12. 2003.1250L (T. TAM: (415) 558-6325)
1201 ORTEGA STREET - southwest corner at 19th Avenue, Assessor's Block 2115, Lot 37. Landmark Designation. The proposal is to designate the Infant Shelter/San Francisco Conservatory of Music building, constructed in 1928, as City Landmark No. 242. The property is zoned RH-2 (Residential, House, Two-Family) and is in a 40-X Height and Bulk District.
Preliminary Recommendation: Approve Landmark Designation.
(Continued from Regular Meeting of May 20, 2004)
SPEAKER(S):
(+) Mark Duffett - SPEAK
- He thanked the Commission for allowing them the opportunity to present this proposal for landmark designation.
- He hopes that the Commission will approve this designation.
- The neighbors do not oppose this proposal.
- It is essential to protect the original structure from demolition.
- The shelter has been hope for many youth.
- This site will continue to become a place of hope if the Commission approves this proposal.
(+) Robert Judson Clark - Architectural Historian and Consultant
- He has known this building since 1960.
- He is working on a book on the architect who designed this building.
- The architect was first known for the cottage he designed in the Bay Area.
(+) Harry O'Brien - San Francisco Conservatory of Music
- The Conservatory of Music is not opposed to this proposal to landmark.
- The Conservatory's only reservation to this project is knowing the specifics of making it a landmark.
ACTION: Approved
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
RESOLUTION: 16794
13a. 2003.1048CTZV (K. McGEE: (415) 558-6367)
A ZONING MAP CHANGE TO ESTABLISH THE THIRD STREET AND OAKDALE AVENUE AFFORDABLE HOUSING SPECIAL USE DISTRICT - Consideration of an Ordinance to amend Section Map 10 of the Zoning Map of the City and County of San Francisco to rezone the property described as Assessor's Block 5322, Lot 45, southwest corner of Oakdale Avenue and Third Street, from NC-3 (Moderate-Scale Neighborhood Commercial District) with a 40-X height and bulk designation to establish the Third Street and Oakdale Avenue Affordable Housing Special Use District with a 50-X height and bulk designation.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S):
(+) Serine Zandich
- She is here to provide an update on the development.
- This has been a community process for about 18 months.
- This project will provide affordable housing, which is a major issue in the area.
- This project is considered a tax project for the Redevelopment Agency.
- She is pleased to present this project to the Commission.
(+) Dan Dodt
- He lives in the Bay View District.
- He shares the comments made by the previous speaker and is in full support of the project.
- This project will be respectful of the neighborhood. The relaxing of the parking requirements are good precedents for a project in a transit corridor.
ACTION: Approved
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
RESOLUTION: 16795
13b. 2003.1048CTZV (K. McGEE: (415) 558-6367)
A ZONING TEXT CHANGE TO ESTABLISH THE THIRD STREET AND OAKDALE AVENUE AFFORDABLE HOUSING SPECIAL USE DISTRICT - Consideration of an Ordinance to amend the San Francisco Planning Code by adding Section 249.27 to create the Third Street and Oakdale Avenue Affordable Housing Special Use District for the property described as Assessor's Block 5322, Lot 45, southwest corner of Oakdale Avenue and Third Street. The establishment of the Third Street and Oakdale Avenue Affordable Housing Special Use District permits the construction of 15 affordable housing units, under a density bonus, and allows for the provision of 4 parking spaces where 15 are required, with Conditional Use Authorization. The site is in an NC-3 (Moderate-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S): Same as those listed for item 13a.
ACTION: Approved
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
RESOLUTION: 16796
13c. 2003.1048CTZV (K. McGEE: (415) 558-6367)
4800 THIRD STREET - southwest corner at Third Street; Lot 45 in Assessor's Block 5322 - Request for conditional use authorization under Section 303 of the Planning Code to allow for the construction of a mixed-use development consisting of 15 dwelling units, and approximately 3,000 square feet of commercial/retail space at the ground level and to provide 4 parking spaces, in an NC-3 (Moderate-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District, and in the proposed Third Street and Oakdale Avenue Affordable Housing Special Use District and 50-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S): Same as those listed for item 13a.
ACTION: Approved with conditions that include and address affordability and subordination. (These concerns are included as conditions 19 and 20 in the Conditions of Approval.)
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
MOTION: 16797
13d. 2003.1048CTZV (K. McGEE: (415) 558-6367)
4800 THIRD STREET - southwest corner at Third Street; Lot 45 in Assessor's Block 5322 - Request for a Rear Yard Variance under Section 134 of the Planning Code, to allow for the construction of a mixed-use development consisting of 15 dwelling units, and approximately 3,000 square feet of commercial/retail space at the ground level with a rear yard equal to only 21% of the lot area, in an area which requires 25% of lot area under Planning Code Section 134(e), in an NC-3 (Moderate-Scale Neighborhood Commercial) District and in the proposed Third Street and Oakdale Avenue Affordable Housing Special Use District.
SPEAKER(S): Same as those listed for item 13a.
ACTION: Zoning Administrator closed the public hearing and will be granting the rear yard variance based on the conditions imposed on the project about affordability and subordination.
14a. 2003.1051RZ (R. CRAWFORD: (415) 558-6358)
DE LONG STREET/ HEAD STREET/ SANTA CRUZ AVENUE/ SAN DIEGO AVENUE, HABITAT FOR HUMANITIES - Assessor's Block 7153 Lots 008, 008A, 009, 010, 011, 012, 013, 014, Assessor's Block 7154 Lot 023, Assessor's Block 7174 Lots 004, 007, 008, 009, 025, 026, 027, 028, 029, 030, 031, 047, and 048. Request for an Amendment to the Zoning Map to change the zoning classification from P, Public Use to RH-1, Residential House, One Family for various parcels of excess BART property. This Project is located within a P, Public Use, District and within the 40-X Height and Bulk District.
Preliminary Recommendation: Approval
SPEAKER(S):
(+) John Slessinger - Project Architect
- The public assistance is for the land acquisition only.
- There are three homes that will be fully accessible for handicapped.
- There are some rear yard properties at the BART right-of-way.
- This project is very close to the BART station.
(-) Gabriel Marien
- She is a resident of Shakespeare Street.
- She grew up in this area and has always used this as public open space.
- This is an underserved community.
- Most of the community is working class, single families.
- This project would take a lot of the public open space.
- These lots are not ideal for single-family units.
(-) Morgan Raul
- She lives on Shakespeare Street.
- This will increase the population density in a community that is very under served.
- There is a need for everyone who lives around here to use his or her cars.
- The signs that were posted about this project have been disappearing. She feels that is the reason why there are not more people here.
(-) Steena Marigold
- The space has been used for children to play.
- Taking all those spaces away and crowding the neighborhood will not make it nicer in any way.
(-) Chelsea Starfield
- She lives on Shakespeare Street.
- Every day when she comes home there are a lot of children that play in the lots.
- The community really needs a lot of help.
- Building more houses should not be the focus.
- A playground should be built instead.
(-) Jeff Chin
- He lives on Shakespeare Street.
- There is a blind curb in the area. The San Andreas Fault runs directly underneath there. If there was a derailment caused by an earthquake there would be a lot of damage.
- There are carcinogen fumes that come from Highway 280.
ACTION: Approved
AYES: Antonini, Bradford Bell, Boyd, Hughes, W. Lee
NAYES: S. Lee
RESOLUTION: 16798
14b. 2003.1051RZ (R. CRAWFORD: ( 415) 558-6358)
DE LONG STREET/ HEAD STREET/ SANTA CRUZ AVENUE/ SAN DIEGO AVENUE, HABITAT FOR HUMANITIES - Assessor's Block 7153 Lots 008, 008A, 009, 010, 011, 012, 013, 014, Assessor's Block 7154 Lot 023, Assessor's Block 7174 Lots 004, 007, 008, 009, 025, 026, 027, 028, 029, 030, 031, 047, and 048. Referral for General Plan Consistency for publicly assisted private housing for various parcels of excess BART property. This Project is located within a P, Public Use, District and within the 40-X Height and Bulk District.
