San Francisco Planning Commission Meeting Summary - June 1, 2023

The San Francisco Planning Commission held a regular meeting on Thursday, June 1, 2023, starting at 1:15 PM UTC. The meeting covered a variety of items including continuances, consent calendar approvals, a major housing density proposal for the West Side, an awning amnesty program, certification of an environmental impact report for SFO's Shoreline Protection Program, two conditional use authorizations (one for a hotel at 420 Sutter Street and one for intermediate length occupancy units at 1550 Mission Street), and a discretionary review withdrawal. The commission voted unanimously on many items, with notable votes on the Family Housing Opportunity SUD and the 420 Sutter Street hotel project.

Consent Calendar

• Item 1 (Continued): The commission unanimously voted to continue the item for 290 San Bruno Avenue (parcel delivery services) to June 15, 2023.
• Item 3 (Approved): The commission unanimously approved the conditional use authorization for 3998 18th Street to establish a 1,359 square foot Formula Retail Specialty Grocery Store.
• Item 2 (Pulled): 1550 Mission Street was pulled from consent at the request of a public commenter and later heard as a regular calendar item.

Public Comments & Testimony

• General Public Comment:
  • Eileen Boken (self) expressed concerns about city transparency and credibility, citing survey results (64% and 76%) indicating the city is going in the wrong direction. She questioned the planning department's decisions regarding RHNA allocations and the housing element.
  • Corey Smith (Housing Action Coalition) expressed support for housing element compliance across the Bay Area and emphasized the need for more ministerial approval of housing. He noted the opportunity for middle-income housing.
  • Georgia Shudish expressed concerns about the residential flat policy and preservation of existing housing, citing examples of projects she believes are detrimental.
  • A public commenter (name not captured) raised concerns about tenant displacement protections under SB 330, questioning how the department will verify developers' claims and enforce right-to-return provisions.
  • Francisca Acosta expressed concerns about the housing element's 82,000-unit goal and quality of life issues, and criticized the commission's land acknowledgement for not honoring the Moach Malone tribe.

Discussion Items

• Family Housing Opportunity Special Use District (Item 8):
  • Supervisor Melgar introduced the ordinance, emphasizing the need for more housing types on the West Side, including for seniors, families, and young adults. She highlighted the history of redlining and zoning that limited density.
  • Supervisor Engardio voiced support and previewed future amendments to allow six-story buildings on corner lots (up to 65 feet), with potential height bonuses for lot mergers.
  • Planning staff (Veronica Flores) presented eight recommended modifications, including incorporating RM1 zoning, adjusting density exceptions, and removing certain ownership requirements.
  • Public comment included support from the Housing Action Coalition and San Francisco Land Use Coalition, but opposition from groups like the Race Equity and All Planning Coalition, who argued the legislation lacks affordable housing guarantees and anti-displacement protections.
  • The commission voted unanimously (6-0) to approve the ordinance with staff recommendations 1, 2, 5, 6, 7, and 8, but not recommendations 3 and 4.
• Awning Amnesty Program (Item 9):
  • Katie Tang (Office of Small Business) presented the ordinance on behalf of Mayor Breed and Supervisor Peskin, aimed at helping small businesses comply with unpermitted awning and sign regulations.
  • Planning staff (Aaron Starr) recommended modifications, including limiting the program to business signs and removing the five-year look-back requirement.
  • DBI representative Patrick Hannon expressed concerns about waiving sign inspection requirements and fees, citing cost and safety.
  • The commission voted unanimously (6-0) to approve with staff recommendations, despite DBI's concerns.
• SFO Shoreline Protection Program (Item 10):
  • Staff (Tanya Schainer) presented the final EIR for the Shoreline Protection Program, which aims to protect SFO from flooding and sea level rise.
  • Public comment included the Mayor of Millbrae, who requested a delay to address noise and vibration concerns from the project.
  • The commission voted unanimously (6-0) to certify the final EIR.
• 420 Sutter Street Hotel (Items 11a-c):
  • The project proposes demolishing a two-story building and constructing a 12-story, 149-room hotel with ground-floor bar/restaurant and rooftop public open space.
  • Public comment included support from Unite Here Local 2 and the Union Square Alliance, but opposition from San Francisco Heritage, who argued the design is incompatible with the historic district.
  • During deliberation, several commissioners expressed preference for residential use but supported the hotel for its potential economic benefits.
  • The commission approved the project and conditional use authorization with a 4-2 vote (Commissioners Imperial and Moore dissenting). The Zoning Administrator granted the variance for bike parking.
• 1550 Mission Street ILO Units (Item 2):
  • The project proposes designating 40 dwelling units as intermediate length occupancy (ILO) units in a 549-unit building.
  • Public comment raised concerns about the pace of ILO designations and the concentration of ILOs in certain buildings.
  • The commission voted unanimously (6-0) to approve the conditional use authorization.

Key Outcomes

• Item 1: Unanimously continued to June 15, 2023.
• Item 3: Unanimously approved (6-0) for consent.
• Item 8: Unanimously approved (6-0) with staff recommendations 1, 2, 5, 6, 7, and 8; recommendations 3 and 4 were not adopted.
• Item 9: Unanimously approved (6-0) with staff recommendations.
• Item 10: Unanimously certified the final EIR (6-0).
• Item 11a-c: Approved (4-2) with conditions; variance granted by Zoning Administrator.
• Item 2: Unanimously approved (6-0).
• Item 12 (Discretionary Review): Withdrawn by the applicant.

Commissioner Braun's motion to approve the Family Housing Opportunity SUD incorporated staff recommendations 1, 2, 5, 6, 7, and 8, but not 3 and 4. The commission also directed the planning director to arrange a meeting with the Mayor of Millbrae to discuss concerns about the SFO project.