San Francisco Planning Commission Regular Hearing - October 26, 2023

The San Francisco Planning Commission held a regular hearing on Thursday, October 26, 2023, at approximately 1:00 PM Pacific Time. The meeting covered a wide range of items, including continuances, a consent calendar, commission matters, department reports, general public comment, and a lengthy regular calendar with multiple pieces of housing legislation, conditional use authorizations, and discretionary reviews. Commissioners heard from city staff, supervisors, project sponsors, and members of the public. Key topics included the Family Housing Opportunity Special Use District (SUD) amendment, removal of residential density limits in neighborhood commercial districts (NCDs), exceptions to conversion limits for production, distribution, and repair (PDR) uses, renewal of the Mission and 9th Street SUD, design standards for security gates, and several individual project approvals. Votes were taken on most items, with the majority passing 6-0 or 5-1.

Consent Calendar

• Item 3 (201 2nd Street, CUA): Approved unanimously (6-0) without discussion.

Public Comments & Testimony

• Item 8 (Family Housing Opportunity SUD): Speaker Jake Price (Housing Action Coalition) expressed support, showing examples of six-story buildings in low-density areas. Jane Matoli (MB Action) supported the proposal. Georgia Shudish raised concerns about displacement and demo calcs. Eileen Bulkin urged returning the bill without recommendation. Felicia Neito (mom and business owner) supported higher height limits. Jessica Polo (real estate agent) supported the bill for more housing on the west side. Steve Marza (Engleside resident) supported domicity. Coley Zentel (Sunset homeowner) supported. Jeremy Schaub (Shotley Architect) strongly supported.
• Item 9a/9b (Removing Density Limits): Jake Price and Jane Matoli supported consolidation of the two ordinances. Georgia Shudish noted a contrast between unit mix requirements. A remote caller supported density decontrol.
• Item 10 (PDR Conversion Exceptions): No public comment.
• Item 11 (Mission & 9th Street SUD): Jim Abrams (project sponsor counsel) requested extension.
• Item 12 (Security Gates): No public comment.
• Item 13 (401 South Van Ness): Four speakers (carpenters) expressed support for the project to create jobs and housing.
• Item 14a/14b (31A Coleridge): No public comment.
• Item 15 (170 Sea Cliff): No public comment.
• Item 16 (725 Sanchez): Liz Clark (adjacent neighbor) requested plans and a liaison. Joanna Illing (neighbor) supported the project.
• Item 17 (2100 Bryant): No public comment.
• Item 18a/18b (770 Woolsey): Bonnie Ridges (DR requester) opposed stair penthouses. Kelly Torres (community member) opposed the updated plans and affordable housing switch.
• Item 19 (1900 Mission): Paul O'Drisco (project sponsor) requested tenure change for BMR unit.

Discussion Items

• Item 1-2 (Continuances): Items continued to November 30 and December 14, 2023, respectively. Approved 6-0.
• Item 4 (Land Acknowledgement): Read by staff.
• Item 5 (Commission Comments): President Tanner acknowledged violence in Maine and COVID season. Commissioner Moore requested fewer legislative items per calendar. Commissioner Diamond echoed the request.
• Item 6 (Director's Announcements): Director Hillis noted upcoming HCD report and state legislation briefing, and that 401 South Van Ness is the first general plan evaluation under new format.
• Item 7 (Review of Past Events): Staff reported on Board of Supervisors actions and Board of Appeals continuance.
• Item 8 (Family Housing Opportunity SUD): Supervisor Engardio presented amendments to allow six-story buildings on corner lots. Staff recommended modifications. Commissioners debated height (65 vs. 55 feet), group housing, and geographic scope. Motion to approve with modifications (including RM1 zoning, excluding group housing, reducing height to 55 feet) passed 5-1 (Moore opposed).
• Item 9a/9b (Removing Density Limits): Two ordinances (Supervisor Safai and Mayor Breed) were combined. Staff recommended approval with modifications. Motion passed 4-2 (Commissioners Imperial and Moore opposed).
• Item 10 (PDR Conversion Exceptions): Supervisor Dorsey's legislation to exempt changes between PDR, arts, and institutional uses from conditional use and replacement requirements. Staff recommended approval with modifications. Motion passed 5-1 (Moore opposed) with a recommendation to add a square footage cap.
• Item 11 (Mission & 9th Street SUD): Renewal of SUD for 1270 Mission Street. Motion to approve passed 6-0.
• Item 12 (Design Standards for Security Gates): Adopted with a modification to clarify transom window language. Motion passed 5-1 (President Tanner opposed? Actually Tanner voted no on the motion? The transcript says Commissioner President Tanner voted No on that motion. So 5-1? Check: On that motion, Commissioner Braun Aye, Commissioner Diamond Aye, Commissioner Imperial Aye, Commissioner Koppel Aye, Commissioner Moore Aye, Commissioner President Tanner No. So 5-1.)
• Item 13 (401 South Van Ness): Large project authorization for a 10-story mixed-use building with group housing. Staff recommended approval. Motion passed 6-0 with a finding to reference the MOU with USM.
• Item 14a/14b (31A Coleridge): Conditional use and variance to legalize unpermitted reconstruction. Approved 6-0.
• Item 15 (170 Sea Cliff): Conditional use to demolish and construct a large single-family home. After debate on density, commissioners continued the item to November 9, 2023, for the sponsor to consider adding an ADU. Motion to continue passed 6-0.
• Item 16 (725 Sanchez): Conditional use to demolish and construct a single-family home. Approved 6-0.
• Item 17 (2100 Bryant): Conditional use to remove an unauthorized dwelling unit and reactivate commercial use. Approved 6-0.
• Item 18a/18b (770 Woolsey): Conditional use to switch affordable housing compliance from on-site to in-lieu fee, and discretionary review on stair penthouses. Conditional use approved 6-0; DR not taken (motion to approve stair penthouses) passed 6-0.
• Item 19 (1900 Mission): Discretionary review to change tenure of BMR unit from for-sale to rental. Approved 6-0.

Key Outcomes

• Item 8: Approved with modifications (5-1). Key changes: height limit reduced from 65 to 55 feet, no group housing, inclusion of RM1 zoning, lot mergers allowed in RH2/3. Board will consider further.
• Item 9a/9b: Approved (4-2). The two ordinances will be consolidated at the Board of Supervisors into a single bill removing density limits outside priority equity geographies and adding the Excelsior Outer Mission NCD.
• Item 10: Approved (5-1) with a recommendation that the Board include a square footage cap (20,000-25,000 sq ft) on the exemption.
• Item 11: Approved (6-0). SUD renewed for five years with clarification on inclusionary reduction eligibility.
• Item 12: Adopted (5-1). Design standards for security gate mechanisms, with modification to clarify transom window requirement.
• Item 13: Approved (6-0). Large project authorization granted with conditions, including reference to MOU with USM and Carpenters Union.
• Item 14a/14b: Approved (6-0). Conditional use and variance granted for legalization of unpermitted work.
• Item 15: Continued (6-0) to November 9, 2023, to explore adding an ADU.
• Item 16: Approved (6-0). Conditional use granted.
• Item 17: Approved (6-0). Conditional use granted.
• Item 18a: Approved (6-0). Conditional use to switch to in-lieu fee, with encouragement to consider hybrid approach.
• Item 18b: Approved (6-0). Discretionary review not taken; stair penthouses approved.
• Item 19: Approved (6-0). Tenure change for BMR unit permitted.