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SAN FRANCISCO
PLANNING COMMISSION
Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, March
26, 2009
1:30 PM
Regular Meeting
COMMISSIONERS PRESENT: Miguel, Antonini, Borden, Lee, Moore, Olague, and Sugaya
THE MEETING WAS
CALLED TO ORDER BY PRESIDENT MIGUEL AT 1:43 P.M.
STAFF IN
ATTENDANCE: John Rahaim – Director of Planning, Larry Badiner – Zoning
Administrator, AnMarie Rodgers, Scott Sanchez, Craig Nikitas, Tara Sullivan,
Kevin Guy, Adrian Putra, Mary Woods, Glenn Cabreros, and Linda Avery –
Commission Secretary.
A.
CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Commission
will consider a request for continuance to a later date. The 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.
2006.1431E
(D. DWYER: (415) 575-9031)
1960-1998 MARKET STREET
- north side between Laguna and Buchanan; Lots 005, 006 and 007 of Assessor’s
Block 0872 - Appeal of Preliminary Negative Declaration for the proposed
project consisting of the demolition of the existing a surface parking lot with
approximately 20 carshare parking spaces; Union 76 gas station comprised of a
1,710-square-foot,
one-story building, three islands with gas pumps sheltered by metal canopy
approximately 15 feet in
height, and
two 12,000-gallon
underground storage tanks (USTs); and two 12 ft x 25 ft
general advertising signs. The proposed project also would construct a nine-story,
85-foot-tall mixed-use building totaling approximately 146,800 gross square feet
in area, including ground floor parking with approximately 108 condominium
units, 86 off-street parking spaces
located on the ground floor and in two below-grade garage levels, and three
ground-floor commercial spaces totaling 8,150 square feet.
The 21,200-square-foot
project site is located at the northeast corner of the intersection of Market,
Duboce and Buchanan Streets in an NCT-3 (Neighborhood
Commercial Transit) Zoning District and 85-X Height and Bulk District.
Preliminary
Recommendation: Uphold Preliminary Negative Declaration
(Continued from Regular Meeting of March 19, 2009)
(Proposed for Continuance
to April 16, 2009)
SPEAKERS: None
ACTION: Continued as proposed
AYES: Miguel, Antonini, Borden, Lee, Moore, Olague, and Sugaya
2a. 2006.1431ECV
(J. IONIN: (415) 558-6309)
1960-1998 MARKET STREET
-
northeast corner at Buchanan Street,
Assessor’s Block 0872, Lots 005, 006 and 007 -
Consideration of Adoption of CEQA Findings and Request for Conditional Use
Authorization under Planning Code Sections 228 (Service Station
Conversion), 731.11 (Development Lot Size) and 731.94 (Residential Off-street
Parking) for the conversion of a service
station and construction of a U-shaped mixed-use development with up to 115
residential units over ground floor commercial and subterranean parking below
for up to 91 off-street parking spaces. The
project lies within an NCT-3 (Neighborhood Commercial Transit, Moderate-Scale)
District, an 85-X Height and Bulk District and the recently adopted Market &
Octavia Plan Area.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of March 19, 2009)
(Proposed for Continuance
to April 16, 2009)
SPEAKERS: None
ACTION: Continued as proposed
AYES: Miguel, Antonini, Borden, Lee, Moore, Olague, and Sugaya
2b. 2006.1431ECV
(J. IONIN: (415) 558-6309)
1960-1998 MARKET STREET -
northeast corner at Buchanan Street, Assessor’s Block
0872, Lots 005, 006 and 007, located in an NCT-3 (Neighborhood Commercial
Transit, Moderate-Scale) District, an 85-X Height and Bulk
District and the recently adopted Market & Octavia Plan Area. REAR YARD,
USABLE AND EXPOSURE VARIANCES SOUGHT: The
proposal is to demolish the service station and construct a U-shaped mixed-use
development with up to 115 residential units over ground floor commercial and
subterranean parking for up to 91 off-street parking spaces.
(Continued from Regular Meeting of March 19, 2009)
(Proposed for
Continuance to April 16, 2009)
SPEAKERS: None
ACTION: Continued as proposed
AYES: Miguel, Antonini, Borden, Lee, Moore, Olague, and Sugaya
3a. 2007.1121XV
(B. FU: (415) 558- 6613)
430 Main Street / 429
Beale Street - north to south through lot between Main and Beale
Streets, and between Harrison Street to the west and Bryant Street to the east;
Lots 305 & 306 in Assessor’s Block 3767 -
Request under Planning
Code Sections 309.1, 825, and 827 for determinations of compliance and
exceptions for dwelling unit exposure.
The subject property is located within the RH DTR (Rincon Hill
Downtown Residential Mixed Use) District with an 84-X Height and Bulk
Designation. The project proposal is to construct a new eight-story, 84-foot
building consisting of up to 113 dwelling units over a below-grade parking
structure for up to 57 spaces. The project also requires a Variance for open
space, to be heard and considered by the Zoning Administrator at the same
hearing.
Preliminary Recommendation: Approval with
Conditions
Proposed for Continuance to April 9, 2009)
SPEAKERS: None
ACTION: Continued as proposed
AYES: Miguel, Antonini, Borden, Lee, Moore, Olague, and Sugaya
3b. 2007.1121XV
(B. FU: (415) 558- 6613)
430 Main Street / 429
Beale Street - north to south through lot between Main and Beale
Streets, and between Harrison Street to the west and Bryant Street to the east;
Lots 305 & 306 in Assessor’s Block 3767 - Variance request to allow
reduction of the required open space per Planning Code Sections
135 and 827, for the proposed construction of a new eight-story, 84-foot
building consisting of up to 113 dwelling units over a below-grade parking
structure for up to 57 spaces within the RH DTR (Rincon Hill Downtown
Residential Mixed Use) District with an 84-X Height and Bulk Designation.
Proposed for Continuance
to April 9, 2009)
SPEAKERS: None
ACTION: Continued as proposed
AYES: Miguel, Antonini, Borden, Lee, Moore, Olague, and Sugaya
B.
COMMISSIONERS’ QUESTIONS AND MATTERS
4.
Commission Comments/Questions
·
Inquiries/Announcements.
Without discussion, at this time Commissioners may make announcements or
inquiries of staff regarding various matters of interest to the Commissioner(s).
·
Future Meetings/Agendas.
At this time, the Commission may discuss and take action to set the date of a
Special Meeting and/or determine those items that could be placed on the agenda
of the next meeting and other future meetings of the Planning Commission.
Commissioner Borden:
There was an Article in the San Francisco Business Times this week regarding the
vacancies on Union Street. There are currently 18 vacancies and there will be
25 by the end of June assuming no new storefronts are occupied. One of the
people quoted in the article was a real estate person who owns their building
and they were talking about how landlords need to work on lowering the rent
rates and knowing what the rates are. This is a great opportunity to start
looking at the hearings we talked about doing for neighborhood commercial
corridors because there are a lot of properties that are managed by property
management companies and the owners’ don/t know what the climate or the
conditions are on these corridors or the city in general. The Department of the
Environment has a great website where anyone in the city can go and look up
their address and look at the opportunity to put solar panels on their home;
what the viability would be; what the different light would be throughout the
day; etc. I think the website is sfsolarcity.org, but it’s on the Department of
the Environment’s website. I thought it was interesting and that we should
promote it.
Commissioner Olague:
She
thanked the Department for putting together the earlier hearing on
transportation issues. In the future she would like the Director and more
planners to attend. It was an excellent presentation. We have received
correspondence regarding 1250 Missouri and perhaps Mr. Badiner, we can follow up
on that. If it comes to the point where we do have a public hearing, I would
request that it come from our body so as not to put the burden on the public in
terms of having to file a DR. In a recent blog, I think I was mis-quoted or
taken out of context or something, so I want to put out a disclaimer that I have
a very good relationship with the City Attorney’s Office. Dennis Herrera has
been very impartial and very helpful to me when I’ve had questions and concerns
about things that pertain to being on this commission. At some point in the
future I would like to talk with President Miguel and the City Attorney about
how enforcement takes place and the role of the City Attorney’s Office. I think
there are still some enforcement issues that are outstanding. About a year ago
I asked for a hearing on incompatible activities because I don’t really
understand it that well. We keep getting memos on it and I can’t ask questions
of a memo. It’s overwhelming to me. (Commission Secretary Avery responded that
a public hearing could be set up to provide information to the Commission if
that is desired, or individual or small group briefings could also be arranged.
Commissioner Moore was the only other commissioner who indicated the desire to
also be briefed.)
Commissioner Antonini:
He
thanked staff for a very informative meeting on discretionary review reform last
night. On Monday he first met with the project sponsor of 429 Beal/430 Maine
Street. Immediately afterward he met with a concerned neighbor. He felt both
meetings were very fruitful.
Commissioner Moore:
As
follow up to what Commissioner Antonini said, there will be another meeting on
DR where commissioners will be briefed, but I had asked that there be a briefing
where the public could listen also. At this point, I am asking for an informal
morning meeting on DR that is broadcast where the public could attend and
participate. Also, I attended a meeting with the sponsors of Trinity Plaza. It
was important to the extent that I was moved and inspired by the high quality of
commitment in that building. That meeting was also attended by Commissioner
Borden. Also, I have been bombarded with a flood of emails on the Masonic
Auditorium. I will take a tour of that facility on Monday.
Commissioner Miguel:
Regarding the project at 430 Maine, I have met with the project sponsor and some
of the neighbors. I’ve also met regarding 1960 Market; Drew School; and the DR
reform meeting was very informative. I’ve also met with people regarding 2929
Green. There was a public meeting the other night regarding Potrero housing –
the rebuild of the public housing there. It was extremely well attended
including a large number of the tenants. I had an interesting call regarding
1250 Missouri. They wanted to know why they couldn’t put offices there.
Commissioner Antonini:
I
also went by o see the project at 2929 Green
Commissioner Olague:
Is
there anyone in the Department who can explain to me how tenancies in common
work? There was a building in my neighborhood that went from being sold as a
single unit building that is now being sold as individual multiple units.
C. DIRECTOR’S REPORT
5.
Director’s Announcements
Director Rahaim:
This past week I
attended a meeting of the West of Twin Peaks Neighborhood Council, which is a
consortium of 17 organizations on the west side. There discussion around the
Housing Element and DR reform. On the Housing Element, I want to mention that
we are in the phase where we are going out to communities all over the city. We
have 22 meetings scheduled in the neighborhoods in the next three months. I
want to repeat the invitation to community organizations for us to come out to
their meetings to talk about the Housing Element. Our current schedule is to
have a draft available in July. We are a little behind the State required
schedule, but the State is aware of it and are pleased with our progress we are
making.
6. Review
of Past Week’s Events at the Board of Supervisors, Board of Appeals, and
Historic Preservation Commission.
BOARD OF SUPERVISORS
Land Use:
· Bike Plan Environmental Impact Report and Schedule for
Plan Adoption (Wycko)
· Balboa Park Station Area Plan (McGee & Co.)
FULL BOARD:
· Massage Services in South of Market Residential/Service
Mixed Use District (2nd Read)
· Ordinance amending the Planning Code to correct errors
and omissions (2nd Read)
· Zoning Map Amendment in association with Project at 420
29th Avenue (Rodgers)
· Apply for Caltrans Transportation Planning Grant
(Power/Rodgers)
INTRODUCTIONS:
. Maxwell & Alioto-Pier: Introduced three resolutions related
to the St. Lukes Hospital in the Mission. 1) Hearing request to evaluate the
feasibility of a temporary hospital structure during the rebuild of St. Lukes.
2) A resolution urging CPMC to evaluate the concept of building a temporary
hospital during the rebuild of St. Lukes. 3) A resolution urging the Planning
Department & the HPC to evaluate the historic integrity of a 1912 building on
the hospital campus to determine if this building might be a historic resource
under CEQA.
. Alioto-Pier: 090367 – An ordinance that amends the Planning
Code to add Section 790.107 to define a new use, “Philanthropic Administrative
Service Use” and related amendments to authorize this use in the Upper Fillmore
NCD.
. Maxwell: 090317 – A resolution requesting a hearing on the status
of the Bike Plan EIR and schedule for Plan adoption. This hearing will take
place next Monday at the Land Use Committee.
BOARD OF APPEALS
365 Fulton Street,
a project initially approved by the Redevelopment Agency. The zoning has
changed from Western Addition A to NCT-3. On 2/11 the Board upheld that permit
requiring a “good neighbor” plan. The good neighbor policies were of concern at
this hearing. The Deputy City Attorney cautioned the Board that they were
limited in what they could consider as good neighbor policies because they are
considered a protected class of tenants. The policies could not be construed as
discriminatory. The staffing, the security system, and the alarm system are not
typical conditions of approval and the Board crossed them out of the findings
and adopted the findings 5 to 0.
1450 Franklin Street,
a project
similar to 365 Fulton Street. It is also in an expired Redevelopment Agency
project area. The appellant, San Francisco Architectural Heritage, requested a
continuance to review the findings. The project sponsor consented and the item
was continued to April 15th.
A deck installed without permit on Cayuga Street –
it was along the side property line and had a massive fire wall
that extended about 36 inches above the fence for the depth of the deck. The
Board heard the appellant and reviewed the revised plans submitted by the
project sponsor. The Board decided they didn’t want any fire wall along the
side property line. The project sponsor now has to revise the deck that was
built without permit.
Another appeal was on 17th Avenue that relates to a rooms-down permit
– this was the addition of bathrooms on the ground floor. During the course of
the appeal, it came to the Department’s attention that the project sponsor had
mis-represented the existing conditions on the plan. There was an existing
interior connection to the ground floor. This was never showing as existing on
the plans and would have affected the Department’s review so we requested
specific changes to the project and the Board took the bulk of the Departments
recommendations and ordered those changes to the project.
An appeal at 170-172 Clara Street
-- this project originated in 2007 when Eastern Neighborhoods was still going on
and the controls had not been finalized. This was a two-level industrial
building. They wanted to convert the second level to residential use and add a
third level for residential use. There were concerns about the displacement of
the PDR use. They divided the project into 2 phases. The first would provide a
stair penthouse and do some interior work but would not change the use to
residential. That permit was issued earlier this year prior to the initiation
of Eastern Neighborhood controls and was appealed by neighbors who had concerns
about the impacts of the stair penthouse on light and air to the adjacent
property, which is the City Mews apartment complex. The Board had concerns
about the second phase of the project which is out for the 312 notification
process right now. If neighbors have concerns about that phase of the project
that includes the change in use and the third floor residential, then it might
come before you under Discretionary Review. The Board continued this item to
early June to allow time for the 312 notification process to complete and see if
any DR requests are filed and to allow time for the project sponsor to change
their plans and permits.
HISTORIC PRESERVATION COMMISSION
There HPC did not meet this week
D.
GENERAL
PUBLIC COMMENT – 15 MINUTES
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.
SPEAKERS:
Cynthia Servetnick
– San Francisco Preservation Consortium: she read a letter to Director
Rahaim regarding the series of meetings and public hearings on amendments to
Articles 10 & 11 and requested that one of their members participate in this
process.
Charlie
Marsteller –
regarding 1268
Lombard demolition
Sue
Hestor –
She requested
that the commission put advance notice of policy hearings on the weekly
calendars. She told the commission to not do hearings that are not broadcast.
E.
REGULAR CALENDAR
7. 2009.0198U
(A. RODGERS: (415) 558-6395)
Amendments to the Building Code
- Pilot Project Requiring Amended Certificates of Final Completion and
Occupancy for Existing Buildings in the RTO and NCT zoned portions of the Market
& Octavia Area Plan Within the Boundaries of District Five. Ordinance
introduced by Supervisor Mirkarimi [BF 090227] amending the San Francisco
Building Code by amending Section 109A to provide that in the RTO and NCT zoned
portions of the Market & Octavia Area Plan within the boundaries of District
Five, an Amended Certificate of Final Completion and Occupancy shall be issued
for an existing building where a Certificate of Occupancy would be issued under
the Code, and to require the Amended Certificate of Final Completion and
Occupancy to include a reference to the date of the first certificate of
occupancy and any subsequent certificates of occupancy that have been issued for
the building; and adopting findings, including environmental findings and
findings of consistency with the General Plan and the Priority Policies of
Planning Code Section 101.1.
Preliminary
Recommendation: Approval with Modifications
SPEAKERS:
Tim
Colen – San Francisco Housing Action Coalition, Peter Cohen – Deboce Triangle,
and Calvin Welch – Council of Community Housing Organizations
ACTION: Approved as modified to extend the proposal throughout the
city; and the Supervisors were urged to continue to explore affordability.
AYES: Miguel, Borden, Lee, Olague and Sugaya
NAYES: Antonini and Moore
RESOLUTION: 17845
8.
(S. SANCHEZ: (415) 558-6326)
Extension of Entitlements - Consideration of adoption of Commission policies on extension
of entitlements for Office Development Annual Limit, Downtown Residential
District and other projects (including: 100% affordable housing, buildings that
meet or exceed LEED™ Gold or equivalent standards and those sponsored by a City
agency).
Preliminary Recommendation: Adoption
SPEAKERS:
Calvin Welch – Council of Community Housing Organization; Paul Campos – Home
Builders Association of Northern California; Matt Regan – Bay Area Council;
Jazzie Collins – SOMA Stabilization Citizens Advisory Committee; Angelica
Camande – South of Market Community Action Network; Peter Cohen; Joel Koppel –
San Francisco Labor Industry; Manuel Flores – Local 22; Sue Hestor; Jim Reuben –
Reuben & Junius; Steve Vettel; Erik Robbins; Andrew Junius – Reuben & Junius;
and Michael Theriault – San Francisco Building Trades
ACTION: Approved as modified: the Commission will have revocation
hearings on the two projects staff has identified and have informational
hearings on the others; throughout the documents, change the “look favorably”
language to “would consider”
AYES: Miguel, Borden, Moore, Olague and Sugaya
NAYES: Antonini and Lee
MOTION: 17846A for Office Development Annual Limit Projects
MOTION: 17846B for Downtown Residential Districts
MOTION: 17846C for 100% Affordable Buildings that meet or exceed LEED
Gold or Equivalent Standards and City Sponsored Projects
9.
2006.0070T
(C. NIKITAS: (415) 558-6306)
IMPLEMENTATION OF Legislation
to Control the
LOSS OF DWELLING UNITS
- Code Implementation Document - Proposed procedures and criteria to
implement newly-adopted Code Section 317 requiring Planning Commission hearings
for the removal of certain dwelling and live-work units. The document also sets
numerical criteria, some of which are subject to administrative adjustment in
response to changing economic conditions.
Preliminary
Recommendation: Adoption
(Continued from
Regular Meeting of March 12, 2009)
SPEAKERS:
Nancy Wuerfel – Sunset Parkside Education & Action Committee; Cynthia
Serventnick – San Francisco Preservation Consortium; Sue Hestor; and Ms. Finny
ACTION: Approved
AYES: Miguel, Antonini, Borden, Lee, Moore, Olague and Sugaya
RESOLUTION: 17873
10.
(T. SULLIVAN: (415) 558-6257)
Planning Code Articles 10 and 11 - Informational Presentation to discuss policy issues for
preservation planning and to discuss Board of Supervisors File No. 08-1565, an
Ordinance that would rescind Articles 10 (Preservation of Historical
Architectural and Aesthetic Landmarks) and 11 (Preservation of Buildings and
Districts of Architectural, Historical, and Aesthetic Importance in the C-3
Districts) from the Planning Code in its entirety and adopt a new Article 10 and
11 to implement the provisions of the new San Francisco Charter Section 4.135
(Historic Preservation Commission).
SPEAKERS:
Cynthia Serventnick – San Francisco Preservation Consortium
ACTION: Informational only. There was no Commission action.
NOTE:
Items 11 and 12 were called and heard together
11.
2008.1294K
(K. GUY: (415) 558-6163)
Boeddeker Park
- northeast corner of Eddy and Jones Streets, Lots 006-009 and 017-019 of
Assessor's Block 0332 - Request to raise Absolute Cumulative Shadow Limit
on Boeddeker Park in order to allow the development of the proposed project at
168-186 Eddy Street (Case No. 2007.1342CK). Boeddeker Park is located within
the P (Public) District, the North of Market Residential Special Use District
(Subarea 1), and the OS (Open Space) Height and Bulk District.
SPEAKERS:
Don
Falk – Project Sponsor (TNDC); David Baker – Project Architect; Steve Vettel –
Representing the Project Sponsor; Joel Lipski – Mayor’s Office of Housing;
Unclear name; Unclear name; Unclear name; Jeff, Buckley – Central City SRO
Collaborative; Paul Hogarth; Matt Regan – Bay Area Counsel; Mike Williams;
Johnny Martin; Ward Loggins; Sarah Karlinsky – SPUR; Tim Colen – San Francisco
Action Coalition; and Otto Duffy spoke in support
ACTION: Approved
AYES: Miguel, Antonini, Borden, Lee, Moore, Olague and Sugaya
MOTION: 17847
12a.
2007.1342CKE
(K. GUY: (415) 558-6163)
168-186 Eddy Street
- northeast corner at Taylor Street, Lots 010 and 011 of Assessor’s Block 0331 -
Request for Conditional Use Authorization of a Planned Unit Development,
with specific modifications including but not limited to Planning Code
regulations related to streetwall setbacks, bulk, height measurement, rear yard,
dwelling unit exposure, parking, and loading. The proposal is to demolish an
existing surface parking lot and construct a new 14-story, 130-foot tall
mixed-use building containing approximately 153 affordable dwelling units,
approximately 13,750 square feet of ground-floor commercial space,
a supportive services office, rooftop and second floor open space, one loading
space, and no off-street parking. The project site is located within the RC-4
(Residential-Commercial Combined, High Density) District, the North of Market
Residential Special Use District (Subarea 1), the 80-130-T Height and Bulk
District, and the Uptown Tenderloin National Register Historic District.
SPEAKERS: Same as those listed for item 11
ACTION: Approved as amended by staff and including CEQA findings
AYES: Miguel, Antonini, Borden, Lee, Moore, Olague, and Sugaya
MOTION: 17848 for CU Authorization
Motion:
17849 for adoption of CEQA findings
12b.
2007.1342CKE
(K. GUY: (415) 558-6163)
168-186 Eddy Street
- northeast corner at Taylor Street, Lots 010 and 011 of Assessor’s Block 0331 -
Review under Planning Code Section 295 regarding shadow impacts to a
public park (Boeddeker Park). The proposal is to demolish an existing surface
parking lot and construct a new 14-story, 130-foot tall mixed-use building
containing approximately 153 affordable dwelling units,
approximately 13,750 square feet of ground-floor commercial space,
a supportive services office, rooftop and second floor open space, one loading
space, and no off-street parking. The project site is located within the RC-4
(Residential-Commercial Combined, High Density) District, the North of Market
Residential Special Use District (Subarea 1), the 80-130-T Height and Bulk
District, and the Uptown Tenderloin National Register Historic District.
Preliminary
Recommendation: Approval with Conditions
SPEAKERS: Same as those listed for item 11
ACTION: Approved as amended by staff and including CEQA findings.
AYES: Miguel, Antonini, Borden, Lee, Moore, Olague and Sugaya
MOTION: 17850
13.
2009.0109W
(K. GUY: (415) 558-6163)
1167 Market Street (aka Trinity Plaza) - bounded on the north by
Market Street, on the west by 8th Street, and on the south by Mission Street;
Lots 039 and 051 through 053 in Assessor’s Block 3507, and a portion of the
former Jessie Street between Seventh and Eighth Streets: Request for approval
of amendments to a development agreement between 1169 Market Street, L.P., a
California limited partnership, and the City and County of San Francisco,
entered into on June 15, 2007, pursuant to Ordinance No. 92-07 adopted by the
Board of Supervisors on April 17, 2007 (File No. 061217), governing the terms
for the development of the previously-approved "Trinity Plaza" project (Case No.
2002.1179). The requested approval would consist of amending the said
development agreement Section 1.2.20 to clarify a definition, amending Section
1.4 to add five (5) years to the base Term of the development agreement,
amending Section 3.3.2 regarding construction phasing for the project, amending
Section 4.2 to provide a clarification to the definition of Existing Tenants,
adding Sections 4.3.1 and 4.3.2 to restate and designate the Below Market Rate
Unit requirement and locations for Building A, amending Sections 4.5.1, 4.5.2
and 4.5.4 to modify the location and selection process for the Replacement
Units, and adding Section 6.12 to provide for the application of Planning Code
Section 149 art requirements to Trinity Plaza, and adopting findings.
preliminary
Recommendation: Approval with Modifications.
(Continued
from Regular Meeting of March 19, 2009)
SPEAKERS:
Jim
Reuben – Representing the Project Sponsor; (+) Michael Adler, (-) Jazzy Collins
expressed concern that the tenants have not indicated their support for the
proposed changes, (-) Angelica Cabande - SOMCAN, (+) Michael Theriault – SF
Building Trades, (+) Jim Tatarazuk – tenant of the project, (+) Manny Flores –
Local 22
ACTION: Approved as modified to allow the build out of the parking
structure; parking spaces will be released upon completion of the phasing; and
distribution of BMR units will be subject to Planning Code Section 315.
AYES: Miguel, Borden, Lee, Moore, Olague, and Sugaya
NAYES: Antonini
MOTION: 17851
14. 2008.1161C
(A. PUTRA: (415) 575-9079)
99 WEST PORTAL AVENUE
-
northeast corner of West Portal Avenue and Vicente Street, Assessor’s Block
2979A; Lot 021A - Request for Conditional Use Authorization,
pursuant to Planning Code Sections 729.51, and 303 to allow a ground floor
medical service use (dba "Dean L. Duncan, DDS") in the West Portal Neighborhood
Commercial District, and 26-X Height and Bulk District.
Preliminary Recommendation: Disapproval
SPEAKERS:
Dean Duncan – Project Sponsor, Deepak Patankar – Architect, Tony Hall, Antonio
Benitez, Janis Ferrari, Maria Wong, Donnie Cameron, Tameron Rodenski, Ada Ting,
Erich Habelt, Art Belenson, and Fred Martin spoke in support. Elliot Wagner,
Larry Mahan, and Rae Doyle spoke in opposition.
ACTION: Passed a motion of intent to approve with modifications.
Final language is to come before the commission on 4/9/09.
AYES: Miguel, Antonini, Borden, Lee, Moore and Sugaya
NAYES: Olague
15. 2008.0940C
(M. WOODS: (415) 558-6315)
2250 VALLEJO STREET -
north side
between Fillmore and Webster Streets; Lot 009, in Assessor’s Block 0557
- Request for Conditional Use Authorization pursuant to Sections 303(c)
and 317 of the Planning Code to allow the merger of eleven dwelling units into
two dwelling units in a three-story over basement residential building, within
an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk
District.
Preliminary Recommendation: Approval with Conditions, including Modifications to
Retain More than Two Dwelling Units
(Continued from Regular Meeting of March 5, 2009)
SPEAKERS:
Pat
Buscovich – Project Sponsor’s Representative, Fred Harrold – Pastor, Vincent
Marsh, Arnie Lerner, Jack Gold, Rob Rossi – Project Sponsor, and Tom Rudwall
spoke in support of the project
ACTION: Passed a motion of intent to approve the project sponsor’s
proposal of two units. Final language is to come before the commission on
4/9/09.
AYES: Miguel, Antonini, Borden, Lee, and Olague
NAYES: Moore and Sugaya
16. 2008.1309D
(G. CABREROS: (415) 558-6169)
2829 GREEN STREET
- south side between Baker and Lyon Streets, Lot 021 in Assessor's
Block 0956 - Staff-initiated Discretionary Review of Building Permit
Application No. 2008.07.18.7090 proposing to infill a courtyard area at the
level of the third floor of the single-family residence undergoing alteration.
The alteration project with courtyard area was originally approved under
Building Permit Application No. 2006.02.23.5308 in 2006. The subject building
is within an RH-1 (Residential, House, One-Family) District and a 40-X Height
and Bulk District.
Preliminary Recommendation: Take Discretionary Review and
Disapprove.
(Continued from Regular Meeting of March 12, 2009)
SPEAKERS:
Brooke Sampson – Cow Hollow Association
spoke in support of the discretionary review and in opposition to the proposed
project. Stephen Koch spoke on the matter without expressing support of
or opposition to the project
ACTION: The Commission took discretionary review and approved the
project with the modification to remove the infill courtyard but allow the other
proposed alterations to proceed.
AYES: Miguel, Borden, Moore, Olague, and Sugaya
NAYES: Antonini
ABSENT: Lee
DRA#: 0072
17a. 2006.1065DDDD
(S. VELLVE (415) 558-6263)
145-149 Buena Vista Avenue East/52 Alpine Terrace -
west side between Waller Street and Duboce Avenue; Lots 036 and 037 (formerly
Lot 005) in Assessor’s Block 1258 - Requests for Discretionary Review of
Building Permit Application No. 2006.09.20.2886, proposing to demolish an
existing garage and to construct a new four-story, three-unit building at 52
Alpine Terrace that, in addition to providing its own required parking, would
provide parking for a two-unit building at 145-149 Buena Vista East (requiring a
Variance, Item 2b) in an RH-3 (Residential House, Three-Family) Zoning District
and a 40-X Height and Bulk District. The existing three-car garage structure at
52 Alpine Terrace would be demolished.
Preliminary Recommendation:
Do not take
Discretionary Review and Approve
(Continued from Regular Meeting March 12, 2009)
SPEAKERS: None
ACTION: Without hearing, continued to 4/16/09
AYES: Miguel, Antonini, Borden, Lee, Moore, Olague, and Sugaya
17b. 2006.1065V
(S. VELLVE
(415) 558-6263)
145-149 Buena Vista Avenue East/52 Alpine Terrace - west side
between Waller Street and Duboce Avenue; Lots 036 and 037 (formerly Lot 005) in
Assessor’s Block 1258 - Request for a Parking Variance for two required
off-street parking spaces that would be provided on a separate lot than the
dwelling units in an RH-3 (Residential House, Three-Family) Zoning District and
a 40-X Height and Bulk District. The project proposes to demolish an existing
garage and to construct a new four-story, three-unit building that, in addition
to providing its own required parking, would provide parking for a two-unit
building at 145-149 Buena Vista East. The request will be heard by the Zoning
Administrator.
(Continued from Regular Meeting of March 12, 2009)
SPEAKERS: None
ACTION: Without hearing, continued to 4/16/09
AYES: Miguel, Antonini, Borden, Lee, Moore, Olague, and Sugaya
F.
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 with one exception.
When the agenda item has already been reviewed in a public hearing at which
members of the public were allowed to testify and the Commission has closed the
public hearing, your opportunity to address the Commission must be exercised
during the Public Comment portion of the Calendar. Each member of the public
may address the Commission for up to three minutes.
The Brown Act forbids a
commission from taking action or discussing any item not appearing on the posted
agenda, including those items raised at public comment. In response to public
comment, the commission is limited to:
(1) responding
to statements made or questions posed by members of the public; or
(2) requesting
staff to report back on a matter at a subsequent meeting; or
(3)
directing staff to place the item on a future agenda. (Government Code
Section 54954.2(a))
SPEAKERS:
None
Adjournment: 11:02
p.m.
Adopted: June 4, 2009
