Minutes of Planning Commission Calendars

May 2000

Presented below are Minutes of the Planning Commission. The top of the this page lists Commission meeting dates for the month. Click on the date and you will reach the minutes for that that week. The minutes present a summary of actions taken at the Planning Commission hearing and provides a Motion or Resolution number for that action.

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(Please note, commission minutes generally are approved and finalized two weeks following the hearing date.)

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May 4, 2000  
May 11, 2000  
May 18, 2000 May 18, 2000
May 25, 2000 May 25, 2000

SAN FRANCISCO
PLANNING COMMISSION

Meeting Minutes

Commission Chamber - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, May 4, 2000
1:30 PM

Regular Meeting



PRESENT:         Theoharis, Antenore, Chinchilla, Joe, Richardson
ABSENT: Mills, Martin

THE MEETING WAS CALLED TO ORDER BY PRESIDENT THEOHARIS AT 1:35 P.M.

STAFF IN ATTENDANCE: Gerald G. Green - Director of Planning, Larry Badiner - Zoning Administrator, Ellen Miramontes, Kenneth Chin, Amit Gosh, Tony Kim, Dario Jones, Sailesh Mehra, Steve Shotland, Linda D. Avery - Commission Secretary.

A. ITEMS PROPOSED FOR CONTINUANCE

1. 2000.006C (KEYLON: 558-6613)
3445 GEARY BOULEVARD, south east corner at Stanyan Street, Lot 41 in Assessor’s Block 1085 -- Request for Conditional Use Authorization under Planning Code Sections 121.2 and 712.21 for use size exceeding 6,000 square feet within an NC-3 (Moderate Scale Neighborhood Commercial) District and 40-X Height and Bulk District. The proposal is for a ground floor retail store (Beverages and More of 11,989 gross square feet.
Preliminary Recommendation: Disapproval.
(Continued from Regular Meeting of April 13, 2000)
(Proposed for Continuance to May 18, 2000)
SPEAKER(S): None
ACTION: Continued as Proposed
AYES: Theoharis, Antenore, Chinchilla, Joe, Richardson
ABSENT: Mills, Martin

2a. 99.583X                           (WILSON: 558-6602)
881-899 HOWARD STREET, southeast corner of Howard and Fifth Streets, with secondary frontage on Tehama Street, Lot 79 in Assessor’s Block 3733 --Request under Planning Code Section 309 (Downtown Code) for Determinations of Compliance and Exceptions, including an exception to the Freight Loading Space requirement (Section 161(i)) to allow the conversion of approximately 152,000 square feet of space in the existing building to office use. The project also includes consolidation existing tenants at the site (approximately 92,400 square feet of retail and 13,400 square feet of office), and provision of approximately 45 parking spaces. The project lies within a C-3-S (Downtown Support) District and the 130-F Height and Bulk District.
Recommendation: Approval with Conditions
(Proposed for Continuance to May 18, 2000)
SPEAKER(S): None
ACTION: Continued as Proposed
AYES: Theoharis, Antenore, Chinchilla, Joe, Richardson
ABSENT: Mills, Martin

2b. 99.583B                     (WILSON: 558-6602)
881-899 HOWARD STREET, southeast corner of Howard and Fifth Streets, with secondary frontage on Tehama Street, Lot 79 in Assessor’s Block 3733 --Request under Planning Code Section 320-322 (Office Development Limitation Program) to allow the conversion of approximately 152,000 square feet of space in the existing building to office use. The project also includes consolidation existing tenants at the site (approximately 92,400 square feet of retail and 13,400 square feet of office), and provision of approximately 45 parking spaces. The project lies within a C-3-S (Downtown Support) District and the 130-F Height and Bulk District.
Recommendation: Approval with Conditions
(Proposed for Continuance to May 18, 2000)

SPEAKER(S): None
ACTION: Continued as Proposed
AYES: Theoharis, Antenore, Chinchilla, Joe, Richardson
ABSENT: Mills, Martin


B. PUBLIC COMMENT





C. COMMISSIONERS’ QUESTIONS AND MATTERS




D. DIRECTOR’S REPORT


6. Review of Past Week’s Events at the Board of Supervisors & Board of Appeals.

E. CONSIDERATION OF FINDINGS AND FINAL ACTION - PUBLIC HEARING CLOSED




250 CLARA STREET, northwest side between 5th and 6th Streets, Lot 206 (formerly Lot 066) in Assessor’s Block 3753 -- A Staff-initiated Discretionary Review of BPA No. 9907464S, proposing to demolish existing auto services structures and construct 16 live/work units in a RSD (Residential/Service Mixed Use District) a Mixed Use Buffer zone, and a 40-X/85B Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve building permit application as submitted.
(Continued from Regular Meeting of March 9, 2000).
Note: On April 13, 2000, following public testimony the Commission closed the public hearing. A motion to approve with staff findings failed to carry by a vote of +3 -2. Commissioners Joe and Antenore voted no. Commissioners Chinchilla and Martin were absent.


F. REGULAR CALENDAR

CONSIDERATION OF A RESOLUTION OF INTENT TO INITIATE AN AMENDMENT TO THE RECREATION AND OPEN SPACE ELEMENT OF THE GENERAL PLAN. Pursuant to Planning Code 340, consideration of a Resolution of Intent to Initiate an amendment to Map 4 of the Recreation and Open Space Element of the General Plan to designate the following sites as “Proposed Public Open Space. Acquire for or Convert to Public Open Space”:
AB 3569, lot 19
45 Hoff Street

MOTION NO. 15045
This project lies within an M-1 (Light Industrial) and a C-M (Heavy Commercial) District and within a 65-B Height and Bulk District.


(+) Mary Wong - She and her husband own Skones.
- She has had 3 landlords - one of the landlords is SKS.
- SKS is a company that is concerned with their tenants.
- What SKS proposes, they keep their word.
- When SKS does construction they do their best to have the least inconvenience to their surrounding neighbors.
- Supports this project and wants Commissioners to give it a chance.
(+) Ashley David - Bay Area VAC (non-profit organization for media arts).
- Part of the coalition of digital mission.
- They are in favor of projects that provide low income people to attain better paying jobs.
- Supports the project.
(+) Alma Robinson - California Lawyers for the Arts
- There are constant calls of people that have been evicted.
- They are trying to work with the developer to find place for these misplaced artists.
- They will be charged a low market rate rent.
(neutral) Judy West - Lives and works in the neighborhood.
- Believes that there have been accommodations made to many of the artists and non-profits.
- Would like to have non-profits be housed in this project.
(+) Bob Planthold - Senior Housing Network and single parent
- The old building is not accessible.
- He would like to see height, bulk and mass reconsidered.
- He thinks that people are trying to control the growth of this City.
- Parents always want to do as much as they can for their children and have them grow strong so they can face problems and siutations.
(+) Bill Cril - Operations Manager for Swinerton and Walberg Builders
- They have many projects in the city and plan to hire local residents to work on the project.
- The impacts construction will have on neighboroods have been discussed with SKS to be minimized as muc as possible.
(-) Lizette Hernandez - Mission Economic Development Association
- This association has been in this neighborhood for over 25 years, providing technical assistance to the small business community. They have also been involved several community planning projects.
- The mission district is based on a predominantly working class latino community.
- Recently the Mission has faced an onslought of poorly planned development projects that have failed to work with the low-income working residents. This has caused an outstanding displacement of renters.
- They find the statements to be false of the project sponsor.
- They are trying to launch a program for these low income people to own their own homes. The only way to deal with displacement is for people to own their own homes.
- This is a social and environmental injustice. The project is taking away open space.
(-) Antie Kan - CABS (Community Alternatives for Bryant Square).
- They found out about this project through rumors.
- The neighborhood is exteremely diverse. The more diverse a neighborhood the harder it is to rally up people for a common cause, but in this case it was easy because many people are against it.
Project is too big. Even the commercial buildings in the neighborhood are smaller than the height of the current building.
- Many of these neighbors have lived here for many years.
- The lack of respect that the developer has shown has been able to group together many of the neighbors and fight against the project.
- They talked with over 1,000 neighbors and non mentioned any benefits to them with the construction of this project.
- Please listen to the concerns of the neighbors.
(-) Moureen Neese - lives on 20th and Bryant.
- Moved into the neighborhood because she is hispanic and she is an artist.
- The project is a size of a downtown office building in the middle of the Mission District.
- She wanted to make an addition to her home yet she wasn’t allowed because the construction would have to be the same height as the other houses yet the Bryant Street project is much taller than the rest of the neighbor’s homes.
(-) Jonathan Youtt -
- They want to build community through art and education.
- He wasn’t notified of the construction otherwise he would be able to provide SKS with information on so many organizations who would be able to speak of their concerns and needs.
- Part of his organization called YEA (Youth Enterprise in Arts) helps youth of the neighborhood with jobs and apprenciteship prorams.
- SKS never asked his organization for input on youth organizations and find out what excactly these organizations might need.
(-) Peter Southerland - lives about 2 blocks from the project
- He is a 12 year resident of the neighborhood. He was never notified of the project.
- He made some research and came up with some statistics: Within the last year, he counted 197 new live/work projects near the project site.
- Half of these live/work projects are used for business.
- He looked at all the project that are proposed and counted 192.
- He understands that the Commission does not vote on projects that have been converted. He did some research and came up with 240 sf that have been converted or are under conversion.
- He has heard on the radio that many dot com companies are not going IPO because of the market therefore are not looking for space.
(-) Able Santana - has lived in the neighborhood for many years.
- He has lived in the neighborhood for 38 years.
- He believes that the project will bring in more people and more congestion.
- When they start building there will be problems with construction.
(-) David Naltz - Powerpoint presenter
- They are here not as an adversarial group. They are here to bring constructive solutions..
- They do appreciate some of the work that the project sponsor has provided but it’s not enough.
- They are here to represent people that couldn’t afford to be here in the middle of the day.
- There is a need for this space but the Mission is not the place for it.
(-) Richard Rustico - former tenant of the area that SKS is developing.
- Presented a letter where SKS provided information that the sandblasting would have the least amount of interruption.
- Presented pictures of sandblasting done on Sunday.
(-) Richard Marquez - Mission Agenda
- Third generation San Franciscan
- He was born, lived and labors in the Mission District.
- He believes that this case is a “done deal”.
(-) Sue Hester - CJAH
- The staff report on this case talks about architecture but not about affordable housng.
- Rezone first, get some standards.
- Real people and tenants will be affected.
- This project does not follow the open space element.
- There are no standards in this neighborhood because zoning hasn’t been updated since the 1950's.
- Real people are going to be heard.
(-) James Corcoran - 2121 Bryant Street
- He lives in the area where now it’s referred to as Bryant Square
- The misplaced tenants were not aware of the proposed SKS “Bryant Square concept”. Tenants were served a 30 day eviction notice as asked to leave.
- This proposed project has a monstrous architecture.
- The proposed project regardless of the political donation ramifications, is a classic example of orchestrated greed.
(-) Jul Neamer - lives across the street from the proposed project.
- The building as it is presently proposed is too large and bulkly.
- San Francisco is being built too quickly.
- Presented an article from the Wall Street Journal of 5/3/00 - San Francisco Landlords Get Picky About Dot-Coms. This is a “Dot.com” building.
- Would like to have SKS to come back to the board and bring the project down in scale.
(-) Ken Owens - has lived in this neighborhood for over 20 years.
- How does the size of the project work with the neighborhood.
- Parking is limited in the neighborhood already. Parking at the new structure is not enough for all the people who will be working there.
- He would like to have the project to be broght down in scale by 20 to 30 percent.
(-) Mary Bobbit - lives across the street from proposed project for about 15 years.
- Showed photographs of the nieghborhood specifying that this is a residiential neighborhood..
- This is a very residential neighborhood.
- Believes that this structure is to large for the neighborhood.
(-) Mark Solomon - Computer Programmmer
- He works for a dot com company
- The culture of the Mission has always been diverse, he doesn’t know why some people call it a waste land.
- He moved to the Mission District about 11 years ago.
(-) Tom Wetzel -
- He would like to talk mostly about the transportation impact.
- He has worked in the software industry and for dot com companies
- The only part of the Mission that would support this type of construction would be near BART and it is not near BART.
- There will be many cars dumped in the Mission District which will make it unsafe for children.
(-) Amie Fishman - lives and works about 5 blocks away from project site.
- She is frustrated because she feels that this is a done deal and would like to the Commission to listen to people’s comments and views.
- There is a housing crisis and not dot com’s crisis.
- Please listen to the speakers and their concerns.
(-) Antonio Diaz - PODER (People Organizing to Demand Environmental Rights)
- Read a letter from Bryant Elementary School which is located 1 block away from proposed project.
- The school is conserned with the size and builk of the proposed Bryant Street project.
- The proposed project will impact many people in the neighborhood by causing evictions..
(-) Dan Ritz - Mission Economic Development Association
- Digital Mission has placed many people in jobs
- This development fragments the community instead of being a part of it.
(-) Luis Granados - Mission Economic Development Association
- Displacement is a real problem.
- There are plenty of jobs, people need places to live.
- The only colored people that go into the dot com company who is tenant of his building, are the janitors.
- Please reconsider and think of who this project benefits and it’s not the neighborhood.
(-) Chris Daley - Coordinator of Mission Agenda
- This organization is for the rights of low income renters.
- He would like to see projects build but not by displacing people.
- The Mission District has the more eviction than any other neighborhood.
(-) Oscar Grande - PODER
- He was born and raised in the Excelsior district
- There was a lack of communication and notification to the people in the neighborhood.
- Many neighbors living just across the street did not know of the development. Their organization went door to door asking people if they knew of the project and they did not.
(-) Eduardo Melendez - Sasha Body Shop - lives in the neighborhood
- There will be about 45 families who will be misplaced
- Please reconsider project.
(-) Eric Quesada - PODER
- When will the Commission and Planning Department make decisions that are benefitial to the neighborhood.
- Every day he deals with people who are being evicted
- He is here to say NO to this project.
- This is vitious displacement of people and communities.
- People are living in crowded areas because of the lack of housing.
(-) Heidi Rivera - has lived in the neighborhood for many years.
- Neighbors were not aware of this project.
- Latinos do not benefit from this development.
(-) Corinda Vintel - lives in the neighborhood
- She believes that the neighborhood has grown and progressed.
- When she found out that SKS was going to construct a building made out of brick to suposedly match the neighbor homes she was extremely upset since the houses in the neihborhood are victorian flats.
- This project is not the only place where artists can learn and practice.
- There was no town meeting organized.
(-) David McGuire -Resident of the neighborhood.
- There seems to be a white invasion in the Mission District
- Silicon Valley, when it was being created, lied about many things. Companies dumped toxic waste in people’s back yards, drains, etc.
- The Mission is the last livable neighborhood in San Francisco.
ACTION: Motion to Approve with Staff Conditions
AYES: Theoharis, Chinchilla, Joe, Richardson
NAYES: Antenore
ABSENT: Mills, Martin
MOTION Nos. 15043, 15044 and 15045


Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of April 27, 2000)


722 BROADWAY STREET, north side between Powell and Stockton Streets, Lot 8 in Assessor's Block 147 -- Request for Conditional Use authorization to convert a vacant store on the ground floor of a two-story building with dwelling units above to a take-out food establishment under Section 810.45 of the Planning Code in the Chinatown Community Business District (CCB), Washington-Broadway Special Use District and a 65-N Height and Bulk District.



SPEAKER(S): None
ACTION: Approved with Conditions
AYES: Theoharis, Antenore, Joe, Chinchilla, Richardson
ABSENT: Mills, Martin
MOTION NO. 15049

G. SPECIAL DISCRETIONARY REVIEW HEARING

At Approximately 4:30 P.M. 6:53 p.m. the Planning Commission Convened into a Special Discretionary Review (Dr) Hearing.

 

15. 1999.243D (BANALES: 558-6339)
1247 HARRISON STREET AND 428-8TH STREET, south side of Harrison between 8th and 9th Streets, Lot(s) 063, 065, 066 in Assessor’s Block 3757 -- Request for discretionary review on an application that is proposing to demolish the existing building on site and construct three new live/work buildings containing a total of 64 units. The proposed project is in an Industrial Protection Zone, a Service/Light Industrial (SLI), District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve building permit application as submitted.
(Continued from Regular Meeting of April 13, 2000)

SPEAKER(S):

 

(+) Sue Hestor - Coalition for Jobs, Arts and Housing.
- She was going to get a letter from the developer but she never received it.
(-) Alice Barkley - Representing project sponsor
- The site is used for employees of Coach USA not for the buses.
- Coach USA will relocate and they don’t have any control over that.
- The project will allow for bus drivers to park their cars.
- Coach USA will be moving no matter what.
- This is a grandfather project and she believes it is appropriate.
- Salvation Army is next door to project site.
(-)Joel Casy - Residential Builders
- This project is 64 units.
- The site was vacant before there was a parking lot.
ACTION: Public Hearing closed. Motion to take Discretionary Review failed by a vote of +3-2. The matter was subsequently continued to May 11, 2000.
AYES: Theoharis, Richardson, Chinchilla
NAYES: Joe, Antenore
ABSENT: Mills, Martin

16. 2000.226D (JONES:558-6477)
3843 - 22ND STREET, south side between Castro and Noe Streets, Lot 032 in Assessor's Block 3623 - Request for Discretionary Review of Building Permit Application NO. 9925096 to construct a two-story rear horizontal addition to an existing two-story single family dwelling in RH-2 (House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the Building Permit Application as submitted.

