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September 1, 2005

September 1, 2005

 

SAN FRANCISCO

PLANNING COMMISSION

Meeting Minutes

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, September 1, 2005

1:30 PM

Regular Meeting

 

COMMISSIONERS PRESENT:   Sue Lee; Dwight S. Alexander;  Michael J. Antonini;; Kevin Hughes; William L. Lee; Christina Olague

 

COMMISSIONER ABSENT:        Shelley Bradford Bell

 

THE MEETING WAS CALLED TO ORDER BY PRESIDENT SUE LEE AT 1:45 P.M.

 

STAFF IN ATTENDANCE:   Dean Macris – Director of Planning; Larry Badiner – Zoning Administrator; Tina Tam; Kelley Amdur; Michael Li; Ben Fu; Jonathan Purvis; Sara Vellve; Winslow Hastie; Irene Nishimura; Mathew Snyder; Adam Varat; Dan Sider; Linda Avery – Commission Secretary.

 

 

 

  • 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.         2004.1257C                                                                                      (B. FU: (415) 558-6613)

1026 Valencia Street - west side, between 21st and Hill Streets, Lot 004 in Assessor's Block 3617 - Request for Conditional Use authorization under Planning Code Section 726.43 and pursuant to Planning Code Section 303, to allow the establishment of a new ground floor large fast-food restaurant in the Valencia Neighborhood Commercial District with a 50-X Height and Bulk Designation, and in a Housing/Mixed Use overlay as designated by Planning Commission Resolution No. 16727.

            Preliminary Recommendation: Approval with Conditions

            (Continued from Regular Meeting of August 11, 2005)

            (Proposed for Continuance to September 8, 2005)

 

            SPEAKERS:     None

            ACTION:           Continued as proposed

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

 

 

2.         2002.0449E                                                                            (T. Chan:  (415) 558-5982)

375 Fremont Street - Certification of a Final Environmental Impact Report:  Subsequent to the publication of the Draft EIR, the project sponsor identified a new preferred alternative similar to Alternative B presented in the Draft EIR.  The preferred project, called Alternative D, is a 250-foot-tall, 28-story residential building of approximately 349,071 gross square feet (gsf) consisting of 225 dwelling units and about 217 underground parking spaces. One existing two-story building on the site, which totals approximately 46,500 gross square feet, would be demolished.  The 375 Fremont Street Hjul. Building, constructed in 1929, is a listed in four local surveys containing buildings that could be considered historic resources.  The project site is located about mid-block on the eastern side of Fremont Street in the block bounded by Folsom, Fremont, Harrison, and Beale Streets.  Vehicular access to the parking garage would be from Fremont Street on the northern side of the building.  Pedestrian access would be from a lobby facing Fremont Street.  The site is within the RC-4 (Residential/Commercial High-Density) district, and a 250-R height/bulk district. This site is within the newly adopted Rincon Hill Downtown Residential (DTR) District, which is awaiting final adoption by the Board of Supervisors. Should the Board of Supervisor adopt the propose Rincon Hill DTR, the proposed project would be in the new 85/400-R height and bulk district.

Preliminary Recommendation:   Certify the Final Environmental Impact Report.  Note: The public review period for the Draft Environmental Impact Report ended at 5:00 pm, January 6, 2005.  The Planning Commission does not conduct public review of Final EIRs. Public comments on the certification may be presented to the Planning Commission during the Public Comment portion of the Commission calendar.

                        (Continued from Regular Meeting of July 21, 2005)

(Proposed for continuance to September 15, 2005)

 

            SPEAKERS:     None

            ACTION:           Continued as proposed

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

 

             3.        2004.0916L                                                                        (M. SNYDER: (415) 575-6891)

900 INNES AVENUE - northeast side between Griffith and Winters Point Boulevard. Assessor's Block 4646 and Lot 007 - Request for Landmark Designation under Planning Code Sections 1004.1, 1004.2 as City Landmark No. 250.  The subject property is within an NC-2 (Neighborhood Commercial - Small Scale) District and a 40-X Height and Bulk District.

                        Preliminary Recommendation: Approval

            (Continued from Regular Meeting of August 11, 2005)       

            (Proposed for Continuance to September 22, 2005)

           

            SPEAKERS:     None

            ACTION:           Continued as proposed

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

 

            4.         2004.0545DDDDD                                                                (S. VELLVE: (415) 558-6263)

2707 LARKIN STREET - west side between Chestnut and Francisco Streets; Lot 003 in Assessor's Block 0477 - Requests for Discretionary Review of Building Permit Application No. 2003.06.22.7592 proposing to construct a one-story vertical addition above an existing three-story, single-family dwelling in an RH-2 (Residential, House, Two-Family) District and 40-X Height and Bulk District.

                        Preliminary Recommendation: Pending

                (Continued from Regular Meeting of July 28, 2005)

            (Proposed for Indefinite Continuance)

 

            SPEAKERS:     None

            ACTION:           Continued as proposed

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

 

B.         COMMISSIONERS’ QUESTIONS AND MATTERS

 

            5.        Commission Comments/Questions

Commissioner Antonini:

Re: Approval of Rincon Hill Plan both by the Planning Commission and the Board of Supervisors

-  Remembered that in their discussions, we seemed to indicate that priority be given to the improvements in Rincon Hill itself.

-  Not sure what action the Board of Supervisors dealt with, but it is a very important point.  He would like to know whether prioritizing was part of the final resolution

 

Re:  Presentation on Dwelling Unit merger.

 

                                    Larry Badiner – Zoning Administrator responded:

  1. Re. Rincon Hill: staff who is familiar with the details will do a presentation under Director’s Report next week.
  2. Dwelling unit mergers:  they have been linked with the Demolition policies.  He requested some guidance. Should they be kept together?  If we are going to keep together, October 6 is the first time we can bring something to you. 

 

Commissioner W. Lee:

Re: Supervisor Maxwell is sponsoring legislation regarding “Back Office Operations”

  1. He would like to have the status of this.
  2. Is there a committee forming about this?
  3. Is the Planning Department aware of this, or are we working with Sup. Maxwell?


Dean Macris – Director of Planning responded:

  1. He thinks there is a committee, but not sure about the title.
  2. There is staff tracking this.
  3. Will give an update later this afternoon.

 

Commissioner W. Lee:

  1. Would like a report next week because this is tied into the interim controls in the Mission and Eastern Neighborhoods.
  2. Thanked Director Macris for the memo he sent to the Department staff regarding performance goals.
  3. It will be helpful if the Commission is kept informed on a quarterly basis on the budget, hiring of all employees, and the number of backlogs.

 

Dean Macris – Director of Planning responded:

  1. On September 15 he plans to have a presentation on the Department Work Program and how it is reconciled with the budget.

Commissioner W. Lee:

  1. Are safeguards in place to prevent what happened at Department of Building Department?

 

Dean Macris – Director of Planning responded:

  1. We have been monitoring this issue since the previous incident and have consulted on several occasions.  We are checking just to make sure that we are doing all we can to prevent any incident like this in the Planning Department.

 

Larry Badiner – Zoning Administrator responded:

  1. We are looking at our procedures and are proposing some changes. 

 

Commissioner Hughes:

  1. Reminded all about the reason for the holiday on Monday and wished everyone a healthy and safe Labor Day.

 

Commissioner Alexander:

  1. What would be the cost to convert to electronic case files?

 

Dean Macris – Director of Planning responded:

  1. The Department is initiating a process analysis and hopes to get into this a lot deeper than we are right now.

 

Larry Badiner – Zoning Administrator responded:

  1. Had meeting with the computer analysis personnel.
  2.          DBI and Planning Department are working together to examine our computer systems and permitting process.

 

Commissioner Antonini:

  1.          Asked the Department for a presentation on what triggers the need for a permit? How much cost is involved?

 

C.         DIRECTOR’S REPORT

 

6.         Director’s Announcements

  1. Proposed September 15 for a presentation and update report on the Department’s Work Program and Budget.

-  Reported that we are near staff completion on a staff report on the Easter Neighborhoods and PDR.  Hope to get this out two weeks in advance and be able to hear the PDR analysis and recommendations on September 22.    

 

7.         Review of Past Week’s Events at the Board of Supervisors and Board of Appeals

 

            BoS:

  1. On August 9, 2005, the Rincon Hill Impact Fees were passed.  Presentation by staff next week.
  2. Tourist Hotel Conversion – passed at its first reading.  There was a [proposed] moratorium for 36 months; this was cut down to 18 months.
  3. Candlestick Cove Executive Park – At the Land Use Committee meeting of August 10, 2005, Supervisor Maxwell requested more formal site planning.  It will go back to the full Board on September 6.
  4. 800 Brotherhood Way – Preliminary Negative Declaration:  The Planning Commission upheld the negative declaration and approve the project for 182 units in May of this year.  Appealed to the Board, the Negative Declaration was upheld +8 –3, with Supervisors Daly, Sandoval and Markarini voting no.
  5. 110 Taylor Street – Approved as a landmark.

 

 

                        BoA:

  1. 120 Maynard Street – Demolition project.  Commission approved new construction on vacant lot and disapproved demolition.

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:

            Catherine Howard

            Re: Music Concourse

 

            Francisco DeCosta

            Re: Quality of life issues for the residents of the City of San Francisco.

 

            Jim Salinas

            Re: Union Workers without Health Insurance.

 

            Marilyn Amini

            Re: Three different sets of legislations coming before the Commission in September.

