September 26, 2002
SAN FRANCISCO PLANNING COMMISSION
SAN FRANCISCO
DIRECTOR OF PLANNING
and
ZONING ADMINISTRATOR
Meeting Minutes
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, September 26, 2002
1:30 PM
Regular Meeting
PRESENT: Gerald Green, Director of Planning; Lawrence B. Badiner, Zoning Administrator
ABSENT: None
THE MEETING WAS CALLED TO ORDER BY DIRECTOR GREEN AT 1: 40 p.m.
STAFF IN ATTENDANCE: M. Li; J. Miller; K. Simonson; T. Tam; S. Vellve; B. Fu; G. Nelson; T. Wang; S. Sanchez; Nora Priego – Transcription Secretary; Linda Avery - Commission Secretary
A. CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE
The Director of Planning or the Zoning Administrator will consider a request for continuance to a later date. The Director of Planning or the Zoning Administrator 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. 2002.0401C (D. DiBARTOLO: (415) 5586291)
531-539 MISSION STREET - south side between First and Second Streets; Lots 068 and 083 in Assessor’s Block 3721 - Request for a temporary (two year) Conditional Use authorization under Planning Code Section 156 (h) for public parking on a surface lot in a C-3-O District and a 550-S Height and Bulk District. The project site comprises of two lots. The proposal is to demolish the vacant three-story unreinforced masonry building on Lot 083 and to install a surface parking lot on that site as well as the adjacent vacant Lot 068. The combined site would provide up to 76 parking spaces. In April 2000, the Planning Commission approved an office project at this site. The proposed parking lot would be temporary, providing authorization for this use for two years.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of September 19, 2002)
(Proposed for Continuance to October 3, 2002)
ACTION: Without hearing, continued to October 3, 2002
B. DIRECTOR'S REPORT
2. Director's Announcements
Re: Alternative Procedures Ordinance from the Board of Supervisors
- Explained the reason for the ordinance and what it allows.
C. REGULAR CALENDAR
3. 2002.0745C (M. LI: (415) 558-6396)
450 SUTTER STREET - north side between Powell and Stockton Streets; Lot 006 in Assessor's Block 0285 - Request for Conditional Use Authorization pursuant to Section 219 (c) of the Planning Code to establish an office use of approximately 8,720 square feet, which will not provide on-site services to the general public, on the sixth floor of the 450 Sutter Medical-Dental Building within a C-3-R (Downtown Retail) District and an 80-130-F Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of September 19, 2002)
SPEAKER (S):
(+) Robert McCarthy – McCarthy and Swartz – Representing Project Sponsor
- This building is a historic resource and is considered a category 1 building because it was built in 1927. The building is going through a historic restoration that is costing about $18 million.
- The building is experiencing a large vacancy rate.
- A technical and healthcare research company (Asian and Pacific Islander Health Forum) will occupy this building.
- There is support from Teamsters, Local 863–it is an all union operated building.
(+) Lori Komada – Asian Pacific Islander Health Forum)
- This non-profit organization is currently located at 942 Market Street. They would like to be in a more central location. 450 Sutter is a bit more central.
- They want to stay in San Francisco to be near their partner agencies.
- Most of their workers take public transportation.
ACTION: Director recommended approval
MOTION: 16461
4. 2002.0630C (M. LI: (415) 558-6396)
1029-1033 JONES STREET - west side between California and Pine Streets, Lot 002 in Assessor's Block 0252 – Request for conditional use authorization to construct a 12' 6 by 19' 6 rooftop penthouse 244-square-foot in area, containing stairs to the roof and a small interior seating area, that is above a height of 40 feet within an RM-4 (Residential, Mixed, High Density) District and a 65-A Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of September 12, 2002)
SPEAKER (S):
(+) James Hill– Project Architect
- He contacted the entire neighborhood.
- He would like to install a roof garden. The adjacent neighboring building also has a roof garden.
- He is available for questions.
(+) Burce Holman – Project Sponsor
- There is a small garden in the back of the building that allows access from two of the units. The other unit will have access to the roof garden.
(-) James Dorris – Vice President of the Hill Investment Company (dba The Cathedral Apartments)
- He owns the adjacent building. The proposed building has a historic façade.
- The building will be one extra floor above the height of his building.
