June 12, 2008 - Regular Meeting

Corrected

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, June 12, 2008

12:30 PM

Regular Meeting

President: Christina R. Olague

Commissioners: Michael J. Antonini; Ron Miguel Kathrin Moore; William L. Lee;

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 FranciscoLobbyist 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, 1650 Mission St., 4th floor reception.

12:30 PM _________

ROLL CALL:

President: Christina R. Olague

Commissioners: Michael J. Antonini; Ron Miguel; Kathrin Moore;

William L. Lee; 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. 2007.1454C (A. PUTRA: (415) 575-9079)

2116 Irving Street (aka 2100 Irving Street) - north side between 22^nd and 23^rd Avenues; Lot 021 in Assessor's Block 1728 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 703.3 & 703.4 to legalize an existing formula retail use (d.b.a. Quickly), within the NC-2 (Small Scale, Neighborhood Commercial) District, and 65-A Height and Bulk District.

Preliminary Recommendation: Pending

(Continued from Regular Meeting of March 20, 2008)

(Proposed for Continuance to August 14, 2008)

2. 2008.0441Z (L. LANGLOIS: (415) 575-9083)

Amend Height and Bulk Provisions on Third Street and Mendell Street in the Third Street Neighborhood Commercial District. [Board File No. 080478] - On April 8^th, 2008 Supervisor Maxwell proposed an Ordinance amending the Height Map HT 10 of the Zoning Map of the City and County of San Francisco to change the height and bulk provisions from  105-A to  55-X for Block 5323, lots 13, 14, 14A, 15, 15A and 15B. The proposed Ordinance is before the Commission so that it may recommend adoption, rejection, or adoption with modifications to the Board of Supervisors and adopt findings, including environmental findings and findings of consistency the General Plan and the Priority Policies of Planning Code Section 101.1.

(Proposed for Continuance to July 10, 2008)

3. 2006.0432E (P. SIEFERS: (415) 575-9045)

299 Valencia Street - Lot 014 of Assessor's Block 3532, bounded by Valencia, 14^th Street, Clinton Park Street (an alley), and Stevenson Street (an alley) - Appeal of Preliminary Mitigated Negative Declaration. The proposed project would include demolition of the existing paved parking lot which covers the 11,020 square foot site, a 222 square foot office shed, formerly a used car sales office, and a billboard sign extending above the west side of the site and construction of a five-story, mixed use building with 4,917 square feet of ground floor retail and 36 dwelling units. The building would contain 12 one-bedroom units and 24 two-bedroom units, of which four (4) are required to be below market rate. The application was filed prior to the March 23, 2006 date within the Planning Code that triggers an increase in the required percentage of below market units from 12 percent to 15 percent. The applicant proposes a total of 36 motorized vehicle parking spaces accessed via Stevenson Street, only thirty of which are permitted with a use permit under recently enacted Market-Octavia Plan and zoning controls. Ground floor retail would be divided into three spaces ranging from 1,479 square feet to 1,958 square feet and would be accessed via Valencia Street, 14th Street and the corner where these two streets intersect. Bicycle parking for 18 bicycles would be provided in the garage and accessible through the lobby. The project sponsor would seek approval from the SFMTA for one on-street loading space to be located adjacent to the elevator along 14th Street which could accommodate a service van or a small truck. No on-site freight or delivery spaces are proposed.

(Proposed for Continuance to July 24, 2008)

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

LOSS OF DWELLING IMPLEMENTATION - Informational

(Proposed for Continuance to June 26, 2008)

B. 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

5. 2008.0455C (S. MIDDLEBROOK: (415) 558-6372)

525 CASTRO STREET - east side between 18^th and 19^th Streets; Lot 069 in Assessor's Block 3583 - Request for Conditional Use Authorization, pursuant to Planning Code Section 703.3 to allow a formula retail business (d.b.a. Levi's) to operate within the Castro Street Neighborhood Commercial District and 40-X Height and Bulk District. The proposed project is to construct a Levi's clothing store at the ground level, in the former location of the Castro Video store.

Preliminary Recommendation: Approval with Conditions.

C. DIRECTOR'S REPORT

6. Director's Announcements

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

8. (T. SULLIVAN-LENANE: (415) 558-6257)

Discussion and consideration of possible action to make a recommendation to the Board of Supervisors regarding Charter Amendments proposed for the November 4, 2008 election.

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. PUBLIC COMMENT ON AGENDA ITEMS WHERE THE PUBLIC HEARING HAS BEEN CLOSED

At this time, members of the public who wish to address the Commission on agenda items that have already been reviewed in a public hearing at which members of the public were allowed to testify and the public hearing has been closed, must do so at this time. Each member of the public may address the Commission for up to three minutes.

