May 27, 2004SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, May 27, 2004
1:30 PM
Regular Meeting
President: Shelley Bradford Bell
Vice-President: Sue Lee
Commissioners: Michael J. Antonini;
Rev. Edgar E. Boyd;
Kevin Hughes;
William L. Lee
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.
To view the hearing in progress on the Internet: http://www.sfgov.org/sfgtv
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 Donna Hall, 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 Donna_Hall@ci.sf.ca.us.
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: Shelley Bradford Bell
Commission Vice-President: Sue Lee
Commissioners: Michael J. Antonini; Rev. Edgar E. Boyd; Kevin Hughes; William L. Lee
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. 2004.0058D (D. SIROIS: ( 415) 558-6313)
1430 43RD AVENUE - east side between Kirkham and Judah; Lot 038 in Assessor’s Block 1811 - Request for Discretionary Review of building permit application No. 2003.09.04.3873 seeking to construct a vertical addition and lateral addition on an existing single-family dwelling in an RH-1 (Residential House, Single-Family) District and in a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve permit with modifications.
(Continued from Regular Meeting of May 13, 2004)
(Proposed for Continuance to June 10, 2004)
2. 2003.0106D (M. WOODS: (415) 558-6315)
1910-12 STEINER STREET - east side between Wilmot and Bush Streets; Lot 018 in Assessor's Block 0659 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all dwelling unit mergers, of Building Permit Application No. 2003.06.16.7169, proposing to merge two dwelling units to a single-family residence in an RH-3 (Residential, House, Three-Family) District and 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and disapprove the proposed dwelling unit merger.
(Continued from Regular Meeting of March 25, 2004)
(Proposed for Continuance to June 24, 2004)
3a. 2004.0032D (J. PURVIS: (415) 558-6354)
43 HAMILTON STREET - east side south of Silver Avenue; Lot 007 in Assessor’s Block 5919 - Mandatory Discretionary Review, under Planning Commission policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2002.10.17.9296 proposing the demolition of a one-story, single-family dwelling in an RH-1 (Residential, House, One-Family) Use District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve demolition.
(Continued fro Regular Meeting of April 22, 2004)
(Proposed for Continuance to July 1, 2004)
3b. 2004.0033D (J. PURVIS: (415) 558-6354)
43 HAMILTON STREET – east side south of Silver Avenue; Lot 007 in Assessor’s Block 5919 - Mandatory Discretionary Review, under Planning Commission policy requiring review of all replacement structures following residential demolition, of Building Permit Application No. 2002.10.17.9298 proposing the construction of a two-story single-family dwelling in an RH-1 (Residential, House, One-Family) Use District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve project.
(Continued from Regular Meeting of April 22, 2004)
(Proposed for Continuance to July 1, 2004)
4a. 2003.0047DDDDDDDDDDDV (G. NELSON: (415) 558-6257)
44 LURMONT TERRACE - a cul-de-sac on the north side of Leavenworth Street between Greenwich and Lombard Streets; Lot 025 in Assessor’s Block 0071 - Mandatory Discretionary Review and Requests for Discretionary Review of Building Permit Application No. 2003.05.08.4122, proposing the construction of a four-story, single-family dwelling within an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District. The related demolition, Case No. 2004.0030D is not before the Commission under the Residential Demolition Policy because the home to be demolished is appraised at greater than $1.2 million.
Preliminary Recommendation: Take Discretionary Review and approve with modifications.
(Continued from Regular Meeting of March 11, 2004)
NOTE: On March 11, 2004, following public testimony, the Commission continued the matter to May 27, 2004, by a vote +5 -2. Commissioners expressed concern with the size of the proposed house, the unusable interior space, and the top floor. Commissioners Boyd and Feldstein were absent. Public Hearing Remains Open.
DISCRETIONARY REVIEW REQUESTS HAVE BEEN WITHDRAWN
4b. 2003.0047DDDDDDDDDDDV (G. NELSON: (415) 558-6257)
44 LURMONT TERRACE - a cul-de-sac on the north side of Leavenworth Street between Greenwich and Lombard Streets; Lot 025 in Assessor’s Block 0071 - Request for Variance from the rear yard requirements of the Planning Code to construct a single-family dwelling partially into the required rear yard, within an RH-3 (Residential, House, Three-family) District, and a 40-X Height and Bulk District. Section 134 of the Planning Code states that in an RH-3 District, in the case of any lot that abuts along both its side lot lines upon lots with buildings that front on another street or alley, the minimum rear yard depth shall be 25 percent of the total depth of the lot, or 15 feet, whichever is greater. On the approximately 80-foot deep subject lot, this results in a rear yard requirement of 20 feet, with the south side of the lot being considered the rear. The proposed construction would project into the required rear yard by up to 11 feet at the ground (garage) floor level, extending to within 9 feet of the south property line. The application requesting a Variance will be heard by the Zoning Administrator.
(Continued from Regular Meeting of March 11, 2004)
` Zoning Administrator Continued Item to May 27, 2004. Public Comment Remains Open.
REAR YARD VARIANCE HAS BEEN WITHDRAWN
5. 2003.0724C (M. WOODS: (415) 558-6315)
1287-89 11TH AVENUE - west side between Irving Street and Lincoln Way; Lot 19, in Assessor’s Block 1739 - Request for Conditional Use authorization under Sections 303 and 730.39 of the Planning Code to demolish two residential units on the second and third floors of a building on an approximately 2,400 square-foot lot in the Inner Sunset Neighborhood Commercial District and a 40-X Height and Bulk Districts. The proposed project would demolish the existing two-story over garage, two-family building and construct a new three-story over three-car garage building containing three dwelling units.
Preliminary Recommendation: Pending
(Continued from Regular Meeting of April 15, 2004)
CONDITIONAL USE APPLICATION HAS BEEN WITHDRAWN
6. 2004.0216D (S. SNYDER: (415) 558-6543)
459 RHODE ISLAND STREET - East side between Southern Heights Avenue and 22nd Streets; Lot 44 in Assessor’s Block 4095 - Request for Discretionary Review of Building Permit Application No. 2003.10.29.8840, proposing to raise the walls and create a gable roof on a dwelling in an RH-2 (House, Two Family) District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve revised building permit application as submitted.
(Continued from Regular Meeting of May 13, 2004)
DISCRETIONARY REVIEW APPLICATION HAS BEEN WITHDRAWN
B. COMMISSIONERS’ QUESTIONS AND MATTERS
7. Commission Comments/Questions
C. DIRECTOR’S REPORT
8. Director’s Announcements
9. Review of Past Week’s Events at the Board of Supervisors and Board of Appeals
D. PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED
At this time, members of the public who wish to address the Commission on agenda items that have already been reviewed in a public hearing at which members of the public were allowed to testify and the public hearing has been closed, must do so at this time. Each member of the public may address the Commission for up to three minutes.
E. CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED
10a. 2004.0063D (G. CABREROS: (415) 558-6169)
141 WILLARD NORTH STREET - west side between Turk Street and Golden Gate Avenue; Lot 005 in Assessor's Block 1142 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all housing demolition permits, of Demolition Permit Application No. 2003.05.22.5283, proposing to demolish an existing two-unit building in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and disapprove demolition.
(Continued from Regular Meeting of May 6, 2004)
NOTE: On May 6, 2004, following public testimony, the Commission closed the public hearing and continued the matter to May 27, 2004 by a vote +4 –0 to allow the absent Commissioners the opportunity to participate in the final action. Commissioners Bradford-Bell and Sue Lee were absent.
10b. 2004.0064D (G. CABREROS: (415) 558-6169)
141 WILLARD NORTH STREET - west side between Turk Street and Golden Gate Avenue; Lot 005 in Assessor's Block 1142 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of new residential buildings in association with residential demolitions, of Building Permit Application No. 2003.05.22.5280, proposing to construct a new four-story, two-unit building in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and disapprove the application.
(Continued from Regular Meeting of May 6, 2004)
NOTE: On May 6, 2004, Following public testimony, the Commission closed the public hearing and continued the matter to May 27, 2004 by a vote +4 –0 to allow the absent Commissioners the opportunity to participate in the final action. Commissioners Bradford-Bell and Sue Lee were absent.
11. 2003.1015E (N. TURRELL: (415) 558-5994)
1905 MISSION STREET - Assessor’s Block 3553, Lots 27, 28, 29, and 30 - Appeal of a Preliminary Mitigated Negative Declaration. The proposed project involves the construction of an approximately 34,369-gross-square-foot (gsf), 24-unit, five-story, residential building, which would contain about 26,900 gsf of residential use, 2,600 gsf of retail use, and 5,000-gsf of garage with 24 parking spaces. The proposed project would also include the demolition of three existing commercial buildings. Two of these buildings with a total square footage of 4,431 gsf are located at 1911 Mission Street. The third building, consisting of 1,320 square feet is located at 1581 15th Street. The approximately 8,670-square-foot project site is located at the southeast corner of Mission and 15th Streets in the Mission District. The site is in the NC-3 (Moderate-Scale Neighborhood Commercial) District, and is in an 80-B height and bulk district.
Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration
(Continued from Regular Meeting of May 13, 2004)
NOTE: On May 13, 2004, following public testimony, the Commission closed public hearing and continued the matter to May 27, 2004 by a vote +5 –0 in order to obtain more information from the Mayor’s Office of Economic Development. Commissioner Boyd was absent.
F. REGULAR CALENDAR
12. 2003.1250L (T. TAM: (415) 558-6325)
1201 ORTEGA STREET - southwest corner at 19th Avenue, Assessor's Block 2115, Lot 37. Landmark Designation. The proposal is to designate the Infant Shelter/San Francisco Conservatory of Music building, constructed in 1928, as City Landmark No. 242. The property is zoned RH-2 (Residential, House, Two-Family) and is in a 40-X Height and Bulk District.
Preliminary Recommendation: Approve Landmark Designation.
(Continued from Regular Meeting of May 27, 2004)
13a. 2003.1048CTZV (K. McGEE: (415) 558-6367)
A ZONING MAP CHANGE TO ESTABLISH THE THIRD STREET AND OAKDALE AVENUE AFFORDABLE HOUSING SPECIAL USE DISTRICT - Consideration of an Ordinance to amend Section Map 10 of the Zoning Map of the City and County of San Francisco to rezone the property described as Assessor's Block 5322, Lot 45, southwest corner of Oakdale Avenue and Third Street, from NC-3 (Moderate-Scale Neighborhood Commercial District) with a 40-X height and bulk designation to establish the Third Street and Oakdale Avenue Affordable Housing Special Use District with a 50-X height and bulk designation.
