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Seal of the City and County of San Francisco
City and County of San Francisco
Public Hearings 
 

January 22, 2004

January 22, 2004

SAN FRANCISCO
PLANNING COMMISSION

Notice of Meeting
&
Calendar

Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, January 22, 2004
1:30 PM

Regular Meeting

President: Shelley Bradford Bell
Vice-President: Michael J. Antonini
Commissioners: Rev. Edgar E. Boyd; Lisa Feldstein;
Kevin Hughes; Sue Lee; 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: Michael J. Antonini

          Commissioners: Rev. Edgar E. Boyd; Lisa Feldstein;

            Kevin Hughes; Sue Lee; 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.

          1a. 2003.0295CV (G. NELSON: (415) 558-6257)

          899 NORTH POINT STREET - southeast corner of North Point and Larkin Streets; Lot 026 in Assessor's Block 0020 - Request for Conditional Use authorization pursuant to Sections 209.1 and 228.3 of the Planning Code to construct an approximately 40-foot tall, 4-story, 5-unit residential structure containing 7 off-street parking spaces in an RH-3 (Residential, House, Three-family) District, the Waterfront Special Use District No. 2 and a 40-X Height and Bulk District. The project site was formerly a service station and is now in use as a parking lot. This proposal requires Conditional Use authorization because 1) it proposes a dwelling unit density of greater than 3 units in an RH-3 District and 2) it proposes to convert a service station use to residential use. This project is also seeking a Variance from the Planning Code, case No. 2003.0295CV.

          Preliminary Recommendation: Approval with Conditions

      (Continued from Regular Meeting of December 4, 2003)

          (Proposed for Continuance to February 5, 2004)

          1b. 2003.0295CV (G. NELSON: (415) 558-6257)

        899 NORTH POINT STREET - southeast corner of North Point and Larkin Streets; Lot 026 in Assessor's Block 0020 - Request for Variance from Section 134 of the Planning Code to construct a 4-story residential building into the required rear yard. Section 134 of the Planning Code states that the minimum rear yard depth in an RH-3 District shall be equal to 25 percent of the total depth of the lot on which the building is situated. Rather than leave a 22' wide gap in the North Point Street frontage, the proposal is to construct an approximately 40' X 22' portion of the project fully into the rear yard along North Point Street, leaving a comparable rear yard to the interior of the lot of approximately 1,480 square feet.

      (Continued from Regular Meeting of December 4, 2003)

          (Proposed for Continuance to February 5, 2004)

          2. 2003.0868C (M. SNYDER: (415) 575-6891)

          540 VALENCIA STREET (A.K.A. 542 VALENCIA STREET) - Blondie's Bar and No Grill, west side between 16th Street and 17th Street, Lot 6 in Assessor's Block 3568. Request for Conditional Use authorization to allow live amplified music entertainment and DJs in an existing bar Friday through Monday pursuant to Planning Code Sections 726.48 and 790.38. No changes to the exterior of the building is proposed. The subject property is within the Valencia Neighborhood Commercial District and a 50-X Height and Bulk District.

      Preliminary Recommendation: Approval with Conditions

      (Continued from Regular Meeting of January 15, 2004)

      (Proposed for Continuance to February 5, 2004)

          3. 2003.1110T (I. WILSON: (415) 558-6163)

          ORDINANCE AMENDING THE SAN FRANCISCO PLANNING CODE TO ALLOW A REQUIRED SECOND MEANS OF EGRESS - Initiation of an ordinance amending the San Francisco Planning Code by adding a new section 136(c)(4)(A)(i-v) to allow a stairway that is a required second means of egress under the Building Code, as a permitted obstruction in the rear yard. The California Building Code no longer allows fire escapes as a second means of egress in most cases. This proposed text amendment provides an exemption to meet the requirements of the Building Code.

