San Francisco Planning Commission Hearing – May 25, 2023

The San Francisco Planning Commission met on Thursday, May 25, 2023, at approximately 1:00 PM. Chair President Tanner presided, with Vice President Moore and Commissioners Braun, Diamond, Imperial, and Coppel present. Commissioner Ruiz was absent. The meeting covered continuances, routine approvals, and three substantive items: a conditional use authorization (CUA) to remove an unauthorized dwelling unit at 19 Heron Street, a CUA to subdivide and redevelop 32 Byxbee Street, and a mandatory discretionary review (DR) for Sutro Tower’s cladding removal. All votes were unanimous.

Consent Calendar

• Items 1 & 2 – Continuances: The commission unanimously (6-0) continued Item 1 (Family Housing Opportunity Special Use District) to June 1, 2023, and Item 2 (326 27th Street CUA) to July 27, 2023, after taking no public comment.
• Item 4 – Adoption of Minutes: Draft minutes for March 23, April 27, May 4, and two May 11 meetings were approved unanimously (6-0) without public comment.

Public Comments & Testimony

General Public Comment (before regular calendar):

• George Ashutish criticized demolition calculations, alleging that housing losses are disguised as alterations, and urged the commission to read his emailed comments on the Sanchez Street project.
• David Osgood (Rincon Point) opposed new signs on the landmark Rincon Annex, arguing they are unnecessary and that streamlined permitting harms historic resources.
• A caller from the California Office of Traffic Safety noted that California leads the nation in accidents involving bicyclists, pedestrians, and motorcyclists, and asked to share safety program details.
• Logan (Coalition for San Francisco Neighborhoods) questioned whether the housing element accurately accounts for west-side/east-side differences in PDR sites, demographics, market dynamics, and flood risk.

Public Comment on Sutro Tower (Item 10):

• Siou Ling Chen (Midtown Terrace liaison) opposed requiring an annual open house, stating Sutro Tower already engages with neighbors through other events.
• Michael Farrell (Aide to Supervisor Myrna Melgar) read a letter from the supervisor supporting the project but raising concerns about lead paint on salvaged panels and road repairs, and emphasizing the need for student engagement.
• Walter Kaplan (Forest Knolls liaison) urged the commission to remove the salvage panel distribution (due to lead paint) and the annual open house requirement, while supporting the overall agreement, especially the road repair.
• George Wooding (Midtown Terrace Homeowners Association) supported vertical cladding elimination but opposed certain proposed conditions, favoring Supervisor Melgar’s alternative recommendations and seeking limited road repairs.

Discussion Items

• Item 5 – Commission Comments/Questions: Commissioner Imperial expressed concern about the vacancy of the C2Y (Citywide) Director after Anne Marie Rogers left, stressing the need for a diverse pool and a person of color in the role. Director Hillis responded that Rogers took a job at Treasure Island, and the department will seek commission input on the hiring process and job description. Hillis also noted that Claudia Flores is leaving for the Office of Racial Equity, and both will be invited to future meetings for recognition.
• Item 6 – Director’s Announcements: Director Hillis mentioned that the Urban Land Institute (ULI) has conducted a technical services panel on downtown issues (office vacancy, conversions, ground-floor activation) and will present findings to the city and commission.
• Item 7 – Review of Past Events: Aaron Starr (Manager of Legislative Affairs) reported on recent Board of Supervisors actions: the Land Use Committee recommended landmark designation for Westwood Park gates and a fee waiver for small businesses; the full board passed two Home SF ordinances and continued the Castro Theater landmark amendment. Two CUA appeals were heard: at 301 Tolland (Waymo parking garage) the board voted unanimously to overturn the commission’s approval, and at 1160 Mission Street the board approved amended conditions after a settlement.
• Item 8 – 19 Heron Street (CUA to remove unauthorized unit): Staff presented a request to remove a 3,200-square-foot unauthorized nine-bedroom dwelling unit from the second floor of a historic industrial building in Western Soma. The project sponsor argued that legalizing the unit was financially infeasible given the industrial context and concrete construction. No public comment was submitted. Commissioners expressed concern about safety of the unpermitted unit and asked about enforcement follow-up; staff confirmed the conditions of approval would be recorded and the enforcement case would remain open until removal is verified. The commission approved the CUA unanimously (6-0) with staff conditions.
• Item 9 – 32 Byxbee Street (CUA for subdivision and two homes each with ADU): Staff described a project to subdivide a 5,000-square-foot lot into two 2,500-square-foot lots, demolish an existing single-family home, and build two new three-story homes (30.5 ft tall) each with a ground-floor ADU (total 4 units). The sponsor noted that an SB9 triplex option was ineligible due to a prior LSA act. No public comment. The commission praised the design and density increase. Approved unanimously (5-0, with Commissioner Moore apparently recused? but listed as aye; transcript says 5-0).
• Item 10 – 1 La Avanzada Street (Sutro Tower – Mandatory DR for cladding removal): The project seeks permanent removal of metal panel cladding from Sutro Tower’s vertical legs, repainting the remaining structure in white and orange. An informational hearing in fall 2022 had directed staff to evaluate the no-clad alternative. Staff recommended approval with preservation conditions, including off-site interpretive panels, salvage panel distribution, roadway repairs, and an annual open house. The sponsor (Kristen Thal Peters) supported the project but opposed the salvage panel condition (lead paint concerns) and the open house, and proposed a student engagement alternative. After extensive public comment, Commissioner Diamond moved to approve with amendments: remove the fallback on-site interpretive panel location, delete the salvage panel condition entirely, delete the annual open house requirement, and add a student engagement condition (Condition 1B from sponsor’s proposal, with updated references). The motion was seconded and passed unanimously (5-0, but roll call listed 6 ayes; transcript says 5-0).

Key Outcomes

• Continuances: Approved for Items 1 and 2.
• Minutes: Approved for four prior meetings.
• Item 8 (19 Heron Street): CUA approved (6-0). The unauthorized residential unit must be removed, and enforcement will continue until completion. Conditions recorded on title.
• Item 9 (32 Byxbee Street): CUA approved (5-0). Subdivision and construction of two single-family homes each with an ADU (4 total units) allowed.
• Item 10 (Sutro Tower): Discretionary review taken and project approved with amended conditions (5-0). Key changes: (1) Interpretive panels must be off-site; no on-site fallback. (2) No requirement to distribute salvaged panels due to lead paint. (3) No annual open house requirement. (4) Added Condition 1B – student engagement: sponsor to commission an artist to create a work inspired by the tower and present it to students at Clarendon Elementary within 18 months. Cleanup and road repair conditions retained. Commission also commended staff and neighbors for collaborative process.