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February 21, 2008

February 21, 2008

SAN FRANCISCO

PLANNING COMMISSION

Meeting Minutes

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, February 21, 2008

1:30 PM

Regular Meeting

COMMISSIONERS PRESENT: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

COMMISSIONER ABSENT: None

THE MEETING WAS CALLED TO ORDER BY PRESIDENT OLAGUE AT 1:42 P.M.

STAFF IN ATTENDANCE: John Rahaim – Director of Planning, Larry Badiner – Zoning Administrator, Amit Ghosh – Chief Planner, Scott Sanchez, Alicia John-Baptiste, David Alumbaugh, Brittany Bendix, Michael Jacinto, Joy Navarrete, Tim Frye, Aaron Hollister, and Linda Avery – Commission Secretary.

Commissioner Olague announced that President Alexander has resigned and his resignation has been accepted by Mayor Newsom as of February 15, 2008

A. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

The Commission will consider a request for continuance to a later date. The Commission may choose to continue the item to the date proposed below, to continue the item to another date, or to hear the item on this calendar.

1. 2007.1362X (D. DIBARTOLO: (415) 558-6291)

1145 MARKET STREET - south side between Seventh and Eighth Streets, Lot 044 in Assessor's Block 3702 - Section 309 Determination of Compliance to replace the existing copper cupola roof feature with a glass roof that would increase the height of this element by three feet at the top of this thirteen story office building. The project site is within a C-3-G (Downtown General Commercial) Zoning District and a 120-X Height and Bulk district.

Preliminary Recommendation: Approval with Conditions.

(Continued from Regular Meeting of February 14, 2008)

(Proposed for Continuance to February 28, 2008)

SPEAKER(S): None

ACTION: Continued as proposed

AYES: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

2. 2007.0781D (E. Oropeza: (415) 558-6381)

14 valencia street - west to west side between McCoppin and Market Street, in Assessor's Block 3503, Lot 003 - Mandatory Discretionary Review of Building Permit Application No. 2007.0615.4005 for the property at 14 Valencia Street (aka 1745-1755 Market Street) to maintain the operation of an existing Medical Cannabis Dispensary, d.b.a.  Ketama Cooperative. The subject building is a four-story mixed-use building with 51-dwelling units, all within the C-M (Heavy Commercial) District, the Market Street Special Sign District and a 105-E Height/Bulk District.

preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of February 14, 2008)

(Proposed for Continuance to February 28, 2008)

SPEAKER(S): None

ACTION: Continued as proposed

AYES: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

3. 2007.1233C (A. Ben-Pazi: (415) 575-9077)

805 Columbus Avenue - south-west side between Lombard and Greenwich Streets, Lot 047 in Assessor's Block 0074 - Request for Conditional Use Authorization to establish a real estate office, larger than the principally permitted maximum of 1,999 square feet, on the first floor of a mixed use building within the North Beach Neighborhood Commercial District, pursuant to Sections 722.53 and 722.21 of the Planning Code. The commercial space measures approximately 2,760 square feet and has never been occupied. No physical expansion of the existing building is proposed. This site is within the North Beach Neighborhood Commercial District, and a 40-X Height and Bulk District.

preliminary Recommendation: Pending

(Continued from Regular Meeting of February 7, 2008)

(Proposed for Continuance to March 20, 2008)

SPEAKER(S): None

ACTION: Continued as proposed

AYES: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

4. 2004.1245E (N. TURRELL: (415) 575-9047)
300 Grant Avenue
(aka 272 and 290 Sutter Street) - Assessor's Block 0287, Lots 013, 014 - Appeal of a Preliminary Mitigated Negative Declaration. The 10,500 square-foot project site is located at 300 Grant Avenue (aka 272-290 Sutter Street) on the northeast corner of Grant Avenue and Sutter Street in the Financial District neighborhood. The proposed project would involve the demolition of two buildings containing approximately 35,600-square feet of retail space and construction of an approximately 114,354 gross square foot, 12-story, 130-foot tall building containing up to 56 residential units, 15,000 square feet of retail space, and 34 to 40 off-street parking spaces. The retail entrance to the proposed project would be at the corner of Grant Avenue and Sutter Street, while the residential lobby entrance would be at the corner of Grant Avenue and Harlan Place. Access to the parking garage would be from Harlan Place off Grant Avenue. The site is zoned C-3-R (Downtown Retail) within an 80-130-F height and bulk district, and the Downtown Area Plan of the General Plan.

Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration

(Continued from Regular Meeting of December 6, 2007)

NOTE: On July 12, 2007, following public testimony, the Commission entertained a motion to uphold the Preliminary Mitigated Negative Declaration (PMND) by a vote of +2 -4, the motion failed. Commissioner S. Lee was excused. The Commission continued the matter to September 6, 2007 by a vote +5 -1,

(Continued from Regular Meeting of January 10, 2008)

(Proposed for Continuance to April 10, 2008)

SPEAKER(S)

Sue Hestor

- This project has been continued constantly and I question if it is really ready to be heard on April 10.

ACTION: Continued as proposed

AYES: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

5a. 2004.1245EKVX (J. MILLER: (415) 558-6344)

300 GRANT AVENUE (aka 272 and 290 Sutter Street) - northeast corner at Sutter Street, Lots 13 and 14 in Assessor's Block 287, in a C-3-R (Downtown Retail) District and an 80-130-F Height and Bulk District - Request for review under Planning Code ("Code") Section 309 of the construction of a new, 11-story mixed-use building containing approximately 43 dwelling units, approximately 15,000 square feet of ground- and second-floor retail space, and up to 40 off-street parking spaces in a two-level underground garage, requiring the authorization of exceptions to Code standards for height above 80 feet, building bulk, rear yard, and off-street parking, as well as the granting of Variances of Code standards for usable open space and dwelling-unit exposure.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of January 10, 2008)

(Proposed for Continuance to April 10, 2008)

SPEAKER(S): None

ACTION: Continued as proposed

AYES: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

5b. 2004.1245EKVX (J. MILLER: (415) 558-6344)

300 GRANT AVENUE (aka 272 and 290 Sutter Street) - northeast corner at Sutter Street, Lots 13 and 14 in Assessor's Block 287, in a C-3-R (Downtown Retail) District and an 80-130-F Height and Bulk District - Request for Variance of Planning Code standards for usable open space and dwelling-unit exposure in conjunction with the construction of a new, 11-story mixed-use building containing approximately 43 dwelling units, approximately 15,000 square feet of ground- and second-floor retail space, and up to 40 off-street parking spaces in a two-level underground garage.

(Continued from Regular Meeting of January 10, 2008)

(Proposed for Continuance to April 10, 2008)

SPEAKER(S): None

ACTION: Continued as proposed

AYES: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

B. COMMISSIONERS' QUESTIONS AND MATTERS

6. Commission Comments/Questions

· Inquiries/Announcements. Without discussion, at this time Commissioners may make announcements or inquiries of staff regarding various matters of interest to the Commissioner(s).

· Future Meetings/Agendas. At this time, the Commission may discuss and take action to set the date of a Special Meeting and/or determine those items that could be placed on the agenda of the next meeting and other future meetings of the Planning Commission.

Commissioner Antonini

- First, I want to thank Dwight Alexander for his service, time and effort on the Planning Commission for about four years.

- Second, we received a report from the Back Street Advisory Committee. It is a nice report.

- What I like about it is that it refers to actual businesses that are there and gives an opportunity to talk to them and get their perspectives to find out abut the issues are relevant, like the PDR situation.

- Third, there was an article in the Chronicle on Monday by John King that talks about parcels along Octavia Boulevard and that unfortunately the process is moving very slowly.

- I believe that these parcels were set aside mostly for affordable housing but have not been able to be redeveloped because the discussions are still going on at the Board of Supervisors as to the Market Octavia Plan.

Commissioner W. Lee

- Following up Commissioner Antonini's comments, I would like to request that Peter Cohen comes to the Commission and give a presentation on the Back Street report.

- I read in the Examiner that the African American community makes about $11,000 per year and I am concern that if they are working 40-hour weeks that violates the City's minimum wage law.

- One question that I would like Peter Cohen to answer is how he got those figures.

Commissioner Olague

- I would like to let you know that we are working now with the Mayor's Office of Economic Development to come in and give us some report on some of the industrial areas and economic analysis.

- And, we are working on bringing the Back Street Advisory Committee to present on that report.

Commissioner Moore

- Reading the Back Street report and visiting the Mission in a short number of days made the bulbs go on. I believe that we need to spend more time looking at that and in a little bit more detail.

- I think it is coming under the microscope and with the fresh eyes of Director Rahaim, we all have the ability to have an intelligent discussion and bring people to the table who can really add a little bit more reality of that working environment.

- This really raised my interest and it will be interesting to discuss that with staff.

C. DIRECTOR'S REPORT (Tape IA)

7. Director's Announcements

John Rahaim, Director

- From the staff perspective, I'd like to also thank Dwight Alexander for his service to the Commission.

- The Mayor announced today his preferred appointment for a new commissioner, Ryan Brooks. Of course that appointment would have to be confirmed by the Board of Supervisors as well.

- I am planning on taking two tours of the Mission within the next couple of weeks: (1) at the invitation of the Mission Economic Development Organization, and (2) with a group of property owners in northeast Mission.

8. Review of Past Week's Events at the Board of Supervisors and Board of Appeals

Larry Badiner, Zoning Administrator reported:

Rules Committee

A- Proposed initiative to ban new liquor stores within 500 feet of existing liquor stores, recreation centers, youth centers, and schools. Sponsored by Supervisor Sandoval. Forward to the Full Board without recommendation.

Scott Sanchez reported:

Board of Appeals

A- Search for Executive Director The job description was approved and forwarded to Human Resources to continue the search.

B- Rules Review Adopted new briefing schedule; they deferred on the item about whether or not a court reporter should continue to be required. Indicated that in the future they would have a series of meetings to discuss additional rule changes.

C- Budget Adopted. They have a requirement to do neighbor notification for each appeal in a 150-foot radius for every appeal and they contracted with Radius Services to have this work done.

D- Rehearing request for 1266b. Dolores Street The Board found that there was no new information.

E- 845 Hudson Avenue A building permit was issued to legalize the use when the interim controls for India Basin were not in effect. When this was heard, the interim controls were in effect and the Board found that they had no jurisdiction over this because a conditional use was required. Upheld the appeal and denied the permit.

9. (Tape IA) (S. SANCHEZ (415) 558-6326)

575 6TH STREET (FLOWER MART) - Informational item to discuss current status of uses at 575 6th Street (Flower Mart) and the Academy of Art University's future plans for the site.

SPEAKER(S)

Michael Burke, Academy of Arts University Representative

- This past weekend we offered to all existing tenants the opportunity to enter into a lease agreement that would provide three year terms with fixed rent if we purchase the Flower Mart.

- In order to net out the anticipated increases in property taxes, we would give the tenants 6 months of free rents.

- We have been working very hard with the Mayor's Office and Supervisor Peskin to address the Flower Mart issue. We would like to continue our discussions with them.

- I am hopeful that this matter will be finally resolved within the next week or so.

- I ask that you not take action today on items 12 and 13. We would be here next week since this matter is a standing item on the Director's Report.

Patrick McCann, Representing most of the tenants at the Flower Mart

- We received lease proposals and are having the lease attorney to take a look at them. There are a lot of holes in the lease that needs to be addressed as far as parking, property boundaries and side issues.

- At this point, it is a three year lease with a four months termination by the leaser.

Sue Hestor

- In reading this lease, it is absolutely silly. It is a straight commercial lease without the property description recognizing it as a Flower Mart.

- This is an appearance of compliance without the substance of compliance.

Patricia Vaughey

- The Commerce and Industry section of the Planning Code clearly states that as a policy of the City not to loose existing businesses and existing jobs. The City has legal basis to take this to court should the Academy of Arts try to do this.

Francisco Da Costa

- This matter has gone before some other committees and it is not understandable that an institution that is supposed to impart standards to students has thousands of violations all over the City. It is time to take a holistic approach to do the right thing.

John Bardis

- Questioned if the Academy of Arts has an Institutional Master Plan on file at the Planning Department. They should not even been operating.

ACTION: No Action is required of the Commission. Information only

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.

SPEAKER(S)

Francisco Da Costa

- Does the City mandate that we have an economic analysis? If it is relevant to the 30,000 affordable units in the pipeline, where can I find it?

- Also, where can I find a sound document on transportation done by this Department?

Hiroshi Fukuda, Coalition of Sunset Neighborhood

- Read a resolution from the coalition requesting the Board of Supervisors to make substantial changes to the Market-Octavia Plan to comply with Planning Code Section 302(d).

E. 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.

10. 2007.0879C (A. PUTRA: (415) 575-9079)

53 West Portal Avenue- east side between Ulloa and Vicente Streets; Lot 025 in Assessor's Block 2979A - Request for Conditional Use Authorization pursuant to Planning Code Sections 749.42, to legalize a change of use from a large fast food restaurant (formerly d.b.a. "Sabella") to a full-service restaurant (d.b.a.  Roti Indian Bistro ) within the West Portal Neighborhood Commercial District and 26-X Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of February 7, 2008)

SPEAKER(S): None

ACTION: Approved

AYES: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

MOTION: 17555

F. REGULAR CALENDAR

11. ( Tape IA ; IB) (A. JOHN-BAPTISTE: (415) 558-6547)

FY2008-09 Budget Proposal- review and POSSIBLE ACTION/recommendation OF THE DEPARTMENT'S WORK PROGRAM AND balanced BUDGET for FY2009 - The Planning Commission will review and consider action to approve the Department's proposed work program and budget for FY2009 with recommendations for approval by the Mayor and the Board of Supervisors.

Preliminary recommendation: Approve/Recommend the proposed budget and work program.

SPEAKER(S)

Lois Scott, Local 21

- We recommend the proposed budget. To achieve this General Plan support, labor needs to join with the community and the Commission to convince the Mayor and the Board of Supervisors of the necessity for a well functioning department.

Bernie Choden

- I recommend that the Board of Supervisors fund the long term general plan process and do it now.

ACTION: Approved

AYES: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

MOTION: 17556

Item 12 taken out of order and followed item 15

12. 2008.0131T (Tape IIA) (A. RODGERS: (415) 558-6395)

Ordinance amending the Planning Codeby amending Sections 102.2 to exclude specified accredited educational institutions from the definition of arts activities; amending Section 790.50 and 890.50 to clarify that certain institutions, including accredited educational institutions, in the Neighborhood Commercial Districts and Mixed Use Districts are required to comply with applicable provisions of the institutional master plans as set forth in Section 304.5; and making environmental findings and findings of consistency with the General Plan and priority policies of Planning Code Section 101.1.

SPEAKER(S)

Sue Hestor

- I am glad we are cleaning up the Planning Code because the Art definition has been a problem for many years. These are appropriate changes and should be passed.

ACTION: Approved

AYES: Olague, Antonini, S. Lee, Moore and Sugaya

ABSENT: W. Lee

RESOLUTION: 17557

13. 2008.0134T (Tape IIA) (A. RODGERS: (415) 558-6395)

Ordinance amending the Planning Code by amending Section 823 to prohibit educational institutions as defined in Section 890.50(c) in the Western SoMa Planning Area Special Use District; and making environmental findings and findings of consistency with the General Plan and priority policies of Planning Code Section 101.1.

SPEAKER(S): None

ACTION: Approved as amended by staff:

-It would repeal the interim controls that are currently in effect under ordinance 11-08 once this permanent control is adopted.

AYES: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

RESOLUTION: 17558

14. 2008.0014G (Tape IA) (A. HEITTER; (415) 558-6602)

690 MARKET STREET - the Chronicle Building is located at the northeast intersection of Market, Geary and Kearny Streets, Lot 6 in Assessor's Block 311 - Consideration of adoption of a resolution recommending approval on a proposal to designate the subject property as Category II (Significant) per Article 11 of the Planning Code. The subject property consists of two sections: a nine-story plus mezzanine office tower originally designed by Burnham & Root in 1887 and constructed in 1889-90, enlarged in 1905 by D.H. Burnham & co. and reconstructed in 1908 Willis Polk. An eight story addition was constructed in 2007. The property is within a C-3-O (Downtown Office) District and a 285-S Height and Bulk District. The property is currently undesignated and is not within a Conservation District.

Preliminary Recommendation: Approval

SPEAKER(S): None

ACTION: Without hearing, continued to March 13, 2008

AYES: Olague, Antonini, S. Lee, W. Lee, and Sugaya

ABSENT: Moore

Item 15 was taken out of order and followed item 11

15. 2007.1373D (Tapes IB; IIA) (B. BENDIX: (415) 575-9089)

169 DELTA STREET- on the east side between Tucker and Campbell Avenues; Assessor's Block 6202, Lot 046 - Request of Discretionary Review of Building Permit 2006.12.20.0218, to construct a new 3-story, single-family dwelling on a vacant lot. The property is located within an RH-1 (Residential, House, Single-Family) District with a 40-X Height and Bulk District.

Preliminary Recommendation: Take DR and approve the building permit application with modifications.

SPEAKER(S)

Katherine Faye Yumul, Discretionary Review Requestor

- The proposed project would have a major impact on my light and air. It would tower over my back yard.

- The owners are big property owners and developers and own a construction company.

- I believe they now live in a 4,000 square foot house at 1595 5th Avenue. I have a list and photographs of properties that they own in San Francisco.

- We have been very frustrated by the lack of cooperation by the developers throughout this process with no efforts to reduce impacts on the neighborhood.

- They opposed a meeting before the submittal of documentation for this project.

(-)Don Holloway

- These developers are building a mega home showing no regard for the surrounding neighbors and it is not consistent with the character of the block.

(-)James Kelliher

- We are concerned with the developer's insensitive treatment about our concerns for air, light and visual impacts to the neighborhood.

(-)Chin Lam

- I'm in support of the neighbors because the developers just want to make money and are not taking into consideration concerns of the neighborhood.

(-)Cindy Pang

- Project sponsor has been very uncooperative and our concerns have not been addressed. Also, many neighbors were not notified about this project.

(-)Diana Huang

- I'm in support of neighbor's concerns on the impact of sunlight and air. I ask you to reconsider the current plan proposal and modify it.

(-)Jack Keller

- You should place restrictions on the size and bulk of the proposed building to lessen impacts to the neighbors.

(-)Jacky Pang

- The shadow produced by the proposed building would affect most residential units in the neighborhood.

Helen Lam, Project Sponsor representative

- The project has been revised nine times in order to meet the Planning Code, design guidelines and to address most of the issues brought up by the requestor.

- We met twice with the neighbors and provided two shadow studies that indicated no major impact to the neighbor.

- We tried to resolve the issues from the requestor and the sponsor just wants to have a decent home and hopes that the project can go forward.

(+)Calvin Eng

- Our intention is to live there and this project would allow us to accommodate our family.

- We stopped going to the meetings because there was no compromise.

(+)Tommy Eng

- Our intention is to accommodate our family. We have spent a lot of time and money to do it.

(+)Peony Eng

- Our house is not that big and all we are trying to do is to accommodate our family.

(+)Mark Brannan

- This request should not be raised to the level of a discretionary review.

ACTION: Took Discretionary Review and approved the project per staff recommendations:

-No roof deck

-Requiring window expression that more closely resemble the 3-D renderings submitted at today's hearing

-Required a notice of special restriction (NSR).

AYES: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

16. 2007.1427D (Tape IIA) (S. PERDUE: (415) 558-6625)

158-160 FUNSTON AVENUE - east side between California and Lake Streets; Lot 031 in Assessor's Block 1372 - Request for Discretionary Review of Building Permit Application No. 2007.0618.4221, proposing to add a partial fourth story above a three-story, two-unit building within an RH-2 (Residential, House, Two-Family) District and a 40-X Height/Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the application.

SPEAKER(S): None

ACTION: Without hearing, continued to March 13, 2008

AYES: Olague, Antonini, S. Lee, W. Lee, and Sugaya

ABSENT: Moore

17. 2003.0527E (Tape IIA) (M. JACINTO: (415) 575-9033)

1000 16th Street - four parcels in the Showplace Square/Portrero Hill area, located at 1000 16th Street (Assessor's Block 3833, Lots 001, 002, and 003 and Assessor's Block 3834, Lot 001) - Public Hearing on the Draft Environmental Impact Report. The project involves construction of a 659,000 gross sq. ft. mixed-use project in three buildings on a vacant, 3.15-acre triangular site bounded by Hubbell, 7th and 16th Streets, including 425,000 sq. ft. of residential use (408 dwelling units), 15,000 sq. ft. of ground-floor commercial space, and 20,000 sq. ft. of production, distribution and repair space. The project entails construction of publicly accessible open space along an upgraded Daggett Street right-of-way bisecting the site, as well as a landscaped plaza at the corner of Hubbell and Connecticut Streets, which could accommodate a transit right-of-way and transfer station for future MUNI bus service. A two-level parking garage would provide 400 independently accessible parking spaces. The garage's lower-level entrance would be located on 7th Street and the entrance/exit to the upper garage would be on Hubbell Street. A separate entrance to the retail garage would be on 16th Street. Pedestrian entrances would be provided along 16th, Hubbell and Daggett Streets. Building heights would range from 55 to 85 feet. The project site is within an M-2 (Heavy Industrial) Zoning District, a 50-X Height and Bulk District and within the Eastern Neighborhoods planning area, which is the subject of a potential rezoning.

Note: written comments will be accepted at the Planning Department's offices until the close of business on March 10, 2008.

(Proposed for Continuance to April 10, 2008)

SPEAKER(S): None

ACTION: Public hearing to receive public comment only. No Action is required of the Commission.

18. 2005.0490E (Tape IIB) (J. NAVARRETE: (415) 575-9040)

3500 19th STREET - northwest corner of Valencia and 19th Streets - Appeal of Preliminary Mitigated Negative Declaration for the construction of a 5-story, 50-foot-tall building totaling approximately 29,829 square feet, with 17 dwelling units and about 2,852 square feet of retail space. The project site (Block 3588, Lot 012) is in the Valencia Neighborhood Commercial District and a 50-X Height and Bulk District. The project site is in the Eastern Neighborhoods Plan Area and is subject to the Housing/Mixed Use Guidelines. The proposed project would require a Conditional Use Authorization.

Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration

(Continued from Regular Meeting of January 31, 2008)

SPEAKER(S)

Martin Winderl

- In the City's response to the appeal, there are no numbers to know if the response is based on opinion or fact.

- The Planning Department has sent engineers and architects who work with numbers to arrive at a conclusion.

- I believe that if this project gets approved in its present form, the City does not offer concession and solutions to problems. I am entirely against this project.

Sue Hestor

- We have continuous problems with these environmental appeals because the Planning Department does not analyze on accumulative context.

- The Valencia Street corridor is the front line of the Mission. We have been transforming the housing stock and the pattern of who occupies the housing.

- How are we changing the context of the Mission?

(+)Phillip Lesser

- This corner has been a vacant lot for a long time and these people have been in the neighborhood and now they are reinvesting in our neighborhood.

(+)Ron Mallia

- This is exactly what the corridor needs.

(+)Tim Colen

- We endorse this project because the lot has been vacant for a long time and getting rid of a parking lot to have housing is a good addition to the neighborhood.

(-)Robert Kohler

- We submitted hundreds of letters in opposition to this project because of concerns about the size, scale and height on Valencia Street changing completely the character of the neighborhood.

(-)Whit Smith

- I'm concerned about the height of the project and asked the Department to make this project more consistent with the character of the neighborhood.

(-)Anthony Argelicola

- The impact of lost street parking, shadows, substantial increase in noise and dust during construction was not addressed efficiently by the EIR [Environment Impact Report.]

(-)Julie Ledbetter

- This is going to be a huge increase in density and Valencia Street is mainly residential in character.

ACTION: Negative Declaration Upheld

AYES: Antonini, S. Lee, Moore and Sugaya

NAYES: Olague

ABSENT: W. Lee

MOTION: 17559

19. 2005.0490C (Tapes IIB; IIIA) (T. FRYE: (415) 575-6822)

3500 19TH STREET - at the northwest corner of 19th and Valencia Streets; Assessor's Block 3588, Lot 012 - Request for Conditional Use Authorization pursuant to Planning Code Sections 303, 121.1, 726.11 and 161(j) to construct a five-story, 17-unit mixed-use development with a reduction in the parking requirement on a 10,000 square foot lot. The property is located within the Valencia Neighborhood Commercial District within a 50-X Height and Bulk District.

Preliminary Recommendation: Approve with Conditions

(Continued from Regular Meeting of January 31, 2008)

SPEAKER(S)

Project Sponsor

- Half of century of hard work gave Mr. Barrios the opportunity to buy this empty lot and build a mixed use project to bring families into the Mission as well as establish new businesses in the Valencia Street corridor.

- The final plans represent a unique environmentally sensitive project.

Fred Pollack, Architect

- Currently, the parking lot has two curb cuts and the new development would have only one, thereby increasing street parking.

- [Showed images of current pattern on Valencia Street to prove a pattern of increased height]

- The roof plan, in the court yard, steps down allowing better light and air on the back of the site respecting the rear yards.

(-)[No name stated]

- The height is not acceptable for this type of project.

(-)Julie Ledbetter

- Asked for a compromise to increase affordability of either an additional unit or to have the inclusionary set to 80% BMI.

