San Francisco Planning Commission Meeting - January 22, 2026

The San Francisco Planning Commission convened on January 22, 2026, to address multiple planning matters including budget presentations, legislative amendments, and development project reviews. The meeting featured significant discussions on departmental reorganization, budget challenges, and state housing law applications.

Opening and Procedural Matters

Commission President Soh called the meeting to order with all seven commissioners present: President Soh, Vice President Moore, and Commissioners Braun, Campbell, McGarry, Williams, and Imperial. The commission approved continuances for several items, including:

• Item 1 (77 Broad Street): Continued to February 12, 2026
• Item 2 (2785 San Bruno Avenue): Indefinitely continued
• Item 6 (Election of Officers): Continued to January 29, 2026
• Item 12 (2620 20th Street): Continued to February 19, 2026

The consent calendar item for 760 Bryant Street conditional use authorization passed unanimously 7-0.

Commission Matters and Department Updates

Commissioner Imperial thanked staff for following up on autonomous vehicle (AV) traffic analysis research from the San Francisco County Transportation Authority (SFCTA). He emphasized the need for more data from AV companies to better assess traffic impacts and inform planning decisions about AV parking placement in neighborhoods.

Director's Announcements

The director announced a major organizational change: the Mayor's office initiated a process to unify the Permit Center, Planning Department, and Department of Building Inspection (DBI). Over the next 30 days, 20 positions from the Permit Center and 20 IT positions from DBI will transfer to the Planning Department. This transfer will come with its own revenue through work orders and will not impact the current budget presentation.

Historic Preservation Commission Update

The Historic Preservation Commission considered its first batch of landmarks related to the family zoning plan, with multiple landmarks sponsored by Supervisor Mandelman. Two were continued to February at the property owner's request, and the commission initiated amendments to the Compton's Cafeteria landmark designation.

Fiscal Years 2026-2028 Budget and Work Program

Deborah from the Planning Department presented the proposed budget, emphasizing fiscal responsibility amid challenging revenue projections.

Budget Overview

Revenue Challenges:

• The city faces continued budget deficits with expenditures projected to outpace revenues citywide
• No specific general fund reduction target has been assigned to the Planning Department yet
• Fee revenue is expected to remain consistent with current year levels
• Major grant funding decline: Previous budget cycles included high-dollar grants that are no longer available
• Confirmed grants for upcoming budget: Ocean Protection Council ($735,000), HUD Pro Housing ($1.5 million), and National Park Service ($40,000)
• Any additional grants would require Board of Supervisors approval through accept-and-expend processes

Fee Collection Improvement: The department implemented a significant change to collect 100% of fees for most building permit reviews upfront, versus the previous 25% upfront and 75% at issue. This change was legislated in November 2025 and helps stabilize revenue flow.

Expenditure Breakdown:

• 74-76% salary and fringe benefits (personnel costs)
• Overhead costs controlled by Controller's Office
• IT equipment request: Equipment out of maintenance since 2018, requested multiple years, considered necessary for infrastructure
• Interdepartmental services charges from other departments

Organizational Restructuring

The department announced several organizational changes to improve efficiency:

Division Name Changes:

• Current Planning → Development Review
• Citywide Planning + Community Equity Team → Community Planning
• Environmental Planning (retained name)

Environmental Review Integration: Lisa Gibson (Environmental Review Officer) and Liz Wadi explained a strategic reorganization:

• Moving to Development Review: Staff handling intake environmental screening (2 positions), cultural resources staff (3 positions joining ~18 historic preservation staff already in current planning), and staff handling lower-tier environmental reviews (exemptions, CPEs, GPEs, Neg Decs)
• Remaining in Environmental Planning: Public projects (which haven't benefited from housing streamlining) and complex Environmental Impact Reports (EIRs) requiring specialized expertise
• Goal: Create seamless integration where development review and environmental review can eventually be handled by the same planner through cross-training, with embedded environmental experts on development review teams

Equity Team Reorganization:

• Three FTE positions dedicated to equity work serving the entire department
• Leadership under Lisa Gibson
• Focus on internal departmental racial and social equity work, external community engagement, and equity council support
• Community liaison and planning work integrated into Community Planning division
• Phase 2 equity plan adopted in June 2025, with next update to Office of Racial Equity due spring 2026

Vacancy Management Strategy

The director explained a cautious approach to filling vacancies as protection against potential future cuts and layoffs. Positions are only being filled if fundamentally required, with the department holding strategic vacancies (including one in environmental review following Liz White's departure) until clarity on potential mayoral budget cuts.

