10. 1999.0233E (B. WYCKO: (415) 558-5972)
833 - 881 JAMESTOWN AVENUE - Appeal of Preliminary Negative Declaration. The project sponsor proposes construction of a Planned Unit Development (PUD) that would consist of 198 one-, two- and three-bedroom market-rate condominiums on an approximately 6.9-acre lot, located at 833-881 Jamestown Avenue on Assessor's Block 4991, Lot 277, on the northern slope of Bayview Hill. The site is currently used as an overflow parking lot for events at Candlestick Park, which is approximately one-third of a mile southeast of the project site. The site is bordered by Jamestown Avenue (and single-family homes on the north side of Jamestown) to the north, another vacant lot to the east that also is used for parking for major events at Candlestick Park, the hillside to the south, and single-family housing to the west. Although the area proposed for development is mostly flat, development would require excavation of up to approximately 30 vertical feet at the base of the hill. The project would consist of 11 separate three- and four-story buildings: seven buildings of 12 to 18 units each along Jamestown Avenue and four buildings to the rear, at the base of the hillside. Of these latter four structures, two (36 units each) would be built atop one-story gated parking garages, while smaller buildings (one of eight and one of 10 units) would flank the garages. A total of 216 independently accessible parking spaces would be provided. The proposed project would include landscaping along Jamestown Avenue, construction of a 10-foot-wide sidewalk, two off-street freight loading areas, and about 28,900 sq. ft. of common open space, including two rear yards at the base of the hillside totaling about 7,250 sq. ft. and podium- and ground-level patios. The project also would remedy an existing drainage problem on Bayview Hill above the project site, on Recreation and Park Department land. The project site is located within the South Bayshore Plan area, in an RH-2 (Two-Family) Use District and a 40-X Height and Bulk District. As a PUD, the project would require review and approval by the City Planning Commission pursuant to Sections 303 and 304 of the Planning Code.
(Continued from Regular Meeting of March 4, 2004)
(-) Ralph D. House - Bayview Hill Neighborhood Association
- This development will have a severe impact on the livability of the area.
- The overall effect of the project will degrade the neighborhood.
- The support of this project comes from an area that already contains public housing.
- In the last ten years many families have moved away from the City.
(+) Jim Reuben - Representing the Project Sponsor
- Many of the conditions stated in the Appellants report were already there and will continue to be there.
- The City's entire environmental team is here to answer any questions.
- He displayed a chart showing the EMR sale prices for this project.
- The project will create a number of homeowners. He does not understand how this could be something negative environmentally or for the community.
- This project is considered low density in the South Bayshore Plan.
- The project has been redesigned in the last years.
- He submitted various letters of support.
- It is hard to imagine a more appropriate project for a location that contains just gravel.
(+) Alan Martinez - Project Architect
- He displayed a map of the area and photographs of how the lot looks now.
- The intent of the plan was to design the project as typical San Francisco housing.
- He displayed a rendering showing the architectural aspects of the homes, showing facades and landscaping.
(-) Charles Cleary - Candlestick/Bayview Hill Neighborhood
- Originally, the lot had not been divided into two.
- It has now been divided and zoned into two lots.
- A builder has presented to them 198 units stacked on top of each other without giving any type of density report.
- The negative declaration does not have a traffic study or an estimate of the number of cars.
- How does one know that the impact of a building will be if there has not been a complete environmental report.
(-) Kathleen Cleary
- She spoke in opposition to the project in its present form.
- She is concerned about maintaining the quality of life in their neighborhood.
- She requests that the project be reduced in density and reduce the number of units.
(-) Ellouise Patten - Young Community Developers
- There are several young members that have to get up by 5:00 a.m. to try and find work.
- She had about 20 people stand up from the audience.
- The developer has not tried to establish a contract with the workforce of the area.
- She respects the developer and the contractor. But it is disrespectful that they have not tried to contact the several agencies that provide workforce.
(-) Owen Guan
- He has lived on Jamestown Avenue for many years.
- There is already a traffic problem in the area.
- There are many people who have several cars.
- If the project would be revised to be less dense, many of the residents would be in support. It would be a good idea to make the units with less bedrooms or smaller square footage.
- He lives on Jamestown Avenue.
- He has had several people come to his home to meet and deal with the issues.
- One of the issues that is critical to the quality of life for residents is that there have not been enough people to discuss safety.
- There is a need to have member representation at the discussion boards.
- Mr. Murphy has agreed to these principals but has not agreed for purposes of the Commission.
- It is important to go back to the table.
- The data is stale for this project.
(-) Ted Douglas - Bayview Hill Neighborhood Association
- He lives on Jamestown Avenue.
- The first time he moved into the area, he heard gunfire in the neighborhood.
- If there was an emergency situation, it would be difficult for emergency vehicles to get by.
- He would like to see the density come down.
(-) Ralph House
- There have been four PUDs completed in this neighborhood.
- One has to be careful when considering what to build because people are going to be spending a lot of money on the homes.
- The hill is not stable. It would be important for the hill to be stabilized completely before approving this type of project.
(-) Shirley Moore - Candlestick Point/Bayview Heights Committee
- She lives in the area.
- Since March 4, there have been meetings with the developers regarding this massive project.
- A development like this would seriously alter the character of the neighborhood.
- There are already seven hundred approved units ready to be constructed. Only a few have been sold because of the problems of traffic and the issues related to the infrastructure of the community.
(-) Ruth Callas
- She has lived on Jamestown for about 25 years.
- The traffic in the area has slowly gotten worse. A project like this will only create more chaos.
- The area is not really safe at night.
- She does not believe that the area would change with a project like this.
(-) Nancy Stevens
- She has lived on Jamestown Avenue since 1992.
- She is opposed to the Negative Declaration because the area cannot handle any more cars.
- She welcomed everyone to her house on a Sunday during game day. She is trapped in her house on those days.
- This has been going on for several years.
- A project like this would only impact the traffic even more.
(-) Lansgton Slocum - Bay View Hill Neighborhood Associates
- He has been living on that hill for about 50 years.
- There has been very little development for the last 30 years.
- The Commission should hear what the people of Jamestown are asking or saying. People in the area own single-family homes and not high-density unit buildings.
- All the way around there is dirt and he does not believe that people in the area are very concerned about this dirt.
(-) Jay Bradshaw - Carpenter's Union
- There are too many units in the area.
- He feels that the quality of this project will not be good.
- The Carpenter's union is willing to hire many of the Young Community Developers to train them and give them the opportunity to find good quality jobs.
(+) Curtis Senega
- He read a letter from Cederick Jackson who is in support of this project.
(+) Linda Richardson
- They have developed a comprehensive concept plan that actually utilizes high density and open space.
- There cannot be this type of project without a comprehensive plan.
- She supports this project. The Commission's approval should not close the door to the developer.
- It is important to look at the housing needs.
(-) David Lupo - Carpenter's Union
- He is not in support of this project because there are no jobs for the future.
- There is nothing in writing.
- He has not seen any permanent jobs for any of the members of the African American community.
- There has been no attempt to contact the Young Community Developers to provide them an opportunity for jobs.
- There should be an opportunity for apprenticeships.
- He is interested in knowing what the affordability is.
(-) Manuel Flores
- Is this project affordable?
- He does not think so.
(-) Tom Ward - Carpenter's Union
- He joined the Carpenter's Union when he was 17 years old and has gone through their apprenticeship program.
- This project does not provide anything in writing relating to jobs, training, unions, etc.
- This project, this developer, and this contractor do not have any of the programs to help people find skills to succeed in life.
(-) Marco Hernandez - Carpenter's Union
- He is opposed to this project.
- He has not seen this developer higher members from the African American community or Latino community to provide jobs.
(-) Derek L. Toliver - Bayview Hill Neighborhood Association/Candlestick Point
- He is a 22 year resident of the area.
- Right now there are issues of traffic, security, etc.
- Has there been enough study on what would be the affects of this project on the current residents of the area?
- Every day will be game day if this project is approved.
- The parking that will be displaced on game day will intensify an already bad situation.
(+) Ron Miguel
- He is here as Chair of the Housing Action Coalition
- The idea of a mix of single family and multiple family units works.
- There are various public transportation systems there including the Third Street Light Rail.
- Regarding the parking, this issue should be dealt with completely as well.
(+) Kate White - Director of the Housing Action Coalition
- She is very pleased that the 12 percent of affordable units proposed on site.
- The project will be one block from the Third Street Light rail and the project will be finished around the same time as the Light Rail system.
- She appreciates the time that the project sponsor took to discuss issues with the Housing Action Coalition.
- She urges the Commission to support this project.
(-) Holly Ames
- She lives on Jamestown Street.
- She feels that this project should be reduced in size.
- Development in the Bay View is fine if it is a project that fits with the neighborhood.
- It is disconcerting to see that in the Executive Summary the Planning Department has a rebuttal for all of the issues expressed to them.
- This project is about four or five blocks from Third Street and not one block as mentioned by the previous speaker.
- There are several problems in the area and she feels that people will not buy these units too easily.
(+) Espanola Jackson
- She lives three blocks from Jamestown Street.
- Regarding training, people have been trained to death but there are no jobs.
- She believes that her community does not get the same services as other areas.
(+) Deven Richardson
- He read a letter from George Newcort who had to leave early but is in support of the project.
(+) Flavia Krasilchik - Greenbelt Alliance
- Green Belt Alliance supports this project.
- This development contributes to many important roles.
- She commends the project sponsor for including City Car Share parking spots, bicycle stalls and planting various trees along the street.
- Regarding massing, the project has changed several times to address this concern.
- She is an architect and a Planner. She believes that the problems with this project are the 49er's games. Something more should be done about public transportation.
(+) Arelious Walker - Senior Pastor of the True Hope Church in Christ
- In connection with the Housing Authority, they have been able to provide housing for many people.
- He was impressed with the quality of staff from the Planning Department.
- He feels that this project has met all the requirements.
- This is a tremendous project.
- At some point during this project, it would be important to talk about employment.
(-) Kathy Bermingham
- She is a teacher and lives in Petaluma.
- She cannot afford to live in San Francisco.
- This project sounds as if it will be affordable to people like her, allowing us the opportunity to live in San Francisco.
- She understands people's concerns about traffic.
(+) Jesse Baldain - Embassy Realty
- He supports the project since it will provide jobs and housing to the community.
- He understands that the parking is an issue but that should be taken care of.
(+) Bob Lee - Embassy Realty
- He has listened compassionately to all the issues stated by the public.
- He does not know how the Commission will separate the problems with worldly problems.
- This Commission has been outstanding as well as staff but all of the issues mentioned will not be solved by this project.
- He believes that staff has research all of the problems related to this project.
- There is no basis that this project should be delayed.
(+) Coy McAllister
- This project should be implemented.
- This area has not been developed since he was a child.
- Now there is someone who will develop this area sooner or later.
- All the issues have been looked at.
- It is time for this project to move forward.
(-) Rush Sturges - Carpenter's Union
- He has been a member of the Carpenter's Union for 35 years.
- The Carpenter's Union will be building a training center on Illinois Street.
- This project should be constructed with skilled labor.
(-) Betty Krietemeyer - Carpenter's Union
- She is a carpenter's union apprentice.
- She does not have a job currently.
- She does not agree with work done by non union members.
- She encourages the Commission to consider only projects that support union workers.
(+) Sean Kreghran
- This project was initially submitted over 15 years ago.
- Three administrations later there is not one housing unit on this site.
- There is currently a housing problem but the Commission cannot do the work alone.
(+) Mack Burton
- He plans to use people from Young Community Developers.
- He supports this project.
- He built a house recently and used Young Community Developers.
- He has about 50 people who will be working on this project.
- He is happy that he started at the very low end and now is able to bring back to his community.
(+) Redmond Lyons
- He is a contractor and a developer.
- This project involves 6.9 acres of vacant land.
- He lives in the area and goes to Candlestick to see the 49ers, he also goes to Pac Bell Park to see the Giants.
- There is a lot of money invested in the Third Street Light Rail. This line will cover a large area not just one block.
- He hopes that this project will be approved.
(+) Charles Breidenger
- After all the controversy everyone begins to enjoy the projects.
- The Planning Department has people who are experts and know what they are doing.
- This project will help some of the traffic congestions of people driving in and out of San Francisco.
- He resents being slandered by the unions.
(+) Jim Keith
- He supports this project because this City has a severe housing shortage.
- More housing needs to be brought on line.
- When there is a housing complex there [at the proposed site], MUNI will not park on that street.
- There are many issues that are not specific to this project.
- This developer is providing less density than what is allowed.
- This is the right way to develop.
(+) Angus McCarthy
- He is a homeowner and developer of this community.
- It is really encouraging to hear opinions from both sides.
- He is a 49ers fan and feels that the 49ers should be hear to state their opinions as well.
- He feels that the density is not that high.
- He feels that this project should be approved.
(+) Grace Keily
- She supports the 198 units of family housing in an area that needs housing and home ownership.
- The project sponsor has had about 30 neighborhood meetings and has submitted three full revisions on the plans.
- This project has been around for many years.
- These units will have 12 percent of Supervisor Leno's inclusionary housing, which is 24 units of below market rate.
(+) Mike Cassidy
- Regarding the height of the buildings, this project is not the Geneva projects.
- This project could have been larger.
- This project has been around for 15 years. This is a disgrace.
(+) Richie Hart
- He supports this project.
- There is a major housing crisis going on and it is getting worse and worse.
- He urged the Commission to support this project.
(+) Doug Cefali
- He supports the project.
- This project has been on going for 15 years and this tells you why San Francisco's property is so high.
- The process is so difficult.
- The density of this project is very good. It is the right fit for the area.
- The project sponsor has revised this project three times. This tell you a lot about him.
(+) Brian Spiers
- He supports the project.
- He was born and raised in San Francisco.
- The project is at a stage that the density level is down.
- The developer has met all the criteria and this is a positive addition to the neighborhood.
(+) Brett Gladstone
- He has no legal or financial connection with the developer.
- He worked with the developer about 10 years ago.
- The units that this developer has built before have been great.
(+) Leo Cassidy
- He supports this project.
- The developer has been more than accommodating to the neighbor's concerns.
- This project is good for the City and he urged the Commission to approve it.
(+) Bruce Bauman
- This is a housing opportunity site and the City needs housing.
- He has been associated with this project for 15 years.
- This project needs to be approved as soon as possible.
- The 49rrs should deal with the parking and traffic issues. Fifteen years ago there were game day issues for both the Giants and the 49ers. Now there are only 11 games to deal with.
(+) Dennis Carlin
- This is a well thought out project.
- The developer has spent a lot of time trying to accommodate the neighbors.
- This neighborhood does need help.
- People want to be homeowners.
- He hopes that the Commission will approve this project.
(+) Joe O'Donaghue
- This project has gone on for too long.
- This Commission has been one of the best. They have been consistent with realizing what the problems are.
- Residential Builders have completed many excellent projects. Many of these projects have been union.
- They are proud to be what they are. He was proud to be a member of the Carpenter's Union when it was really a union.
- This project is a good project and it should not become a victim of their disputes.
(+) Keith Richardson
- The developer lives in the community so he is not coming from another state.
- The developer has also held and attended several community meetings.
- This project would provide him an opportunity to purchase a home.
(-) Shawn Leonard, Carpenter's Union
- She has worked on various projects of the Residential Builders and they have identified some problems.
- The Carpenter's Union has worked long and hard so that all carpenter's make decent wages in decent environments.
- This is the only thing that they are worried about.
- She cannot work with any developer that does not have good working conditions for their workers.
(+) Roger Ryan
- He supports the project.
- The project sponsor has taken out 12 units to reduce the density. This is almost like "shooting yourself in the foot."
- He knows the project sponsor and knows that he will employ locally.
- This area of town is affordable for everyone.
- The project sponsor had 30 meetings with the local residents. He has been more than accommodating.
(+) Dick Millet
- He lives on Potrero Hill.
- He is finding that this project should be a "no brainer." It is a little bit too small. There should be more units there.
- He knows that Bay View is zoned single family but this project is a good contribution to the neighborhood.
- On the waterfront the Commission just approved doubling the height limit of high rise towers and this is not that high or dense.
(+) Elizabeth Moore
- This project is an opportunity and a test. It is an opportunity to implement the smart growth and the sustainable development principals that are repeated over and over in every single document guiding land use policy in this City including the General Plan, the South Bayshore Area Plan and the Planning Code.
- It is a test of whether the analysis and conclusions of legions of experts, months and years of discussions and debate among city policy makers like yourselves, and pages and pages of City policy have all been for nothing. Or, a test of whether the city can put it's money where it's money is and actually act to implement it's excellent planning policies.
(+) Peter McGuire
- He has lived in San Francisco for 18 years.
- This project has been around for many years.
- The project sponsor has had 30 meetings with the residents.
- Due to the delays and changes, the cost of the project has skyrocketed.
(+) Bryan Malone
- He came to San Francisco about 23 years ago.
- This project should be approved because it will allow affordable units to be on the market.
- This is a simple decision. The Commission should just approve this project.
ACTION: Negative Declaration Upheld
AYES: Antonini, Bradford Bell, Feldstein, S. Lee, W. Lee
ABSENT: Boyd and Hughes
11a. 1999.0233EC (J. PURVIS: (415) 558-6354)
11b. 1999.0233EC (J. PURVIS: (415) 558-6354)
12a. 2001.1039E!KBMZX (M. LUELLEN: (415-558-6478)
12b. 2001.1039E!KBMZX (M. LUELLEN: (415-558-6478)
12c. 2001.1039E!KBMZX (M. LUELLEN: (415-558-6478)
12d. 2001.1039E!KBMZX (M. LUELLEN: (415-558-6478)
12e. 2001.1039E!KBMZX (M. LUELLEN: (415-558-6478)
14. 2004.0192D (E. TOPE: (415) 558-6316)
15. 2003.1265D (K. MCGEE: (415) 558-6367)
16a. 2003.0934D (T. WANG: (415) 558-6335)