San Francisco Planning Commission Meeting - May 9, 2024

The San Francisco Planning Commission met on Thursday, May 9, 2024, at 20:15 UTC. The meeting covered continuances, consent calendar items, commission matters (including a land acknowledgement and a commendation for retiring planner Rick Cooper), department matters, general public comment, and several regular calendar items. The main actions included approval of a five-year conditional use extension for a temporary parking lot at 469 Stevenson Street, adoption of a discretionary review settlement for 20 Paloma Avenue, and certification of the final Environmental Impact Report (EIR) along with approval of all major entitlements (General Plan amendments, shadow findings, development agreement, etc.) for the Stonestown Development Project.

Consent Calendar

• Items 1A/B (305 Liberty Street) and 2A/B (3901 Noriega Street) were continued to June 6, 2024.
• Item 4 (680 Mission Street) was continued to May 23, 2024, at the project sponsor's request.
• Items 3, 6, 7, and 8 (1828 Egbert Avenue, 3225 Fillmore Street, 2156 Chestnut Street, and 638 Rhode Island Street) were approved unanimously (7-0).
• Item 5 (469 Stevenson Street) was pulled from the consent calendar and considered separately.

Public Comments & Testimony

• General Public Comment: One speaker requested the commission put on record whether there would be a meeting the following week (later confirmed canceled) and asked that an aging/disability housing information item be placed on the advanced calendar.
• Item 5 (469 Stevenson Street): David Wu of Soma Filipinas and the South of Market Community Action Network requested a continuance, stating that before extending the parking lot for five years, a discussion should be convened with planning, MOHCD, the landowner, community stakeholders, and state legislators to explore the site's future, potentially for 100% affordable housing. He noted that the site was entitled for market-rate housing a year ago but lacks financing.
• Stonestown Development Project (Items 14/15): Over 20 speakers testified, most in support. Supporters included representatives of labor unions (Operating Engineers Local 3, Carpenters Union Local 22, Laborers Local 261, Elevators Union), West Side Family Democratic Club, Housing Action Coalition, Sierra Club San Francisco Chapter, San Francisco Chamber of Commerce, YIMBY Action, merchants association, and SF State University. They emphasized the need for housing, jobs, community benefits, and climate-friendly infill development. A few speakers expressed concerns: Paul Conroy (Ingleside Terrace Homes Association) supported the project but asked for traffic studies and mitigation, particularly regarding 20th Avenue north of Eucalyptus Drive. Another resident, Dave Fullerton (sp?), stated his comments on traffic were dismissed in the EIR response. Erica Zwaig (D Forward) pushed for mandatory land grants for affordable housing in phase one and questioned the depth of affordability. Nurit Baruch requested supportive housing for very low-income individuals with mental health needs.

Discussion Items

• Item 5 (469 Stevenson Street): Staff recommended approval of a five-year extension of a temporary public parking lot (115 spaces and a 45 sq ft booth). Commissioners debated the merits of granting the extension given no timeline for the approved housing project. Commissioner Imperial expressed discomfort and asked planning to convene a meeting with MOHCD, the developer, and the community to explore interim uses or affordable housing. Commissioner Diamond favored approval while encouraging such conversations. Vice President Moore noted the developer had promised to build immediately when the project was upzoned but has not moved forward. The commission approved the CU with conditions and directed planning to convene a meeting with stakeholders. Vote: 7-0.
• Item 16 (20 Paloma Avenue): A discretionary review settlement was reached. The project sponsor modified the design to maintain a ridge line, reduce an extension, and preserve existing windows. Staff recommended approval due to extraordinary circumstances. No public comment. The commission approved with modifications. Vote: 7-0.
• Stonestown Development Project (Items 14/15): The project proposes 3,500 residential units (including 20% affordable, at least 300 on-site, 200 senior units with veteran priority), 6 acres of parks, a new child care facility (100 children), a senior center, street improvements, and a 25-year development agreement. The EIR identified significant unavoidable impacts on transit delay, noise, air quality, and wind. A revised variant added over 400 units. The Recreation and Parks Commission earlier that day recommended no adverse shadow impacts on Rolf Nickel Jr. and Gina Pera Serra playgrounds. Commissioners praised the comprehensive design, community benefits, and flexibility in the development agreement. Concerns were raised about traffic on 20th Avenue, the depth of affordability (average at 100-110% AMI), and ensuring east-west connections through the mall. Commissioner Williams urged prioritizing land dedications for deeper affordability and earlier phasing of affordable units. Commissioner Soh asked about public art requirements and local business enterprise goals. The commission certified the EIR (7-0) and then approved all related items (findings, shadow, General Plan/Planning Code/Zoning Map amendments, development agreement, design standards and guidelines) with minor amendments read into the record (corrections to square footages and shadow findings). Vote: 7-0.

Key Outcomes

• Continuances: Items 1A/1B, 2A/2B, and 4 continued as noted (7-0).
• Consent Calendar: Items 3, 6, 7, 8 approved (7-0).
• Minutes: April 25, 2024 minutes adopted (7-0).
• Item 5 (469 Stevenson Street): Five-year CU extension for parking lot approved with condition that planning convene a meeting with MOHCD, developer, and community (7-0).
• Item 16 (20 Paloma Avenue): Discretionary review taken and project approved with modifications (7-0).
• Stonestown Final EIR: Certified (7-0).
• Stonestown Entitlements: Adopted CEQA findings and statement of overriding considerations, shadow findings, General Plan amendments, Planning Code and Zoning Map amendments, development agreement, and design standards/guidelines document as amended (7-0).
• Future meetings: Next week's May 16 hearing canceled due to lack of items; Stonestown will appear at RecPark Commission (May 16), SFMTA Board (May 21), SFPUC (May 28), and Board of Supervisors (early summer 2024).