San Francisco Planning Commission Hearing – February 12, 2026

The San Francisco Planning Commission convened on February 12, 2026, for a full agenda covering continuances, budget approval, environmental impact reports, land use entitlements, and a contentious discretionary review. The meeting lasted from 2:15 PM through the evening. Key actions included unanimously adopting the department's FY26-28 budget, holding a public hearing on the Freedom West 2.0 draft EIR, approving modifications to BMR restrictions at 949 Post Street, approving a duplex at 430 Green Street with conditions (5-2), approving a self-storage conversion at 799 Van Ness Avenue (unanimously), and continuing the discretionary review for a rooftop Airstream trailer to March 12, 2026.

Consent Calendar

• Items 1-2 (Continuances): Two cases were continued: 77 Broad Street (DRP) to March 19, 2026, and 2089 Engle Street (CUA) to March 26, 2026. Approved 7-0.
• Item 4 (Minutes): The January 22, 2026, minutes were adopted; the January 29, 2026, minutes were continued to February 19, 2026, to capture more detail from public comment. Approved 7-0.

Public Comments & Testimony

• General Public Comment: Patricia Boye (Marina Cow Hollow Neighbors) spoke on historical planning issues, urging caution on integration of departments and highlighting affordable housing challenges for recent college graduates.
• Item 9 – Freedom West 2.0 DEIR: Several residents and community leaders testified. Rudy Gonzalez (Building Trades Council) said the EIR is thorough and mitigation measures are implementable. Cynthia Gomez (Unite Here Local 2) raised concerns about hotel worker wages, parking, and bicycle spaces. Michelle Brown, Maddie Scott, and Richard O'Neill (Freedom West residents) spoke in strong support, emphasizing the community-led process and need to avoid further delays. Patricia Boye (again) cautioned about displacement promises.
• Item 12 – 799 Van Ness (Self-Storage): Irene Cohn (Opera Plaza resident) opposed, calling the storage use an “insult to the neighborhood.” Jayanthony Manjivar (Carpenters Union) and Rudy Gonzalez supported the project for union jobs and building activation. Darwin McCready and Bob Bastas (nearby residents) opposed due to lack of street activation. Rene Colorado (Tenderloin Merchants Association) supported.
• Item 14 – 2303 Filbert Street (DR): Over 90 letters of opposition were received. More than a dozen speakers (including Deborah Hawley for the DR requester, Ed Chow, Melissa Kleinbart, and neighbors) testified against the Airstream and catwalk, citing privacy, light, noise, glare, historic incompatibility, and safety. The project sponsor (Corey Covington) offered concessions but faced strong neighborhood resistance.

Discussion Items

• Item 5 – Commission Comments & Questions: President Campbell discussed a Feb. 5 letter from Supervisor Chen concerning BMR housing obligations under RENA. Director Phillips outlined plans for a memo (due end of Feb.) and a full hearing in March on affordable housing production, funding tools (EIFD), and land banking. Commissioner Williams highlighted the need to distinguish between approved units and those actually under construction. Vice President Moore raised the single-stair design competition (won by David Baker Architects), urging commission support to advance state-level code changes.
• Item 6 – Director’s Announcements: Director Phillips noted ongoing work on single-stair issues, integration with DBI and Permit Center (40 staff transferring), and cost savings through technology alignment. Liz Wadi launched PermitSF portal with three initial permit types (window/door/siding replacements, fire alarms/sprinklers, special event front door). First permit was issued that day. Commissioners praised the effort toward transparency and equitable access.
• Item 7 – Review of Past Week's Events at BOS: Audrey Merloni reported on the land swap ordinance (approved by committee and first read), parking/driveways ordinance (passed), code corrections (passed), alcohol sales in movie theaters (first read). At the board, appeals on 3333 Mission Street (denied), SFO RADP (denied), and 825 Sansom Street (disapproved after sponsor withdrew) were heard. Also, appeals on 350 Amber Drive (wireless pole) were denied with additional conditions.
• Item 8 – Department Budget FY26-28: Deborah Landis and Bianca Chu presented the proposed budget. Revenue: fee revenue stable, grant revenue down, expenditure recovery stable. General fund reduction target of $880,000 was met by cutting long-vacant positions and renegotiating rent. Transfer of 40 staff from DBI/Permit Center added $10M in salary costs offset by work orders. Commission adopted the recommendation unanimously (7-0).
• Item 9 – Freedom West 2.0 DEIR: Megan Kalpin presented the draft EIR for public comment. The project would demolish existing co-op buildings and construct 15 buildings up to 335 feet tall, including replacement co-op units, additional housing, hotel, commercial, and community spaces. Significant unavoidable impacts identified for historic resources, noise, air quality, and wind. Four alternatives were analyzed. The comment period ends Feb. 27, 2026. Commissioners praised the EIR's thoroughness; no vote was taken.
• Item 10 – 949 Post Street BMR Modification: Dakota Speicher presented a request to remove senior age restriction, increase income limits to 80% AMI, use VASH and Section 8 vouchers, and raise pricing AMI to 70%. Department supported three of four modifications but opposed raising pricing AMI to 70% because it would reduce depth of affordability. Project sponsor John Warner and Serena Shen described severe vacancies (7 units empty), large financial losses ($18K/month), and difficulty leasing small units in the Tenderloin. Commissioner Imperial questioned stability of non-Section 8 subsidies. Commissioner Braun moved to approve per department recommendations (excluding the pricing AMI increase). Approved 7-0.
• Item 11 – 430 Green Street Duplex: Dakota Speicher presented a conditional use for demolition of a single-family home to build a two-unit duplex with one parking space in the Telegraph Hill/North Beach SUD. A rear yard variance was also requested. Neighbor Connie Ng opposed, citing loss of light and air to her three-unit building. The project sponsor offered design modifications: replace stair penthouse with hatch, reduce fourth-floor height to 10 feet, add privacy screens to decks, and work to minimize mechanical penthouse. Zoning Administrator Cory Teague supported the variance with those conditions. The motion to approve with conditions passed 5-2 (Commissioners Williams and Moore dissenting).
• Item 12 – 799 Van Ness Self-Storage: Christy Alexander presented the proposal to convert a vacant former Mini Cooper dealership into a self-storage facility (Storage Star). The building is historic (Willis Polk). The Historic Preservation Commission had recommended waiving active use requirements. Project sponsor Melinda Sarjapour and CEO Matt Garibaldi highlighted community benefits: union labor, historic restoration, security measures, and a mural. Public comment was divided. Commissioner Braun moved to approve; the motion passed 7-0. Planning Director also granted the active use waiver.
• Item 13 – SB 423 Informational Presentation (641-645 48th Avenue): Architect Stanley Siderwitz presented designs for a 10-lot subdivision with nine single-family homes (20 units total) at the ocean edge. Two waivers (height exception, rear yard) were noted. Commissioners praised the design and density but had no action.
• Item 14 – Discretionary Review (2303 Filbert Street): David Winslow staff recommended taking DR due to non-compliance with Residential Design Guidelines for the proposed Airstream trailer on the roof, plus spiral stair and catwalk. Project sponsor offered concessions (remove sauna, satin finish, raise parapet). After extensive public opposition, a motion to continue to March 12, 2026, passed 5-2 (Commissioners Williams and Imperiale dissenting). A subsequent motion to deny was not reached.

Key Outcomes

• Item 8 – Budget: Adopted unanimously (7-0).
• Item 10 – 949 Post Street: Approved with modifications (7-0): removed senior restriction, expanded income to 80% AMI, allowed VASH/Section 8 vouchers, but kept pricing AMI at 60% (denied 70% increase).
• Item 11 – 430 Green Street: Conditional use and variance approved (5-2) with conditions including height reduction, stair penthouse removal, privacy screens.
• Item 12 – 799 Van Ness: Conditional use authorized (7-0); active use waiver granted by Planning Director.
• Item 14 – 2303 Filbert Street: Discretionary review continued to March 12, 2026 (5-2). The project sponsor is to work with staff and neighbors to redesign the rooftop features to comply with guidelines.
• General: Director Phillips will deliver a housing production memo by end of February 2026 and schedule a full hearing on affordable housing in March 2026. The PermitSF online portal launched February 13, 2026.