OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

San Francisco Planning Commission Meeting - February 27, 2025

Planning Commission — Thursday, February 27, 2025
BodySan Francisco, California
SessionPlanning Commission
DateThursday, February 27, 2025
StatusFILED
Video Record
Meeting Thumbnail
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Transcript — Verbatim
0:13

Okay, good afternoon and welcome to the San Francisco Planning Commission regular hearing for Thursday, February 27th, 2025.

0:22

When we reach the item you are interested in speaking to, we ask that you line up on the screen side of the room or to your right.

0:28

Each speaker will be allowed up to three minutes.

0:30

When you have 30 seconds remaining, you will hear a chime indicating your time is almost up.

0:34

When your allotted time is reached, I will announce that your time is up and take the next person cue to speak.

0:39

There is a very convenient timer on the podium where you can see how much time you have left and watch your time tick down.

0:47

Please speak clearly and slowly and if you care to state your name for the record.

0:51

I ask that we silence any mobile devices that may sound off during these proceedings.

0:55

And finally, I will remind members of the public that the Commission does not tolerate any disruption or outbursts of any kind.

1:01

At this time, I'd like to take roll.

1:02

Commission President Seo.

1:04

Present.

1:05

Commission Vice President Moore.

1:06

Commissioner Braun here.

1:08

Commissioner Campbell.

1:09

Commissioner Imperial.

1:10

Here.

1:11

Commissioner McGarry.

1:12

Present.

1:12

And Commissioner Williams.

1:13

Here.

1:14

Thank you, Commissioners.

1:15

First, on your agenda is consideration of items proposed for continuance.

1:18

Items one A and B for case numbers twenty twenty-three, hyphen zero zero five one eight seven C UA and VAR.

1:24

At fifty-four fourth street and five oh nine Mina Street, conditional use authorization and variants are proposed for continuance to March sixth, twenty twenty-five.

1:33

Item two, case number twenty twenty, zero zero nine nine one five C UA two thirty-seven Sanchez Street.

1:39

Conditional use authorization is proposed for continuance to March sixth, twenty twenty-five.

1:44

Item three, case number twenty twenty-three, hyphen zero zero nine four six nine DRP at seven excuse me at seventy-seven Broad Street.

1:51

Discretionary review is proposed for continuance to March twentieth, twenty twenty five.

1:56

Item four, case number twenty nineteen, hyphen zero one seven, six two two two two two two two two two two two two E and V.

2:01

And five seventy Market Street, appeal of the preliminary mitigated negative declaration is proposed for continuance to April third, twenty twenty-five.

2:08

Items five A, B, and C for case numbers twenty nineteen, hyphen zero one seven six two two two DNX, C way and VAR at 570 Market Street, Downtown Large Project Authorization, Conditional Use Authorization and Variants are proposed for continuance to April third, twenty twenty-five.

2:26

I have no other items proposed to be continued, so we should take public comment.

2:30

Members of the public, this is your opportunity to address the Commission on their continuance calendar.

2:35

Again, you need to come forward.

2:39

Seeing none, we'll go to our reasonable accommodation requester.

2:44

Mrs.

2:44

Sue Hester.

2:46

I humbly request that the Planning Commission continue items 1A 54 4th Street and 1B, 509 Mina Street.

2:55

This is the first time I've ever seen on the Planning Commission calendar a switch residential hotel rooms and tourist hotel rooms.

3:05

Ironically, the first show or tell rooms are on 6th and Mina, and the residential hotel rooms are fourth street between mission and market.

3:27

And residential rooms are pardon me, quote unquote residential rooms are allowed to be converted to tourist hotel rooms on 4th Street.

3:39

Please continue this for about a month.

3:43

At least more than one week.

3:47

This is really important to the Planning Commission.

3:50

Understanding there is a whole lot of people in the South and Market area in residential area.

4:04

And there was a big struggle when we did the enter the area plans for the South of Market.

4:13

And so there was a lot of care put into this by the people in this and work South and Market to make sure that services were provided.

4:23

You need to have real input and real thinking about what's going on here.

4:38

So that you may be aware of and think through this.

4:49

Certainly more than one week.

4:58

Thank you very much.

5:01

Okay, last call for public comment on the continuance calendar.

5:06

Seeing none public comment is closed, and your continuance calendar is now before you, Commissioners.

5:12

Commissioner Imperial.

5:15

I'd like to change the later date for items 1A and 1B.

5:22

Um the 54 Fourth Street and 509 Mina Street to either March 20 or 27.

5:30

The reason that I'd like this to be changed to a later date because I think there needs to be more information in terms or information or investigation in terms of whether there are tenants and whether these units are vacant and if they are vacant at this point, um, what are the backgrounds of the tenancy to that?

5:52

Um so it may take some time for the staff to do that kind of um lookout.

5:58

So just wondering if we can do that um change of later to a later date for items one A and one B.

Discussion Breakdown — Share of Meeting
Tenant Protections███████████████████████████27%
Affordable Housing████████████████16%
Historic Preservation████████████12%
Land Use███████████11%
Public Engagement██████████10%
Housing Crisis Act██████6%
Public Comment█████5%
Procedural████4%
Procedure███3%
Summary of Proceedings

San Francisco Planning Commission Meeting - February 27, 2025

The San Francisco Planning Commission held a regular hearing on Thursday, February 27, 2025, starting in the afternoon. Commissioners present: President Seo, Vice President Moore, Commissioners Braun, Campbell, Imperial, McGarry, and Williams. The meeting covered continuances, consent calendar items, commission matters, department announcements, general public comment, and a regular calendar that included a window replacement ordinance, an informational presentation on tenant protections, and an overview of state housing laws.

Consent Calendar

  • Item 6 (255 California Street): Approved 6-0 after Commissioner Campbell recused herself due to a conflict of interest (his firm was involved).
  • Items 7-10: Approved unanimously 7-0. These included conditional use authorizations at 1463 Haight Street, 401 Columbus Avenue, 2001 Van Ness Avenue, and 1530-1542 Haight Street.
  • Item 11 (1 La Avanzata – Sutro Tower): Removed from the consent calendar at the request of a neighborhood liaison. Heard as a separate item and approved with conditions (see Discussion Items).

Public Comments & Testimony

  • Continuance Calendar: Sue Hester (public commenter) requested a longer continuance for items 1A and 1B (54 4th Street and 509 Minna Street), emphasizing the need for thorough consideration due to the significance of SRO conversions in the South of Market area.
  • Consent Calendar: Sha Lin Chen (Midtown Terrace neighborhood liaison to Sutro Tower) requested removal of Item 11 from consent, not to oppose the project itself but to object to the placement of a mandatory discretionary review on the consent calendar without prior neighborhood agreement.
  • General Public Comment: Bridget Maley urged extensive public outreach on the upcoming upzoning map and density decontrol, stating that most residents do not understand it.
  • Window Replacement Standards (Item 17):
    • Michael Keene (vice president of Foxtel Hill Windows and Doors) opposed deregulation, warning it would harm local wooden‑window craftsmen and lead to ill‑fitting vinyl windows.
    • Courtney Damkroger (former HPC member) recommended sending the ordinance to the Historic Preservation Commission for review and aligning it with objective design standards.
    • Garen Checkley (organizer of a support letter) spoke in favor, arguing that current standards are burdensome, costly, and erode public trust; he supported vinyl as an affordable, energy‑efficient option.
    • Bruce Bowen (Dolores Heights Improvement Club) supported staff modifications but questioned planning’s sudden reversal on vinyl and asked for clearer definition of exempt historic buildings.
    • Patrick Hoffman (resident) opposed vinyl for environmental reasons and urged referral to HPC.
    • George Shiddish raised concerns about vinyl longevity and appearance, and asked for clarity on “existing opening.”
  • Tenant Protections (Item 18): Numerous community members and coalition representatives spoke in support of strong tenant protections, sharing personal stories of displacement threats, harassment, and insufficient enforcement. Key speakers included Don Masumi, Fred Sherbin‑Zimmer, Ozzy Realman, Ramon Bonifacio, Anne Lim, Virginia Barker, Bruce Bowen, Zachary Farrell, Ann Collacchias, Aileen Mejia, Sidney Peterson, Kathy Lipscombe, Steve Leeds, John Avalos, Barbara Skinner, Reina Dale, Joseph Smook, Itran, Brianna Morales, and others. They urged the commission to adopt the solutions outlined by the REP SF coalition, including relocation specialists, one‑for‑one replacement of rent‑controlled units, and stronger enforcement.
  • State Housing Laws (Item 19): George Shiddish reiterated concerns about demolition definitions and DBI’s lack of a clear definition. Sue Hester requested staff outreach to community organizations about state law changes.

Discussion Items

  • Continuances: Commissioner Imperial moved to extend the continuance of items 1A and 1B (54 4th Street and 509 Minna Street) to March 20, 2025, to allow more time for tenant history investigation and community input. Commissioners Williams and Moore supported; Commissioner Campbell and McGarry opposed. The motion passed 5‑2. All other continuances were granted as proposed (items 2, 3, 4, and 5A‑C to March 6, March 20, April 3, and April 3 respectively).
  • Item 11 – Sutro Tower (1 La Avanzata): Staff recommended approval of a mandatory discretionary review for replacing exterior metal panels on lower trusses. The project sponsor noted the main public concern was not the project itself but its placement on the consent calendar. Neighborhood liaison requested that future mandatory DR items not be placed on consent without prior neighborhood consent. The commission acknowledged the concern and voted unanimously (7‑0) to approve the project with standard conditions, while noting staff’s understanding not to place this item on consent in the future.
  • Item 17 – Window Replacement Standards: Supervisor Melgar presented a zoning code amendment to limit restrictions on replacement windows in non‑historic buildings, allowing vinyl and other materials. Staff recommended modifications to clarify the scope (only existing openings) and align definitions with the planning code. After extensive public comment, the commission deliberated. Vice President Moore opposed vinyl, urging a deeper technical review. Commissioner McGarry supported flexibility. Commissioner Imperial stressed equity and affordability. Commissioner Braun supported staff modifications. Commissioner Campbell supported vinyl as a cost‑effective option. Commissioner Williams supported staff recommendations. The motion to adopt a recommendation of approval with staff modifications passed 6‑1 (Moore dissenting).
  • Item 18 – Tenant Protections: Community coalitions (REP SF, SF Anti‑Displacement Coalition, CCHO) presented detailed proposals for a citywide tenant protection ordinance, including relocation specialists, one‑for‑one replacement of rent‑controlled units, mandatory pre‑application site inspections, and enhanced enforcement. Planning staff presented a parallel proposal codifying SB 330 provisions and adding local requirements (e.g., tenant notification, relocation assistance). Commissioners praised the collaboration and discussed key issues: the definition of demolition, relocation specialist funding, alignment with state law, and the need for urgency. Commissioner Williams urged a fast track, but staff cautioned that May 2025 is an aggressive target and recommended proceeding deliberately. The item was informational; no vote was taken. Staff and coalitions committed to continued collaboration.
  • Item 19 – State Housing Laws: Planning staff presented an overview of notable 2024 state housing legislation, including amendments to SB 423, AB 2011, SB 9, State Density Bonus Law, and the Housing Accountability Act. Staff explained changes to impact fee deferrals, entitlement extensions, and reporting requirements. Commissioners asked about the impact of HAA changes on projects over 500 units, preliminary fee estimates, and whether entitled units count toward state housing targets. Staff confirmed that entitled units are counted and that the city is working to implement new laws through planning director bulletins.

Key Outcomes

  • Continuances: Items 1A and 1B continued to March 20, 2025 (vote 5‑2). All other continuances approved as proposed.
  • Consent Calendar: Items 6‑10 approved (Item 6: 6‑0 with recusal; Items 7‑10: 7‑0).
  • Item 11 (Sutro Tower): Approved with conditions (7‑0). Commission directed staff not to place future mandatory DR items on consent without neighborhood consultation.
  • Item 17 (Window Replacement): Commission voted 6‑1 to recommend approval with staff modifications. The item will proceed to the Board of Supervisors.
  • Item 18 (Tenant Protections): Informational. Staff will continue working with coalitions and target introduction of a draft ordinance by May 2025, alongside the housing element rezoning package.
  • Item 19 (State Housing Laws): Information received; no action taken.

Meeting Transcript

Okay, good afternoon and welcome to the San Francisco Planning Commission regular hearing for Thursday, February 27th, 2025. When we reach the item you are interested in speaking to, we ask that you line up on the screen side of the room or to your right. Each speaker will be allowed up to three minutes. When you have 30 seconds remaining, you will hear a chime indicating your time is almost up. When your allotted time is reached, I will announce that your time is up and take the next person cue to speak. There is a very convenient timer on the podium where you can see how much time you have left and watch your time tick down. Please speak clearly and slowly and if you care to state your name for the record. I ask that we silence any mobile devices that may sound off during these proceedings. And finally, I will remind members of the public that the Commission does not tolerate any disruption or outbursts of any kind. At this time, I'd like to take roll. Commission President Seo. Present. Commission Vice President Moore. Commissioner Braun here. Commissioner Campbell. Commissioner Imperial. Here. Commissioner McGarry. Present. And Commissioner Williams. Here. Thank you, Commissioners. First, on your agenda is consideration of items proposed for continuance. Items one A and B for case numbers twenty twenty-three, hyphen zero zero five one eight seven C UA and VAR. At fifty-four fourth street and five oh nine Mina Street, conditional use authorization and variants are proposed for continuance to March sixth, twenty twenty-five. Item two, case number twenty twenty, zero zero nine nine one five C UA two thirty-seven Sanchez Street. Conditional use authorization is proposed for continuance to March sixth, twenty twenty-five. Item three, case number twenty twenty-three, hyphen zero zero nine four six nine DRP at seven excuse me at seventy-seven Broad Street. Discretionary review is proposed for continuance to March twentieth, twenty twenty five. Item four, case number twenty nineteen, hyphen zero one seven, six two two two two two two two two two two two two E and V. And five seventy Market Street, appeal of the preliminary mitigated negative declaration is proposed for continuance to April third, twenty twenty-five. Items five A, B, and C for case numbers twenty nineteen, hyphen zero one seven six two two two DNX, C way and VAR at 570 Market Street, Downtown Large Project Authorization, Conditional Use Authorization and Variants are proposed for continuance to April third, twenty twenty-five. I have no other items proposed to be continued, so we should take public comment. Members of the public, this is your opportunity to address the Commission on their continuance calendar. Again, you need to come forward. Seeing none, we'll go to our reasonable accommodation requester. Mrs. Sue Hester. I humbly request that the Planning Commission continue items 1A 54 4th Street and 1B, 509 Mina Street. This is the first time I've ever seen on the Planning Commission calendar a switch residential hotel rooms and tourist hotel rooms. Ironically, the first show or tell rooms are on 6th and Mina, and the residential hotel rooms are fourth street between mission and market. And residential rooms are pardon me, quote unquote residential rooms are allowed to be converted to tourist hotel rooms on 4th Street. Please continue this for about a month. At least more than one week. This is really important to the Planning Commission. Understanding there is a whole lot of people in the South and Market area in residential area. And there was a big struggle when we did the enter the area plans for the South of Market. And so there was a lot of care put into this by the people in this and work South and Market to make sure that services were provided. You need to have real input and real thinking about what's going on here. So that you may be aware of and think through this.

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