San Francisco Planning Department : October 25, 2007

October 25, 2007

SAN FRANCISCO
PLANNING COMMISSION
Notice of Meeting
&
Calendar
Commission Chambers - Room 400
City Hall, 1 Dr. Carlton B. Goodlett Place
Thursday, October 25, 2007
1:30 PM
Special 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 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
1650 MISSION STREET, 4TH 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 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 impairments 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

A. 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. 2007.0701C (A. HOLLISTER: (415) 575-9078)
1400 GRANT AVENUE - northeast corner of Grant Avenue and Green Street, Lot 019 in Assessor's Block 0115 - Request for Conditional Use Authorization to establish a small self-service restaurant (d.b.a. "Honeydoo" Frozen Yogurt) of approximately 1096 square feet within the existing ground-floor retail space. No physical expansion of the existing building is proposed. This site is within the North Beach Neighborhood Commercial District, and a 40-X Height and Bulk District.
Preliminary Recommendation: Disapproval
(Continued from Regular Meeting of October 18, 2007)
(Proposed for Continuance to November 1, 2007)

2. 2007.0461C (A. HOLLISTER: (415) 575-9078)
448 BROADWAY - north side between Montgomery and Kearny Streets, Lot 011 in Assessor's Block 0144 - Request for Conditional Use Authorization to operate a business under this application between the hours of 2 AM and 6 AM. Specifically, the project proposal is to extend the hours of operation of the subject business (dba "Broadway Express") to 3:00 AM. No construction is proposed under this application. This site is within the Broadway Neighborhood Commercial District, and a 65-A-1 Height and Bulk District.
Preliminary Recommendation: Approval with conditions
(Continued from Regular Meeting of October 18, 2007)
(Proposed for Continuance to November 1, 2007)

3. 2007.0628D (K. CONNER: (415) 575-6914)
2200 17TH AVENUE - east side at the southeast corner of the intersection with Rivera Street; Lot 039 in Assessor's Block 2333A - Request for Discretionary Review of Building Permit Application No. 2007.01.26.2734, proposing a third-story vertical addition, a two story southern side horizontal addition, and a rear horizontal addition to allow for egress stairs to a single-family dwelling in a 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 as submitted.
(Continued from Regular Meeting of October 11, 2007)
(Proposed for Continuance to November 8, 2007)

4. 2007.0936T (T. SULLIVAN-LENANE: (415) 558-6257)
AMENDMENTS RELATING TO PLANNING CODE SECTIONS 781.8 [BOARD FILE NO. 07-1217] - Ordinance introduced by Supervisor Ammiano amending Planning Code Section 781.8 to allow relocation of existing Liquor Establishment in the Mission Alcoholic Beverage Special Use Subdistrict to another location within the same Mission Alcoholic Beverage Special Use Subdistrict; and making findings.
Preliminary Recommendation: Approval.
(Proposed for Continuance to November 8, 2007)

5. 2006.1227C (R. CRAWFORD: (415) 558-6358)
5735-5757 MISSION STREET - southeast side between Whittier and Oliver Streets Lots 038, 039, 040 of Assessor's Block 6473 - Request for Conditional Use Authorization under Planning Code Sections 711.11 and 711.39 to develop a lot greater than 9,999 square feet in area and to demolish residential units above the ground floor in the NC-2 Small Scale Neighborhood Commercial District and a 40-X Height and Bulk District. The project will demolish the three existing buildings on the property, containing 7 dwelling units, combine the lots into one parcel, and construct a new 4 story tall, mixed use building with 22 dwelling units, ground floor commercial space and underground parking.
Preliminary Recommendation: Approval with Conditions
(Continued from Regular Meeting of October 11, 2007)
(Proposed for Continuance to November 15, 2007)

6. 2005.0490E (J. NAVARRETE: (415) 575-9040)
3500 19TH STREET - northwest corner of Valencia and 19th Streets - Appeal of Preliminary Mitigated Negative Declaration for the construction of a 5-story, 50-foot-tall building totaling approximately 29,829 square feet, with 17 dwelling units, 17 off-street parking spaces, and about 2,852 square feet of retail space. The project site (Block 3588, Lot 012) is in the Valencia Neighborhood Commercial District and a 50-X Height and Bulk District. The project site is in the Eastern Neighborhoods Plan Area and is subject to the Housing/Mixed Use Guidelines. The proposed project would require a Conditional Use Authorization.
Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration
(Proposed for Continuance to November 15, 2007)

7. 2004.1245E (N. TURRELL: (415) 575-9047)
300 GRANT AVENUE (AKA 272 AND 290 SUTTER STREET) - 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 September 27, 2007)
NOTE: On July 12, 2007, following public testimony, the Commission entertained a motion to uphold the Preliminary Mitigated Negative Declaration (PMND) by a vote of +2 -4, the motion failed. Commissioner S. Lee was excused. The Commission continued the matter to September 6, 2007 by a vote +5 -1,
(Proposed for Continuance to December 6, 2007)

8a. 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 September 27, 2007)
(Proposed for Continuance to December 6, 2007)

8b. 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 September 27, 2007)
(Proposed for Continuance to December 6, 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.

