PC Transmittal 022626

February 26, 2026 Ms. Angela Calvillo, Clerk Honorable Supervisor Dorsey Board of Supervisors City and County of San Francisco City Hall, Room 244 1 Dr. Carlton B. Goodlett Place San Francisco, CA 94102 Re: Transmittal of Planning Department Case Number 2025-011578PCA/MAP: Mission and Ninth Street Special Use District Board File No. 251250 Planning Commission Action: Adopted a Recommendation for Approval Dear Ms. Calvillo and Supervisor Dorsey, On February 26, 2026, the Planning Commission conducted a duly noticed public hearing at a regularly scheduled meeting to consider the proposed Ordinance, introduced by Supervisor Dorsey, that would readopt the former Planning Code section and Zoning Map designations creating the Mission and 9th Street Special Use District (SUD) at 1270 Mission Street, located at Assessor’s Parcel Block No. 3701, Lot Nos. 20 and 21, in the area generally bounded by Mission Street on the south, Laskie Street on the east, Assessor’s Parcel Block No. 3701, Lot Nos. 22, 23, and 24, on the west, and Assessor’s Parcel Block No. 3701, Lot No. 66, on the north; changing the height limit on Assessor’s Parcel Block No. 3701, Lot Nos. 20 and 21, for projects that comply with the requirements of the SUD, from 120-X to 200-X. At the hearing the Planning Commission adopted a recommendation for approval. On August 24, 2016, the Planning Department's Environmental Review Officer finalized the Mitigated Negative Declaration ("MND") for the 1270 Mission Street Project, including a General Plan Amendment, and these Planning Code and Zoning Map Amendments, and determined that the MND was adequate, accurate and complete and reflected the independent judgment of the Planning Department. A copy of the MND and this Determination is on file with the Clerk of the Board of Supervisors in File No. 161067. The Planning Commission adopted the MND and a Mitigation Monitoring and Reporting Program in its Motion No. 19768 on October 27, 2016.) Transmittal Materials CASE NO. 2025-011578PCA/MAP Mission & 9th Street SUD 2 Please find attached documents relating to the actions of the Commission. If you have any questions or require further information please do not hesitate to contact me. Sincerely, Audrey Merlone Acting Manager of Legislative Affairs cc: Audrey Pearson, Deputy City Attorney Madison Tam, Aide to Supervisor Dorsey John Carroll, Office of the Clerk of the Board ATTACHMENTS : Planning Commission Resolution Planning Department Executive Summary Planning Commission Delegation of Authority Resolution Planning Commission Resolution No. 21895 HEARING DATE: February 26, 2026 Project Name: Mission and Ninth Street Special Use District Case Number: 2025-011578PCA/MAP [Board File No. 251250] Initiated by: Supervisor Dorsey /Introduced February 2, 2026 Staff Contact: Audrey Merlone, Acting Manager of Legislative Affairs [email protected], 628-652-7534 RESOLUTION ADOPTING A RECOMMENDATION FOR APPROVAL OF A PROPOSED ORDINANCE THAT WOULD RE-ADOPT THE FORMER PLANNING CODE SECTION AND ZONING MAP DESIGNATIONS CREATING THE MISSION AND 9TH STREET SPECIAL USE DISTRICT (SUD) AT 1270 MISSION STREET, LOCATED AT ASSESSOR’S PARCEL BLOCK NO. 3701, LOT NOS. 20 AND 21, IN THE AREA GENERALLY BOUNDED BY MISSION STREET ON THE SOUTH, LASKIE STREET ON THE EAST, ASSESSOR’S PARCEL BLOCK NO. 3701, LOT NOS. 22, 23, AND 24, ON THE WEST, AND ASSESSOR’S PARCEL BLOCK NO. 3701, LOT NO. 66, ON THE NORTH; CHANGING THE HEIGHT LIMIT ON ASSESSOR’S PARCEL BLOCK NO. 3701, LOT NOS. 20 AND 21, FOR PROJECTS THAT COMPLY WITH THE REQUIREMENTS OF THE SUD, FROM 120-X TO 200-X; AFFIRMING THE PLANNING DEPARTMENT’S DETERMINATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT; MAKING FINDINGS OF CONSISTENCY WITH THE GENERAL PLAN, AND THE EIGHT PRIORITY POLICIES OF PLANNING CODE, SECTION 101.1; AND MAKING FINDINGS OF PUBLIC NECCESSITY, CONVENIENCE, AND WELFARE UNDER PLANNING CODE, SECTION 302. WHEREAS, on February 3, 2026, Supervisor Dorsey introduced a proposed Ordinance under Board of Supervisors (hereinafter “Board”) File Number 251250, which would re-adopt the former Planning Code section and Zoning Map designations creating the Mission and 9th Street Special Use District (SUD) at 1270 Mission Street, located at Assessor’s Parcel Block No. 3701, Lot Nos. 20 and 21, in the area generally bounded by Mission Street on the south, Laskie Street on the east, Assessor’s Parcel Block No. 3701, Lot Nos. 22, 23, and 24, on the west, and Assessor’s Parcel Block No. 