SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, September 28, 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 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.

1a. 2006.0318DV (M. WOODS: (415) 558-6315)

257 - 259 4th Avenue - west side between Clement and Cornwall Streets; Lot 012 in Assessor's Block 1429 - Request for Discretionary Review of Building Permit Application No. 2006.04.18.9249, proposing to legalize the construction of a carport at the front of the building; the replacement of the exterior front staircase to unit 2 on the second floor; the reconfiguration of the exterior rear staircase to the second floor, and the enclosure of space under the second floor sunroom and a portion of the deck, for an existing two-story, two-unit building, in an RM-1 (Residential, Mixed, Low-Density) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Pending

(Proposed for continuance to October 19, 2006)

1b. 2005.0318DV (M. WOODS: (415) 558-6315)

257 - 259 4th Avenue - west side between Clement and Cornwall Streets; Lot 012 in Assessor's Block 1429 - Request for Front Setback, Rear Yard, Screening of Parking Areas and Non-Complying Structure Variances to allow the legalization of (1) construction of an unscreened parking pad within the required front setback; (2) replacement of the exterior front staircase to unit 2 on the second floor that would extend approximately 8 feet into the required front setback; (3) reconfiguration of the exterior rear staircase to the second floor that would extend approximately 12 feet into the required rear yard; and (4) the enclosure of space under the second floor sunroom and a portion of the deck at the rear of the building that would extend 9 to 12 into the required rear yard. Because the existing building already extends approximately 9 feet into the required rear yard, it is considered a legal, non-complying structure. The project site is in an RM-1 (Residential, Mixed, Low-Density) District and a 40-X Height and Bulk District.

(Proposed for continuance to October 19, 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.

2. 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

3. Director's Announcements

4. Review of Past Week's Events at the Board of Supervisors and Board of Appeals

5. (JOHN SCHLESINGER: (415) 362-7397)

AIA SAN FRANCISCO PRESENTATION - Designing for the Public Realm, Part 2

The third in a series of informational presentations on design excellence by AIA San Francisco. The importance of a building's mass and scale and how they contribute to framing the public realm are addressed.

6. (C. NIKITAS: (415) 558-6306)

ELEMENTS OF DESIGN – Informational presentation: An update on the Department's program to elevate the quality of architectural design in the City, a briefing on the promotion of sustainable ("green") building projects, and a presentation of some elements of building design.

No Action to be taken

(Continued from the Regular Meeting of September 21, 2006)

7. 2004.0980C (J. PURVIS: (415) 558-6354)

642 HARRISON STREET - Informational presentation on conditional use authorization to convert an office building to 43 dwellings with parking and retail space in the SSO. This project was approved by the Planning Commission on November 17, 2005 under Motion No. 17142 with the condition that it be brought back to the Commission as an informational item.

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. 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.

8. 2006.0546C (K. AMDUR: (415) 558-6351)

77 VAN NESS AVENUE - the west side between Fell and Hickory Streets, Lot 22 in Assessor's Block 834; Request for Conditional Use Authorization to allow square footage above the base Floor Area Ratio (FAR) for six Below Market Rate (BMR) dwelling units in a previously-approved project. The approved project is Case No. 2000.074EKXC, which was approved by the Planning Commission on December 13, 2001, in Motion Nos. 16320 and 16321. The approved project would construct an 8-story, approximately 100-foot tall building containing 50 dwelling units, approximately 19, 550 sq.ft. of office space, 1,350 square feet of ground floor commercial space, 3,400 square feet of rooftop open space for the residential units, at least 400 square feet of public open space in the lobby, and 58 parking spaces in a street-level parking garage. The Project Sponsor has decided to meet the Section 315 Affordable Housing requirements by providing six BMR units on-site. This Project lies within a C-3-G (Downtown General Commercial) District, and is within a 120-F Height and Bulk District.

