San Francisco Planning Commission Hearing - July 20, 2023

This meeting of the San Francisco Planning Commission, held on July 20, 2023, starting at 12:15 PM, included continuances, a consent calendar, general public comment, and several regular calendar items. The commission voted on a major planning code amendment regarding conditional use for residential projects, received an informational presentation on the city's Cultural Districts program, and approved multiple conditional use authorizations for development projects across the city.

Consent Calendar

• Item 1 (345 Spear Street, continuance to October 26, 2023) and Item 15 (3250-70 18th Street, La Scuola International School, continuance to July 27, 2023) were continued by a unanimous 6-0 vote.
• Item 2 (1970 Ocean Avenue, AT&T wireless facility) was approved 5-0, with Commissioner Diamond recusing herself due to owning AT&T bonds.
• Items 3-7 (1688 Pine Street ILO unit, 1 Beach Street office and parking, 728 Pacific Avenue large lot, Code Corrections Ordinance, 35 Valley Street dwelling addition) were approved unanimously 6-0.

Public Comments & Testimony

• General Public Comment: Dave (appellant) criticized the planning department for issuing permits for large signs on the historic Rincon Annex, contrary to the mayor and board's landmarking decision. Larisa Petrancelli (United to Save the Mission) requested a short postponement for the La Scuola project to finalize a community benefits agreement.
• Item 12 (Conditional Use for Residential Projects): Chris Shulman (Lower Polk resident) spoke in support, stating the ordinance is pro-housing and reasonable. George Shutish expressed concerns about subjective vs. objective standards but supported President Peskin's amendments. Jake Price (Housing Action Coalition) opposed adding conditional use requirements, calling it an additional constraint. Mark Macy (architect for 1151 Washington) called the legislation cynical and anti-housing, arguing it would expand barriers. Joe Demento (District 8 resident) opposed adding hurdles, citing the housing crisis.
• Item 14 (3555 Pacific Avenue): Jessica Cole (neighbor) and Howard Smith (neighbor) voiced concerns about excavation risks, soil stability, lack of construction management, and poor communication with the project owner.
• Item 16 (511 Elizabeth Street): George Shutish requested that if the tenure of the new rental unit changes, the commission be notified, but he did not oppose the project.
• Items 17 and 18: No public comments were made.

Discussion Items

• Item 12 – Conditional Use for Residential Projects in RM, RC, and RTO Districts (Planning Code Amendment): Sponsored by Board President Peskin, the ordinance originally required conditional use authorization for residential projects not maximizing density. Staff recommended modifications to replace the conditional use requirement with objective minimum density standards (75% of maximum density) for new construction, a unit proportionality rule (no unit smaller than one-third the size of the largest), and a simplified exception for single-family home expansions (up to 25% or 3,000 sq ft over 10 years). Staff also proposed removing the demolition conditional use (Section 317) and public-initiated discretionary review for projects meeting certain criteria (maximizing density, unit proportionality, not demolishing a known historic resource, no tenant buyouts or occupancy in last five years, not demolishing more than two rent-controlled units). The commission discussed the applicability of rent control and short-term rental restrictions, with most commissioners agreeing these were not appropriate for this base-density program. The commission voted unanimously (6-0) to approve the ordinance with staff's modifications and additional amendments from President Peskin.
• Item 13 – Cultural Districts Informational Presentation: Staff from Planning and MOHCD provided an overview of the 10 Cultural Districts, their strategic plans (Chess reports), and the planning department's role in liaising and capacity building. Commissioners discussed the need for stronger land-use tools (e.g., design standards, historic preservation) and better coordination between project sponsors and cultural districts. No action was taken.
• Item 14 – 3555 Pacific Avenue (Conditional Use): A request to demolish an existing 3,962 sq ft single-family home and construct an 8,785 sq ft three-story single-family home. Neighbors raised concerns about excavation, construction impacts, and communication. The commission approved the project 6-0, noting it was code-compliant and that technical issues would be addressed at the building permit stage.
• Item 16 – 511 Elizabeth Street (Conditional Use): A proposal to demolish a 2,396 sq ft single-family home and construct a 5,901 sq ft two-family dwelling with two units. The commission approved the project 6-0, praising the addition of rental housing.
• Item 17 – 779 Bush Street (Conditional Use): A change of use from a closed laundromat to a bar on the ground floor and basement. The commission approved unanimously 6-0, citing alignment with downtown recovery efforts and the availability of other laundromats within a mile.
• Item 18 – 290 San Bruno Avenue (Conditional Use): A seasonal parcel delivery service use for UPS, including demolition of a small building and parking lot improvements. The commission approved the project 6-0.

Key Outcomes

• Item 1 and 15: Continued to October 26, 2023 and July 27, 2023 respectively (unanimous 6-0).
• Item 2: Approved with conditions (5-0, Diamond recused).
• Items 3-7: Approved with conditions (unanimous 6-0).
• Item 12: Approved with modifications (unanimous 6-0). The planning code amendment will replace conditional use with objective density standards, add unit proportionality rules, and include an incentive program for projects maximizing density, subject to tenant protections and historic resource constraints.
• Item 14: Approved with conditions (unanimous 6-0).
• Item 16: Approved with conditions (unanimous 6-0).
• Item 17: Approved with conditions (unanimous 6-0).
• Item 18: Approved with conditions (unanimous 6-0).

The meeting adjourned shortly after 3:00 PM.