SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, June 28, 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.

1 2004.1245E (N. TURRELL: (415) 575-9047)
300 Grant Avenue - Assessor's Block 0287, Lots 013, 014 - Appeal of a Preliminary Mitigated Negative Declaration. The 10,500 square-foot project site is located at 300 Grant Avenue (aka 272-290 Sutter Street) on the northeast corner of Grant Avenue and Sutter Street in the Financial District neighborhood. The proposed project would involve the demolition of two buildings containing approximately 35,600-square feet of retail space and construction of an approximately 114,354 gross square foot, 12-story, 130-foot tall building containing up to 56 residential units, 15,000 square feet of retail space, and 34 to 40 off-street parking spaces. The retail entrance to the proposed project would be at the corner of Grant Avenue and Sutter Street, while the residential lobby entrance would be at the corner of Grant Avenue and Harlan Place. Access to the parking garage would be from Harlan Place off Grant Avenue. The site is zoned C-3-R (Downtown Retail) within an 80-130-F height and bulk district, and the Downtown Area Plan of the General Plan.

Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration

(Continued from Regular Meeting of June 14, 2007)

(Proposed for Continuance to July 12, 2007)

2a. 2004.1245EKVX (J. MILLER: (415) 558-6344)

300 GRANT AVENUE (aka 272 and 290 Sutter Street) - northeast corner at Sutter Street, Lots 13 and 14 in Assessor's Block 287, in a C-3-R (Downtown Retail) District and an 80-130-F Height and Bulk District - Request for review under Planning Code ("Code") Section 309 of the construction of a new, 11-story mixed-use building containing approximately 43 dwelling units, approximately 15,000 square feet of ground- and second-floor retail space, and up to 40 off-street parking spaces in a two-level underground garage, requiring the authorization of exceptions to Code standards for height above 80 feet, building bulk, rear yard, and off-street parking, as well as the granting of Variances of Code standards for usable open space and dwelling-unit exposure.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of June 14, 2007)

(Proposed for Continuance to July 12, 2007)

2b. 2004.1245EKVX (J. MILLER: (415) 558-6344)

300 GRANT AVENUE (aka 272 and 290 Sutter Street) - northeast corner at Sutter Street, Lots 13 and 14 in Assessor's Block 287, in a C-3-R (Downtown Retail) District and an 80-130-F Height and Bulk District - Request for Variance of Planning Code standards for usable open space and dwelling-unit exposure in conjunction with the construction of a new, 11-story mixed-use building containing approximately 43 dwelling units, approximately 15,000 square feet of ground- and second-floor retail space, and up to 40 off-street parking spaces in a two-level underground garage.

(Continued from Regular Meeting of June 14, 2007)

(Proposed for Continuance to July 12, 2007)

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.

3. Consideration of Adoption:

• Draft Minutes of Regular Meeting of June 14, 2007.
• Draft Minutes of Special Meeting of June 14, 2007.
• Draft Minutes of Special Meeting of November 30, 2006.
• Draft Minutes of Special Meeting of November 9, 2006.
• Draft Minutes of Special Meeting of November 2, 2006.
• Draft Minutes of Regular Meeting of November 2, 2006.

4. 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

5. Director's Announcements

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

(A. GHOSH: (415) 558-6282)

7. Eastern Neigbhorhoods: Design Challenges in Affordable Housing - The AIA will present its assessment of the following subject at the request of the Commission: A demonstration of practical applications of providing infill affordable housing in zoning districts that also require the allocation of PDR (Production, Distribution and Repair) use. Examples of design excellence in affordable housing will also be exhibited.

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.REGULAR CALENDAR

8. 2007.0428C (A. STARR: (415) 558-6362)

1224 9^TH AVENUE - east side between Lincoln Way and Irving Street; Lot 033, in Assessor's Block 1742 - Request for Conditional Use Authorization under Planning Code Sections 303 and 703.24 to allow an outdoor activity area for outdoor dining in the rear yard of an existing full-service restaurant (d.b.a. Bistro 9) in the Inner Sunset Neighborhood Commercial District and a 40-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions

(Continued from Regular Meeting of June 21, 2007)

9. 2006.0572C (T. FRYE: (415) 558-6822)

842 MOULTRIE STREET - south of Crescent Avenue; Assessor's Block 5810, Lot 009 -Request for Conditional Use Authorization for residential demolition pursuant to Board of Supervisors Resolution 122-07 to remove a 1906 Earthquake Refugee Shack from the property to allow for its preservation at another location, to demolish the non-historic additions, and to construct a new single-family dwelling. The property is located within an RH-1 (Residential, Single-Family) District with a 40-X Height and Bulk District within the Bernal Heights Special Use District.

