San Francisco Planning Commission Meeting – January 16, 2025

The San Francisco Planning Commission held a regular meeting on Thursday, January 16, 2025, at 8:15 PM (UTC). The meeting covered a range of items including continuances, consent approvals, commission matters, department updates, an informational presentation on the Racial and Social Equity Action Plan, an informational presentation on an SB 423 project, and a discretionary review hearing for a two-unit development on Clipper Street. Commissioners elected new officers and engaged in extensive discussion regarding a prior project controversy in the Bayview.

Consent Calendar

• Item 4 – 2740-2744 Mission Street (Pollo Campero): The Commission voted unanimously (7-0) to approve a Conditional Use Authorization allowing an existing limited restaurant and formula retail use to expand.
• Continuances (Items 1, 2, 3): All three items were continued unanimously (7-0) to future dates: 1035 Howard Street (Active Use waiver) to January 23, 2025; 1111 Pennsylvania Avenue (fleet charging) to February 13, 2025; 77 Broad Street (discretionary review of addition) to February 27, 2025.

Commission Matters

• Land Acknowledgement: The Commission acknowledged the unceded ancestral homeland of the Ramaytush Ohlone people.
• Comments & Questions – 4100 Third Street Project: Commissioners discussed a letter from Supervisor Walton’s office regarding potential misrepresentation of support letters for the project (approved the prior week). Deputy Director Liz Wadi clarified that letters in the file pertained to a grant, not the project itself, and that no falsehoods were presented. Commissioners acknowledged the confusion and agreed to improve communication protocols. Commissioner Williams initially moved to re-hear the conditional use but rescinded the motion after discussion; the Commission agreed to agendize a broader conversation on communication strategies for the Bayview in a future meeting.
• Election of Officers: The Commission unanimously elected Commissioner So as President and Commissioner Moore as Vice President (7-0).

Department Matters

• Director’s Announcements & Review of Past Events: Director Hillis reported that the Board of Supervisors on December 17, 2024, denied a CEQA appeal (9-0) for the 1719 Wallace Avenue cannabis cultivation project. He also noted land use committee appointments (Supervisor Melgar as chair) and an upcoming ordinance for health service uses in West Portal. The Historic Preservation Commission approved legacy business applications for Cha Cha Cha, Golden Gate Park Band, City Optics, and San Francisco Flower Mart, and discussed a North Beach National Register Historic District nomination (comments due January 31, 2025) and preservation alternatives for 530 Sansome/447 Battery Street.

Racial and Social Equity Action Plan (Item 10)

• Presentation: Carla DeMessa (Community Equity Division) presented the department’s Racial and Social Equity Action Plan, focusing on new external strategies (Equitable Planning and Community Engagement) to supplement internal operations. The plan is mandated by the Office of Racial and Social Equity. Community testimony from the Equity Advisory Council (Dell Seymour, Mary Travis Allen, William Ortiz Cartagena, Majid Crawford, Masakimi, Raquel Redondiez) emphasized historical harms, the need for continued trust-building, and the importance of community-led planning. Public comment from three Tenderloin residents supported the plan and highlighted community pride.
• Commission Discussion: Commissioners expressed strong support. Commissioner Imperial stressed resources for Bayview, legal binding for community benefits, and downtown recovery as an equity strategy. Commissioner Braun prioritized internal capacity, tools for tracking, and integration of community input. Commissioner Moore called for resources allocation and inclusion of adjacent neighborhoods in downtown recovery. Commissioner Williams noted departmental diversity gaps and asked about staff retention and the equity council’s expansion. Commissioner Campbell raised concerns about objective design standards in cultural districts and the feasibility of some environmental justice actions. The Commission thanked staff and the Equity Advisory Council. The plan will return for adoption in March 2025.

Informational Presentation – 1474 South Van Ness Avenue (Item 11)

• Presentation: Project sponsor Riyadh Ganam (RG Architecture) presented plans for a nine-unit development (one affordable unit at very low AMI) on a 40-foot-wide lot, including restoring a historic single-family home and constructing a six-story, eight-unit building along Cypress Street. The project uses SB 423 streamlining.
• Public Comment: Barbara Heffernan (Neighborhoods United SF) opposed, citing demolition of a Category A historic resource and out-of-scale design. Brianna Morales (Housing Action Coalition) supported the project, emphasizing housing production. Richard Carillo, as a resident, opposed, calling it a demolition and arguing state laws threaten neighborhood character.
• Commission Comments: Commissioners acknowledged this is an informational hearing only (no vote). Commissioner Campbell praised densification and bike parking but suggested design refinements (minimize elevator overrun, improve color harmony). Commissioner Moore noted the project as a thoughtful SB 423 example and asked about potential single-stair design. Commissioner Williams expressed concerns about insufficient affordable housing and project scale. Commissioner Imperial echoed concerns about SB 423’s impacts. Director Hillis noted the project has not yet been reviewed for compliance, highlighted that the site currently has two units (potentially triggering rent control protections), and that under city code the affordable unit would not be required (since under 10 units, Section 415 does not apply). The presentation was for information only; no action taken.

Discretionary Review Calendar – 411 Clipper Street (Item 12)

• Staff Presentation: David Winslow (Staff Architect) reported that the project proposes demolishing a one-story single-family home and constructing a three-story, two-unit building. The DR requesters (neighbors at 431 and 409 Clipper) argued the project is designed as a single-family monster home (approx. 5,700 sq ft total) and that the demolition classification is misleading. Staff recommended two modifications: (1) create separate street-facing entrances for each unit to prevent illegal merger; (2) eliminate a proposed 30-inch parapet by using a one-hour-rated roof assembly to reduce bulk at the rear. The building is within an eligible historic district; demolition is not considered a negative impact. The Commission received 15 opposition letters and 18 support letters.
• DR Requester (Scott Emblage): Arguing the project is a disguised single-family home (unit one: 2,676 sq ft with 1 bedroom; unit two: 2,991 sq ft with 3 bedrooms, 4 bathrooms, 2 powder rooms) and that the claimed retention of one wall is a ploy to avoid full demolition requirements. He urged denial unless redesigned as a legitimate two-unit.
• Project Sponsor (Mariam, designer): Responded that the design creates two distinct units, has been modified after planning staff input, and retains an existing wall (concrete basement portions) to protect neighbor’s egress. The project is within the allowable envelope; large setbacks were incorporated. The sponsor stated intent is not to create a single-family home.
• Public Comment: Seven speakers (residents and neighbors) opposed, citing excessive bulk, scale, and lack of genuine two-unit design. One speaker (Brian Elliott) said he would support if truly two units. No speakers from the public spoke in support.
• Commission Discussion: Commissioner Braun stated she cannot assert the project is a single-family home under planning code, and supported staff modifications (two separate doors). Commissioner Moore expressed strong concerns that the project shows signs of being a single-family home, noting the illogical unit layouts and questionable retention of a wall. She called for a continuance to allow the licensed architect to answer questions. Commissioner Campbell argued the project meets code as two separate units (two kitchens) and supported staff recommendations, noting potential illegal mergers can be addressed by enforcement. Commissioner Williams questioned the demolition threshold.
• Vote: Commissioner Campbell moved to take DR and approve with staff modifications. The motion passed 6-1, with Commissioner McGarry voting against.

Key Outcomes

• Election of Officers: President So and Vice President Moore elected unanimously (7-0).
• 4100 Third Street Discussion: The Commission will agendize a future item to discuss communication strategies in the Bayview, not to reconsider the project.
• Racial and Social Equity Action Plan: The Commission received the informational presentation and will consider adoption in March 2025; feedback from commissioners will be incorporated.
• 1474 South Van Ness Avenue: No action taken; informational presentation concluded.
• 411 Clipper Street (DR): The Commission voted 6-1 to take discretionary review and approve the project with two staff-recommended modifications: (1) separate street-facing entrances for each unit; (2) elimination of the 30-inch parapet via a one-hour-rated roof assembly at the rear.