San Francisco Planning Commission Meeting – April 3, 2025
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San Francisco Planning Commission Meeting – April 3, 2025
This meeting of the San Francisco Planning Commission was held on Thursday, April 3, 2025, beginning at approximately 8:15 PM. Commissioners considered a range of items including continuances, consent calendar approvals, commission and department matters, several land use and zoning amendments, and one discretionary review. Key votes included approval of special use districts, a removal of formula retail conditional use requirements on Van Ness Avenue, a change to an inclusionary housing compliance method, and a denial of discretionary review for a new home.
Consent Calendar
- Items 4a, 4b (1400 John F. Kennedy Drive – AT&T wireless facility and coastal zone permit) and Item 5 (201 Mission Street – temporary parking lot extension) were approved unanimously (7-0) without discussion.
Public Comments & Testimony
- General Public Comment: A speaker (Georgia Shutish) expressed concern about demolition calculations and the preservation of flat units, citing multiple examples of flat conversions. They urged the Commission to codify objective standards for the flat policy.
- General Public Comment: Virginia Barker advocated for stronger tenant protection measures, including a one-year notice before demolition (similar to Ellis Act protections), clear city guidance for tenants, and warned against using relocation specialists. She also raised concerns about development agreement loopholes.
- Item 11 (Van Ness Formula Retail): Bob Akis Vandiari, Executive Director of the San Francisco Democratic Party, expressed full support for the ordinance, noting the party unanimously passed a resolution endorsing it. He emphasized the corridor’s crisis and the need to reduce regulatory burdens.
- Item 11: Kelly Hensley, a property owner on Van Ness Avenue, supported the ordinance but stressed that public safety and vandalism issues must also be addressed. She described four years of vacancy and financial losses, and urged action beyond permitting.
- Item 14 (Market Street Inclusionary Housing): No public comment was offered.
- Item 15 (585 Lakeview Avenue Discretionary Review): The DR requester, Ashley Klein on behalf of the Townsend family, asked for design modifications to improve light and air access for their adjacent property. The project sponsor (architect William Pearson) responded that the design was compliant and improvements were not feasible without undermining the project.
Discussion Items
- Item 13: 3250 19th Avenue Special Sign District – Supervisor Melgar and staff presented an ordinance to allow updated signage for the Chinese American International School (formerly Mercy High School). Staff recommended a modification to specify indirect illumination. The Commission unanimously adopted a recommendation for approval with the staff modification (7-0).
- Item 12: Alexandria Theater Special Use District – Supervisor Chan presented an ordinance to redevelop the historic theater at 5400 Geary Boulevard into an 8-story, 75-unit residential building (80% family-sized, 12% affordable on-site). The project would preserve the facade, marquee, blade sign, interior murals, and chandelier. The SUD includes a 3-year deadline to obtain a building permit. Staff supported approval. Public comment from San Francisco Heritage (Woody LeBounty) endorsed the project. The Commission unanimously adopted a recommendation for approval (7-0).
- Item 11: Removing Conditional Use for Formula Retail on Van Ness Avenue – Supervisor Sherrill’s office presented an ordinance to allow formula retail as principally permitted in RC4 and RC3 districts on Van Ness between Broadway and Redwood Street, citing a >50% ground-floor commercial vacancy rate (citywide average 7.7%). Staff recommended three modifications: (1) extend to RC3 parcels, (2) remove the CUA requirement when a new formula retail use replaces an existing one that lacked a CUA (e.g., prior grocery), and (3) a non-substantive wording change. The Commission discussed community engagement, legacy business protections, and design controls. A motion was made to approve with staff modifications plus a one-year report back on the RC3 extension. Motion passed unanimously (7-0).
- Item 14: 1546-1564 Market Street – Inclusionary Housing Compliance Change – The project sponsor (Ryan Hong) requested to change from 13 on-site BMR units (55% AMI) to an in-lieu fee payment of approximately $6.8 million. The building (constructed in 2022) is 12 stories with 109 units, and the BMR units had not yet been marketed. Staff recommended approval. Commission debated the value of on-site vs. fee. A motion to approve carried 5-2 (Commissioners Imperial and Moore dissenting).
