January 12, 2006SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, January 12, 2006
1:30 PM
Regular Meeting
President: Sue Lee
Vice-President: Dwight S. Alexander
Commissioners: Michael J. Antonini; Shelley Bradford Bell; Kevin Hughes;
William L. Lee; Christina Olague
Commission Secretary: Linda D. Avery
Commission Calendars are available on the Internet at http://www.sfgov.org/planning
or as a recorded message at (415) 558-6422.
View the meeting online at: http://www.sfgov.org/site/sfgtv_index.asp
Or
View the broadcast live, Thursdays on Cable Channel 78.
and
the re-broadcast on Fridays at 8:00 p.m., Cable Channel 26
THE AGENDA PACKET IS AVAILABLE FOR REVIEW AT THE PLANNING DEPARTMENT
1660 MISSION STREET, 5TH FLOOR RECEPTION
Commission Meeting Procedures
Material submitted by the public for Commission review prior to a scheduled hearing should be received by the Planning Department reception counter at 1660 Mission Street, 5th floor, no later than 5:00 PM the Wednesday (eight days) prior to the scheduled public hearing. Persons unable to attend a hearing may submit written comments regarding a calendared item to: Planning Commission, 1660 Mission Street, Suite 500, San Francisco, CA 94103-2414. Comments received by 11:00 AM on the day of the hearing will be made part of the official record and will be brought to the attention of the Planning Commission at the public hearing. Otherwise, submit material related to a calendared item at the scheduled hearing for distribution. For complete distribution to all Commissioners, necessary staff and case/docket/correspondence files, submit an original plus 10 copies. When sending e-mail correspondence to Commissioners, please copy the Commission Secretary at: linda.avery@sfgov.org
Pursuant to Government Code Section 65009, if you challenge, in court, (1) the adoption or amendment of a general plan, (2) the adoption or amendment of a zoning ordinance, (3) the adoption or amendment of any regulation attached to a specific plan, (4) the adoption, amendment or modification of a development agreement, or (5) the approval of a variance, conditional-use authorization, or any permit, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission, at, or prior to, the public hearing.
Commission action on conditional-uses and reclassification may be appealed to the Board of Supervisors within 30 days. Call (415) 554-5184 for more information. Commission actions after Discretionary Review may be appealed to the Board of Appeals within 15 days of action by the Central Permit Bureau. Call (415) 575-6880 for more information. Zoning Administrator action on a variance application may be appealed to the Board of Appeals within 10 days of issuance of the written decision.
The Commission has instituted a policy that, in most cases, they will not call an item for consideration after 10:00 PM. If an item is scheduled but not called or introduced prior to 10:00 PM, the Commission may continue the matter to the next available hearing. Items listed on this calendar will not be heard before the stated time.
Cell Phone and/or Sound-Producing Electronic Devices Usage at Hearings
Effective January 21, 2001, the Board of Supervisors amended the Sunshine Ordinance by adding the following provision: The ringing of and use of cell phones, pagers and similar sound-producing electronic devices are prohibited at this meeting. Please be advised that the Chair may order the removal from the meeting room of any person(s) responsible for the ringing or use of a cell phone, pager, or other similar sound-producing electronic devices (67A.1 Prohibiting the use of cell phones, pagers and similar sound-producing electronic devices at and during public meetings).
For more information related to Planning Commission matters, please call Linda D. Avery, Commission Secretary, at (415) 558-6407.
San Francisco Lobbyist Ordinance
Attention: Individuals and entities that influence or attempt to influence local legislative or administrative action my be required by the San Francisco Lobbyist Ordinance [SF Campaign and Governmental Conduct Code Section 21.00-2.160] to register and report lobbying activity. For more information about the Lobbyist Ordinance, please contact the Ethics Commission at 30 Van Ness Avenue, Suite 3900, San Francisco, CA 94102; telephone (415) 581-2300; fax (415) 581-2317; and web site http//www.sfgov.org/ethics.
Accessible Meeting Policy
Hearings are held at City Hall, 1 Dr. Carlton B. Goodlett Place, Room 400, fourth floor, San Francisco, CA. The closest accessible BART station is the Civic Center station located at the intersection of Market, Hyde and Grove Streets. Accessible curbside parking has been designated at points along McAllister Street. Accessible MUNI lines serving City Hall are the 9 San Bruno and 71 Haight/Noriega and the F Line. Accessible MUNI Metro lines are the J, K, L, M, and N. For more information regarding MUNI accessible services, call (415) 923-6142. Requests for American sign language interpreters, sound enhancement systems and/or language translators will be available upon request by contacting Lulu Hwang at (415) 558-6318 at least 48 hours prior to a hearing. A sound enhancement system will be available upon request at the meetings. Please contact Services for the Deaf and Hearing Impaired at 557-5533 (TDD) or 557-5534 (Voice) at least 48 hours prior to the meeting. Late requests will be honored if possible. A person who is deaf or hearing impaired may gain meeting information prior to the meeting by calling 557-4433 (TDD) or 557-4434 (Voice). In addition, the California Relay Service can be used by individuals with hearing and speech impairrments by calling 1-800-735-2929 (TDD) or 1-800-735-2922 (Voice). Minutes of the meetings are available in alternative formats. If you require the use of a reader during the meeting, please contact the Library for the Blind and Print Handicapped at 292-2022 at least 48 hours in advance of need. Accessible seating for persons with disabilities (including those using wheelchairs) will be available at meetings. Individuals with severe allergies, environmental illnesses, multiple chemical sensitivity or related disabilities should call our accessibility hotline at (415) 554-8925 to discuss meeting accessibility. In order to assist the City’s efforts to accommodate such people, attendees at public meetings are reminded that other attendees may be sensitive to various chemical-based products. Please help the City to accommodate these individuals.
Know Your Rights Under the Sunshine Ordinance
Government's duty is to serve the public, reaching its decisions in full view of the public. Commissions, boards, councils and other agencies of the City and County exist to conduct the people's business. This ordinance assures that deliberations are conducted before the people and that City operations are open to the people's review.
For more information on your rights under the Sunshine Ordinance (Chapter 67 of the San Francisco Administrative Code) or to report a violation of the ordinance, contact Adele Destro, Interim Administrator, 1 Dr. Carlton B. Goodlett Place, Room 409, by phone at (415) 554-7724, by fax at (415) 554-7854 or by E-mail at sotf@sfgov.org.
Copies of the Sunshine Ordinance can be obtained from the Clerk of the Sunshine Task Force, the San Francisco Library and on the City’s website at www.sfgov.org/bdsupvrs/sunshine..
COMMUNICATIONS
Note: Each item on the Consent or Regular calendar may include the following documents:
1) Planning Department Case Executive Summary
2) Planning Department Case Report
3) Draft Motion or Resolution with Findings and/or Conditions
4) Public Correspondence
These items will be available for review at the Planning Department, 1660 Mission St., 5th floor reception.
1:30 PM _________
ROLL CALL: Commission President: Sue Lee
Commission Vice-President: Dwight S. Alexander
Commissioners: Michael J. Antonini; Shelley Bradford Bell; Kevin Hughes; William L. Lee; Christina Olague
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. 2005.0541XCV (A. LIGHT: (415) 558-6254)
49 KEARNY STREET - west side between Geary and Post Streets, Lot 2, in Assessor's Block 310 - Request for: 1) a Determination of Compliance under Section 309 of the Planning Code to permit conversion of an existing office building to approximately 7 residential dwelling units, with an exception to the Planning Code rear yard requirement; 2) a Conditional Use authorization to exceed the principally permitted dwelling unit density for the subject site; and 3) for the granting by the Zoning Administrator of residential open space and parking variances; for the subject property, which is in the C-3-O Zoning District and a 80-130-F Height and Bulk District. The Zoning Administrator will hear the variance application concurrently with the Planning Commission. The proposal is to convert the existing office use on the top seven floors of the subject building to approximately 7 dwelling units (one per floor at approximately 1,200 square feet, retaining existing ground floor retail use. Some common residential open space would be created on the rooftop of the subject building, but less would be provided than the minimum required by the Planning Code due to roof size and fire code restrictions. No parking would be provided in order to preserve the building’s historic façade, to avoid creating automobile/pedestrian conflicts, and also due to the subject lot’s narrow width of 20 feet.
(Proposed for Continuance to January 19, 2006)
2. 2005.0816C (A. LIGHT: (415) 558-6254)
55 STOCKTON STREET - southwest corner of intersection with O’Farrell Street, Lot 1, in Assessor's Block 327 ‑ Request for a Conditional Use authorization to convert three dwelling units to office space, for the subject property, which is in the C-3-R Zoning District and a 80-130-F Height and Bulk District. The proposal is to convert three dwelling units to office space on the top floor of the existing subject eight-story mixed use building, which contains retail use on the first three levels, office use on the fourth through seventh levels, plus the subject three dwelling units occupying the eighth floor. The Fashion Institute of Design and Merchandising, which currently occupies office space on three floors of the subject building, needs additional office space and plans to occupy the eighth floor of the building where the three dwelling units are currently located.
(Proposed for Continuance to January 19, 2006)
3a 2004.1160D (G. CABREROS: (415) 558-6169)
2426 GREENWICH STREET - north side between Scott and Pierce Streets; Lot 008 in Assessor's Block 0512 - Request for Discretionary Review of Demolition Permit Application No. 2005.03.10.7193 proposing to demolish a two-story, single-family residence 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.
(Proposed for Continuance to January 19, 2006)
3b. 2005.0922D (G. CABREROS: (415) 558-6169)
2426 GREENWICH STREET - north side between Scott and Pierce Streets; Lot 008 in Assessor's Block 0512 - Request for Discretionary Review of Building Permit Application No. 2005.03.10.7197 proposing to construct a four-story, two-unit building 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.
(Continued from Regular Meeting of December 15, 2005)
(Proposed for Continuance to January 19, 2006)
4. POLICY UPDATE (J. Ionin: (415) 558-6309)
Dwelling Unit MergerS - Mandatory Discretionary Review Policy for Dwelling Unit Mergers. The update includes modified criteria and administrative relief for certain types of mergers.
Preliminary Recommendation: Approval.
(Continued from Regular Meeting of November 10, 2005)
NOTE: On November 10, 2005, following public testimony, the Commission closed public hearing and continued the matter to January 12, 2006, by a vote +5 –0, Commissioner Hughes and Lee were absent.
(Proposed for Continuance to January 26, 2006)
5. 2005.1270DDD (M. SMITH: (415) 558-6332)
4231 & 4234 24TH STREET - south side between Diamond and Douglass Streets, Lot 044 in Assessor’s Block 6505 - Requests for Discretionary Review of Building Permit Application No. 2004.07.19.9187, proposing to construct a one-story vertical addition on a nonconforming mixed-use building, located in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of November 10, 2005)
(Proposed for Continuance to February 23, 2006)
6a. 2005.0480CV (J. PURVIS: (415) 558-6354)
2814-2824 JENNINGS STREET - west side at Egbert Avenue, Lot 001 in Assessor’s Block 4912 - Request for Conditional Use authorization under Planning Code Sections 303 and 215(a) to allow conversion of approximately 4,000 gross square feet of commercial space into five dwelling units without access to parking or open space. The site is within an M-1 (Light Industrial) Use District, a 40-X Height and Bulk District, the Restricted Light Industrial Special Use District, and an Industrial Protection Zone pursuant to Planning Commission Resolution No. 16202.
Preliminary Recommendation: Approve the Conditional Use with modifications and conditions.
(Continued from Regular Meeting of December 15, 2005)
(Proposed for Continuance to February 2, 2006)
6b. 2005.0480CV (J. PURVIS: (415) 558-6354)
2814-2824 JENNINGS STREET - west side at Egbert Avenue, Lot 001 in Assessor’s Block 4912 - Request for Off-street Parking, Open Space and Rear Yard Variances under Planning Code Section 305 to allow conversion of approximately 4,000 gross square feet of commercial space into five dwelling units without access to parking or open space. The site is within an M-1 (Light Industrial) Use District, a 40-X Height and Bulk District, the Restricted Light Industrial Special Use District, and an Industrial Protection Zone pursuant to Planning Commission Resolution No. 16202.
(Continued from Regular Meeting of December 15, 2005)
(Proposed for Continuance to February 2, 2006)
6c. 2005.0481DV (J. PURVIS: (415) 558-6354)
2826-2838 JENNINGS STREET - west side at Fitzgerald Avenue, Lot 002 in Assessor’s Block 4912 - Staff-initiated Discretionary Review under Planning Code Section 311, of a building permit to convert approximately 1,200 gross square feet of commercial space to three new dwellings units without access to parking or open space, subject to variance. The site is within an RM-1 (Residential, Mixed, Low Density) Use District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and disapprove the building permit.
(Continued from Regular Meeting of December 15, 2005)
(Proposed for Continuance to February 2, 2006)
6d. 2005.0481DV (J. PURVIS: (415) 558-6354)
2826-2838 JENNINGS STREET - west side at Fitzgerald Avenue, Lot 002 in Assessor’s Block 4912 - Request for Off-street Parking, Open Space and Rear Yard Variances under Section 305 to allow conversion of approximately 1,200 gross square feet of commercial space to three new dwellings units without access to parking or open space. The site is within an RM-1 (Residential, Mixed, Low Density) Use District and a 40-X Height and Bulk District.
(Continued from Regular Meeting of December 15, 2005)
(Proposed for Continuance to February 2, 2006)
7. 2005.0722D (I. WILSON: (415) 558-6163)
2600 CHESTNUT STREET - north side at the corner of Richardson Drive; Lot 005A in Assessor's Block 0932 - Request for Discretionary Review of Building Permit Application No. 2004.10.26.7675, proposing to build a three-story addition over the existing yard at the east side of the lot, and a two-story addition over the existing one-story garage structure, in an 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 project as revised.
(Proposed for continuance to February 16, 2006)
8. 2005.0456EC (K. Amdur: (415) 558-6351)
55 Page Street - south side between Franklin and Gough Streets, Lot 9 (formerly Lots 7 and 8) in Assessor’s Block 854 - Request for Conditional Use authorization to modify conditions of approval for a previously approved residential project proposed for the subject site but not yet constructed. That project would remodel an existing building at 49 Page Street demolish an existing building at 53 Page St., and construct an 8-story residential building with 128 dwelling units, ground floor commercial space and 126 parking spaces in a below-grade parking garage. The proposed modifications would change conditions of approval (1) related to the Below Market Rate (BMR) units, to allow them to be sold rather than restricting them to rental tenure only and (2) to "un-bundle" the residential parking spaces (to allow units to be sold without parking spaces). This project is within an NC-3 District and an 80-A Height and Bulk District.
Preliminary Recommendation: Approval w/conditions to "un-bundle" parking and Disapproval of ownership tenure for BMR units.
(Continued from the Regular Meeting of October 27, 2005)
(Proposed for Indefinite Continuance)
9a. 2005.0148DDV (J. PURVIS: (415) 558-6354)
1140 POTRERO AVENUE - west side north of 24th Street; Lot 009 in Assessor’s Block 4211 - Neighbor-Initiated Discretionary Review and Mandatory Discretionary Review under Planning Commission policy requiring review of all replacement structures following residential demolition, of Building Permit Application No. 2004.07.23.9619 proposing the construction of a three-story-over-garage, three-family dwelling in an RH-3 (Residential, House, Three-Family) Use District, and a 65-A Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and Disapprove the Replacement Building.
(Continued from Regular Meeting of December 1, 2005)
NOTE: On December 7, 2005, the Board of Appeals upheld the Planning Commission's decision of July 21, 2005 to take Discretionary Review and deny Demolition Permit Application No. 2004.07.23.9615, which was the subject of Case No. 2004.1234D. Therefore, all matters related to the replacement building, the subject of Case No. 2005.0148DDV are hereby cancelled.
9b. 2005.0148DDV (J. PURVIS: (415) 558-6354)
1140 POTRERO AVENUE - west side north of 24th Street; Lot 009 in Assessor’s Block 4211 - Front Setback Variance under Seciton 132 of the Planning Code to construct a three-story-over-garage, three-family dwelling within 6.5 feet of the front property line, whereas a 15-foot setback would be required under Section 132. The property is within an RH-3 (Residential, House, Three-Family) Use District, and a 65-A Height and Bulk District.
(Continued from Regular Meeting of December 1, 2005)
NOTE: On December 7, 2005, the Board of Appeals upheld the Planning Commission's decision of July 21, 2005 to take Discretionary Review and deny Demolition Permit Application No. 2004.07.23.9615, which was the subject of Case No. 2004.1234D. Therefore, all matters related to the replacement building, the subject of Case No. 2005.0148DDV are hereby cancelled.
B. COMMISSIONERS’ QUESTIONS AND MATTERS
10. Commission Comments/Questions
11. Proposed adoption of Planning Commission hearing schedule for 2006.
C. DIRECTOR’S REPORT
12. Director’s Announcements
13. Review of Past Week’s Events at the Board of Supervisors and Board of Appeals
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.
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.
14a. 2005.0955CV (A. HESIK: (415) 558-6602)
1684-1698 Market Street - northeast corner at Gough Street, Lot 006 in Assessor’s Block 0854 - Request for Conditional Use authorization to expand an existing full-service restaurant (dba “Espetus Churrascaria”) from 1,949 gross square feet to 9,990 gross square feet. The proposed use is not formula retail as defined in Section 703.3 of the Planning Code. The existing restaurant is proposing to expand laterally into adjacent vacant commercial space that was previously occupied by an office use (dba “Rent Tech”) and vertically into vacant commercial space in the second story and basement. There will be no physical expansion of the existing building. The site is within an NC-3 (Moderate-Scale Neighborhood Commercial) District and an 80-A Height and Bulk District. The Zoning Administrator will hold a simultaneous hearing to consider a request for an off-street parking variance.
Preliminary Recommendation: Approval with Conditions
14b. 2005.0955CV (A. HESIK: (415) 558-6602)
1684-1698 Market Street - northeast corner at Gough Street, Lot 006 in Assessor’s Block 0854 - Off-street parking variance sought. The proposal is to expand an existing full-service restaurant (dba “Espetus Churrascaria”) from 1,949 gross square feet to 9,990 gross square feet. The existing restaurant is proposing to expand laterally into adjacent vacant commercial space that was previously occupied by an office use (dba “Rent Tech”) and vertically into vacant commercial space in the second story and basement. There will be no physical expansion of the existing building. The site is within an NC-3 (Moderate-Scale Neighborhood Commercial) District and an 80-A Height and Bulk District. The parking requirement for the proposed project is 23 spaces, and the project is proposing zero spaces. The application for variance will be considered by the Zoning Administrator.
F. REGULAR CALENDAR
15. 2005.1036ET: (T. OJEDA: (415) 558-6251)
Consideration of an ordinance initiated by Supervisor Jake McGoldrick on October 11, 2005 which would amend Planning Code Sections 315.2 and 315.3 to expand application of the Inclusionary Affordable Housing Program from proposed residential projects of 10 or more units to proposed residential projects of five or more units and making environmental findings and findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan. The City Planning Commission held an informational hearing on this matter on December 8, 2005.
Preliminary Staff Recommendation: After public testimony, staff will present its recommendation to the Commission.
16. 2005.1116ET (T. OJEDA: (415) 558-6251)
Consideration of an ordinance initiated by Supervisor Chris Daly on November 22, 2005 which would amend Planning Code Sections 315.1, 315.2, 315.4 and 315.5 to increase inclusionary affordable housing requirements for all proposed residential developments of 10 units or more; adjust the income calculation methods to reflect City and County of San Francisco median income calculations; and make environmental findings and findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan. The City Planning Commission held an informational hearing on this matter on December 8, 2005. Preliminary Recommendation: Pending.
Preliminary Staff Recommendation: After public testimony, staff will present its recommendation to the Commission.
17. 2002.1129E (L. GIBSON: (415) 558-5993)
San Francisco Marina Renovation Project- Informational presentation by the project sponsor to address comments regarding the scope of the proposed project raised by the public and the Planning Commission at the October 6, 2005 hearing on the Draft EIR for the project - The proposed project is the renovation of the San Francisco Marina at 3950 Scott Street (Assessor’s Block 900, Lot 003). Water-side improvements would include installation and removal of breakwater structures; reconstruction of degraded rip-rap shoreline slopes; maintenance dredging; replacement and reconfiguration of the floating docks and slips; replacement of gangways and security gates; installation and refurbishment of oily water and sewage pumpout facilities; and upgrade of electrical, water, and lighting services on the docks. Land-side improvements would include renovation of marina restroom, shower, and office buildings; conversion of the vacant former Navy Degaussing Station into office space; construction of a new 1,000-square-foot maintenance building; and restriping of existing parking lots. The project site is within a P (Public) Use District and an OS (Open Space) Height and Bulk District.
Preliminary Recommendation: No action required. Information presentation only.
Note: This is not a hearing on the Draft EIR. The Draft EIR hearing follows as a separate item on the Planning Commission agenda.
18. 2002.1129E (L. GIBSON: (415) 558-5993)
San Francisco Marina Renovation Project- Public hearing on Draft Environmental Impact Report (EIR) - The proposed project is the renovation of the San Francisco Marina at 3950 Scott Street (Assessor’s Block 900, Lot 003). Water-side improvements would include installation and removal of breakwater structures; reconstruction of degraded rip-rap shoreline slopes; maintenance dredging; replacement and reconfiguration of the floating docks and slips; replacement of gangways and security gates; installation and refurbishment of oily water and sewage pumpout facilities; and upgrade of electrical, water, and lighting services on the docks. Land-side improvements would include renovation of marina restroom, shower, and office buildings; conversion of the vacant former Navy Degaussing Station into office space; construction of a new 1,000-square-foot maintenance building; and restriping of existing parking lots. The project site is within a P (Public) Use District and an OS (Open Space) Height and Bulk District.
Preliminary Recommendation: No action required. Public hearing to receive comments only.
Note: A public hearing on the Draft EIR was held on October 6, 2005. An additional hearing on the Draft EIR has been calendared at the request of the Planning Commission. The public review period has been extended to 5 p.m. on January 19, 2006.
3:30 P.M.
19. 2005.1047D (S. VELLVE: (415) 558-6263)
739 - 12TH AVENUE - west side between Cabrillo and Fulton Streets; Lot 010 in Assessor's Block 1655 - Request for Discretionary Review of Building Permit Application No. 2004.12.16.1639 proposing to construct a three-story horizontal addition at the rear of a three-story single-family residence in an RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.
20. 2005.0991C (S. VELLVE: (415) 558-6263)
3011 STEINER STREET - west side between Union and Filbert Streets; Lot 004A in Assessor’s Block 0535 - Request for Conditional Use authorization pursuant to Sections 303 and 186.1(b) of the Planning Code to expand a nonconforming full-service restaurant (Terzo) into the rear yard area within the Union Street Neighborhood Commercial District and a 40-X Height and Bulk District. Conditional use is required to expand the nonconforming full-service restaurant into a proposed rear horizontal addition.
Preliminary Recommendation: Approval with Conditions.
(Continued from Regular Meeting of December 15, 2005)
21. 2005.0608DD (K. CONNER: (415) 575-6914)
83 POPE STREET - east side between Morse Street and Hollywood Court; Lot 048 in Assessor’s Block 6463 - Requests for Discretionary Review of Building Permit Application No. 2005.03.03.6737, proposing to add a second story addition at the rear of the building and add on to the western side of a single-family dwelling 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 project as submitted.
22. 2005.1033D (T. TAM: (415) 558-6325)
124, 126, 128, 128A JERSEY STREET - north side between Vicksburg and Church Streets, Lot 9 in Assessor's Block 6509 - Mandatory Discretionary Review, under the Planning Commission's Policy on Dwelling Unit Mergers (Resolution No.16078), of Building Permit Application No. 2005.08.31.1738, proposing to merge two existing units (128 and 128A Jersey Street) in a three-unit building into one unit. The proposal will reduce the total number of dwelling units on the property from four to three units. The property is located in the RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Recommendation: Do not take Discretionary Review and approve the proposed merger.
23. 2004.0400D (G. CABREROS: (415) 558-6169)
730 GREAT HIGHWAY - east side between Balboa and Cabrillo Streets; Lot 003 in Assessor's Block 1595 - Request for Discretionary Review of Building Permit Application Nos. 2003.05.29.5813 and 2005.10.18.5856 proposing to construct two three-story, two-unit buildings (four units total) on the vacant subject lot in an RM-1 (Residential, Mixed, Low-Density) District and a 40-X Height and Bulk District. The subject lot is bounded on three sides by the Ocean Parc Village Planned Unit Development.
Preliminary Recommendation: Do not take Discretionary Review and Approve
(Continued from Regular Meeting of December 8, 2005)
24. 2005.0751D (G. CABREROS: (415) 558-6169)
733 27TH AVENUE - west side between Balboa and Cabrillo Streets; Lot 003 in Assessor's Block 1617 - Request for Discretionary Review of Building Permit Application No. 2004.05.12.3640, proposing to construct a new third floor, a rear horizontal addition and a side horizontal addition to the existing two-story, two-unit building 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.
(Continued from Regular Meeting of December 15, 2005)
25. 2005.0578D (D. SIROIS: (415) 558-6313)
1401-1409 Castro Street - east side between Jersey & 25th
Street, Lot 025, in Assessor's Block 6538 - Mandatory Discretionary Review, under the Planning Commission's Policy on Dwelling Unit Mergers (and dwelling unit removal), of Building Permit Application No. 2005.05.02.1317, proposing to convert a cottage located at the rear of the property from residential use to commercial use. The subject property is located in the 24th Street, Noe Valley Neighborhood Commercial District in a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and disapprove the residential conversion to commercial use.
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))
Adjournment:
