San Francisco Planning Commission Meeting - November 9, 2023

The San Francisco Planning Commission held a regular hearing on Thursday, November 9, 2023, commencing at approximately 2:00 PM and continuing into the evening. The commission considered continuances, a consent calendar item, commission matters, department announcements, general public comment, and a lengthy regular calendar including a new arts education special use district, a comprehensive downtown recovery update, a coastal zone permit for the Great Highway pilot project, and several conditional use authorizations. A discretionary review request for a residential addition on Jackson Street was also heard. Commissioner Moore recused herself from item 15 (Taylor Street) due to proximity. All votes taken during the meeting were unanimous, with several items passing 7-0 or 6-0.

Consent Calendar

• Item 5 (1600 Mission Street): Request for Conditional Use Authorization approved unanimously (6-0) on consent.

Public Comments & Testimony

• Non-Profit Arts Education Special Use District (Item 10): Multiple speakers, including representatives from ODC, California College of the Arts, and local galleries, expressed strong support for the legislation to allow a non-accredited arts educational use at the former San Francisco Art Institute site, citing preservation of the historic campus and Diego Rivera mural, and cultural revitalization.
• Downtown Update (Item 11): Members of the Equity Council and community organizations raised concerns about equitable investment, transparency in funding allocations (e.g., Tyler Florence contract), safety, and the need to include BIPOC and immigrant communities in planning. Several callers supported car-free concepts like Grand Embarcadero and emphasized parking availability. The Union Square Alliance and Mid-Market stakeholders also commented, urging support for the Market Street Arts Plan and clean/safe initiatives.
• Great Highway Pilot Project (Item 12): Public comment was sharply divided. Supporters cited over 2.8 million visits, 65% voter approval, improved coastal access, and community events (e.g., 10,000 at Halloween). Opponents argued the closure diverts traffic to residential streets, increases emissions, delays emergency responders, and damages dunes and snowy plover habitat; they called for a full environmental impact report (EIR) rather than an after-the-fact permit.
• 2395 Sacramento Street (Item 16): Supporters (including Housing Action Coalition and Northern Neighbors) praised the adaptive reuse of a historic library, provision of family-sized units (24 units including 3 affordable), and design sensitive to the landmark. Opponents (neighbors, preservationists) raised concerns about inadequate CEQA review, loss of rear yard open space, wind, noise, vibration, privacy, and the undermining of the landmark program for only three affordable units. A petition with over 200 signatures was submitted, though neighbors questioned its authenticity.
• 3160 Jackson Street (Item 17 – Discretionary Review): The DR requesters (adjacent property owners at 46 and 50 Presidio Avenue) argued the proposed three-story addition would reduce light, privacy, and views, and alleged the project sponsor submitted misleading geotechnical and arborist reports, including omission of a key paragraph about excavation. The sponsor and staff maintained the project meets code and design guidelines, with significant concessions made to mitigate impacts.

Discussion Items

• Item 10 – Non-Profit Arts Education Special Use District: Staff presented the proposed SUD at 800 Chestnut Street (former SFAI campus) to allow non-accredited post-secondary arts education. The Historic Preservation Commission had recommended approval. The commission voted unanimously to recommend approval to the Board of Supervisors.
• Item 11 – Downtown Update: OEWD, Planning staff, the Equity Council, and ULI Advisory Services Panel provided presentations. Key data: office attendance at 42% of pre-pandemic; vacancy ~33%; 5.5 million sq ft of demand; hotel occupancy at 80%; international travel at 97%. Strategies include clean/safe initiatives, business tax relief, office attraction tax credit, adaptive reuse, public realm improvements (e.g., UN Plaza skate park, Winter Walk), and three geographic focus areas (Mid-Market, Union Square, Downtown Gateway). ULI recommended creating a downtown revitalization authority, master leasing, and a comprehensive plan. Commissioners emphasized equity metrics, family-sized housing, and regular updates.
• Item 12 – Great Highway Pilot Project (Coastal Zone Permit): Staff and Rec & Park presented the after-the-fact permit for weekend/holiday car-free use of the Upper Great Highway between Lincoln Way and Sloat Boulevard, with traffic calming on adjacent streets. The pilot runs through December 31, 2025. Department found the project consistent with the Local Coastal Program and General Plan. Commission approved the permit unanimously (7-0), with conditions.
• Item 13 – 342 Moultrie Street: Request to remove an unauthorized dwelling unit from a garage and revert to parking/storage. Costs to legalize ($379,552) deemed infeasible. No public comment. Commission approved unanimously (7-0).
• Item 14 – 170 Sea Cliff Avenue: Demolition and new construction of a single-family dwelling with an accessory dwelling unit (ADU) added per commission request at the prior hearing. The ADU is a 597-sq-ft unit on the ground floor. Design includes a car lift to preserve view corridor. Commission approved unanimously (7-0).
• Item 15 – 1152 Taylor Street: Knob Hill Cafe expansion into adjacent vacant retail space. No public comment. Commissioner Moore recused. Approved unanimously (6-0).
• Item 16 – 2395 Sacramento Street: Conditional use authorization for a 24-unit residential project (including 3 affordable units at 80% AMI) utilizing the state density bonus, with waivers for height, rear yard, and exposure. Historic landmark building preserved, with new six- and seven-story additions. Commission discussed concerns about rear yard and public outreach but found the project well-designed and consistent with state law. Approved unanimously (7-0).
• Item 17 – 3160 Jackson Street (Discretionary Review): Commission considered whether to take discretionary review of a three-story addition to a single-family house. After hearing from DR requesters (neighbors citing loss of light/privacy and misleading documents) and project sponsor (citing compliance with code and design concessions), the commission found no extraordinary circumstances and voted unanimously (7-0) to not take DR and approve the project.

Key Outcomes

• Item 10 (Arts Education SUD): Approved 6-0. Recommendation to Board of Supervisors.
• Item 11 (Downtown Update): Informational; no vote. Commissioners requested regular progress memos and equity metrics.
• Item 12 (Great Highway Pilot): Coastal zone permit approved 7-0 with conditions.
• Item 13 (342 Moultrie Street): Conditional use authorization approved 7-0.
• Item 14 (170 Sea Cliff Avenue): Conditional use authorization approved 7-0.
• Item 15 (1152 Taylor Street): Conditional use authorization approved 6-0 (Moore recused).
• Item 16 (2395 Sacramento Street): Conditional use authorization approved 7-0.
• Item 17 (3160 Jackson Street): Discretionary Review not taken; project approved 7-0.