ACTION: Director recommended approval
MOTION: 16462
5a. 2002.0221CV (J. MILLER: (415) 558-6344)
372-98 HAYES STREET - northeast corner at Gough Street, with additional frontage on Ivy Street, Lot 021 in Assessor’s Block 809 - Request for authorization of Conditional Use for use size to permit the expansion of a full-service restaurant ("Absinthe" Restaurant and Bar) from approximately 2,975 to approximately 3,760 gross square feet (the Planning Code requires Conditional Use authorization for any use in excess of 3,000 gross square feet). The project would add a banquet room and meeting facility for up to 50 people, and would occupy an existing vacant commercial space, with no enlargement of the existing building. The site is in the Hayes-Gough Neighborhood Commercial District and in a 50-X Height and Bulk District. The proposal is also the subject of a requested Variance from parking requirements.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of September 12, 2002)
SPEAKER (S):
(+) Vanessa Johnson – Representing Project Sponsor
- They provide off-street valet parking.
- The vacant space, which the restaurant would like to occupy, has been vacant since January of 2002.
- The owner submitted a letter in support of this extension.
- The existing storefront will remain.
ACTION: Director recommended approval
MOTION: 16463
5b. 2002.0221CV (J. MILLER: (415) 558-6344)
372-98 HAYES STREET - northeast corner at Gough Street, with additional frontage on Ivy Street, Lot 021 in Assessor’s Block 809 - Request for a Variance from the off-street parking requirements of Planning Code section 151, due to the expansion of a full-service restaurant ("Absinthe" Restaurant and Bar) from approximately 2,975 to approximately 3,760 gross square feet. The project proposes no new parking spaces where two new spaces are required. The site is in the Hayes-Gough Neighborhood Commercial District and in a 50-X Height and Bulk District. The proposal is also the subject of a request for Conditional Use authorization.
SPEAKER (S): Same as those listed in item 5a.
ACTION: Zoning Administrator granted the variance.
6. 2002.0613IC (K. SIMONSON: (415) 558-6321)
301 LYON STREET - northwest corner of Lyon and Fell Streets, Assessor's Block 1207, Lot 8 - Request for a Conditional Use Authorization to allow conversion of a bed and breakfast inn (known as The Victorian Inn on the Park) to a post-secondary educational institution (Westmont College), with group housing for that institution. The proposal is to change the use of a 12-room, 25-guest bed and breakfast inn to a college dormitory for up to 30 students who participate in the Westmont College San Francisco Urban Studies program, pursuant to Planning Code Section 209.2(c), and to also use the property as a post-secondary educational institution, pursuant to Section 209.3(i). The subject property has 18 rooms and approximately 6,300 square feet in floor area on three floors, over a basement. The proposed new use will not require modification of the existing building. The Westmont College program is currently located at 3016 Jackson Street. The Project Site is City Landmark No. 128, and is in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with conditions.
The Planning Commission will consider whether to hold a hearing on the Abbreviated
Institutional Master Plan on October 10, 2002.
(Continued from Regular Meeting of September 12, 2002)
SPEAKER (S):
(+) Steven Schultz – Project Sponsor – San Francisco Urban Program
- They want to move because they are in a poorly maintained building. Also, their lease is about to expire.
- They have communicated with surrounding neighbors and have had community meetings.
- They will be purchasing the Lyon Street building.
ACTION: Director recommended approval
MOTION: 16464
D. DISCRETIONARY REVIEW HEARING
Procedures governing Discretionary Review Hearings are as follow: Discretionary Review Requestor(s) are provided with up to five (5) minutes for a presentation and those in support of the Discretionary Review Requestor(s) are provided with up to three (3) minutes each. The Project Sponsor is then provided with up to five (5) minutes for a presentation and those in support of the project are provided with up to three (3) minutes each. At the conclusion, each side (not each person) is provided with 2 minutes for a rebuttal.
7. 2002.0359D (T. TAM: (415) 558-6325)
4650 18TH STREET - north side, between Market and Hattie Streets; Lot 16 in Assessor's Block 2658. Discretionary Review request on Building Permit Application No. 2002.07.23.2074s, proposing to raise an existing two-unit building approximately five (5) feet in height off the ground to accommodate a new ground floor and to reconfigure the layout of the existing units. The subject property 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 project as proposed.
SPEAKER (S):
(-) Pam Smith – Discretionary Review Requestor
- She is against this project because she and other neighbors will be evicted while the building is being reconstructed.
- They have told her that she will be able to come back but she knows that is not the case.
- The building is a historic building. She was glad that the project sponsor was required to hire a historic architect.
- She would like to preserve low-income housing.
- She opposes the entire process.
(+) June Cumali – Project Sponsor
- They will not be reducing the amount of housing.
- They have made several attempts to meet with the neighbors and asked them to participate in the planning process of this building.
ACTION: Director recommended that Discretionary Review not be taken and the permit approved.
8. 2002.0452D (T. TAM: (415) 558-6325)
75 MIRALOMA DRIVE - southeast side, between Juanita Way and Bengal Alley, Lot 34 in Assessor's Block 2973. Discretionary Review request on Building Permit Application No. 2002.02.23.2627s, proposing to construct a new three-story-over-garage, single-family dwelling on a presently vacant parcel in an RH-1-D (Residential, House, One-Family, Detached) 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 September 12, 2002)
SPEAKER (S):
(-) Margo Bradish – Attorney Representing Discretionary Review Requestor
- The project represents many significant engineering challenges because of the location and the soil formation of the property.
- Neither set of plans address the seismic hazards of this project.
- She would like to ask that the Director request that the project sponsor revise the plans to either: 1) make the project smaller in order for there to not be so much excavation, or; 2) that the project sponsor revise the plans using the new tieback system incorporating the recommendations in the mitigation measures, obtaining the approval of the peer reviewer and submit the plans again to make sure that the new plans comply with all the applicable laws.
(-) Vincent Fineggan – Discretionary Review Requestor
- The deck in question was there when he purchased the property.
(-) Candy Tsang
- She lives on Miraloma Drive.
- She is concerned with the excavation of the lot because it is a very steep hill.
(-) Michael Eisenberg
- There are also traffic and safety issues.
- There is a MUNI bus that passes by the proposed site and they have seen many accidents near the proposed site.
- Almost every single neighbor is opposed to the project.
(-) Eva Vincenti
- She strongly opposes this project.
- This project is not reasonable. Liability and aesthetic issues have not been thought about thoroughly.
(-) Moishe Rosen
- He lives on Miraloma Street.
- He opposes this project because he does not believe that the colored rendering that is being shown is realistic.
- Because there is a sharp curb, this location is very dangerous.
(-) Ceil Rosen
- She is concerned with the dangerous curb where the house is proposed.
- It is impossible for a police officer to be permanently stationed there to control traffic.
(-) Asher Bond
- He lives on Miraloma Street
- He is concerned with the safety issues related to this project.
- During the building of the house, it would be very unsafe for the MUNI bus to pass by there.
(-) Jan Aminoff
- She lives on Miraloma Street.
- She is concerned with the geological issues and the stability of the hillside.
- The house is not in character with the neighborhood.
- She hopes that the Director will take these issues into consideration.
(-) Susan Banie
- She has lived on Miraloma Street for more than 28 years.
- This area is a huge safety hazard.
(-) Javad Banie
- He is concerned with the height of the structure and the safety of the people who will walk by, drive by, or take MUNI.
(+) Cristopher Moscone – Attorney for Project Sponsor
- This process has been unusually long.
- The project sponsor has hired experts to advise him on what is the best way to utilize this lot.
- There are three main concerns: geological/excavated concerns, traffic safety issues, and the size of the project.
- He has been able to address these concerns in the project report.
(+) Frank Rollo – Treadwell and Rollo
- He is available for any questions related to the geological and geotechnical investigations and the shoring design of this project.
(+) David O'Neil
- He lives on 19th Street.
- He is pleased with the project that Mr. Mandell is doing near his home.
(+) Louis Gilpin – Gilpin Geosciences
- He is the engineering geologist for the project.
- During the period of his review–extending from the 30's--he found that there have not been any instabilities in the slope.
- The shoring design will increase the stability of the slope; the site improvements will increase the general stability of the area.
(+) Phillip Whitehead – Geotechnical Engineer of Record
- He displayed a diagram of the location of the homes vs. the slope.
- The diagram will be drawn properly and presented to the Planning Department.
(+) Carl Chan – Shoring Excavation Designer
- He is very confident that the project will work.
- He is available for questions.
ACTION: Public Hearing Closed. The Director of Planning continued the matter to October 3, 2002 with instructions to the project sponsor. They are to express their commitment to carry forward their proposed recommendations based on yet to be submitted plans; submit the plans; have the engineers assemble all the recommendations in one form--there are [currently] three or four reports with the recommendations spread throughout. The recommendations should deal with making sure the design is appropriate for the structure and retaining walls; make sure the grading is carried out properly--both during and after construction; explain what steps are going to be taken to protect the topography afterwards. Submit this to the Department separately and as amendments to the building plan. Also, submit a complete, formal and professional profile that shows the entire condition including the DR requestor's property. This should be presented to the DR requestor as well as here (at next hearing). The public hearing may be re-opened to allow testimony on any new information presented.
9. 2002.0174 (S. VELLVE: (415) 558-6263)
1515 - 18TH AVENUE - west side between Kirkham and Lawton Streets, Lot 001E in Assessor’s Block 1864 - Request for Discretionary Review of Building Permit Application No. 2001.12.26.5915, proposing to construct a 11’ X 12’ deck and stairs 12’ above grade at the rear of the single-family dwelling located in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the Building Permit Application as submitted.
(Continued from Regular Meeting of September 12, 2002)
SPEAKER(S):
(-) Hsu Wilson – Discretionary Review Requestor
- The project sponsor's house has the same amount of exits as the surrounding neighbors.
- The project sponsor rents out rooms for profit.
- He has a privacy issue with this deck because the deck is too large. He would have to keep his drapes closed all the time, which will not allow sunlight to come into his home.
- He is also concerned with the noise from people who will be gathering on that 2nd-story deck.
(-) Elaine Tong
- She is concerned that there is a person living there as a tenant.
(-) Yuan Shek Hsu
- She is concerned that the deck will be four feet away from her bathroom.
- She works a graveyard shift and sleeps during odd hours. She is concerned that the deck will allow for barbecues, parties, etc and will disrupt her sleep.
- She will not be able to feel comfortable in her own bedroom.
(-) Peter Belluomini
- The neighbors agree that they don't support this deck.
- The neighbors do support a first floor deck.
- The deck platform could be a fire danger because of barbecuing. He is also concerned with smells and fumes.
- There will not be any privacy.
(+) Maureen McGettigan– Project Sponsor
- She submitted a letter from a neighbor who supports the construction of this deck.
- Because of the size of the deck, she did not believe that it would be a problem and started the deck without a permit. She has now learned about the process and has begun the permit process.
- She would be willing to put up a lattice screen to provide privacy from her neighbor. She is more than willing to work with her neighbor.
ACTION: Director recommended that Discretionary Review not be taken and that the project be approved as submitted which includes a screen wall.
10. 2002.0043D (B. FU: (415) 558-6613)
16 MONTEZUMA STREET - south side between Coso Avenue and Shotwell Street, Lot 027 in Assessor’s Block 5520 - Request for Discretionary Review of Building Permit Application No. 2001.11.15.3302 proposing to construct a new third story addition and a rear pedestrian bridge that extends from the third floor to grade in an RH-1 (Residential, House, Single-Family) District within the Bernal Heights Special Use District with a 30-X Height and Bulk Designation. The bridge was subject to a Variance, which was approved on September 26, 2001.
Preliminary Recommendation: Do not take Discretionary Review and approve Building Permit Application as proposed.
SPEAKER (S):
(-) Rodell Rose – Attorney representing Discretionary Review Requestor
- The concerns are that the proposed third story addition will block sunlight and air coming into the house.
- The project sponsor has agreed to reduce some of the mass of the proposed construction but it will not be enough [to satisfy the DR requestor].
(+) Ross Levy – Levy Art and Architecture
- He submitted a letter from the North Bernal Heights Review Board
- He met with the board in a couple of instances and made changes to the design of the project.
- The board finally supported the design except that the DR requestor still had concerns.
- This is a very small scale and reasonable proposal that is based on the requirements of the Planning and Building Codes.
(+) Katy Gough – North Bernal Heights Design Review Board
- The board made several suggestions to revise the plans and the project sponsor worked very well with them.
ACTION: Director recommended that Discretionary Review not be taken and the permit approved.
11. 2001.0551D (B. FU: (415) 558-6613)
1782 QUESADA AVENUE - north side between Newhall and Third Streets, Lot 027 in Assessor’s Block 5327 - Request for Discretionary Review of Building Permit Application No. 2001.02.12.1855 proposing to construct a new two-family, two-story over garage building on a vacant lot in an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk Designation.
Preliminary Recommendation: Take Discretionary Review and modify design.
SPEAKER(S):
(-) Louis Schump – Discretionary Review Requestor
- Privacy is not one of the concerns that he has--it's really about light to the rear yard of the adjacent properties and the consistent character with the neighborhood.
- He read a letter from neighbors who are opposed to the project.
(-) Michael Caan
- This building would cut away a lot of the light he gets in his home.
- His home will therefore be colder for a longer time of the year.
- The new modification would allow more sunlight to come into his home.
(+) Peter Rounds – Project Architect
- The design is really in keeping with the general purpose of this block.
- There are a good number of two-family, two-story homes in the neighborhood.
- He has addressed all the concerns the neighbors have had.
ACTION: Director's recommendation is to take Discretionary Review and 1) not require a front setback; 2) alter the rear addition by eliminating the three foot bay on the third floor so that it's only 17 feet out; 3) reduce height to 8 feet on all the floors (if possible). If not possible, then reduce the parapet as much as possible.
12. 2002.0366DD (B. FU: (415) 558-6613)
879 RHODE ISLAND - east side, between 20th Street and Southern Heights – Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Building Permit Application No. 2001.06.27.2467 proposing to demolish the existing two-story, single-family dwelling and Discretionary Review requested by members of the public of Building Permit Application No. 2001.06.27.2466 proposing to construct a new two-family, four-story over garage building in an RH-3 (Residential, Three-Family) District with a 40-X Height and Bulk Designation.
Preliminary Recommendation: Do no take Discretionary Review and approve Building Permit Applications as proposed.
(Continued from Regular Meeting of August 8, 2002)
SPEAKER(S):
Re: Continuances – This was heard at the beginning of the hearing with item 1.
John Sanger
- He was told that the Discretionary Review requestor is on vacation. He is in agreement with this continuation because the architect is also away on vacation.
Peter Rudolfi
- He is a friend of the Discretionary Review requestor and can testify that the DR requestor is on vacation.
ACTION: Without Hearing, continued to October 10, 2002
13. 2002.0726D (G. NELSON: (415) 558-6257)
2126 STEINER STREET – east side between California and Sacramento Streets; Lot 012 in Assessor’s Block 0635 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of dwelling unit mergers, of Building Permit Application 2002.04.25.5037, proposing to convert a residential structure which has a legal use of 3 dwelling units and 8 guest rooms into a single-family dwelling. The proposal involves major interior alterations and exterior renovation, which will not increase the existing envelope of the building. The property is located 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 September 19, 2002)
SPEAKER (S):
(+) Tay Via – Coblentz, Patch, Duffy and Bass – Representing Project Sponsor
- They support staff recommendation. Although they had originally requested a 3-to-1 merger, they are in agreement with the modifications.
- She is available for questions.
ACTION: Director recommended that Discretionary Review be taken and approve a merger from three units to two units.
14. 2002.0718DDDDD (G. NELSON: (415) 558-6257)
594 48TH AVENUE - northeast corner of Anza Street and 48th Avenue. Assessor’s Block 1497, Lot 16M - Requests for Discretionary Review of Building Permit Application No. 2002.03.20.1980, proposing the addition of a partial third story and roof deck to an existing single-family home in an RH-1 (Residential House, Single-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with modifications.
SPEAKER (S):
(-) Bruce Pray – 1st Discretionary Review Requestor
- He has lived in this neighborhood for more than 33 years.
- Almost all the houses have a similar design. This block has preserved its architectural distinctiveness.
- Many of the residents are opposed to this project.
- The specifics of the proposed addition would reduce light in their back yard and the fire escape would protrude in the space between the adjacent house.
(-) John Anser – 2nd Discretionary Review Requestor
- The DR requestors are asking the Director to disapprove the third story addition as inconsistent with the character of the neighborhood.
- If the Director approves the project, they would like the project to be modified by reducing the livable square footage to 500 square feet. This will eliminate the need to include the rear fire escape that has generated too much controversy in the neighborhood.
(+) John Lum – Representing Project Sponsor – John Lum Architecture
- They met with the neighbors several times to try to work out a way to solve issues.
- The neighborhood is very diverse; it is not consistently two stories.
- He realizes that every neighborhood is special yet spot zoning is not allowed.
(+) Raymond Auker – Project Sponsor
- On the block where he lives there are a few three-story homes and some apartment buildings.
- Neighbors have been stating that this addition will set a precedent yet this is false.
- This design keeps within the design guidelines of the neighborhood.
(+) Wyatt Landisman
- He supports this project and agrees that this project does not hurt the character of the block or of the neighborhood in general.
ACTION: Director's recommendation is to take Discretionary Review and approve the project with modifications: 1) fire escape should be better integrated; 2) provide the separation at the 2nd story; 3) continue to work with staff.
15. 2002.0808D (G. NELSON: (415) 558-6257)
2341-2343 JACKSON STREET - south side between Fillmore and Webster Streets; Lot 025A in Assessor’s Block 0605 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of dwelling unit mergers, of Building Permit Application 2002.06.14.9140, proposing to convert a three-unit apartment building to a single-family dwelling. The proposal involves minor interior alterations, and the removal of an exterior stair. The property is located 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.
SPEAKER (S):
(+) Allan Levy – Allan M. Levy Architects
- He will be revising the design of the project appropriately with modifications suggested by staff: changing the bathroom arrangement; and the required outdoor open space will be configured so that it maintains what the planning code requires and allows him to keep the parking space.
ACTION: Director recommends that Discretionary Review be taken and plans that are approved reflect a merger from three units to two units. Plans to be provided after continuing to work with staff.
16. 2002.0803DDDD (G. NELSON: (415) 558-6257)
281-285 EDGEWOOD AVENUE - west side, south of Belmont Avenue; Lots 042 and 043 in Assessor’s Block 2641 - Requests for Discretionary Review of Building Permit Application Nos. 2002.03.15.1545, 2002.03.21.2036, and 2002.03.15.1545, proposing to construct a new, 27-foot tall single-family dwelling and a detached garage on a vacant lot, and to construct a second detached garage on an adjoining lot, within an RH-1(D) (Residential House, One-Family, Detached) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.
SPEAKER (S):
(-) David Di Francesco – 1st Discretionary Review Requestor
- Many of the adjacent neighbors oppose this project.
- Because so many neighbors are opposed to this project, he would like the Director to reject this project and allow for more of the neighborhood's input.
- He is also concerned with a variance that was allowed 10 years ago. There was a change to this variance yet there was no hearing held.
(-) Judith Harding – 2nd Discretionary Review Requestor
- The project is totally out of scale with what was agreed upon 10 years.
- The street is overburdened with cars. The house across the street has four families living there.
- The proposed house, because of its large scale, will allow for more than one family to live there.
- He urges the Director to have the planter boxes completely removed.
(+) Richard Dennis – Project Sponsor
- He has lived on this street for 45 years with his wife.
- They love their neighborhood and their neighbors.
- He is willing to take away the planter boxes.
(+) Brian Shane – Project Sponsor
- He believes that some of the neighbors have gotten used to amenities that they don't want to get rid of.
- There are a wide variety of designs throughout the neighborhood.
(+) Sara Shane
- She supports this project and hopes that the Director will allow this project to go forward since it's non intrusive and will not disturb anyone.
ACTION: Director recommended that Discretionary Review be taken and the project approved with modifications: 1) remove planters on the frontage; 2) protect trees; and 3) reduce bathroom on the basement level to a half bath and record this in a Notice of Special Restriction.
17. 2001.1152D (T. WANG: (415) 558-6335)
2429 14TH AVENUE - west side between Taraval and Ulloa Streets; Lot 004 in Assessor's Block 2411 - Request of Discretionary Review of Building Permit Application No. 2001.09.24.9024 to construct a third story vertical addition to an existing one-story over garage, single-family dwelling in an RH-1 (D)(Residential, House, One-Family, Detached Dwelling) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted
SPEAKER (S):
(-) Gloria Shih – Discretionary Review Requestor
- Every room in her home is very bright. She is concerned that the new construction will block this light.
- She would like to have the roof lowered and for a set back near her kitchen and dining area so that not so much light will be blocked.
(-) Brian Shih
- There is not much distance between the two homes.
- He would recommend revising the drawings and lowering the house a few feet.
(+) Bob Chan – Project Sponsor
- His family is growing and that is the reason why he would like to make this addition to his home.
- The addition will allow for two more bedrooms. He works at home so one bedroom will become a den.
- He does not intend to rent out any of the rooms. This addition will not lower the property values of neighboring homes as some people have stated.
- The addition will be similar in style with the existing home.
- This addition also meets the residential design guidelines.
(+) Lisa Wong – Project Architect
- The design of this addition is harmonious with the surrounding homes.
- She is available for questions.
ACTION: Director recommended that Discretionary Review be taken and the project approved with modifications: eliminate the internal attic above the existing second floor. Reduce it by at least two feet or whatever the Building Code requires.
18. 2002.0811D (T. WANG: (415) 558-6335)
2319 15TH STREET - south side between Beaver and Castro Streets; Lot 019 in Assessor's Block 2613 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Building Permit Application No. 2002.03.18.1711 to demolish an existing single-family dwelling and replace it with a new two-family dwelling 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 Demolition Building Permit Application as submitted.
SPEAKER (S):
(+) Richard Chu – Project Sponsor
- He supports this project and staff's recommendation.
ACTION: Director recommended that Discretionary Review not be taken and the permit approved.
19. 2001.1057DDD (S. SANCHEZ: (415) 558-6679)
330 25TH AVENUE - east side between California and Clement Streets; Lot 039 in Assessor’s Block 1409 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, and Discretionary Review requested by members of the public of Building Permit Application No. 2000.04.05.6501 proposing to demolish the existing two-story single-family dwelling and Discretionary Review requested by members of the public of Building Permit Application No. 2000.04.05.6504 proposing to construct a three-story two-unit building. The subject property is located within an RM-1 (Residential, Mixed, Low Density) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
SPEAKERS (S):
(-) Janet Kugler – 1st Discretionary Review Requestor
- She has a small cottage that is blocked by the two adjacent houses.
- The new addition will block even more sunlight to her home.
- She is concerned with the safety of her home since the addition will use up most of her front open space.
- If she gets her sunlight blocked, she will have to use more of her utilities.
(-) Charles Hoffman – 2nd Discretionary Review Requestor
- There will be only a small gap of open space and sunlight if this extension is allowed to go forward.
- He would like a shallower building. He has a garden and the addition would block the light.
(-) Andrew Eckers
- The existence of this cottage should be respected and it's light and air should be maintained.
(+) Amy Yu – Project Sponsor
- The reason for the extension is because there will be three families living in the building. One unit will be for her, her husband and ailing parents, and the other will be for an in-law and their families.
(+) Michael Yu
- (Spoke in Chinese. Interpreted by Amy Yu.)
- He does not own other houses. This is the house that they want to continue living in so that is why they want to expand.
ACTION: Director recommended that Discretionary Review not be taken and the permits granted.
20. 2000.744D (S. SANCHEZ: (415) 558-6679)
565 ARGUELLO BOULEVARD - west side between Geary Boulevard and Anza Street; Lot 013 in Assessor’s Block 1543 - Mandatory Discretionary Review, under the Planning Commission’s policy requiring review of housing demolition, of Building Permit Application 2000.02.23.2514 proposing to demolish the existing two-story single-family dwelling (the project also proposes the new construction of a five-unit building under separate permit). The subject property is located in an RM-2 (Residential, Mixed, Moderate Density) Zoning District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.
SPEAKER (S):
(+) John Lau - Project Sponsor
- He is available for questions.
ACTION: Director recommended that Discretionary Review not be taken and and the permit to allow demolition granted.
E. PUBLIC COMMENT
At this time, members of the public may address the Director of Planning or the Zoning Administrator on items of interest to the public that are within the subject matter jurisdiction of the Director of Planning or the Zoning Administrator except agenda items. With respect to agenda items, your opportunity to address the Director of Planning or the Zoning Administrator will be afforded when the item is reached in the meeting. Each member of the public may address the Director of Planning or the Zoning Administrator for up to three minutes.
None
Adjournment: 8:53 p.m.
THESE MINUTES WERE PROPOSED FOR ADOPTION AT THE ZONING ADMINISTRATOR/ DIRECTOR OF PLANNING MEETING ON THURSDAY, OCTOBER 10, 2002.
SPEAKERS: None
ACTION: Director Approved
Last updated: 11/17/2009 10:00:08 PM
