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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

San Francisco Planning Commission Hearing – October 16, 2025: Fire Training Facility and Legacy Business Protections

Planning Commission — Thursday, October 16, 2025

BodySan Francisco, California

SessionPlanning Commission

DateThursday, October 16, 2025

StatusFILED

Video Record

0:00 / 2:17:01

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:07

Okay, good afternoon and welcome to the San Francisco Planning Commission hearing for Thursday, October 16th, 2025.

0:14

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.

0:20

Each speaker will be allowed up to three minutes.

0:22

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

0:27

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

0:33

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.

0:40

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

0:44

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

0:48

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

0:54

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

0:56

Commission President So.

0:58

Present.

0:58

Commission Vice President Moore.

1:00

Commissioner Braun.

1:02

Here.

1:02

Commissioner Campbell.

1:03

Commissioner Imperial.

1:04

Here.

1:05

And Commissioner McGarry.

1:07

Thank you, Commissioners.

1:08

We expect Commissioner Williams to be out today.

1:11

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

1:14

Item one, case number 2021, hyphen 005878 CWP for planning administrative codes, tenant protections related to residential demolitions and renovations.

1:26

Is proposed for continuance to November 6, 2025.

1:29

Item two, case number 2025, hyphen 00242 CU885 Liberty Street.

1:35

Conditional use authorization is proposed for continuance to December 4th, 2025.

1:40

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

1:48

Again, you need to come forward.

1:50

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

2:01

Commissioner Commissioner Imperial.

2:04

Move to continue items one and two as proposed.

2:08

Second.

2:09

Thank you, Commissioners.

2:10

On that motion to continue items as proposed.

2:12

Commissioner Campbell.

2:13

Commissioner McGarry.

2:15

Commissioner Braun.

2:16

Aye.

2:16

Commissioner Imperial.

2:17

Aye.

2:18

Commissioner Moore.

2:19

Aye.

2:19

And Commissioner President Seo.

2:20

Aye.

2:21

So move, Commissioners.

2:22

That motion passes unanimously six to zero.

2:24

Placing us under your consent calendar.

2:26

All matters listed here under constituted consent calendar are considered to be routine by the planning commission and may be acted upon by a single roll call vote.

2:35

There will be no separate discussion of these items unless a member of the Commission, the public or staff so requests.

2:40

In which event the matter shall be removed from the consent calendar and considered as a separate item at this or a future hearing.

2:47

Item three, case number 2013, point zero four five three zero CUA-02 at 1301 Van S.

2:56

Avenue, conditional use authorization.

2:58

And item four, case number 2025, hyphen 004595, CU8 2847, Mission Street, conditional use authorization.

3:08

Members of the public, this is your opportunity to request that either of these two consent calendar items be pulled off of consent and considered under the regular calendar today or a future hearing, seeing none.

3:22

Public comment is closed, and your consent calendar is now before you, Commissioners.

3:25

Commissioner Brown, move to approve items three and four on consent.

3:29

Second.

3:30

Thank you, Commissioners.

3:31

On that motion to approve items on consent.

3:33

Commissioner Campbell, Commissioner McGarry, Commissioner Braun.

Discussion Breakdown — Share of Meeting

Land Use█████████████████████████████████████████████70%

Engineering And Infrastructure██████9%

Economic Development██████9%

Procedural███5%

Community Engagement█2%

Public Comment█2%

Affordable Housing█1%

Historic Preservation█1%

Public Health█1%

Summary of Proceedings

San Francisco Planning Commission Hearing – October 16, 2025

The San Francisco Planning Commission met on October 16, 2025, handling routine administrative items and deliberating on significant zoning amendments. Key discussions included unanimous approval for a new fire training facility and a divided vote on legislation aimed at protecting legacy businesses from displacement.

Consent Calendar

Items 3 and 4, conditional use authorizations for 1301 Van S Avenue and 2847 Mission Street, were approved unanimously as routine matters.

Public Comments & Testimony

During general public comment, a speaker (Georgia Shutish) made vague, critical remarks about the commission's role. Another speaker raised concerns about demolition determinations, arguing that the Planning Commission should not cede authority to the Department of Building Inspection.
On Item 11 (legacy business protections), Peter Stevens from Build Affordable Faster California expressed support for the legislation, stating that legacy businesses deserve protections. Kristen Evans from Small Business Forward also supported the measure, arguing that it is necessary to counteract landlord practices that lead to vacancies and displacement until state law reforms occur.
On Item 12 (55 Retiro Way), neighbors Deborah Hawley (on behalf of the former owner of 12 Retiro Way), Robert Rogers, and Beth Marcus Lucrich opposed the project due to impacts on light, air, and privacy, particularly for windows and decks adjacent to the proposed addition.

Discussion Items

Item 10: Zoning Map Amendments for 1236 Carroll Avenue: Planning staff recommended approval to change the zoning to public and increase height limits to facilitate a consolidated fire training facility for the San Francisco Fire Department. Assistant Deputy Chief Gareth Miller emphasized the project's essential role in training firefighters and EMTs. Commissioners expressed full support, noting thoughtful design to mitigate impacts on nearby future housing.
Item 11: Planning Code Amendment for Legacy Businesses: Calvin Yan, representing Supervisor Connie Chan, presented legislation requiring conditional use authorization (CU) for new businesses occupying spaces previously held by displaced legacy businesses in neighborhood commercial districts. Supervisor Chan's position was full support, arguing it balances community needs. Planning staff, represented by Lisa Gluckstein, recommended disapproval, stating that CUs are a misapplied land use tool for economic challenges and could unintentionally harm small businesses. Commissioners debated; some supported protection as a preservation tool, while others favored direct assistance programs over regulatory hurdles.
Item 12: Discretionary Review for 55 Retiro Way: Staff architect David Winslow recommended taking discretionary review to modify the project, reducing height and removing a roof deck to address privacy and light concerns for adjacent properties. The DR requester and neighbors detailed adverse impacts. The project sponsor's architect defended the design as necessary for improving livability. Commissioners negotiated compromises, including additional setbacks.

Key Outcomes

Continuance calendar items and consent calendar items were approved unanimously.
Item 10: Recommendation for approval of zoning amendments for the fire training facility passed unanimously 6-0.
Item 11: Recommendation for disapproval of the legacy business legislation passed 4-2, with Commissioners Imperial and Moore voting against.
Item 12: Discretionary review was taken with staff modifications, including pulling back the vertical addition to a specified setback line; the motion passed unanimously 6-0. The zoning administrator indicated intent to grant a variance with similar conditions.

Meeting Transcript

Okay, good afternoon and welcome to the San Francisco Planning Commission hearing for Thursday, October 16th, 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. And 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 cued 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 So. Present. Commission Vice President Moore. Commissioner Braun. Here. Commissioner Campbell. Commissioner Imperial. Here. And Commissioner McGarry. Thank you, Commissioners. We expect Commissioner Williams to be out today. First, on your agenda is consideration of items proposed for continuance. Item one, case number 2021, hyphen 005878 CWP for planning administrative codes, tenant protections related to residential demolitions and renovations. Is proposed for continuance to November 6, 2025. Item two, case number 2025, hyphen 00242 CU885 Liberty Street. Conditional use authorization is proposed for continuance to December 4th, 2025. Members of the public, this is your opportunity to address the commission on their continuance calendar, only on the matter of continuance. Again, you need to come forward. Seeing none, public comment is closed, and your continuance calendar is now before you, Commissioners. Commissioner Commissioner Imperial. Move to continue items one and two as proposed. Second. Thank you, Commissioners. On that motion to continue items as proposed. Commissioner Campbell. Commissioner McGarry. Commissioner Braun. Aye. Commissioner Imperial. Aye. Commissioner Moore. Aye. And Commissioner President Seo. Aye. So move, Commissioners. That motion passes unanimously six to zero. Placing us under your consent calendar. All matters listed here under constituted consent calendar are considered to be routine by the planning commission and may be acted upon by a single roll call vote. There will be no separate discussion of these items unless a member of the Commission, the public or staff so requests. In which event the matter shall be removed from the consent calendar and considered as a separate item at this or a future hearing.

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