 

                           Commissioner Hughes:

  • Requested a status report on the Music Concourse landmark project and an explanation for why it has not been forwarded to the Board.

 

  • CONSENT CALENDAR

 

All matters listed hereunder constitute a Consent Calendar, are considered to be routine by the Planning Commission, and will be acted upon by a single roll call vote of the Commission.  There will be no separate discussion of these items unless a member of the Commission, the public, or staff so requests, in which event the matter shall be removed from the Consent Calendar and considered as a separate item at this or a future hearing.

 

8.         2004.1135C                                                                                 (T. TAM: (415) 558-6325)

100 PHELAN AVENUE - southwest corner of Judson and Phelan Avenues; Lot 002 in Assessor’s Block 3180 - Request for a Conditional Use authorization pursuant to Planning Code Sections 178, 209, and 303 to allow the expansion of an existing institutional use (Archbishop Riordan High School).  The proposal is to construct three, two-story classroom/lecture/ministry buildings in the existing interior courtyard areas on the south side of the school campus.  The property is in a RH-1 (D) (Residential, House, One-Family, Detached) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

                        (Continued from Regular Meeting of August 11, 2005)

 

            SPEAKERS:     None

            ACTION:           Approved

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

                        MOTION:           17080

 

9.         2005.0425C                                                                                   (M. LI:  (415) 558-6396)

524 Howard Street - north side between 1st and 2nd Streets, Lot 013 in Assessor’s Block 3721 - Request for Conditional Use authorization to establish a temporary surface parking lot for up to 52 vehicles. Pursuant to Section 156(h) of the Planning Code, the proposed use may be authorized for a maximum of two years, and is subject to short term parking requirements of Section 155(g).  The project site is currently vacant and is within the C-3-O(SD) (Downtown Office - Special Development) District and a 450-S Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of August 11, 2005)

 

            SPEAKERS:     None

            ACTION:           Approved

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

            MOTION:           17081

 

ITEMS 10a. – 10c. WERE REMOVED FROM THE CONSENT CALENDAR

 

10a.      2004.0297EKCVX                                                              (K. Amdur: (415) 558-6351)

535 Mission Street - south side between 1st and 2nd Streets, Lots 68 and 83 in Assessor’s Block 3721 - Adoption of a Mitigated Negative Declaration pursuant to CEQA and Request under Planning Code Section 309 for Determinations of Compliance and Request for Exceptions including: (1) an exception to the rear yard requirement as permitted in Code Section 134(d); and (2) an exception to ground level wind current requirements as permitted in Section 148; for the construction of a 34-story, 360-foot tall building containing up to 273 dwelling units, approximately 4,000 square feet of ground floor retail space, and up to 273 valet-operated parking spaces in a below-grade parking garage. Common usable open space for the dwelling units would be provided on the 2nd floor and in a rooftop deck, and many of the units would have private balconies.  The project also requires Conditional Use Authorization and a concurrent variance hearing before the Zoning Administrator regarding required dwelling unit exposure. The site is presently occupied by a temporary surface parking lot and is in a C-3-O (Downtown Office) District, and a 550-S Height and Bulk District.

            Preliminary Recommendation: Approval with Conditions

 

 

            SPEAKERS:    

            Victor Gonzalez, Representing project sponsor

  1. Asked Commission to approve the project.

                        Clark Manus, Architect for the project

  1. Gave an overall presentation of the project.

Bertram T. Kaufmann

  1. Asked the Commission to deny the variance application and condition the project.

Steven Aiello, Green Belt Alliance

  1. This is a worthily project that is well enough designed, is well enough located and has enough good stuff in it that it should have your seal of approval.

No name stated

  1. The approval of this project would allow young people the ability to get home ownership. Also, it will help to solidify a strong and diverse downtown.

                        Sue Hestor

  1. This is a very large building. It is the maximum allowable FAR.  You cannot get any larger than this.
  2. One of the issues on this project is huge amount of traffic.
  3. There is also no open space.

Ernestine Weiss

  1. We need more affordable housing in the City.

                        Joel Yodowitz

  1. It is a very attractive building
  2. It does provide substantial public benefits.
  3. It also provides substantial open space.

Francisco DeCosta

-  Concerned about the sewage in the area.

 

            ACTION:           Approved

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

            MOTION:           17082

 

  10b.     2004.0297EKCVX                                                              (K. Amdur: (415) 558-6351)

535 Mission Street - south side between 1st and 2nd Streets, Lots 68 and 83 in Assessor’s Block 3721 - Request for Conditional Use Authorization for dwelling unit density greater than 1 unit per 125 square feet of lot area, for the construction of a 34-story, 360-foot tall building containing up to 273 dwelling units, approximately 4,000 square feet of ground floor retail space, and up to 273 valet-operated parking spaces in a below-grade parking garage.  Common usable open space for the dwelling units would be provided on the 2nd floor and in a rooftop deck, and many of the units would have private balconies.  The project also requires determinations of compliance and exceptions pursuant to Section 309, and a concurrent variance hearing before the Zoning Administrator regarding Code-required dwelling unit exposure. The site is presently occupied by a temporary surface parking lot and is in a C-3-O (Downtown Office) District, and a 550-S Height and Bulk District.

            Preliminary Recommendation: Approval with Conditions

 

            SPEAKERS:     Same as Item 10a.

            ACTION:           Approved

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

                        ABSENT:          Bradford-Bell

                        MOTION:           17083

 

            10c.      2004.0297EKCVX                                                               (K. Amdur: (415) 558-6351)

535 Mission Street- south side between 1st and 2nd Streets, Lots 68 and 83 in Assessor’s Block 3721 - Request for a Variance from dwelling unit exposure requirements pursuant to the construction of a 34-story, 360-foot tall building containing up to 273 dwelling units, approximately 4,000 square feet of ground floor retail space, and up to 273 valet-operated parking spaces in a below-grade parking garage. Approximately 126 of the 273 dwelling units would not meet the requirements for dwelling unit exposure under Code Section 140. The Project also requires determinations of compliance and the granting of exceptions pursuant to Section 309, and Conditional Use Authorization for dwelling unit density greater than 1 unit per 125 square feet of lot area.  Common usable open space for the dwelling units would be provided on the 2nd floor and in a rooftop deck, and many of the units would have private balconies.  The site is presently occupied by a temporary surface parking lot and is in a C-3-O (Downtown Office) District, and a 550-S Height and Bulk District.

                        ZONING ADMINISTRATOR CLOSED PUBLIC HEARING AND GRANTED THE VARIANCE.

 

 

F.         REGULAR CALENDAR 

 

11.        2004.1078D                                                                           (J. PURVIS: (415) 558-6354)

2417 BRYANT STREET- east side south of 22nd Street; Lot 023 in Assessor’s Block 4151 - Request for Discretionary Review of Building Permit Application No. 2004.02.27.7308 proposing the addition of two full floors for two additional dwelling units to an existing single-family dwelling in an RM-1 (Residential, Mixed, Low-Density) Use District, and a 40-X Height and Bulk District.  

             Preliminary Recommendation: Take Discretionary Review and Approve with Revisions.

(Continued from Regular Meeting of July 21, 2005)

           

            SPEAKERS:    

            Theresa McPherson, Discretionary Review Requestor

  1. We concurred with the staff recommendations and analysis.
  2. We feel that this proposal is so expansive that it obviously should bring the property up to full compliance with the Planning Code.
  3. We preferred the project to be smaller.
  4. We have a strong interest that the proposed structure exhibits the character of the neighborhood.

                        Wendy Bardsely

  1. Would like the project to be smaller.
  2. This project would totally change her life.  It would deprive her of air, light and privacy.

                        Dave Dick

  1. In favor of Discretionary Review.

                        Sue Hestor

  1. Asked the Commission to seriously look at the staff recommendations and put real conditions on this project.

                        David Levy, Representing Project Sponsor

  1. With the rear structure in place, the project exceeds the planning code open space requirement by over 25%
  2. There is simply no planning code requiring the removal of the rear structure

                        ACTION:           Took Discretionary Review and approved per staff recommendations.

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

                                                                                   

                12.          2005.0728U                                                                               (A. VARAT: (415) 558-6405)

LELAND AVENUE URBAN DESIGN SERVICES - Resolution to contract work out to provide urban design services for Leland Avenue in Visitacion Valley.  The Planning Department has received a $75,000 grant from the Haas Jr. Foundation to hire a consultant for street design work to help revitalize Leland Avenue, a neighborhood commercial corridor in Visitacion Valley. 

Preliminary Recommendation: Approval

(Continued from Regular Meeting of August 11, 2005)

 

SPEAKERS:     None

                        ACTION:           Approved

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague

            ABSENT:          Bradford-Bell and W. Lee

 

            13a.      2004.1106CV                                                                          (J. Purvis: (415) 558-6354)

1360-1364 STEVENSON STREET - west side between McCoppin and Duboce Streets; Lot 073 in Assessor’s Block 3513 - Request for Conditional Use Authorization under Planning Code Section 215(a) to construct a four-story, five-unit residential building on a vacant lot within the C-M (Heavy Commercial) District.  A Rear Yard Variance is also sought and will be heard by the Zoning Administrator following the hearing on the Conditional Use.  The site is within the C-M District, and a 105-E Height and Bulk District.

                        Preliminary Recommendation: Approval with Conditions.

(Continued from Regular Meeting of July 21, 2005)

 

SPEAKERS:

Doug McDonald, Architect for the project.

