San Francisco Planning Commission Meeting - July 31, 2025

The San Francisco Planning Commission held a regular meeting on July 31, 2025, beginning at approximately 2:15 PM. The agenda included continuances, consent calendar items, informational presentations, and discretionary review cases. The Commission voted on several items, including extensions of project timelines and approval of a roof deck and a third-story addition with modifications.

Consent Calendar

• Items 1 through 7 (Conditional Use Authorizations at 1488 Lombard St, 1499 Webster St, 2059 Chestnut St, 1720 Fulton St, 811 Sansome St, 5299 3rd St, and 1303 Larkin St) were approved unanimously (7-0) without discussion. Commissioner Campbell recused herself from item 3 (2059 Chestnut St) due to a conflict of interest, but the item was still approved on consent.
• Items 8A-D (130 Townsend St) were pulled from consent by a public speaker and considered separately under the regular calendar.

Public Comments & Testimony

• Continuance items (14A/B, 906 Broadway): Three speakers supported the continuance, citing a need for more neighborhood review and concerns about parking, noise, and the 2 a.m. provision. One speaker requested the developer revise the late-night hours.
• General Public Comment: Several speakers addressed non-agenda topics:
  • George Shutish described long-term concerns about demolitions in Noe Valley and urged adjustments to Section 317 and SB 423 to protect priority equity neighborhoods.
  • Mary Joe McConnell (88 King St) expressed frustration with the procedural complexity and asked for clearer guidance for participants.
  • Mark Bruno (St. Vincent DePaul Society, North Beach) requested data on the number of residential buildings with affordable units affected by the upzoning; he stated the Planning Department had not provided the information.
  • Asia and Peter Stevens (Build Affordable Faster/Todco) requested clarity on SB 79's impact, including a map of affected areas and interaction with RHNA numbers.
  • Paul Werman criticized the Commission for ignoring traffic and transit impacts in a prior CU decision (Fillmore/Nordstrom Local), citing Section 303 of the Planning Code; he said he felt betrayed and that trust in the department was damaged.
  • A senior resident of 1303 Larkin St objected to the removal of an age restriction (seniors only) on the consent calendar item, arguing that younger low-income residents, including drug users, could be housed next to vulnerable seniors. She stated the social workers had not been informed.
  • A West Fillmore resident of 51 years requested help from the Planning Department to engage with American Realty regarding development in the Fillmore, noting displacement of African American residents.
• Item 13 (Design Standards): Public comment included:
  • George Shudish highlighted the need to preserve mid-block open space and family-friendly housing, citing examples of three-bedroom flats as a good template.
  • Monica Morse (District 7) asked that the new design standards apply to all streets (not just interior lots), include side setbacks and stepbacks in detached neighborhoods, clarify relation to existing code, and add guidelines on cladding and fenestration. She urged removal of density decontrol.
  • Lisa Napoli (District 7) echoed concerns about density decontrol leading to demolition and tiny units, advocating for objective standards for detached districts.
  • Robert Fruckman (District 5) argued the proposed standards constrain development, violating housing element programs and SB 330; he said the city must evaluate financial costs and adjust the rezoning target upward.
• Item 17 (1025 Ashbury St): Two DR requesters spoke:
  • Sandra Gasser (1000 Ashbury #1), across the street, stated the proposed third story would completely block her view of the park and horizon, which she had enjoyed for 40 years. She proposed a glass deck on the existing roof and reorientation of the stair penthouse.
  • Garrender and Crystal Greyvall (1035 Ashbury St), immediate neighbors to the south, argued the plans did not comply with Section 311 D7H by failing to show their windows and light well. They requested a continuance to include those details, and suggested a side setback and removal of the stair penthouse to reduce massing.
• Item 15 (863 Carolina St): No public comment.

Discussion Items

• Items 8A-D (130 Townsend St, 3-year extension): Staff presented the request to extend the performance period of a mixed-use project (office, retail, PDR) approved in 2021. The project includes a 4-story addition to the landmark building and a new 6-story rear building. The sponsor cited market conditions and need for time to find a developer. Public comment: one nearby resident opposed the extension, citing loss of views, sunlight, and TV signals; another resident (88 King St) raised concerns about construction noise, dust, and congestion on a small footprint, and questioned the need for more office space given high vacancy. The Commission approved the extension unanimously (7-0), with Commissioner Williams acknowledging the neighbors' concerns about vacant commercial space.
• Item 13 (Small Project Amendments to Citywide Design Standards): Staff presented an informational update on objective design standards for smaller residential projects (55 ft lot width or height, residentially zoned). Standards address single-lot massing, multiple-building massing (e.g., SB9), and parking. Public comment included concerns about constraints on development, loss of green space, and need for preservation. Commissioners discussed technical details: minimum unobstructed sidewalk width, curb cuts, snout garages, rear yard plantings, and fenestration. Staff noted that the standards are a living document and will be refined based on feedback.
• Item 15 (863 Carolina St, Roof Deck CUA): Staff reported that the project is code-compliant and would be approved over the counter today, but a 2018 condition of approval prohibited the roof deck. The sponsor proposed a retractable skylight and no stair penthouse. The Commission approved the CUA unanimously (7-0), with Commissioner Campbell asking if future rule changes could allow automatic approval without a hearing.
• Item 17 (1025 Ashbury St, Discretionary Review): The project proposes a third-story addition over a two-story single-family home on a through lot (Ashbury and Downey Sts). Staff recommended approval with modifications to add a privacy screen and set back the roof deck. DR requesters argued for denial or modifications. The project sponsor presented the design, noting the building is shorter than neighbors and that the roof deck allows for aging-in-place. After debate, the Commission voted 6-1 to take discretionary review and approve with staff modifications (Commissioner Williams voted no). The motion noted that the standard for exceptional and extraordinary circumstances was not met, and that view protection does not preclude reasonable development.

Key Outcomes

• Continuances granted: Items 14A and 14B (906 Broadway) continued to October 2, 2025; Item 16 (2867 Green St) continued to October 9, 2025. Votes were unanimous.
• Consent Calendar (Items 1-7): Approved unanimously (7-0).
• 130 Townsend St (Items 8A-D): Approved extension of performance period by 3 years to July 31, 2028, and administrative corrections to conditions. Vote: 7-0. The acting zoning administrator granted the corresponding variance.
• Citywide Design Standards (Item 13): Informational only; no vote. Staff will incorporate feedback and return for adoption later in 2025.
• 863 Carolina St (Item 15): Conditional Use Authorization approved (7-0).
• 1025 Ashbury St (Item 17): Discretionary Review taken, project approved as modified (6-1, Commissioner Williams dissenting).