San Francisco Planning Commission Meeting - February 6, 2025

The San Francisco Planning Commission met on Thursday, February 6, 2025, to consider a variety of land use items, including zoning amendments, conditional use authorizations, and a controversial discretionary review for a ten-story mixed-use project at 2588 Mission Street. The meeting began with continuances, consent calendar approval, commission matters, and department reports, followed by public comment and regular calendar items, concluding with a special order regarding the Mission Street site.

Consent Calendar

• Item 4 (300 Grant Avenue): Office allocation request – approved.
• Item 5 (160 Spear Street): Conditional Use to convert restaurant to office – approved.
• Item 7 (2525 Phelps Street): Conditional Use for change of use to cannabis manufacturing – approved. All consent items were approved by a 6-0 vote.

Commission Matters

• Land Acknowledgement: The Commission recognized the unceded ancestral homeland of the Ramaytush Ohlone.
• Minutes: The minutes from January 16 and January 23, 2025, were approved 7-0.
• Commission Comments/Questions: No comments.

Department Matters

• Director’s Announcements: None.
• Review of Past Events: Legislative updates: Land Use Committee considered inclusionary housing ordinance; full Board passed health services use in West Portal and 99 Rhode Island Street ordinances. CEQA appeal for Valencia Street bikeway was denied 10-0.

General Public Comment

• One speaker (Georgia) addressed demolition definitions and compliance with state laws regarding tenant protections, urging the Commission to use its authority under Section 317.

Discussion Items

Item 13: Leland Avenue Neighborhood Commercial District (NCD)

• Proposal: Rezone Leland Avenue between Bayshore Boulevard and Cora Street from NC-2 to a new NCD to enhance pedestrian-friendly commercial corridor. Changes include conditionally permitting liquor stores and some institutional uses, and prohibiting fringe financial services on ground floor.
• Staff Recommendation: Approve with modification to principally permit child care and residential care facilities on ground floor, aligning with citywide policy.
• Public Comment: None.
• Commission Deliberation: Commissioners debated the modification. Several supported the community-driven process and the small size of the corridor (three blocks). Commissioner Braun noted the compelling case for child care and residential care. Vice President Moore and others favored the ordinance as drafted, citing community input and the need to preserve the corridor’s character. Commissioner Imperial made a motion to approve without modification.
• Vote: Motion to approve without modification passed 5-2 (Commissioners Campbell and McGarry opposed).

Item 14: 500 Laguna Street – Conditional Use Extension for Cannabis Retail

• Proposal: Property owner sought a two-year extension of a 2020 CUA for a cannabis retail use. The original tenant (Mr. C’s) did not open; the space remains vacant. Department recommended revocation due to expired validity and because the CUA blocks other cannabis applicants within 600 feet.
• Public Comment: The former tenant (Chris Calloway) spoke against extension, detailing disputes with the landlord and lack of activation. The landlord argued delays were caused by the tenant’s failure. The Hayes Valley Neighborhood Association and others supported revocation.
• Commission Deliberation: Commissioners noted the expired permit and the opportunity for a better use. Vice President Moore and others supported revocation.
• Vote: Motion to revoke CUA passed 7-0.

Item 15: 1815 Market Street – Conditional Use for Outdoor Activity Area (Roof Deck)

• Proposal: Dante’s Inferno, a nighttime entertainment restaurant with Jamaican cuisine, seeks a roof deck of approx. 780 sq ft. Hours initially proposed late nights; amplified sound to end by 10 PM. Staff recommended approval with conditions.
• Public Comment: Neighbors expressed concerns about noise, especially from the roof deck operating until 1:45 AM, impacting residential units. They urged denial of the roof deck or significant hour restrictions. The project sponsor emphasized sound mitigation and willingness to adjust hours.
• Commission Deliberation: Discussion focused on hours. Commissioner Braun proposed amending roof deck hours: close at 10 PM Sunday-Thursday, midnight Friday-Saturday, with amplified sound ending at 10 PM all nights. Vice President Moore supported late hours but eventually agreed to compromise. Commissioner Imperial and others concurred.
• Vote: Motion to approve with amended hours passed 7-0.

Item 16a & 16b: 2588 Mission Street – Discretionary Review and State Density Bonus Findings

• Proposal: A 10-story, 181-unit mixed-use building (163 market-rate, 18 affordable) replacing a building destroyed by a 2015 fire that killed one and displaced 60 residents and 26 small businesses. The project uses state density bonus for waivers on height, yard, open space, etc. D.R. was requested by community groups and adjacent owners.
• Public Comment: Over two dozen speakers, most in support of D.R., urged 100% affordable housing and right to return for displaced tenants. They cited the tragic fire, alleged landlord negligence, and the city’s Housing Element and AB 686 (Affirmatively Furthering Fair Housing). Few spoke in support; the project sponsor’s attorney defended compliance with state law.
• Commission Deliberation: Lengthy discussion. Commissioners Imperial, Williams, and Moore expressed frustration with the limitations of state law and the tragic history. Commissioner Braun and others noted legal constraints, including the Housing Accountability Act, which limits denial to health and safety impacts. The project sponsor’s attorney stated there were settlements with tenants and the building had 17 residential units (confirmed by floor plans). The city attorney clarified that AB 686 principles are in the Housing Element but do not override specific land use laws. Commissioner Imperial moved to continue the item to April 10, 2025, to allow the city and project sponsor to explore a 100% affordable housing option and for staff to provide additional information on demolition permits.
• Vote: Motion to continue passed 5-2 (Commissioners Campbell and McGarry opposed).

Key Outcomes

• Item 1-3, 6: Continued as proposed.
• Consent Calendar (Items 4,5,7): Approved 6-0.
• Item 13 (Leland NCD): Approved as drafted (without staff modification) 5-2.
• Item 14 (500 Laguna): CUA revoked 7-0.
• Item 15 (1815 Market): Approved with amended roof deck hours 7-0.
• Item 16a/b (2588 Mission): Continued to April 10, 2025, with direction to explore 100% affordable housing and provide additional DBI information.