- Item 15: 585 Lakeview Avenue – Discretionary Review – The project proposes a 3-story, 2,390 sq. ft. single-family home on a vacant lot. The DR requester (neighbor at 579 Lakeview) sought changes to improve light, articulation, and reduce excavation. Staff found the project compliant with design guidelines and recommended against taking DR. The Commission voted 7-0 to not take DR and approve the project as proposed.
Key Outcomes
- Items 1-3 (continuances) : Continued to May 1 and May 8, 2025 (6-0).
- Consent Calendar (Items 4a, 4b, 5) : Approved 7-0.
- Item 13 (3250 19th Ave SSD) : Recommendation for approval with staff modification adopted 7-0.
- Item 12 (Alexandria Theater SUD) : Recommendation for approval adopted 7-0.
- Item 11 (Van Ness Formula Retail) : Recommendation for approval with three staff modifications plus a one-year report back adopted 7-0.
- Item 14 (1546-1564 Market Street) : Downtown Project Authorization to change inclusionary compliance to in-lieu fee approved 5-2.
- Item 15 (585 Lakeview Avenue) : Discretionary Review not taken; project approved 7-0.
Commission Matters & Department Updates
- Land acknowledgement read.
- Draft minutes for March 20, 2025 adopted 7-0.
- Commissioner Moore requested a broader policy discussion on parking lot extensions; Commissioner Imperial requested a presentation on upcoming state housing legislation.
- Director’s announcements: none.
- Review of past events: Historic Preservation Commission approved legacy business registrations for Chile Lindo, La Victoria SF, Southern Exposure, and Winlong Hardware; expressed concern about delandmarkation at 447 Battery/530 Sansome; heard State Housing Law presentation.
Meeting Transcript
Okay, good afternoon and welcome to the San Francisco Planning Commission hearing for Thursday, April 3rd, 2025. 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. There is a very convenient timer on the podium where you can see how much time you have left and watch your time tick down. Please speak clearly and slowly. And if you care to state your name for the record, I ask that we silence any mobile devices that may sound off during these proceedings. Finally, I will remind members of the public that the Commission does not tolerate any disruption or outbursts of any kind. At this time, I would like to take roll. Commission President So. Present. Commission Vice President Moore. Commissioner Braun. Here. Commissioner Campbell. Here. Commissioner Imperial. Here. Commissioner McGarry. And we expect Commissioner Williams to arrive shortly. First, on your agenda, Commissioners is consideration of items proposed for continuance. Item one. Case number 2019, hyphen 017622 ENV at 570 Market Street. The appeal of the preliminary mitigated negative declaration is proposed for continuance to May 1st, 2025. Items 2A, B, and C for case numbers 2019, hyphen 017622 DNX C UA and VAR at 570 Market Street for the downtown large project authorization, conditional use authorization and variants, respectively, are proposed for continuance to May 1st, 2025, and item three, case number 2023, hyphen 011606, the C UA at 935 Gary Street Conditional Use Authorization is proposed for continuance to May 8, 2025. I have no other items proposed for continuance, so we should take public comment. Members of the public, this is your opportunity to address the Commission on their continuance calendar only on the matter of continuance. You'll need to come forward. Seeing none, public comment is closed, and your continuance calendar is now before you, Commissioners. Commissioner LeBron. Move to continue items one through three as proposed. Second. Thank you, Commissioners. On that motion to continue items as proposed. Commissioner Campbell. Aye. Commissioner McGarry. Commissioner Braun. Aye. Commissioner Imperial. Aye. Commissioner Moore. Aye. And Commissioner President So? Aye. So move Commissioners that motion passes unanimously six to zero. And the acting funding administrator. Yes, move item two C to May 1 as well. Thank you.
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