  1. Gave a general description and overview of the project.

Sue Hestor

  1. What are these units going to cost?
  2. These are really large units. 
  3. Would any of these units be under a $1,000.000 dollars?
  4. How does this address the housing need for the City?
  5. Who can afford the units that are been built in this area at this scale?
  6. What is the square footage cost that they are anticipating?       

                        John Strickling, Property Owner

  1. Met with all neighbors and planning staff
  2. Project addressed all concerns that everyone expressed.          

                        ACTION:           Approved

            AYES:              S. Lee, Alexander, Antonini, Olague, W. Lee

            EXCUSED:        Hughes

            ABSENT:          Bradford-Bell

                                MOTION:           17084

 

            13b.      2004.1106CV                                                                           (J. Purvis: (415) 558-6354)

1360-1364 STEVENSON STREET - west side between McCoppin and Duboce Streets; Lot 073 in Assessor’s Block 3513 - Request for a Rear Yard Variance under Section 134(a) of the Planning Code to provide rear yard open space within an inner court and a rear setback as part of the construction of a four-story, five-unit residential building on a vacant lot within the C-M (Heavy Commercial) District and a 105-E Height and Bulk District.    

(Continued from Regular Meeting of July 21, 2005)

SPEAKERS:     Same as those listed for item 13a.

ACTION:           ZONING ADMINISTRATOR CLOSED PUBLIC HEARING AND HAS TAKEN THE MATTER UNDER ADVISEMENT.

 

14a.      2004.1326ACV                                                                     (W. HASTIE: (415) 558-6381)

144 King Street - north side, between 2nd and 3rd Streets; Assessor’s Block 3794, Lot 24 - Request for Conditional Use Authorization to construct an 11-story, approximately 130-room hotel, per Section 216(b)(i) of the Planning Code. The property is located within an M-2 (Heavy Industrial) District with a 105-F Height and Bulk limit.

Preliminary Recommendation: Approval with Conditions

 

SPEAKERS:     None

                        ACTION:           Without hearing, continued to September 8, 2005.

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

 

            14b.      2004.1326ACV                                                                       (W. HASTIE: (415) 558-6381)         

144 KING STREET - north side, between 2nd nd and 3rd Streets; Assessor’s Block 3794, Lot 24  - Request for a Certificate of Appropriateness, pursuant to Section 1006.2(b) of the Planning Code, for the demolition of a non-contributory building in the South End Historic District and the construction of a new 11-story hotel building. The property is located within an M-2 (Heavy Industrial) District with a 105-F Height and Bulk limit.

Preliminary Recommendation: Approve with Conditions

 

SPEAKERS:     None

                        ACTION:           Without hearing, continued to September 8, 2005.

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

 

            14c.      2004.1326ACV                                                                     (W. HASTIE: (415) 558-6381)                                                     (W. HASTIE: (415) 558-6381)                               (W. HASTIE: (415) 558-6381)                                                     

144 KING STREET - north side, between 2nd and 3rd  Streets; Assessor’s Block 3794, Lot 24 - Request for Floor Area Ratio (FAR), Bay Projection, and Parking Variances under Sections 124, 136(c)(2) and 151 of the Planning Code. The proposed hotel building would exceed the allowable FAR (which is 5 to 1), with a proposed FAR of 6.13 to 1. Two bay projections on the front elevation of the hotel would project approximately 4’-6” over the property line, while an angled corner bay would also project approximately 4’ at its deepest point. These proposed projections exceed the maximum three foot projection required by the Code. The proposed project would not include any off-street parking, although the project is required to provide eight off-street parking spaces. The property is located within an M-2 (Heavy Industrial) District with a 105-F Height and Bulk limit. Preliminary Recommendation:  Approval with Conditions.

 

SPEAKERS:     None

                        ACTION:           Without hearing, continued to September 8, 2005.

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

 

15a.      2004.1266CDZ                                                                   (S. VELLVE: (415) 558-6263)

301-323  14TH  AVENUE (aka 1301 Clement Street) - southwest corner of 14th Avenue and Clement Street, Lot 054 (formerly Lots 001, 004, 006, 053) in Assessor's Block 1446 - Request for Conditional Use authorization for a Planned Unit Development (PUD) pursuant to Planning Code Sections 209.3(j), 303 and 304 to demolish structures used as a religious institution (Congregation Beth Sholom), and the construction of new approximately 32,500-square foot, 40-foot high synagogue structures, requiring exceptions to the Planning Code's rear yard, front setback and parking requirements.

Preliminary Recommendation: Approval with Conditions

                        (Continued from Regular Meeting of July 28, 2005)

 

SPEAKERS:    

Jim Ruben, Representing Project Sponsor

  1. This project is categorically exempt from environmental review.
  2. There will be no change or impact on the neighborhood.

Stanley Sedowitz

  1. Gave an overall description of the design of the project.

Harrison Fraker

  1. Spoke in favor of the project.
  2. This project represents the very best in contemporary architecture for the City.
  3. The beauty of this project is the simple, yet, powerful composition.

Ernestine Weiss

  1. Respectfully asked the Commission to approve this project because the present synagogue is really decrepit.
  2. It needs to be replaced for its seismic conditions and is not ADA compatible.

Peter Jacobs

  1. Asked the Commission to have an environmental review on this project.
  2. I am not here to stop the good people of Beth Sholom from having a facility.  We simply believe it can be done within the context of the building code.

 

Rosemary Jacobs

  1. Presented a petition to the Commission of over 300 names of people from the immediate neighborhood asking the City to do an environmental study before  granting a building permit for this project.

Ron Miguel

  1. Pleased with the new design.
  2. Asked the Commission to approve the project.

Sandy Goldstein

  1. Our new facility has not been designed to induce growth.  It is designed to give us a new sanctuary that reflects the way we worship today and to secure our future.
  2.    We are seeking to rebuild our home now to support our Jewish community into the 21st. Century.

(Name is unclear)

  1. This new attractive building with an award winning design would be an asset to the neighborhood, making our street--24th Avenue--prettier than it is.

                   Mark Gunther

  1. Your action today would help to ensure that this institution would be there for people for decades to come.
  2. Asked the Commission to approve the project.

Francisco DeCosta

  1. In favor of project.

                        ACTION:           Approved

            AYES:              S. Lee, Alexander, Hughes, W. Lee

            NAYES:            Antonini and Olague

            ABSENT:          Bradford-Bell

                        MOTION:           17086

 

15b.      2004.1266CDZ                                                                    (S. VELLVE: (415) 558-6263)

323 - 14TH  AVENUE - west side between Clement Street and Geary Boulevard, Lot 054 (formerly Lots 001, 004, 006, 053) in Assessor's Block 1446 - Mandatory Discretionary Review under the Planning Commission policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2005.06.15.5144, proposing to demolish a 3-story, single-family structure currently used as a religious institution within an RH-3 (House, Three Family) Use District and a 40-X Height and Bulk District. The structure will be replaced by a new structure for Congregation Beth Sholom.

Preliminary Recommendation: Approval with Conditions

                        (Continued from Regular Meeting of July 28, 2005)

 

SPEAKERS:     Same as Item 15a.

ACTION:           The Zoning Administrator determined that Discretionary Review is exempt for valuation and not subject to Commission review.  However, the Commission did not take Discretionary Review and approved the demolition.

            AYES:              S. Lee, Alexander, Antonini, Hughes, W. Lee

            NAYES:            Olague

            ABSENT:          Bradford-Bell

 

15c.      2004.1266CDZ                                                                    (S. VELLVE: (415) 558-6263)

301-323  14TH  AVENUE - southwest corner of 14th  Avenue and Clement Street, Lot 054 (formerly Lots 001, 004, 006, 053) in Assessor's Block 1446 - Request for Zoning Reclassification to abolish a 35-foot long, 10-foot deep legislated front setback along the southeastern portion of the lot (formerly Lots 004 and 006) pursuant to Planning Code Sections 131 and 302. The elimination of the setback is being sought to allow construction of the new Beth Sholom Synagogue to the front property line. (An alteration to Block Book Map # 1446 in Volume 12 will graphically reflect the change, rather than the Zoning Map as indicated in previous notices).

Preliminary Recommendation: Recommend Approval to the Board of Supervisors

(Continued from Regular Meeting of July 28, 2005)

 

SPEAKERS:     Same as Item 15a.

                        ACTION:           Approved recommendations to the Board of Supervisors.

            AYES:              S. Lee, Alexander, Hughes, W. Lee

            NAYES:            Antonini and Olague

            ABSENT:          Bradford-Bell

RESOLUTION:   17087

 

16a.      2004.0374CR                                                                                (B. FU:  (415) 558-6613)

401 University Street - southeast corner of University and Bacon Streets, Lot 002, Assessor’s Block 5973 - Request for Conditional Use Authorization pursuant to Planning Code Sections 234.2 and 303 to install a wireless telecommunications facility consisting of three panel antennas and related equipment cabinet on a new 30’-0” high, 6.5” to 8” thick flagpole on a vacant Location Preference 1 lot as a part of Sprint’s wireless telecommunications network within a P (Public) Zoning District with a 40-X Height and Bulk Designation.

                        Preliminary Recommendation: Approval with Conditions.

 

SPEAKERS:

Javier De la Garza, Sprint PCS

-   In agreement with everything that is in the staff report and its recommendations. 

Peter Chau

  1. We are concerned with the impact to potential health and safety, and with radiation pollution in our very peaceful neighborhood.

Francisco DeCosta

  1. Sprint should explain why such antennas are placed close to childcare centers and schools.

Espanola Jackson

-  Asked the Commission not to approve this application.

                        ACTION:           Intent to disapprove.  Final language on September 22, 2005.

            AYES:              S. Lee, Hughes, Olague, W. Lee

            NAYES:            Alexander and Antonini

            ABSENT:          Bradford-Bell

 

            16b.      2004.0374CR                                                                                (B. FU:  (415) 558-6613)

401 University Street - southeast corner of University and Bacon Streets, Lot 002, Assessor’s Block 5973 - Request for General Plan Referral pursuant to 4.105 of the City Charter to install a wireless telecommunications facility consisting of three panel antennas and related equipment cabinet on a new 30’-0” high, 6.5” to 8” thick flagpole on a vacant Location Preference 1 lot as a part of Sprint’s wireless telecommunications network within a P (Public) Zoning District with a 40-X Height and Bulk Designation.

                        Preliminary Recommendation: Approval with Conditions.

 

SPEAKERS:     Same as Item 16a.

                        ACTION:           Intent to disapprove.  Final language on September 22, 2005.

            AYES:              S. Lee, Hughes, Olague, W. Lee

            NAYES:            Alexander and Antonini

            ABSENT:          Bradford-Bell

 

 

 

17.        2003.0672EC                                                                     (I. NISHIMURA:  (415) 558-5967)

5800 Third Street Residential and Commercial Mixed-Use Project- Appeals of Preliminary Mitigated Negative Declaration - The proposed project would consist of construction of a residential and commercial mixed-use development after demolition of a defunct bottling plant facility at 5800 Third Street (Assessor’s Block 5431A, Lot 001), at the southwest corner of Third Street and Carroll Avenue in the Bayview neighborhood.  The project would include 355 multi-family residential units in four buildings, 13,000 gross square feet (gsf) of ground floor retail space in two of the buildings that would be along Third Street, and 379 off-street parking spaces in the four buildings. The four buildings would total 641,920 gsf in size, ranging in height from 50 to 60 feet tall (four to five stories) and would be built around a central plaza and a private driveway with two visitor loading spaces, with access from Carroll Avenue.  Sixteen surface parking spaces for the retail uses would be provided on the south side of the project site, with access provided from a right-turn-only driveway on Third Street at the southern boundary of the site.  Twenty surface parking spaces for visitors would be provided along the central private driveway.  Currently, the 5.75-acre site is occupied by a three-story, 103,000-gsf closed Coca-Cola bottling plant constructed in 1966, which would be demolished. Current use of the site is temporary parking of moving company trucks and charter buses.  The site is within an M-1 (Light Industrial) District, the Third Street Special Use District (SUD), a 65-J Height and Bulk District, and the proposed Bayview Hunters Point Redevelopment Projects and Zoning Health Center Activity Node.  The proposed project would require Conditional Use Authorization by the Planning Commission for residential units in an M-1 District and for a Planned Unit Development.

preliminary Recommendation: Uphold the Issuance of the Proposed
Amended Mitigated Negative Declaration.

               (Continued from Regular Meeting of August 11, 2005)

 

SPEAKERS:    

Jim Ruben, Representing Project Sponsor

- Supports and endorses the negative declaration.  The CEQA review is reliable.

                       Mary Ann Miller

                       - Supports the negative declaration.

                       ACTION:            Negative Declaration Upheld

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

               MOTION:           17088

 

            18a.      2003.0672C                                                                       (M. Snyder: (415) 575-6891)                                    

5800 Third Street - currently occupied by the vacant Coca Cola facility, southwest corner of Third Street and Carroll Avenue, Lot 001 in Assessor’s Block 5431A - Request for Conditional Use authorization to allow dwelling units in an M-1 District. Under Planning Code  Sections  303  and to allow a Planned Unit Development under Planning Code Section 304. Exceptions to the limitation on density (Planning Code Section 215) and the rear yard requirement (Planning Code Section 134) are being requested under the Planned Unit Development.  The Proposal is to demolish the existing facility and surface asphalt and construct a new development that would include four buildings with up to 343 dwelling units, approximately 13,000 square feet of ground floor commercial / retail space, up to 387 off-street parking spaces, and up to three off-street freight loading spaces.  The buildings would be between 50-feet and 65-feet tall.  The subject property is within an M-1 (light Industrial) District, the Third Street Special Use District, and a 65-J Height and Bulk District. 

            Preliminary Recommendation:  Approval with Conditions

                        (Continued from Regular Meeting of August 11, 2005)

 

 

 

SPEAKERS:    

Jim Ruben, Representing Project Sponsor

  1. Asked the Commission to approve the project.

Rick Cristiani, Architect for the project

  1. Gave an overall description of the project.

Angelo King

-  This project is good, and he would like to see it move forward

                        George Davis

  1. This kind of project is just right and fair.  It is something good for the community.

  Dorothy Peterson

  1. We need the economic development.
  2. We need the housing and the jobs in our community.

                        Aureliuos Walker

  1. Spoke in favor of the project.

                        Bob Lee

  1. Supports the project.

                        Linda Richardson

  1. Hopes the Commission approves this project.
  2. This project means a lot to the community.

                        Dan Dodt

  1. This development is a fine example of the kind of mixed use, well designed, community sensitive development that supports and reflect the twenty year history of planning for the revitalization of the Third Street Corridor.

