2244 STEINER STREET - east side between Clay and Sacramento Streets; Lot 025 in Assessor's Block 0630 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of Dwelling Unit Mergers, of Building Permit Application No. 2004.01.12.3872, proposing to convert a three-family dwelling to a single-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 application as submitted.
(Continued from Regular Meeting of May 13, 2004)
(+) David Silverman - Representing project Sponsor
- The property is a significantly historical Victorian.
- The prior owner illegally added two units before WWII
- The property has been occupied as a single-family dwelling for the last 20 years.
- One of the units is just too small to be considered a habitable dwelling unit.
- No habitants will be displaced.
- The project will be in conformity with the City
- The house will continue to be owner occupied.
- The project will be more in conformity with the Residential Design Guidelines.
ACTION: Did not take Discretionary Review and approved the merger
AYES: Antonini, Bradford Bell, Hughes, S. Lee, W. Lee
13a. 2003.0746D (G. NELSON (415) 558-6257)
1234 19th AVENUE - east side between Lincoln Way and Irving Street; Lot 038 in Assessor's Block 1732 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2002.06.10.8643, proposing to demolish a two-story single-family dwelling in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Do not take Discretionary Review and approve demolition.
(Continued from Regular Meeting of April 15, 2004)
(+) Joel Yodowitz
- Regarding the penthouse, they are willing to withdraw it so that there is no problem with the neighbors.
- Staff did mention to him that the penthouse might require notification so he takes full blame for that.
- The project would demolish a significantly damaged by fire single family home.
- Taller buildings surround the existing residence.
- Regarding the design, he is willing to continue working with staff on it.
- Many of the properties on 19th Avenue go up to the property line. That is his intent on this project.
(-) Eileen Boken - SPEAK
- She is opposed to the demolition of the project.
- She would rather see a remodel or to have the property be purchased by a government agency or non-profit.
- There is a pattern of non-maintenance on this property.
- She does not know why the project was not rented during the 18 months that it was vacant.
- The repair costs are mostly deferred maintenance.
- She is also opposed to the new construction.
MOTION: To not take Discretionary Review and approve the demolition
AYES: Antonini and Hughes
NAYES: Bradford Bell, Boyd, S. Lee, W. Lee
RESULT: Motion Failed
ACTION: Took Discretionary Review and disapproved the demolition
AYES: Bradford Bell, Boyd, S. Lee, W. Lee
NAYES: Antonini and Hughes
13b. 2003.0091D (G. NELSON (415) 558-6257)
1234 19th AVENUE - east side between Lincoln Way and Irving Street; Lot 038 in Assessor's Block 1732 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of new residential buildings in association with residential demolition, of Building Permit Application No. 2002.06.10.8646, proposing to construct a four-story, three-family residential structure with three off-street parking spaces in an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.
Preliminary Recommendation: Take Discretionary Review and approve the application with modifications.
(Continued from Regular Meeting of April 15, 2004)
SPEAKER(S): Same as those listed for item 13a.
ACTION: Took Discretionary Review and Disapproved with modifications:
1. a set back on the fourth floor of 15 foot;
2. 9'-0" floor-to floor height to reduce the overall height of the building;
3. Vinyl clad wood or solid wood double-hung windows with a profile set back approx. 3" from the building face;
4. a stair top roof penthouse will not be allowed; and
5. the garage door shall be set back 2' from the building face;
The applicant shall make these modifications and work with staff to further improve the design. to the proposed replacement structure if an appeal is successful and the project is approved.
AYES: Antonini, Bradford Bell, Boyd, Hughes, S. Lee, W. Lee
14. 2003.0841C (G. NELSON: (415) 558-6257)
1950-1960 GREEN STREET - north side between Buchanan and Laguna Streets; Lot 040 in Assessor's Block 0542 - Request for Conditional Use Authorization pursuant to Sections 178(c) and 303 of the Planning Code to allow the enlargement of two dwelling units (which are considered to be a conditional use due to the 6,100 square foot lot size) within an 11-unit residential building. The proposal is also to raise the building approximately four feet to create a new below-grade parking garage for 11 vehicles, and to expand the building toward the rear at the first, second, and third stories. The horizontal expansion will contain, in addition to the two enlarged conditionally-allowed units, two enlarged as-of-right units (the remaining seven non-conforming units are not proposed to be expanded). New entry stairs and a driveway/garage door will be constructed at the front. The subject property is within an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
(Continued from Regular Meeting of April 22, 2004)
(+) David Silverman
- The proposal will renovate a building constructed in 1875 including an enlargement of two dwelling units.
- The project raises the building four feet to create a below grade garage.
- The building will be reduced the same amount raised so that is does not become taller.
- The density on the block face ranges from 1 to 27 units.
- The structure will maintain the architectural significance of the building.
- The building now has studios and one bedroom units. These will be converted to family units.
- The project satisfies all requirements from the Planning Code and Master Plan.
- The project will preserve and rehabilitate a building built in 1875 as well as provide family units.
- They have been able to reach an agreement with the adjacent neighbors.
(+) Jared Eigerman - Reuben and Junius
- He displayed a floor plan of the project.
- Stating that a light well will be matched with a 5-foot setback.
- Sponsor has agreed that 1) when the project is jacked up, it will be moved forward 5 feet; 2) extension closest to appellant will not extend more than 5 feet six inches; 3) extension in the back will remain as proposed; 4) there will be a five foot setback on the eastern line that will match light well; 5) elimination of deck;
(+) Michael Gaverts - 1944-1948 Green Street Homeowner's Association
- The remaining items are the following: 6) windows on the eastern wall of the rear extension of 1950 and 1958 Green Street at the first living level above the garage will have opaque glass; and 7) on the third floor proposed deck of the eastern most part of the property, a privacy wall will be installed.
(+) John Glare - Engineer
- He supports the project.
- His clients have gone out of their way to support the proposed project and solve common issues.
- There is a long history of problems on the site.
- He has met with the project architect and understands that his suggestions will be included in the site plans.
- Their concerns are 1) proposed design maximize the landscaping to retain existing view of all parties; 2) collect over flow surface water; 3) stop slippage of soil; 4) include a maintenance easement; 5) proposed design attempts to minimize the visual impact of the retaining walls.
(-) Paul Wermer - Pacific Heights Homeowners Association
- He originally came to the hearing to speak on behalf of himself but received a call from the Pacific Heights Homeowners Association to speak on their behalf in opposition of this project.
- This is a wonderful building and is rather unusual.
- This project is historically significant. This modification would destroy it by expanding to the rear.
- Raising the top parapet will add to the bulk appearance.
- This is a high density building with parking that is close to transit.
- These are the reasons why he opposes this project.
(+) Arnie Lerner - Preservation Architect
- He is in support of the Conditional Use.
- There are no five sided bays on this building.
- When one goes inside the building, there is a very nice set of stairs.
- The building modifications suggest maintaining the character of the building.
ACTION: Approved with the agreement between the sponsor and the 1944 - 1948 Green Street Homeowner's Association and the further modification as follows: 1) proposed design maximize the landscaping to retain existing view of all parties; 2) collect over flow surface water; 3) stop slippage of soil; 4) include a maintenance easement.
AYES: Antonini, Bradford Bell, Boyd, S. Lee
ABSENT: Hughes and W. Lee