Preliminary Recommendation: Approval with Conditions
13b. 2003.1048CTZV (K. McGEE: (415) 558-6367)
A ZONING TEXT CHANGE TO ESTABLISH THE THIRD STREET AND OAKDALE AVENUE AFFORDABLE HOUSING SPECIAL USE DISTRICT - Consideration of an Ordinance to amend the San Francisco Planning Code by adding Section 249.27 to create the Third Street and Oakdale Avenue Affordable Housing Special Use District for the property described as Assessor's Block 5322, Lot 45, southwest corner of Oakdale Avenue and Third Street. The establishment of the Third Street and Oakdale Avenue Affordable Housing Special Use District permits the construction of 15 affordable housing units, under a density bonus, and allows for the provision of 4 parking spaces where 15 are required, with Conditional Use Authorization. The site is in an NC-3 (Moderate-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
13c. 2003.1048CTZV (K. McGEE: (415) 558-6367)
4800 THIRD STREET - southwest corner at Third Street; Lot 45 in Assessor's Block 5322 - Request for conditional use authorization under Section 303 of the Planning Code to allow for the construction of a mixed-use development consisting of 15 dwelling units, and approximately 3,000 square feet of commercial/retail space at the ground level and to provide 4 parking spaces, in an NC-3 (Moderate-Scale Neighborhood Commercial) District and a 40-X Height and Bulk District, and in the proposed Third Street and Oakdale Avenue Affordable Housing Special Use District and 50-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions
13d. 2003.1048CTZV (K. McGEE: (415) 558-6367)
4800 THIRD STREET - southwest corner at Third Street; Lot 45 in Assessor's Block 5322 - Request for a Rear Yard Variance under Section 134 of the Planning Code, to allow for the construction of a mixed-use development consisting of 15 dwelling units, and approximately 3,000 square feet of commercial/retail space at the ground level with a rear yard equal to only 21% of the lot area, in an area which requires 25% of lot area under Planning Code Section 134(e), in an NC-3 (Moderate-Scale Neighborhood Commercial) District and in the proposed Third Street and Oakdale Avenue Affordable Housing Special Use District.
14a. 2003.1051RZ (R. CRAWFORD: (415) 558-6358)
DE LONG STREET/ HEAD STREET/ SANTA CRUZ AVENUE/ SAN DIEGO AVENUE, HABITAT FOR HUMANITIES - Assessor's Block 7153 Lots 008, 008A, 009, 010, 011, 012, 013, 014, Assessor’s Block 7154 Lot 023, Assessor’s Block 7174 Lots 004, 007, 008, 009, 025, 026, 027, 028, 029, 030, 031, 047, and 048. Request for an Amendment to the Zoning Map to change the zoning classification from P, Public Use to RH-1, Residential House, One Family for various parcels of excess BART property. This Project is located within a P, Public Use, District and within the 40-X Height and Bulk District.
Preliminary Recommendation: Approval
14b. 2003.1051RZ (R. CRAWFORD: ( 415) 558-6358)
DE LONG STREET/ HEAD STREET/ SANTA CRUZ AVENUE/ SAN DIEGO AVENUE, HABITAT FOR HUMANITIES- Assessor's Block 7153 Lots 008, 008A, 009, 010, 011, 012, 013, 014, Assessor’s Block 7154 Lot 023, Assessor’s Block 7174 Lots 004, 007, 008, 009, 025, 026, 027, 028, 029, 030, 031, 047, and 048. Referral for General Plan Consistency for publicly assisted private housing for various parcels of excess BART property. This Project is located within a P, Public Use, District and within the 40-X Height and Bulk District.
Preliminary Recommendation: Find that public assistance for the Project is consistent with the General Plan
15. 2003.0304E (J. NAVARRETE: (415) 558-5975)
829 FOLSOM STREET – South side between 4th and 5th Streets, a through lot to Shipley Street; Lot 091 in Assessor’s Block 3752. Appeal of Preliminary Negative Declaration The proposed project is new construction of 69 residential units in a nine-story, 85-foot tall, approximately 92,900 gross square-foot building covering a 10,313 square-foot site. A public parking lot currently occupies the project site, which would be demolished. Up to 62 parking spaces would be located in a basement-parking garage with parking entrances/exits on Shipley Street. There would be up to 5,000 sq. ft. of ground floor retail space on Folsom Street. Pedestrian access would be on Shipley and Folsom Streets. The proposed project requires Conditional Use authorization, a rear yard modification and a variance from dwelling unit exposure requirements. The site is within a South of Market Residential/Service District (RSD) and a 40-X/85-B Height and Bulk District.
