DZLU MEETING DATES: June 18 and July 23, 2024
1. ONGOING POLICY UPDATES
a. HOUSING POLICY UPDATES
– General updates to Housing Element and rezoning program;
Objective Design Standards
No update to the draft rezoning maps has yet been issued and none is anticipated until late summer or fall. At the 6/6 Planning Commission meeting, a draft of the Objective Design Standards was presented. These are intended to replace existing subjective and discretionary guidelines including the Residential Design Guidelines and Urban Design Guidelines so that project sponsors and city reviewers have better clarity and specificity over design requirements. These cover such items as front and rear stepbacks, modulation of large building walls, façade articulation and fenestration. Illustrative excerpts:
2021-005878CWP.pdf (sfgov.org)
https://citypln-m-extnl.sfgov.org/Commissions/CPC/6_6_2024/Commission%20Packet/2021-005878CWP.pdf
https://www.sfchronicle.com/sf/article/s-f-streets-renderings-19511665.php
– Density controls in NE waterfront and Jackson Sq historic districts
Debates continued at the Planning Commission about the relative merits of controlling density via form-based controls vs. more restrictive numerical unit density caps. Strong concerns have arisen over a 24-story residential proposal at 955 Sansome St. at the base of Telegraph Hill that would exceed the height of the hill’s crest. This project utilizes the state’s density bonus program (AB 1287) that can permit a 100% density bonus depending on the level of affordable housing that is included. Planning staff recommended allowing form-based density only if heights were to be capped at 50% of allowable heights. This was continued indefinitely by the Commission while analysis continues on addressing potential undue height increases in sensitive locations that may accrue with the state density bonus programs.
https://www.sfchronicle.com/sf/article/telegraph-hill-tower-housing-19485060.php
https://www.bizjournals.com/sanfrancisco/news/2024/07/18/ab-1287-six-months-in.html
– SF non-compliance with Housing Element & application of SB 423
Because San Francisco missed its 2023 housing permitting goals, SB 423 kicks in which streamlines approval of housing projects to a maximum of 6 months from the current average of 2 years. Projects utilizing this legislation must already be consistent with zoning and with affordable housing standards. Historic resources are excluded and there can be no demolition of rent-controlled units. Large projects subject to development agreements, such as Stonestown, Pier 70, etc. are also excluded.
https://www.sfchronicle.com/sf/article/s-f-housing-goals-19545405.php
https://www.bizjournals.com/sanfrancisco/news/2024/07/01/sb-423-san-francisco.html
– Polk St. storefront mergers and size limits: Bob’s Donuts
Supervisors approved a storefront merger for Bob’s Donuts to support their move across the street from their current operation to the site of Lotta’s Bakery on Polk and Clay Streets, focusing on Bob’s Donut’s legacy business status. Planning staff had recommended easing use size and merger constraints for any business regardless of legacy business status to offer more flexibility to merchants to grow and make modifications, rather than undertaking “one-off” legislation for a specific business. Such a strategy may have, for example, offered more options for leasing out vacant space in the Lombardi Sports building, but that recommendation was not taken up.
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