NOTE: On July 24, 2003, the Commission continued this matter indefinitely. Subsequently, this item was re-advertised to August 21, 2003.
(+) Lieutenant Colonel Betty Love- Project Sponsor - Salvation Army
- They determined that a community center at this location would benefit a 6-block radius in the tenderloin.
- It is with a great deal of pleasure that the organization presents this project.
(+) Bob Herman - Herman and Collar Architecture
- The development will be located at the southern edge of the tenderloin and the southern edge of the historic district.
- The design of the building had to be modern but maintain the historical nature of the neighborhood.
- The composition of the building honors the past, yet has modern material.
(+) David Villa-Lobos - Community Liaison to South of Market and City Hall
- There have been many projects that he has opposed in this area, but he is in favor of this project for various reasons.
- The Salvation Army has always been responsible and is always trying to improve the quality of life in the Tenderloin.
(+) Bob Starzel - The Salvation Army Advisory Board
- He lives in San Francisco and is proud to be on the advisory board of the Salvation Army.
- This project will provide an opportunity to build lives.
- This project will bring improvement to the City.
(-) David Baker
- Various times he has complained about the appropriation of office space on the site, the conversion of shelter space to a youth hostel and the inefficiently of the organization to keep the area clean.
(+) Sam Houston
- The Salvation Army has made every attempt to find housing for the residents that were displaced.
- The organization has a rich tradition in the City.
- He has seen the teen at the summer camps and they are always joyful. This makes youth better citizens.
(+) Jennifer Aarons
- She is a youth worker for the Salvation Army.
- She is the person who takes children and youth pass sex shops and drug dealers in order to take them bowling because they do not have a sports program.
- She is very excited about this project because people have requested these types of services, especially a swimming pool.
- She urges the Commission to support this project and support children and youth.
(+) Mary Lou Harris
- She lives on Turk Street and is very much in support of this project.
- She is only concerned about the noise in the neighborhood.
ACTION: Approved as Amended: Construction hours are M-F from 7:30 a.m. to 5:00 p.m.
AYES: Antonini, Bradford Bell, Boyd, W. Lee
ABSENT: Feldstein, Hughes, S. Lee
19b. 2002.1301CV (M. LUELLEN: (415) 558-6478)
20. 2003.0090C (D. SIROIS: (415) 558-6313)
3953 24TH STREET - south side of 24th Street, between Sanchez Street and Noe Street, Lot 032 in Assessor's Block 6508 - Request for conditional use authorization pursuant to Planning Code Sections 728.39 & 161(j) to demolish an existing single-family dwelling and to construct a four-story (plus basement) mixed-use building without the required one off-street parking space. The proposal includes six senior dwelling units on the upper three floors and approximately 2,400 square of retail space in two separate commercial units. The project site is located in the 24th-Street, Noe Valley, Neighborhood Commercial District in a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
Re: Request for Continuance
Lynne Lombardo - Jersey Street Neighbors for Responsible Growth
- This project is an extremely bad precedent for this neighborhood.
- She would like to have all the Commissioners present to make decisions on this project.
- She received the plans for this project about one week ago and she needs more time to analyze this.
Claire Pilcher - Friends of Noe Valley
- She is also concerned about the entire 24th Street corridor
- She has not even seen the plans.
- They really need more time to discuss the issues.
- She attended the meetings on this project and saw the plans, pictures, etc.
- The project sponsor has made many revisions to this project.
- The building that is coming down is obsolete but the building that will replace it should match the character of the neighborhood.
- She does not agree to a continuance request because nothing can be changed if the project does not get started.
Peggy Lenartowicz - Jersey Street Neighbors for Responsible Growth
- She just received the plans less than one week ago.
- The new plans are incomplete.
- There are about 900 signatures throughout Noe Valley and the City of San Francisco who are opposed to the project.
- A continuance is desperately needed.
- Representatives of Noe Valley and other neighborhood organizations who are not here asking for a continuance.
- There are a lot of people who just do not like this project.
- He hopes that the Commission will hear this project because the project sponsor has done all they can to accommodate the issues and requests from the neighbors.
Paul Catis - East and West Castro Street Improvement Club
- There are a lot of items that need to get "ironed" out so a continuance is appropriate.
Re: Merits of the Case
(+) Lou Blazej - Project Sponsor
- He displayed a photograph of the current location and the proposed structure.
- He and the Project Sponsor have done their best to meet the concerns of the neighbors.
- There will be six residential units, more retail space, no new curb cuts, metered parking, etc.
(-) Paul Kantus - East and West of Castro Improvement Club
- This building is a four story building on a two story building block.
- This project will set a present for anyone who will want to tear down a home and build a huge building
- This building is too tall.
(+) John Brunn - Friends of Noe Valley
- They are unanimously opposed to this project and hopes that the Commission will listen to the desires of the neighborhood.
(-) Peggy Lenartowicz - Jersey Street Neighbors for Responsible Growth
- The design that is currently being presented to the Commission, she received only about one week ago.
- They are very adamant about having the top floor removed, set back or no set back.
- This project is going to present a negative impact on the neighborhood.
- They are asking for preservation of their neighborhood.
- A healthy neighborhood is very important.
(-) Steve March - Jersey Street Neighbors for Responsible Growth
- He lives on Jersey Street.
- This project is not in keeping with the character of the neighborhood.
(-) Lynne Lombardo - Jersey Street Neighbors for Responsible Growth
- She is mostly concerned about the height and bulk of the building.
- She displayed photographs showing the impact the building will have on the adjacent homes and the neighborhood as a whole.
- They want a well-designed building. They are not fighting that.
(-) Yvonne Borg - Jersey Street Neighbors for Responsible Growth
- She lives on the backside of the proposed project and does not support it.
(-) Anastasia Yovanopoulos - Friends of Noe Valley
- She lives in the area.
- This project will be an eye sore.
- The project sponsor is not respecting the wishes of the neighbors.
- They want the top taken off.
(-) Ean Yovanopis
- Noe Valley has always been known as a very "wonderful community."
- This area makes it different than any other places in this country.
- Part of the beauty is the sense of community and the buildings.
- This project is just too big and out of scale.
(-) Amalia Ahruia-Hartwell - Friends of Noe Valley
- There should be restrictions on the residents of this structure.
- Many of the neighborhood associations of the area are against this project.
- The first picture that the developer presented is really what was intended. There has not been much change done to the design.
(+) Tom McDonough
- Cities are about density.
- The building will be close to a major transit corridor.
(+) Jeremy Paul
- He is a neighbor and knows that the building to be demolished is a place that needs to be addressed because it is an eyesore.
- He is strongly in favor of this project.
(+) Elise Langer
- She is concerned about how traffic will be enforced.
- What will prevent them from having one or more cars? Where will they park?
- She requested a condition requiring developers to provide parking at another location, prevent public access from the back for security, privacy and noise.
- She also requested that the Planning Commission authorize residential parking permits on three blocks of Jersey, Church, Sanchez, Noe and Castro. This would mitigate the impact on parking.
(-) Stephen Jane - Jersey Street Neighbors for Responsible Growth
- He lives on Jersey Street.
- He is opposed to the design plans because they don't show dimensions and don't show the height at all.
- The Commission cannot evaluate accurately the impact of a building until there are design drawings that accurately show the height of all the existing structures that surround the buildings and that accurately show dimensions.
- He asked the developer to provide a diagram showing the relationship between the proposed building and the buildings on Jersey Street and they did not provide this to them. The information on the story pole showing the height was not provided to them either.
(+) Brandon Mere - Painting Contractor
- The project will have a Victorian facade with pleasant color schemes and top quality materials inside and outside.
- The construction will fit the surrounding neighborhood.
- The buildings are 40 feet tall.
- He thinks that the Project Sponsor should be commended for providing senior housing in such a desirable neighborhood.
(+) Terry McJagger
- He has worked for the construction developers for the last six years.
- He knows that the contractor does first class projects.
(+) Cathy Sherette
- She is a realtor but she does not stand to profit from her statements.
- It is important to build better communities.
- This is an opportunity for senior housing.
- Change will be the future of 24th Street.
(+) Jason Lie
- He comes to 24th Street about three times a week.
