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Public Hearings 
 
August 3, 2006

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, August 3, 2006

1:30 PM

Regular Meeting

President: Dwight S. Alexander

Vice-President: Christina Olague

Commissioners: Michael J. Antonini; William L. Lee; Kathrin Moore; Hisashi Sugaya;

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: Dwight S. Alexander

Commission Vice-President: Christina Olague

Commissioners: Michael J. Antonini; William L. Lee; Kathrin Moore;

Hisashi Sugaya

  • 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. 2006.0673DD (I. WILSON: (415) 558-6163)

70-72 NIDO AVENUE - east side between Vega and Turk Streets; Lot 022 in Assessor's Block 0970 - Requests for Discretionary Review of Building Permit Application No. 2006.03.01.5727, proposing to add a fourth story that is setback 27'-0 from the front building wall; add a 6'-0 x 6'-8 deck at the southeast (rear) corner of the second floor; alter window sizes and provide entry awning at the front of the building. The property is located within an RH-2 (Residential, House, Two-Family) District and a 30-X Height and Bulk District. Preliminary Recommendation: Do not take Discretionary Review and approve the building permit application.

(Continued from Regular Meeting of July 13, 2006)

(Proposed for Continuance to August 10, 2006)

B. COMMISSIONERS' QUESTIONS AND MATTERS

Adoption of Commission Minutes– Charter Section 4.104 requires all commissioners to vote yes or no on all matters unless that commissioner is excused by a vote of the Commission. Commissioners may not be automatically excluded from a vote on the minutes because they did not attend the meeting. A vote on the minutes is different from a vote on a permit; the vote doesn't have the same adjudicative and due process implications.

2. Consideration of Adoption –

  • Draft Minutes of Regular Meeting of July 20, 2006.
  • Draft Minutes of Regular Meeting of February 23, 2006.

(Continued from Regular Meeting of July 27, 2006)

3. Commission Comments/Questions

  • Inquiries/Announcements. Without discussion, at this time Commissioners may make announcements or inquiries of staff regarding various matters of interest to the Commissioner(s).
  • Future Meetings/Agendas. At this time, the Commission may discuss and take action to set the date of a Special Meeting and/or determine those items that could be placed on the agenda of the next meeting and other future meetings of the Planning Commission.

C. DIRECTOR'S REPORT

4. Director's Announcements

5. 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. 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.

  1. CONSIDERATION OF FINDINGS AND FINAL ACTION – PUBLIC HEARING CLOSED

6a. 2005.0089DDDDDDDDDDDE (G. CABREROS: (415) 558-6169)

2121-2123 LEAVENWORTH STREET - west side between Greenwich and Filbert Streets, Lot 002 in Assessor's Block 0094 - Requests for Discretionary Review of Demolition Permit Application No. 2005.02.24.6183 proposing to demolish an existing four-story, two-unit building in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.

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

(Continued from Regular Meeting of June 15, 2006)

Note: On June 15, 2006, following public testimony, the Commission closed public hearing and continued the matter by vote +6 –0, to require two meetings between the Project Sponsor and the neighborhood and for the Project Sponsor to secure and clean up around existing building. Commissioner W. Lee was absent. Public hearing will remain closed unless new information is introduced.

6b. 2005.0387DDDDDDDDDDD (G. CABREROS: (415) 558-6169)

2121-2123 LEAVENWORTH STREET - west side between Greenwich and Filbert Streets, Lot 002 in Assessor's Block 0094 - Requests for Discretionary Review of Building Permit Application Nos. 2005.02.24.6188 & 2005.02.24.6189 proposing to construct two, five-story, three-unit buildings in an RH-3 (Residential, House, Three-Family) District and a 40-X Height and Bulk District.

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

(Continued from Regular Meeting of June 15, 2006)

Note:On June 15, 2006, following public testimony, the Commission closed public hearing and continued the matter by vote +6 –0, to require two meetings between the Project Sponsor and the neighborhood and for the Project Sponsor to secure and clean up around existing building. Commissioner W. Lee was absent. Public hearing will remain closed unless new information is introduced.

G. 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.

7. 2006.0326C (M. Smith: (415) 558-6322)

103-111 Sagamore Street - south side between Plymouth and Capitol Avenues Boulevards, Lot 032 in Assessor's Block 7147 - Request for Conditional Use authorization pursuant to Planning Code Section 710.83 to install a wireless telecommunications facility operated by Cingular Wireless, located in a NC-1 (Neighborhood Commercial Cluster) District and a 40-X Height and Bulk District. Per the City & County of San Francisco's Wireless Telecommunications Services (WTS) Facilities Siting Guidelines the site is a Preferred Location Preference 2 site as it is a co-location site. The proposal is to install six (6) panel antennas enclosed within two faux chimneys installed on the roof approximately 42.8-feet above grade. The seven (7) associated equipment cabinets would be installed in a storage room within the building in a lease area that measures 10.5-feet in width and 8.5-feet in length.

8. 2006.0745C (A. STARR: (415) 558-6362)

501 FELL STREET - south side between Buchanan and Laguna Streets; Lot 001, in Assessor's Block 0830 - Request for Conditional Use authorization under Planning Code Sections 182 and 303 to allow a non-conforming use in a residential district to change from a Retail Grocery/Specialty Food Store, as defined in Planning Code Section 790.102, (d.b.a. Apollo Market) to a Small Self-Service Restaurant, as defined in Planning Code Section 790.91, (d.b.a. Apollo Café and Deli). The site is located in an RH-3 (Residential, House - 3 Family) and a 40-X Height and Bulk District. The project consists of establishing an approximately 900 sq. ft. small self-service restaurant with approximately 25 seats at the ground floor of the subject building in a retail space that is currently occupied by a corner grocery store and deli.

Preliminary Recommendation: Approval with conditions

H. REGULAR CALENDAR


9a.
2002.1179E!KMZTXCW (M. LI: (415) 558­-6396)

1167 MARKET STREET (aka Trinity Plaza) - southeast corner at Eighth Street; Lots 039 and 051 through 053 in Assessor's Block 3507, and a portion of the former Jessie Street between Seventh and Eighth Streets - Request for a shadow impact determination regarding the significance of net new shadow on Civic Center Plaza and Howard-Langton Mini Park caused by a proposal to (1) demolish an existing four- to seven-story apartment building, which contains 377 residential rental units (including 360 rent-controlled units), a ground-floor restaurant, and surface and below-grade parking for approximately 450 vehicles, and (2) construct three buildings ranging in height from 148 feet to 223 feet and containing approximately but no more than 1,900 residential rental units, approximately 91,878 square feet of usable open space, approximately 60,000 square feet of commercial space, and a garage with up to 1,450 parking spaces (1,200 residential and 250 commercial). The project site is within the C-3-G (Downtown General Commercial) District and 120-X, 150-X, and 240-S Height and Bulk Districts.

Preliminary recommendation: Determine that the net new shadow on Civic Center Plaza and Howard-Langton Mini Park is not adverse

(Continued from Regular Meeting of July 27, 2006)

9b. 2002.1179E!KMZTXCW (M. LI: (415) 558­-6396)

1167 MARKET STREET (aka Trinity Plaza) - southeast corner at Eighth Street; Lots 039 and 051 through 053 in Assessor's Block 3507, and a portion of the former Jessie Street between Seventh and Eighth Streets - Certification of a Final Environmental Impact Report for the project described in Item 9a.

Preliminary recommendation: Certify the Final Environmental Impact Report. The public review period for the Draft Environmental Impact Report ended at 5:00PM on March 15, 2006.

(Continued from Regular Meeting of July 27, 2006)

9c. 2002.1179E!KMZTXCW (M. LI: (415) 558­-6396)

1167 MARKET STREET (aka Trinity Plaza) - southeast corner at Eighth Street; Lots 039 and 051 through 053 in Assessor's Block 3507, and a portion of the former Jessie Street between Seventh and Eighth Streets - Adoption of CEQA findings related to the certification of the Final Environmental Impact Report for the project described in Item 9a.

Preliminary recommendation: Adopt the CEQA findings

(Continued from Regular Meeting of July 27, 2006)

9d. 2002.1179E!KMZTXCW M. LI: (415) 558­-6396)

1167 MARKET STREET (aka Trinity Plaza) - southeast corner at Eighth Street; Lots 039 and 051 through 053 in Assessor's Block 3507, and a portion of the former Jessie Street between Seventh and Eighth Streets - Request for a General Plan amendment related to the project described in Item 9a. The General Plan amendment consists of reclassifying the height and bulk districts for the project site as shown on  Map 5 – Proposed Height and Bulk Districts and referred to in Policy 13.1 of the Downtown Area Plan of the General Plan, from 120-X, 150-X and 240-S to 160-X, 180-X and 240-S.

Preliminary recommendation: Adopt the resolution

(Continued from Regular Meeting of July 27, 2006)

9e. 2002.1179E!KMZTXCW (M. LI: (415) 558­-6396)

1167 MARKET STREET (aka Trinity Plaza) - southeast corner at Eighth Street; Lots 039 and 051 through 053 in Assessor's Block 3507, and a portion of the former Jessie Street between Seventh and Eighth Streets - Request for zoning map amendments related to the project described in Item 9a. The zoning map amendments consist of (1) reclassifying the height and bulk districts for the project site shown on Map 1H of the Zoning Maps from 120-X, 150-X, and 240-S to 160-X, 180-X, and 240-S and (2) adding the Trinity Plaza Special Use District to Map 1SU of the Zoning Maps.

Preliminary recommendation: Adopt the resolution

(Continued from Regular Meeting of July 27, 2006)

9f. 2002.1179E!KMZTXCW (M. LI: (415) 558­-6396)

1167 MARKET STREET (aka Trinity Plaza) - southeast corner at Eighth Street; Lots 039 and 051 through 053 in Assessor's Block 3507, and a portion of the former Jessie Street between Seventh and Eighth Streets - Request for a Planning Code text amendment related to the project described in Item 9a. The Planning Code text amendment consists of adding Section 249.34 to the Planning Code to create the Trinity Plaza Special Use District. The specific provisions of the Trinity Plaza Special Use District will (a) eliminate floor area ratio limits, maximum dwelling unit density limits, and sunlight access to public sidewalk requirements, and (b) allow exceptions from dwelling unit exposure requirements through the process outlined in Section 309 of the Planning Code.

Preliminary recommendation: Adopt the resolution

(Continued from Regular Meeting of July 27, 2006)

9g. 2002.1179E!KMZTXCW (M. LI: (415) 558­-6396)

1167 MARKET STREET (aka Trinity Plaza) - southeast corner at Eighth Street; Lots 039 and 051 through 053 in Assessor's Block 3507, and a portion of the former Jessie Street between Seventh and Eighth Streets - Request for a Section 309 Determination of Compliance and Request for Exceptions. See Item 9a for a project description. The project requires setback, rear yard, dwelling unit exposure, wind, parking, loading, and bulk exceptions pursuant to Section 309(a).

Preliminary recommendation: Approval with conditions

(Continued from Regular Meeting of July 27, 2006)

9h. 2002.1179E!KMZTXCW (M. LI: (415) 558­-6396)

1167 MARKET STREET (aka Trinity Plaza) - southeast corner at Eighth Street; Lots 039 and 051 through 053 in Assessor's Block 3507, and a portion of the former Jessie Street between Seventh and Eighth Streets - Request for conditional use authorization to (1) demolish a residential use in a C-3 District and (2) provide a new curb cut and driveway on a transit-preferential street for the project described in Item 9a.

Preliminary recommendation: Approval with conditions

(Continued from Regular Meeting of July 27, 2006)

9i. 2002.1179E!KMZTXCW (M. LI: (415) 558­-6396)

1167 MARKET STREET (aka Trinity Plaza) - southeast corner at Eighth Street; Lots 039 and 051 through 053 in Assessor's Block 3507, and a portion of the former Jessie Street between Seventh and Eighth Streets - Request for approval of a development agreement between Trinity Properties, Inc. and the City and County of San Francisco related to the project described in Item 9a.

Preliminary recommendation: Adopt the resolution

(Continued from Regular Meeting of July 27, 2006)

10. 2006.0857ET (S. VELLVE: (415) 558-6263)

Consideration of an Ordinance amending the Planning Code in order to allow certain nonconforming uses to seek  Café Tables and Chairs' permits. The proposed Ordinance would amend Planning Code Article 1.8 in order to allow [1] LCU's (Limited Commercial Uses) and [2] certain NCU's (nonconforming uses) to seek permits which could authorize them to place tables and chairs on public sidewalks. Presently, the Planning Code subjects these uses to restrictions and prohibitions. The proposal would not affect existing Municipal Code provisions relating to the Department of Public Works' (DPW) ability to evaluate and issue annual  Café Tables and Chairs' permits when certain accessibility criteria are met and when a public notification process has been completed. These provisions allow any such permit to be the subject of a DPW public hearing, the outcome of which may be appealed to the Board of Appeals. The proposed Ordinance was introduced by Supervisor Mirkarimi, as part of Board of Supervisors File Number 061069.

Preliminary Recommendation: Adopt the Draft Resolution

11. 2005.0659C (T. WANG (415) 558-6335)

85 SAINT ELMO WAY- southeast side between Monterey Boulevard and Yerba Buena Avenue; Lot 032 in Assessor's Block 3049 - Request for Conditional Use authorization, pursuant to Planning Code Section 304 Planned Unit Developments, to allow construction of an addition to the existing residence of Consul General of the People's Republic of China, with a modification of rear yard requirements in an RH-1 (D) (Residential, House, One-Family, Detached Dwelling) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions.

(Continued from Regular Meeting of July 27, 2006)

12. 2005.0781D (M. SMITH (415) 558-6322)

1467 CLAYTON STREET - south side between Market Street and Corbett Avenue, Lot 004A in Assessor's Block 2712 - Mandatory Discretionary Review under the Planning Commission's policy requiring review of a new residential building in association with residential demolition, of Building Permit Application No. 2005.07.25.8547, 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: Do not take Discretionary Review and approve the project as proposed

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of June 22, 2006)

NOTE: On May 4, 2006, following public testimony, the Commission closed the public hearing, and continued the matter to June 22, 2006, with instruction to the project sponsor to remove the 4th floor by a vote +5 –1. Commissioner Antonini vote no. Commissioner Hughes was absent. Public hearing will remain open to address any new information.

13a. 2005.1090CV (S. Mendrin: (415) 558-6625)

1362 & 1366 14TH AVENUE - east side between Judah and Irving Streets; Lots 008, 015A and 015B, in Assessor's Block 1768 - Request for Conditional Use authorization under Planning Code Sections 209.3(f) and 303 to allow the establishment of a child-care facility providing less than 24-hour care for up to 25 children by licensed personnel and meeting the open-space and other requirements of the State of California and other authorities. The proposal includes the conversion of the ground floor area of 1362 14th Avenue into a preschool, to be operated by Saint Anne's School. The new preschool will also use the entire existing rear yard of 1362 14th Avenue and a portion of the rear yard of 1366 14th Avenue as Outdoor Activity Space as required by the California State Code for Child Care. The site is within an RH-2 (Residential House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions.

(Continued from Regular Meeting of June 22, 2006)

13b. 2005.1090CV (S. Mendrin: (415) 558-6625)

1362 & 1366 14TH AVENUE - east side between Judah and Irving Streets; Lots 008, 015A and 015B, in Assessor's Block 1768 - Request for Variances from Planning Code Sections 135 (usable open space) to allow the elimination of required usable open space for the single-family dwelling at 1362 14th Avenue and 159(a) & (b) (required off-street parking not on the same lot as the structure) to allow the required off-street parking (for the single-family dwelling and proposed preschool) to be provided on a separate lot approximately 30 feet to the south. The proposal is to convert the existing garage and ground floor area of 1362 14th Avenue into a preschool, to be operated by Saint Anne's School. The new preschool will also use the entire existing rear yard of 1362 14th Avenue and a portion of the rear yard of 1366 14th Avenue as Outdoor Activity Space as required by the California State Code for Child Care. The proposal will maintain the existing dwelling units located at both addresses (total of 2 units) and the building footprints will remain the same. The proposal will be subject of a concurrent hearing before the Planning Commission for a conditional use authorization to allow the establishment of a preschool in a residential district. The properties are located in an RH-2 (Residential House, Two-Family) District, and 40-X Height/Bulk District.