9. Consideration of Adoption:

" Draft Minutes of Regular Meeting of June 8, 2006.

10. 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.

11. The Commission will meet to discuss whether or not they will schedule a special meeting on Thursday, November 29, 2007.

C. DIRECTOR'S REPORT

12 Director's Announcements

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

D. GENERAL PUBLIC COMMENT - 15 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.

14. 2007.0683C (E. JACKSON: (415) 558-6363)
2976-2980 24TH STREET - northeast corner of Harrison Street, Lots 039-040 in Assessor's Block 4206 - Request for Conditional Use (CU) Authorization under Planning Code Sections 161(j) and 303 to allow a reduction in the off-street parking requirement for dwelling units for the addition of one dwelling unit to an existing mixed-use building within the 24th Mission NCD (Neighborhood Commercial District) Zoning District with a 40-X Height and Bulk designation.
Preliminary Recommendation: Approval with Conditions

15. \2007.0787C (A. PUTRA: (415) 575-9079)
4045 24TH STREET - south side between Noe and Castro Streets; Lot 035 in Assessor's Block 6507 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 728.49 and 728.21, to allow a new financial service (Wells Fargo Bank), which will be moving to a new location on the same block with a non-residential use size greater than 2,500 square-feet within the 24th Street - Noe Valley Neighborhood Commercial District, and 40-X Height and Bulk District.
Preliminary Recommendation: Approval with Conditions

F. REGULAR CALENDAR

16. 2007.0514T (S. EXLINE: (415) 558-6332)
AMENDMENTS TO PLANNING CODE SECTION 315/INCLUSIONARY HOUSING: ALTERNATIVE REHABILITATION FOR RENTAL - Ordinance introduced by Supervisor Daly as part of Board File No. 070444 that would amend portions of the Planning code to allow a new alternative to meet the requirements of the Residential Inclusionary Affordable Housing ordinance by allowing payment to a nonprofit to acquire and rehabilitate units for permanent affordable rental housing if the number of units is 25% greater than the amount provided under the existing off-site alternative.
Preliminary Recommendation: Approval
(Continued from Regular Meeting of October 18, 2007)

17. 2007.1111T (T. SULLIVAN-LENANE: (415) 558-6257)
AMENDMENTS RELATING TO PLANNING CODE SECTIONS 260(BB) [BOARD FILE NO. 07-1291] - Ordinance introduced by Supervisor Daly amending Planning Code Sections 260(b) by adding subsection 260(b)(1)(A)(i) to allow mechanical equipment and screening changes that do not exceed three additional feet in height and do not contain new occupiable floor space in any C-3-G Zoning District; and adopting findings. Preliminary Recommendation: Approval.

18. 2007.1106A (S. MIDDLEBROOK: (415) 558-6372)
236 MONTEREY BOULEVARD - "SUNNYSIDE CONSERVATORY" - North side of Monterey Boulevard, between Baden and Congo Streets, Assessor's Block 6770; Lot 057. The subject property is local San Francisco Landmark Number 78, and is located within an RH-2 (Residential, House, Two-Family) District with a 40-X Height and Bulk limit. The proposal is a Request for a Certificate of Appropriateness for demolition as defined by Article 10 of the Planning Code and to improve access to the site. The project proposes to remove non-original siding and to replace the siding and architectural elements with materials and features that are historically accurate and that match the original. Work also includes providing a new retaining wall and fence along Monterey Boulevard, new gathering areas within the public park space, new service areas, restrooms, and event preparation within the existing storage area, and new ramps and railings in a reconfigured entry area.
Preliminary Recommendation: Approval with Conditions.

19. 2004.1059E (R. COOPER: (415) 575-9027)
BALBOA PARK STATION AREA PLAN - Public Hearing on the Draft Environmental Impact Report (EIR). The Planning Department-proposed Balboa Park Station Area Plan (the proposed project) includes amendments to the San Francisco General Plan and specific Planning Code changes related to zoning districts and height and bulk controls in the Project Area, which includes the area surrounding the Balboa Park Station and along Geneva, Ocean, and San Jose Avenues. The proposed project would introduce a new zoning district-NC-T (Neighborhood Commercial Transit)-into the Project Area, that would potentially increase transit-oriented mixed-use developments. Improvements to the existing streetscape, transportation system/transit facilities, open space, as well as new urban design policies may result from implementation of the Area Plan. The Area Plan also includes specific proposals for mixed-use, transit-oriented development in the Project Area at: (1) the Phelan Loop Site; and (2) the Kragen Auto Parts Site. Implementation of the Area Plan would result in a net increase of about 1,780 new residential units and about 104,680 net new gross square feet of commercial development in the Project Area by the year 2025. A net increase of about 90-200 jobs would be expected in the Project Area by the year 2025 as a result of implementation of the Area Plan.
Preliminary Recommendation: No Action Required
Note: Written comments will be accepted at the Planning Department's offices until the close of business on November 5, 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
(3) directing staff to place the item on a future agenda. (Government Code Section 54954.2(a))

Adjournment:

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