San Francisco Planning Commission Meeting - February 1, 2024

The Planning Commission convened on Thursday, February 1, 2024, at approximately 2:15 PM for a regular hearing that extended into the evening. The agenda included a major informational presentation on the Expanding Housing Choice (Housing Element Zoning Program), certification of a Final Environmental Impact Report (EIR) and Conditional Use Authorization (CUA) for a Whole Foods Market at 2675 Geary Boulevard, a CUA and variance for a religious institution at 331-333 Cortland Avenue, and several other items. The commission received extensive public testimony, with over 50 neighborhood associations expressing opposition to the proposed upzoning, while YIMBY and housing advocacy groups urged expansion. The commission also discussed a potential resolution opposing state budget cuts to affordable housing.

Consent Calendar

• Items 1–6 (CUAs for various formula retail and other uses): Approved unanimously (6-0) as routine, with no public requests for removal.

Public Comments & Testimony

• Expanding Housing Choice (Item 13): Over 100 members of the public spoke, with opinions sharply divided. Opponents (representing neighborhood associations, historic preservationists, and small business advocates) argued the upzoning was too broad, threatened neighborhood character, historic resources, and existing rent-controlled housing, and did not guarantee affordable units. Supporters (from YIMBY groups, housing coalitions, and some residents) argued that the rezoning was necessary to meet state mandates, correct historic inequities, and address the housing crisis, urging even more ambitious height and density increases. Approximately 2,400 survey responses were collected during the outreach process.
• Whole Foods (Items 14–15): Several union representatives and community members spoke in favor, citing job creation (200 permanent jobs, 115–140 construction jobs) and activation of a vacant space. No opposition was voiced during public comment.
• Or Shalom (Item 16): Over 160 letters of support were submitted, and numerous congregation members, interfaith leaders, and neighbors testified in favor, emphasizing the synagogue’s community service and the lack of a Jewish institution in Bernal Heights. No public opposition was expressed.
• Mission Street Bank (Item 18): No public comment.
• Discretionary Review at 2247 31st Avenue (Item 19): The DR requesters (adjacent neighbors) testified that the proposed side addition would infringe on their privacy and sleep, citing noise concerns and prior unpermitted work by the project sponsor. The project sponsor’s architect responded that the addition complies with codes and includes a light well.

Discussion Items

• Expanding Housing Choice (Item 13): Staff presented the final proposed zoning map, which focuses height increases along commercial and transit corridors in the city’s western and northern neighborhoods, with a two-tiered system: a local program height (e.g., 85 feet) and a lower base height (e.g., 55 feet) for projects using state density bonus. The presentation included visualizations of potential future streetscapes. Commissioners expressed support for the overall direction but raised concerns about: protections for historic resources and small businesses; infrastructure capacity (water, sewer, schools, transit); the risk of displacement of existing tenants and businesses; and the need for a phased, neighborhood-focused implementation. Commissioner Ruiz suggested a resolution to oppose state affordable housing cuts; the commission agreed to schedule a discussion and potential vote at a later hearing (targeting February 22 or 29). Commissioners also requested a clearer map of base heights and more detail on the local program’s community benefits and waiver menu.
• Whole Foods at 2675 Geary Boulevard (Items 14–15): Staff recommended certification of the Final EIR and approval of the CUA for a formula retail grocery store in a vacant former Best Buy space. The EIR identified no significant unavoidable impacts after mitigation (revised mechanical equipment noise). The commission voted unanimously to certify the EIR and approve the CUA.
• Religious Institution at 331-333 Cortland Avenue (Item 16): Staff initially recommended disapproval of the CUA and variance due to the loss of a second-floor dwelling unit (illegally converted to non-residential use 14 years ago). After deliberation, the commission adopted an alternative motion that approved the project with conditions: if the institutional use ends, any future non-residential use would require a mandatory Discretionary Review. The variance for bicycle parking was also granted. The vote was 6-0.
• Bank Change at 2812 Mission Street (Item 18): Staff and the project sponsor presented a simple change of operator from Bank of the West to BMO, with no physical changes beyond signage. Approved unanimously (6-0).
• Discretionary Review at 2247 31st Avenue (Item 19): Staff recommended not taking DR, as the project code-complies and meets design guidelines. The commission agreed, voting 6-0 to approve the permit as submitted.

Key Outcomes

• Item 17 (1314 Page Street): Continued to February 29, 2024, at the request of the project sponsor, to explore options for a ground-floor unit.
• Remote Public Comment (Item 10): The commission maintained its current policy (no general remote comment, but reasonable accommodation for disabilities), by a 5-2 vote (Commissioner Braun dissenting).
• Resolution on State Affordable Housing Cuts: Commissioners Ruiz and Imperial proposed a resolution; the commission directed staff to schedule a discussion and potential vote in late February, in conjunction with the Affordable Housing Leadership Council’s recommendations.
• Expanding Housing Choice: Commissioners directed staff to continue refining the map and code based on public and commissioner feedback, with an updated version expected for future hearings (next scheduled for February 22).
• Whole Foods EIR and CUA: Certified and approved (6-0).
• Or Shalom Religious Institution: Approved with conditions (6-0).
• Bank CUA and Discretionary Review: Both approved (6-0).