San Francisco Planning Commission Meeting – November 14, 2024

The San Francisco Planning Commission met on Thursday, November 14, 2024, to consider a range of items including continuances, a consent calendar, commission matters, department updates, general public comment, and several regular calendar items. The meeting began with a roll call – Commissioners Present: President So, Braun, Campbell, Imperial, McGarry, Williams. Commissioner Moore was absent. The Commission voted on continuances, approved a consent calendar item, heard public comment on SB 423 projects, and deliberated on significant policy items including impact fee waivers for PDR conversions, a special sign district, citywide objective design standards, an informational presentation on the Tenderloin Community Action Plan, a housing project at 2083 Ellis Street, major modifications for India Basin, and an office development authorization at 620 3rd Street.

Consent Calendar

• Continuances (Items 1–4, 17): The Commission unanimously (6-0) voted to continue the following items: Item 1 (1126 Shafter Avenue) to November 21, 2024; Item 2 (4994 Mission Street) to December 5, 2024; Item 3 (411 Clipper Street) to December 12, 2024; Items 4A & 4B (2588 Mission Street) to January 23, 2025; and Item 17 (986 South Van Ness Avenue) to November 21, 2024.
• Item 5 – Consent Calendar (1423 Polk Street): The Commission unanimously (6-0) approved a Conditional Use Authorization for 1423 Polk Street.

Public Comments & Testimony

• General Public Comment: A speaker showed photos of 235-237 Jersey Street, arguing that the city's flat policy must preserve the configuration of flats and prevent displacement. Another speaker, Bridget Maley (Neighborhoods United San Francisco), opposed the 1738 Filbert Street project (a nine-story building under SB 423), stating it is overscaled and that the city is not notifying neighbors. She urged the Commission to protect neighborhood character.
• Item 10 – Impact Fees Change of Use: Public comment included opposition from Zachary Friel (SomCAN/Philippinas) and Peter Papadopoulos (MEDA/United to Save the Mission), who argued that waiving fees would incentivize loss of PDR space and undermine affordable housing funding. They requested a two-week continuance for further refinement.
• Item 11 – Special Sign District: No public comment.
• Item 12 – Citywide Objective Design Standards: Multiple speakers commented. George Shitish noted the absence of Commissioner Moore and urged caution. Christopher Roach (AIA SF) supported the standards as a living document but suggested adjustments to ground-floor commercial and fenestration requirements. Courtney Dam Kroger (Neighborhoods United SF) requested a continuance, citing insufficient time for public review and the need to consider preservation standards together. Others, including Catherine Howard, Stan Hayes (Telegraph Hill Dwellers), Claire Mills, and Monica Morse, echoed concerns about the rushed process, lack of neighborhood-specific standards, and the need for more community input. Brianna Morales (Housing Action Coalition) spoke in support.
• Item 13 – Tenderloin Community Action Plan: Numerous community members and organizational representatives spoke in strong support, sharing personal stories of positive impacts from TCAP-funded projects (tutoring, teen drop-in center, night navigator program, cultural events). They urged the Commission to continue funding and staffing beyond June 2025.
• Item 14 – 2083 Ellis Street: George Shitish and Bridget Maley opposed the project, arguing it is overscaled, destroys a historic resource, and fails to provide meaningful affordable housing. They noted the project's location in a priority equity geography and potential demolition of a Category A building.
• Item 15 – India Basin (700 Innes Avenue): One speaker (a community member) requested that the developer ensure local contracting opportunities. Brianna Morales (Housing Action Coalition) and Kurt Grimes (A. Philip Randolph Institute) spoke in support, emphasizing community benefits and workforce commitments.
• Item 16 – 620 3rd Street: No public comment.

Discussion Items

• Item 10 – Impact Fees for Changes of Use from PDR to Other Non-Residential Uses: The Commission considered a proposal to waive impact fees for changes of use from production, distribution, and repair (PDR) to other non-residential uses (excluding hotels and offices). Staff (Katie Tang, Mayor's Office of Small Business) presented data showing that on average four projects per year are subject to these fees, with collected amounts ranging from $10,000 to $700,000. The department supported the ordinance to promote business growth. Commissioners debated the impact on affordable housing funding and PDR retention. Commissioner Braun moved to recommend approval with a recommendation to maintain the jobs-housing linkage fee (or only partially waive it) and to continue exploring modifications with community input. The motion passed 4-2 (Commissioners Williams and Imperial dissenting).
• Item 11 – 2301 Chestnut Street Special Sign District: The Commission considered a proposal to create a special sign district allowing two projecting signs for the corner commercial unit at 2301 Chestnut Street (Little Original Joe's). Staff recommended a broader modification to allow two projecting signs for all corner businesses in neighborhood commercial districts citywide. The Commission unanimously (6-0) approved the item with the staff modification.
• Item 12 – Citywide Objective Design Standards: The Commission considered adopting the first chapter of the Citywide Design Standards, which set objective design standards for projects subject to the Housing Accountability Act (HAA). Staff presented the standards, which apply to residential projects with two or more units and mixed-use projects at least two-thirds residential. The standards cover site design (stepbacks, modulation) and architecture (facade articulation, ground floor treatment, fenestration). Public comment was divided, with many urging a continuance for more community input and to align with preservation standards. Commissioner Williams moved to continue to December 5, 2024, but the motion failed 2-4. Commissioner Braun then moved to approve the standards and schedule a six-month action item to review and potentially amend them. The motion passed 4-2 (Commissioners Williams and Imperial dissenting).
• Item 13 – Tenderloin Community Action Plan (Informational): Staff presented an update on the TCAP, a three-year community-driven initiative funded by $4 million from Mayor Breed. The plan has funded 21 projects through participatory budgeting, including a school street, teen drop-in center, night navigator program, and cultural events. The team is developing a Tenderloin Investment Blueprint to guide future investment. Community members and partner organizations (United Way Bay Area, St. Anthony's, TNDC, etc.) testified in strong support, asking for continued funding and staffing. Commissioners expressed unanimous support and committed to advocating for the program in the upcoming budget cycle.
• Item 14 – 2083 Ellis Street (Informational): The project proposes a seven-story, nine-unit residential building (eight new units plus retention of one existing unit) on a 8,000-square-foot lot. The existing Category A Victorian cottage would be partially retained with a 15-foot setback. The project requires waivers for unit exposure, rear yard, and height under SB 423. Staff noted that the project is in early stages; formal code compliance and historic review have not yet occurred. Commissioners discussed the condition of the building, potential for tantamount demolition, and the need for accelerated landmarking of vulnerable Category A structures. No action was taken as it was informational.
• Item 15 – 700 Innes Avenue (India Basin Major Modifications): The Commission considered major modifications to the India Basin Special Use District to allow 75 small lot homes (with 75 ADUs) in the flats portion. The modifications relate to ground floor use, setbacks, and loading. The project is part of a larger 1,575-unit development. Staff recommended approval. Commissioner So raised concerns about inconsistencies between renderings and technical drawings (colors, window types). The project sponsor clarified that the governing documents are the technical drawings, which show three material palettes. Commissioner Williams asked about community benefits and local contracting. The Commission unanimously (6-0) approved the modifications.
• Item 16 – 620 3rd Street (Office Development Authorization): The Commission considered an office development authorization for a 49,990-square-foot office addition atop a historic warehouse (contributor to the Clyde and Crooks Landmark District). The project would also provide retail space on Third Street and activate the Rich Street facade. The Historic Preservation Commission approved a certificate of appropriateness and recommended an active use waiver. The Commission unanimously (6-0) approved the authorization with conditions.

Key Outcomes

• Votes:
  • Continuances: Approved 6-0.
  • Consent Calendar (Item 5): Approved 6-0.
  • Item 10 (Impact Fee Waiver): Motion to recommend approval passed 4-2 (Braun, Campbell, McGarry, So in favor; Williams, Imperial against).
  • Item 11 (Special Sign District): Approved 6-0 with staff modification.
  • Item 12 (Design Standards): Motion to continue failed 2-4; motion to approve with six-month review passed 4-2.
  • Item 15 (India Basin Modifications): Approved 6-0.
  • Item 16 (620 3rd Street): Approved 6-0.
• Directives:
  • Staff directed to continue community conversations on Item 10 and explore potential modifications to the impact fee waiver.
  • For Item 12, staff to schedule a six-month action item to review and amend the design standards, and to develop additional chapters for small-scale projects, cultural districts, and priority equity geographies.
  • Staff to work on accelerating landmarking of vulnerable Category A buildings (discussed in Item 14).
• Next Steps:
  • Item 10 will go to the Board of Supervisors with the Commission's recommendation.
  • Item 11 will proceed to the Board with the citywide modification.
  • Item 12 standards will be adopted and implemented; preservation design standards will be heard at the Historic Preservation Commission on November 20, 2024, and return to Planning Commission later.
  • Item 13: The Tenderloin Investment Blueprint will be finalized by early 2025 and brought back for endorsement.
  • Item 14: The project sponsor will file a formal development application after tribal review; staff will conduct code compliance and historic review.
  • Item 15: The small lot homes will move forward with infrastructure and affordable housing phases.
  • Item 16: The office development authorization is approved; building permit process to follow.