1177 CALIFORNIA STREET - UNITS 806 AND 808 - southeast corner
at Jones Street; Lots 123 and 124 in Assessor's Block 0253A - Mandatory
Discretionary Review, under the Planning Commission's policy requiring
review of dwelling-unit mergers, of Building Permit Application No. 2004-09-30-5591
for the merger of two dwelling units into one, in an RM-4 (Mixed Residential,
High Density) District, the Nob Hill Special Use District, and a 65-A
Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with
conditions the Permit Application
SPEAKER(S):
(+) Kim Albany - Representing Project Sponsor
- It is not the intent of the project sponsor to expand his living quarters;
he just wants to put a doorway between two living rooms so access to the
units would be easier.
ACTION: Tool Discretionary Review and approved with the following conditions:
1) the kitchens and the baths remain; 2) should the project sponsor decide
to remove the door and return the units to independent units in the future,
no Commission review would be required.
AYES: Antonini, Bradford Bell, Hughes, W. Lee
NAYES: Olague
ABSENT: Alexander and S. Lee
11b. 2004.1320C (J. MILLER: (415) 558-6344)
1177 CALIFORNIA STREET - southeast corner at Jones Street, Lots
258 and (a portion of 259) in Assessor's Block 0253A - Request for
Conditional Use authorization to create a café in vacant
commercial space (Planning Code Section 238(b)), in an RM-4 (Mixed Residential,
High Density) District, the Nob Hill Special Use District, and within
a 65-A Height and Bulk District.
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) Amad Larizadeh - Representing Project Sponsor
- This project was transferred to him.
- He submitted a letter from the manager stating that they welcome the
café.
- He is available for questions.
(-) Mark Balster
- The letter submitted by the manager had no authorization from the Board
of Directors.
- They then composed a new letter stating that the Board of Directors
takes no position on this matter and asked the Commission for guidance.
- They have significant concerns regarding security.
(-) Joan Parity
- She does not support the project because she has a concern with security.
(-) Luisa Hansen
- She is opposed to the project because of the same reasons as the previous
speakers.
(-) Deborah Boile
- The main concern here is security.
(+) Barbara Ornellis
- She is the property manager.
- She hopes that the Commission will grant approval.
- She has been working to rent the commercial space.
(+) Jay Henry Glazier
- He is in favor of the coffee shop.
- He is anxious to have a place that is close where he can get a "real"
breakfast.
(-) Annette Berger
- The place was never a coffee shop or a grocery store.
- There have been various types of uses in that location.
- She is concerned with security because the elevator is just across
the hallway.
- Anybody walking on Jones Street can get through the door and onto the
elevator.
- There is also a delivery problem. There will be deliveries going on
all day.
(-/+) Steven Gum
- He is not either against the coffee shop or in support of it.
- He is just concerned about the safety of the building.
ACTION: Approved with the draft conditions as modified: delete paragraph
4 of the Conditions of Approval.
AYES: Antonini, Hughes, W. Lee, Olague
ABSENT: Alexander and S. Lee
NAYES: Bradford Bell
MOTION: 16964
12. 2005.0096C (J. MILLER: (415) 558-6344)
1160 MISSION STREET - northwest side between Seventh and Eighth
Streets, with additional frontage on Stevenson Street, Lots 37, 38 and
56 in Assessor's Block 3702 - Request for Conditional Use authorization
to permit additional building square footage above the base floor area
ratio of 6.0 to 1 for space devoted to affordable housing units (Planning
Code Section 124(f)), in conjunction with construction of
a previously approved new, 23-story residential building, in a C-3-G (Downtown
General Commercial) District and in 150-S and 240-S Height and Bulk Districts.
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) Eric Tau - Project Sponsor
- He agrees with the continuance request.
ACTION: Without hearing, item continued to March 24, 2005
AYES: Antonini, Bradford Bell, Hughes, W. Lee, Olague
ABSENT: Alexander and S. Lee
13. (no case number) (J. MILLER: (415) 558-6344)
2428 BAYSHORE BOULEVARD AND 1635 CALIFORNIA STREET - Consideration
of a proposal to provide six units of off-site Below Market Rate housing
to meet conditions of approval for a new building at 1635 California Street.
The off-site units for that project are proposed for provision in a new,
all-affordable residential structure at 2428 Bayshore Boulevard, and would
be comparable or larger in size and of similar quality to those in the
California Street project.
Preliminary Recommendation: Approval of the proposal
Re: Continuance
SPEAKER(S):
(+) Mathew Brannan - Project Sponsor
- He agrees with the continuance request.
- He would like to have this case continued to next week and have it
at the top of the calendar. [The Commission Secretary indicated
that she would not promise that this would be at the top of the calendar.]
ACTION: Without hearing, item continued March 24, 2005
AYES: Antonini, Bradford Bell, Hughes, W. Lee, Olague
ABSENT: Alexander and S. Lee
14a. 2005.0140CEKV (D. DIBARTOLO: (415) 558-6291)
230-242 TURK STREET, "THE SALVATION ARMY TURK STREET CENTER"
- north side between Leavenworth and Jones Streets, with a narrow
segment through to Eddy Street; Lot 025 (formerly lots 024 and 006) in
Assessor's Block 0338 - Request for Conditional Use authorization
to modify a project approved by the Planning Commission on October 28,
2003 (Case 2002.1301C). As approved, the project was to construct an 8-story
building with approximately 109 below market rate dwellings for adults
in recovery and older foster care youth. The project included a gymnasium,
swimming pool, chapel and multipurpose room on the ground floor, with
social service offices and youth recreational areas and some studio dwellings
on the second and third floors, with dwellings on the remaining floors,
all built over an underground parking level accessed from Turk Street
and containing at least 32 off-street parking spaces. As proposed for
modification, the project would increase the number of dwelling units
from 109 to 113 units and would add a fourth story to the approved three-story
element at the rear of the lot. The roof at the rear would then be approximately
49 feet in height and contain approximately 3,000 additional square feet
for a community space/dance studio. Concurrently, the Zoning Administrator
will consider a request to modify previously granted variances. The subject
property is in an RC-4 (Residential-Commercial Combined High-Density)
District and located within the North of Market Residential Special Use
District and an 80-120-T Height and Bulk District.
Preliminary Recommendation: Approval with conditions
SPEAKER(S):
(+) Stacey Estes - Project Coordinator
- They propose housing units as well as a comprehensive community center
for the Tenderloin residents.
- They are very excited about this project because it will benefit the
Tenderloin.
- Currently the site is old and dilapidated.
ACTION: Approved
AYES: Antonini, Bradford Bell, Hughes, W. Lee, Olague
ABSENT: Alexander and S. Lee
MOTION: 16965
14b. 2005.0140CEKV (D. DIBARTOLO: (415) 558-6291)
230-242 TURK STREET, "THE SALVATION ARMY TURK STREET CENTER"
- north side between Leavenworth and Jones Streets, with a narrow
segment through to Eddy Street; Lot 025 (formerly lots 024 and 006) in
Assessor's Block 0338 - Request for Variances. The Zoning Administrator
will consider a request to modify previously granted variances for rear
yard and off-street parking requirements. As proposed for modification,
the project would increase the number of dwelling units from 109 to 113
units and would add a fourth story to the already approved three-story
element at the rear of the lot, both of which increase the required number
of off-street parking spaces by 8 additional spaces. The modified project
includes the same number of spaces originally approved (32), which is
now 64 spaces under the required amount. The modified proposed addition,
to be built above a previously approved element, obstructs the required
rear yard. The subject property is in an RC-4 (Residential-Commercial
Combined High-Density) District and located within the North of Market
Residential Special Use District and an 80-120-T Height and Bulk District.
SPEAKER(S): See Speakers for Item 14a.
ACTION: Zoning Administrator closed the public hearing and granted the
variances.