Preliminary Recommendation: Pending

(Continued from Regular Meeting December 18, 2003)

          (Proposed for Continuance to February 12, 2004)

          4. 2003.0183D (G. NELSON: (415) 558-6257)

                2477-2479 SUTTER STREET - south side between Broderick and Divisadero Streets; lot 022 in Assessor's Block 1076 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of all residential demolitions of Demolition Permit Application No. 2002.08.13.3876, proposing the demolition of a two-story, two-family dwelling within an RM-1 (Residential, Mixed, Low-Density) District and a 40-X Height and Bulk District. There is a related proposal to construct a new, four-story, three-family dwelling with three off-street parking spaces.

          Preliminary Recommendation: Do not take Discretionary Review and approve the demolition.

          (Continued from Regular Meeting of December 11, 2003)

          NOTE: On September 25, 2003, following public testimony, the Commission closed the public hearing and entertained two motions: 1) to take Discretionary Review and disapprove the demolition by a vote +3 -3. Commissioners Antonini, Bradford Bell, and Boyd voted no. The motion failed; 2) to continue the matter to October 16, 2003 by a vote +6 -0. Commissioner William Lee was absent.

          NOTE: On October 16, 2003, the Commission entertained two motions: 1) to take Discretionary Review and disapprove the demolition, by a vote +3 -3. Commissioners Antonini, Bradford Bell, and W. Lee voted no. Commissioner Boyd was absent. The motion failed. 2) to continue item to November 13, 2003 by a vote of +4-2. The Commission requested that a representative from another City Department review the soundness report. Commissioners Hughes and S. Lee voted no. Commissioner Boyd was absent. Public hearing will have to remain open on at least the requested additional information.

          NOTE: On November 13, 2003, the Commission continued this item to December 11, 2003 without hearing.

          NOTE: On December 11, 2003, the Commission continued this item to January 22, 2004 without hearing.

          (Proposed for Continuance to February 12, 2004)

          5. 2002.0677D (J. IONIN (415) 558-6309)

          679 40TH AVENUE - west side between Balboa and Anza Streets; Lot 020 in Assessor's Block 1583 - Request for Discretionary Review of Building Permit Application No. 9909801, proposing a vertical and horizontal addition to accommodate a second dwelling unit with a second off-street parking space, to an existing 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 project.

          (Proposed for Continuance to March 11, 2004 )

          6a. 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 - 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 December 11, 2003)

          (Proposed for Continuance to March 11, 2004)

          6b. 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 December 11, 2003)

          (Proposed for Continuance to March 11, 2004)

          7a. 2003.1268D (T. WANG: (415) 558-6335)

          571 VALLEY STREET- south side between Castro and Diamond Streets; Lot 020 in Assessor's Block 7536 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Demolition Permit Application No. 2002.10.03.8119, proposing to demolish an existing single-family dwelling 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 demolition.

      (Proposed for Continuance to March 11, 2004)

          7b. 2003.1289D (T. WANG: (415) 558-6335)

          571 VALLEY STREET- south side between Castro and Diamond Streets; Lot 020 in Assessor's Block 7536 - 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. 2002.10.03.8125, proposing to construct a new three-story over garage and basement, single-family dwelling 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.

          (Proposed for Continuance to March 11, 2004)

          8. 2003.1179T (P. LORD: (415) 558-6311)

          PROHIBITING DEMOLITION OF RESIDENTIAL BUILDINGS with 20 or more Dwelling Units- Consideration of an Ordinance to amend the Planning Code by adding Section 317 and by amending Sections 710.39, 711.39, 712.39, 714.39, 715.39, 716.39, 717.39, 718.39, 719.39, 720.39, 721.39, 722.39, 723.39, 724.39, 725.39, 726.39, 727.39, 730.39, 813.13, 814.13, 815.13, 816.13, 817.13, 818.13, 212, 242, 243, 249.5 and 249.12 to make findings as to the need to preserve affordable housing in San Francisco and to prohibit the demolition of residential buildings with 20 or more dwelling units unless the applicant for the proposed demolition provides documentation that the residential building requires substantial rehabilitation, and making findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.

          (Proposed for Indefinite Continuance)

          9. 2003.0872D (D. DIBARTOLO: (415 558-6291)

          40 VALPARAISO STREET - north side between Taylor and Mason Streets; Lot 034 in Assessor's Block 091 - Request for Discretionary Review of Building Permit Application No. 2003.0313.9586 proposing the construction of a new approximately 820 square foot third-story addition atop the existing two-story single family dwelling unit. The subject property is located 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 project with modifications.

          DISCRETIONARY REVIEW APPLICATION WITHDRAWN

          10. 2003.1186D (M. SMITH: (415) 558-6322)

          306-308 CORBETT AVENUE (A.K.A. 300 CORBETT AVENUE)- northwest corner of Corbett Avenue and Mars Street, Lot 001 in Assessor's Block 2660 - Request for Discretionary Review of Building Permit Application No. 2002.05.17.6897, proposing to construct a four-story over garage two-family dwelling, 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 20, 2003)

          DISCRETIONARY REVIEW APPLICATION WITHDRAWN

B. COMMISSIONERS' QUESTIONS AND MATTERS

      11. Commission Comments/Questions

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. REGULAR CALENDAR

          14. 2003.0966T (P. LORD: (415) 558-6311)

          FORMULA RETAIL USES - Consideration of an Ordinance to amend the Planning Code by adding Section 703.3 and by amending Section 182 to make findings as to the need to regulate formula retail uses, to define formula retail uses, prohibit formula retail uses in the Hayes-Gough Neighborhood Commercial District and in the Neighborhood Commercial Cluster Districts at Cole and Carl Streets and Parnassus and Stanyan Streets, to require any building permit application for formula retail use to comply with the notice and design review procedures of Section 312 of the Planning Code, to provide that the burden to prove that a use is not a formula retail use rests with the building permit applicant or holder, and to provide that nonconforming uses in Residential District which are seeking to change in use to retail sales activity or retail sales establishment which is also a formula retail use must comply with the provisions of Section 703.3 , making findings of consistency with the priority policies of Planning Code Section 101.1 and the General Plan.

        (Continued from Regular Meeting of January 8, 2004)

          15. 2004.0055M (S. SHOTLAND: 415-558-6308)

                RESOLUTION OF INTENT TO INITIATE AMENDMENTS TO THE GENERAL PLAN SO THAT IT CONFORMS WITH THE REDEVELOPMENT PLAN FOR THE TRANSBAY REDEVELOPMENT PROJECT, THE TRANSBAY REDEVELOPMENT PROJECT AREA DESIGN FOR DEVELOPMENT, AND THE DEVELOPMENT CONTROLS AND DESIGN GUIDELINES FOR THE TRANSBAY REDEVELOPMENT PROJECT - Initiation of a General Plan Amendment - Pursuant to Planning Code Section 340, consideration of a Resolution of Intent to Initiate map and text amendments to elements of the General Plan, including: the Urban Design, Transportation, Recreation and Open Space Elements, and the Downtown, South of Market, and Rincon Hill Area Plans to bring them into conformity with the Redevelopment Plan for the Transbay Redevelopment Project, the Transbay Redevelopment Project Area Design for Development, and the Development Controls and Design Guidelines for the Transbay Redevelopment Project.

          Preliminary Recommendation: Adopt a Resolution of Intent to Initiate General Plan Amendments.

          16a. 2002.0580D (M. SMITH: (415) 558-6322)

          90 MARS STREET (A.K.A. 26 DEMING STREET) west side of the street between Corbett and 17th Streets, Lot 016 in Assessor's Block 2654 - Request for Discretionary Review of Building Permit Application No. 2002.05.31.7958, proposing to construct a three-story, single-family dwelling at the rear of an existing vacant lot located in a 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 submitted.

      (Continued from Regular Meeting of November 20, 2003)

          16b. 2003.1170D (M. SMITH: (415) 558-6322)

          96 MARS STREET (A.K.A. 300 CORBETT AVENUE) - northwest corner of Corbett Avenue and Mars Street, Lot 017 in Assessor's Block 2654 - Mandatory Discretionary Review, under Planning Commission's policy requiring review of new construction in conjunction with housing demolition for Building Permit Application No. 2003.03.21.0319, proposing to construct a four-story over garage single-family dwelling that is one in a pair of side-by-side buildings on the same lot, located in a 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 November 20, 2003)

          16c. 2003.1187D (M. SMITH: (415) 558-6322)

          300 CORBETT AVENUE - northwest corner of Corbett Avenue and Mars Street, Lot 017 in Assessor's Block 2654 - Mandatory Discretionary Review under Planning Commission's policy requiring review of new construction in conjunction with housing demolition for Building Permit Application No. 2003.03.10.9221, proposing to construct a three-story over garage single-family dwelling that is one in a pair of side-by-side buildings on the same lot, located in a 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 November 20, 2003)

          16d. 2003.1104D (M. SMITH: (415) 558-6322)

          300 CORBETT AVENUE - northwest corner of Corbett Avenue and Mars Street, Lot 017 in Assessor's Block 2654 - Mandatory Discretionary Review under Planning Commission's policy requiring review of housing demolition of Demolition Application No. 2003.03.10.9220, proposing to demolish an existing two-story, single-family dwelling (the project also proposes the construction of two side-by side single-family dwellings on the same lot) located in a 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 submitted

      (Continued from Regular Meeting of November 20, 2003)

          17. 2003.1247D (M. SMITH: (415) 558-6322)

          41 JERSEY STREET - south side of the street between Church and Dolores Streets, Lot 049 in Assessor's Block 6535 - Request for Discretionary Review of Building Permit Application No. 2003.08.12.1812, proposing to construct a two-story horizontal addition with a roof deck at the rear of the building located in a 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 submitted

          18a. 2003.0900D (G. NELSON: (415) 558-6257)

          42 BEAUMONT AVENUE - east side between Geary Boulevard and Anza Street, Lot 22 in Assessor's Block 1086 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of housing demolition, of Building Permit Application No. 2002.11.01.0541, proposing to demolish a two-story building containing one dwelling unit. The subject property is 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 demolition.

          (Continued from Regular Meeting of November 20, 2003)

          18b. 2003.0866D (G. NELSON 415-558-6257)

          42 BEAUMONT AVENUE - east side between Geary Boulevard and Anza Street, Lot 22 in Assessor's Block 1086 - 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. 2002.11.01.0552, proposing to construct a four-story building containing two dwelling units and two off-street parking spaces. The subject property is in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

          Preliminary Recommendation: Take Discretionary Review and approve with modifications.

          18c. 2003.0866V (G. NELSON: (415) 558-6257)

          42 BEAUMONT AVENUE - east side between Geary Boulevard and Anza Street, Lot 22 in Assessor's Block 1086 - Request for Variance to Rear Yard requirements to allow construction of a new four-story building, a portion of which would be located in the required rear yard. The first, second and third floors of the four-story building would extend 5 feet 9 inches into the required rear yard, and exterior stairs to the third floor level would extend an additional 6 feet 8 inches into the required rear yard. The building would contain two dwelling units. The subject property is in an RH-2 (Residential, House, Two Family) District and a 40-X Height and Bulk District.

          (Continued from Regular Meeting of November 20, 2003)

          19. 2003.1306D (G. NELSON: (415) 558-6257)

          594 48TH AVENUE - east side between Geary Boulevard and Anza Street; lot 016M in Assessor's Block 1497 - Staff-Initiated Discretionary Review to review Building Permit Application No. 2003.07.23.0202, proposing the modification of a previously approved permit to add a partial third story to a two-story single-family dwelling within an RH-1 (Residential, House, Single-Family) District and a 40-X Height/Bulk District. On April 7, 2003 the applicant was issued a Building Permit (BPA No. 2002.03.20.1980) to construct a partial third story addition in conformity with the plans approved at a public hearing for Discretionary Review on September 26, 2002 (Case No. 2002.0718DDDD). The current proposal is to enlarge the partial third floor addition by extending the approved envelope toward 48th Avenue by approximately 9 feet. Since this proposal represents a significant change from what was originally approved, Staff has initiated a new Discretionary Review public hearing to review this proposal.

