San Francisco Planning Commission Meeting: December 7, 2023
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San Francisco Planning Commission Meeting: December 7, 2023
The San Francisco Planning Commission met on Thursday, December 7, 2023, commencing at approximately 1:00 PM local time. The meeting covered a wide range of items including routine continuances, a consent calendar item, commission matters, department updates, general public comment, and several regular calendar items involving land use and housing projects. Key discussions included the future of remote public comment, new state housing laws, the Stonestown development, and multiple conditional use authorizations. Votes were taken on several items, with the commission approving most projects and initiating a major rezoning.
Consent Calendar
- 949 Grant Avenue – Conditional Use Authorization: Approved 6-0 after Commissioner Ruiz recused due to a conflict of interest (project sponsor is their employer). The item was not removed from consent.
Public Comments & Testimony
- Remote Public Comment (Item 7): Multiple members of the public spoke in favor of maintaining remote public comment, citing accessibility for seniors, people with disabilities, and those unable to attend in person during work hours. Speakers included Georgia, Sue Hesser, Lorraine Petty, Anastasia Ovanopoulos, and others. They argued that eliminating remote access would reduce public participation and equity.
- General Public Comment: Oscar Masariegos (NorCal Carpenters Union) spoke about the benefits of union wages and benefits; Georgia addressed a roof deck and housing conversion concerns; Harry Thomas expressed support for the 2515 Folsom Street project; Tom Radulovich (Livable City) advocated for shifting transportation impact fees from commercial to parking; David Elliott Lewis urged attention to affordable housing and priority equity geographies.
- State Housing Laws (Item 12): Public commenters expressed both support and concern about new state laws, with some emphasizing the need for affordable housing and protections for vulnerable neighborhoods.
- Stonestown (Item 13): Commenters generally supported the project, with some raising concerns about tower heights near Ralph Nickel Park, construction noise, and the need for more affordable units. The Housing Action Coalition and others praised the community engagement.
- 530 Turk Street (Item 14): David Elliott Lewis (Tenderloin People’s Congress) expressed support for the developer but noted the low level of inclusionary housing (80% AMI). A union representative opposed the project due to lack of labor standards. Other commenters supported the project for adding housing near transit.
- 67 Potomac Street (Item 15): Neighbors spoke in favor, highlighting the need for family-sized homes and the compatibility of the design with the historic district.
- 27 Alvarado Street (Item 16): A neighbor spoke in support, noting the improvement of the property and the addition of housing.
- 2919 Webster Street (Item 17): The DR requester (Carrie Havenrich) raised privacy and light/air concerns. Neighbor Charles Ehrlich supported the remodel. The project sponsor noted a voluntary modification to pull back the upper deck by 3.5 feet.
Discussion Items
- Item 5 – Adoption of Minutes: The minutes from November 16, 2023 were adopted unanimously (7-0) after no public comment.
- Item 6 – Commission Comments: Commissioner Diamond highlighted the “Let’s Glow” exhibit and ice skating in Union Square. Commissioner Moore praised the Mission Housing and Meta award for the Mission project (350 units).
- Item 7 – Remote Public Comment: Staff reported that the mayor’s office requested ending remote public comment. After extensive debate, a motion to cease remote public comment effective January 1, 2024 passed 4-3 (Braun, Ruiz, Moore dissenting). The commission also agreed that secondary staff could continue to participate remotely, with lead staff present in person.
- Item 10 – Business Signs on Historic Buildings: Staff presented an ordinance requiring HPC hearings for signs on Article 10 (landmark) and Article 11 (conservation district) buildings. Staff recommended maintaining over-the-counter review for Article 11 signs. The commission approved the ordinance with staff modifications 5-2 (Commissioners Imperial and Moore dissenting).
- Item 12 – State Housing Laws and HCD Policy & Practice Review: Informational presentation. Dan Sider reviewed HCD’s 28 actions (18 required) and timelines. Kate Connor covered five new state bills: AB 2011, SB 423, SB 4, AB 1287, AB 1114. Commissioners discussed impacts on priorities, equity, monitoring, and infrastructure. No vote was taken.
- Items 13a/b – Stonestown Development: Informational presentation on the design standards and guidelines (DSG) for the 30-acre project with up to 3,500 residential units, 6 acres of parks, and a new main street. Staff recommended initiation of General Plan Amendments. The commission approved initiation and scheduling a public hearing on or after January 18, 2024 (7-0).
- Item 14 – 530-540 Turk Street: Conditional use authorization for an 88-unit residential building using state density bonus (16% bonus). The project includes 13 on-site BMR units (8 at 80% AMI). Staff recommended approval. Approved 7-0.
- Item 15 – 67 Potomac Street: Conditional use authorization for a 1,279 sq ft rear addition to a single-family home in a historic district. HPC had approved. Staff recommended approval. Approved 7-0.
- Item 16 – 27 Alvarado Street: Conditional use authorization to increase density from 4 to 6 units by replacing a garage with a new 4-story building. Staff recommended approval. Approved 7-0.
- Item 17 – 2919 Webster Street: Discretionary review of a rear addition and roof deck. Project sponsor modified the design (pulled back the upper deck 3.5 ft). Staff recommended taking DR and approving as modified. Commission voted unanimously (7-0) to take DR and approve with modifications.
Key Outcomes
- Continuances: All proposed continuances (2515 Folsom to Jan 18, 2024; cannabis retail to Feb 29, 2024; 1212 Union withdrawn) approved 7-0.
- Consent Calendar: 949 Grant Ave approved 6-0.
- Minutes: Adopted 7-0.
- Remote Public Comment: Motion to end remote public comment after Jan 1, 2024 passed 4-3. Staff remote participation allowed.
- Business Signs on Historic Buildings: Approved with staff modifications 5-2.
- Stonestown: Initiation of General Plan Amendments approved 7-0; public hearing scheduled for or after Jan 18, 2024.
- 530 Turk Street: Conditional use approved 7-0.
- 67 Potomac Street: Conditional use approved 7-0.
- 27 Alvarado Street: Conditional use approved 7-0.
- 2919 Webster Street: Discretionary review taken and approved as modified 7-0.
The meeting was adjourned at approximately 7:30 PM local time.
Meeting Transcript
Good afternoon and welcome to the San Francisco Planning Commission hearing for Thursday, December 7th, 2023. To enable public participation, SFGov TV is broadcasting and streaming this hearing live. And we will receive public comment for discussion and action items on today's agenda. Each speaker will be allowed up to three minutes. And when you have 30 seconds remaining, you will hear a chime indicating your time is almost up. When your allotted time is reached, I will announce that your time is up and take the next person cued to speak. We will take public comment from persons in city hall first and then open up the remote access lines. For those persons calling in to submit their testimony, you need to call area code 415 65501 and enter access code 2663 4125920 and press pound twice. To comment, you need to raise your hand by pressing star three. And once you've done that, you will hear a prompt stating that you have raised your hand to ask a question. Please wait to speak until the host calls on you. When you hear that you are unmuted, that is your indication to begin speaking. For those of you joining via WebEx, you may log in via the link found on today's agenda and enter pass code CPC2023 and use the raised hand icon to raise your hand. Best practices are to call from a quiet location and please mute the volume on your television or computer. For those persons attending in City Hall, we ask that you line up on the screen side of the room or to your right. Uh and please speak clearly and slowly and if you care to state your name for the record. Finally, I'll ask that we silence any mobile devices that may sound off during these proceedings. And I will take roll. Commissioner President Tanner. Here. Commission Vice President Moore. Here Commissioner Braun. Here. Commissioner Diamond. Here. Commissioner Imperial. Here. Commissioner Coppel. Here. And Commissioner Ruiz. Here. Thank you, Commissioners. First on your agenda is consideration of items proposed for continuance. Item one, case number 2022, hyphen 001045 C UA 2515 Folsom Street. Conditional use authorization is proposed for continuance to January 18th, 2024. Item two, case number 2022, hyphen 005728 DRP at 1212 Union Street. A discretionary review has been withdrawn. Further commissioners, under your regular calendar, item 11, case number 2023, hyphen 009000 PCA for the cannabis retail uses planning code amendment. We've received a request from Supervisor Stephanie's office to continue this matter to February 29th, 2024. I have no other items proposed for continuance. So we should take public comment. Members of the public, this is your opportunity to address the commission on any of these items proposed for continuance only on the matter of continuance. Again, if you're in the chambers, please come forward. If you're calling in remotely, you need to press star three or raise your hand via WebEx. Seeing seeing no request to speak, public comment is closed, and this matter is now before you, Commissioners. Are there any motions on the continuance calendar? Commissioner Imperial. Move to continue all items as proposed. Second. Thank you, Commissioners.
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