San Francisco Planning Commission Regular Hearing – December 12, 2024

The San Francisco Planning Commission held its regular hearing on Thursday, December 12, 2024, at 2:15 PM. The meeting addressed a variety of items including continuances, consent calendar approvals, and several substantive regular calendar items. Key discussions involved interim housing in hotels and motels, delegation of authority for below-market-rate units, development impact fee waivers for office-to-residential conversions, and several conditional use authorizations. All votes and decisions are recorded below.

Consent Calendar

• Item 7 (2024-006235CUA): 301 Junipero Serra Boulevard – Conditional Use Authorization for formula retail instructional service. Approved unanimously (7-0).
• Item 8 (2024-007308DNX): 555 Pine and 430 Bush Streets – Was pulled off consent by Commissioner Moore and heard separately (see below).

Public Comments & Testimony

• Continuance Calendar: A member of the public (speaker name not provided) requested that a continuance at 500 Laguna Street not be extended again, citing a five-year struggle with a cannabis retail conditional use authorization that expired in 2023. They noted the lack of a formal revocation process for such projects.
• General Public Comment: Georgia Shootish spoke regarding Section 317 of the Planning Code. She argued that the “tantamount to demolition” values have never been adjusted as intended, and urged the commission to use its legislative authority to preserve existing housing, especially in priority equity neighborhoods.
• Item 13 (Interim Housing in Hotels and Motels):
  • Randy Shaw (Tenderloin Housing Clinic) opposed, criticizing lack of community outreach and negative impacts of existing shelter hotels on the Tenderloin neighborhood. He requested a continuance.
  • Simon Sin (owner, COVA Hotel) supported, noting his hotel operated successfully as a tourist hotel but the neighborhood declined after the pandemic. He supported interim housing as a solution that provides dignity.
  • Cedric Agbar supported the ordinance, emphasizing that hotels are ideal for interim housing with existing amenities and that the ability to revert to tourist use protects the hospitality industry.
  • Brianna Morales (Housing Action Coalition) supported, calling it a cost-effective, creative solution that enhances dignity.
• Item 14 (Delegation of Authority for BMR Units): Brianna Morales (Housing Action Coalition) spoke in support, stating it streamlines processes and speeds up housing production.
• Item 15 (Development Impact Fees for Conversions):
  • Multiple speakers supported: Jackson Nubier (Chamber of Commerce), James Stallworth (Brownstone Shared Housing), Mark Babson (Emerald Fund), Dan Feder (Wilson Meany), Erica McClitus (SPUR), Brianna Morales (Housing Action Coalition), Lisa Fullman (architect), Jack Sylvan (SDG/SPUR), Mark Skolnikov (Group I). They argued waiving fees is essential to make office-to-housing conversions financially feasible and revitalize downtown.
  • Charlie Shamus (Council of Community Housing Organizations) opposed, stating the waiver undermines affordable housing strategies, eliminates community benefits, and contradicts housing element goals.
• Item 16 (216 Montana Street): Haiyan Yu, an adjoining neighbor, expressed concerns about loss of light and view due to the proposed zero-lot-line construction, requesting a setback or light well.
• Items 17a/b (336 Pierce Street): No public comments.

Discussion Items

• Item 8 (555 Pine and 430 Bush Streets – Downtown Large Project Authorization): Staff presented a proposal for a 28-foot rooftop emergency generator reaching 129 feet, exceeding the 80-foot height limit. Commissioner Moore raised concerns about noise, emissions, vibration, seismic safety, visual impact, and lack of community outreach. The project sponsor explained that alternative locations (e.g., first floor of 555 Pine) were infeasible due to cost and technical challenges. After discussion, the commission approved 6-1, with Commissioner Moore voting against.
• Item 13 (Interim Housing in Hotels and Motels – Planning Code Amendment): Deputy Director Emily Cohen (HSH) explained the ordinance allows tourist hotels/motels to be used for interim housing without losing their hotel use classification, enabling more non-congregate shelter options. Commissioners Imperial, Williams, and Moore advocated for a continuance to allow community outreach and engagement with new supervisors. Commissioners Campbell and Braun argued the urgency of providing shelter outweighs delays. The commission voted 4-3 to recommend approval with anticipated amendments to include relocation requirements for residents when interim housing ends.
• Item 14 (Delegation of Authority for BMR Owned Units): Staff explained the delegation allows the planning director to administratively adjust affordable price/income limits for certain resold BMR units, avoiding the need for individual commission hearings. Commissioner Imperial expressed sensitivity about delegating power, while Director Hillis clarified it is routine and limited. The motion passed 5-2.
• Item 15 (Development Impact Fees and Requirements for Non-Residential to Residential Conversions): The ordinance waives impact fees and inclusionary housing requirements for office-to-residential conversions in C2/C3 districts to stimulate downtown recovery. Staff recommended three modifications (technical corrections, zoning administrator’s ability to interpret prior conditions, and extending pipeline date to April 1, 2025). Commissioners debated the trade-off between incentivizing conversions and losing revenue for affordable housing. Commissioner Braun proposed referring the sunset issue to the Technical Advisory Committee (TAC). The commission voted 5-2 to approve with modifications 1 and 3, and with a referral to TAC for reassessment of the waiver.
• Item 16 (216 Montana Street – Conditional Use Authorization): The project demolishes an existing single-family home and constructs two new three-story buildings, each with a primary unit and an ADU (total 4 units). Neighbor concerns about light and view were addressed by the architect, who noted a 4-foot light well and that the basement is partially underground, minimizing impact. The commission approved unanimously (7-0).
• Items 17a/b (336 Pierce Street – Revocation and Conditional Use Authorization): Staff recommended revoking a 2019 approval for a rear building reconstruction (which never progressed) and granting a new CUA to remove an unauthorized dwelling unit (UDU) due to life-safety egress issues. The property owner agreed. The commission voted unanimously (6-0, with Commissioner Imperial absent? Actually all present voted, but minutes show 6-0? The transcript shows 6-0 with roll call: Ayes all, no nays. So 6-0.) to revoke the prior CU and approve the new CU.

Key Outcomes

• Continuances: All items (1-6) continued to future dates as proposed, passed unanimously.
• Consent Calendar: Item 7 approved unanimously. Item 8 heard separately.
• Item 8 (555 Pine & 430 Bush): Approved 6-1 (Commissioner Moore dissenting).
• Item 13 (Interim Housing in Hotels/Motels): Approved with amendments (relocation requirements) by 4-3 (Commissioners Williams, Imperial, Moore dissenting).
• Item 14 (Delegation of Authority for BMR Units): Delegation adopted 5-2 (Commissioners Imperial, Moore dissenting).
• Item 15 (Impact Fee Waiver for Office-to-Residential Conversions): Approved with modifications 1 and 3, and referral to TAC for reassessment, by 5-2 (Commissioners Williams, Imperial dissenting).
• Item 16 (216 Montana Street): Conditional use authorization approved unanimously (7-0).
• Items 17a/b (336 Pierce Street): Revocation and new conditional use authorization approved unanimously (6-0).

Next Steps: The commission will reconvene in January 2025. The subcommittee for 2588 Mission Street (Commissioners President So, Williams, and Campbell) will hold a community hearing in early 2025.