September 25, 2008

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, September 25, 2008

1:30 PM

Regular Meeting

President: Christina R. Olague

Vice-President: Ron Miguel

Commissioners: Michael J. Antonini; Gwyneth Borden; 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 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.

1:30 PM _________

ROLL CALL:

President: Christina R. Olague

Vice-President: Ron Miguel

Commissioners: Michael J. Antonini; Gwyneth Borden; 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. 2008.0614D (B. FU: (415) 558-6613)

1366 SAN BRUNO AVENUE - west side, between 24^th and 25^th Streets; Lot 007 in Assessor's Block 4263, in a RH-3 (Residential, Three-Family House) District with a 40-X Height and Bulk Designation. The proposal is to demolish an existing two-family dwelling and construct a new three-family dwelling. Planning Code Section 317 requires Mandatory Discretionary Review of Demolition Permit Application No. 2007.03.21.6793 to demolish an existing two-family dwelling.

Preliminary Recommendation: Pending

(Continued from Regular Meeting of September 11, 2008)

(Proposed for Continuance to October 16, 2008)

1b. 2007.0040DV (B. FU: (415) 558-6613)

1366 San Bruno Avenue - west side, between 24^th and 25^th Streets; Lot 007 in Assessor's Block 4263, in a RH-3 (Residential, Three-Family House) District with a 40-X Height and Bulk Designation. Planning Code Section 317 requires Mandatory Discretionary Review for the new construction of units in association with demolition. Planning Code Section 317 requires Mandatory Discretionary Review of Building Permit Application No. 2007.03.21.6789 for the new construction of a three-family dwelling in association with the demolition.

(Continued from Regular Meeting of September 11, 2008)

(Proposed for continuance to October 16, 2008)

1c. 2007.0040DV (B. FU: (415) 558-6613)

1366 San Bruno Avenue - west side, between 24^th and 25^th Streets; Lot 007 in Assessor's Block 4263, in a RH-3 (Residential, Three-Family House) District with a 40-X Height and Bulk Designation. Planning Code Section 317 requires Mandatory Discretionary Review for the new construction a three-family dwelling in association with demolition. Front setback, rear yard, and off-street parking Variances are required and will be considered by the Zoning Administrator.

(Continued from Regular Meeting of September 11, 2008)

(Proposed for continuance to October 16, 2008)

2. 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.

(Continued from Regular Meeting of July 24, 2008)

(Proposed for continuance to October 2, 2008)

3a. 2007.0676D (E. Watty: (415) 558-6620)

270 GRANADA AVENUE - east side between Ocean and Holloway Avenues, Lot 046 in Assessor's Block 6942 - Mandatory Discretionary Review pursuant to Planning Code Section 317, of Building Permit Application No. 2007.04.24.9480, proposing the demolition of a one-story, single-family dwelling, located in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

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

(Continued from Regular Meeting of September 4, 2008)

(Proposed for continuance to October 2, 2008)

3b. 2008.0752D (E. Watty: (415) 558-6620)

270 GRANADA AVENUE - east side between Ocean and Holloway Avenues, Lot 046 in Assessor's Block 6942 - Mandatory Discretionary Review pursuant to Planning Code Section 317, of Building Permit Application No. 2007.04.24.9487, proposing the construction of a new three-story, two-family dwelling, located in a RH-2 (Residential, House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and approve the new construction as proposed.

(Continued from Regular Meeting of September 4, 2008)

(Proposed for continuance to October 2, 2008)

4. 2008.0987D (A. BEN-PAZI: (415) 575-9077)

652 KEARNY STREET - east side between Clay and Commercial Streets, Lot 036 in Assessor's Block 0227 – Staff-Initiated Discretionary Review of Building Permit Application No. 2008.03.05.6385, proposing a 7-Eleven store in the ground floor of an existing two-story commercial building in the Chinatown Community Business District and a 50-N Height and Bulk District.

(Proposed for continuance to October 16, 2008)

5. 2008.0939Z (T. SULLIVAN-LENANE: (415) 558-6257)

401-421 SHIELDS STREET - southwest corner at Ramsell Street, Lots 001, 046, 047, 048 in Assessor's Block 7074 – The Planning Commission will consider a Planning Code Map Amendment pursuant to Planning Code Section 302 and 306.3 that would include: (1) rezoning Block 7074 / Lots 001, 046, 047, and 048 from P (Public Use) to RH-1 (Residential, Single-Family) on Planning Code Map Sheet ZN12. 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 with the General Plan and the Priority Policies of Planning Code Section 101.1.

Preliminary Recommendation: Approval.

(Proposed for continuance to October 16, 2008)

6. 2006.0070T (C. NIKITAS: (415) 558-6306)

Legislationto Control theLOSS OF DWELLING UNITS- Code Implementation Document - Proposed procedures and criteria to implement newly-adopted Code Section 317 requiring Planning Commission hearings for the removal of certain dwelling and live-work units. The document also sets numerical criteria, some of which are subject to administrative adjustment in response to changing economic conditions.

Preliminary Recommendation: Adoption

(Continued from Regular Meeting of August 7, 2008)

(Proposed for continuance to October 23, 2008)

7. 2005.0911E: (L. KIENKER (415) 575-9036)

616 DIVISADERO STREET aka Harding Theater - east side between Hayes and Grove Streets, Lot 002J in Assessor's Block 1202 - Appeal of Preliminary Mitigated Negative Declaration. The proposed project is to adaptively reuse the Harding Theater as a mixed-use commercial building, called  The Harding, divided into at least four tenant spaces, replacement installation of the 1930's marquee and blade sign, demolition of the theater backstage and, on the undeveloped portion of the lot facing Hayes Street, new construction of a five-story, eight-unit condominium, called  Harding Place, with up to a project total of 19 off-street parking spaces accessed from Hayes Street, and the approximately 13,700-sf lot subdivided into a separate parcel for each building. This project is located within the NC-2 (Small-scale Neighborhood Commercial) District and 65-A Height and Bulk District

(The Preliminary Mitigated Negative Declaration has been rescinded. The Appeal is no longer applicable.)

8a. 2005.0911CV (G. CABREROS: (415) 558-6169)

616 DIVISADERO STREET - east side between Hayes and Grove Streets, Lot 002J in Assessor's Block 1202 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 711.11 and 711.21 to allow development of a lot greater than 9,999 square feet and to allow non-residential uses greater than 3,999 square feet for the alteration and re-use of an existing building (the vacant Harding Theater) into four commercial spaces and for the new construction of a five-story, eight-unit building fronting Hayes Street within the NC-2 (Small-Scale Neighborhood Commercial) District, the Divisadero Street Alcohol Restricted Use District and a 65-A Height and Bulk District.

Preliminary Recommendation: Pending

(Continued from Regular Meeting of July 17, 2008)

(Proposed for continuance to November 6, 2008)

8b. 2005.0911CV (G. CABREROS: (415) 558-6169)

616 DIVISADERO STREET - east side between Hayes and Grove Streets, Lot 002J in Assessor's Block 1202 - Request for Rear Yard and Dwelling Unit Exposure Variances from Planning Code Sections 134 and 140 to allow the new construction of a five-story, eight-unit residential building fronting Hayes Street (1278 Hayes Street) proposing a 15-foot rear yard where a 25-percent rear yard measuring 29 feet is required. Four units would face onto the proposed reduced rear yard and therefore do not meet the dwelling unit exposure requirement. The proposed residential building is within the NC-2 (Small-Scale Neighborhood Commercial) District, the Divisadero Street Alcohol Restricted Use District and a 65-A Height and Bulk District.

(Proposed for continuance to November 6, 2008)

B. COMMISSIONERS' QUESTIONS AND MATTERS

9. 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

10. Director's Announcements

11. 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. REGULAR CALENDAR

12. 2008.0782T (T. SULLIVAN-LENANE: (415) 558-6257)

Amendments relating to Planning Code Sections 725.1 and 725.42 of the Union Street Neighborhood Commercial District [Board File No. 08-0872] - Ordinance introduced by Supervisor Alioto-Pier amending Planning Code Sections 725.1 and 725.42 of the Union Street Neighborhood Commercial District to provide for a limited number of new full-service restaurant and liquor licenses that satisfy specific requirements and obtain conditional use authorization, making environmental findings and findings of consistency with the General Plan and priority policies of Planning Code Section 101.1.

