement shall be as follows: 12 percent or 16 units if provided on-site, 17 percent or 22 units if provided off-site, or the payment of an in-lieu fee which shall be determined according to the procedures set forth in Section 315.6. This condition of approval shall constitute the written determination and notice of the inclusionary housing requirement pursuant to the procedures set forth in Sections 315.4(a)(2) and 315.5(a).
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee, W. Lee
MOTION: 16485
11. 2002.0124E (L. KIENKER: (415) 558-5970)
2815 DIAMOND STREET (AKA Glen Park Marketplace) - Appeal of a Preliminary Negative Declaration - The project site is located in the Glen Park neighborhood, on the southeast corner of Diamond and Wilder Streets, Lots 25A, 26, 27, 28, 29, and 63, Assessor's Block 6745. The proposed project includes an approximately 8,759 gross-square-foot (gsf) public library, which would replace an existing branch library located at 653 Chenery Street, a 7,037 gsf neighborhood-serving grocery store, and a 22,520 gsf apartment block of 15 two-bedroom units. The proposed project would include 15 off-street residential parking spaces and two loading spaces, as well as the removal of 25 existing metered public parking spaces. An existing sewer line beneath Lot 29 would be realigned into Wilder and Diamond Streets and the easement vacated as part of the project. The project site is in the NC-2 (Neighborhood Commercial, Small-Scale) zoning district and a 40-X height and bulk district. The applicant would seek conditional use authorizations for use and lot size and variances to modify parking, rear yard, dwelling unit exposure, and open space requirements.
Preliminary Recommendation: Uphold Preliminary Negative Declaration
(Continued from Regular Meeting of November 21, 2002)
Re: Continuance
Jay Estey – Glen Park Merchants/Residence
- He sent a letter to Commissioners that contains significant details that have not been addressed.
- There is not enough information for Commissioners to make an informed decision--that is why he would like this case continued.
- There is also a sherette planned that will address the overall design for future development of this neighborhood. This should be completed before this case is heard.
- There is data which needs to be submitted to the Commission as well as other issues that are still being manifested.
Chris van Loben Sels
- Further study would benefit the Commission's decision. That is why they would like this case continued.
Andrea O'Leary
- Her organization was left out of this process and she cannot believe that this case is proposed to be heard.
- This will impact them very much.
David Prowler – Representing Project Sponsor
- There are about 20 or 30 people here who have taken time off from work and are here to speak.
- There has been enough notice so he does not believe that people were not notified.
- He would like to ask that the Commission not continue this item.
Randy Lins
- He would like that this matter be continued and the sherette finished so that there is true public input.
- This issue is not right for determination yet.
Dan Tuttle
- He knows that the sherette has not been completed.
- He would like to suggest that the sherette be completed before the hearing.
Susan Hildreth – San Francisco Public Library
- She is not in agreement with the continuance of this project.
- There are time constraints with government agencies that require the Commission make a decision today.
Mark Zinky – Glen Park Neighborhood Group of Concerned Citizens
- He would like this hearing to be continued.
Re: Merits of Case
(-) Gary Pike – Appellant
- He is opposing this project because it will cause traffic congestion, a deficit of parking spaces, and it will have adverse impacts on neighborhood retail, housing and character.
- More than 600 people have signed petitions to reduce the size of this project.
- This project also does not comply with prop M
- Underground parking was also proposed but is not proposed anymore.
- There are various issues which still have not been addressed.
- He hopes that the Commission will uphold the appeal.
(-) Chris Wheaton
- His specific concern is that there are quite a few underutilized sites around the Glen Park Marketplace area which may or may not have been focused on to determine whether they can be utilized to provide parking for the public that would be using the marketplace.
(-) Tom Huber
- He is opposed to this report because it inadequately addresses pedestrian safety.
- He displayed a video of a very dangerous intersection in the area.
(-) Dan Tuttle
- He believes that Glen Park will be a guinea pig for the transit-first policy.
- They submitted a request that this area have a thorough traffic analysis. The response was that it was not necessary.
- The traffic problem is a very big issue and needs to be addressed before this project is approved.
(+/-) Lee Guion
- She has been following this project for four years.
- She believes that alternatives need to be looked at regarding parking.
- She supports the project.
(-) Cathleen Tracy
- Her biggest concern is traffic.
(-) Chris van Loben Sels
- His biggest concern is that his young son will be exposed by contaminated soil and ground water.
- He is also concerned with traffic safety and congestion.
(-) Zoanne Nordstrom
- She supports the Negative Declaration.
(-) Hal Jordy
- He supports this project and hopes that the Commission will approve the project. Many people have been waiting for this project.
- A library is very much needed in this area.
(+) Beth Weise
- This project is good for the neighbored.
- It is a reality that San Francisco will have more people and there will be more congestion.
(-) Andrea O'Leary
- She is very involved in her neighborhood.
- She has to drive in her neighborhood so she knows that with this project there will be problems with parking.
- There will also be shadows because of the large building and no one has talked about that.
(-) Lisa Cluber
- She is opposed to this project because parking is a very tough issue in this area.
- The building is also out of scale with the neighborhood.
(-) Michael Yochum
- He is opposed to this project because he does not believe that the Environmental Impact Report addresses the issues of parking and traffic congestion.
(-) Caroline Helser
- She is opposed to the preliminary negative declaration because she is concerned with traffic and danger to pedestrians.
- The purpose of the library is to attract more people and children. This site will cause parking spaces to be eliminated causing cars to circle more and more around the area looking for parking. This will cause more of a hazard for pedestrians.
(+) Steve Goldbeck
- He supports this development because it is consistent with the City's Transit First policy
(+) Sheila McCarthy
- She urges the Commission to approve this project.
(+) Angus McCarthy
- Not everyone will agree at the same time.
- The environmental report states that this project will be good for the community and it is. He hopes that the Commission will approve this project.
(+) Carol Koffel
- This project should be approved.
- She believes that the owner of this project has gone through the proper steps to do the environmental report.
(+) Linda Montgomery
- She believes that this project is being held hostage by the traffic problems caused by having a BART station in the neighborhood.
(-) Mark Zinky
- He displayed poster size photographs of the intersection where there will be traffic and pedestrian problems.
- This project is too large.
(+) Maria Hekker
- She urges the Commission to support this project.
- It is a hardship for people who are elderly to be able to walk far away. This marketplace will make it closer for people to come and do their shopping.
(+) Tom Redoulavitch – BART Board of Directors
- This is an exemplary project because it provides housing near transit.
- There is also a public amenity which is always very much needed.
- He realizes that many of the traffic problems are caused by BART.
- BART is working on various projects to minimize these problems.
- BART is also working on the sherrette process.
(+) Tom McGuiguin
- This project can do a lot of good for the Glen Park area.
- Having a market as well as a library will create a community center.
- The problems being discussed now will eventually solve themselves.
(+) Charles Higueras – San Francisco Public Library Commission
- He is here to advise the Planning Commission on the decision taken at the Library Commission. This project was approved unanimously and hopes that the Planning Commission will approve it as well.
- The Glen Park Library is very small so they are excited about this project.
(+) Corine Woods
- This sounds like an excellent project. The developer cannot be held hostage for problems which are not their fault.
- She hopes that the Commission will support the Negative Declaration and move forward with this project.
(-) Donald Marsh
- He hopes that the Commission will reconsider this negative declaration for this tremendously large project.
- The area where this project will be located does not support such a large building.
(-) Jay Estey
- He would like to speak on behalf of the concerned residents of the Sunnyside Neighborhood Association. He submitted a letter on behalf of them which states that they are concerned about the parking problems and how this can negatively impact a neighborhood.
- He supports a marketplace but not this one.
(+) Andrew Detsch
- He supports this project because this is the sort of project that needs to be built near transit.
(+) Don Williams
- He has been waiting for this project for four years.
- He would like to have this project approved right away.
(+) Dee Valentine
- This project has been analyzed thoroughly.
- He would like to be able to walk to get his groceries.
(+) Ron Miguel
- He supports the Negative Declaration.
- The Developer should not be held responsible for existing traffic problems.
(-) Giselle Bisson
- She specifically purchased her home because she found out that this project was proposed.
- She supported this project until a few weeks ago when she found out that various aspects of the project had changed.
- She urges the Commission to ask the developers to revise the project on the matters of parking and traffic.
(-) Jim Prichason
- He believes that no one in the Glen Park area opposes the marketplace and the library.
- The issues here are traffic, lost parking spaces, etc.
(-) Richard Stookey
- He believes that this project is too large.
- More persuasive and environmental studies need to be done.
(+/-) Joan Casey
- This is an excellent project. This neighborhood is very much in need of this market.
- She realizes that there are problems with the traffic and the parking in this area.
- She is also concerned about the scale of the building.
(+) Mary Huizinga
- Parking is always a problem in San Francisco.
- Parking should not be the reason why this project would not be able to move forward.
(+) Marcia Pensinger
- She supports this project and knows that there are issues that could be dealt with but hopes that the Commission will approve the Negative Declaration.
(+) Carol Steinman – Vice President of the Library Commission
- When the Library Commission approved the project, they understood that there would be underground parking.
- She really wants this library
(-) Lesley Frana
- She is delighted about the project yet is concerned about the parking spaces.
- She urges the Commission to support the appeal of this project.
(+) Michael Rice
- The Commission should uphold this negative declaration.
- He also supports the project.
(-) Peter Crombock - Appellant
- This building is going to be a monster. It will change the character of the neighborhood.
- He cannot support this negative declaration.
(-) Peter Warfield
- He is concerned with the safety of pedestrians. They will be drawn to the library like a magnet which will make it even more hazardous.
- He is also concerned about the environmental questions related to the gasoline station that was there.
(-) Elizabeth Hughes
- A market is very much needed in this area but parking is important as well.
- This not a safe place for pedestrians.
(-) Alma Hecks
- She urges the Commission not to uphold the negative declaration because it will be a negative impact on the neighborhood.
(+) Jim Chappell – SPUR
- This negative declaration is fully adequate and the appeal should be denied.
(-) Myrium Moss
- The businesses in the area do need parking.
- The loss of spaces will affect the businesses.
(+) Louis Frisco
- He is almost in favor of this project yet there are problems with this project because it's too big for the neighborhood.
- There are issues about the toxins underground from the gasoline station.
(+) Forrest Teets
- This project is too large and out of place for it's surroundings.
- He and his family support the library and the marketplace yet the building is just too large.
- There is a lot of gridlock on these streets.
- He hopes that the Commission considers looking at this closer.
(+) Randy Weiser
- He has seen many of the community leaders unite and speak to the residents after the marketplace burned down.
- There were alternative plans like Rite Aid and Walgreen's but the residents have worked hard to get something that the residents really want.
(-) David Golden
- This area is very dangerous for pedestrians.
- There will be more delivery trucks, more cars, etc.
- The project is too big. Maybe the number of units should be reduced.
(+) Ana Moss
- The neighborhood needs to address the issues of parking and traffic. These issues are not the sole responsibility of the developer.
- It has been four years and she hopes to see this project approved.
(+) Anne Vossler
- She supports this project.
(+) Robert Kyler
- He supports the negative declaration.
(+) Mike Dugan
- He supports the negative declaration.
(-) Carrie Baley
- She read a letter from a business owner on Diamond Street who is opposed to this project.
(-) Bruce Bonacker
- He displayed a map where the supermarkets are located. There are many markets in the area.
(-) Malcolm Brown
- He is opposed to this project because he does not agree that the city is building parking lots all over the city--yet the parking lot related to this project is being eliminated.
ACTION: Negative Declaration Upheld
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee
ABSENT: W. Lee
MOTION: 16486
Note: The following item was taken out of order and heard after item 14.
12a. 2002.0124CVR (R. CRAWFORD: (415) 558-6358)
2815 DIAMOND STREET - east side at Wilder Street, between Bosworth and Chenery Streets, Assessor’s Block 6745 Lots 025A, 026-029, and 063 - Request for a finding of General Plan consistency under Planning Code Section 101.1(d) for development of a public use (branch library). The Project is to construct a new two to four story mixed-use building on an approximately 16,000 square foot lot. The building would include an approximately 7,037 square foot of Other Retail Sales and Services use (Bi-Rite grocery/liquor store), an approximately 8,760 square foot public library, and 15 apartments with 15 off-street parking spaces in an NC-2, Small Scale Neighborhood Commercial District and within the 40-X Height and Bulk District.
Preliminary Recommendation: Approval.
SPEAKER(S):
(+) David Prowler – Project Sponsor
- This project is a collaborative effort.
- There have been many community meetings on this project.
- The library approached him to see if they could be involved in the project.
- He has worked very closely with the neighbors.
- He thinks that many of the people who are opposed are misinformed.
(-) Michael Yokum
- If this project is approved, it will remove 14 spaces of parking which are very much needed.
(+) Joseph Curtin – Housing Action Coalition
- His organization is in support of this project.
- This project is really ideal for a neighborhood like Glen Park.
- The city of San Francisco needs projects like this.
(+) Tom Sapp
- This is a wonderful project.
- He likes that the architecture is different from the other buildings because it gives the area vitality.
(-) Chris van Loben Sels
- This project holds great promise and great risks.
- This project should not be approved unless it is amended by allowing only 10 spaces and above ground parking and one floor of residential.
- Both owner and developer have shown concerns about the impacts this project would have on the community.
(+) Don Williams
- Because it allows housing, it would be outrageous not to approve this project.
(-) Andrew Dietz
- This project is a good project and it's near BART.
- He is in support of this project.
(-) Ric Lopez
- He owns two businesses in the area and he is opposed to this project.
- There will be a negative impact on businesses if this project is approved.
(-) Randy Lintz
- He agrees with everyone who has spoken against this project and hopes the Commission will deny it.
(-) Jay Estey
- The city should take the responsibility of disallowing certain variances.
- This project has been constantly changing.
- He hopes that the Commission will take all this information into consideration.
(-) Greg Helser
- He joins other residents and merchants and opposes the project as it stands now.
- There is a need to preserve the parking in this area.
(+) Howard Strassner – Sierra Club
- He would like this project approved because it's mixed use and a great gathering of property.
- This property is well located near BART.
(+) Ed Bedard – San Francisco Housing Coalition
- He supports this project. It is very impressive and provides much needed housing.
(+) Wesley Day
- He read a letter from Maralyn Stephenson who is in support of the project.
(+) Jane Rice
- She supports this proposal.
- This project can be summed up into three words: want, need, deserves.
(+) Marie Summard
- She has been involved since the beginning trying to get something at this location that the community wants.
- This project makes fiscal sense since it will draw a lot of commuters using BART.
- This provides housing and a library use for the residents.
(+) Susan Hildreth
- The purchase and sale agreement is pending the Commission's decision this evening.
- She hopes the Commission will approve this project.
- She is available for questions.
(+) Beth Goldstein – Hydroconsult Engineers
- She lives across the street from the project site.
- She prefers to shops on her way home from BART.
- From her office she can see Diamond Street and she has noticed that most of the traffic problems are related to pedestrian traffic.
- The community should be discouraging automobile traffic.
(+) Sharon Desiricka
- She lives in the Glen Park neighborhood and is also a librarian for the Glen Park branch. She supports this project with the variance.
(+) Wesley Day
- He is a retired librarian and has worked at the Glen Park Branch.
- He knows this branch is very, very small.
- He supports this project.
(+) Barbara Zierten
- She agrees with everything that everyone in support of this project has said.
- She hopes the Commission will approve this project as well as the variance.
(+) Irina Doliov
- Most of the residents agree that they want the grocery store and the library.
- She hopes the Commission will supports this project as is because the community really needs housing.
(+) Zoanne Nordstrom
- Even thought there have been chain stores that have shown interest in the location, the community has united and have fought for a small-business community business.
(+) Stephen Doliov
- He supports this project and hopes that the Commission will approve the project and the variance.
- The library deserves to be enlarged.
(-) Dan Tuttle
- He submitted a letter that contained 16 ways that the community believed that the documents that support this document are in error.
(-) Gary Pike
- He would like to have the Commission uphold the code to require 14 parking spaces.
(-) Harold Talber
- He is a merchant in the Glen Park area.
- He really is proud to have the library and the grocery store coming into this area.
- Yet, he does not agree with the variance and the fact the area would loose 14 parking spaces.
(-) Jacquelyn Paull
- She is opposed to this project since she drives to the grocery store because she cannot carry grocery bags up the hill on Diamond Street.
(-) Carolyn Helser
- There is a bit of information that the Commission may not know. When the City bought lot 29, there was a memorandum of understanding between them and the project developer that the City would be able to manage a parking lot on this site in off peak hours. She submitted information regarding this.
(-) James Chaffey
- He does not support this project. There are still too many issues to be dealt with.
(-) Andrea O'Leary
- No one has ever proposed these three elements in this area.
- The problem is that the developer is trying to cram all these things together.
(-) Lesley Frana
- This project as it's currently planned is not good for Glen Park. This is why there are so many people here and this hearing has taken so long.
(-) Elise Ravel
- She knows that there are a number of problems related to parking.
- She is in favor of this project but not of the variance because the parking should be left available for the people who shop around there.
(+) Carol Steinman – Vice President of the Library Commission
- The proposal is good as far as it goes yet a compromise needs to be made to be fair to Glen Park.
(+) Charlie Stevenson
- This is a great community no matter what side a person is on.
- He hopes that the conditional use includes restrictions that there should always be a small business market located there.
(+) Peter Warfield
- Are people being told accurately what is going to happen?
- He does not recall that the underground parking was told to the Library Commission until after it voted approval.
(+) Sam O'gaman
- Several times a new business has opened in the vicinity of his and each time he felt threatened. Yet he has realized that every time a new business opens, more people are drawn to the area which benefits him.
ACTION: Approved
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee
ABSENT: W. Lee
MOTION: 16488
12b. 2002.0124CVR (R. CRAWFORD: (415) 558-6358)
2815 DIAMOND STREET - east side at Wilder Street, between Bosworth and Chenery Streets, Assessor’s Block 6745 Lots 025A, 026-029, and 063. Request under Planning Code Sections 121.1 for development on a lot exceeding 9,999 square feet in area; 121.2 to allow nonresidential uses greater than 3,999 square feet in area (Bi-Rite grocery/liquor store, branch public library); and 711.83 to allow a Public Use (branch library). The Project is to construct a new two to four story mixed-use building on an approximately 16,000 square foot lot. The building would include an approximately 7,037 square foot of Other Retail Sales and Services use (Bi-Rite grocery/liquor store), an approximately 8,760 square foot public library, and 15 apartments with 15 off-street parking spaces 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): Same as those listed in item 12a.
ACTION: Approved with conditions as amended: 1) Condition A.4. shall be amended to state that grocery store operator shall offer delivery of merchandise to neighborhood residents. 2) Condition F.5.b. would be eliminated since it states a control of deliveries of large trucks. This is something that neither the grocery store owner nor the department can control. 3) Condition 5c would be amended to state that deliveries by large vehicles to the grocery store would be limited between 9:00 a.m. to 12 p.m. since this is peak traffic times. 4) Condition A.1. which states: & approximately 7,037 gsf other retail sales and service use (grocery store/liquor store) parenthesis shall be eliminated and wording should state: & other retail sales and grocery use specifically a grocery store .
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee
ABSENT: W. Lee
MOTION: 16488
12c. 2002.0124CVR (R. CRAWFORD: (415) 558-6358)
2815 DIAMOND STREET - east side at Wilder Street, between Bosworth and Chenery Streets, Assessor’s Block 6745 Lots 025A, 026-029, and 063. Request for Variances from, Planning Code Section 151, to provide no parking spaces for proposed commercial and public uses where 14 are required; Section 134, rear yard, for 1,440 square feet of rear yard where 4,000 square feet are required; Section 135; usable open space, for 1,454 square feet of usable open space where 1,714 square feet are required; and Section 140, dwelling unit exposure, where 6 of 15 dwelling units do not have a window facing either a public right-of-way or a Code complying rear yard. The Project is to construct a new two to four story mixed-use building on an approximately 16,000 square foot lot. The building would include an approximately 7,037 square foot of Other Retail Sales and Services use (Bi-Rite grocery/liquor store), approximately 8,760 square foot public library, and 15 apartments with 15 off-street parking spaces 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): Same as those listed in item 12a.
ACTION: Zoning Administrator closed the public hearing and granted the variances.
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee
ABSENT: W. Lee
Note: Items 13 and 14 were taken out of order and heard after item 11.
13. 2002.0615C (D. SIDER: (415) 558-6697)
2700 MISSION STREET - southwest corner of 23rd Street; Lot 053 in Assessor's Block 3643 - Request for Conditional Use Authorization pursuant to Planning Code Section 781.5(a) to allow the establishment of a small self-service restaurant in the Mission Street Fast Food Subdistrict, an NC-3 (Neighborhood Commercial Moderate Scale) Zoning District, the area subject to the Mission District Interim Controls (as set forth in Board of Supervisors Resolution Number 500-02), and an 80-B Height and Bulk District. The proposal is convert approximately 500 square feet of an existing produce market to a sandwich and non-alcoholic beverage shop.
Preliminary Recommendation: Approval with Conditions.
SPEAKER(S): None
ACTION: Without hearing, continued to December 12, 2002.
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee
ABSENT: W. Lee
14. 2002.0633CK (B. FU: (415) 558-6613)
1070 CAPP STREET - west side, between 25th and 26th Streets, Lot 012 in Assessor’s Block 6528 - Request for Conditional Use Authorization under Planning Code Sections 209.1 and 253, and pursuant to Planning Code Section 303, to allow the construction of four (4) dwelling units exceeding a height of 40 feet in an RH-3 (Residential, Three-Family House) District with a 50-X Height and Bulk designation.
Preliminary Recommendation: Approve project as proposed
SPEAKER(S):
(+) Mark Brisco – Project Sponsor
- Their goal is to increase the supply of housing in San Francisco and be aware of providing housing appropriate to the needs of the community.
- They studied what the needs were in the Mission and came to the conclusion that the need is housing.
- They spent a lot of time communicating with residents, community leaders, etc.
- They have had 5 different meetings with neighbors and provided interested residents with plans of the project.
- There were concerns about parking but these issues were dealt with successfully.
(-) Dan Materossi
- He owns the building next door.
- He is opposed to this project because it will severely shade a system that provides electricity for his building.
- There would be a 60 percent loss of output.
- The owners have expressed a willingness to come to an agreement to help mitigate the effects of the height of the building and he would like to have this as a condition of approval.
(+) Phyll Rosengen – Project Architect
- He described the aesthetics of the building.
ACTION: Approved
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee
ABSENT: W. Lee
MOTION: 16487
F. DISCRETIONARY REVIEW HEARING
At Approximately 9:30 PM the Planning Commission convened into a Discretionary Review
(DR) Hearing to hear and act on Discretionary Review matters.
15. 2001.1168DD (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 - Staff initiated and public initiated requests for Discretionary Review of Building Permit Application No. 2000/12/19/8292, proposing to enlarge the existing detached garage at the front of the property to accommodate two cars and construct a two-story vertical addition above the garage to be used as accessory space for the existing dwelling unit, 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
SPEAKER(S):
(-) Michael Burns
- This project is not harmonious with the other buildings in the neighborhood.
(-) Clifford Allen
- This project is not appropriate for the neighborhood.
(-) Greg Pats
- This house has been the only house he and his wife have ever owned.
- This (the proposed project) is not a work of art. It is a work of ego.
(+) Eugene Sway – Project Architect
- He described the aesthetics of the proposed building.
- There is a variety of building designs in this neighborhood.
(+) Jason Longberg – Project Sponsor
- The purpose of this project is to provide a modest addition of living space while respecting the neighboring properties with respect to size, light and views.
- It is important to perverse the redwood tree and foliage.
(+) Susie Gee
- She read a letter from Fred Stitt who is an architect and director of the San Francisco Institute of Architecture who is in support of the project.
ACTION: Took Discretionary Review and disapproved the project.
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee
ABSENT: W. Lee
16. 2002.1018D (J. PURVIS: (415) 558-6354)
322 RUTLEDGE STREET - north side between Alabama Street and Peralta Avenue; Lot 011 in Assessor's Block 5540 - Request for Discretionary Review of Building Permit Application No. 2002.07.22.2050 proposing to add 47 square feet of useable floor area and 66 square feet of balcony space to the rear of a single family dwelling in an RH-1 (Residential, House, One-Family) District with a 40-X Height and Bulk designation and within the Bernal Heights Special Use District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
SPEAKER(S):
(-) Lisa Honey – Discretionary Review Requestor
- This project is located in a special use district.
- There are provisions in a special use district and in this case the house will go 47 square feet more than allowed by code.
- This is a small house and it is being enlarged.
(+) Joel Yodowitz – Reuben and Alter
- This project exemplifies the abuse of the Discretionary Review process.
- The Discretionary Review requestor has turned her back on any compromises.
- This project received full support from Planning staff and he hopes the Commission will approve this project.
ACTION: Did not take Discretionary Review and approved the project as submitted
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee
ABSENT: W. Lee
17. 2002.1201D (J. PURVIS: (415) 558-6354)
1350 UTAH STREET - west side between 24th and 25th Streets; Lot 005 in Assessor's Block 4264 - Mandatory Discretionary Review, under Planning Commission policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2002.05.03.5748 proposing the demolition of a one-story, single-family dwelling to be replaced with two three-family dwellings on a double-wide lot to be split into two lots in an RH-3 (Residential, House, Three-Family) District with a 40-X Height and Bulk designation.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
SPEAKER(S):
(+) Gary Gee – Gary Gee Architects
- He submitted a letter that summarizes the building report and the staff report.
- He is available for questions.
ACTION: Did not take Discretionary Review and approved the project
AYES: Bradford Bell, Antonini, Boyd, Feldstein, Hughes, S. Lee
ABSENT: W. Lee
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. Each member of the public may address the Commission for up to three minutes.
Quinton Mackie – SOMA
Re: South of Market Planning Process
- He would like the Commission to have public comment at the beginning of the hearing.
- He submitted a letter that states the problems they are having with the South of Market Community Planning Process.
- He wanted to bring this before the Commission before the process goes too far.
Adjournment: 10:36 p.m.
THESE MINUTES WERE PROPOSED FOR ADOPTION AT THE REGULAR MEETING ON THURSDAY, JANUARY 9, 2003.
SPEAKERS: None
ACTION: Approved
AYES: Antonini, Boyd, Bradford Bell, Feldstein, Hughes, Sue Lee, William Lee
Last updated: 11/17/2009 10:00:08 PM