Preliminary Recommendation: Find that public assistance for the Project is consistent with the General Plan
SPEAKER(S): Same as those listed for item 14a.
ACTION: Found to be consistent with the General Plan
AYES: Antonini, Bradford Bell, Boyd, Hughes, W. Lee
NAYES: S. Lee
MOTION: 16799
15. 2003.0304E (J. NAVARRETE: (415) 558-5975)
829 FOLSOM STREET - South side between 4th and 5th Streets, a through lot to Shipley Street; Lot 091 in Assessor's Block 3752. Appeal of Preliminary Negative Declaration The proposed project is new construction of 69 residential units in a nine-story, 85-foot tall, approximately 92,900 gross square-foot building covering a 10,313 square-foot site. A public parking lot currently occupies the project site, which would be demolished. Up to 62 parking spaces would be located in a basement-parking garage with parking entrances/exits on Shipley Street. There would be up to 5,000 sq. ft. of ground floor retail space on Folsom Street. Pedestrian access would be on Shipley and Folsom Streets. The proposed project requires Conditional Use authorization, a rear yard modification and a variance from dwelling unit exposure requirements. The site is within a South of Market Residential/Service District (RSD) and a 40-X/85-B Height and Bulk District.
Preliminary Recommendation: Uphold the Preliminary Negative Declaration
(Continued from Regular Meeting of May 13, 2004)
SPEAKER(S):
(-) Ed Tansen - Appellant - Yerba Buena Lofts Homeowners Association
- He is the developer of Yerba Buena Lofts.
- They have two objections to the Negative Declaration: 1) a two story underground garage cannot be justified at this location because it is too risky for his building; and 2) if excavation is done near the steel piles of his building, there is no way to support them properly.
- No one is going to take that risk at any price.
- If the number of units are cut, there would not be a need for a two story garage.
- This project needs to comply with the California Building Code. His property determined the property line first.
- If there is an earthquake, the two buildings would bang on each other.
- The environmental group is strictly concerned with the San Francisco Building Code but both codes apply.
(+) Steve Atkinson - Steefel, Levitt and Weiss
- As the staff report notes, the issues of the negative appeal are not environmental issues under CEQA.
- Regarding traffic or shadows, the appellant has not issued information on significant impacts.
- The only reason for this appeal is to delay the project.
- If the Commission follows the recommendation and upholds the negative declaration, then the major issue like the setbacks can be addressed.
- He believes that through the submittals from the project sponsor, the public and this presentation, the Commission will have all the information it needs to make a decision on this project.
(-) Roger Hall - Clara Street Town Homes Homeowners Association
- He urged the Commission to follow the policies, which apply to setbacks, etc.
- People take pride in their yards.
- The area will be very concentrated and an eye sore to the area.
(-) Brian Fujikawa - Yerba Buena Lofts
- He lives on Folsom Street.
- He is concerned with the large excavation.
- The developers have not responded to the reports submitted regarding engineering and geology.
- There are a lot of questions that still need to be answered.
ACTION: Negative Declaration Upheld
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
AYES: 16800
16a. 2003.0304CV (J. PURVIS: (415) 558-6354)
829 FOLSOM STREET - south side between 4th and 5th Streets, a through lot to Shipley Street; Lot 091 in Assessor's Block 3752 - Request for Conditional Use authorization under Planning Code Sections 207.5, 263.11, 271, and 157 to construct a nine-story, mixed-use building with up to 69 dwelling units at a density of one unit per 147 square feet of lot area under Section 207.5, to construct an 85-foot-tall building (with a 16-foot-tall mechanical penthouse) in the 40-X/85-B Height and Bulk District under Section 263.11, to exceed the bulk limits at the 50-foot height by 60 feet in length and 54 feet diagonally (by 48 feet in length and 42 feet diagonally at the 65-foot height) under Section 271; and to provide parking exceeding accessory amounts (with up to 62 spaces for project residents) under Section 157. On the ground floor, garage access would be provided at Shipley Street, and up to 5,000 gross square feet of retail space would be provided with access from Folsom Street. The proposed project would also require a rear yard modification and a variance from dwelling unit exposure requirements. The site is within an RSD (Residential/Service) South of Market Mixed-Use District, and a 40-X/85-B Height and Bulk District.
Preliminary Recommendation: Approval with modifications and conditions
(Continued from Regular Meeting of May 13, 2004)
SPEAKER(S):
(+) Steve Atkinson
- The project is on a narrow and deep vacant lot.
- He displayed an aerial photo from Shipley Street.
- The project provides needed housing.
- The project also provides retail space on the street level.
- The setbacks should not be required because they confer little public benefit.
- The suggestion of a setback is based on the setbacks on adjacent buildings.
- If setbacks were designed, there would be a loss of units.
- He requested that the project be approved.
(-) Roger Hall
- The egress from the parking garage is right across the street from Silvercrest Residence with studio units for seniors.
- All of the traffic on Shipley is a considerable hazard for the seniors.
- He would rather have the egress on Folsom Street instead of Shipley Street.
(+) Jim Salinas - Carpenter's Local Union
- He supports this project because it will provide much needed housing.
- He is also excited about the jobs that will be created.
- This developer has chosen to work with union workers.
- If everyone works together, there will be a more positive future for young working people
(+) Judith Gatewood - Carpenter's Local Union
- This is attractive much needed housing for San Francisco.
- This project will revitalize lower SOMA.
- The project looks well with the adjacent buildings.
- This project will also provide union jobs.
(+) Victor Vittlin
- He and his family own property that they will sell to the project sponsor.
- He is in support of this project.
- He does not understand the objection to this project.
- This is an appropriate development that will provide much needed housing.
(-) Ed Tansev - Yerba Buena Lofts
- He submitted a copy of the lawsuit that has been filed.
- He would like to keep his neighborhood the way it is.
- If this project is approved there should be a revision to the number of units.
- A code conforming project by doing the setbacks is important.
(-) David Gadarian - Yerba Buena Lofts
- He lives on Folsom Street.
- He chose to live here because of the environment. He is not against development.
- His conditions of approval would be: maximize the number of units, maintain and improve the pedestrian traffic, the project should not rise more than 40 feet, provide 20 percent lot depth [for open space], provide no less than 20 percent of the units as family units, the structures should comply with California Building Code by widening the gaps.
(-) Beau Simon - Yerba Buena Lofts
- He lives in the Yerba Buena lofts.
- He loves the amount of light that comes into this unit.
- His developer has designed an alternative project that should be considered and approved.
- This is an incredibly narrow lot.
(-) Gregg Lynn
- He lives in the Yerba Buena Lofts.
- He is concerned about this project.
- Setbacks are what make Shipley a beautiful street.
- He is distraught that there is a project on the drawing board that will destroy the beauty of his neighborhood.
(-) Regina Flanagan - Yerba Buena Lofts
- She is trained to evaluate situations such as this.
- She implores the Commission to provide an alternative that is code compliant.
- There are too many exceptions to the building code.
- Removing the soils, which will interrupt the piles in the adjacent building, could be dangerous.
- The Shipley side of the building is the most adversely affected.
(-) Terry Goggin - Yerba Buena Lofts
- He lives on Folsom Street and has a very small garden that is very close to the project.
- This project will significantly change the nature of the experience of the residents of this street.
- There is nothing that will be achieved by this other than to give more profit to the developer.
- This project is not consistent with the neighborhood.
(-) Robert Meyers - City Planning Consultant
- He read a letter from John Elberling who is opposed to this project.
- He also submitted a letter from Jim Meko and Mr. Garari who are also opposed to the project.
(+) Tim Tosta - Steefel, Levitt and Weiss
- He displayed a map of the lots of Shipley Street.
- The block does not have just low-rise buildings.
- He would be happy to discuss a solution to the issues when it is appropriate.
ACTION: Motion of Intent to approve. Recommendations to staff and project sponsor:
On Shipley side:
1) Require a 5-foot setback to the top of the 6th floor,
2) Setback 7th and 8th floors 15 feet,
3) Setback 9th floor 10 feet,
4) Setback of mechanical penthouse a minimum of 15 feet from face of building on the 9th floor,
5) Provide parking exceeding the accessory amounts up to 62 spaces for residents,
6) Allow the construction of a 9-story building with up to 69 dwelling units,
7) Exceed the bulk limits under section 271 up to 60 feet in length and 54 feet diagonally
Final Language/Action: July 1, 2004
AYES: Antonini, Bradford Bell, Boyd, Hughes, W. Lee
NAYES: S. Lee
16b. 2003.0304CV (J. PURVIS: (415) 558-6354)
829 FOLSOM STREET - south side between 4th and 5th Streets, a through lot to Shipley Street; Lot 091 in Assessor's Block 3752 - Requests for Variances. The proposal is to construct a nine-story, mixed-use building with up to 69 dwelling units, up to 5,000 gross square feet of ground floor commercial space and a 62-space parking garage. A rear yard modification is sought under Section 134(e) to provide rear yard open space within an inner court and on a 7th floor setback of 10-15 feet along Shipley Street. A variance is sought from dwelling unit exposure requirements, as the horizontal dimensions of the inner court do not meet the requirements for an open area as defined under Section 140(a)(2) for dwelling unit exposure, and 27 of the 70 units have no exposure other than this inner court. The site is within an RSD (Residential/Service) Mixed-Use District, and a 40-X/85-B Height and Bulk District.
(Continued from Regular Meeting of May 13, 2004)
SPEAKER(S): Same as those listed for item 16a.
ACTION: Zoning Administrator has left the public hearing open and continued the item to July 1, 2004.
17. 2004.0202DD (G. CABREROS: (415) 558-6169)
880 PRESIDIO AVENUE - northeast corner at Post Street; Lot 011A in Assessor's Block 1073 - Requests for Discretionary Review of Building Permit Application No. 2003.09.23.5554, proposing to construct a new three-story, three-unit building on a vacant lot in an RM-1 (Mixed Residential, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project.
SPEAKER(S):
(-) Barry Brown - Discretionary Review Requestor
- He displayed diagrams of the project showing the shadow impacts during the seasons of the year.
- The property will cast long shadows onto the large bay windows on the west side of the building.
- The bay window currently allows afternoon sunlight and radiant heat into his primary living area during five critical fall and winter months.
- The proposed project to the west will take that away.
(-) Patrice Motley
- She lives in the other unit of the Discretionary Review requestor.
- It saddens her that they have to be here today.
- From the beginning, they went to the project sponsor to express their concerns.
- There were meetings with the rest of the homeowners association.
- They are trying to peacefully coexist.
- They would like to have the part of the building that has not been built yet pushed back so they can receive some sunlight.
(-) Cristina Wong
- She lives on the opposite side of the building.
- She is not opposed to the construction of the building; she is just concerned about the size of it.
- The light studies that Barry Brown did show how detrimental the project will be.
- She had hoped that everyone could work together.
- A new building will improve the neighborhood.
- She hopes that the architect will consider some of the proposals.
- Her neighborhood association is in agreement with the project.
(+) David Silverman - Representing Project Sponsor
- The height limit in this area is 40 feet but the proposed construction is lower than that.
- The Discretionary Review requestor is worried about direct sunlight.
- The DR requestor's building is as tall or taller than the proposed project.
- There are no exceptional or extraordinary circumstances in this case.
- This project will provide much needed housing, especially family housing.
- It is designed to be consistent with the other buildings on the block.
- There are about ten neighbors that are in support of the project.
ACTION: Did not take Discretionary Review and approved the project
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
18a. 2004.0124DD (M. SMITH: (415) 558-6322)
554 VALLEY STREET - north side between Castro and Diamond Streets, Lot 018 in Assessor's Block 6611, Mandatory Discretionary Review under the Planning Commission's policy requiring review of residential demolition, of Demolition Permit Application No. 2003.06.06.6518, proposing to demolish the existing one-story single-family dwelling in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve demolition.
SPEAKER(S):
Supervisor Dufty
- There have been a lot of issues on growth.
- He is concerned about this project because of bulk.
- He is looking for ways to not recreate the anger that has happened before.
- The home is of high quality, but in this neighborhood there is a fear of demolitions and large buildings.
- He is open to see how everyone can work together to have reasonable growth and respect the neighborhood character.
(-) Larry Mivoy
- He is mostly concerned about the demolition and thinks it should be denied.
- Two houses will be built after the demolition. The average price of houses is now $779,000.
- If the city is going to allow a demolition of affordable houses then the replacement houses should be as affordable.
- The city cannot have all the houses be million dollar homes.
- The Commission should deny the demolition.
(-) Father Nazarin
- He lives on Valley Street next to the proposed house.
- If the purpose of the Commission is to preserve the character of the neighborhood, then they should preserve the house.
- The character has a certain charm. Trying to build a house with the size that is being proposed would destroy the character.
(-) Jackie Garry
- She has lived next door to the proposed house since 1968.
- Her house is very charming. This type of housing is being destroyed all over Noe Valley.
- People like me could never afford the house that is being proposed.
- There are about four houses that are being demolished in her neighborhood.
(-) Allan Kessler
- He lives across the street from the proposed project.
- These projects are changing the quality of the neighborhood.
- He is please to see that the Planning Commission requests setbacks, etc.
- He urges the Commission to incorporate into the review process the Residential Design Guidelines.
(+) Bruce Bauman - Representing the Project Sponsor
- There are a number of speakers that are here in support of the project.
- The project sponsor works with the neighbors to carefully sculpture a project that fits with the neighborhood and the Residential Design Guidelines.
- The lot can be subdivided and two units created, thereby increasing housing in the city.
- The house is vacant and it is in deplorable condition.
- The lot is on a very steep street so the houses step up the hill.
- The proposed houses will be on the top of the hill.
(+) Steve Antenaros - Project Architect
- He displayed a rendering of the proposed houses.
- The upper floors are not visible.
- The design guidelines encourage this type of house.
- Houses can be larger.
(+) Raimond Totah
- He has lived near the proposed house since 1956.
- He will be impacted the most.
- The house is unstable. That is why the person that lived there moved out.
- If the two poles that are in the garage were taken out, the house would collapse.
- There are a lot of large houses in the neighborhood.
(+) Brian McGee
- He and his family own the property.
- The have had a business in San Francisco for about 40 years.
- Many people that work for him live in the area.
- Their projects are designed to be compatible with the neighborhood and they do extensive outreach.
- This project has overwhelming support from the immediate neighbors.
- They always try to deal with issues that people might have.
- They also try to minimize the impact of construction as much as possible.
- There are many buildings that are not suitable for today's family needs.
- He hopes that the Commission will support this project.
(+) Tracey McGee
- He and his family have been building homes for about 40 years.
- They have built numerous homes in the City.
- They have a reputation for building quality homes.
- Before doing a project, they speak to the neighbors and do an analysis of the surrounding homes.
(+) Janet McGee
- There has been a large neighborhood outreach--going door-to-door and presenting the project.
- They have spent about 80 hours presenting the project during nights and weekends.
- She displayed a lot map showing the homes that have signed a petition and support of the project.
- They have made every effort to address the issues and concerns of the neighbors.
(+) Monica McGee
- They have the support of the immediate neighbors.
- The Discretionary Review requestor has tried to sell his house to them.
- The Discretionary Review requestor has been very hostile.
(+) Angus McCarthy - Residential Builders Association
- If people were very passionate against this project they would be here tonight.
- It is unfortunate that it's about 90 percent negotiating and 10 percent building.
- This developer has done a good job designing a project following the Residential Design Guidelines, dealing with neighbor's issues, etc.
(+) Charles Breidinger
- The very top story will not be seen from the sidewalk.
- The houses that are being proposed are truly family housing.
- Parents are moving in with their children and children are moving in with their parents.
- There is a demand for this type of house.
- The children are working downtown and can afford to pay the mortgage.
- Families are joining incomes to pay for mortgages.
(+) Kieran Bukley
- He is in support of the project.
- When it comes to family housing, this would be considered the best example of family housing.
- As far as the top floor, it will not be seen from the street.
- The McGee's do top class work.
(+) Grace Shanahan
- There is high quality craftsmanship in all the projects that the McGee's build.
- This project is no exception. It would be an ideal family home.
(+) David O'Keeffe
- He is a small builder in San Francisco.
- They have not been able to solve the issues that the Discretionary Review requestor has.
- If the average family has at least two children, houses need to be larger.
- This project is being well executed.
(+) Sean Keighran
- Neighborhood character and good design comes in all shapes and sizes, especially sale prices.
- The people that are opposed to this project are not interested in neighborhood character, but to stop this project instead.
- It is time that communities [accept] the burden of their responsibility for the much-needed housing in San Francisco.
(+) Jim Keith - Residential Builders Association
- There is no place in the planning code that states a building cannot go higher than the neighbor.
- There is nothing in the residential design guidelines that would require taking the top floor off.
- The DR requestor is mistakenly stating that this project should not be demolished.
- Everyone has testified that the McGee's build quality homes.
- He urged the Commission to move this project as proposed.
(+) Joe O'Donaghue
- This is not a monster home. A four-bedroom home is not a monster home.
- Bigger homes are needed for families.
- There is another new set of values for home needs these days.
- There is no way to see the top floor from the street level.
(-) Tamara Galanter
- She lives on 28th Street.
- She appreciates the developers and has spoken to them about her issues.
- This project is inconsistent with the Residential Design Guidelines which requires that the building be in scale with the adjacent buildings and that it respects the mid block open space.
- She is willing to continue to work with the developers on the issues.
- She requested that the Commission scale down the size of the building.
(+) Mr. Santos - Project Engineer
- The structures that the McGee's build go beyond the requirements of the code [for quality].
ACTION: Hearing Held. Item Continued to June 24, 2004. Public Hearing remains open.
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
18b. 2004.0125DD (M. SMITH: (415) 558-6322)
556 VALLEY STREET (aka 554 VALLEY STREET) - north side between Castro and Diamond Streets, Lot 018 in Assessor's Block 6611, Mandatory Discretionary Review under the Planning Commission's policy requiring review of new residential building in association with residential demolition, of Building Permit Application No. 2003.06.06.6520, proposing to subdivide the lot into two lots and construct a three-story over garage single-family dwelling on the proposed east lot, in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with modifications.
SPEAKER(S): Same as those listed for Item 18a.
ACTION: Hearing Held. Item Continued to June 24, 2004. Public Hearing remains open.
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
18c. 2004.0126DD (M. SMITH: (415) 558-6322)
558 VALLEY STREET (aka 554 VALLEY STREET) - north side between Castro and Diamond Streets, Lot 018 in Assessor's Block 6611. Mandatory Discretionary Review under the Planning Commission's policy requiring review of new residential building in association with residential demolition, of Building Permit Application No. 2003.06.06.6522, proposing to subdivide the lot into two lots and construct a three-story over garage single-family dwelling on the proposed west lot, in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with modifications.
SPEAKER(S): Same as those listed for Item 18a.
ACTION: Hearing Held. Item Continued to June 24, 2004. Public Hearing remains open.
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