Commissioner Feedback

Commissioners unanimously supported the budget approach:

• Commissioner Moore: Praised the department's "steady hand on the helm" and fiscal responsibility
• Commissioner Braun: Requested more frequent updates on equity plan implementation beyond once yearly, emphasized importance of tracking priorities and understanding general fund competition
• Commissioner Imperial: Supported cross-collaborative functions, expressed concern about community liaison positions remaining vacant, requested twice-yearly or year-end updates on plan implementation progress (similar to family zoning plan updates)
• Commissioner Williams: Emphasized importance of racial and social equity centering in housing element work, requested more frequent equity updates than annually
• Commissioner McGarry: Noted optimistic outlook with "2026 is teed up" based on construction industry feedback, praised the cross-training efficiency model
• President Soh: Acknowledged federal/state grant cuts (noting climate change funding shifts), expressed hope for local tax revenue growth, thanked staff for maintaining focus on equity, community programs, housing policy, and housing element implementation despite challenges

The budget will return to the commission in February for formal endorsement after Historic Preservation Commission review.

Limited Commercial Uses Planning Code Amendments (Case 2025-010671 PCA)

Supervisor Jackie Fielder's office introduced legislation to allow limited commercial use (LCU) businesses to make minor expansions.

Background and Intent

Anna Herrera from Supervisor Fielder's office explained the legislation arose from Casa Maria's situation—a beloved 20-year neighborhood grocery store at 23rd and South Van Ness in the Mission District's Calle 24 Latino Cultural District. The store serves low-income families and seniors with fresh produce, meat, and Latin American food staples. The owner, Socorro Arana (known as "Coco"), operates seven days a week and needed to legalize a rear yard structure containing refrigerators that the business has relied on since opening. Without this space, the store would close.

Under current code, LCUs cannot be "enlarged, expanded, or intensified." The proposed ordinance creates a path for expansions while prohibiting residential conversions or demolitions.

Key Provisions

• Allows LCU expansions while maintaining non-residential use size limits
• Emphasizes no residential conversions or demolitions (per Section 317)
• Allows expansions into required rear yards through Zoning Administrator review (outside variance hearing process)
• Administrative review process replaces variance requirement

Staff Recommendations

Veronica Flores presented three recommended modifications, all supported by the supervisor:

1. Housing Services Protection:

• Require applicants/property owners to submit affidavits identifying existing housing services (off-street parking, laundry facilities, storage areas)
• Confirm tenant notification of any housing service relocations
• Document just compensation for removed services
• Similar to existing local ADU program requirements

2. Zoning Administrator Review Criteria:

• Establish clear thresholds for evaluating rear yard expansion requests
• Consider: loss of open space, demonstrated practical difficulty for LCU, additional flexibility for corner lots
• Address minor expansions not triggering Section 317 thresholds
• Include considerations for noise and bright lights (added per Commissioner Moore's request)

3. Primary Unit Protection:

• Prohibit expansions into any portion of residential units
• Prevent reduction of residential unit square footage
• Address impacts beyond complete removal/elimination covered by Section 317

Public Support

Socorro Arana testified about Casa Maria's 20-year service to the community, selling culturally relevant foods at discounts to low-income families, serving customers from babies to seniors, and operating 365 days a year. He emphasized the back space is essential for refrigerators keeping food fresh.

Susana Rojas, Executive Director of Calle 24 Latino Cultural District, testified that Casa Maria is "not just a store" but "part of daily life and the fabric of our community," serving as a trusted neighborhood anchor for working families, seniors, and long-time residents. She emphasized the legislation protects legacy small businesses, prevents displacement, and keeps cultural districts vibrant and accessible.

Commissioner Discussion

Commissioners unanimously supported the legislation:

• Commissioner Braun: Appreciated the move toward greater acknowledgement of mixed-use areas, noted this aligns with previous corner store legislation supporting walkable community anchors
• Commissioner Campbell: Called it an opportunity to "right a wrong" for outdated code affecting LCUs citywide, moved to adopt with staff modifications
• Commissioner Williams: Expressed full support, acknowledged Casa Maria's service to the community but requested more than once-yearly updates on equity work
• Commissioner Moore: Supported detailed modifications, raised concerns about noise from garbage removal, loading, and bright lights affecting adjacent residential bedrooms, especially during off-hours
• President Soh: Praised Mission District's walkable fabric with corner grocery stores on every block, emphasized importance of maintaining neighborhood vibrancy, requested consideration of numeric square footage limits similar to ADU regulations for clarity and streamlining

Zoning Administrator Corey Teague confirmed the administrative review would consider housing services impacts, open space impacts, need versus want assessment, and impacts on adjacent properties, all as part of the project application rather than a separate variance process.

The commission voted unanimously 7-0 to adopt a recommendation of approval with staff modifications.

329 Bryant Street Housing Development Project (Case 2025-011852 PPS)

Steve Allen from Stanton Architecture presented an informational pre-application for a residential tower under SB 330 (to lock in planning code) and SB 423 (housing development project).

Project Details

• Location: 329 Bryant Street, surrounded by Bryant Street (north), Federal Street, and Rincon Alley; adjacent to Bay Bridge off-ramp from Fremont Street
• Base units: 130 units
• Using state density bonus: 100% increase requesting additional 130 units
• Total units: 260 units
• Height: 33 stories
• Below grade: 3 stories below Bryant Street with parking
• Parking: 139 stalls (approximately 0.5 spaces per unit)
• Bicycles: 313 bicycle spaces noted by public

Public Opposition

Three residents spoke with significant concerns:

Sue Bushnell raised traffic impacts, noting Bryant Street, 2nd Street, and 3rd Street Bay Bridge approaches are "a nightmare" during evening rush and baseball games. She questioned how 139 parking spaces serve 260 units, noting residential parking in the area is already a nightmare. She asked how neighborhood concerns are addressed and residents kept informed.

Masha Geller (resident at 301 Bryant) detailed:

• Building would be less than 15 feet from her kitchen window, extending into it by about 15 feet
• Lot is less than half an acre—too small for building of this size
• Federal Street and Rincon Alley serve as de facto Bay Bridge approach (illegal left turn everyone makes)
• Bryant Street is HOV-only Bay Bridge approach (not enforced)
• The intersection received 4,000+ speeding tickets when cameras installed—more than anywhere else in city
• Heavy traffic from Chase Center, Oracle Park, Embarcadero events, Ferry Building
• No commercial level/corner store planned—residents will use all 139 cars and 313 bikes
• Concerns about crane placement, building materials storage, protection of Rincon Alley's 36-year historic paving registry
• Adjacent buildings affected: 200 Brannon, One Federal, Bayside Village
• "Does not fit the character of South Park"

Commissioner and Staff Response

Commissioner Moore clarified for the public that under SB 423 and SB 330, the Planning Commission is only advisory and cannot approve or deny the project. She compared the submission unfavorably to a recent 555 Battery Street SB 330 project, stating this presentation "falls short" of fully explaining the project, particularly ground floor operations and treatment of two adjoining historic buildings (middle building to be demolished is not contributory, but other two are).

Commissioner Braun encouraged project sponsor to refine based on input and continue community engagement, noting staff hasn't reviewed yet and environmental analysis may identify traffic/congestion issues. He questioned the lack of three-bedroom affordable units in the packet.

Project sponsor clarified the three-bedroom affordable unit omission was an oversight—deed restrictions would be proportionally spread across unit types as required.

Commissioner Braun advocated for reducing the parking ratio further (currently 0.5 spaces/unit) to discourage single-occupant vehicle travel, noting this benefits both sustainability and addresses community traffic concerns, while acknowledging marketability considerations for condos.

Commissioner Williams reiterated frustration with SB 423/330 removing local authority as an "unintended consequence," emphasizing the importance of community say in neighborhood development. He encouraged the project sponsor to be "sensitive to concerns of the community" and listen to neighbors to "foster goodwill."

Commissioner Moore identified a likely typo in project documents listing 220 affordable units and 40 market rate units (should be reversed).

The ministerial process will proceed based on compliance with objective planning code requirements and state laws.

Key Outcomes

• Budget FY 2026-2028: Informational presentation received; will return for endorsement in February after HPC review
• Limited Commercial Uses Expansion: Unanimously recommended for approval 7-0 with three staff modifications protecting housing services, establishing ZA review criteria, and preventing residential unit reductions
• 329 Bryant Street: Informational pre-application received with significant community concerns documented; ministerial review to proceed under state housing laws
• Departmental reorganization: Environmental review functions partially integrated into development review; community equity and citywide planning unified; strategic vacancy management to avoid layoffs