San Francisco Planning Commission Hearing - October 10, 2024

The San Francisco Planning Commission met on Thursday, October 10, 2024, to consider continuances, consent calendar items, commission matters, department reports, general public comment, and three regular calendar items. Commissioner Braun was absent; all other commissioners were present. The meeting covered a BMR homeownership policy amendment, a conditional use for demolition and new construction at 613 Wisconsin Street, and a cannabis cultivation facility at 1719 Wallace Avenue.

Consent Calendar

• Items 3 and 4 were approved unanimously (6-0).
• Item 3 (100 California Street) requested Conditional Use Authorization to change the ground floor and basement from a gym to office use.
• Item 4 (135 Kissling Street) requested Conditional Use Authorization to convert an approximately 12,000-square-foot warehouse into a vehicle storage garage.

Public Comments & Testimony

• General Public Comment: Georgia Shootish spoke about a recently sold property on Diamond Street, alleging it was a de facto demolition that bypassed Section 317 review. They urged adjustments to demolition calculations and cited Noe Valley as an "epicenter of de facto demolition."
• Item 10 (BMR ordinance): Simon and Emmy Jansuk, owners of a below-market-rate (BMR) condominium at 270 Valencia Street Unit 201, described their two-year struggle to sell their unit, stating they bought in 2018 without disclosure of the affordable resale price. They supported the ordinance, noting they would suffer financial ruin without it. Jennifer Rosdale, their real estate agent, also supported, noting they were selling $65,000 above the affordable price to avoid a short sale. Calvin Welch, a former member of the inclusionary zoning task force, opposed, arguing that increasing AMI limits makes the program less affordable and undermines the original intent.
• Item 11 (613 Wisconsin Street): Neighbors opposed the project, including Noel and Jeannie McMichael (615 Wisconsin), who cited scale and privacy concerns; Jacques Rossetti (611 Wisconsin), who raised groundwater and flooding risks; and Bill Baldavich and Janice Lipson (522 Arkansas), who opposed the massing, environmental impacts, and loss of neighborhood character.
• Item 12 (1719 Wallace Avenue): Multiple community members opposed the cannabis cultivation, citing safety concerns, oversaturation of cannabis facilities in Bayview, lack of community benefit, and distrust of the process. One speaker noted that nearly 400 neighbors opposed the project.

Discussion Items

• Item 5 (Land Acknowledgement): The commission read the Ramaytush Ohlone land acknowledgement.
• Item 6 (Minutes): Draft minutes for September 19 and September 26, 2024 were adopted unanimously (6-0).
• Item 7 (Commission Comments/Questions): Commissioner Williams read a letter from community organizations requesting that the hearing for 2588 Mission Street be held in the Mission community to allow meaningful participation. Commissioner Moore announced Governor Newsom's plan for 100% affordable housing (375 units) on the DMV site. Discussion also involved a 311 notification letter; commissioners requested to be copied on future notifications.
• Item 8 (Director's Announcements): None.
• Item 9 (Review of Past Events): Aaron Starr reported on the Board of Supervisors' Land Use Committee: an ordinance to waive fees for the Mosaic Stairway advanced, and an ordinance to eliminate the 1% public art requirement for 100% affordable housing moved forward. Corey Teague reported that the Board of Appeals approved updated findings for the Irish Cultural Center's coastal permit.
• Item 10 (BMR Ordinance): Staff and MOHCD presented a proposed ordinance to allow a waiver for BMR units purchased above the affordable resale price, increasing the resale price up to 130% of AMI and expanding the buyer pool up to 150% of AMI. Concerns were raised about affordability and the need for sunset provisions. An initial motion to approve with modifications failed 3-3; a subsequent motion to continue the item to the next week passed 5-1.
• Item 11 (613 Wisconsin Street): The project sponsor and architect presented a proposal to demolish a two-story single-family residence and construct a four-story home. The project would be below the 40-foot height limit. The sponsor agreed to a two-foot height reduction. Concerns about sound housing demolition and neighborhood impacts were discussed. The commission approved the project with conditions.
• Item 12 (1719 Wallace Avenue): Staff and the project sponsor presented a proposal for cannabis cultivation in an industrial warehouse. The project includes carbon filtration for odor control and 24/7 security. Public opposition cited oversaturation and safety. The commission approved with conditions.

Key Outcomes

• Item 1 (Unauthorized and Rent-Controlled Dwelling Units) was continued to October 17, 2024.
• Item 2 (1101-1123 Sutter Street) was continued to November 7, 2024.
• Item 13 (428 Collingwood Street) was withdrawn.
• Items 3 and 4 were approved unanimously on the consent calendar.
• Minutes for September 19 and September 26, 2024 were adopted unanimously.
• Item 10 (BMR Ordinance) was continued to the October 17, 2024 hearing by a vote of 5-1.
• Item 11 (613 Wisconsin Street) was approved 5-1, with a condition requiring a two-foot reduction in overall building height.
• Item 12 (1719 Wallace Avenue) was approved 5-1, with conditions including carbon filtration and security measures.

The commission agreed to take up the Mission Street hearing request in an officers' meeting and to add commissioners to 311 notification lists.