Preliminary Recommendation: Approve with conditions

(Continued from Regular Meeting of June 21, 2007)

10. 2007.0338C (J. IONIN: (415) 558-6309)

2263 CHESTNUT STREET - south side between Pierce and Scott Streets; Lot 032 in Assessor's Block 0489 - Request for Conditional Use Authorization under Planning Code Sections 303 and 711.24 to allow an outdoor activity area for outdoor dining in the rear yard of an existing full-service restaurant (d.b.a. Squat & Gobble) in an NC-2 (Neighborhood Commercial, Small Scale) District, the Chestnut Street Financial Service Subdistrict and a 40-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions

11. 2007.0285D (J. IONIN (415) 558-6309)

115 PRESIDIO AVENUE - west side between Jackson and Washington Streets; Lot 003 in Assessor's Block 0984 - Request for Discretionary Review of Building Permit Application No. 2006.11.13.7549, proposing to reduce the slope of the rear portion of the roof and reconfigure the rear façade of the fourth level of this single-family house. The roof change would be set back approximately 18 feet from the front façade (approximately 44 feet from the front property line) and increase the floor to ceiling height, creating additional occupiable living area in an RH-1 (Residential House, Single-Family) District and a 40-X Height and Bulk District.

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

12. 2007.0518T (S. Exline: (415) 558-6332)

Amendments to Planning Code Section 315/Inclusionary Housing: Establish and Require Minimum Qualifications of Firms Marketing BMR Units - Ordinance introduced by Supervisor Sandoval as part of Board File No. 070444 that would amend portions of the Planning Code to establish minimum requirements for firms that market below market rate units.

Preliminary Recommendation: Adoption

13. 2007.0605 (S. Exline: (415) 558-6332)

Adopt the Residential Inclusionary Affordable Housing Program Monitoring and Procedures Manual- Doug Shoemaker from the Mayor's Office of Housing will be presenting an update to the Residential Inclusionary Affordable Housing Monitoring and Procedures Manual. This update is due to recent changes in Planning Code Section 315 and is done on an as-needed basis.

Preliminary Recommendation: Adoption.

14. 2007.0332D (M. GLUECKERT: (415) 558-6543)

1597 HOWARD STREET - southwest side between 11^th Street and 12^th Street; Lot 053 in Assessor's Block 3516 - Request for Mandatory Discretionary Review of Building Permit Application No. 2005.05.27.3610 to maintain operation of an existing Medical Cannabis Dispensary (d.b.a.  Emmalyn's ). The parcel is located within a SLR (Service/Light Industrial/Residential) Zoning District and a 50-X Height and Bulk District.

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

15. 2006.1476D (K. CONNER: (415) 575-6914)

880-882 DOLORES STREET - west side between 22^nd and 21^st Streets; Lot 017 in Assessor's Block 3619 - Mandatory Discretionary Review, under the Planning Commission's policy requiring review of dwelling unit mergers, of Building Permit Application No. 2006.11.20.8161, proposing to convert the building's authorized use from three units to two units, in a 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 proposal as submitted.

16. 2007.0447D (G. CABREROS: (415) 558-6169)

289 FREDERICK STREET - southeast corner of the intersection of Clayton and Frederick Streets, Lot 086 in Assessor's Block 1269 - Request for Discretionary Review of Building Permit Application No. 2007.01.18.1917 proposing to construct a one-story side horizontal addition at the existing west side setback located towards the rear of the house and also to construct a rear horizontal addition at all (three) levels 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.

17a. 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 June 21, 2007)

17b. 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 June 21, 2007)

6:00 P.M.

18. (K. RICH: (415) 558-6345)

The Eastern Neighborhoods Program encompasses the Mission, Central Waterfront, East SoMa and Showplace Square. Planning Staff, along with staff from the Municipal Transportation Agency and the Recreation and Parks Department will present a progress report on the Transportation and Open Space elements of the planning process and a proposed schedule for completing these elements of the Plan. Planning staff will also present a proposed framework for further informational hearings in July and August for the Commission's review.

F. 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: