Planning Commission approves 36‑unit building at 350 Ocean Avenue after revisions and neighbor concerns

The San Francisco Planning Commission approved a project to replace two one‑story commercial buildings with a five‑story plus basement, 36‑unit residential building at 350 Ocean Avenue, voting unanimously to grant conditional use authorization and adopt shadow findings.

The department recommended approval with conditions and described the project as a five‑story, 36‑unit building that would include 15 off‑street parking spaces, bicycle parking, and an approximately 50 percent density bonus under state law. Staff said six of the units (about 18 percent) will be designated as on‑site rental affordable units. Planning staff told commissioners the project complies with applicable planning code provisions and the Balboa Park Station area environmental impact report.

Project representatives said they revised the design in response to earlier commission direction, including relocating a transformer to beneath the sidewalk, expanding a light well, aligning a rear wall with a neighboring building, relocating some bicycle parking to the basement, eliminating street‑level stoops, adding privacy screening, and creating an additional unit. The sponsor asked the commission to voice support for placing the transformer below the sidewalk to help secure approvals from Public Works and PG&E.

Neighbors and adjacent property owners who spoke urged caution. Ernesto Fabela, who owns the adjacent 320 Ocean Avenue, said he remains concerned about drainage, noise, excavation and whether the sponsor would provide mitigation. Another caller requested a delay to give elderly neighbors more time to review details. Nearby residents raised questions about curb cut dimensions and whether garage geometry would cause queuing on Ocean Avenue that could conflict with frequent emergency vehicle traffic.

Commissioners asked staff and the project team to explain which permitting agencies must approve the transformer location and how driveway geometry would function; the project team said civil engineering review had concluded the proposed curb cut provided sufficient maneuvering area and that the engineer believed the transformer could be located under the sidewalk. Vice President Moore emphasized that prior commission guidance had improved the proposal and supported approval, while asking staff to clarify wording describing an "unoccupied" landscaped roof area so it cannot be used as an occupied deck.

Commissioner Moore moved to approve the staff recommendation and Commissioner Imperial seconded. The commission took a roll call vote and approved the items 7–0. The commission attached conditions and the project will proceed into the permitting review process with the noted modifications and agency reviews pending.