San Francisco Planning Commission Meeting - June 29, 2023

The San Francisco Planning Commission met on Thursday, June 29, 2023, at 1:15 PM. The meeting was chaired by President Tanner, with Vice President Moore and Commissioners Braun, Diamond, Imperial, and Coppel present. Commissioner Ruiz was absent. The commission considered a range of items, including continuances, consent calendar items, a major ordinance on constraints reduction, several conditional use authorizations for cannabis retail and housing projects, and discretionary reviews.

Consent Calendar

• Items 4 (580 Minna Street – State Density Bonus findings) and 5 (11 Franklin Street, Unit 304 – ILO conditional use) were approved unanimously (6-0) on consent.
• Item 3 (51 Prosper Street – unit merger) was pulled off consent and later continued to September 7, 2023.
• Items 6 and 7 were continued (indefinitely and to September 28, 2023, respectively).

Public Comments & Testimony

• General Public Comment: Several speakers addressed the commission on topics including illegal subdivisions, the proposed constraints reduction ordinance, tenant protections, and the need for affordable housing. Jerry Dratler criticized weak internal controls on illegal construction. Eric Brooks and others opposed the constraints reduction ordinance, arguing it would harm the environment and displace tenants. Lawrence Hollins advocated for converting abandoned buildings into SROs for homeless individuals. A speaker from the San Francisco Land Use Coalition highlighted that demolition data shows losses of five-plus unit buildings, not just single-family homes.
• Item 13 (Constraints Reduction): Over two dozen public speakers commented. Many supported the legislation, citing the need to streamline approvals to meet state housing mandates and to allow families, teachers, and seniors to remain in the city. Opponents, including representatives from the San Francisco Tenants Union, Rep SF, and the Anti-Displacement Coalition, argued the ordinance would accelerate displacement, eliminate public notice, and fail to produce genuinely affordable housing. Some speakers questioned the accuracy of vacancy statistics and highlighted the risk to rent-controlled units.
• Item 18 (1541 Polk Street – Cannabis Retail): Several local cannabis equity operators opposed the project, alleging the applicant understated its number of stores and would undercut local businesses. The community meeting had strong opposition. The project sponsor stated they were a small, ambitious company and that they would be a good neighbor.
• Item 19 (1 Sansome Street – DR for atrium events): Speakers from BOMA, San Francisco Travel, and others supported the proposal to allow private events in the atrium to revitalize downtown. One letter opposed, citing concerns that the space had been rendered more like a private lobby.
• Item 20 (939 Lombard Street – DR for new dwelling): Parents from Yick Wo Elementary School and neighbors opposed the project, raising concerns about shadow on the schoolyard, construction noise, soil contamination, and traffic impacts. The DR requesters argued the building would block light and air and was out of character. The project sponsor noted the site is code-compliant and the building has been modified to reduce impacts.
• Item 21 (372 Dolores Street – ADU): No public comments.

Discussion Items

• Item 13 – Constraints Reduction Ordinance (Housing Production Ordinance): The commission heard a detailed presentation from staff, the Mayor's Office, and Supervisor Engardio. The ordinance (2023-003676 PCA/MAP) proposes numerous changes to streamline housing approvals, modify zoning standards (e.g., front setbacks reduced to 10 feet, rear yard standardizations), remove conditional use requirements for certain projects, and amend demolition controls. Commissioners debated amendments: Commissioner Diamond proposed a modification to require a 15-foot front setback when 75% of block faces and adjacent neighbors have 15-foot setbacks, which was accepted. The commission also added a condition to Section 317 to include a five-year history of tenant buyouts. After discussion, the ordinance passed 4-2, with Commissioners Imperial and Moore voting against. Commissioner Imperial expressed concerns about impacts on priority equity geographies and the elimination of public process; Commissioner Moore cited insufficient focus on affordable housing and community participation.
• Item 14 – 952 and 960 Howard Street (Informational Presentation): The project proposes a nine-story mass timber addition above an existing three-story building, with 113 units (16 affordable). Commissioners commented positively, but Commissioner Moore raised concerns about vinyl windows and mass timber construction. No action taken.
• Items 16A/B – 395 Third Street (Large Project Authorization and Variance): The project is a 35-story, 524-unit mixed-use building with 84 affordable units. Commissioners supported the design but debated the dwelling unit mix variance. The applicant committed to providing 40% two-bedroom units in the affordable portion. The commission approved the large project authorization with conditions, including a finding that 25% two-bedroom mix was acceptable for market-rate units, subject to the variance outcome. Vote: unanimous.
• Item 17 – 372 Ritch Street (Cannabis Retail): Approved unanimously.
• Item 18 – 1541 Polk Street (Cannabis Retail): Heard strong opposition from existing operators. The commission voted to continue to September 14, 2023, to allow further review of formula retail concerns and applicant transparency.
• Item 19 – 1 Sansome Street (Mandatory DR for atrium events): The commission approved the modification allowing up to 12 full-day and 24 partial closures per year for private events, with biannual reporting. Commissioners encouraged the sponsor to return if more days were needed and emphasized maintaining a welcoming public space. Vote: unanimous.
• Item 20 – 939 Lombard Street (DR for new single-family dwelling): After hearing public testimony, the commission voted 4-2 (Commissioners Imperial and Moore against) not to take DR and approve the project, finding no extraordinary circumstances.
• Item 21 – 372 Dolores Street (DR for ADU): No opposition present; commission voted 6-0 not to take DR and approve.

Key Outcomes

• Item 13 – Constraints Reduction Ordinance: Approved with amendments (front setback change and tenant buyout inclusion) on a 4-2 vote (Commissioners Imperial and Moore dissenting) to recommend to the Board of Supervisors.
• Items 4 and 5 (Consent Calendar): Approved 6-0.
• Item 3 (51 Prosper Street): Continued to September 7, 2023.
• Items 16A/B (395 Third Street): Large Project Authorization approved 6-0 with conditions on affordable unit mix and findings.
• Item 17 (372 Ritch Street): Approved 6-0.
• Item 18 (1541 Polk Street): Continued to September 14, 2023, for further review.
• Item 19 (1 Sansome Street): DR approved 6-0, authorizing conditions for private events.
• Item 20 (939 Lombard Street): DR not taken; project approved 4-2.
• Item 21 (372 Dolores Street): DR not taken; project approved 6-0.