- He is an owner of a hardwood floor company.
- He is speaking on behalf of he and his staff who are in support of this project.
- He has been working with the Developer for a number of years
(+) Mike Cassidy
- He has worked on a lot of projects in the area.
- He realizes that the area has heavy traffic.
- Because of the elevation of the home, and if one is standing on the roof of the project, the roof tops of the homes appear as if they were all the same elevation.
(-) Clara Filter
- She has belonged to Friends of Noe Valley since 1971 after she lost a Planning battle by one vote and was told it was because they were not organized.
- She is worried about the precedent this project will create in the area.
- If everyone involved had been at the three meetings with the Friends of Noe Valley, seen what is being presented today, there would be a lot less to talk about tonight.
- They were never shown these new facades or modifications.
(+) Carol Deny - President of Noe Valley Merchants Association
- When this project started they were unhappy with a number of Issues, they were unhappy with the design specifically.
- They just want to make sure that designs in Noe Valley follow the Residential Design Guidelines.
- They are very happy with the Victorian design.
- The other issue that the Merchants have is that they actually wanted the parking and they were convinced by Friends of Noe Valley that it would be much better for the neighborhood, for walking on 24th street, if they gave in on the issue of parking.
- As far as he is concerned, the design that they saw this week met with satisfaction of the Merchant Association, and they are very happy with the response they got from the builder.
(+) Phil Smith
- He lives on the Peninsula.
- He thinks this is a good project for the area because about 30% of his annual work is in Noe Valley.
- The contractor working on this project gives a lot of attention to detail.
(+) Eileen Long
- She lives a few blocks East of Noe Valley and she shops on 24th Street most days of the week.
- Bell market has been her Supermarket for over 15 years.
- She is concerned for the 24th street project because there has been a lot of work done.
- Many other buildings are over 30 feet.
- She urged the Commission to vote favorably.
(+) Joe O'Donaghue - Residential Builders
- People seem to think that what is big is ugly.
- This project sponsor in this instance is putting as much incredible attention to detail In the rear of the building as he is on the front of the building.
- When one looks out the window, one will mostly see a beautifully designed building from the rear. As well as obviously what would appear from the front.
(+) Rodrigo Santos - Structural Engineer
- His firm was asked to do a structural investigation of the [existing] building.
- He made the investigation on observations and testing.
- He found it is not only a blight but structurally unsound building.
- It is made out of all bricks with practically no mortar.
- The framing is 2 by 8 framing.
- There is no structural element in that building according to code.
- He is suggesting a complete demolition of the building and replacement with an architecturally well thought out structure. And that is what has been presented by the project sponsor.
(+) Drake Gardner - Principal Designer
- When he initially designed this project, he went full envelope allowed by the Planning Code, including parking.
- He went with a modern design. He always tries to integrate in the community if he can.
- Although we're modernists, we are quite able to do traditional buildings.
- He presented this project to the community and got a lot of feedback.
- It became apparent that the height and bulk were going to be an issue, the style was going to be an issue. So they had to rethink the project.
(+) Lou Pine
- He has worked in the lighting industry in San Francisco for 19 years.
- He deals with all sorts of builders.
- His comments are related to the commitment that the Project Sponsors has on this project.
- They are serious about what they do and they take pride in having building structures that embellish the neighborhood.
ACTION: Approved as Amended: 1) Restrict occupants to age 62 minimum; and
2) allow only two storefronts.
AYES: Antonini, Bradford Bell, Boyd, W. Lee
ABSENT: Feldstein, Hughes, S. Lee
21. 2002.1121C (T. WANG: (415) 558-6335)
344 TARAVAL STREET - north side between Funston and 14th Avenues; Lot 021 in Assessor's Block 2342 - Request for Conditional Use authorization under Section 711.38 of the Planning Code for the conversion from a second floor residential use to non-residential uses. The proposal is to (1) construct a two-story rear addition and a third story vertical addition to the existing two-story, single-family dwelling; (2) establish a dental office on the ground floor; (3) convert the second floor from residential use to two offices in the rear, accessory to the dental office and an insurance office at the front; and (4) relocate the second floor dwelling unit to the new third story in an NC-2 (Small-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District.