Planning Commission recommends combining mayor’s and supervisor’s density‑decontrol ordinances with staff modifications

The Planning Commission on Oct. 26 voted to recommend two related ordinances that would remove numerical residential density limits across many neighborhood commercial zoning districts and replace them with form‑based controls. The proposals originated in Supervisor Safaee’s office and the Mayor’s office; staff and both offices told the commission they intend to combine the measures into one ordinance before the Board of Supervisors.

Why it matters: Proponents said numerical density controls are outdated, were historically exclusionary, and now hinder form‑based, mixed‑use development in corridors targeted by the housing element. Opponents and some commissioners cautioned that priority equity geographies require special treatment and protections from displacement.

What happened at the hearing: Planning staff summarized technical modifications to ensure consistent implementation and suggested excluding priority equity SUD areas (except where the mayor’s proposal explicitly incorporates specific NCDs such as Polk Street and Van Ness). Speakers from both the mayor’s office and Supervisor Safaee’s office said they will amend the mayor’s ordinance to incorporate the Excelsior/Outer Mission Neighborhood Commercial District (NCD) so a single ordinance can move forward. Public testimony showed support from housing advocates and local organizers and raised equity concerns.

Commission action: The commission voted to approve both ordinances with staff modifications and to advance the consolidated ordinance for subsequent Board consideration. The motion passed 4–2 (Commissioners Imperial and Moore voted no).

Next steps: Staff and sponsors will work to fold the Excelsior/Outer Mission NCD and other technical edits into a single ordinance for the Board of Supervisors and to finalize implementation language for zoning tables and form‑based controls.

Quote: "Density limits are an outdated tool…they have a racist history," said a sponsor’s representative, summarizing legislative research; staff noted the need to retain numerical limits in a small portion of North Beach and to treat some corridors as form‑based regardless of SUD boundaries.

Outcome: Motion to recommend approval with staff modifications passed 4–2 (Commissioner Braun: aye; Diamond: aye; Imperial: no; Koppel: aye; Moore: no; President Tanner: aye).