          Preliminary Recommendation: Take Discretionary Review and disapprove the building permit application.

          20a. 2003.1251D (R. CRAWFORD: (415) 558-6358)

          187-189 LOWER TERRACE - south side between Roosevelt Way and Levant Street. Assessor's Block 2627 Lot 033 - Request for Discretionary Review of Building Permit Application No. 2002.1104.0731, to construct a new three story two family dwelling on a vacant lot in 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.

          20b. 2003.1256D (R. CRAWFORD: (415) 558-6358)

          191-193 LOWER TERRACE - south side between Roosevelt Way and Levant Street. Assessor's Block 2627 Lot 032 - Request for Discretionary Review of Building Permit Application No. 2003.0828.3384, to lift the existing two story, two family residential building 5 feet to develop a new floor of occupancy beneath the existing building, and develop a two car garage on the street level in 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.

          21. 2003.1103D (G. CABREROS: (415) 558-6169)

          7909 - 7911 GEARY BOULEVARD - south side between 43rd and 44th Avenues; Lot 046 in Assessor's Block 1501 - Request for Discretionary Review of Building Permit Application No. 2001.06.08.1143 proposing to construct a two-story rear addition, 10-feet in depth, 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 as submitted.

          22. 2003.0860D (E. TOPE: (415) 558-6316)

          357 HOWTH STREET - east of Howth Street between Mount Vernon Avenue and Ridge Lane; Lot 013 in Assessor's Block 7035 - Request for Discretionary Review of Building Permit Application No. 2003.04.21.2744, proposing a one-story (over storage) rear horizontal extension and stairs leading from the new addition to the rear yard, to an existing single family dwelling within an RH-1 (House, One-Family) District and in a 40-X Height and Bulk District.

          Preliminary Recommendation: Do not take Discretionary Review and approve the project as submitted.

          23. 2003.0110DD (K. McGEE: (415) 558-6367)

                1921 PALOU AVENUE - south side between Rankin and Silver Avenue, Lot 042 in Assessor's Block 5330 - Request for Discretionary Review of Building Permit Application No. 2001.10.04.9988 proposing to construct a new single-family, two story dwelling unit on a vacant lot. The subject property is located in an RH-1 (Residential, House, One-Family) Zoning District and in a 40-X Height and Bulk District.

          Preliminary Recommendation: Take Discretionary Review and approve the project with modifications.

          24. 2003.1315D (K. McGEE: (415) 558-6367)

          2116 18TH STREET - north side between Kansas and Vermont Streets, Lot 21 in Assessor's Block 4010. Request for Discretionary Review of Building Permit Application No. 2001.10.04.9988, proposing to add a 300 square foot vertical addition to the existing dwelling unit. The subject property is located in a RH-2 (Residential, House, Two-Family) Zoning District and in a 40-X Height and Bulk District.

          Preliminary Recommendation: Do not take Discretionary Review and approve the project.

          25. 2003.1164D (M. WOODS: (415) 558-6315)

          6725 CALIFORNIA STREET - south side between 29th and 30th Avenues, Lot 47 in Assessor's Block 1404 - Request for Discretionary Review of Building Permit Application No. 2003.03.13.9612 proposing to alter the existing two-story, single-family dwelling by raising the building approximately eight feet in order to create a new ground floor to contain a two-car garage, with a new dwelling unit behind, and expanding the building to the front, rear and sides. The subject property is located 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 project with modifications.

          26a. 2003.1012D (F. JONES (415) 558-6477)

          168 29th STREET - south side between Dolores Street and San Jose Avenue; Lot 017 in Assessors Block 6617. Mandatory Discretionary Review of Building Permit Application No. 2003.06.04.6254 pursuant to the Planning Commission's policy requiring review of all residential demolitions. The proposal is to demolish an existing 1-story, residential unit with commercial space in an NC-1 (Neighborhood Commercial Cluster) 40-X Height and Bulk District.