(Continued from Regular Meeting of June 22, 2006)

13c. 2006.0688D (S. Mendrin: (415) 558-6625)

1362 14TH AVENUE - east side between Judah and Irving Streets; Lot 015A in Assessor's Block 1768 - Request for Discretionary Review of Building Permit Application No. 2006.04.07.8544 proposing to convert the existing garage and ground floor area of 1362 14th Avenue into a preschool, to be operated by Saint Anne's School. The property is located in an RH-2 (Residential House, Two-Family) District, and 40-X Height/Bulk District.

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

(Continued from Regular Meeting of June 22, 2006)

14a. 2006.0661D (I.WILSON (415) 558-6163)

889 NORTH POINT STREET - south side between Larkin and Hyde Streets; Lot 020 in Assessor's Block 0026 - Request for Discretionary Review of Building Permit Application No. 2006.03.10.6437, proposing to build a new four-story three-unit building. The proposal is to subdivide the vacant lot into three separate parcels and build a new residential building on each new parcel. The corner building (2998 Larkin Street) will have two dwelling units and the two adjacent buildings to the east (899 North Point Street and 889 North Point Street) will have three dwelling units each, for a total of eight dwelling units. This Discretionary Review is only for the building at 889 North Point Street. The property is located within an RH-3 (Residential, House, Three-Family) District, NOWAT-2 (Waterfront Special Use District No. 2) District, and a 40-X Height and Bulk District.

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

(Continued from Regular Meeting of July 27, 2006)

14b. 2003.0367V (I.WILSON (415) 558-6163)

2998 LARKIN STREET, 899 NORTH POINT STREET, 889 NORTH POINT STREET - South side between Larkin and Hyde Streets; Lot 020 in Assessor's Block 0026 - Request for a Zoning Administrator Determination under Planning Code Section 228.4 for conversion of the former gasoline service station to a new use. The proposal is to subdivide the vacant lot into three separate parcels and build a new residential building on each new parcel. The corner building (2998 Larkin Street) will have two dwelling units and the two adjacent buildings to the east (899 North Point Street and 889 North Point Street) will have three dwelling units each, for a total of eight dwelling units. The property is located within an RH-3 (Residential, House, Three-Family) District, NOWAT-2 (Waterfront Special Use District No. 2) District, and a 40-X Height and Bulk District.

(Continued from Regular Meeting of July 27, 2006)

14c. 2006.0367V (I.WILSON (415) 558-6163)

2998 LARKIN STREET, 899 NORTH POINT STREET, 889 NORTH POINT STREET - South side between Larkin and Hyde Streets; Lot 020 in Assessor's Block 0026 - Request for a Variance under Planning Code Sections 121(e) and 134(c)(1) for conversion of the former gasoline service station to a new use. The proposal is to subdivide the vacant lot into three separate parcels and build a new residential building on each new parcel. The corner building (2998 Larkin Street) will have two dwelling units and the two adjacent buildings to the east (899 North Point Street and 889 North Point Street) will have three dwelling units each, for a total of eight dwelling units. Section 121(e) of the Planning Code requires a minimum lot area of 1,750 square feet for the corner lot at 2998 Larkin Street. This lot is proposed to be 1,656 square feet and does not meet the minimum Planning Code requirement. Section 134(c)(1) of the Planning Code limits the last 10 feet of building depth permitted by rear yard averaging to 30 feet in height. The buildings are proposed to be up to 39'-3 in height at the rear and do not meet this Planning Code requirement. The property is located within an RH-3 (Residential, House, Three-Family) District, NOWAT-2 (Waterfront Special Use District No. 2) District, and a 40-X Height and Bulk District.

(Continued from Regular Meeting of July 27, 2006)

I. 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:

Last updated: 11/17/2009 9:59:55 PM