SPEAKER(S):

(+) Rolf Tueller:
- The neighborhood has not been informed of the proposed addition.
(-) Norman Peterson - property owner
ACTION: Do not take Discretionary Review and approve as submitted.
AYES: Theoharis, Antenore, Joe, Richardson, Chinchilla
ABSENT: Mills, Martin

17. 2000.116D (MEHRA: 558-6257)
128-26TH AVENUE, east side between Lake Street and El Camino Del Mar, Lot 033 in Assessor’s Block 1333 -- Request for Discretionary Review of BPA No. 9922449, proposing to change the materials on the south side of the building from tongue and groove (T & G) siding to exterior grade plywood siding in an RH-1(Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the building permit application.

SPEAKER(S):
(+) Frank Mahony
- Doesn’t think that the information in the DR is true.
- Has written about 15 letters to the Reuben and Alter firm.
- He and his family left on vacation and construction began at the owner’s property.
- He believes that the commissioners have been mislead.
(-) Joel Yodowitz - Reuben and Alter
- Mr. Mahony mentioned about affecting his siding by putting scafolding and Mr. Mahony had Mr. Louie’s contractor arrestd.

- Mr. Mahony asked the Louie’s for $10,000 to protect Mr. Mahony from damage and this is just unacceptable.

(-) Frank Mahony
- Mr. Yodowitz said that he no longer represented the Louie’s.
ACTION: Do not take Discretionary Review and approve as submitted
AYES: Theoharis, Antenore, Joe, Chinchilla, Richardson
ABSENT: Mills, Martin

18. 2000.113D (MILLER: 558-6344)
1552 POLK STREET, southeast corner at Sacramento Street, Lot 1 in Assessor’s Block 644 -- Request for Discretionary Review of BPA 9925357 for tenant improvements to a portion of a building (approximately 1,700 square feet of floor area) for use as a “Blockbuster” video rental establishment.
Preliminary Recommendation: Take Discretionary Review and approve with conditions
SPEAKER(S):
(-) Richard Burk
- Provided petitions and 3,000 signatures that are opposed to Blockbuster moving in.
- Feels that there will be a traffic problem and congestion.
- Blockbuster wants to create an ugly street sign.
- Chain stores are not welcome here.
(-) Chris Ditney
- Presented letters from 4 supervisors that are not in favor of this project.
- Believes that the traffic will be terrible.
- How many parking tickets does the Department of Traffic have to give out to educate people not to double park.
(-) Bruce Kissler
- Owns a video store in the area
- There are other video stores within a 3 block radius.
- Many of his customers came to him mentioning they are against this project.
(-) Ray Doyle
- Believes that the cyclists could be in danger with the increase in traffic.
- Many, many signatures have been presented against this project.
- The neighborhood doesn’t want chain stores.
- Double parking is common with chain video stores.
(-) Barry (last name not clear) - resident
- Does not want a blockbuster in the neighborhood.
- It will bring many problems to the neighborhood.
(-) Casey Earls - resident
- Likes the neighborhood because it has a lot of character.
- Blockbuster will not bring anything to the neighborhod.
(-) Claire McGee - past president of Russian Hill Neighbors
- Wants to promote small businesses.
- As a neighborhood association, they oppose this project.
(-) Stephen Cornell - director of the Polk District Merchants Association
- Owner of Brownies Hardware - a family owned business
- 51.2% of San Francisco residents take cars
- He has had to schedule deliveries to 4:30 a.m.
- If restrictions are not carried forward, what will the Commission do about that.
(-) Patricia Vaughey
- The department continues to ignore the people speaking out.
- Should put very serious conditions on this project.
(-) Ruth (last name not clear) - lived in Polk Street for 20 years.
- Having Blockbuster video there will not do anything good to the neighborhood.
(+) Jim Reuben - Reuben and Alter
- Muni and DPT are no friends of Blockbuster since they are departments conserned with traffic. And ask what would be different about this location?
- Many stores are ok with Blockbuster - there were 24 businesses that support Blockbuster.

(+) Daniel Pino
- Mr. Dispain supports Blockbuster.
(+) John Lee - Coach of Sacred Heart/Cathedral High School
- Supports Blockbuster
(+) Samuel Walters
- He works hard and he works late
- Appreciates that Blockbuster is open late and he can rent movies.
(+) Stuart Hyatt - Owner of the bar next door.
- The neighbors will benefit from having a Blockbuster store.
- Blockbuster donates to many worthy causes.
(+) Theodore Donalson - property manager for the project site.
- He was approached by many fast food retailers which offered more money than Blockbuster did. - He did not want to accept leasing to food retailers because of many other substantial problems.
- He believes that Blockbuster would be a good tenant.
(+) Don Brady -
- Resident of the area for 20 years. He looks forward to having Blockbuster in the neighborhood.
(+) Mario Sazo
- Coordinator of Yough Summer Program

- Blockbuster has provided programs for youth sports programs.

 

ACTION: Public Hearing closed. Motion to not take Discretionary Review and approve as submitted failed by a vote of +3-2 (Commissioners Joe and Antenore voted no). The matter was continued to May 11, 2000.
AYES: Theoharis, Chinchilla, Richardson
NAYES: Joe, Antenore
ABSENT: Mills, Martin


Adjournment: 8:46 P.M.

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SAN FRANCISCO
PLANNING COMMISSION

Meeting Minutes

Commission Chamber - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, May 11, 2000
1:30 PM

Regular Meeting



PRESENT:         Theoharis, Antenore, Joe, Chinchilla, Martin, Richardson
ABSENT: Mills

THE MEETING WAS CALLED TO ORDER BY PRESIDENT THEOHARIS AT 1:37 P.M.

STAFF IN ATTENDANCE: Gerald G. Green - Director of Planning, Larry Badiner - Zoning Administrator, Paul Rosetter, Pedro Arce, Roger Herrera, Joan Kugler, Kenneth Chin, Elizabeth Gordon, Jim Miller, Ellen Miramontes, Catherine Keylon, Matt Snyder, Augustine Fallay, Linda D. Avery - Commission Secretary.

A. ITEMS PROPOSED FOR CONTINUANCE

1. 2000.015D                                            (KEYLON: 558-6613)
860-62 48TH AVENUE, north side between Cabrillo and Fulton Streets, Lot 026A in Assessor’s Block 1690 -- Request for Discretionary Review of BPA No. 9804669 & 9804670, proposing to demolish a single-family dwelling and construct a new three-story, two unit building in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve building permit application as submitted.
WITHDRAWN

2. 1999.571C                             (ZWIERZYCKI: 558-6263)
1344 OCEAN AVENUE, northeastern corner of Granada Avenue, Lot 16 in Assessor’s Block 3198 -- Request for Conditional Use authorization under Section 711.83 of the Planning Code to install a total of nine panel antennas on the roof of a four-story apartment building; and storage and maintenance of related equipment in an existing storage room within the ground-floor garage. Storage of equipment on ground-floor will not result in elimination of parking stalls. The antennas and equipment storage are part of a wireless communication network in an NC-2 (Neighborhood-Commercial, Small-Scale) District; Ocean Avenue Fast Food Subdistrict; and 40-X Height/ Bulk District.
Preliminary Recommendation: Disapprove
(Continued from Regular Meeting of April 6, 2000)
(Proposed for Continuance to May 25, 2000 July 6, 2000)

 

SPEAKER(S):             None

ACTION:             Approved

AYES:             Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT:             Mills
3. 1999.668E (BLOMGREN: 558-5979)
38-44 TEHAMA STREET/543 HOWARD STREET, Appeal of a Preliminary Negative Declaration--Assessor’s Block 3736, Lot 111. The proposed project involves improvements to a three story building and construction of 23,000 square feet on the fourth and mezzanine levels. The renovated and new space is proposed for office use. With construction of the additional story and mezzanine level, the building would be approximately 64 feet, 22 feet taller than the existing structure. The 14,500 square-foot project site is composed of one lot in the middle of a block bordered by Howard Street to the north, First Street to the east, Tehama Street to the south, and Second Street to the west. The site has frontages on Howard and Tehama Streets. The proposed renovated and enlarged building would contain approximately 73,000 gross square feet (gsf). The structure would not provide off-street parking. The project would also include two off-street freight loading spaces.
(Continued from Regular Meeting of April 27, 2000)
Preliminary Recommendation: Uphold Negative Declaration
(Proposed for Continuance to May 25 ,2000)
SPEAKER(S): None
ACTION:             Approved
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

4. 1998.604EMZCV               (BEATTY: 558-6163)
Mission/Steuart Hotel, Northeast corner of Mission and Steuart Streets, Lots 6, 7, 8, 9 and 17 in Assessor’s Block 3714--Consideration of the authorizations listed below in order to allow the construction of a hotel ranging in height from 40 feet to approximately 84 feet, with approximately 200 to 210 rooms, and with accessory retail, restaurant and meeting room space on City-owned property currently used as a lay-over yard for San Francisco Municipal Railway (MUNI) buses and proposed to be leased my MUNI to the hotel developer who will lease the hotel to a hotel operator.
Preliminary Staff Recommendation: Approval
(Proposed for Continuance to June 1, 2000)
SPEAKER(S): None
ACTION:             Approved
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

5. 1998.604E               (NAVARRETE: 558-6163)
Certification of the Final Environmental Impact Report prepared for the proposed Project pursuant to the California Environmental Quality Act (CEQA) as accurate and complete. The Project consists of General Plan and Zoning Map amendments, a finding of consistency with the General Plan, as it is proposed to be amended, for a change of use on the Project Site (a City-owned property) from a public use (MUNI bus layover) to a private use (hotel, retail and restaurant); a Conditional Use authorization for a hotel use, a granting of a Parking Variance, and other authorizations to facilitate the construction of the hotel project.
Preliminary Staff Recommendation: Approval.
(Proposed for Continuance to June 1, 2000)
SPEAKER(S): None
ACTION:             Approved
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

6. 1998.604E               (NAVARRETE: 558-6163)
Adoption of findings pursuant to CEQA, the CEQA Guidelines, and Chapter 31 of the San Francisco Administrative Code.
Preliminary Staff Recommendation: Approval.
(Proposed for Continuance to June 1, 2000)

 

SPEAKER(S): None

ACTION:             Approved

AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson

ABSENT: Mills

7. 1998.604M               (BEATTY: 558-6163)
Application under Planning Code Section 340 to amend Map 2 (Height and Bulk Plan) of the Northeastern Waterfront Element of the General Plan to change the designation of the subject site (Lots 6, 7, 8, 9 and 17 of Assessor’s Block 3714) from O.S. (Open Space) to 84-E designation.
Preliminary Staff Recommendation: Approval.
(Proposed for Continuance to June 1, 2000)
SPEAKER(S): None
ACTION:             Approved
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

8. 1998.604Z               (BEATTY: 558-6163)
Application under Planning Code Section 302 to amend the official zoning maps of the City and County of San Francisco to change the height and bulk district classification of Lot 17 of Assessor’s Block 3714 from O.S. (Open Space) to 84-E and to change the use district classification for the subject site (Lots 6, 7, 8, 9 and 17 of Assessor’s Block 3714) from a P (Public) district to a C-2 (Community Business) district.
Preliminary Staff Recommendation: Approval.
(Proposed for Continuance to June 1, 2000)
SPEAKER(S): None
ACTION:             Approved
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

9. 1998.604K               (BEATTY: 558-6163)
Determination, pursuant to Planning Code Section 295, of whether the proposed project’s shadow would result in any adverse impact on the use of the adjacent property known as Embarcadero Plaza II-South (Justin Herman Plaza South) under the jurisdiction of the Recreation and Park Commission.
Preliminary Staff Recommendation: Approval.
(Proposed for Continuance to June 1, 2000)
SPEAKER(S): None
ACTION:             Approved
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

10. 1998.604R               (BEATTY: 558-6163)
Consideration of a Finding of Consistency with the General Plan, as it is proposed to be amended, for the change of use of the above-referenced City-owned properties from public use for MUNI to a private hotel use on property to be leased to the hotel developer and operator.
Preliminary Staff Recommendation: Approval.
(Proposed for Continuance to June 1, 2000)
SPEAKER(S): None
ACTION:             Approved
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

11. 1998.604C               (BEATTY: 558-6163)
Application for a conditional use authorization under Planning Code Section 303 , which provides procedures and required findings for conditional use authorization, and under Planning Code Section 216(c), which requires a conditional use authorization for hotels in the new C-2" district, with exceptions from the bulk limitations of the 84-E height/bulk district pursuant to Planning Code Section 271.
Preliminary Staff Recommendation: Approval
(Proposed for Continuance to June 1, 2000)
SPEAKER(S): None
ACTION:             Approved
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson

ABSENT: Mills

 

Concurrent with the Planning Commission hearing on the authorizations listed above, testimony will be heard by the Zoning Administrator on the following variance application:
12. 1998.604V (BEATTY: 558-6163)
Application under Planning Code Section 305 for an off-street parking variance for the proposed approximately 200 to 210 room hotel project described above. Planning Code Section 151 requires 30 to 34 independently-accessible off-street parking spaces for the proposed hotel, restaurant and retail uses in the proposed C-2 zoning district. The applicant proposes to provide nine independently-accessible parking spaces on the project site, which can accommodate up to 17 vehicles through a valet operation.
Preliminary Staff Recommendation: Approval.
(Proposed for Continuance to June 1, 2000)
SPEAKER(S): None
ACTION:             Approved
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

13. 2000.238DDD           (MEHRA: 558-6257)
117 PARKER AVENUE, west side between Euclid Avenue and Geary Boulevard, Lot 003 in Assessor’s Block 1064 -- Request for Discretionary Review of BPA No. 9912789 & 9912791, proposing to demolish the existing single-family dwelling and construction of a new two-story over garage two-family dwelling in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve building permit application as submitted.
(Proposed for Continuance to June 8, 2000)
SPEAKER(S): None
ACTION:             Approved
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

14. 1999.310E (NAVARRETE: 558-5975)
322-6TH STREET, Appeal of Negative Declaration - Assessor’s Block 3754 Lot 3. The proposal is to demolish one existing industrial/commercial warehouse building on the site and construct one building containing 15 live/work units and 15 off-street parking spaces within a 3-story structure (including mezzanine approximately 50 feet in height. The project site is located in a Service/Light Industrial/Residential (SLR) Mixed Use District, within a 50-X height/bulk district. The proposed project site is within a Mixed Use Housing Buffer area, adopted by the Planning Commission as in interim zoning control.
Preliminary Recommendation: Uphold Negative Declaration.
(Continued from Regular Meeting of April 13, 2000)
(Proposed for Continuance to June 22, 2000)
SPEAKER(S): None
ACTION:             Approved
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

B. PUBLIC COMMENT



C. COMMISSIONERS’ QUESTIONS AND MATTERS



D. DIRECTOR’S REPORT

BOA: None

 

19. TRANSPORTATION AND COMMUNITY AND SYSTEM PRESERVATION PILOT PROGRAM (TCSP) AUTHORIZATION. A resolution confirming that the Director has the authority to enter into an agreement with Caltrans regarding the Planning Department's TCSP grant for planning in the Balboa Park Station Area.

E. CONSIDERATION OF FINDINGS AND FINAL ACTION - PUBLIC HEARING CLOSED


23. 1999.243D (BANALES: 558-6339)
1247 HARRISON STREET AND 428-8TH STREET, south side of Harrison between 8th and 9th Streets, Lot(s) 063, 065, 066 in Assessor’s Block 3757 -- Request for discretionary review on an application that is proposing to demolish the existing building on site and construct three new live/work buildings containing a total of 64 units. The proposed project is in an Industrial Protection Zone, a Service/Light Industrial (SLI), District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve building permit application as submitted.
(Continued from Regular Meeting of May 4, 2000)
Note: On May 4, 2000, following public testimony, the Commission closed the public hearing. A motion to not take discretionary review and approve the proposal failed to carry by a vote of +3 -2. Commissioners Antenore and Joe voted no. Commissioners Mills and Martin were absent.
SPEAKER(S): None
ACTION:       No Discretionary Review. Motion to approve failed to carry. Continued to 6/1/00
AYES:               Theoharis, Chinchilla, Richardson
NAYES:               Antenore, Joe, Martin
ABSENT:               Mills




F. REGULAR CALENDAR

24. 2000.034ET (ROSETTER: 558-5987)
CASTRO STREET NEIGHBORHOOD COMMERCIAL DISTRICT USE SIZE AMENDMENT Consideration of a proposal to amend the Planning Code (Zoning Ordinance) by amending Sections 178 and 186.1 to reduce the period of nonuse for conditional and nonconforming uses to be deemed abandoned in the Castro Street Neighborhood Commercial District (NCD) from 3 years to 18 months and to provide that, in the Castro Street NCD, a use exceeding the use size provisions for that district can be changed to another use only as authorized by another conditional use authorization; and by amending Sections 121.1 and 715.21 to reduce from 2,500 to 2,000 square feet the use size threshold over which uses in the Castro Street NCD need a conditional use; to establish 4,000 square feet as the maximum use size in the Castro Street NCD; and to provide that, in the Castro Street NCD, any Other Retail Sales and Services use category that exceeds the 4,000 s.f. use size limit cannot change to another use category nor can it change it's operation so as to provide a different line of goods or services enumerated in Section 790.102, which defines the Other Retail Sales and Services use category.