          Preliminary Recommendation: Do not take Discretionary Review and Approve Demolition.

      (Continued from Regular Meeting of December 18, 2003)

          26b. 2003.1316DD (F. JONES (415) 558-6477)

          168 29th STREET - south side of 29th Street between Dolores Street and San Jose Avenue; Lot 017 in Assessors Block 6617. Mandatory Discretionary Review of Building Permit Application No. 2003.06.04.6258 pursuant to the Planning Commission's policy for review of all new residential construction. The new construction is also the subject of a Discretionary Review filed by an adjacent neighbor. The proposal is for the new construction of a four-story, four-unit building in an NC-1 (Neighborhood Commercial Cluster) 40-X Height and Bulk District.

          Preliminary Recommendation: Do not take Discretionary Review and approve the project.

          27. 2003.1166D (B. FU: (415) 558- 6613)

          1130 GILLMAN AVENUE - east side between Hawes and Ingalls Streets, Lot 005 in Assessor's Block 4938 - Request for Discretionary Review of Building Permit Application No. 2003.04.09.1845 proposing to construct a two-level rear addition to the existing two-level building in an RH-1 (Residential, One-Family) District with a 40-X Height and Bulk Designation.

          Preliminary Recommendation: Do not take Discretionary Review and approve the project.

          28a. 2003.0890DV (B. FU: (415) 558- 6613)

          1637 19TH STREET - southeast corner of 19th and Wisconsin Streets; Lot 026 in Assessor's Block 4069. Mandatory Discretionary Review of Demolition Permit Application No. 2003.08.14.2046 pursuant to the Planning Commission's policy requiring review of housing demolition, to demolish an existing 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 demolition.

          28b. 2004.0015D (B. FU: (415) 558- 6613)

          1637 19TH STREET - southeast corner of 19th and Wisconsin Streets; Lot 026 in Assessor's Block 4069. Mandatory Discretionary Review of Building Permit Application No. 2003.08.14.2054 for the new construction of a 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 project.

          28c. 2003.0890DV (B. FU: (415) 558- 6613)

          1637 19TH STREET - southeast corner of 19th and Wisconsin Streets; Lot 026 in Assessor's Block 4069, in a RH-2 (Residential, Two-Family House) District with a 40-X Height and Bulk Designation. A Variance is also required for the construction of the building within the required front setback area and without the required landscaping area.

          29a. 2002.0605CV (J. IONIN: (415) 558-6309)

          4614-4630 CALIFORNIA STREET - "The St. James Episcopal Church and Pre-School"; Lot 049 in Assessor's Block 1368 - Request for Conditional Use authorization pursuant to Section 209.3(f) & (j) of the Planning Code to allow for the demolition of existing structures and construction of a new building for the St. James Episcopal Church administrative facilities, offices for non-profit counseling accessory to the church-related services, and a child-care facility providing less than 24-hour care for 13 or more children by licensed personnel within an RM-1 (Residential, Mixed, Low Density) District and a 40-X Height and Bulk District.

      Preliminary Recommendation: Approval with Conditions

          (Continued from Regular Meeting of December 18, 2003)

          29b. 2002.0605CV (J. IONIN: (415) 558-6309)

          4614-4630 CALIFORNIA STREET - Request for Parking and Rear Yard Variances. Article 1.5 Section 150(b) of the Planning Code requires child care facilities to provide one independently accessible off-street parking space for every 25 children, where the number of such children exceeds 24. Section 150(d) requires that existing parking spaces be retained. The project proposes no new off-street parking spaces where 2 are required. Article 1.2 Section 134 of the Planning Code requires a 45 percent rear yard, which can be reduced to 25 percent through averaging or 15 feet whichever is greater. The project proposes a 15 foot rear yard where 25 feet are required.

      (Continued from Regular Meeting of December 18, 2003)

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:

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

Last updated: 11/17/2009 9:59:50 PM