San Francisco Planning Commission Hearing – April 25, 2024

The San Francisco Planning Commission convened on Thursday, April 25, 2024, at 8:00 PM (UTC) to consider continuances, consent calendar items, an area plan implementation update, a conditional use authorization for a residential care facility, and a discretionary review for a commercial-to-residential conversion. The meeting included public comment on agenda items and general matters. All votes were unanimous (6-0) unless noted.

Consent Calendar

• Continuances: The Stonestown Development Project (Final EIR and related items) was continued to May 9, 2024; 249 Texas Street was continued indefinitely; items 4 (state-mandated ADU controls) and 5 (1314 Page Street) were withdrawn; 1310 Junipero Serra Boulevard was continued to May 23, 2024; and 3901 Noriega Street (items 11A/B) was continued to May 9, 2024. All continuances were approved unanimously.
• Items on consent: 2650 Ocean Avenue, 2999 California Street Unit 202, 530 Howard Street, and parcel delivery service code amendments were approved as part of the consent calendar. Item 7 (261 Broad Street) was removed for separate discussion. The consent calendar was approved unanimously.

Public Comments & Testimony

• General public comment: Georgia Shudish raised concerns about speculative development using demolition calculation loopholes and urged stricter review of demo calcs, particularly in Priority Equity Geographies (PEGs). She called for codifying the residential flat policy to preserve existing housing. Commissioner President Diamond responded that the residential flat policy timeline would be discussed at the next officers' meeting and that staff would address it as part of housing element implementation.
• Tom Ray requested mailed notice for a rezoning near Geary and Masonic, citing elderly neighbors who cannot easily access email. President Diamond acknowledged the request, noting the department is considering mailed notice due to cost and lack of legal requirement.
• For item 7 (261 Broad Street): No public comment was offered.
• For items 19A/B (1256 Howard Street): Two speakers (Nicole Radov and Ferris Kayali) representing adjacent neighbors expressed opposition due to privacy, noise, and security concerns from the proposed rear deck. The project sponsor responded by offering to reduce units from four to three and add privacy screening.

Discussion Items

• Area Plan Implementation Update (Item 17): Matt Snyder presented the annual Interdepartmental Plan Implementation Committee (IPIC) report. Key points included the impact of recent fee reduction and deferral legislation (33% across-the-board reduction, deferred payment to construction completion), which has reduced expected revenue over the next five years to about one-third of previous projections ($113 million now expected vs. previous estimates). Revenue trends showed a rise through FY18, a COVID-era decline, a modest rebound in FY23, and very little expected in FY24-26. Seven plan areas were reviewed: Balboa Park, Eastern Neighborhoods, South of Market, Market Octavia, Transit Center District, and Visitation Valley. Notable milestones included completion of the Yerba Buena affordable housing project in Balboa, approval of the first phase of Balboa Reservoir (628 units), completion of Upper Market streetscape, and initiation of a new park at 11th and Natoma in SOMA. No new project programming is anticipated in the next two years. Commissioners praised the report but expressed concern about delayed infrastructure funding. Commissioner Imperial asked about prioritization and communication with the Board of Supervisors. Commissioner Braun raised the Supreme Court ruling in Sheets v. El Dorado County which may affect fee calculations. Vice President Moore voiced deep concern about deferred fees leading to cost escalation and fragmented projects. Director Hillis noted that most area plans are 15+ years old and largely implemented, with the biggest impact on Central SOMA.
• 261 Broad Street – Residential Care Facility (Item 7): The project proposes demolition of an existing 1,821 sq ft single-family home and construction of a 7,995 sq ft residential care facility with 12 bedrooms for 24 residents. The site is in the Ocean View neighborhood (RH1 zoning). The operator (Tal Millie) runs four other facilities in San Francisco. Staff recommended approval, noting the project is code-compliant and provides a needed use for seniors and people with disabilities. Commissioner Williams requested a landscaping plan for the rear yard. The project sponsor agreed to show a plan as part of design refinements. The commission approved the conditional use authorization with an added condition for staff review of the landscaping plan, and a note that basement rooms are not for sleeping. Vote: 6-0.
• 1256 Howard Street – Discretionary Review (Items 19A/B): This project seeks to convert a second-story commercial space into four dwelling units with a rear deck. The building is located in the RED-MX district in Western SOMA. Two neighbors filed a DR request, citing privacy, noise, and security concerns. Staff recommended not taking DR, noting the conversion is consistent with area plan goals and the deck is similar to existing neighbors' conditions. The project sponsor offered to reduce the project to three units, each with a private open space deck, and to add a six-foot privacy screen. After debate, the commission voted to take DR and approve the three-unit configuration with separate decks, five-foot setbacks, and six-foot privacy walls where decks face bedroom windows. The rear perimeter wall was kept at the standard guardrail height (approx. 3.5 feet). Vote: 6-0. The Zoning Administrator took the related variance request under advisement.

Key Outcomes

• All continuances and consent calendar items were approved unanimously.
• The IPIC report was received as informational; staff will renew outreach to the Board of Supervisors' Land Use Committee.
• Conditional use authorization for 261 Broad Street (residential care facility) was approved 6-0 with an added condition for a rear yard landscaping plan.
• Discretionary review for 1256 Howard Street was taken and the project approved 6-0 with a modified three-unit configuration and privacy walls. The variance for open space and exposure requirements was left for the Zoning Administrator's determination.