June 4, 2009

SAN FRANCISCO

PLANNING COMMISSION

Notice of Meeting

&

Calendar

Commission Chambers - Room 400

City Hall, 1 Dr. Carlton B. Goodlett Place

Thursday, June 4, 2009

1:30 PM

Regular Meeting

President: Ron Miguel

Vice-President: Christina R. Olague

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.

Policy on Commissioner's requests for hearings: There must be consensus of the Commission (four commissioners) or direction from the President/Chair to schedule a hearing that otherwise would not be scheduled.

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: Ron Miguel

Vice-President: Christina R. Olague

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.

1. (R. DUDLEY: (415) 575-9068)

JAPANTOWN BETTER NEIGHBORHOOD PLAN - Second of Two Informational Presentations on the Draft Japantown Better Neighborhood Plan. This two year community planning process has resulted in a draft plan that is seeking endorsement by the Commission on June 25^th. The two informal presentations will be organized by topics. The first presentation provided an overview of the planning process and focused on the Draft Plan's recommendations for community and economic development and community heritage. The presentation on June 18^th will focus on recommendations for land use, built form and public realm.

Preliminary Recommendation: No action required.

(Proposed for Continuance to June 18, 2009)

2a. 2008.0788CV (A. Starr: (415) 558-6362)

50-52 GRENARD TERRACE - located in the middle of the block bounded by Van Ness Avenue, Lombard Street, Polk Street and Greenwich Street, Lot 009, in Assessor's Block 0502 - Request for Conditional Use Authorization under Planning Code Sections 253, 303 and 317 to construct a building higher than 40' in height and to demolish the two-unit, two-story over garage building with four bedrooms, and to construct a two-unit, three-story over garage with penthouse building with 5 bedrooms in a RH-3 (Residential, House, Three-Family) District and a 65-A Height and Bulk District.

Preliminary Recommendation: Disapprove

(Continued from Regular Meeting of May 21, 2009

(Proposed for Continuance to June 18, 2009)

2b. 2008.0788CV (A. Starr: (415) 558-6362)

50-52 GRENARD TERRACE - located in the middle of the block bounded by Van Ness Avenue, Lombard Street, Polk Street and Greenwich Street, Lot 009, in Assessor's Block 0502 - Request for Variances from the front setback and rear yard requirements pursuant to Sections 132 and 134 of the Planning Code, to allow the proposed building to be located within the required 6' front setback and to be located within the required 15' rear yard setback within an RH-3 (Residential, House, Three-Family) District and a 65-A Height and Bulk District.

(Continued from Regular Meeting of May 21, 2009)

(Proposed for Continuance to June 18, 2009)

3. 2005.1106E (J. BATTIS (415) 575-9022)

2655 BUSH STREET - Appeal of Preliminary Mitigated Negative Declaration .Lot 024 of Assessor's Block 1052, is located at the southwest corner of Divisadero and Bush Streets within the block bounded by Bush Street to the north, Divisadero Street to the east, Sutter Street to the south, and Broderick Street to the west, in the Western Addition neighborhood The project is the demolition of the existing vacant two-story, 20-foot-high, approximately 48,000-square-foot, 116-bed convalescent facility with approximately 1,000 square feet of commercial space and a below-grade 22-space ground-level parking garage, and construction of a new four-to-six-story, 40-to-65-foot-high, 108,000-square-foot building with about 4,500 square feet of ground-level retail space and about 83 dwelling units above, and a below-grade parking garage for up to 99 vehicles. The 33,522-square-foot project site is within a NC-3 (Moderate-Scale Neighborhood Commercial) zoning district and a 40-X/65A height and bulk district.

Preliminary Recommendation: Uphold Preliminary Mitigated Negative Declaration

(Proposed for continuance to June 25, 2009)

4. 2008.1076C (S. Young: (415) 558-6346)

1699 HAIGHT STREET - southeast corner of Haight and Cole Streets; Lot 020 in Assessor's Block 1247 - Request for Conditional Use Authorization under Sections 719.26 and 303 of the Planning Code to legalize an existing automatic teller machine (ATM) walk-up facility, without providing a 3-foot recession from the front property line, located in the Haight Street Neighborhood Commercial Zoning District and a 40-X Height and Bulk District. The existing walk-up facility is an accessory use to an existing liquor store (dba Haight & Cole Liquors).

Preliminary Recommendation: Pending

(Proposed for Indefinite Continuance)

1. REGULAR CALENDAR

5a. 2007.0129DDD (G. CABREROS: (415) 558-6169)

100 32^nd Avenue - southeast corner of 32^nd Avenue and El Camino del Mar; Lot 008 in Assessor's Block 1312 - Requests for Discretionary Review of Building Permit Application No. 2007.01.19.2027 proposing to construct a three-story side horizontal addition and to enlarge the existing partial fourth floor of the four-story, single-family residence. The subject building is within an RH-1(D) (Residential, House, One-Family, Detached) Zoning District and a 40-X Height and Bulk District.

Preliminary Recommendation: Do not take Discretionary Review and Approve.

(Continued from Regular Meeting of May 7, 2009)

5b. 2007.0129V (G. CABREROS: (415) 558-6169)

100 32^nd Avenue - southeast corner of 32^nd Avenue and El Camino del Mar; Lot 008 in Assessor's Block 1312 - Request for Variances from Planning Code Sections 133, 134 and 188 to modify a required side yard, the required rear yard and a noncomplying structure. The project proposes to construct a three-story side horizontal addition and to enlarge the existing partial fourth floor of the four-story, single-family residence. The subject building is within an RH-1(D) (Residential, House, One-Family, Detached) Zoning District and a 40-X Height and Bulk District.

(Continued from Regular Meeting of May 7, 2009)

6a. 2006.1431ECV (J. IONIN: (415) 558-6309)

1960-1998 MARKET STREET - northeast corner at Buchanan Street, Assessor's Block 0872, Lots 005, 006 and 007 - Consideration of Adoption of CEQA Findings and Request for Conditional Use Authorization under Planning Code Sections 228 (Service Station Conversion), 731.11 (Development Lot Size) and 731.94 (Residential Off-street Parking) for the conversion of a service station and construction of a U-shaped mixed-use development with up to 115 residential units over ground floor commercial and subterranean parking below for up to 91 off-street parking spaces. The project lies within an NCT-3 (Neighborhood Commercial Transit, Moderate-Scale) District, an 85-X Height and Bulk District and the recently adopted Market & Octavia Plan Area.

Preliminary Recommendation: Approval with Modifications and Conditions

(Continued from Regular Meeting of May 21, 2009)

NOTE: On April 16, 2009, following public testimony, the commission continued this item to 5/21/09 with instructions to Project Sponsor to reach out to the neighborhood more and continue working with staff on the design. Public hearing remains open (+7 -0).

6b. 2006.1431ECV (J. IONIN: (415) 558-6309)

1960-1998 MARKET STREET - northeast corner at Buchanan Street, Assessor's Block 0872, Lots 005, 006 and 007, located in an NCT-3 (Neighborhood Commercial Transit, Moderate-Scale) District, an 85-X Height and Bulk District and the recently adopted Market & Octavia Plan Area. REAR YARD, USABLE OPEN SPACE, AND EXPOSURE VARIANCES SOUGHT- The proposal is to demolish the service station and construct a U-shaped mixed-use development with up to 115 residential units over ground floor commercial and subterranean parking for up to 91 off-street parking spaces.

(Continued from Regular Meeting of May 21, 2009)

7. 2009.0068C (C. LAMORENA: (415) 575-9085)

626-628 CLEMENT STREET - on the north side between 7^th and 8^th Avenues; Lot 022 of Assessor's Block 1426 - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303 and 716.48, to convert a portion of the existing ground retail space (dba D&B Wireless) into a new "other entertainment" use as a karaoke lounge (dba Volar Music Land) within the Inner Clement Street Neighborhood Commercial District and 40-X Height and Bulk District.

Recommendation: Approval with Conditions

8. 2009.0273C (E. Watty: (415) 558-6620)

9 WEST PORTAL AVENUE - east side between Ulloa and Vicente Streets; Lot 029 in Assessor's Block 2979A - Request for Conditional Use Authorization, pursuant to Planning Code Sections 303, 729.41, and 790.22, to allow for the addition of a bar within the existing retail liquor store (DBA WineStyles) within the West Portal Neighborhood Commercial District and 26-X Height and Bulk District.

Preliminary Recommendation: Approval with conditions

9. 2008.0135U (T. SULLIVAN: (415) 558-6257)

Amendments to the Building Code regarding Vacant and Abandoned Buildings [Board File No. 09-0554] - Ordinance introduced by Supervisor Chiu amending the Building Code by adding Section 103A.4 to require the owner of a vacant or abandoned building to register the building with the Department of Building Inspection, require the owner to maintain the grounds and the exterior and the interior of the building in good condition, and provide that a property in violation of the requirements is a public nuisance; and by amending Section 110, Table 1A-J to establishment an annual fee.

Preliminary Recommendation: Approval with Modifications

10a. 2007.0347EMT (S. Shotland: (415) 558-6308) CONSIDERATION OF ADOPTING A RESOLUTION OF INTENTION TO INITIATE AMENDMENTS TO THE GENERAL PLAN - related to the San Francisco Bicycle Plan. Pursuant to Planning Code Section 340 (c), the Commission will consider initiating amendments to the General Plan, including the Transportation Element and Downtown Area Plan.

Preliminary Recommendation: Approval

10b. 2007.0347EMT (S. Shotland: (415) 558-6308) CONSIDERATION OF ADOPTING A RESOLUTION OF INTENTION TO INITIATE AMENDMENTS TO THE PLANNING CODE - related to the San Francisco Bicycle Plan. Pursuant to Planning Code Section 302 (b), Commission will consider initiating an amendment to Sections 155, 155.1, 155.4, and 155.5 of the Planning Code.

Preliminary Recommendation: Approval

11. 2008.1227D (M. WOODS: (415) 558-6315)

167 8^TH AVENUE - west side between California and Lake Streets; Lot 014 in Assessor's Block 1368 - Mandatory Discretionary Review, pursuant to Planning Code Section 317, of Building Permit Application No. 2008.11.17.6734, proposing to legalize the existing single-family use, in an 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 application

12. 2008.0285D (T. WANG: (415) 558-6335)

109 ALPINE TERRACE - on the east side of Alpine Terrace between Duboce Avenue and 14^th Street; Lot 041 in Assessor's Block 2610 - Request for Discretionary Review of Building Permit Application No. 2008.01.22.3004, proposing to alter an existing two-story over garage, single-family dwelling, including a fourth-story vertical addition; a rear two-story addition; and a replacement of the existing 8-foot wide garage door with a 10-foot wide garage door. The property is in an 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 project as proposed.

C. 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.

13. Consideration of Adoption:

• Draft Minutes of Regular Meeting of March 26, 2009
• Draft Minutes of Special Meeting of March 26, 2009
• Draft Minutes of Regular Meeting of April 9, 2009
• Draft Minutes of Regular Meeting of May 21, 2009
• Draft Minutes of Special Meeting of May 21, 2009

14. 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.

D. DIRECTOR'S REPORT

15. Director's Announcements

16. Review of Past Week's Events at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission.

17. (B. BENDIX: (415) 575-9089)

1250 MISSION STREET - Informational presentation on the status of the project.

E. 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: