Planning Commission backs constraints reduction ordinance with staff modifications, 4-2

The San Francisco Planning Commission recommended approval Nov. 30 of a duplicated version of the mayor's constraints reduction "housing production" ordinance with staff-recommended changes, voting 4-2 after public testimony and a lengthy commissioner debate.

Planning staff presented the duplicated file and an amendment from Supervisor Mandelmann that would sunset certain conditional use authorization requirements in the Corona Heights and Central Neighborhoods special use districts and cap dwelling units at 3,000 gross square feet with a 15% expansion allowance. Adam Tonksva, an aide to Supervisor Mandelmann, urged the commission to support the amendment to limit what he called "monster homes," saying the amendment was intended to "combat monster homes" and support affordability and density goals.

Staff proposed several modifications: raising the unit-size cap from 3,000 to 3,500 square feet, allowing a 20% expansion rather than 15%, substituting "planning entitlement" for "building permit" in code language, and adding a five-year lookback to prevent serial permitting. "We agree and think that approach is correct," planning staff said when describing the proposed changes.

Commissioners debated the appropriate cap and the need for objective, predictable standards. Commissioner Diamond said she could not support a 3,000-square-foot cap without a CU process but would "support 3,500" with protections against serial permitting. Commissioner Braun and others said objective standards would reduce subjectivity in future CUs and help applicants and staff.

Public commenters were divided. Community groups, neighborhood advocates and representatives of architecture and developer organizations offered competing views: some said a 3,000-square-foot cap will preserve smaller, more affordable homes, while others called strict size limits arbitrary and harmful to family housing choices.

After discussion, Commissioner Diamond moved to approve the ordinance with staff recommendations and a five-year serial-permitting restriction. The motion passed 4-2, with Commissioners Ruiz and Imperial recorded as the dissent. The commission's action sends the duplicated file forward with the commission's recommendation and the staff's modifications.

What happens next: the ordinance will continue through the city's legislative process, with additional amendments and reviews possible in committee and at the Board of Supervisors.