SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, May 24, 2007

1:30 PM

Regular Meeting

President: Dwight S. Alexander

Vice-President: Christina R. Olague

Commissioners: Michael J. Antonini; M. Sue Lee; 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 1650 Mission Street, 4th 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, 1650 Mission Street, Suite 400, 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 R. Olague

Commissioners: Michael J. Antonini; M. Sue Lee; 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. 2005.0633DDDD (S. VELLVE: (415) 558-6263)

113 PIXLEY STREET - south side between Fillmore and Webster Streets; Lot 007 in Assessor's Block 0516 - Request for Discretionary Review of Building Permit Application No. 2006.01.31.3422 to construct a 4-foot tall vertical addition to accommodate a third floor of occupancy in an existing two-story single-family home located in an RH-2 (House, Two-Family) District and 40-X Height and Bulk District. The project is also the subject of a rear yard variance (2005.0633V), which will be heard by the Zoning Administrator immediately after the Planning Commission hears the requests for Discretionary Review.

Preliminary Recommendation: Do not take DR and approve as revised.

(Proposed for Continuance to May 31, 2007)

1b. 2005.0633V (S. VELLVE: (415) 558-6263)

113 PIXLEY STREET - south side between Fillmore and Webster Streets; Lot 007 in Assessor's Block 0516 - Request for a Rear Yard Variance to construct a rear addition of approximately 4-feet deep and 10-feet wide within the last 15 feet of the lot containing a two-story single-family home located in an RH-2 (House, Two-Family) District and 40-X Height and Bulk District.

(Proposed for Continuance to May 31, 2007)

2a. 2006.1414C (S. VELLVE: (415) 558-6263)

1868 VAN NESS AVENUE - southeast corner of Clay and Washington Streets; Lot 012 in Assessor's Block 0619 - Request for Conditional Use Authorization pursuant to Sections 228.2, 228.3 and 303 of the Planning Code to convert the property's use from a gas station (Shell) within an RC-4 (Residential Commercial Combined, High Density) District, the Van Ness Special Use District, and an 80-D Height and Bulk District. The gas station ceased operation in approximately October of 2004. The subject case will address land use violations on the property. A companion case (Case 2006.0741C) will seek to establish an off-street parking facility (temporary).

Preliminary Recommendation: Approval with conditions.

(Continued from Regular Meeting of April 5, 2007)

(Proposed for Continuance to June 7, 2007)

2b. 2006.0741C (S. VELLVE: (415) 558-6263)

1868 VAN NESS AVENUE - southeast corner of Clay and Washington Streets; Lot 012 in Assessor's Block 0619 - Request for Conditional Use Authorization pursuant to Sections 209.7 and 303 of the Planning Code to establish an off-street parking facility (temporary) within an RC-4 (Residential Commercial Combined, High Density) District, the Van Ness Special Use District and an 80-D Height and Bulk District. The surface parking lot will provide approximately 33 parking spaces. A companion case (Case 2006.1414C) will seek to authorize the conversion of a defunct gas station (Shell). The subject case will address land use violations on the property.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of April 5, 2007)

(Proposed for Continuance to June 7, 2007)

2c. 2004.0890CV (S. VELLVE: (415) 558-6263)

1868 VAN NESS AVENUE - southeast corner of Clay Street and Van Ness Avenue; Lot 012 in Assessor's Block 0619 - Request for Conditional Use Authorization, pursuant to Sections 253.2 and 303 of the Planning Code to allow the construction of a building which exceeds 40 feet in height, to construct a mixed-use building of 80 feet in height with approximately 3,000 square feet of ground-floor commercial space, up to 35 dwelling units and 35 below-grade off-street parking spaces within an RC-4 (Residential-Commercial Combine, High Density) Use District, an 80-D Height and Bulk District, and the Van Ness Special Use District.

Preliminary Recommendation: Approval with conditions.

(Continued from Regular Meeting of April 5, 2007)

(Proposed for Continuance to June 7, 2007)

2d. 2004.0890CV (S.VELLVE: (415) 558-6263)

1868 VAN NESS AVENUE - southeast corner of Clay Street and Van Ness Avenue; Lot 012 in Assessor's Block 0619 - Request for Variances from the rear yard and exposure requirements, pursuant to Sections 135, 243(c)(6), and 307(g) of the Planning Code to allow a modified required rear yard for the project and an exception to the exposure requirement for 14 units. The Zoning Administrator will consider the request following the Planning Commission's consideration of the Conditional Use authorization.

(Continued from Regular Meeting of April 5, 2007)

(Proposed for Continuance to June 7, 2007)

3a. 2006.0616BEKX (J. MILLER: (415) 558-6344)

120 HOWARD STREET - northwest corner at Spear Street, Lot 019 in Assessor's Block 3717 - Request for review by the Planning Commission under Planning Code Section 309 of a four-story addition to an existing eight-story building (with a partial ninth floor) requiring exceptions to Planning Code standards for freight loading and building bulk, in C-3-O (Downtown Office) and C-3-O (SD) (Downtown Office – Special Development) Districts and a 200-S Height and Bulk District.

(Continued from Regular Meeting of April 5, 2007)

(Proposed for Continuance to June 7, 2007)

3b. 2006.0616BEKX (J. MILLER: (415) 558-6344)

120 HOWARD STREET - northwest corner at Spear Street, Lot 019 in Assessor's Block 3717 - Request for allocation of office space by the Planning Commission under Planning Code Section 321 in conjunction with a four-story addition to an existing eight-story building (with a partial ninth floor). This project requires the allocation of approximately 67,310 square feet of office space. The site is in C-3-O (Downtown Office) and C-3-O (SD) (Downtown Office – Special Development) Districts and a 200-S Height and Bulk District.

