San Francisco Planning Commission Meeting – October 24, 2024

The San Francisco Planning Commission met on Thursday, October 24, 2024, to consider a range of items including continuances, consent calendar approvals, commission matters, and several regular calendar items. Key actions included recommendations on amendments to the Inclusionary Housing Ordinance to enable alternative financing for affordable units, a fee waiver for a residential project at 524 Howard Street, and two conditional use authorizations: one for the Greg Angelo Museum (a landmark general entertainment use) and one for a project at 229–233 Whitney Street to legalize an illegal demolition and construct a modified replacement building.

Consent Calendar

• Items 5, 6, 7: The Commission unanimously approved three conditional use authorizations: 2298 Lombard Street (wellness studio), 1888 Mission Street, Suite B (commercial expansion), and 1337 Mission Street (cannabis delivery business). (Vote: 6-0)

Public Comments & Testimony

• Inclusionary Housing Ordinance (Item 13): John Avalos of the Council of Community Housing Organizations (CCHO) opposed the legislation, arguing it would allow market-rate developers to compete for scarce state/federal affordable housing subsidies normally reserved for 100% affordable projects, potentially harming production of deeply affordable units. William Wilcox of the Mayor’s Office of Housing and Community Development responded that the new pathway would require a modest 10% increase in inclusionary units and that 100% affordable projects would still be prioritized in the competitive bond and tax credit allocation due to their deeper affordability levels.
• Greg Angelo Museum (Item 16): 22 members of the public spoke in support, including neighbors, artists, and community members, highlighting the museum’s 35-year history, its role as a healing space and incubator for local artists, and its lack of neighborhood disruption. Two speakers, including a representative of the Balboa Terrace Homeowners Association, opposed, citing concerns about parking, noise, and future intensification.
• Whitney Street Project (Item 17): Multiple neighbors from 225 and 237 Whitney Street and their representatives spoke in strong opposition. They alleged bad faith by the developer, referenced an earlier agreed-upon design (May 2023 plans), and objected to the increased massing, inadequate light wells, and the developer’s lawsuit against the city to remove rent control restrictions. They requested the Commission reject the current proposal and require a return to the earlier, smaller design.

Discussion Items

• Item 13 – Inclusionary Housing Ordinance Amendments: Staff presented a proposal (sponsored by Mayor Breed) to add a third compliance option for inclusionary housing: developers could exceed baseline requirements by 10% (with those additional units affordable to households at 80% AMI or below) in exchange for eligibility to use CDLAC tax-exempt bond financing and TCAC 4% tax credits. Staff recommended approval with a technical clarification. Commissioners debated competition with 100% affordable projects; Mr. Wilcox assured that the city’s deep-affordability projects would outcompete inclusionary projects in the state allocation process. The Commission voted 5-1 to recommend approval with staff modifications (Commissioner Williams dissenting).
• Item 14 – 524 and 530 Howard Street Open Space Fee Waiver: The Commission considered a proposed ordinance to waive the Transit Center District Open Space Impact Fee for the project at 524 Howard Street (672 dwelling units, including 68 affordable). As a condition, the developer would construct a publicly accessible pedestrian bridge to the Transbay Rooftop Park and pay an estimated $2.3 million to the Transbay Joint Powers Authority. The Commission voted unanimously (6-0) to recommend approval.
• Item 16 – 225 San Leandro Way (Greg Angelo Museum): The Commission reviewed a request for Conditional Use Authorization to allow a general entertainment use (the Greg Angelo Museum) in a landmark building within an RH-1 zoning district. The museum had operated for approximately 35 years. The proposed conditions included limited hours, maximum guest sizes, and indoor-only evening events. After extensive public testimony (overwhelmingly supportive), the Commission unanimously (6-0) approved the authorization with the conditions outlined in the staff presentation and redlined hours of operation.
• Item 17 – 229–233 Whitney Street (Illegal Demolition Remedy): The Commission returned to this matter after issuing an intent to disapprove the previous week. The project sponsor presented revised plans that removed the roof deck, added light wells (two 5x5-foot wells), reduced glazing, and added a fourth dwelling unit. Neighbors strongly opposed, arguing the changes did not address their concerns and were insufficient compared to earlier agreed plans. After lengthy discussion and staff input, the Commission voted 5-1 (Commissioner Campbell dissenting) to approve a modified version of Motion #1 (approval with conditions). The approved conditions included: elimination of the fourth floor, a combined 5-foot-deep light well on the north side, and frosted windows on the second-floor light well. The project thus proceeds with a three-story front building and the other previously proposed modifications.

Key Outcomes

• Item 13: Recommended approval of Planning Code amendments to expand inclusionary housing financing options (5-1).
• Item 14: Recommended approval of the open space impact fee waiver for 524 Howard Street (6-0).
• Item 16: Approved Conditional Use Authorization for the Greg Angelo Museum as a general entertainment use in a landmark building (6-0).
• Item 17: Approved Conditional Use Authorization for the Whitney Street project, subject to modifications: removal of the fourth floor, a contiguous 5-foot-deep north light well, and frosted windows on the second floor light well (5-1).
• Continuances: Items 1, 2, 3, 15A, and 15B were continued to later dates (6-0).
• Consent Calendar: Items 5, 6, and 7 were approved (6-0).
• Minutes: The October 10, 2024 draft minutes were adopted (6-0).