San Francisco Planning Commission Meeting - April 4, 2024

The San Francisco Planning Commission met on Thursday, April 4, 2024, at approximately 1:00 PM (local time) to consider a full agenda including continuances, consent calendar items, a major discussion on the city's housing element rezoning, approval of amendments to the Treasure Island and Yerba Buena Island project, an informational update on the 3501 Cesar Chavez medical office building, a conditional use authorization for 600 20th Street, and a contentious discretionary review and variance for an unpermitted rear addition at 820 Laguna Honda Boulevard. The meeting lasted several hours and included public testimony on multiple items.

Consent Calendar

• Items 4, 5, and 6 were approved unanimously (6-0) without discussion: 254 Jules Avenue (conditional use for five+ bedrooms), 680 Folsom Street (conversion of retail to office), and 410 Jessie Street (Intermediate Length Occupancy unit).

Public Comments & Testimony

• General Public Comment: Several speakers addressed the commission on the housing element rezoning. Catherine Petrin (Neighborhoods United San Francisco) welcomed the mayor's call for a revised plan but noted the April 4 date was originally scheduled for upzoning discussion. Marie Joyce (Outer Richmond homeowner) opposed the upzoning, citing concerns about displacement, traffic, and loss of neighborhood character. A resident of the Masonic/Geary area requested mailed updates for elderly neighbors and expressed fear that the rezoning would "gut" the neighborhood. A speaker from the public also discussed unpermitted alterations and demolition controls, referencing a property at 1363 Sanchez.
• Treasure Island Project: Supportive testimony came from Mauricio Chavez and Pedro Mendez (NorCal Carpenters Union), Sherry Williams and Nella Gonzales (One Treasure Island), Elizabeth Kawada (Mercy Housing), and others, emphasizing job creation, affordable housing, and community benefits. Jeff Klein, a 25-year resident, opposed the project, citing risks from forever chemicals, earthquake hazards, sea level rise, and flood risks from megastorms.
• 3501 Cesar Chavez (Medical Office Building): Robert Coleman raised concerns about the unfinished Guerrero Plaza park, part of the CPMC development agreement.
• 820 Laguna Honda Boulevard: Numerous public speakers testified on both sides. Supporters of the variance (including friends and family of the owner) argued the addition was built with neighbor's knowledge and that the dispute was personal. Opponents (including the DR requester Tony Hall, Karen Tarantola of the Greater West Portal Neighborhood Association, former Supervisor M. Gonzalez, and others) stressed the illegal nature of the construction, the lack of permits, and the precedent of allowing code violations. Some speakers questioned the role of political connections.

Discussion Items

Commission Matters: Housing Element Rezoning

• The commission discussed the mayor's April 3 letter calling for a revised rezoning plan. Director Hillis outlined a memo with topics for additional hearings: state density bonus, feasibility analysis, historic preservation, infrastructure, objective design standards, and equity. Commissioners expressed support for a more deliberative process, with Commissioner Moore emphasizing the importance of neighborhood-focused planning and defending the planning department from criticism. Commissioner Williams stressed that equity provisions of the housing element must remain central. The commission agreed to hold a series of topic-specific hearings in the coming months.

Treasure Island and Yerba Buena Island Project (Items 12a-c)

• Staff and the project sponsor presented a package of amendments to the planning code, zoning map, design for development (D4D), and development agreement. Key changes include a five-foot height increase for certain zones, floor plate adjustments, and a new financing plan using $115 million in city general fund certificates of participation (COPs) to fund stage two infrastructure. The COPs would be repaid over 20 years (estimated $233 million principal and interest) from future tax revenues generated by the project. The project is on track to deliver nearly 2,000 homes in stage one, with 27.2% affordable. Stage two will add 1,300 units, including 250 affordable units and a 240-bed behavioral health facility. Commissioner Diamond added a finding noting the unique scale of infrastructure investment. Vice President Moore added a reference to LEED Platinum certification. The commission voted unanimously (6-0) to approve the three items with those findings.

3501 Cesar Chavez (Medical Office Building) – Informational

• The project sponsor presented final designs for the 129,000-square-foot medical office building at the Mission Bernal Care Complex. The design uses GFRC panels to complement the existing hospital. Commissioners raised concerns about the delayed Guerrero Plaza park (part of the CPMC development agreement). Staff confirmed that a final design has been submitted and construction is expected to begin in 2024. The item was informational only, with no vote.

600 20th Street (Conditional Use Authorization)

• The project seeks to remove an unauthorized dwelling unit and construct a five-story mixed-use building with lab, office, arts activity, and one residential unit. The design draws inspiration from the adjacent American Industrial Center. The project sponsor confirmed the building is being built for a specific user. The commission approved the CUA unanimously (6-0) with conditions added by staff, including bicycle parking refinements.

820 Laguna Honda Boulevard – Discretionary Review and Variance

• This item involved legalizing a 10-foot-by-25-foot three-story rear extension built without permits approximately 20 years ago. The DR requesters (Tony Hall and the Greater West Portal Neighborhood Association) opposed legalization, citing privacy, noise, and the lack of permits. The project sponsor argued the owner believed permits were obtained and that the addition meets variance criteria. Staff recommended taking DR and imposing a condition requiring neighborhood notification for any future alterations. After extensive debate, the commission voted 4-2 (Commissioners Williams and Coppel dissenting) to take DR and impose a condition that any future building expansion or construction at the rear must provide neighborhood notification, and urged the zoning administrator to require staff-initiated discretionary review for any rear work. The zoning administrator indicated he will grant the variance with that condition, but will also consider whether to require removal of the third-floor portion.

Key Outcomes

• Continuances: All items (1153 Guerrero Street, 638 Rhode Island Street, 619 Marina Boulevard) continued to May 2 or May 9, 2024, unanimously (6-0).
• Consent Calendar: Approved unanimously (6-0).
• Minutes: Approved unanimously (6-0).
• Treasure Island Project (Items 12a-c): Approved unanimously (6-0) with additional findings on infrastructure scale and LEED Platinum.
• 600 20th Street: Approved unanimously (6-0) with staff conditions.
• 820 Laguna Honda Boulevard: Discretionary review taken and conditions imposed (4-2 vote); zoning administrator to grant variance with conditions, including future commission review of any rear work.