Preliminary Recommendation: Approval with Conditions

• F.REGULAR CALENDAR

9. 2006.0969D (I.WILSON: (415) 558-6163)

1379 6^TH AVENUE – west side between Irving and Judah Streets; Lot 015 in Assessor's Block 1761 – Request for Discretionary Review of Building Permit Application No. 2006.05.15.1557, proposing to build a 7'-4 addition at the rear of the building, with a new rear deck and stairs projecting from the rear of the proposed addition. The property is located within 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.

10. 2005.0486D (G. CABREROS: (415) 558-6169)

2564 SUTTER STREET - north side between Broderick and Baker Streets; Lot 012 in Assessor's Block 1053 -- Request for Discretionary Review of Building Permit Application No. 2005.01.11.2946 proposing a 35-foot rear horizontal addition and a two-story vertical addition to the existing two-story, single-family residence in an RH-3 (Residential, House, Three-Family District) and a 40-X Height and Bulk District. The existing building is proposed to be lifted approximately 20 inches to allow for a three-car garage to be inserted below the existing basement level. Two additional dwelling units are proposed for a total of three units on the subject lot.

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

11. 2005.0983D (K. DURANDET: (415) 575-6816)

981 INGERSON– south side between Ingalls and Redondo Streets; Lot 024 in Assessor's Block 4970 – Request for Discretionary Review of Building Permit Application No. 2006.0620.4516, which proposes to legalize a horizontal and vertical addition by changing the roofline at the rear of the building from a pitched to a flat roof for a single-family dwelling in an RH-1 zoning district. The proposal required, and was granted, a Rear Yard Variance at a public hearing held on March 22, 2006 as Case Number 2005.0983V.

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

12. 2006.0668C (A. Hesik: (415) 558-6602)

222 Columbus Avenue - northeast side between Pacific Avenue and Broadway, Lots 26-31 in Assessor's Block 0162 - Request for Conditional Use authorization to establish a financial service (d.b.a.  First Republic Bank ) of approximately 118 square feet. The financial service would consist of two automated teller machines located in the interior of the building within vacant existing ground-floor commercial space. The proposed use is not formula retail as defined in Section 703.3 of the Planning Code. There would be no physical expansion of the existing building. The site is within the Broadway Neighborhood Commercial District, Washington-Broadway Special Use District No. 1, and a 65-A-1 Height and Bulk District.

Preliminary Recommendation: Disapproval

(Continued from Regular Meeting of September 21, 2006)

13a. 2006.0204CV (E. JACKSON: (415) 558-6363)

189-191 LELAND AVENUE - southwest side, between Peabody and Rutland, Lot 017 in Assessor's Block 6251 - Request for Conditional Use authorization under Planning Code Sections 161(j) and 303 to allow a reduction in the off-street parking requirement for dwelling units for the construction of a new residential/commercial mixed-use building within a NC-2 (Small-Scale Neighborhood Commercial) District with a 40-X Height and Bulk designation. The project proposes the construction of a new mixed-use building with two residential units over approximately 700 square feet of ground floor commercial at the front of the lot.

Preliminary Recommendation: Approval with Conditions.

13b. 2006.0204CV (E. JACKSON: (415) 558-6363)

189-191 LELAND AVENUE - southwest side, between Peabody and Rutland, Lot 017 in Assessor's Block 6251 - Request for Rear Yard and Exposure Variances under Planning Code Sections 134 and 140. Planning Code Section 134 requires all lots within an NC-2 District to have a minimum rear yard of 25 percent of lot depth. The addition of a new building in the front yard would require the provision of a code complying rear yard, which is occupied by an existing building. Planning Code Section 140 requires that at least one room of at least 120 square feet must face an open area. The proposed inner court does not satisfy the exposure requirement. The Zoning Administrator will consider the variance application concurrently with the Planning Commission.

14a. 2003.0347EMTZ (A. RODGERS: (415) 558-6395)

MARKET AND OCTAVIA NEIGHBORHOOD PLAN – INTENTION TO INITIATE GENERAL PLAN AMENDMENTS.

Consideration of a Resolution of Intention to initiate amendments to the San Francisco General Plan related to the Market and Octavia Neighborhood Plan. The Plan encompasses an irregularly shaped area in northeast San Francisco. It extends two to three blocks in width along Market Street for ten blocks and extends north along the former Central Freeway alignment at Octavia Boulevard for ten blocks. Along Market Street, the Plan Area boundaries extend from 11th and Larkin Streets in the east to Noe and Scott Streets in the west. The boundary jogs north along Noe Street, Duboce Avenue, Scott Street, Waller Street, Webster Street, Oak Street, Buchanan Street, and Grove Street; continues north along the former Central Freeway alignment to include the area up toTurk Street between Laguna and Franklin Streets; and east of Franklin Street jogs south to Grove and Larkin Streets. The Project Area boundary extends south of Market Street between 10th and 11th Street to Howard Street. Extending west along Howard Street, the Project Area boundaries jog along Division, Clinton, Stevenson, Fourteenth, Guerrero, and Sixteenth Streets. The Project Area is comprised of 89 Assessor's Blocks in entirety or in part, including the whole of Blocks 759, 761, 768, 770, 783, 785, 792 to 794, 806 to 809, 813 to 819, 830 to 841, 850 to 858, 863 to 876, 3501 to 3506, 3512 to 3514, 3533 to 3538, 3541 to 3545, 3556 to 3560; and portions of 3507 (lot 40), 3510 (lots 49, 57), 3511 (lots 1, 23, 25, 31, 33, 74, 75, 80, 82, and 93), and 3532 (lots 14, 19B, 35, 36, 88, 89, 90 and 91). Pursuant to San Francisco Charter Section 4.105, and Planning Code Sec. 340, the Planning Commission will consider adopting a Resolution of Intention to Initiate amendments to the General Plan, including adding a new area plan, the Market and Octavia Area Plan, and making related amendments to the Commerce and Industry, Housing, Recreation and Open Space and Transportation Elements, the Civic Center Area Plan, Downtown Area Plan, South of Market Area Plan and the Land Use Index to implement the Market and Octavia Neighborhood Plan. The Planning Commission will also consider companion Resolutions of Intention to initiate amendments to the Planning Code and Zoning Map.

Preliminary Recommendation: Approve a draft Resolution of Intention to initiate amendments to the General Plan and schedule a public hearing to consider the amendments.

14b. 2003.0347EMTZ (A. RODGERS: (415) 558-6395)

MARKET AND OCTAVIA NEIGHBORHOOD PLAN – INTENTION TO INITIATE PLANNING CODE AMENDMENTS.

Consideration of a Resolution of Intention to initiate amendments to the San Francisco Planning Code related to the Market and Octavia Neighborhood Plan. The Plan encompasses an irregularly shaped area in northeast San Francisco. It extends two to three blocks in width along Market Street for ten blocks and extends north along the former Central Freeway alignment at Octavia Street for ten blocks. Along Market Street, the Plan Area boundaries extend from 11th and Larkin Streets in the east to Noe and Scott Streets in the west. The boundary jogs north along Noe Street, Duboce Avenue, Scott Street, Waller Street, Webster Street, Oak Street, Buchanan Street, and Grove Street; continues north along the former Central Freeway alignment to Turk Street between Laguna and Franklin Streets; and east of Franklin Street jogs south to Grove and Larkin Streets. The Project Area boundary extends south of Market Street between 10th and 11th Street to Howard Street. Extending west along Howard Street, the Project Area boundaries jog along Division, Mission, Fourteenth, Guerrero, and Sixteenth Streets. The Project Area is comprised of 89 Assessor's Blocks in entirety or in part, including the whole of Blocks 759, 761, 768, 770, 783, 785, 792 to 794, 806 to 809, 813 to 819, 830 to 841, 850 to 858, 863 to 876, 3501 to 3506, 3512 to 3514, 3533 to 3538, 3541 to 3545, 3556 to 3560; and portions of 3507 (lot 40), 3510 (lots 49, 57), 3511 (lots 1, 23, 25, 31, 33, 74, 75, 80, 82, and 93), and 3532 (lots 14, 19B, 35, 36, 88, 89, 90 and 91). Pursuant to Planning Code Section 302, the Planning Commission will consider a Resolution of Intention to initiate amendments to the Planning Code. The amendments would bring the Planning Code regulations governing this area into consistency with the General Plan, as proposed to be amended. The amendments contain proposals for changes to standards from those currently established by the Planning Code; including those for land use, height and bulk, building design, loading, density, residential demolition and parking. Proposed Planning Code text and map amendments will a) establish three new zoning districts, b) amend the Hayes-Gough, Upper Market, and Valencia Neighborhood Commercial Districts (NCDs), c) update height and bulk districts, d) establish the Market and Octavia Community Improvements Impact Fee, and e) make related revisions to the Planning Code necessary to implement the General Plan as proposed to be amended. Amendments to the Planning Code include revisions to the Planning Code adding Sections 121.5, 158.1, 206.4, 207.6, 207.7, 230, 249.27, 261.1, 263.18, 326- 326.8, 341, 731, 731.1, 732, 732.1 and by amending Planning Code Sections 102.5, 121.1, 121.2, 124, 132, 134, 135, 144, 145.1, 145.4, 151.1, 152, 153, 154, 155, 156, 166, 167, 201, 207.4, 208, 209.1-209.9, 234.2, 253, 270, 303, 304, 311, 316, 603, 606 702.1, and 720.1. The Planning Commission will also consider companion amendments to the Zoning Map.

Preliminary Recommendation: Approve a draft Resolution of Intention to initiate amendments to the Planning Code and schedule a public hearing to consider the amendments.

14c. 2003.0347EMTZ (A. RODGERS: (415) 558-6395)

