Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.
(Continued from Regular Meeting of April 24, 2003)
NOTE: On March 20, 2003, following public testimony, the Commission closed the public hearing and continued this item to April 3, 2003 by a vote of +4-1 (Commissioner Feldstein voted No; Commissioners Boyd and Hughes were absent). Both Discretionary Review requestor and Project Sponsor were asked to explore possible alternatives to the plans. Public Hearing remains open to any new material presented.
SPEAKER(S): None
ACTION: Without hearing, item continued to June 12, 2003
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
ABSENT: Feldstein
18b. 2002.0933DV (B. FU: (415) 558-6613)
891 CAROLINA STREET - east side, between 20th Street and 22nd Street; Lot 027 in Assessor's Block 4097 - Request for a front setback Variance for the construction of a new second story in an RH-2 (Residential, Two-Family House) District with a 40-X Height and Bulk Designation. The project proposes an increase from one to two dwelling units.
(Continued from Regular Meeting of April 24, 2003)
NOTE: On March 20, 2003, the Acting Zoning Administrator continued this item to April 3, 2003. On April 3, 2003, the Zoning Administrator continued this item to April 24, 2003. On April 24, 2003, the matter was continued to May 15, 2003)
SPEAKER(S): None
ACTION: Without further hearing, the Zoning Administrator continued this item to June 12, 2003
19. 2002.1184DD (B. FU: (415) 558-6613)
620 CAROLINA STREET west side between 19th and 20th Streets; Lot 003 in Assessor's Block 4071 - Request for Discretionary Review of Building Permit Application No. 2002.07.23.2136 proposing to construct a third story addition, rear extension, and a new building facade to the existing two-story over garage building in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk Designation.
Preliminary Recommendation: do not take Discretionary Review and approve the project as proposed.
(Continued from Regular Meeting of April 24, 2003)
SPEAKER(S):
(-) Sue Hestor - Discretionary Review Requestor
- She displayed an aerial photograph of the properties that will be impacted by the proposed addition.
- The adjacent neighbor will see a solid wall and will loose sunlight to their property.
- She is asking to not have the third story built and to set back the other proposed addition to allow light to come through the windows.
(-) Gustavo Leo - Speaking on Behalf of the Discretionary Review Requestor
- There are already to large buildings eliminating a yard.
- This discretionary review request is not about views, it is about density.
- The project sponsor will be making an addition to a nonconforming lot.
- He asked to have the building lowered by 2 feet, 2 inches but the project sponsor completely disregarded it.
(-) Bruce Bonacker
- He displayed diagrams of the project explaining the configuration of the addition in relation to the current building.
(-) Paul Judge
- He is adjacent to the proposed project.
- The changes he has asked be made are minimal.
- It is not his intention to ask the project sponsor to stop his project.
(-) Victor DeRossi
- He is a contractor and was involved in the construction and design the building he lives in. He tried to design the building so as not to have any negative impacts on the adjacent neighbors.
- He is disappointed to see this project have a solid wall next to his building.
- He is just asking that the project sponsor revise the project so as to protect their light and air.
(-) Richard Berkowitz
- He filed for a Discretionary Review because the project is not in conformance with the Residential Design Guidelines.
- Allowing the proposed construction will make the building too large and bulky.
- He is just asking to have the proposed project reduced 2 feet, 2 inches.
- He requested that the Commission modify this project by either eliminating the top floor or reducing it by 2 feet, 2 inches.
(-) Ralf Mennem
- He opposes the addition of the top floor because it will make the building gigantic.
- This top floor would have a negative impact on his view as well as block the amount of sunlight he receives to his home.
- He requests that the Commission eliminate the top floor.
(-) Marilyn Judge
- She and her husband do not want to have the project sponsor evict anyone.
- Her sunlight will be greatly decreased.
(-) Alan Caplan
- He lives on Carolina Street.
- He and his wife are opposed to the proposed project.
- He found out that there was a letter submitted to the Commission where his wife stated she was in favor of the project. He would like to explain that when the project first came about it was a lot smaller. the project has changed and his wife is now against the largeness of the addition.
(+) Debra Stein
- The proposed alternatives are: 1) evict tenant from 618 Carolina and merge units, demolish/rebuild 2 units, evict from ½ unit and expand at rear; 2) eliminate major component such as 3rd floor, elevator, find alterative access, accessible open space/relocate elevator to rear; 3) require additional setback along 624 Carolina secondary windows.
- This project will not affect light and air because it will not have major impacts.
(+) Jonathan Pearlman - Project Architect
- The project sponsor requires an elevator because of his health.
- He displayed a diagram of the interior of the project.
- He proposed a frosted glass screen so as to maintain privacy.
(+) Anita Schwaber
- She is a tenant at the proposed project. She gets along well with her landlord, which is the project sponsor.
- She would hate to be evicted.
ACTION: Took Discretionary Review and approved the project with the following modifications: reduce the width of the proposed project, measured from the south side property line on the second floor, by 3'-6" and a length of 15'-0".
AYES: Antonini, Boyd, Hughes, S. Lee, W. Lee
ABSENT: Bradford Bell and Feldstein
20a. 2002.1056DV (G. NELSON (415) 558-6257)
1235 3RD AVENUE - west side between Hugo Street and Lincoln Way; Lot 008 in Assessor's Block 1747. Request for Discretionary Review of Building Permit Application No. 2002.05.28.7531, proposing to add a three-story horizontal addition to the rear of an existing three-story single-family dwelling, and to add a partial fourth floor. The proposal is also to add one additional off-street parking space within the ground floor, and widen the existing garage door opening, within an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.
(Continued from Regular Meeting of May 1, 2003)
SPEAKER(S):
(-) Larry White - Discretionary Review Requestor
- He is asking the project sponsor for a 3-foot setback and a 45 degree cut so that when the project sponsor builds the addition there would be a cut and the light would not be blocked to his home.
(-) Leslie Holt
- With the proposed construction, about 1/3 of the windows to the Discretionary Review requestor's home will be affected by blocked sunlight.
(+) Stephen White - Project Sponsor
- This building has been vacant for over one year.
- He and his wife would like to renovate it so they can live there with their family.
- The purpose for expanding the garage is to fit at least three vehicles and relieve the congestion on the street.
- He has posted the project for a long time and has invited neighbors to review the plans.
- He has revised his plans a few times to accommodate the DR requestor's issues and concerns.
(+) Luis Robles - Project Architect
- He explained the general architectural aspects of the proposed building.
- He displayed an aerial photograph of the project and adjacent homes.
- Another unit will be created with this project.
(+) John Brum
- He supports the project.
- The project sponsor has created a light well in order for the adjacent neighbor to have light.
(+) Joe Hurley
- This plan is not unusual and has minimal effect on the adjacent neighbors.
- This project will provide badly needed housing in the City.
(+) Elizabeth White
- Her parents are the project sponsors.
- She will be going to high school and the area has great public transportation.
- She is looking forward to the space they will be able to have with this project.
(+) Mary White
- Her brother is the project sponsor.
- She questions the issue of light because she recently took out a large tree that was blocking most of the light.
ACTION: Took Discretionary Review (DR) and approved as amended: a reduction in the apparent depth of the three-story addition at the rear of the property by chamfering (cutting at 45o) the southwest corner of the addition. This chamfer shall measure three feet in depth by three feet in width, and occur at the second and third floor levels.
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
ABSENT: Feldstein
20b. 2002.1056DV (G. NELSON (415) 558-6257)
1235 3RD AVENUE- west side between Hugo Street and Lincoln Way; Lot 008 in Assessor's Block 1747. Request for Variance to the rear yard requirements of the Planning Code to allow the addition of a three-story horizontal addition to the rear of an existing three-story single-family dwelling, and to add a partial fourth floor, within an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District. Portions of the proposed addition would encroach into the required rear yard at every floor level above the ground floor by up to approximately 12'-6".
(Continued from Regular Meeting of May 1, 2003)
SPEAKER(S): Same as those listed for item 20a.
ACTION: Zoning Administrator closed the public hearing and granted the variance based on the Planning Commission's conditions of approval on the DR.
21. 2002.1110DDD (G. NELSON (415) 558-6257)
323 26TH AVENUE - west side, between California and Clement Streets; Lot 003 in Assessor's Block 1407 - Staff-initiated Discretionary Review and requests for Discretionary Review by members of the public of Building Permit Application No. 2002.03.11.1078, proposing to substantially alter a three-story single-family house by extending the building to the front, rear, and side, adding a full fourth floor, and adding two additional dwelling units in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District. The altered building will contain three dwelling units and three off-street parking spaces.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.
(Continued from Regular Meeting of April 3, 2003)
SPEAKER(S):
(-) Raymond Wong - Representing Discretionary Review Requestor
- The side of the proposed project has many windows to the north.
- He objected to the height when he looked at the plans for the proposed project.
- Blocking the sunlight will increase utility bills.
- He would just like to have the proposed project be reduced in scale.
- He also asks for a 12 foot offset to the front.
(-) Janet Cole - Representing Ms. Thomas, Discretionary Review Requestor
- She has not been able to meet with the project sponsor.
- Her client will be facing a solid wall of this project is constructed.
(-) Dorothy Scholl
- She is here on behalf of Mr. Wong, her landlord.
- The north part of the building she lives in has most of the light and that is where the proposed project will be built.
- This project will impact all the tenants in the building she lives in.
- Many of the tenants cannot pay more on their utility bills.
- She would like to have more consideration given to the people who live in the neighborhood.
(+) David Silverman - Reuben and Alter, representing project sponsor
- The project sponsor has reduced the size of the proposed building by creating a front setback that is 12 feet and a rear setback at the top floor of 10 feet.
- There is an additional setback of almost three feet from the property line and the roof penthouse has been removed as well.
- They examined a fourth floor setback on the North lot line but that was not possible.
(+) Jason Cheng - Project Architect
- He displayed photographs and diagrams of the architectural aspects of the project.
ACTION: Took Discretionary Review and approve the project with modifications: 1) a reduction in the apparent height and bulk of the proposed fourth floor by setting back the front face of this floor twelve (12) feet from the face of the floors below, as proposed by the project sponsor; 2) the removal of the bathroom (both lavatory and toilet) proposed at the ground floor; 3) the partitioning off of the proposed ground floor "storage" area into three roughly equal storage rooms for the use of the individual units above; 4) the reduction in size of the 4th floor bedroom close to a maximum interior depth of three (3) feet, to reduce the bulk of the exterior envelope of the proposed partial fourth floor at the north side.
AYES: Antonini, Bradford Bell, Boyd, Hughes, W. lee
NAYES: S. Lee
ABSENT: Feldstein
22. 2003.0225D (G. CABREROS: (415) 558-6169)
2051-2057 GREEN STREET - south side between Webster and Buchanan Streets; Lot 026 in Assessor's Block 0556 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all dwelling unit mergers, of Building Permit Application No. 2002.08.01.2863, proposing to merge one unit on the fourth floor with one unit on the third floor, converting the three-unit building to a two-unit building. The project site is located in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the merger.
SPEAKER(S):
(+) Emmanuel Pun - Project Sponsor
- He is available for questions.
ACTION: Did not take Discretionary Review and approved the merger
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
ABSENT: Feldstein
23. 2003.0270D (D. SIDER: (415) 558-6697)
2701 16TH STREET (aka 300 TREAT AVENUE) - southwest corner of 16th Street, Harrison Street, and Treat Avenue, Lot 001 in Assessor's Block 3572 - A Discretionary Review Request of Building Permit Application Number 2002.12.18.3737, which would change the use of the subject property from business service, as defined by Planning Code Section 222, to self-storage, as defined by Code Section 225(a). The permit application seeks a change in use and occupancy only; no physical alterations are proposed at this time. The property is located in an M-1 (Light Industrial) Zoning District, the IPZ (Industrial Protection Zone) as set forth in Planning Commission Resolution Number 16202, the NEMIZ (Northeast Mission Industrial Zone) subarea of the Mission District Interim Controls as set forth in Board of Supervisors Resolution Number 02-500, and a 50-X Height and Bulk District.
SPEAKER(S):
(-) Sue Hestor - Mission Anti-Displacement Coalition
- The data is misleading when people say this is business services.
- This property used to be a garment factory.
- A particular tenant would create a non-office use.
- There has not been a determination from an attorney to say what creates a use.
- She is concerned that a precedent is being set where the department states that a business services is being determined even if the building was never occupied.
(-) Gene Layman
- She is the manager of a self storage near the site.
- Within the last few years there have been at least five new facilities built.
- She believes that this would be an inappropriate use for the area.
(+) Steve Atkinson - Steffel, Levit and Weiss - Representing Project Sponsor
- This project will be a self-storage use and not a business service use.
- A building permit was issued that states that the project is a conversion from industrial to business service.
- The department properly has determined that this is a business service but it does not make any difference to this Discretionary Review.
ACTION: Did not take Discretionary Review and approved the project.
AYES: Antonini, Bradford Bell, Boyd, Hughes, W. Lee
NAYES: S. Lee
ABSENT: Feldstein