San Francisco Planning Commission Regular Meeting and Hearings, December 14, 2023

The San Francisco Planning Commission held its final hearing of the year on Thursday, December 14, 2023, beginning at approximately 12:30 PM. The meeting included consideration of continuances, consent calendar items, commission and department matters, general public comment, and a full regular calendar covering planning code amendments, large project authorizations, conditional use authorizations, and discretionary reviews. The commission took action on a range of housing, land use, and policy items.

Consent Calendar

• Items 1 & 2 (345 Spear St & 1060 Howard St): Continued indefinitely. Unanimous vote (7-0).
• Item 4 (250-270 Masonic Ave): Commissioner Diamond recused. Approved on consent (6-0).
• Item 3 (615 Sansome St): Approved on consent (7-0).

Public Comments & Testimony

• General Public Comment (early): A speaker raised concerns about speculative development and demolition loopholes (Section 317), urging the commission to codify residential flat policy. Another speaker requested easier access to planning department correspondence with HCD and the reinstatement of remote public comment for accessibility.
• Item 11 (655 4th Street): Multiple speakers supported the project: Amy Morgan (Operating Local 3) highlighted Tishman Spire's partnership with labor; Carla Laurel (West Bay Filipino Multi-Service Center) praised community engagement; Elena Calaghi (TransBay Joint Powers Authority) expressed support for foundation coordination.
• Item 12 (State Density Bonus Delegation): Several speakers opposed delegation, citing lack of transparency and reliance on passive enforcement to catch tenant displacement. Speakers included Jerry Dratler, Sandra Dratler, Bridget Maley, and Teresa Flandric.
• Item 13 (Tenant Protections): Public comment criticized enforcement gaps, the rental housing inventory's limitations, and the lack of adequate right-of-return tracking. Speakers included Renee Curran, Anastasia Bonabolis, and representatives from the San Francisco Tenants Union and Housing Rights Committee.
• Item 14 (724 Valencia): Nine speakers supported the cannabis retail use, highlighting Latina ownership and community benefits.
• Item 16 (1153 Guerrero): The DR requester (Paul Orr) described structural hazards and inaccuracies in plans; the project sponsor (Robert McKern) argued the porch had historically existed and permits were properly inspected.
• Item 17 (2475 Washington): DR requesters (Kathleen Markov and Maurizio Barone) raised concerns about loss of light, privacy, and building massing; the project sponsor (Mark Jensen) defended the design as responsive to the neighborhood.

Discussion Items

• Item 10 – Exceptions and Extensions for Existing Uses: Staff presented a code amendment to correct errors from two projects (Bernal Heights signage, Japantown signage) and extend temporary cannabis and inclusionary housing programs. The commission approved with a modification (7-0).
• Item 11 (a,b,c) – 655 4th Street (Creamery): The project sponsor (Tishman Spire) presented a redesigned 1,105-unit residential building with ground-floor retail and a POPOS, replacing a prior 2019 approval. The project includes a Downtown Rail Extension fee waiver. During discussion, Commissioner Diamond requested e-bike parking; the sponsor committed to providing charging. A shared-light condition was added for nested bedrooms. Commissioner Imperial expressed concerns about loss of impact fees and inclusionary housing. The commission voted 6-1 to approve (Imperial opposed).
• Item 12 – Resolution Delegating Authority to Planning Director for State Density Bonus Projects: After public opposition and commissioner debate, President Tanner proposed amendments requiring a weekly oral report of addresses and a dedicated webpage. Commissioner Moore opposed delegation, citing loss of oversight. The resolution passed 4-3 (Ruiz, Imperial, Moore against).
• Item 13 – Tenant Protections (Informational): Staff from Planning, the Rent Board, and MOHCD presented on existing protections, the rental housing inventory, and anti-displacement programs. Commissioners discussed coordination gaps, the need for better tracking of right-of-return, and clearer tenant notifications.
• Item 14 – 724 Valencia Street (Cannabis Retail): The applicant (Bianca Gutierrez) described a social-equity-focused dispensary. The commission approved unanimously (7-0).
• Item 15 – 505 Brannan Street (Office Tower Addition): The project sponsor proposed an 11-story vertical addition atop an existing podium office building. Commissioner Diamond asked about e-bike facilities and residential alternatives. The commission approved unanimously (7-0); the Zoning Administrator granted variances.
• Item 16 – 1153 Guerrero Street (DR & Variance): The DR requester alleged structural hazards and inaccurate plans. Commissioner Tanner proposed continuing to January 25, 2024, for a site inspection to verify plans. The motion passed unanimously (6-0).
• Item 17 – 2475 Washington Street (DR & Variance): After discussion about a potential light well, the commission voted not to take DR and approved the project (6-0). The Zoning Administrator took the variance under advisement.

Key Outcomes

• Item 10: Approved planning code amendment (7-0).
• Item 11: Approved large project authorization, conditional use, and fee waiver (6-1; Imperial opposed).
• Item 12: Adopted delegation resolution with amendments (4-3; Ruiz, Imperial, Moore opposed).
• Item 14: Approved conditional use (7-0).
• Item 15: Approved large project authorization and office allocation (7-0).
• Item 16: Continued to January 25, 2024 for site inspection.
• Item 17: Approved, no DR taken (6-0).
• The meeting was adjourned in honor of Gigi Platt, a preservation advocate.