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September 12, 2002

September 12, 2002

 

SAN FRANCISCO PLANNING COMMISSION



SAN FRANCISCO
DIRECTOR OF PLANNING
And
ZONING ADMINISTRATOR

Meeting Minutes

Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, September 12, 2002
1:30 PM
Regular Meeting

PRESENT:          Gerald Green, Director of Planning; Lawrence B. Badiner, Zoning Administrator
ABSENT:          None

THE MEETING WAS CALLED TO ORDER BY DIRECTOR GREEN AT 1:38 p.m.

STAFF IN ATTENDANCE: M. Luellen; P. Vollmann; G. Cabreros; J. Vollmann; M. Woods; ;S. Vellve; M. Snyder; Nora Priego – Transcription Secretary; Linda Avery - Commission Secretary

A.          CONSIDERATION OF ITEMS PROPOSED FOR CONTINUANCE

The Director of Planning or the Zoning Administrator will consider a request for continuance to a later date. The Director of Planning or the Zoning Administrator 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.

          None

B.          DIRECTOR'S REPORT

          Director's Announcements

          Director Green addressed the assembled public. He explained how in the absence of a Planning Commission, the Board of Supervisors passed emergency legislation that gives limited jurisdictional authority to the Director of Planning and the Zoning Administrator over Conditional Uses and Discretionary Reviews enabling them to hold public hearings. He also explained how this authority and his responsibilities as Director of Planning have altered his normal participation in the preparation of cases that now require his decision for approval or disapproval.
C.          REGULAR CALENDAR
          (The following two items are Section 309 exceptions and were heard by the Zoning Administrator.)

          1.          2002.0279X          (M. LUELLEN: (415) 558-6478)
                    1 FRONT STREET (aka 444 MARKET STREET) - north side of Market Street between Battery and Front Streets, Lot 9 in Assessor's Block 266 - Request under Planning Code Section 309(a)(5) (Permit Review in C-3 [Downtown Commercial] Districts) for Determinations of Compliance and Request for Exceptions, specifically an exception to freight loading requirements (Section 161(i)). The project would legalize the replacement of one of two sub-standard, approved freight loading spaces with a trash compactor. The site lies within a C-3-O (Downtown, Office) District and within a 450-S Height and Bulk District.
                    Preliminary Recommendation: Approval with Conditions
                    (Continued from Regular Meeting of August 22, 2002)

SPEAKER(S):
(+) Jerry Robbins – Department of Parking and Traffic
- Under the current conditions he felt that this proposal to have one workable freight loading space is acceptable.
- They have no objection to this proposal.
ACTION:          Exception granted.
MOTION:          16459

          2.          2002.0732X          (P. VOLLMANN (415) 558-6405)
                    855 HOWARD STREET – south side between 4th and 5th Streets. Lot 080 in Assessor's Block 3733 - Proposal is to expand the existing restaurant, known as  Buca Di Beppo , into the top floor of the subject building, which is currently vacant office space. The restaurant would occupy the entire building at the subject property, and exceed a use size of 10,000 square feet. The applicant requests an exception under Section 309 of the Planning Code to eliminate the required off-street freight loading space. The property is located within the C-3-S, Downtown Support District, and a 130-F Height and Bulk District.
                    Preliminary Recommendation: Approval with Conditions

SPEAKER(S):
(+) Tay Via – Coblentz, Patch, Duffy and Bass – representing Bucca Restaurant
- They are satisfied with the recommendation.
- She is available for any questions.
ACTION:          Exception granted.
MOTION:          16460

D.          DISCRETIONARY REVIEW HEARING

Procedures governing Discretionary Review Hearings are as follow: Discretionary Review Requestor(s) are provided with up to five (5) minutes for a presentation and those in support of the Discretionary Review Requestor(s) are provided with up to three (3) minutes each. The Project Sponsor is then provided with up to five (5) minutes for a presentation and those in support of the project are provided with up to three (3) minutes each. At the conclusion, each side (not each person) is provided with 2 minutes for a rebuttal.

