Committee continues form‑based density proposal after wide public debate

The Land Use & Transportation Committee heard a lengthy presentation and public debate on Jan. 29 about an ordinance to convert numeric residential density limits into form‑based controls for certain neighborhood commercial, residential commercial and transit‑oriented districts. Planning Department staff said the measure implements the city’s housing element by allowing more housing capacity along commercial corridors and transit hubs while excluding priority equity geographies from blanket decontrol.

Key issues raised: President Aaron Peskin warned the committee that combining form‑based controls with state density bonus incentives can produce unexpected height and massing outcomes in historic districts unless safeguards are adopted. Vice Chair Dean Preston pressed for targeted neighborhood outreach, asked whether a feasibility study under planning code §415.6 was performed to quantify the affordability tradeoffs that accompany large density increases, and raised concern about making permanent decontrol without mechanisms to capture land‑value gains for on‑site affordability.

Public comment: More than two dozen speakers took positions on both sides. Housing advocates and development proponents argued the change concentrates housing near services and transit, while neighborhood groups and some residents warned that decontrolling density citywide (outside priority equity zones) without a firm plan for on‑site affordability or clear outreach could produce displacement and unanticipated towers. Several speakers asked the Planning Department and the mayor’s office for additional outreach and more explicit feasibility analysis.

Committee action: Given outstanding technical amendments requested by supervisors and the need for revised language drafted by the City Attorney, the committee continued the item for further work. After later procedural motions at the meeting’s close, the committee adjusted the schedule and continued the item to Feb. 12, 2024 to allow time to prepare the requested amendments.