Preliminary Recommendation: Approval

(Continued from Regular Meeting of September 18, 2008)

13. 2008.0850B (C. Nikitas: (415) 558-6306)

MissionBay Blocks 26, 27, 29-32, 33-34, and 41-43 - Proposed creation of the Alexandria Life Sciences and Technology Mission Bay Development District, for design review and office allocation pursuant to Planning Code Section 321, including previously authorized projects and future projects, to limit the total office space and create a pooled allocation within the District. The sites are located in Mission Bay South under a single ownership.

(Continued from Regular Meeting of August 7, 2008)

Preliminary Recommendation:Approval with conditions.

14. 2008.0484B (E. Jackson: (415) 558-6363)

600 Terry Francois Boulevard - corner of South Street and Terry Francois Boulevard, aka Mission Bay South Block 30; aka Lot 001 in Assessor's Block 8722 - Application for design review and office allocation pursuant to Planning Code Section 321 to construct a new, approximately 332,395 gross square foot laboratory/office building, 6 stories and approximately 90 feet in height, requesting up to 312,932 square feet of office space. Off-street parking will be provided off-site, in a parking garage to be provided on Block 29. The site is located in the Mission Bay Commercial-Industrial-Retail

Zoning District with an HZ-5 Height and Bulk designation.

(Continued from Regular Meeting of August 7, 2008)

Preliminary Recommendation: Approval with conditions

15. 2008.0483B (E. Jackson: (415) 558-6363)

650 Terry Francois Boulevard - southeast corner, aka Mission Bay South Block 32; aka Lot 001 in Assessor's Block 8722 - Application for design review and office allocation pursuant to Planning Code Section 321 to construct a new, approximately 305,673 gross square foot laboratory/office building, 6 stories and approximately 90 feet in height, requesting up to 291,367 square feet of office space. Off-street parking will be provided off-site, in a parking garage to be provided on Block 29B. The site is located in the Mission Bay Commercial-Industrial-Retail Zoning District with an HZ-5 Height and Bulk designation.

(Continued from Regular Meeting of August 7, 2008)

Preliminary Recommendation: Approval with conditions

16. 2008.0690B (E. Jackson: (415) 558-6363)

1450 Owens Street - north of 16^th Street, aka Mission Bay South Blocks 41-43, Parcel 7; aka Lot 006 in Assessor's Block 8709 - Application for design review and office allocation pursuant to Planning Code Section 321 to construct a new, approximately 61,581 gross square foot laboratory/office building, 2 stories and approximately 39 feet in height, requesting up to 61,581 square feet of office space. Off-street parking will be provided off-site, in a parking garage to be provided on Parcel 6. The site is located in the Mission Bay Commercial-Industrial Zoning District with an HZ-7 Height and Bulk designation.

(Continued from Regular Meeting of August 7, 2008)

Preliminary Recommendation: Approval with conditions

5:30 P. M.

NOTE: Items listed below may be called after 5:30 p.m. but can not be heard or considered before 5:30 p.m.

17. 2008.0847D (T. FRYE: (415) 575-6822)

1200 19^TH STREET - northwest corner of 19^th and Mississippi Street, Assessor's Block 4038; Lot 009 - Request of Discretionary Review for Building Permit Application No. 2003.10.09.7072 to construct a new 2-unit, 3-story plus penthouse residential building within an RH-2 (Residential, Two-Family) District with a 40-X Height and Bulk Designation.

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

(Continued from Regular Meeting of September 11, 2008)

18. 2008.0572D (S. LAI: (415) 575-9087)

437 Hoffman Avenue- east side between 24^th and 25^th Streets, Lots 024, in Assessor's Block 6503 - Mandatory Discretionary Review, pursuant to Planning Code Section 317, of Building Permit Application No. 2008.06.27.5494 proposing the dwelling unit merger from two dwelling units into one single-family home. The property is located within a RH-2 (Residential House, Two-Family) District and a 40-X Height and Bulk District.

Preliminary Recommendation: Take Discretionary Review and disapprove

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: