San Francisco Planning Commission Meeting – April 11, 2024
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San Francisco Planning Commission Meeting – April 11, 2024
The San Francisco Planning Commission held a regular hearing on Thursday, April 11, 2024, at 2:15 PM. Commissioners present: Vice President Moore, Commissioners Braun, Imperial, Coppel, Williams, and President Diamond. Commissioner Ruiz was absent. The meeting included continuances, commission matters, department matters, general public comment, and two regular calendar items.
Consent Calendar
- Items Proposed for Continuance: Item 1a (3225 Fillmore St – Solidcore gym formula retail) continued to May 9, 2024; Item 2a (320-322 Frederick St – Discretionary Review) continued to May 23, 2024; Item 3a (1234 Francisco St – roof decks) was withdrawn. All three continuances approved unanimously (6-0).
Public Comments & Testimony
- General Public Comment: Two speakers addressed the commission.
- Kai Georgia Shootish expressed concerns about demolition calculations and the need to codify the flat policy. She referenced price changes on two Noe Valley projects and questioned whether the drop in 311 notifications was due to the economy or the constraints reduction ordinance.
- Hester pleaded for a commission discussion on sea level rise, noting a recent presentation by the Army Corps of Engineers and zoning changes needed along the waterfront, including Hunter’s Point and Ocean Beach.
- Item 8 (4000 21st St) Public Comment:
- Kai Georgia Shootish criticized the project’s 5% warning letter for demolition values and urged that the ADU be made available per Castro/LGBTQ District guidelines.
- Steve Bain, adjacent property owner, expressed no confidence in the project sponsor’s ethics, claiming submitted plans were erroneous and that the project constituted a demolition that could destabilize his foundation.
- Ray Willett, architect for neighbors, argued that the structural calculations require full demolition under Section 317 (new plywood shear panels) and asked the commission to enforce that section.
- Jeremy Paul noted the large building limitation in the neighborhood was enacted to reduce property value acceleration and increase housing availability for the LGBTQ community, and urged the commission to send the project back.
- Item 9 (350 Rhode Island St) Public Comment: No members of the public spoke.
Discussion Items
- Item 8 – 4000 21st Street (Conditional Use Authorization): The project sought a CUA under Planning Code Sections 249.92 and 303 for a vertical addition to an existing single-family dwelling at 4021st Street (RH-2 zoning, 40-X height district). The original proposal of a 1,128 sq ft addition was revised after the February 22 hearing to add a state-ADU. The revised proposal: 402 sq ft added to the primary unit (total 2,981 sq ft) plus a 1,016 sq ft ADU. The department recommended approval, finding consistency with the General Plan. Discussion centered on the ADU entrance (off Collingwood Street through a rear yard gate) and the risk of future merger with the main unit. Commissioner Moore expressed concern about the ADU bathroom elevation being level with the main unit’s garage entry, creating potential for wall removal. The architect, Ryan Knock, offered to lower the bathroom floor to match the rest of the ADU. Commissioner Braun moved to approve with that voluntary revision; seconded. After debate, the motion passed 4-1 (Moore dissenting).
- Item 9 – 350 Rhode Island Street (Office Allocation Amendment): The project sought to modify a previously approved office allocation (motion #1498, year 2000) to remove the exterior sunshade louver system on east and south facades. The Zoning Administrator determined the modification was significant, requiring commission action under Planning Code Section 321 (as amended by Prop E, which eliminated the quality of design finding). Staff recommended approval. The project sponsor (Halfham) cited marketability, tenant desire for outdoor views, and transient safety issues (people taking shelter under louvers in winter). Commissioner Moore raised concerns about loss of architectural character and building energy performance, noting the louvers were integral to the original energy calculations. The architect, Sean Caps, stated that Title 24 compliance would be addressed at building permit stage and interior window film could be added. Commissioner Koppel focused on transient safety; Commissioner Imperial favored retaining louvers for energy efficiency. Commissioner Braun moved to approve; the motion failed 2-4 (Braun and Diamond for; Williams, Imperial, Coppel, Moore against). Vice President Moore then moved to continue to May 23, 2024 with direction to the sponsor to develop a design solution that addresses energy efficiency and external sunshades while mitigating transient concerns, and to bring the ownership team. The motion passed unanimously 6-0.
Key Outcomes
- Item 1-3 (Continuances): Approved unanimously (6-0).
- Item 8 (4000 21st St): Approved 4-1 (Moore dissenting) with the architect’s voluntary commitment to lower the ADU bathroom floor to match the ADU level. The project will proceed with building permits subject to DBI review.
- Item 9 (350 Rhode Island St): Motion to approve failed 2-4. Motion to continue to May 23, 2024 with direction approved unanimously (6-0). The project sponsor must present revised architectural and energy performance solutions addressing sunshade removal, building aesthetics, and tenant safety.
- Commission Matters: Vice President Moore requested a future agenda item to review the 2017 residential flat policy and its alignment with housing element implementation. Staff agreed to schedule it at the next officers’ meeting.
- Department Matters: No director’s announcements. The April 18 meeting was canceled.
Meeting Transcript
Okay, good afternoon. And welcome to the San Francisco Planning Commission. Excuse me, hearing for Thursday, April 11th, 2024. When we when we reach the item you're interested in speaking to, we ask that you line up on the screen side of the room or to your right. Each speaker will be allowed up to three minutes, and when you have thirty 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. Please speak clearly and slowly, and if you care to state your name for the record. Here. Commission vice president Moore. Here. Commissioner Braun. Here. Commissioner Imperial. Here. Commissioner Coppel. Here. And Commissioner Williams. Here. Thank you, Commissioners. First on your agenda is consideration of items proposed for continuance. Item one, case number 2023, hyphen zero one zero zero one six CUA at thirty-two twenty-five Fillmore Street conditional use authorization is proposed for continuance to May 9th, 2024. Item two, case number 2022, hyphen zero zero zero four three eight DRP at three twenty through three twenty-two Frederick Street discretionary review is proposed for continuance to May twenty-third, twenty twenty-four, and item three, case number twenty twenty-three, hyphen zero one one three zero seven DRP at twelve thirty-four Francisco Street. A discretionary review has been withdrawn. I have no other items to propose for continuance. So we should open up public comment. Members of the public, this is your opportunity to address the Commission on their continuance calendar only on the matter of continuance. Again, you need to come forward. Seeing none, public comment on your continuance calendar is closed, and it is now before you, Commissioners. Commissioner Braun. Move to continue items one through three as proposed. Second. Thank you, Commissioners. On that motion to continue items as proposed. Commissioner Williams. Aye. Commissioner Braun. Aye. Commissioner Imperial. Aye. Commissioner Coppel. Aye. Commissioner Moore. Aye. And Commissioner President Diamond. Aye. So move Commissioners that motion passes unanimously to zero and will place us under Commission matters for item four, the land acknowledgement. Commissioner Braun will read the acknowledgement today. The Commission acknowledges that we are on the unceded ancestral homeland of the Ramatushalone, who are the original inhabitants of the San Francisco Peninsula. As the indigenous stewards of this land and in accordance with their traditions, the Ramatusalone have never ceded, lost, nor forgotten their responsibilities as the caretakers of this place, as well as for all peoples who reside in their traditional territory. As guests, we recognize that we benefit from living and working on their traditional homeland.
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