SPEAKER(S):
(+) Supervisor Leno:
- Would like to thank Mr. Rosetter and Mr. Herrera on the hard work and the thorough information gathered regarding this project.
- This NCD could be overtaken by national chains.
- The neighborhood does want a major supermarket.
- The neighborood wants to protect the theatre.
- The neighborhood does not want to see small shops to be taken over by large chain stores.
- Would like to have the support of the Commissioners.
- Would like to emphasize that the thing that merchants and neighbors do not want a national chain clothing store.
(+) Lion Barnett - President of Eureka Valley Promotion Association
- Read a letter from EVPA to the Commissioners regarding their approval of the Castro NCD.
- Would like to have the changes to be approved.
(+) Patrick Batt - President of the Merchants of Upper Market and Castro
- The Castro is an internationally known destination of San Francisco and would like to keep it as a neighborhood.
(-) Lee Julian - Broker - Herth Real Estate
- Owns a few building in the Castro area.
- This legislation is ill-founded and does not take into consideration the reality of business.
- Thinks that this change is impractical and would like Commissioners not to approve it.
(+) Joe Curtin - president of Castro Area Planning and Action
- Supports the amendments to changes of the Planning Code.
- This is a very appropriate change to the zoning rules.
- This allows the community to have a role in the changes of the neighborhood.
(+ ) Linton Stables - vice president of Castro Area Planning and Action
- Supervisor Leno has researched the impacts of the changes.
- Would like to have Commissioners approve this project.

(-) Jim Sullivan - one of the partners of the property at 470 Castro Street
- There have not been any offers from a clothing store to move in there.
- He is worried that if there is limit in space there will be extra space that will not be able to be rented.
ACTION: Approved as amended by Staff
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills
RESOLUTION NO. 15054
MISSION BAY SOUTH BLOCK 28.-- Request under Planning Code Section 321(Office Development: Annual Limit) for a determination of the design quality and Project Authorization of the proposed office development for a five and six story building including 225,004 square feet of office space, 40,000 square feet of research and development space and 4,230 square feet of neighborhood-serving retail space, pursuant Resolution No.14702 by which the Planning Commission adopted findings pursuant to Planning Code Section 321 (b) (1) that office development contemplated in the Mission Bay South Redevelopment 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).

The Project Site lies within the Mission Bay South Redevelopment Area and is classified as a Commercial Industrial district, as defined in Section 302.3 of the Mission Bay Redevelopment Plan, and is within the Height Zone 5 (HZ-5) and a special height district that limits the maximum height of buildings to 90 feet. The area of the Project Site is approximately 80,619 square feet
The 301,272 gross square feet development of Block 28 would be the second stage of the first phase of development in a proposed 1.3 million square feet Mission Bay South office campus on Blocks 26, 26a, 27 and 28. This proposal focuses on the second stage of the first phase of office development in Mission Bay South. It consists of 225,004 square feet Class A office space, 40,000 square feet of research and development space and of 4,230 square feet of supporting retail uses. The proposal includes the development of the “vara” public access and utilities easement bordering the west side of Block 28, approximately 21,920 square feet of open space that includes a plaza and landscaped areas, and a temporary surface parking area in the future Mission Bay South Block 30, located south of the Site.

Pursuant to Code Sections 314, the project, which the Department has determined would result in the addition of 290,837 square feet of office use gross floor area, would require the provision of Child Care facilities. Any person may appeal this initial determination by delivering an appeal in writing to the Department within 15 days of this notice.

The project authorization for Block 28 is an undertaking pursuant to and in furtherance of the Mission Bay South Redevelopment Plan (“Plan”). The Final Subsequent Environmental Impact Report (“FSEIR”) prepared for the Plan and related actions is a Program EIR under CEQA Guidelines Section 15168 and a redevelopment plan EIR under CEQA Guidelines Section 15180. The Project authorization is within the scope of the Plan approved earlier and the FSEIR adequately describes the project authorization for the purposes of CEQA.

SPEAKER(S):
(+) Doug Gardner - President of Catellus
- Gave a Powerpoint presentation on the design and master plan of the project.
Catellus has tenants already for this building.
- Building was designed to look simple yet not boring.
ACTION:           Approved
AYES: Theohars, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT:           Mills
RESOLUTION NO. 15055

26. 1999.154E (KUGLER: 558-5983)
992 PERALTA AVENUE, on the west side of Peralta Avenue, at the corner of Peralta and Tompkins; Lot 36 of Assessors Block 5696. Appeal of a Preliminary Negative Declaration for a planned unit development (PUD) of 66 condominium residential units and 3,500 sq.ft. retail. The proposed project is the construction a structure with residential units, a 2,500 sq.ft convenience store and a 1,000 sq.ft. fast-food takeout after demolishing three existing warehouse structures and removing an existing truck parking/storage yard. The new four-level building (three residential floors over a ground floor that would contain the retail space and 66 spaces of internal parking) is proposed to be constructed to follow the topography and would cover the entire lot at differing grade levels. The building would be approximately 40 feet in height. The proposed site is zoned NC-S with a 40-X Height/Bulk District.
Preliminary Recommendation: Uphold Negative Declaration
(Continued from Regular Meeting of April 6, 2000)

SPEAKER(S):
(+) Austin Stack - homeowner and representative of the South Bernal Action Alience
- Would like to commend staff on the hard work devoted to this project.
- He will be adversely affectied by this project.
- This huge, out-of-character structure does not belong in this neighborhood.
- When these units are sold, the developers will be long gone and the current neighbors will be the ones to face the problems arising from the develoment of this project.
- The surrounding area is zoned residential, the only area not residential is because of the farmers market.
(+) Geoffrey Bauman - member of the South Bernal Alliance and resident
- He is in favor of housing but building housing complexes far from transit is not a good idea.
- The area is not well served by traffic since Peralta is a dead end street, and there are a few other streets that reach dead ends. The neighborhood is based on hills and slopes.
(+) Nora Roman
- The negative impact report is not accurate.
- Any new construction has to be affordable housing since people who are low income and moderate income are being forced out by owner move-ins, evictions and houses being sold out from under them. Any new housing has to be affordable housing.
- This project is based on expensive condominiums that only rich can afford.
(+) Giulio Sorro
- Lives and works in the neighborhood and was born and raised there.
- The major issues in the neighborhood is housing and traffic yet this project will have a negative impact on these issues.
- On June 17, there will be neighborhood congress meeting and this case will be a major issue at this event. Would not want this to go ahead since at this meeting there will be more comments and imput regarding this project.
(+) Deanne Franklin - SBAA
- She lives 1000 Jarbaou resident.
- If this project is approved, will the next step be to take over the open spaces that are left.
- Would like to see areas planned for open space, parks, etc.
Would like to see some kind of proof that the city is trying to maintain some kind of
quality of life.
(+) Tracy Hues
- She lives in Noe Valley
- The construction will produce more garbage trucks which will make traffic unbearable.
(-) Steve Swasson - Project Architect
- Since the beginning of the project, his company has had many meetings with the     neighbors and apparently the most important issues are the stores involved in the project.
- They are trying to work with the neighborhood and keep the massing low.
- He is excited about this project.
ACTION: Approved to uphold negative declaration
AYES: Theoharis, Antenore, Chinchilla, Richardson
NAYES: Joe, Martin
ABSENT: Mills
MOTION NO.: 15056

27. 1999.173A (GORDON: 558-6309)
250 BRANNAN STREET north side between Delancey (First) and Second Streets, Lot 25 in Assessor's Block 3774 and 41 Federal Street, south side west of Delancey (First) Street, adjacent northerly to 250 Brannan Street, Lot 15 in Block 3774 -- Under the authority of Article 10 of the Planning Code, a Request for a Certificate of Appropriateness for the alteration, as defined by Planning Code section 1005(c)(1), and adaptive reuse of the Contributory/Altered warehouse/light industrial building at 250 Brannan Street, and for demolition of a vacant non-Contributory light industrial structure and construction of a new, four-story live/work structure at 41 Federal Street. Per Planning Code section 1006.2(a)(1), the Planning Commission shall hold a public hearing on any application for a Certificate of Appropriateness for any alteration, demolition or new construction in a historic district. The subject properties are within the South End Historic District, are zoned SSO (Service/Secondary Office) and are in a 50-X Height and Bulk District. The proposed Certificate of Appropriateness was recommended for approval by the Landmarks Preservation Advisory Board at its Regular Meeting of April 5, 2000.
Preliminary Recommendation: Approval

SPEAKER(S):
Suhail Tova - Attorney and project sponsor
- Because the location is in a historic district, under the redevelopment plan, an approval from the Commission is required to convey this to the Redevelopment Commission.
(+) John McNolte
- The project is 4 parcels and located in a historical district.
- 51 units will be affordable housing.
- 250 Brannan Street - this building has seen many lives during the hundred years that it has been there. Building will be renovated bringing it up to code and making it acceptable for the business service use.
- 41 Federal Street -- this building will be demolished. A live/work, 4-story building with 9 units will be constructed at this location.
- One Federal and 200 Brannan - these buildings will be rehabilited and 51 units will be constructed.
- The project design will be compatible with the neighborhood and will include 191 units.
- They have worked with many neighborhoods and all have agreed on the project.
(+) Jim Haas - Chair of the Rincon Point South Beach CAC
- His community has worked with the architect and developer. There have been many changes to the design and have agreed on this final version.
- This is the last development site in the south beach area.
- He looks forward to this developemnt.
- More jobs and housing in the area is a good idea.
(-) Sue Hestor
- The issues are not architectural issues but use designation of this site.
- There will be problems with changing live/work to commercial because of Prop M use policies regarding changing industrial to office.
- She has issues and problems with policy changes that are not dealt with in public and without public debate.
- She believes that this project will eventually change from industrial to office.
(+) Amy Neches - San Francisco Redevelopment Agency and Project Manager for the Rincon Point/South Beach Project
- Two of the 4 parcels are within redevelopment jurisdiction - one of the buildings is owned by the agency
- One Federal is an agency-owned building and it will be developed for 51 affordable housing units.
- One of the agency’s most challenging work is to provide affordable ownership of property.
- This project is an excellent opportunity to provide affordable ownership opportunity.
ACTION: Approved as amended by staff
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills
MOTION NO. 15057

28. 2000.078G (KOMETANI: 558-6478)
SPEAKER(S):
(+) Joel Yodowitz - Reuben and Alter

(-) Sue Hester
- The developer wants another tax brake.
- The site was approved as live/work and it is not being occupied as live/work.
- The tenants of this building are all business and not live/work.

ACTION: Continued to 6/1/00
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

29. 1998.967C (MILLER: 558-6344)
3132 - 23RD STREET, northeast corner at Shotwell Street, Lot 20 in Assessor’s Block 2628 - Planning Commission-mandated one-year review for compliance with conditions of approval of Motion No.14810 authorizing a CONDITIONAL USE to establish a PLANT NURSERY WITH ASSOCIATED RETAIL SALES in an RH-3 (House, Three-Family) District and a 40-X Height and Bulk District.
SPEAKER(S):
(+) Margarita Rodriguez Guzman representing the project sponsor Ms. Maria del Carmen Ramirez
- Ms. Guzman read a letter from Ms. Ramirez that stated that she believed that she had met all the requirements except for the parking variance. She would like to have until June to be able to meet this requirement.
- The information submitted against the nursery have been determined to be misleading.
- The reason why Ms. Ramirez did not comply with the variance was because she spent a lot of time negotiating with the landlord.
- There is a tent where the nursery is and there is a 75 watt lightbulb. There is also a patio that does not have a flood light.
(+) Lizette Fernandez - MEDA
- Her organization represented Ms. Ramirez last year.
- She started off as a very small business that expanded into a nursery.
- She developed a business plan and a bank approved her for a loan. Unfortunately, she wasn’t able to take the loan because she had gotten in debt of $20,000.00.
- Neighbors and businesses donated money for her to be able to pay off this debt.
(+) Lillian Bolter
- Last time the case was heard it wasn’t about how nice Ms. Ramirez was.
- There is a parking issue in the Mission District anyway.
(+) Patricia Diaz
- She visits Ms. Ramirez’ family regularly.
- She closes at the required time.
- Christmas lights are allowed in the neighborhood.
- The other lights are very limited.
- The parking issue could be related to the Cala Foods and Liquor Store near by.
(+) Asik Ali - lives on Shotwell Street
- He has lived in that neighborhood for 14 years.
- All the neighborhood is in favor of the nursery.
- The whole neighborhood has a problem with parking on top of sidewalks.
- There is one person who does not want to have the nursery there.
- This person against the nursery should come out and talk to the rest of the neighbors and this person will realize that everyone is in favor of the nursery.
(+) Antonio Diaz - PODER
- Support the continuing existence of the nursery.
- He has been working closely with the neighborhood.
- It’s important for them to support a neighborhood business that is attempting to beautfy the neighborhood.
- The nearby school has taken trips to the nursery to teach kids about plants and flowers.
(+) Richard Marquez - Mission Agenda
- This flower shop is only 5 blocks away from the Bryant Square project.
- There are many neighbors, non-profits and agencies in support of this nursery.
- He asks cordially to allow for a continuance for Ms. Ramirez to be able to run her family owned business.
(+) Oscar Grande - organizar with PODER
- He was born and raised in the Mission and Excelcior Districts.
- The lighting is related to Christmas lights
- The Mission is notorios for limited parking.
- There are over 500 supporters for keeping this nursery.
(+) Miguel Tamayo - neighbor
- The lighting issue is related to Christmas lights.
- He lives 3 blocks away from the nursery.
(+) Lisa Gonzalez
- She has spoken with several of the neighbors who don’t have a problem with the nursery.
- Condition NO. 9 - states that the shop should close at 7:00 and have always closd at this time. During Holloween, she called Mr. Miller to ask permission to stay open and there was an approval so long as there were no sales made. No sales were made.
- At another time, Ms. Ramirez and some guests were celebrating the approval of her nursery and still, no sales were made.
(-) Peter Jaques
- One of many people that don’t support this nursery.
- Several of the conditions have not been met.
- The nursery is covered by a blue tarp and he sees very little beauty in that.
(-) Sam Kowarskii
- He lives across the street from the flower shop. He has lived there since 1974.
- He wasn’t in agreement with having the nursery there but he decided to let it go for a year and conditions have not been met.
- He believes that if Ms. Ramirez didn’t comply with the laws, then why would Ms. Ramirez comply with the rules if there is an extention.
(-) Audrey Barrett - neighbor
- She would like to see the parcel remain zoned as residential since there is such a shortage of housing.
(-) Irving Rosenthal - Neighbors Against Business Expansion in Residential Zones
- The conditions have not been met throughout the whole year.
- It is a busy corner, cars are coming and going.
- He is alergic to a lot of traffic.
- When he first moved into the neighborhood, it was a quiet area.
(-) James Windsor - neighbor
- The conditions have not been met.
- There is a lot of cars on the sidewalk.
- Ms. Ramirez has even attempted to open a produce market.
- He is concerned about the tents, before there was only one, now there are more.
(+) Giovani Ramirez
- The lights were on at 7 before he closed.
- His family is just trying to make a living.
ACTION: Continued to August 17, 2000 to allow compliance with conditions of approval.
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

30. 2000.037C                       (MIRAMONTES: 558-6348)
531 DIVISADERO STREET, west side between Hayes and Fell Streets, Lot 6 in Assessor's Block 1204 -- Request for Conditional Use Authorization under Planning Code Section 145.2 to provide outdoor seating at the rear of a NEW ground floor restaurant called Herbivore on a site located within an NC-2 (Small-Scale Neighborhood Commercial) District and a 65-A Height and Bulk District. The proposal is to provide an outdoor seating area for 18 customers at the rear of a ground floor restaurant.
Preliminary Recommendation: Approval with conditions

SPEAKER(S):       (+) speaker’s name not understood

- Wants to have outdoor seating to his restaurant.
- He agrees with all the conditions in the report except for the heating lamp and hours of closure.
- He is not sure if he will install the heating lamp yet if the need arises he would like to be allowed to install them.
- He would like to have the hours extended.
ACTION: Approved with staff conditions
AYES: Theoharis, Antenore, Joe, Martin, Richardson
NAYES: Chinchilla
ABSENT: Mills
MOTION NO. 15058

31. 2000.281C (CHIN: 575-6897)
Preliminary Recommendation: Approval with conditions


SPEAKER(S):
(+) Jennifer Astis - representing Sprint PCS
- This complies with the WTS guidelines and the SF Municipal Codes.
(-) Tracy Hues - resident of Noe Valley

- Study after study points to cancer from these antennas.
- This antenna will be installed over a hospital. Antennas should not be installed in schools, hospitals, etc.
ACTION: Approved with staff conditions
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills
MOTION No. 15059

32a. 99.414C (BRESSANUTTI: 575-6892)
Preliminary Recommendation: Approval with conditions.
SPEAKER(S): None
ACTION: Without hearing, continued to 6/1/00
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

32b. 99.414V (BRESSANUTTI: 575-6892)
Preliminary Recommendation: Approval.

SPEAKER(S): None
ACTION: Without hearing, continued to 6/1/00
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

33. 1999.746C (BRESSANUTTI: 575-6892)               
360-10TH STREET, west side between Folsom Street and Harrison Street; Lot 9 in Assessor’s Block 3520 - Request for Conditional Use Authorization to allow the demolition of two dwelling units per Planning Code Section 803.5(b) and 233(a) and to allow construction of six new live/work units in the Industrial Protection Zone across the street from the Mixed Use Housing Zone per Planning Commission Resolution No. 14861, in the South of Market Service/Light Industrial/Residential (SLR)Mixed Use District and a 50-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions.
(Continued from Regular Meeting of April 27, 2000)

SPEAKER(S): None
ACTION: Continued to 5/25/00
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills


34. 2000.182C               (SNYDER: 575-6891)
291-293 DUBOCE AVENUE, southeast corner of Duboce Avenue and Market Street, Lot 58 in Assessor's Block 3534 -- Request for Conditional Use authorization under Planning Code Section 712.83 to install six flush mounted antennae (three facing south and three facing west) on the building's elevator penthouse approximately 50-feet above sidewalk grade in an NC-3 Use District and an 80-B Height and Bulk District. As part of the proposal, a base transceiver station would be installed within the building. The installation of the antennae and related equipment would be part of a wireless communication network operated by Nextel Communications.
Preliminary Recommendation: Approval with conditions.
(Continued from Regular Meeting of April 13, 2000)

SPEAKER(S):
(+) Molly Cails - Nextel Communications
- Site is needed to increase coverage in the area.
(-) Tracy Hues - Resident of Noe Valley
- There are studies (i.e. from the Marin Journal) that states that antennas are causing cancer.
- People do not want these antennas in their neighborhoods.
(-) Nancy Callaghan
- She lives at 191 Duboce Street which is a block away from the proposed antenna site.
- There is a scientific proof that these antennas are causing health problems.
- Would like to wait for the installations of antennas until there are more scientific evidence that these antennas are a health hazards.
(-) Eric P. Scott
- He is in opposition of this antenna.
- He believes that these antennas will be a hazards since there seems to be a lot of vandals in the area and he is afraid that people will want to protest by climbing these antennas.
(-) Annette Craig
- She grew up in this residential area.
- There hasn’t been enough research about the hazards of these antennas.
- Why does the antenna have to be installed on her street.
(-) Jody Moroh
- She is a cancer patient and lives on Guerrero Street and does not want these antennas installed in her neighborhood.
- The antenna will impede her recovery from cancer.
- She is very concerned about the long term exposure from the emissions of the antennas.
- She has lost loved ones to cancer.
(-) Gordon Winiemko
- Lives on Guerrero Street
- He was here last time there was a case related to antennas.
- He passed to the Commissioners a copy of the Martin Journal article on health.
- The city should be able to turn these cases down.
- Last time, there were 90 signatures that frequent the area that were in opposition.
- He would like the Commission to make a rule on this and deny the installation.
(-) Ryan Alan
- He works at Kinkos where this antenna is proposed to be installed.
- Everyone at Kinkos is opposed of this installation.
- There is a great deal of locals that are concerned.
- He works 40 hours a week working at Kinkos and he is worried about having these antennas all over the place.
- He would like Commission to vote against this.
ACTION: Approved with staff conditions
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla
NAYES: Richardson
ABSENT: Mills
MOTION NO. 15060

G. SPECIAL DISCRETIONARY REVIEW HEARING

At Approximately 5:00 p.m. 7:05 pm. the Planning Commission Convened into a Special Discretionary Review (Dr) Hearing. Procedures governing Special DR Hearings are as follow: DR Requestor(s) are provided with up to five (5) minutes for a presentation and those in support of the DR Requestor(s) are provided with up to three (3) minutes each. The Project Sponsor is then provided with up to five (5) minutes for a presentation and those in support of the Project are provided with up to three (3) minutes each. At the conclusion, each side (not each person) is provided with 2 minutes for a rebuttal. Those cases that are scheduled on this calendar prior to 4:30 PM, but have not been called or heard by 4:30 PM, could be continued to a later time or date as determined by the Commission.

 

35. 2000.235D (M.SNYDER: 575-6891)
175 BREWSTER STREET,east side between Esmeralda Avenue and Joy Street, Lot 12 in Assessor's Block 5577 -- Request for Discretionary Review of BPA No. 9924021 proposing to construct a single-family house on a vacant lot within an RH-1 (House, One-Family) District, a 40-X Height and Bulk District, and the Bernal Heights Special Use District.
Preliminary Recommendation: Do not take DR and approve the Building Permit application as submitted.

SPEAKER(S):
(+) Julie Andersen
- She has lived in the neighborhood since 1974.
- She bought a house at 190 Brewster Street
- The neighborhood is based on victorian homes.
- All the homes are complementary to each other.
- There are two completed homes and one in the process of being built.
- All the houses of the downhill side, follow the contour of the down hill.
- The proposed building would be too tall and is out of character with the rest of the homes.
- The road is exteremely narrow.
- There is limited parking.
- This would be the first building on the down hill slope and it will be very visible.
- She believes the owner that the top floor will not be made into a penthouse.
(+) Carey Davis
- lives at 159 Faith Street (corner of Faith and Brewster)
- Brewster street was a rural road.
- There has been a lot of work done on this neighborhood as a result, the area is becoming interesting to developers.
- The Bernal Heights Design Review Board has a long history of successful negotiations with designers and developers in an effort to retain the unique character of the nieghborhood.
- She is not opposing the project, she would like the suggestions of the BHDRB be acknowledged and reduce the structure by one floor.
(+) Doile McGallan
- He bought a home at 18 Joy Street about 30 years ago
- The houses at the street above are at most 2 stories tall.
- He doesn’t belive that a house of 3 stories should be constructed.
- He opposes the project completely.
(+) Terry Mill - member of the East Slope Design Review Board
- When the project sponsor came to this board with the proposal, the board asked for some changes to the plan.
- He thinks that there is inaccurate information that was given to the Commissioners.
- The project sponsor decided not to follow their advise.
(+) Jacque Marchant - member of the East Slope Design Review Board
- His issue is related to the landscaping particularly the trees and irrigation system that the city installed at taxpayers expense. The construction of this home will cause and has caused the death of many trees which were recently put it.
- Would like to have construction/building to be responsible for any damage done to the recently landscaped streets.
(+) Deb Coss - liveson Faith Street
- She is the current chair of the Bernal Heights East Slope Design Review Board
- She read a letter to the Commissioners where the vast majority of the neighbors signed a letter opposing this project.
(+) Paul Boden
- lives on Joy Street
- His house faces towards where this construction will be done.
- Construction will be a 6 story tall building.
- Many of the residents on that street, are part of the Design Review Board and have met with the project sponsor. There are strong oppositions to this concstruction.
- The report says that the construction will improve parking, yet he doesn’t have any space to park.
(+) Nicholas Yakovouski
- He owns a house near the construction site.
- He worked with the Design Review Board and they helped him design his house.
- The street is very narrow.

(+) Peter Shwabb
- The Design Review Board has helped many of the neighbors construct their homes and basically have guidelines in the construction of homes in the neighborood.
(-) Chad Hamilton - architect for the project
- The engineers’ seal is on the survey.
- He and his client met with neighbors,
- The project is on an undeveloped site.
- Most of Brewster Street are 3 story houses.
- The requestor’s home is 3 stories high.
(-) Joe Fung - property owner
- The construction is in full compliance with all the codes.
- This is just a single family home that he is building.
- He has provided parking space for two cars but can have 5 parking spaces.
- The construction is in compliance
(-) Tiger Wong
- He knows the property owner and completed an addition to his restaurant.
- Mr. Fung has complied with all the issues and codes.
(-) George Stang - he works in the Building Department
- Mr. Fung is a man of good integrity.
- He has helped in the construction of many low cost housing including schools.
- All he wants is a home for he and his family.
- Mr. Fung is not a developer, he is just a general contractor who wants to build his own home.
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

36. 2000.204DD (MEHRA: 558-6257)(KEYLON: 558-6613)
2690 BROADWAY, northeast corner between of Divisadero Street, Lot 002B in Assessor’s Block 0960 - Request for Discretionary Review of BPA No. 9913321, proposing to demolish an existing three-story, single-family residence and construct a new 3-story single-family residence in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve building permit application with modifications. Do not take Discretionary Review and approved project as revised.
(Continued from Regular Meeting of March 23, 2000)
SPEAKER(S):
(+) Ron Zep - owns 2563 Divisadero Street
- He is currently renovating his house and will be moving in with his family when it is finished.
- The property owner has a very large home with a small lot.
- The house is too tall particularly at the rear..
- The height of the home reaches 49 feet.
- Certain facts were omitted from the nieghbors.
- The Cow Hollow neighbors support taking a DR.
(+) Cyndy Yu - owns 2682 Broadway
- The laws in the codes are maintained for safety and keeping the quality of our environment.
- Would like to have the Commissioners help with finding a balance in this situation.
- This is not a neighbor to neighbor issue.
- Many neighbors are in opposition to this project.
(+) Matt Francois - Cassidy, Shimko and Dawson
- The proposed construction will cause blockage of light and air to Ms. Yu’s property.
- The design of the home is not in compliance with the rest of the homes in the neighborhood.
- Would like to modify the design of the home.
(+) Maryann Hubden
- She lives near the proposed construction.
- She will lose light to her house.
- The house has taken 11 feet of sidewalk.
- She can’t see up the hill, when she wants to take her car out of her garage.
(-) Alice Barkley - represents project sponsor
- Passed information and photo montages showing images of the proposed construction.
(-) Bernardo Linquieta - project architect
- The house will be built to be handicapped accessible.
- The design is of superior quality.
- There have been changes to the design (the height of the builing has been lowered, the bay window has been pulled back 2 feet, the penthousehoue has been reduced, the elevator lobby has been eliminated). These changes have reduced the mass of the building.
- They have been very respectful of the neighborhood and neighbors.
ACTION: Do not take DR and approve building permit with modifications
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
NAYES: Joe

ABSENT: Mills

 

37. 2000.201D                               (KOONTS: 558-6372)
318 KEARNY STREET, west side between Pine and Bush Streets, Lot 006 in Assessor’s Block 0269 -- Request for Discretionary Review of BPA No. 9919611, proposing to reverse conditions currently attached to the property (no outdoor tables on Belden Alley) in a C-3-0 (Downtown Office) District and a 50-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve building permit application subject to the conditions of approval included in the draft motion.
SPEAKER(S):
(+) Ray Bashow - representing Financial District Food Services
- He owns a restaurant called Spagetteria at 318 Kearny Street.
- He has 24 tables inside and 3 tables outside.
(+) Joseph Bashir
- The seating in his restaurant is limited.
- When he opened his restaurant he didn’t know about the conditions.
- He moved into this space about 9 months ago.
(-) Olivier Azancot
- He has had this restaurant for many years.
- Belden Lane used to be just a back alley.
- Belden became a tourist destination thanks to their hard work.

(-) Mrs. Kunio
(-) Be Picsa
- Former restaurant critic with the San Francisco Examiner
- Introducing a fast food operation to Belden place would be like putting a low end shop at Union Square.
(-) Pino Espinozo - Owner of Tiramisu Restaurant
- He has about 4,000 signatures in support of Belden Alley.
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

38. 2000.199D                               (FALLAY: 558-6367)
420 COLLINGWOOD STREET, west side between 21st and 22nd Streets, Lot 004 in Assessor’s Block 279 -- Request for Discretionary Review of BPA No. 9913273 proposing to replace the existing building with a four-story, two-family dwelling in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve building permit application as submitted.

SPEAKER(S):
(+) Lokelani Devone - Resident at 424 Collingwood Street
- There are about 82 neighbors who oppose this project.
- Neighbors support the DR requestor.
- The proposed project is too large.
- The developer has made some consessions.
- The streets are so narrow that parking is only allowed on one side.
(+) Jeannene Przyblyski - Resident at 414 Collingwood Street
- She lives 2 doors to the north of the proposed construction.
- The planner came to discuss issues with the neighbors.
- Concerns about light, air and privacy should be protected.
- Later on, the changes made by the planner were to be unreasonable.
(+) Sean Culman - Resident at 442 Collingwood Street
- He is a member of the Steering Committee of the Collingwood Hill Association
- They have asked for some changes just to match the image of the neighborhood.
- The planner agreed to these changes.
(+)Curt Holzinger - Architect for Ms. Devone
- He is an architect but also lives in the neighborhood.
- The project is terribly out of scale.
(+) Bill Barrett - Lives at 3957 22nd Street
- Lives in the neighborhood.
- The computer rendering showed doesn’t really show the impact the new construction will have on the rest of the houses.
- 2.3 stories is the average height of buildings in the neighborhood.
(+) Rae Leaper - Lives at 445 Collingwood Street
- The neighbors are not opposed to reasonable solutions.

(+) Larry Lensky - Lives at 336 Collingwood Street
- This buidling is disrespectful to the neighborhood.
- Proposition M is the law.
- Please reject building plans that are too large.
(+) Norm Leaper - Lives at 445 Collingwood Street
- He and his wife have lived there for 32 years.
- The street is in a quiet, middle-class neighborhood. It has a pleasant blend of homes which have been upgraded inside and out but that preserve the image of the neighborhood.
- Allowing this project to proceed, it would allow for the construction of an ugly structure that would destroy the charming image of this neighborhood.
(+) Diane Barrett - Lives at 3957 22nd Street
- Please consider two points: Prop M - established as a priorty policy that wxistig neighborhood character conserved and protected.
- There are elderly people
(+) Cynthia Kear - Lives at 457 Collingwood Street
- Has lived in the neighborhood for about 7 years.
- She is a member of the steering committee
- The association wants to express their opposition of the construction of this home.
- Many speakers had to leave because of appointments and previous engagements but all are in opposition of this construction.
(+) Eric Jaye - Lives at 414 Collingwood Street
- Virtually the whole neighborhood is present in opposition.
- They would like to reach an accommodation with the property owner.
- Would like to sit down with the property owner and reach a solution. They believe that they are close to reaching an agreement.
(+) Ed Merrill -
- The property owner has purchased two properties on the same block and therefore the intent is to make these properties developments. The property owner has no intent to live in these homes.
(+) Steve Nichelson - Sanchez Hill Neighborhood Association
- Does not live on Collingwood Street but supports the neighborhood associaton.
ACTION: Take DR and limit so it’s not to exceed 3 stories over garage
AYES: Theoharis, Antenore, Joe, Martin, Richardson
NAYES: Chinchilla
ABSENT: Mills

39. 2000.414D (BORDEN: 558-6321)
74 EAGLE STREET, east side between Yukon and Mono Streets, Lot 016 in Assessor's Block 2711 -- Request for Discretionary Review of BPA No. 2000011377'S', a proposal to add an approximately 34' long x 30' wide second story addition to the existing one-story, single-family dwelling. The facade will also be remodeled to accommodate the addition of a one-car garage inside the existing residence in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve building permit application as submitted.
SPEAKER(S): None
ACTION: Withdrawn

1050 IOWA STREET, west side between 23rd and 25th Streets, Lot 016 in Assessor's Block 4226 -- Request for Discretionary Review of BPA No. 9907699, BPA No. 9907700, and BPA No. 9907701, proposing to construct three buildings containing a total of 26 live/work units: Building A with ten; Building B with six; and Building C with ten, each building to be four stories and one mezzanine, in an M-1 (Light Industrial) District (Industrial Protection Zone) and a 40-X Height and Bulk District. The site is an odd-shaped (narrow and long) vacant lot. The project is set for a Mandatory Discretionary Review per City Planning Commission Resolution No. 14861.
Preliminary Recommendation: Take Discretionary Review and disapprove this proposal.
(Continued from Regular Meeting of April 13, 2000)

(Continued from Regular Meeting of April 13, 2000)
SPEAKER(S): None
ACTION: Without hearing, continued to 7/13/00
AYES: Theoharis, Antenore, Joe, Martin, Chinchilla, Richardson
ABSENT: Mills

Adjournment: 10:30 P.M.


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