3701, Lot No. 66, on the north; changing the height limit on Assessor’s Parcel Block No. 3701, Lot Nos. 20 and 21, for projects that comply with the requirements of the SUD, from 120-X to 200-X; WHEREAS, the Planning Commission (hereinafter “Commission”) conducted a duly noticed public hearing at a regularly scheduled meeting to consider the proposed Ordinance on February 26, 2026; and, WHEREAS, on August 24, 2016, the Planning Department's Environmental Review Officer finalized the Mitigated Negative Declaration ("MND") for the 1270 Mission Street Project, including a General Plan Amendment, and these Planning Code and Zoning Map Amendments, and determined that the MND was Resolution No. 21895 Case No. 2025-011578PCA February 26, 2026 Mission and 9th Street SUD 2 adequate, accurate and complete and reflected the independent judgment of the Planning Department. A copy of the MND and this Determination is on file with the Clerk of the Board of Supervisors in File No. 161067. The Planning Commission adopted the MND and a Mitigation Monitoring and Reporting Program in its Motion No. 19768 on October 27, 2016.); and WHEREAS, the Planning Commission has heard and considered the testimony presented to it at the public hearing and has further considered written materials and oral testimony presented on behalf of Department staff and other interested parties; and WHEREAS, all pertinent documents may be found in the files of the Department, as the Custodian of Records, at 49 South Van Ness Avenue, Suite 1400, San Francisco; and WHEREAS, the Planning Commission has reviewed the proposed Ordinance; and WHEREAS, the Planning Commission finds from the facts presented that the public necessity, convenience, and general welfare require the proposed amendment; and MOVED, that the Planning Commission hereby adopts a recommendation for approval of the proposed ordinance. Findings Having reviewed the materials identified in the preamble above, and having heard all testimony and arguments, this Commission finds, concludes, and determines as follows: The Department supports the proposed Ordinance because it creates a clear path for converting an expired market-rate entitlement into a fully affordable development. By re-adopting the SUD and updating the Motion’s Conditions of Approval to match the project’s 100% affordable program, the City ensures that a centrally located, transit-rich site can deliver deeply affordable housing rather than reverting to a market-rate proposal that no longer meets present needs. The Ordinance removes procedural barriers created by the sunset provision, aligns the project with modern affordability standards, and advances the City’s goals of expanding permanently affordable homes and promoting equitable access to opportunity. These actions position the project to proceed efficiently and provide meaningful public benefit consistent with the City’s housing goals. General Plan Compliance The proposed Ordinance is consistent with the following Objectives and Policies of the General Plan: HOUSING ELEMENT OBJECTIVE 4.A Resolution No. 21895 Case No. 2025-011578PCA February 26, 2026 Mission and 9th Street SUD 3 SUBSTANTIALLY EXPAND THE AMOUNT OF PERMANENTLY AFFORDABLE HOUSING FOR EXTREMELY LOW-TO MODERATE-INCOME HOUSEHOLDS. Action 1.3.7 Incentivize development projects to exceed the required inclusionary housing percentages to maximize the total number of Below Market Rate units via density bonus programs or streamlined regulatory paths as defined in Policy 25. The proposed Ordinance directly advances the Housing Element’s core mandate to substantially expand permanently affordable homes for extremely low to moderate income households (Objective 4.A). By enabling a project that delivers all units as affordable to families at 80% or less of AMI, the Ordinance goes beyond minimum inclusionary requirements and embodies the intent of Action 1.3.7, which calls for incentivizing developments that exceed required affordability levels through density bonuses and streamlined regulatory pathways. In effect, the proposed Ordinance operationalizes these policies by removing barriers to deeply affordable production, maximizing the number of Below Market Rate units the city can deliver, and accelerating progress toward long term affordability goals. Planning Code Section 101 Findings The proposed amendments to the Planning Code are consistent with the eight Priority Policies set forth in Section 101.1(b) of the Planning Code in that: 1. That existing neighborhood-serving retail uses be preserved and enhanced and future opportunities for resident employment in and ownership of such businesses enhanced; The proposed Ordinance would not have a negative effect on neighborhood serving retail uses and will not have a negative effect on opportunities for resident employment in and ownership of neighborhood-serving retail. 2. That existing housing and neighborhood character be conserved and protected in order to preserve the cultural and economic diversity of our neighborhoods; The proposed Ordinance would not have a negative effect on housing or neighborhood character. 3. That the City’s supply of affordable housing be preserved and enhanced; The proposed Ordinance would not have an adverse effect on the City’s supply of affordable housing. 4. That commuter traffic not impede MUNI transit service or overburden our streets or neighborhood parking; The proposed Ordinance would not result in commuter traffic impeding MUNI transit service or overburdening the streets or neighborhood parking. 5. That a diverse economic base be maintained by protecting our industrial and service sectors from displacement due to commercial office development, and that future opportunities for resident Resolution No. 21895 Case No. 2025-011578PCA February 26, 2026 Mission and 9th Street SUD 4 employment and ownership in these sectors be enhanced; The proposed Ordinance would not cause displacement of the industrial or service sectors due to office development, and future opportunities for resident employment or ownership in these sectors would not be impaired. 6. That the City achieve the greatest possible preparedness to protect against injury and loss of life in an earthquake; The proposed Ordinance would not have an adverse effect on City’s preparedness against injury and loss of life in an earthquake. 7. That the landmarks and historic buildings be preserved; The proposed Ordinance would not have an adverse effect on the City’s Landmarks and historic buildings. 8. That our parks and open space and their access to sunlight and vistas be protected from development; The proposed Ordinance would not have an adverse effect on the City’s parks and open space and their access to sunlight and vistas. Planning Code Section 302 Findings. The Planning Commission finds from the facts presented that the public necessity, convenience and general welfare require the proposed amendments to the Planning Code as set forth in Section 302. NOW THEREFORE BE IT RESOLVED that the Commission hereby ADOPTS A RECOMMENDATION FOR APPROVAL of the proposed Ordinance as described in this Resolution. I hereby certify that the foregoing Resolution was adopted by the Commission at its meeting on February Jonas P. Ionin Commission Secretary AYES: McGarry, So, Williams, Braun, Imperial, Campbell NOES: None ABSENT: Moore ADOPTED: February 26, 2026 26, 2026. Jonas P Ionin Digitally signed by Jonas P Ionin Date: 2026.02.26 16:02:08 -08'00' Executive Summary Planning Code Text & Zoning Map Amendment HEARING DATE: February 26, 2026 90-Day Deadline: May 4, 2026 Project Name: Mission and Ninth Street Special Use District Case Number: 2025-011578PCA/MAP [Board File No. 251250] Initiated by: Supervisor Dorsey /Introduced February 2, 2026 Staff Contact: Audrey Merlone, Acting Manager of Legislative Affairs [email protected], 628-652-7534 Environmental Review: Mitigated Negative Declaration RECOMMENDATION: Adopt a Recommendation for Approval Planning Code Amendment The proposed Ordinance would readopt and make changes to the Mission and Ninth Street Special Use District (SUD). The Zoning Map would also be amended to incorporate the SUD and allow heights within the SUD up to 200 feet. The Way It Is Now and the Way It Would Be: 1. The Mission and Ninth Street Special Use District (SUD) was originally established in 2017 and comprised Lots 20 and 21 of Assessor’s Parcel Block 3701. The SUD allowed for the construction of a market-rate project that included on-site affordable housing provided at amounts greater than required by Code. That SUD expired in 2022, before the project received its first construction document. As such, the underlying C-3-G zoning district’s controls currently apply to Assessor’s Block 3701, Lots 20 and 21. The proposed Ordinance would re-adopt the SUD and make changes that allow for the construction of a 100% affordable housing project. A breakdown of these changes can be found in the chart on the following page.