Preliminary Recommendation: Uphold the Preliminary Negative Declaration
(Continued from Regular Meeting of May 13, 2004)
16a. 2003.0304CV (J. PURVIS: (415) 558-6354)
829 FOLSOM STREET - south side between 4th and 5th Streets, a through lot to Shipley Street; Lot 091 in Assessor’s Block 3752 - Request for Conditional Use authorization under Planning Code Sections 207.5, 263.11, 271, and 157 to construct a nine-story, mixed-use building with up to 69 dwelling units at a density of one unit per 147 square feet of lot area under Section 207.5, to construct an 85-foot-tall building (with a 16-foot-tall mechanical penthouse) in the 40-X/85-B Height and Bulk District under Section 263.11, to exceed the bulk limits at the 50-foot height by 60 feet in length and 54 feet diagonally (by 48 feet in length and 42 feet diagonally at the 65-foot height) under Section 271; and to provide parking exceeding accessory amounts (with up to 62 spaces for project residents) under Section 157. On the ground floor, garage access would be provided at Shipley Street, and up to 5,000 gross square feet of retail space would be provided with access from Folsom Street. The proposed project would also require a rear yard modification and a variance from dwelling unit exposure requirements. The site is within an RSD (Residential/Service) South of Market Mixed-Use District, and a 40-X/85-B Height and Bulk District.
Preliminary Recommendation: Approval with modifications and conditions
(Continued from Regular Meeting of May 13, 2004)
16b. 2003.0304CV (J. PURVIS: (415) 558-6354)
829 FOLSOM STREET - south side between 4th and 5th Streets, a through lot to Shipley Street; Lot 091 in Assessor’s Block 3752 – Requests for Variances. The proposal is to construct a nine-story, mixed-use building with up to 69 dwelling units, up to 5,000 gross square feet of ground floor commercial space and a 62-space parking garage. A rear yard modification is sought under Section 134(e) to provide rear yard open space within an inner court and on a 7th floor setback of 10-15 feet along Shipley Street. A variance is sought from dwelling unit exposure requirements, as the horizontal dimensions of the inner court do not meet the requirements for an open area as defined under Section 140(a)(2) for dwelling unit exposure, and 27 of the 70 units have no exposure other than this inner court. The site is within an RSD (Residential/Service) Mixed-Use District, and a 40-X/85-B Height and Bulk District.
(Continued from Regular Meeting of May 13, 2004)
17. 2004.0202DD (G. CABREROS: (415) 558-6169)
880 PRESIDIO AVENUE - northeast corner at Post Street; Lot 011A in Assessor's Block 1073 - Requests for Discretionary Review of Building Permit Application No. 2003.09.23.5554, proposing to construct a new three-story, three-unit building on a vacant lot in an RM-1 (Mixed Residential, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve the project.
18a. 2004.0124DD (M. SMITH: (415) 558-6322)
554 VALLEY STREET - north side between Castro and Diamond Streets, Lot 018 in Assessor's Block 6611, Mandatory Discretionary Review under the Planning Commission’s policy requiring review of residential demolition, of Demolition Permit Application No. 2003.06.06.6518, proposing to demolish the existing one-story 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 demolition.
18b. 2004.0125DD (M. SMITH: (415) 558-6322)
556 VALLEY STREET (aka 554 VALLEY STREET) - north side between Castro and Diamond Streets, Lot 018 in Assessor's Block 6611, Mandatory Discretionary Review under the Planning Commission’s policy requiring review of new residential building in association with residential demolition, of Building Permit Application No. 2003.06.06.6520, proposing to subdivide the lot into two lots and construct a three-story over garage single-family dwelling on the proposed east lot, in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with modifications.
18c. 2004.0126DD (M. SMITH: (415) 558-6322)
558 VALLEY STREET (aka 554 VALLEY STREET) - north side between Castro and Diamond Streets, Lot 018 in Assessor's Block 6611. Mandatory Discretionary Review under the Planning Commission’s policy requiring review of new residential building in association with residential demolition, of Building Permit Application No. 2003.06.06.6522, proposing to subdivide the lot into two lots and construct a three-story over garage single-family dwelling on the proposed west lot, in a RH-1 (Residential, House, One-Family) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve with modifications.
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))
PLEASE NOTE:
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