MARKET AND OCTAVIA NEIGHBORHOOD PLAN – INTENTION TO INITIATE ZONING MAP AMENDMENT

Consideration of a Resolution of Intention to initiate amendments to the Zoning Map of the San Francisco Planning Code related to the Market and Octavia Neighborhood Plan. The Plan encompasses an irregularly shaped area in northeast San Francisco. It extends two to three blocks in width along Market Street for ten blocks and extends north along the former Central Freeway alignment at Octavia Street for ten blocks. Along Market Street, the Plan Area boundaries extend from 11th and Larkin Streets in the east to Noe and Scott Streets in the west. The boundary jogs north along Noe Street, Duboce Avenue, Scott Street, Waller Street, Webster Street, Oak Street, Buchanan Street, and Grove Street; continues north along the former Central Freeway alignment to Turk Street between Laguna and Franklin Streets; and east of Franklin Street jogs south to Grove and Larkin Streets. The Project Area boundary extends south of Market Street between 10th and 11th Street to Howard Street. Extending west along Howard Street, the Project Area boundaries jog along Division, Mission, Fourteenth, Guerrero, and Sixteenth Streets. The Project Area is comprised of 89 Assessor's Blocks in entirety or in part, including the whole of Blocks 759, 761, 768, 770, 783, 785, 792 to 794, 806 to 809, 813 to 819, 830 to 841, 850 to 858, 863 to 876, 3501 to 3506, 3512 to 3514, 3533 to 3538, 3541 to 3545, 3556 to 3560; and portions of 3507 (lot 40), 3510 (lots 49, 57), 3511 (lots 1, 23, 25, 31, 33, 74, 75, 80, 82, and 93), and 3532 (lots 14, 19B, 35, 36, 88, 89, 90 and 91). Pursuant to Planning Code Section 302, the Planning Commission will consider a Resolution of Intention to initiate amendments to the Zoning Map by reclassifying property, Including amendments to Sectional Maps 2 and 2H, 7 and 7H, and Maps 2SU and 7SU of the Zoning Map of the City and County of San Francisco. The amendments contain proposals for changes to standards from those currently established by the Planning Code; including those for land use, height and bulk, building design, loading, density, residential demolition and parking. Proposed Planning Code text and map amendments will a) establish three new zoning districts, b) amend the Hayes-Gough, Upper Market, and Valencia Neighborhood Commercial Districts (NCDs), c) update height and bulk districts, d) establish the Market and Octavia Community Improvements Impact Fee, and e) make related revisions to the Planning Code necessary to implement the General Plan as proposed to be amended. Within the Market and Octavia Neighborhood plan area, The proposed Zoning Map Changes will establish three new zoning districts: the Van Ness and Market Downtown Residential Special Use District (VNMDR-SUD), the Transit-Oriented Neighborhood Commercial District (NCT), and Transit-Oriented Residential Use Districts (RTO). The Van Ness and Market Downtown Residential Special Use District (VNMDR-SUD) will replace C-3-G and C-M District zoning on blocks in the vicinity of Van Ness and Market/Mission intersections). Transit-Oriented Neighborhood Commercial (NCT) Use Districts will replace the current RM and NC district zoning primarily along the Market Street corridor and between Octavia Boulevard and Franklin Street, and some C-M Districts extending south of Market Street along Valencia, Mission Street and South Van Ness Avenue. The Transit-Oriented Residential Use District (RTO) will replace most of the RH and RM district zoning north and south of the Market Street corridor, extending north to Turk Street, west to Noe and Scott Streets, and South to Sixteenth Street. The proposed RTO district will encourage moderate-density, multi-family, residential infill, in scale with existing development. The high availability of transit service, proximity of retail and services within walking distance, and limitation on permitted parking will encourage construction of some housing without accessory parking. Small-scale retail activities serving the immediate area will be permitted at intersections. A Neighborhood Commercial Transit District (NCT) will overlay the Hayes-Gough Neighborhood Commercial District and portions of the Upper Market and Valencia Neighborhood Commercial Districts within the Market and Octavia neighborhood. In named NCT and NC-1(T) districts, revised parking requirements and housing density controls will encourage housing above ground-floor retail uses. These districts otherwise remain unchanged. They include current Neighborhood Commercial Districts (Hayes-Gough, portions of the Upper Market, Valencia) and several parcels currently zoned NC-1. The Van Ness and Market Downtown Residential Special Use District (VNMDR-SUD) will encourage the development of a transit-oriented, high-density, mixed-use neighborhood around the intersections of Van Ness Avenue and Market Street and South Van Ness Avenue and Mission Street. Proposed heights in the Van Ness and Market Downtown Residential Use District (VNMDR-SUD) will change from 120, 130, 150, 160, 200 and 320 feet to 85, 120, 200, 320 and 400 feet; towers will be permitted over a podium of 85 or 120 feet; the highest towers will be permitted in the vicinity of the Market Street/Van Ness Avenue intersection. In the Transit-Oriented Neighborhood Commercial Use Districts (NCT), height districts will change from 50, 80 and 105 feet to primarily 55, 65 and 85 feet; these districts will be concentrated near transit services in SoMa West and along Market Street to allow additional height for ground floor retail uses. Some heights on some parcels near Brady Street will change from 105 and 60 feet to 40 feet and 85 feet) on parcels surrounding a proposed public open space. Proposed heights in most Residential Transit Oriented (RTO) Districts and RH districts primarily remain 40 and 50 feet as currently classified; in some RTO areas, permitted heights will change from 50, 80 and 105 feet to 40 and 50 feet.

Preliminary Recommendation: Approve a draft Resolution of Intention to initiatei amendments to the Zoning Map and schedule a public hearing to consider the amendments.

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: