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.