San Francisco Planning Commission Meeting - March 7, 2024

The San Francisco Planning Commission convened on Thursday, March 7, 2024, to act on continuances, consent calendar items, and a contested discretionary review and variance for a property at 1336 Shotwell Street. All five commissioners were present: President Diamond, Vice President Moore, and Commissioners Braun, Imperial, and Coppel. The meeting included public comment, a consent calendar, and a lengthy deliberation over the Shotwell Street project.

Continuance Calendar

• Item 1 (638 Rhode Island Street, DR) was continued to March 21, 2024 (from March 14).
• Item 2 (1701 Fillmore Street, CUA) and Item 3 (807-809 Vermont Street, CUA) were continued indefinitely.
• Public comment was closed with no speakers. The motion to continue as proposed passed unanimously 5-0.

Consent Calendar

• Item 4 (2675 Geary Boulevard): The Commission rescinded its February 1, 2024, Conditional Use Authorization for a Whole Foods Market due to an omitted CEQA findings agenda item. Public comment none. Passed unanimously 5-0.
• Item 5a/5b (2675 Geary Boulevard): The Commission adopted CEQA findings and approved the Conditional Use Authorization for the formula retail grocery store. Passed unanimously 5-0 as part of the consent calendar.
• Item 6 (3233 22nd Street): Request for Conditional Use Authorization to change from Limited Restaurant to Restaurant. Passed unanimously 5-0 as part of the consent calendar.

Commission Matters

• Commissioner Imperial read the land acknowledgement acknowledging the Ramaytush Ohlone as the original inhabitants of the San Francisco Peninsula.
• The draft minutes for February 22, 2024, were adopted unanimously 5-0.
• No commission comments were made.

Department Matters

• Director's announcements: None.
• Legislative Affairs Manager Aaron Starr reported on recent actions at the Board of Supervisors, Board of Appeals, and Historic Preservation Commission. Items included a parcel delivery ordinance, an ordinance amending conditional use requirements for removing unauthorized dwelling units, a landmark designation for Sacred Heart Church, an ADU ordinance, form-based density legislation, and several other planning-related items.

General Public Comment

• Georgia Shutish spoke about Section 317 demolition calculation requirements, referencing the Terhalian v. City and County of San Francisco case. She argued that demo calcs should be required for projects with horizontal and vertical expansions, especially near Priority Equity Geographies, and provided written comments.

Regular Calendar

• Item 12 (65-67 Noe Street): Request for Conditional Use Authorization to remove an unauthorized dwelling unit. Staff reported the unit is approximately 368 square feet, has been vacant since April 2017, and is uninhabitable. No public comment was made. The Commission approved the request with conditions unanimously 5-0.

Discretionary Review Calendar

• Items 13a/13b (1336 Shotwell Street): The Commission considered a public request for discretionary review of a building permit to legalize an accessory dwelling unit, construct a horizontal front addition, and add a roof deck. A variance was also required due to the property's substandard lot and a 1991 variance condition.

  • Staff recommended not taking discretionary review, finding no extraordinary circumstances. The department received 4 letters in opposition and 33 letters in support.
  • The DR requester, Carlina Hansen, and her attorney Brian O'Neill opposed the vertical and horizontal expansion and the roof deck, citing privacy, light, noise, and the 1991 variance conditions. They proposed alternative rear yard access via an external or internal stair. They expressed support for legalizing the ADU.
  • Project sponsor Andy Greenwood, his wife Jess, and architect Mason Kirby supported the project, emphasizing the need to legalize the ADU, provide open space, and build community. They stated they studied alternative stair locations and found them problematic.
  • Public comment was divided. Direct neighbors (Mike Bowton, Curry McLaughlin, Karen Kircher) and architect Alex Garcia opposed, while tenants, friends, and community members supported the project, citing housing needs and the sponsors' good neighborliness.
  • During deliberations, concerns were raised about the portion of the roof expansion extending into the required rear yard and the size of the roof deck. Vice President Moore proposed shrinking the deck to the minimum 125 square feet and working with neighbors. Commissioner Braun moved to continue the item for one week to allow revised plans addressing the commission's comments.
  • The zoning administrator also continued the variance to the same date.

Key Outcomes

• Unanimous approval (5-0) of continuances, consent calendar items, minutes, and the 65-67 Noe Street CUA.
• The 1336 Shotwell Street discretionary review and variance were continued to March 14, 2024, with a motion passed 4-1. President Diamond voted against the continuance, preferring more limited direction. The item will return with revised plans from the project sponsor.