                        Joe Bass

  1. This project is customized to the needs of the community.

                        Mary Ann Miller, San Francisco Tomorrow

  1. Totally delighted to endorse this project.  It is the kind of thing that her organization has been waiting for.

                        ACTION:           Approved

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

               MOTION:           17089

 

            18b.      2003.0672CK                                                                    (M. Snyder: (415) 575-6891)

5800 Third Street - currently occupied by the vacant Coca Cola facility, southwest corner of Third Street and Carroll Avenue, Lot 001 in  Assessor’s Block 5431A - Request for a determination regarding the significance of net new shadow on Bayview Playground caused by the construction of a residential development that will include four buildings that will range between 50-feet and 60-feet tall.

Preliminary Recommendation: Determination that the net new shadow will not be significant or adverse.

 

SPEAKERS:     Same as those listed for item 18a.

                        ACTION:           Determined that the net new shadow will not be significant or adverse

            AYES:              S. Lee, Alexander, Antonini, Hughes, Olague, W. Lee

            ABSENT:          Bradford-Bell

               MOTION:           17090

6:00 P.M.

 

19.        2005.0524T                                (D. SIDER: (415) 558-6697 S. DENNIS: (415) 558-6314)

BETTER NEIGHBORHOODS PLUS TEXT AMENDMENTS   - Consideration of an Ordinance [Board of Supervisors File Number 050601] which would establish a “Better Neighborhoods Planning and Implementation Process” by (a) adding Chapter 36 to the Administrative Code in order to set forth uniform procedures for developing comprehensive neighborhood plans, (b) amending Administrative Code Section 3.4 to provide for integrated budget documents, and (c) adding Section 312A to the Planning Code regarding discretionary review for projects located within plan areas.

Preliminary Recommendation: Commission Holds Public Hearing

(Continued from Regular Meeting of July 14, 2005)

NOTE:  On August 4, 2005, following public testimony, the commission president directed that this itEm be calendared for discussion at all commission hearings through september 15, 2005—with possible action on september 15, 2005.

 

speakers:

Espanola Jackson

  1. Did have not knowledge of this legislation until 2 weeks ago.
  2. There has not been enough public notification about any developments in the Bayview-Hunters Point.

Francisco DeCosta

  1. There are many loopholes in this legislation.
  2. There has not a meaningful outreach with a meaningful dialogue with all the communities.

Bernie Choben

  1. Opposed to ordinance.

No Name stated

  1. Opposed to ordinance.

Dick Millett

- Opposed to ordinance.

               Joe Bass

               -  Opposed to ordinance.

               RaeDoyle

  1. Requested an extension so the members on her organization can review this.

                        Jeffrey Leibovitz

                        - In favor of ordinance

                        Penelope Clark

  1. In essence, the future better neighborhood use of this is to facilitate new transit corridor neighborhoods.  Perhaps to move them from the protection of the current planning code and place them in the better neighborhood programs.

                        Kathy Devencenzi

                        -  The measure as drafted needs major revisions.  It is highly flawed.

                        Mary Ann Miller, SPEAK

  1. Public needs to know about the scoping of this legislation.

                        Denis Antenore

  1. Thanked the Planning Department’s staff with helping them with outreach to the public.  They have done a competent job.

   Hiroshi Fukuda

   - Opposed to ordinance.

               Mark Solomon

               -  Opposed to ordinance.

               Milton Gaines

               -  In favor of ordinance.                                                                                                         

               George Williams

               - There will be an ample community outreach program at the beginning of this process.

               Sue Hestor

  1. This legislation needs a lot of changes.  But if there is one she would change or get rid of it would be the title “Better Neighborhoods.”  It is a confusing title.

                        Marilyn Amini

  1. Handed in a letter from Judy Berkowitz, requesting from the Board of Supervisors an extension of time for review.

 

ACTION:     Public Hearing closed for tonight only.  Public hearings will continue on 9/8 and 9/15/05.  No Action.

 

 

G.         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:

                         Sue Hestor

             Re: Better Neighborhoods scheduling.

 

 

Adjournment:   8: 30 P.M.

 

THESE MINUTES ARE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, October 27, 2005.

 

SPEAKERS:                 None

ACTION:                       Approved

AYES:                          S. Lee, Antonini, Bradford-Bell, Hughes, Olague, W. Lee

ABSENT:                      Alexander

 

 

Last updated: 11/17/2009 10:00:17 PM