Planning Commission adopts revised SB 9 architecture standards after split 4-3 vote

The San Francisco Planning Commission on April 28 adopted revisions to the architectural portion of the city's SB 9 objective standards in a 4-3 vote, approving staff's changes intended to allow more design flexibility while keeping several objective controls in place.

Staff architect Trent Greenan told the commission the revisions loosen material restrictions, add alternatives for producing a shadow line around windows, and offer options (a recessed entry, raised entry or canopy) to provide a "prominent entry" without mandating a single design approach. "We felt it was important to allow more freedom for architecture and to address concerns raised by the profession," Greenan said during his presentation.

The measures won support from members of the architecture community who worked with staff, but several architects and civic-design groups urged revisions on key details. Christopher Roche, chair of the AIA San Francisco Public Policy and Advocacy Committee, said the organization supported the standards overall but objected to a recently added 4-foot rear setback that, he argued, would make viable rear units difficult to design. "That 4-foot rear yard will result in inadequate dimensions to produce a quality second unit," Roche said.

Commission debate centered on competing objectives: preventing poor-quality infill and protecting neighbor separation while enabling feasible rear and bonus-unit designs. Vice President Moore, who supported adoption, said the revised standards struck a workable balance after collaboration with the AIA: "This is a major step forward from what we saw in February...they are generic and objective and I think they will help to prevent the worst." Commissioner Diamond urged applying street-facing quality standards to windows on all sides of new buildings in close proximity, saying rear and side windows should meet the same design bar.

Commissioners also sought clearer language on how to measure height at rear properties and on how the "prominent entry" requirement would apply to rear-yard units or entries that are not parallel to the street. Staff said the height rule would use the measurement methodology in section 260a1c of the planning code and that the entry language could be clarified to address different lot configurations.

The commission voted 4-3 to adopt the staff-recommended package of architectural amendments, with Commissioners Diamond, Coppell and Fung voting in favor and Commissioners Moore, Tanner and one other voting no on aspects they said needed further tightening. The adopted package keeps the 4-foot side/rear setback; several commissioners and architects said a follow-up design competition and additional stress testing could inform whether that setback should be revised.

The amendments are intended to implement SB 9's ministerial framework while providing objective local standards to guide design review under the state law. Staff said the updated architecture standards will be applied alongside the already-adopted site-design standards.

The commission recorded the vote to adopt the architectural amendments 4-3. The standards will be incorporated into the SB 9 objective standards package and used for future ministerial SB 9 applications.