• REGULAR CALENDAR

9. The Commission will meet to discuss whether or not they will schedule special meetings on Thursday, June 26, 2008 and July 3, 2008.

10. 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. The proposed project would involve the demolition of two buildings containing approximately 35,600-square feet of retail space and construction of an approximately 111,000 gross square foot, 10-story over two-level basement, 113-foot tall building containing up to 45 residential units, 16,000 square feet of retail space, and up to 40 off-street parking spaces. The retail entrances to the proposed project would be at the corner of Grant Avenue and Sutter Street, or on the Grant Avenue or Sutter Street frontages, while the residential lobby entrance would be on Sutter Street. 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, and is in the Kearny-Market-Mason-Sutter Conservation District.

Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration

(Continued from Regular Meeting of December 6, 2007)

NOTE: On July 12, 2007, following public testimony, the Commission entertained a motion to uphold the Preliminary Mitigated Negative Declaration (PMND). The motion failed by a vote of +2 -4. Commissioner S. Lee was excused. The Commission continued the matter to September 6, 2007 by a vote +5 -1,

(Continued from Regular Meeting of May 15, 2008)

11a. 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, ten-story mixed-use building containing approximately 45 dwelling units, approximately 16,000 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 dwelling-unit exposure and projections into required open area.

Preliminary Recommendation: Approval with Conditions

(Continued from Regular Meeting of May 15, 2008)

11b. 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 dwelling-unit exposure and projections into required open area in conjunction with the construction of a new, ten-story mixed-use building containing approximately 45 dwelling units, approximately 16,000 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 May 15, 2008)

12. 2008.0548ETZ (C. NIKITAS (415) 558-6306)

901 BUSH STREET - southwest corner at Taylor Street; Lot 001 in Assessor's Block 0282 - Amendment to the Planning Code, initiated by an individual, creating the 901 Bush Street Special Use District (SUD), that would enable reconstruction of a severely fire-damaged five-story-over-basement historical residential building containing 38 units, as new construction, modifying Planning Code requirements for open space, rear yard, parking, and density, and requiring provision of on-site affordable units. To enact the SUD, a Text Change, adding Section 249.36, and a Map Change to modify Sheet SU01 designating the 901 Bush Street Special Use District at this site, are requested. The property is currently in an RC-4 (Residential-Commercial Combined, High Density) District. The existing 65-A Height and Bulk District would remain.

Preliminary Recommendation: Approval

13. 2007.0168E (N. TURRELL: (415) 575-9047)

The 22.5-acre Hunters View Public Housing Development: Middle Point and West Point Roads and Wills and Hare Street, Lots 003, 004, and 009 in Block 4624 and an adjacent vacant property, a portion of Keith Street, Lot 027 in Block 4720 - Certification of the Final Environmental Impact Report. The San Francisco Housing Authority and Hunters View Associates, LP, assisted by the San Francisco Redevelopment Agency and the Mayor's Office of Housing propose to construct up to 800 residential units in multiple buildings. The project would replace one-for-one the existing 267 public housing units, and would result in a mixed-income community comprised of for-rent and for-sale units at and below market rate, as well as public housing units. The project would also include housing constructed by Habitat for Humanity and resident-serving retail and community space, and up to 816 off-street parking spaces. The project would include improvements to access and circulation including realignment of some existing streets, and addition of new streets and sidewalks as well as areas of outdoor open space. Most of the project site is located within an RM-1 (Residential, Mixed-Use, Low Density) zoning district and a 40-X height and bulk district. A portion of the site is zoned RH-2 (Residential, House, Two-Family), NC-2 (Neighborhood Commercial, Small-Scale), and M-1 (Light Industrial). The proposed project would require a Zoning Map Amendment to rezone the site to 65-X, and Conditional Use Approval for a Planned Unit Development.

Preliminary Recommendation: Certify the Final Environmental Impact Report.

Note: The public review period for the Draft Environmental Impact Report ended at 5:00 pm, April 14, 2008. The Planning Commission does not conduct public review of Final EIRs. Public comments on the certification may be presented to the Planning Commission during the Public Comment portion of the Commission calendar.

14a. 2007.0168ETZ (M. SNYDER: (415) 575-6891)

The 22.5-acre Hunters View Public Housing Development: Middle Point and West Point Roads and Wills and Hare Street, Lots 003, 004, and 009 in Block 4624 and an adjacent vacant property, a portion of Keith Street, Lot 027 in Block 4720 - Consideration of Adoption of CEQA Findings regarding proposed Planning Code Amendments, Planning Code Text Amendments, and Conditional Use Authorization. The Project would consist of demolishing and replacing all of the existing Housing Authority units and constructing additional units resulting in approximately 800 dwelling units, 6,400 square feet of resident-serving commercial uses, 21,600 square feet of residential care and other supportive services, along with new streets, parks, and other open space. Block 4624 / Lots 003, 004, and 009 is within an RM-1 (Residential, Mixed, Low-Density) District; Block 4720 / Lot 027 is within an RH-2 (House, Two-family) District, an M-1 (Light Industrial) District and an NC-2 (Neighborhood Commercial Small-Scale) District. All of the subject site is within a 40-X Height and Bulk District.

Preliminary Recommendation: Approve the Draft Motion Adopting the CEQA Findings.

14b. 2007.0168CETZ (M. Snyder (415-575-6891)

The 22.5-acre Hunters View Public Housing Development: Middle Point and West Point Roads and Wills and Hare Street, Lots 003, 004, and 009 in Block 4624 and an adjacent vacant property, a portion of Keith Street, Lot 027 in Block 4720 - Request for a Planning Code Map Amendment to (1) rezone block 4720 / Lot 27 from RH-2, M-1 and NC-2 to RM-1,(2) rezone the entire site from a 40-X Height and Bulk District to the 40 / 65-X Height and Bulk District, (3) designate the entire site as the Hope SF Hunters View Special Use District. The Project would consist of demolishing and replacing all of the existing Housing Authority units and constructing additional units resulting in approximately 800 dwelling units, 6,400 square feet of resident-serving commercial uses, 21,600 square feet of residential care and other supportive services, along with new streets, parks, and other open space. Block 4624 / Lots 003, 004, and 009 is within an RM-1 (Residential, Mixed, Low-Density) District; Block 4720 / Lot 027 is within an RH-2 (House, Two-family) District, an M-1 (Light Industrial) District and an NC-2 (Neighborhood Commercial Small-Scale) District. All of the subject site is within a 40-X Height and Bulk District.

Preliminary Recommendation: Approval

14c. 2007.0168CETZ: (M. Snyder (415-575-6891)

The 22.5-acre Hunters View Public Housing Development: Middle Point and West Point Roads and Wills and Hare Street, Lots 003, 004, and 009 in Block 4624 and an adjacent vacant property, a portion of Keith Street, Lot 027 in Block 4720 - Request for a Planning Code text Amendment to (1) establish Planning Code Section 249.39 describing the Hope SF Hunter View Special Use District and the provisions therein, and Planning Code Section 263.20 describing height provisions for the Hunters View Special Use District and the 40/65-X Height and Bulk District. The Project would consist of demolishing and replacing all of the existing Housing Authority units and constructing additional units resulting in approximately 800 dwelling units, 6,400 square feet of resident-serving commercial uses, 21,600 square feet of residential care and other supportive services, along with new streets, parks, and other open space. Block 4624 / Lots 003, 004, and 009 is within an RM-1 (Residential, Mixed, Low-Density) District; Block 4720 / Lot 027 is within an RH-2 (House, Two-family) District, an M-1 (Light Industrial) District and an NC-2 (Neighborhood Commercial Small-Scale) District. All of the subject site is within a 40-X Height and Bulk District.

Preliminary Recommendation: Approval

14d. 2007.0168CETZ (B. Fu: (415) 558-6613)

The 22.5-acre Hunters View Public Housing Development: Middle Point and West Point Roads and Wills and Hare Street, Lots 003, 004, and 009 in Block 4624 and an adjacent vacant property, a portion of Keith Street, Lot 027 in Block 4720 - Request for Conditional Use Authorization for a Planned Unit Development under Planning Code Sections 303 and 304. The Planning Unit Development would include exceptions to rear yards (Planning Code Section 134(a) and (c)), usable open space (Planning Code Section 135), allowable obstructions (Planning Code Section 136), spacing of street trees (Planning Code Section 143), parking (Planning Code Sections 150, 151, 154 and 155), bicycle parking (Planning Code Section 155.5), loading (Section 152), dwelling unit exposure (Section 140), measurement of height (Planning Code Sections 102..12 and 260(a)) and density (Planning Code Section 209.1). The Project would consist of demolishing and replacing all of the existing Housing Authority units and constructing additional units resulting in approximately 800 dwelling units, 6,400 square feet of resident-serving commercial uses, 21,600 square feet of residential care and other supportive services, along with new streets, parks, and other open space. Block 4624 / Lots 003, 004, and 009 is within an RM-1 (Residential, Mixed, Low-Density) District; Block 4720 / Lot 027 is within an RH-2 (House, Two-family) District, an M-1 (Light Industrial) District and an NC-2 (Neighborhood Commercial Small-Scale) District. All of the subject site is within a 40-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions

G. COMMISSIONERS' QUESTIONS AND MATTERS

15. 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.

H. 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

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

Adjournment: