1656 SHAFTER AVENUE - north side between 3rd Street and Lane Street, Lot 005A in Assessor's Block 5342 - Request for Conditional Use authorization to subdivide the existing 50-feet wide by 100-foot deep lot, which contains two single-family dwellings, into two lots with one resulting lot having a width of only 23-feet. Conditional Use authorization is required to establish a lot less than 25-feet wide under Planning Code Section 121(f). The subject property is within an RH-2 (House, Two-family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S): None
ACTION: Approved
AYES: Alexander, Antonini, Hughes, S. Lee, W. Lee
ABSENT: Bradford Bell and Olague
MOTION: 16931
18. 2004.0906EC (M. LI: (415) 558-6396)
981 WASHINGTON STREET - south side between Powell and Stockton Streets, Lot 024 in Assessor's Block 0211 - Request for Conditional Use authorization to expand the Chinese Independent Baptist Church. The project would add a four-story, 4,600-square-foot addition at the rear of the existing church, which is currently 7,120 square feet in area and four stories high. The site is within an RC-4 (Residential-Commercial Combined, High Density) District and a 65-A Height and Bulk District.
SPEAKER(S):
(+) Lincoln Lew - Project Architect
- The church is one of the oldest institutions in Chinatown.
- The church has also been a leader in the community.
- They would like to expand their services and need space to grow.
- He gave a general architectural description of the project.
- The project has a large community neighborhood support.
(-) Dennis Leung
- He and his family live on Powell Street.
- There are about 30 people who oppose this project.
- His family wants to remain living there.
- They are concerned about the adequacy of air. Powell Street is a very congested street.
- The project sponsor does not want to provide a setback of 10 feet. They will only agree to five (5) feet.
(-) Alan Leung
- He was born and raised on Powell Street.
- When he looks out his back window, he will see a concrete window.
- His mom just had open-heart surgery and really enjoys the fresh air and the sunlight coming in.
- He has lived there 45 years and the church has never had any intention to expand.
(+) Amos Lee - Pastor
- He appreciates the concern of neighbors.
- The church has been in existence for 100 years.
- There are some churches in Chinatown that are moving their ministries out of Chinatown.
- They would like to remain in the area and continue to serve the neighbors.
- For the last 10 years, they have been very responsible.
- They would like to expand their senior and youth ministries especially to those at risk.
- Some Supervisors support the expansion.
(+) Sam Leong
- He is a native San Franciscan.
- He works at the church as a deacon and psychologist.
- There are many youth that need support and guidance, especially when their parents work most of the day.
- The project would open a youth center for these youth to hang out in.
- Many families in the neighborhood have children that need to go to a place where they can receive tutoring.
- They will expand their after school program.
(+) Gina Zhou
- She is the president of the senior fellowship of the church.
- They serve not only members of the church but also members of the community.
- They want to provide a warm and caring place for the seniors.
- Many seniors are alone and need a place to be involved and welcomed.
- She hopes that the Commission will agree to not setting back five feet.
(+) Raymond Yee
- He is part of the church and a professor.
- Many families today have either one parent to take care of the children and/or both parents work all day.
- The enrollment of the church has grown in the last three years so now there is a demand for space.
- He hopes that the Commission will approve the project with no changes because every bit of space is crucial.
(+) Yim Fong Wong
- He read a letter from Jim Fong Wong who is in support of the project.
(+) Mary Go
- She is a member of the church.
- She read two letters from members who are in support of the project.
- The first is from Ms. Ana Lee who is the principal of the school and the second is from a parent of a child who benefits from the church program.
(+) Catherine Chan
- She has been a member of the church for about 30 years.
- She remembers when she came to this country and her parents did not speak English. Her parents had to work extra hours so they did not have time for their kids. The church allowed her to spend her time doing good things.
- There is a need for an elevator and handicap access.
- There is also a need for more restrooms.
- She hopes that the Commission will approve the project as presented.
(+) Maggie Tam
- She and her family recently came to San Francisco.
- She is a member of the church.
- They have made many friends since they became members.
- She and her husband had urgent business to take care of in Hong Kong and she was able to leave her three daughters with members of the church.
- She is glad to see that the church is growing.
(+) Lucy Mark
- She read a letter from a senior member of the church who is in support of the project.
- Lucy Mark stated that she is in support of the project as well. She is an elderly person and knows that elderly and handicapped person need to be members of the church.
- The expansion would allow accessibility for them.
(+) Ancy Kwong
- She is a member of the church and she sees the need for the extra space.
- When the building committee proposed the expansion, the church members agreed with the proposal.
- Between the members and the committee, they have raised thousands of dollars for the expansion.
- Many of the people here have been here all day because they are passionate about the project.
- She hopes that the Commission will approve the project as proposed.
(+) Johnny Tang
- He is a deacon and member of the church.
- The expansion is not just to have a high building but for a better and larger facility to serve the community.
- Every inch of the proposed project will help the church and it's members.
- He hopes that the Commission will approve the project as proposed.
(-) Cynthia Koon
- She is a property owner behind the lot of the church.
- She inherited the building from her mom.
- She is a graphic artist and needs all the natural sunlight possible.
- She supports the setbacks proposed.
ACTION: Approved with the following amendments to Conditions of Approval:
1) Condition of Approval No. 3 shall read: The proposed addition shall incorporate a five-foot setback along the western property line.
2) Condition of Approval No. 4 shall read: The Project Sponsor shall meet with officials from Gordon J. Lau Elementary School to develop a construction plan (access, schedule/timetable, street closures, etc.).
AYES: Alexander, Antonini, Hughes, S. Lee, W. Lee, Olague
ABSENT: Bradford Bell
MOTION: 16932
19. 2004.0940C (S. VELLVE: (415) 558-6263)
1726 HAIGHT STREET - north side between Cole and Shrader Streets; Lot 035 in Assessor's Block 1229 - Request for Conditional Use authorization pursuant to Sections 303 and 790.130 of the Planning Code to locate an approximately 4,600 square foot Financial Service (a branch of Well Fargo Bank) within the ground floor of a recently constructed mixed-use building. Conditional Use is required as the proposed size of the bank exceeds the principally permitted use size of 2,499 square feet. The site is within the Haight Street Neighborhood Commercial District and a 40-X Height and Bulk District.
SPEAKER(S):
(-/+) Ted Loewenberg
- He supports having a bank on Haight Street.
- However, there is another issue about this site. About 6 months ago Urban Outfitters was rejected because there were a large number of similar merchants in the neighborhood.
- Wells Fargo is a formula business that has an excess of 2,500 sf, etc.
- Competition will not be served if the bank is approved.
- It is important that the Commission determine what free market is.
(+) Flip Sarrow - Haight Street Association
- Haight Street did not need Urban Outfitters but they do need a bank.
- They have spent several years trying to get banks to come to the Haight.
- The merchant's overwhelmingly need this bank.
- He hopes that the Commission will approve this project.
(+) Ron Mahoney
- The Haight needs a bank and this is a "no-brainer."
ACTION: Approved
AYES: Alexander, Antonini, Hughes, S. Lee, W. Lee, Olague
ABSENT: Bradford Bell
MOTION: 16933
20. 2004.0560E (J. NAVARRETE: (415) 558-5975)
787 BRANNAN STREET (aka 785 BRANNAN STREET; aka 100 GILBERT STREET) - Appeal of Preliminary Negative Declaration - The proposed project is the construction of a five-story, approximately 50-foot tall, 29,653 gross-square-foot (gsf) residential building with 56 single room occupancy (SRO) units. The ground floor would contain a lobby, a manager's office, a community room for the residents and 8 SROs. The second through fifth floors would include 12 SRO units on each. No off-street parking or off-street loading would be provided. A 900-square-foot roof deck would be provided as common usable open space meeting the requirements of the Planning Code. The project site is 6,124 square feet in size and currently used as a 20-space surface parking lot, located on the northeast corner of Brannan Street and Gilbert Street in the South of Market District. Pedestrian access to the building lobby and the community room would be through one door mid-lot on Brannan Street. All of the units would be rental units designated as permanently affordable to households with income not exceeding 50% of the City's median income. The project site is zoned SLI (Service Light Industrial) and is within a 50-X height and bulk district. Conditional Use authorization is required for SRO units in the SLI district, and parking, rear yard, and permitted obstruction variances would be required for the proposed project.
Preliminary Recommendation: Uphold Mitigated Negative Declaration
SPEAKER(S):
Re: Continuance
Randy Shaw
- He would like a continuance.
- He would like the case to be first on the date it is continued to.
Bill Graziano
- He agrees with the continuance request.
- He would like to have the correct plans for review.
Jerry Scott
- There is a significant environmental problem in the area.
- She submitted a letter to the planner, which gives a list of the people who were to be noticed about the environmental review.
- Because this was not done, she has requested a continuance.
ACTION: Without hearing, item continued to February 3, 2005.
AYES: Alexander, Antonini, Hughes, S. Lee, W. Lee, Olague
ABSENT: Bradford Bell
21a. 2004.0560EKCVD (D. SIDER: (415) 558-6697)
787 BRANNAN STREET (aka 785 BRANNAN STREET; aka 100 GILBERT STREET), southwest corner of Gilbert Street; Lot 018 in Assessor's Block 3784 - Request for Conditional Use Authorization to allow the construction of Single Room Occupancy (SRO) units in a Service/Light Industrial (SLI) Zoning District pursuant to Planning Code Section 817.16. The proposal would construct a new five-story building containing fifty-six SRO dwelling units, each of approximately 400 gross square feet, on a vacant parcel currently used for parking. The property is within an Service/Light Industrial (SLI) Zoning District, an Industrial Protection Zone (IPZ) as set forth in Planning Commission Resolution 16202, and a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
SPEAKER(S): See Speakers for Item 20.
ACTION: Without hearing, item continued to February 3, 2005.
AYES: Alexander, Antonini, Hughes, S. Lee, W. Lee, Olague
ABSENT: Bradford Bell
21b. 2004.0560EKCVD (D. SIDER: (415) 558-6697)
787 BRANNAN STREET (aka 785 BRANNAN STREET; aka 100 GILBERT STREET), southwest corner of Gilbert Street; Lot 018 in Assessor's Block 3784 - Request for (1) a Modification of rear yard requirements pursuant to Code Section 134(e)(1) and 307(g), and (2) Variances from [a] permitted obstruction limits for bay windows set forth in Code Section 136(c)(2)(B) and 136(c)(2)(D) and [b] off-street parking requirements set forth in Code Section 151. A Variance from parking requirements is required because no off-street parking spaces are proposed while the Code would require three spaces. A Variance from permitted obstruction limits is required because bay windows of a maximum depth of three feet and maximum width of sixteen feet are proposed while the Code would limit maximum depth of some bay windows to two feet and maximum width to between nine and fifteen feet. A Modification of rear yard requirements is required because intermittent yard spaces of no more than five feet in depth are proposed while the Code would require a rear yard of at least fifteen feet. The proposal would construct a new five-story building containing fifty-six SRO dwelling units, each of approximately 400 gross square feet, on a vacant parcel currently used for parking. The property is within an Service/Light Industrial (SLI) Zoning District, an Industrial Protection Zone (IPZ) as set forth in Planning Commission Resolution 16202, and a 50-X Height and Bulk District.
SPEAKER(S): See Speakers for Item 20.
ACTION: Without hearing, item continued to February 3, 2005.
AYES: Alexander, Antonini, Hughes, S. Lee, W. Lee, Olague
ABSENT: Bradford Bell
21c. 2004.0560EKCVD (D. SIDER: (415) 558-6697)
787 BRANNAN STREET (aka 785 BRANNAN STREET; aka 100 GILBERT STREET), southwest corner of Gilbert Street; Lot 018 in Assessor's Block 3784 - Mandatory Discretionary Review of a project which would create housing within an Industrial Protection Zone (IPZ), as required under Commission Resolution 16202 for all such projects. The proposal would construct a new five-story building containing fifty-six SRO dwelling units, each of approximately 400 gross square feet, on a vacant parcel currently used for parking. The property is within an Service/Light Industrial (SLI) Zoning District, an Industrial Protection Zone (IPZ) as set forth in Planning Commission Resolution 16202, and a 50-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and Approve Project.
SPEAKER(S): See Speakers for Item 20.
ACTION: Without hearing, item continued to February 3, 2005.
AYES: Alexander, Antonini, Hughes, S. Lee, W. Lee, Olague
ABSENT: Bradford Bell
22. 2004.0915C (D. SIDER: (415) 558-6697)
1598 DOLORES STREET - northwest corner of 29th Street; Lots 40 through 52, inclusive, in Assessor's Block 6618 - Request for Conditional Use authorization to modify conditions of approval set forth in Planning Commission Motion Number 16445 as modified by Board of Supervisors Motion Number M02-163 and relating to Planning Department Case Number 2000.1058C to allow payment of an in-lieu affordable housing fee rather than provide on-site affordable housing, pursuant to inclusionary housing policies set forth in Planning Commission Resolution Number 16350. In September of 2002, the City authorized construction of two 4-story buildings on the subject property containing a total of 13 units and up to 26 independently accessible off-street parking spaces; both buildings are now complete. Conditions of approval require one of the proposed units to be provided as a Below Market Rate (BMR) unit. This proposal would modify previous conditions of approval to allow the payment of an in-lieu fee to the Mayor's Office of Housing rather than provide the required BMR unit on-site. No physical work is proposed. The property is within an NC-1 (Neighborhood Commercial Cluster) Zoning District and a 40-X Height and Bulk District.
