San Francisco Planning Commission Meeting: May 23, 2024
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San Francisco Planning Commission Meeting: May 23, 2024
The San Francisco Planning Commission convened on May 23, 2024, to address a full agenda including continuances, approval of minutes, general public comment, and eight regular calendar items. The meeting involved extensive debate on zoning code amendments, conditional use authorizations, and an informational hearing on a major affordable housing project.
Procedural and Consent Items
- Continuances: The commission unanimously approved the continuance of Items 1 (320-322 Frederick Street), 2 (1310 Junipero Serra Blvd), and 3 (350 Rhode Island Street – withdrawn) to June 6, 2024, and Items 16 (336 Pierce Street) and 17 (1131-1133 Anza Street) to June 13, 2024. Tenants from Item 17 requested the item be heard that day, but staff noted that new tenant information required review. The commission allowed the tenants to speak during General Public Comment. Vote: unanimous.
- Minutes: The commission adopted the draft minutes from May 9, 2024, with a correction on Item 8 (action at 638 Rhode Island Street changed to “take DR and approve with modifications”). Vote: unanimous.
General Public Comments & Testimony
- A speaker discussed demolition calculations for 474 Valley Street and provided a handout with a chart advocating for adjusted thresholds under Section 317.
- Tenants from 1131-1133 Anza Street (Juan Lopez, Noah, Celestina Belasco) stated that the original development application contained incorrect tenant history, that they were not notified by the landlord, and that they hold month-to-month leases, making them feel vulnerable.
- A remote speaker (Ms. Hester) asked that advanced calendars include more complete information.
Discussion Items
Item 9: 135 Kissling Street – Rezone and Vehicle Storage Amendments
- Proposal: Ordinance to rezone 135 Kissling Street from RED to REDMX and conditionally permit vehicle storage lots in REDMX and WMUG districts. Staff recommended a modification to include the WMUG district.
- Positions: Supervisor Dorsey’s office and the project sponsor (Royal Motors) supported the changes, stating they correct an oversight from the code reorganization. Staff argued the amendment restores a previously allowed use.
- Commission Debate: Commissioners Imperial and Moore expressed concerns about broader land use implications and the lack of analysis for the WMUG expansion, but the majority viewed the change as correcting an inadvertent error.
- Outcome: Approved 4-2 with staff’s recommended modification (Commissioners Imperial and Moore voting against).
Item 10: Density Exception on Specified Lots (Peskin Amendments)
- Proposal: Legislation by Supervisor Peskin to allow form-based density in well-resourced neighborhoods with a requirement that units added above base density must be rent-controlled, and that state density bonus cannot be combined with it.
- Positions: Staff presented analysis showing the Peskin option would yield fewer units than the state bonus. Many public speakers opposed the piecemeal approach, called for a comprehensive rezoning plan, and argued that rent control is not equivalent to affordable housing. Development advocates supported the Mayor’s version and criticized the cap on the state bonus.
- Commission Debate: Commissioners struggled with the lack of economic analysis and piecemeal nature. A motion to approve the Peskin legislation without staff recommendations failed 3-3. No alternative motion passed, resulting in an effective disapproval.
- Outcome: The commission did not recommend approval (automatic disapproval due to inability to reach a majority).
Item 11: Divisadero Street NCT – Liquor Store Use Amendment
- Proposal: Ordinance to allow a liquor store at Folletti Foods Plaza; staff recommended two modifications: (1) a broader amendment to conditionally permit liquor stores throughout the Divisadero NCT, and (2) technical cleanup of footnotes.
- Positions: Supervisor Preston’s office supported the project but had not yet taken a position on the broader amendment. Tick Folletti spoke in support, emphasizing the store would complement his grocery.
- Commission Debate: Commissioners praised the project and urged the Supervisor to explore the broader policy change with community input.
- Outcome: Approved unanimously with Modification #2 (technical amendments) and encouragement to pursue Modification #1.
Item 12: 880 McAllister Street – SB 423 Informational Hearing (Freedom West 2.0)
- Proposal: Informational presentation on an upcoming SB 423 development application for a 115-unit 100% affordable senior building, part of the larger Freedom West co-op redevelopment.
- Positions: Project sponsor (McFarland Capital Partners) and co-op board members described a community-driven process with over 1,000 touchpoints, emphasizing that existing residents would be protected and the project would provide services and long-term affordability. Public comment was supportive.
- Commission Debate: Commissioners asked about long-term maintenance and activation of street-level spaces, expressing enthusiasm for the project.
- Outcome: Informational only; no action required.
Item 13: 249 Texas Street – Conditional Use for Demolition and New Two-Unit Building
- Proposal: CUA to demolish and construct a two-unit residence. Staff recommended approval.
- Positions: Organized opposition from neighbors argued that the Board of Supervisors’ prior disapproval should stand and that the project would eliminate naturally affordable units. The project sponsor and architect denied allegations of evictions and stated the new units would be rent-controlled and larger.
- Commission Debate: The commission was deeply divided. A motion to approve with a condition for a key-coded elevator failed 3-3. A subsequent motion to continue to June 13, 2024 passed 4-2, with the sponsor expressing frustration but the majority preferring to allow time for possible resolution and to have a full commission.
- Outcome: Continued to June 13, 2024.
Item 14: 680 Mission Street – Intermediate Length Occupancy (ILO) for 35 Units
- Proposal: CUA to classify 35 dwelling units (7% of 486 units) as ILO (rentals from 31–364 days). Staff recommended approval.
- Positions: Project sponsor cited benefits as a housing bridge and for downtown revitalization. No public comment offered.
- Commission Debate: A commissioner asked about a prior fire incident; staff confirmed the building passed all inspections. Project sponsor noted that only five of the 35 units are currently vacant; the rest are under one-year leases.
- Outcome: Approved 5-1 (Commissioner Williams dissented).
Item 15: 466 Elizabeth Street – Legalization of Unpermitted Demolition and Renovation
- Proposal: CUA to legalize a demolition that exceeded thresholds during renovation due to dry rot and structural issues. Staff recommended approval, noting that no procedural requirements were bypassed and that the two rent-controlled units would be preserved.
- Positions: The contractor described emergency removal of a failing wall. Public comment raised concerns about demolition thresholds and urged better notification.
- Commission Debate: Commissioners acknowledged the emergency circumstances and noted that the project maintains the same massing and unit count as previously approved.
- Outcome: Approved unanimously with conditions.
Key Outcomes
- Continuances Approved: Items 1, 2, 3, 16, 17.
- Approved: Item 9 (rezone), Item 11 (Divisadero NCT liquor with technical amendment), Item 14 (680 Mission ILO), Item 15 (Elizabeth Street legalization).
- Disapproved: Item 10 (Peskin density exception) – commission effectively disapproval.
- Continued: Item 13 (249 Texas Street) to June 13, 2024.
- Informational: Item 12 (Freedom West 2.0) – no action.
Meeting Transcript
Good afternoon and welcome to the oh hold on, I gotta start recording too. All right, let's try it one more time. Good afternoon and welcome to the San Francisco Planning Commission hearing for Thursday, May 23rd, 2024. When we reach the item you are 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 30 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. And I will remind members of the public that the commission does not tolerate any disruption or outbursts of any kind. Finally, I ask that we silence any mobile devices that may sound off during these proceedings. At this time, I will take roll. Commission President Diamond. Here. Commission Vice President Moore. Here. Commissioner Braun. Here. Commissioner Imperial. Here. Commissioner So. Here. And Commissioner Williams. Here. We expect Commissioner Koppel to be absent today. Commissioners, first on your agenda is consideration of items proposed for continuance. Item one, case number 2022. Is proposed for continuance to June 6, 2024. Item two, case number 2023, hyphen 007010 C U8 1310 Jinitboro Sarah Boulevard conditional use authorization is proposed for continuance to June 13th, 2024. Item 3. Case number 2023, hyphen 0110510 at 350 Rhode Island Street, an office allocation has been withdrawn. Further commissioners, we just received very late requests for item 16. Case number 2015, hyphen 006356 C Wayphon 02 at 336 Pierce Street conditional use authorization. It is there is it's we received a request to continue to June 13th, 2024, as we did for item 17, case number 2022, IP 000156 C away at 1131 through 1133 Anza Street conditional use authorization also requesting continuance to June 13th, 2024. With that, we should open up public comment. Members of the public, this is your opportunity to address the commission on any of these items being proposed for continuance only on the matter of continuance, not on the project itself. Hello, my name is Juan Lopez, and I am a resident of 1131 ANSA Street. I have an attendant of Frank Singh since June of 2021. Therefore, I think it is crucial for you all to note that the original application submitted on January 7, 2022, contains incorrect information. Sir regarding I'm I'm I apologize to interrupt, but we're only taking comment on the cont the matter of continuance, not on the project itself. Okay. So if you prefer continuing to a different date or if you prefer to have it heard today, that would be sort of a lot of us uh tenants are here for that unit, and we do take time off of work to come here, so I would rather do it today if that is possible. Understood. Thank you. Good afternoon, guys. My name is Celestino Belasco. I am a tenant at 1133 Anza. Uh in regard to the continuance, I would like to have this heard today as the other gentleman mentioned we are all taking time out of our busy schedules uh to do this. So thank you. Hello, uh, my name is Noah, and I also um share the same sentiment. I would also like um for the item 17 to be heard today, if possible.
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