          3.          2002.0525D          (G. CABREROS: (415) 558-6169)
                    61 COOK STREET - west side between Geary Boulevard and Euclid Avenue, Lot 014 in Assessor’s Block 1066. Mandatory Discretionary Review (under the Planning Commission Policy Requiring Review of Housing Demolition) of Building Permit Application No. 2000.11.09.5333 proposing to demolish a single-family dwelling. A new two-unit, two-story over garage building is proposed to be constructed at the subject property under a separate Building Permit Application. The subject property is located in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.
                    Preliminary Staff Recommendation: Do not take Discretionary Review and approve the demolition.
                    (Continued from Regular Meeting of August 22, 2002)

SPEAKER(S):
(+) Ahmad Larizadeh
- Some items are not really accurate: the electrical, plumbing and HVAC quotes are quite low.
- This building was built around 1909.
- This building should be demolished.
(+) Phillip Whitehead – Engineer
- He had time to briefly review the soundness report and he agrees that the heating and ventilation figures are quite low.
- The foundation is very poor.
- He believes that the overall cost of repair does exceed 50% of the cost of replacement.
(+) Spenser Dart - neighbor
- He would like to ask for a light well in the new property so he does not loose light in his garage.
ACTION:          Director recommended that Discretionary Review not be taken and the permit granted. Written decision will be provided within 10 days.

          4.          2002.0728D          (J. VOLLMANN: (415) 558-6612)
                    289-291 EDGEWOOD AVENUE - west side between Farnsworth Lane and the Sutro Forest, Lot 032A in Assessor’s Block 2641 - Mandatory Discretionary Review (under the Planning Commission Policy Requiring Review of Loss of Housing) of Building Permit Application No. 2002.05.10.6304 to convert an existing 3-unit building into a 2-unit building. The proposal includes an 80 square foot addition and interior and exterior remodeling. The property is located in an RH-1(D) (Residential, Detached House, Single-Family) District and a 40-X Height and Bulk District.
                    Preliminary Staff Recommendation: Do not take Discretionary Review and Approve the Building Permit Application as proposed.
                    (Continued from Regular Meeting of August 15, 2002)

SPEAKER(S):
(+) Cynthia Wardell – Project Sponsor
- There is no opposition to this project.
- This project will bring this property further into conformance with current building standards and will add something to the neighborhood.
- There are no units that will be taken off the market since there has been no one living there for the past two years.
- The property is in a very bad state of disrepair.
ACTION:          Director recommended that Discretionary Review not be taken and that the building permit--which will allow a merger from three units to two--be approved. Written decision will provided within 10 days.

          5.          2002.0722D          (M. WOODS: (415) 558-6315)
                    638 24TH AVENUE - east side between Anza and Balboa Streets, Lot 27A in Assessor’s Block 1566 - Mandatory Discretionary Review (under the Planning Commission Policy Requiring Review of Housing Demolition) of Demolition Permit Application No. 2001.05.02.8243 of a two-story, single-family dwelling. A new three-story, two-unit building is proposed to be constructed on the subject property under a separate Building Permit Application. The subject property is located in an RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District
                     Preliminary Staff Recommendation: Do not take Discretionary Review and approve the demolition permit application as submitted.
                    (Continued from Regular Meeting of August 15, 2002)

SPEAKER(S):
(+) Alam Lim – Project Sponsor
- This property was built in 1914. The previous owner never obtained any type of permits for repair work.
- Nothing is up to code.
- This is going to be his residence.
- His kids need a place to play.
- He hopes that the Director will allow this demolition.
(+) James Lee – Engineer
- He is available for questions.
(+) Anthony Lazarus – neighbor
- He is here to find out what the demolition consists of. Is it timeline work, local impact, etc.?
ACTION:          Director recommended that Discretionary Review not be taken and the permit granted. Written decision will be provided within 10 days.

          6.          2002.0468D          (S. VELLVE: (415) 558-6263)
                    407 EUREKA STREET - east side between 21st and 22nd Streets, Lot 036 in Assessor’s Block 2768 – Mandatory Discretionary Review (under the Planning Commission Policy Requiring Review of Housing Demolition) of Demolition Permit Application No. 2002.01.17.7235 of an existing single-family dwelling in a RH-2 (House, Two-Family) District and a 40-X Height and Bulk District. The demolished structure will be replaced with a new two-family dwelling that is compatible with the prevailing building size and neighborhood character.
                    Preliminary Staff Recommendation: Do not take Discretionary Review and approve the demolition permit application.
                    (Continued from Regular Meeting of August 15, 2002)

SPEAKER(S):
(+) Reza Khoshnevisan - Engineer
- He prepared the soundness report that states that the building is not sound at all.
- The foundation is falling apart. There is a retaining wall with major cracks. There are no sheer walls. The floor joists are over spanned and plumbing and electrical is non existent since the property was built in 1913 (he showed a picture of an outhouse). This building is dangerous to pedestrians walking by.
- He is available for questions.
ACTION:          Director recommended that Discretionary Review not be taken and the permit granted. Written decision will be provided within 10 days.

          7.          2002.0510D          (M. SNYDER: (415) 575-6891)
                    869 INNES AVENUE - southwest side between Hunter's Point Boulevard and Earl Street, Lot 14A in Assessor's Block 4654 – Mandatory Discretionary Review (under the Planning Commission Policy Requiring Review of Housing Demolition) of Building Permit Application No. 2002.02.05.9965, for demolition of an existing single-family house and replace it with a new single-family house. The property is within the RH-1(S) (Residential, House, Single-family with Minor Second Unit) District, and a 40-X Height and Bulk District.

                    Preliminary Staff Recommendation: Do not take Discretionary Review and approve the project as proposed.
                    (Continued from Regular Meeting of August 15, 2002)

SPEAKER(S):
(+) Matt Lowe – General Contractor/Designer
- This house contains asbestos as stated in the soundness report.
- This house will not be eliminating a unit.
- All the appropriate notices have been mailed to the neighbors and there has not been any opposition.
(+) Cab Covey – Chairman of the India Basin Neighborhood Association
- As a neighbor and speaking on behalf of the association, they are in full support.
(+) Wendy Brummer-Kocks – project sponsor
- She would like to thank the Director for allowing her to expose her project.
- She would like to stay in the neighborhood and the approval of this project would allow this.
ACTION:          Director recommended that Discretionary Review not be taken and that the permit be granted. Written decision will be provided within 10 days.

          8.          2001.0661D          (M. SNYDER: (415) 575-6891)
                    1168 FOLSOM STREET - north side between 8th Street and Rausch Street, Lot 123 in Assessor's Block 3730 - Mandatory Discretionary Review of Building Permit Application No. 2002.02.21.9626 under Planning Commission Resolution 16202 requiring Discretionary Review for projects proposing housing in an Industrial Protection Zone. The project proposes to construct a new building that would contain 20 dwelling units, two commercial units, and 20 parking spaces were a single-story warehouse currently stands, within an SLR (Service/Light Industrial/Residential) District, a 50-X Height and Bulk District, and an Industrial Protection Zone (as designated in Planning Commission Resolution 16202).
                    Preliminary Staff Recommendation: No recommendation
                    (Continued from Regular Meeting of August 22, 2002)

SPEAKER(S):
(+) George Houser – Project Sponsor and Architect
- The prospect of a residential project in this area has been known to the neighborhood since 1998.
- This proposal has been under consideration for a year and a half.
- There has been no demonstration of specific adverse impacts. The project will improve the neighborhood and provide much-needed housing.
- The neighborhood has a mixed commercial and residential use.
- This project meets all the criteria.
- There is no basis or need to apply Discretionary Review.
(+) Elizabeth Lew – neighbor
- She operates a business next door.
- This project is a good project for the neighborhood.
(+) Andrew Kawahara – Former Employee of the Project Sponsor
- He lives in the South of Market area.
- He supports the project.
ACTION:          Director recommended that Discretionary Review be taken and permit denied. Written decision within 10 days.

E.          PUBLIC COMMENT

At this time, members of the public may address the Director of Planning or the Zoning Administrator on items of interest to the public that are within the subject matter jurisdiction of the Director of Planning or the Zoning Administrator except agenda items. With respect to agenda items, your opportunity to address the Director of Planning or the Zoning Administrator will be afforded when the item is reached in the meeting. Each member of the public may address the Director of Planning or the Zoning Administrator for up to three minutes.

          None

Adjournment:          3:20 p.m.

THESE MINUTES WERE PROPOSED FOR ADOPTION AT THE ZONING ADMINISTRATOR/ DIRECTOR OF PLANNING MEETING ON THURSDAY, OCTOBER 3, 2002.

SPEAKERS:          None
ACTION:          Director Approved

Last updated: 11/17/2009 10:00:08 PM