(+)[No name stated]

- The height of this project is actually lower than what we are looking at in the Eastern Neighborhoods Plan and we already have a lot of affordable housing in the Mission.

(-)Robert Kohler

- I'm opposed to the project because it is out of character with the neighborhood.

(-)Anthony Argelicola

- I'm opposed to the project in terms of height, density and façade particularly on Valencia Street.

(+)Tim Colen

- We all agree that we need more affordable housing but there is not enough subsidy and funds. This project is doing what it can and it should be approved.

(-)Cindy Icke

- The height is out of character because most of the buildings are 2 or 3 stories and it would cast us in shadow.

(-)Whit Smith

- This project is not in keeping with the character of the neighborhood particularly the height of it.

(-)Leonid Oliker

- The size of the project is out of scale and character.

(-)James

- I request that you increase the setbacks to mitigate impacts on the neighbors' properties.

(-)Sue Hestor

- These units are going to be priced for an amount that most of San Franciscans can not afford.

- We are going to lose the character of the Mission and will not be able to walk and bike there.

(+)Mathew

- Reiterated that the project meets all the requirements, standards, zoning for open space, and the objectives of the General Plan for the City.

(-)Suzanne

- This project is going to increase traffic in an already congested traffic area.

ACTION: Approved as amended:

-Project Sponsor is to continue working with staff on design on 19th Street and Lapidge Street elevations

-Continue to receive comments from neighbors in the area on the design for both elevations.

AYES: Olague, Antonini, S. Lee, Moore and Sugaya

ABSENT: W. Lee

MOTION: 17560

20. 2007.0305C (Tape IIIA) (A. HOLLISTER: (415) 575-9078)

1042-1046 POST STREET - north side between Polk and Larkin Streets, Lot 008 in Assessor's Block 0692 – Request for Conditional Use Authorization to establish a large institution (Community Youth Center) which will exceed 2000 square feet and occupy the entire subject building. No physical expansion of the existing building is proposed. This site is within the Polk Street Neighborhood Commercial District, and a 130-E Height and Bulk District.

Preliminary Recommendation: Approval with Conditions.

(Continued from Regular Meeting of February 14, 2008)

SPEAKER(S)

Sarah Wan, Project Sponsor

- The mission is to empower Asian youth and their families by providing development through education, employment training, advocacy and other supportive services.

- Over the course of 38 years, we have expanded our programs and serve annually over 3,000 low income high need and at risk families.

- We are currently providing 19 programs in the area on behavioral health, education, intervention, leadership development and workforce development.

- We are only occupying the building partially and can not fully operate unless we get approval of the conditional use permit.

(+)Beverly

- This has been a vital resource for the community for the last 38 years and I hope it gets approved.

ACTION: Approved

AYES: Olague, Antonini, S. Lee, Moore and Sugaya

ABSENT: W. Lee

MOTION: 17561

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))

SPEAKER(S)

Sue Hestor

- Asked that next week's hearing during the discussion of Rules and Regulations that you consider the notices to the neighborhood because projects that fully impact neighbors do not send out notices and minor projects like adding a deck requires it.

- Also, staff's recommendations and plans are not available until a week before the hearing and do not give the opportunity to the public to be well informed.

Julie Ledbetter

- It is hard to make a case when coming to the Commission if we do not have all the information.

Adjournment: 7:06 P.M.

THESE MINUTES WERE PROPOSED FOR ADOPTION AT THE REGULAR MEETING OF THE PLANNING COMMISSION ON THURSDAY, March 13, 2008.

SPEAKERS: None

ACTION: Approved

AYES: Olague, Antonini, S. Lee, W. Lee, Moore and Sugaya

NOTE: Per Section 67.18 of the Administrative Code for the City and County of San Francisco, Commission minutes contain a description of the item before the Commission for discussion/consideration; a list of the public speakers with names if given, and a summary of their comments including an indication of whether they are in favor of or against the matter; and any action the Commission takes. The minutes are not the official record of a Commission hearing. The audiotape is the official record. Copies of the audiotape may be obtained by calling the Commission office at (415) 558-6415. For those with access to a computer and/or the Internet, Commission hearings are available at www.sfgov.org. Under the heading Explore, the category Government, and the City Resources section, click on SFGTV, then Video on Demand. You may select the hearing date you want and the item of your choice for a replay of the hearing.

 
Last updated: 11/17/2009 10:00:33 PM