(Continued from Regular Meeting of April 5, 2007)

(Proposed for Continuance to June 7, 2007)

4. 2006.1303C (E. WATTY: (415) 558-6620)

77 OAKWOOD STREET - east side between 18^TH and 19^TH Streets; Lot 059 in Assessor's Block 3587 - Request for Conditional Use Authorization to demolish a single-family structure and construct a new two-family structure, pursuant to the Board of Supervisors' interim zoning controls requiring conditional use authorization for the demolition of a residential structure. This site is located within the RH-2 (Residential House, Two Family) Zoning District and 40-X Height and Bulk District.

(Proposed for Continuance to June 21, 2007)

5a. 2005.0930DV (M. LI: (415) 558-6396)

1355 PACIFIC AVENUE - south side between Hyde and Leavenworth Streets, Lot 031 in Assessor's Block 0184 - Request for Discretionary Review of Building Permit Application No. 2006 0824 0472 proposing the construction of a five-story, 65-foot-high building containing 24 dwelling units and a garage with 24 parking spaces. The project site is within an NC-2 (Small-Scale Neighborhood Commercial) District and a 65-A Height and Bulk District.

Preliminary Recommendation: Pending

(Proposed for Indefinite Continuance)

5b. 2005.0930DV (M. LI: (415) 558-6396)

1355 PACIFIC AVENUE - south side between Hyde and Leavenworth Streets, Lot 031 in Assessor's Block 0184 - Request for a rear yard modification and a dwelling unit exposure variance in connection with a proposal to construct a five-story, 65-foot-high building containing 24 dwelling units and a garage with 24 parking spaces. The project site is within an NC-2 (Small-Scale Neighborhood Commercial) District and a 65-A Height and Bulk District. The request for the modification/variance will be considered by the Zoning Administrator.

(Proposed for indefinite Continuance)

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.

6. Consideration of Adoption:

• Draft Minutes of Special Meeting of March 15, 2007.
• Draft Minutes of Special Meeting of May 10, 2007.

7. 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.

8. COMMISSIION'S RULES AND REGULATIONS - Discussion and possible action to amend the Commission's Rules and Regulations to address imposing time constraints on submittal of documents and material for review by the Commission and the public; discuss and possibly establish rules or policies that address other areas of interest of the Commission.

C. DIRECTOR'S REPORT

9. Director's Announcements

10. 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. 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.

11. 2006.1182Q (D. DIBARTOLO: (415) 558-6291)

420-428 Vallejo Street - north side between Kearny and Montgomery Streets, Lot 013 in Assessor's Block 0133 - Public hearing, under Article 9 of the Subdivision Code, to determine consistency of a proposed five-unit Condominium-Conversion Subdivision with the General Plan, located in a RH-3 (Residential, House, Three Family) District and a 40-X Height and Bulk District.

(Continued from Regular Meeting of May 10, 2007)

• F.REGULAR CALENDAR

12. 2006.0208C (S. Middlebrook: (415) 558-6372)

4716-4722 Mission street - west side between Ruth and Leo Streets, Lots 014 and 015 in Assessor's Block 6955 - Request for Conditional Use Authorization under Planning Code 712.39 to demolish both the existing mixed-use building with a second floor dwelling unit and the existing commercial building in order to merge the two lots and to construct a 5-story, residential/commercial mixed-use building with 8 residential units, 8 off-street parking places, and ground floor commercial within a NC-3 (Moderate-Scale Neighborhood Commercial) District with a 65-A Height and Bulk designation.

Preliminary Recommendation: Approval with Conditions.

(Continued from Regular Meeting of May 17, 2007)

13. 2006.1396D (A. STARR; (415) 558-6362)

146 Funston Avenue - eastside between Lake and California Streets, Lot 034 in Assessor's Block 1372 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of dwelling unit mergers, of Building Permit Application No. 2006.10.02.3904 proposing to merge two dwelling units into one in an RH-2 (Residential House, Two-Family) District and 40-X Height and Bulk District.

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

(Continued from Regular Meeting of April 19, 2007)

14. 2004.0557E (WISE: (415) 575-9049))

1601 Larkin Street - Public Hearing on the Draft Environmental Impact Report (EIR). The project site (Assessor's Block 0620 and Lot 006) is located in the Nob Hill neighborhood on the northwest corner lot of the intersection of Clay and Larkin Streets. The existing project site is an 11,200-square-foot lot containing a two-story over basement church building of approximately 19,050 square feet and a ten-car surface parking lot. The church building is considered a historical resource under CEQA. The project sponsor, California Nevada Conference of the Methodist Church and Pacific Polk Properties, LLC, proposes to demolish the existing church and construct a 63-foot-high, six-story-tall building of approximately 67,500 square feet containing 27 residential units and 30 off-street parking spaces in two separate parking levels (one at ground level and one below grade). The main entrance to the residences and the driveway to the ground-floor garage would be from Larkin Street. Vehicular access to the below-grade parking garage containing 21 spaces would be from Clay Street. The project site is in a RM-3 (Residential Mixed, Medium Density) Zoning District and a 65-A Height-Bulk District.

Preliminary Recommendation: No Action Required

Note: Written comments will be accepted at the Planning Department's offices until the close of business on May 29, 2007.

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

1. directing staff to place the item on a future agenda. (Government Code Section 54954.2(a))

Adjournment: