San Francisco Planning Commission Hearing on Tenant Protections, Bridge EIR, and More – November 6, 2025
San Francisco Planning Commission Hearing – November 6, 2025
The San Francisco Planning Commission met on Thursday, November 6, 2025, for a regular hearing. The meeting began with roll call, continuances, and consent calendar approvals (7-0). Major agenda items included a landmark Tenant Protections Ordinance (TPO) aimed at strengthening protections for renters facing displacement from demolitions and renovations, the certification of the Final Environmental Impact Report (EIR) for the Islais Creek Bridge replacement, and a conditional use authorization to remove an unauthorized dwelling unit at 175 Margaret Avenue. The commission heard extensive public testimony, debated amendments, and voted on each item.
Consent Calendar
- Items 4 (440 Potrero Avenue Conditional Use) and 5 (case 2022-008315) were approved on a single roll call vote (7-0).
Public Comments & Testimony
- Item 11 (Tenant Protections Ordinance): Over 20 members of the public spoke, with most strongly supporting the ordinance and urging adoption of amendments from Supervisor Chen and Supervisor Melgar. Speakers included representatives from the Castro LGBTQ Cultural District, Housing Rights Committee, REP SF Coalition, Mission Economic Development Agency, Young Community Developers, and tenant advocates. They emphasized the need for stronger demolition definitions, mandatory conditional use standards, harassment protections, Ellis Act disclosures, and priority protections for low-income tenants and communities of color. A few speakers expressed concerns about potential unintended consequences on housing supply but generally supported the direction.
- Item 12 (Islais Creek Bridge EIR): No public comment was offered.
- Item 13 (175 Margaret Avenue): No public comment was offered.
Discussion Items
- Director’s Announcements: Planning Director Phillips announced successful distribution of replacement food benefits for families affected by the federal shutdown, praised the Urban Land Institute conference in San Francisco, and reported the departure of senior leader Miriam Chong. A reorganization plan was detailed: equity work will be elevated department-wide under Lisa Gibson, and community planning teams will move under Rachel Tanner. Commissioner Williams expressed concern about maintaining community relationships after the transition.
- Review of Past Events (Item 10): Legislative Affairs Manager Aaron Starr reported on recent Board of Supervisors land use committee actions, including the proposed Gateway Special Use District, adaptive reuse ordinance, planning fees ordinance, and legacy business protection legislation. The Family Zoning Plan economic impact report was presented, and several amendments were advanced to the full board.
- Item 11 – Tenant Protections Ordinance (TPO): Supervisors Chen and Melgar presented the ordinance and their amendments. Staff (Melena Leon Ferrera) gave a detailed presentation explaining that the TPO codifies and expands SB 330 requirements, including enhanced relocation payments (e.g., a family of four at 50% AMI could receive $2,227/month for up to 39 months, totaling over $86,000), expanded definition of existing occupants, a right of first refusal, and mandatory replacement of protected units. The department recommended adoption with modifications. Commissioners debated the appropriate threshold for conditional use findings (80% vs. 70%) and the definition of demolition. Commissioner Imperial and others pushed for stronger protections, especially for Priority Equity Geographies. Commissioner Moore supported retaining 80% and urged further study of demolition thresholds. The commission voted unanimously to recommend approval with modifications.
- Item 12 – Islais Creek Bridge EIR: Staff (Liz White) presented the Final EIR, noting the bridge’s poor structural rating (20 out of 100) and the need to address sea level rise and seismic deficiencies. The preferred variant reduces closure from 24 to 15 months for vehicles and pedestrians, with transit closure up to 24 months. Significant unavoidable impacts to historic resources and transit delay remain. Mitigation measures include community engagement and a mobility strategy. Commissioner McGarry raised concerns about freight access, and Commissioner Williams questioned community outreach (staff listed 10+ organizations consulted). The commission certified the EIR (7-0).
- Item 13 – 175 Margaret Avenue Conditional Use: Staff (Heather Samuels) recommended approval to remove an unauthorized dwelling unit built without the owner’s knowledge. The property owner, a daughter who inherited the home, stated that the master tenant constructed the unit in 2011 and vacated in 2022. The owner used the Ellis Act to exit the rental market. Commissioners Moore and Imperial found the situation unique and the owner acted in good faith. The commission approved the conditional use (7-0).
Key Outcomes
- Tenant Protections Ordinance: Approved for recommendation to the Board of Supervisors with modifications (including staff and supervisor amendments) by a unanimous 7-0 vote. Further study on demolition thresholds and harassment protections was directed.
- Islais Creek Bridge Final EIR: Certified unanimously (7-0). The project will next seek approvals from the Director of Public Works and the SFMTA Board.
- 175 Margaret Avenue Conditional Use: Approved with conditions (7-0), allowing removal of the unauthorized unit and restoration to single-family use.
Meeting Transcript
Okay, good afternoon and welcome. To the San Francisco Planning Commission hearing for Thursday, November 6, 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 Sohn Vice President Moore. Commissioner Braun. Here Commissioner Campbell. Commissioner Imperial. Here. Commissioner McGarry and Commissioner Williams. Here. Thank you, Commissioners. First on your agenda is consideration of items proposed for continuance. Item one, case number 2024, hyphen 011548 DRP, 02. At 2867 Green Street, discretionary review is proposed for continuance to November 13th, 2025. Item two, case number 2025, hyphen 006246 PCA. Definitions. So we should take public comment. Members of the public, this is your opportunity to address the commission on their continuance calendar only on the matter of continuance. You need to come forward. Seeing none, public comment is closed. Your continuance calendar is now before you, Commissioners. Commissioner Brown. Move to continue all items as proposed. Second. Thank you, Commissioners. On that motion to continue items as proposed. Commissioner Campbell. Aye. Commissioner McGarry. Aye. Commissioner Williams. Aye. Commissioner Braun. Aye. Commissioner Imperial. Aye. Commissioner Moore. Aye. And Commissioner President Seo. Aye. So move Commissioners. That motion passes unanimously seven to zero.
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