Discussed Matters
Items Proposed for Continuance
The commission first considered items slated for future meetings. Key continuances included:
- 28-30 Day Street: Conditional use authorization postponed to December 12, 2024.
- 986 South Van Ness Avenue: Reviewed for a rental project change, continued to November 14, 2024.
- 32-34 Blake Street: Conditional use authorization deferred to December 12, 2024.
- Central Soma and Transit Center District Items (15a & 15b): Deliberation on commercial development requirements continued to November 7, 2024.
- General Plan Amendment (15a): Aims to reduce commercial requirements in these areas, allowing for more mixed-use developments that integrate residential units alongside existing commercial spaces.
- Planning Code and Zoning Map Amendment (15b): Introduced by the Mayor, this amendment would adjust zoning to make residential projects more viable, lowering mandatory commercial space in favor of housing.
These postponements proceeded without significant debate and were approved unanimously.
Consent Calendar
Routine items were approved under the consent calendar with minimal discussion:
- 2298 Lombard Street: A new wellness studio.
- 1888 Mission Street, Suite B: Expansion of AlphaGraphics.
- 1337 Mission Street: Cannabis delivery service approval.
No items were pulled for separate discussion, and the consent calendar was unanimously passed.
Inclusionary Housing Ordinance
- The inclusionary housing ordinance, proposed by Mayor Breed, aimed to make financing for affordable housing easier by aligning city requirements with state tax-exempt bond and tax credit eligibility.
- Commission Discussion: Commissioners raised concerns over potential competition between affordable and market-rate projects for limited funding. Public comments included opposition from John Avalos of the Council of Community Housing Organizations (CCHO), who argued that it might dilute resources for affordable housing developers. The Planning Department and Mayor’s Office of Housing responded that the ordinance prioritizes deeply affordable projects and ensures flexibility.
- Outcome: After in-depth discussion, the commission voted 5-1 in favor of recommending the ordinance with modifications.
524 and 530 Howard Street – Fee Waiver and Pedestrian Bridge
- This item proposed a waiver of the Transit Center District open space impact fee for the 524 Howard Street project, in exchange for the developer’s commitment to build a pedestrian bridge connecting the building to the Transbay rooftop park. Supervisor Dorsey’s representative argued that this addition would create a much-needed link between the development and open public space.
- Commissioner Feedback: Commissioner Moore highlighted that while the bridge would provide accessibility, it would ultimately be the building’s responsibility to maintain it, not the city. The motion to approve with conditions was passed unanimously.
Remarks
Commissioner Remarks
Mission District Development Concerns
- A significant topic of discussion was the Mission District’s ongoing challenges around development projects and community engagement.
- Commissioner Involvement: The commissioners referenced recent feedback from the Mission community regarding the contentious 2588 Mission Street project. After a letter from local groups expressing concern over potential displacement and gentrification, Commissioners Williams and So had engaged with stakeholders through a virtual meeting.
- Future Actions: As a result of the meeting, there was a suggestion to form a subcommittee dedicated to Mission District development issues. Commissioners discussed postponing the formal hearing on this project from November to January, allowing time for further dialogue. Williams emphasized that this approach would show respect and responsiveness to community concerns.
Central SoMa Plan Delays
- Commissioner Moore expressed gratitude to the Planning Director, Rich Hillis, for delaying items related to Central SoMa commercial development requirements. Moore pointed out the need for careful consideration due to the complexity of the SoMa planning process, which has implications for San Francisco’s high-density commercial and mixed-use growth.
- Extended Review: Moore noted that the extended review would allow commissioners to incorporate more “principled” guidance, likely to ensure Central SoMa’s development aligns with broader city goals around sustainability and equitable development.
Affordable Housing Strategy Concerns
- Commissioner Williams voiced frustration about the city’s struggles to meet affordable housing targets. In a pointed remark, Williams highlighted that during the last housing element cycle, San Francisco exceeded market-rate housing production by 170% but only achieved 30% of its affordable housing mandate. This imbalance, Williams argued, underscored the need for a more targeted affordable housing strategy.
- Broader Implications: This comment was a segue into the discussion on inclusionary housing ordinances, stressing the importance of clear policies that would not inadvertently lead to further displacement or reduced funding for 100% affordable projects.
Director’s Updates
Board of Supervisors’ Interim Control Ordinance
- Director Hillis updated the commission on the Board of Supervisors’ recent activity, particularly a new ordinance led by Supervisor Peskin.
- Ordinance Overview: The ordinance mandates conditional use (CU) authorization for any new nonresidential use replacing a legacy business in neighborhood commercial (NC) districts and Chinatown Mixed Use areas. Exemptions apply to sites vacant for over three years or removed from the legacy registry.
- Objective and Support: This ordinance is a protective measure against legacy business displacement, especially as upzoning along commercial corridors could threaten hundreds of small businesses. Supervisors Preston and Melgar voiced strong support, with Melgar pushing for an expansion of these protections to other small businesses, not just legacy ones. This ordinance passed in committee with unanimous approval from public commenters.
Affordable Housing Fee Waivers and City Initiatives
- The Director reported on recent city initiatives, including fee waivers aimed at accelerating 100% affordable housing projects.
- Legislative Progress: Supervisor Stephanie’s ordinance, which eliminates public art fees for entirely affordable housing projects, passed its first reading. Additionally, a mosaic stairway project received fee waivers.
- Affordable Housing Prioritization: These initiatives indicate a growing legislative focus on reducing barriers for affordable housing. The Director emphasized that these fee waivers were part of a broader city effort to recalibrate zoning and planning policies to expedite affordable housing without additional burdens on developers.
Upcoming Challenges with SB 423 Projects
- Finally, the Director noted concerns about SB 423 projects, especially those with previous approvals that are now applying for automatic approval under the new streamlined process.
- Transparency and Accountability: Community member Sue Hester emphasized the confusion caused by multiple high-profile projects on adjacent corners of Market and Van Ness, which lack assigned planners for public queries. Hester urged the commission to assign planners to these projects to ensure community access to information, especially given SB 423’s expedited timelines and reduced oversight.
- Commission Response: The Director assured that additional resources would be dedicated to making SB 423 project information available to both the public and the commissioners, emphasizing that transparency would remain a top priority despite the streamlined process.
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