San Francisco Planning Commission Hearing – February 26, 2026
San Francisco Planning Commission Hearing – February 26, 2026
The San Francisco Planning Commission held a hearing on Thursday, February 26, 2026. The meeting began with a land acknowledgement and adoption of previous minutes. The Commission approved three consent calendar items, heard commission comments on meeting volume and cultural districts, received updates on the department merger, and reviewed recent Board of Supervisors actions. The regular calendar included two action items to re‑authorize the Mission and 9th Street Special Use District for 100% affordable housing and delegate authority to the planning director, an informational presentation on the Yosemite Slough neighborhood adaptation strategy, and a discretionary review request for a single‑family home at 125 Maple Street. All votes were unanimous (6‑0) with Commissioner Moore absent.
Consent Calendar
- Items 1–3 (1270 Mission Street, 660 Sutter Street, 1557 Slope Boulevard) were approved unanimously on a single roll‑call vote.
Commission Comments & Questions
- Commissioner Williams inquired about the high number of canceled meetings. Staff attributed the lower volume to both a general decrease in applications and the ministerial (non‑discretionary) nature of many housing and small‑business projects under recent code changes. Commissioner Williams also raised a concern about a new business approved administratively in the 24th Street Cultural District without notifying the cultural district, and emphasized the importance of cultural districts. Staff offered to follow up. Commissioner Braun pointed to the department’s housing and streamline dashboards as tracking tools for the public.
Department Matters: Director’s Announcements
- The department announced that the first phase of the merger with the Department of Building Inspection and the permit center would take effect the next day (February 27, 2026). The permit center’s front‑of‑house staff will report to Rich Sucre, and back‑of‑house staff and DBI’s IT/data team will join planning’s data and IT team under Rebecca Villarreal Mayor. Code enforcement integration is expected in Phase 3 (late 2026/2027). Commissioners thanked staff and asked about public communication; the department said they would continue to use existing channels and welcomed suggestions.
Review of Past Events at the Board of Supervisors
- Acting Manager of Legislative Affairs Audrey Malone reported that the Land Use and Transportation Committee initiated 26 landmark designations in District 8, identified through the family zoning plan. The full board also passed on second read ordinances for a land swap on Moraga/Noriega Avenues and a measure easing alcohol sales in movie theaters. Additionally, the mayor’s ordinance to allow additional uses in historic buildings (which the commission had approved 5‑2 in October 2025) received substantive amendments limiting its scope based on public and supervisor feedback.
General Public Comment
- A speaker discussed roof‑deck regulations, referencing an August 2018 informational hearing, and expressed concerns about vertical appurtenances and the visual impact of an airstream on a nearby roof. Another speaker, Sue Hester, echoed Commissioner Williams’ earlier comment and urged that area plans (e.g., Mission, Rincon Hill, Market and Octavia) be formally presented and that their non‑notification mechanisms be revisited.
Discussion Items
Mission and 9th Street Special Use District (Items 9A & 9B)
- Staff presented two action items: an ordinance to readopt and amend the Mission and 9th Street SUD, originally created in 2017 for a market‑rate project that sunset due to lack of construction documents, and a resolution to delegate authority to the planning director to amend the prior motion for a 100% affordable project. The new SUD requires all units to be affordable to households earning at or below 80% of area median income, income‑restricted for at least 55 years. The delegation covers only technical amendments necessary for the affordable project (e.g., updating timelines, fees, and affordability terms). Public comment was not offered. Commissioners expressed support, with Commissioner Imperial asking about the timeline (no specific answer) and Commissioner Braun noting the flexibility in the envelope. A motion to recommend approval of the ordinance and adopt the delegation resolution passed unanimously (6‑0).
Yosemite Slough Neighborhood Adaptation Strategy (Item 10)
- Planning staff and the consultant team (AECOM, San Francisco Estuary Institute) presented an informational two‑year study funded by a $649,000 state grant. The strategy addresses sea‑level rise risks in the Bayview Hunters Point area around Yosemite Slough, with projected 0.8 feet of rise by 2050 and up to 6.6 feet by 2100. The team engaged extensively with the community through ambassador meetings, workshops, walking tours, and focus groups. Key community priorities included nature‑based solutions, protection from both coastal and inland flooding, improved water/air/soil quality, and concerns about gentrification. The report identifies four conceptual adaptation measures: seawalls/living seawalls, ecotone levees, ecotone slope enhancement, and wetlands restoration. The strategy will inform the forthcoming San Francisco Shoreline Adaptation Plan. Public comment: former Planning Commissioner Linda Richardson commended the staff and urged the commission to prioritize the plan; resident Judith Keenan called for immediate cleanup of dumping and camper encampments. Commissioners praised the thorough engagement and discussed coordination with federal remediation efforts (Navy/EPA at Hunters Point Shipyard and Yosemite Creek), potential funding sources (state, regional, federal), and the need to sustain community relationships. No action was taken on this informational item.
Discretionary Review: 125 Maple Street (Item 11)
- Project: a new three‑story single‑family residence on an empty lot in the Presidio Heights Historic District. The discretionary review requester, June Coleman, on behalf of the adjacent property owner (Doe Capital Inc.), raised concerns about potential collapse of the land due to excavation, views, light, privacy, drainage, noise, and asbestos exposure. Staff found the project compliant with the Planning Code and Residential Design Guidelines, noting that structural and geotechnical issues are reviewed by the Department of Building Inspection after planning approval. The project sponsor, architect Steven Sutro, presented an engineering plan using hand‑dug piers to construct a retaining wall at the property line without needing an offset. The requester’s engineer argued that the dune sand soil would require a setback, making the plans inaccurate. After public comment (none offered), commissioners found the DR requester’s concerns insufficient and motioned to deny the discretionary review, approving the project as proposed. The motion passed unanimously (6‑0).
Key Outcomes
- Consent Calendar items 1–3 approved (6‑0).
- Minutes of January 29 and February 12, 2026 adopted (6‑0).
- Mission and 9th Street SUD ordinance and delegation resolution recommended for approval (6‑0).
- Discretionary Review at 125 Maple Street denied; project approved (6‑0).
- The meeting concluded with a note that no items were scheduled for the next week’s meeting.
Meeting Transcript
Okay, good afternoon and welcome to the sorry uh good afternoon and welcome to the San Francisco Planning Commission hearing for Thursday, February 26, 2026. When an item is called that you would like to submit testimony for, 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, there will be a second chime, and 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 outburst of any kind. Here commissioner Braun here, Commissioner Imperial. Here, Commissioner McGarry, Commissioner So? Present. Here. Thank you, Commissioners. We expect Commissioner Moore to be absent today at the time of issuance and at this time there are no items proposed for continuance. So we can move to our 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. Item one, case number 2025, hyphen zero zero five two three five C UA at 1270 Mission Street, conditional use authorization. Item two, case number 2025, hyphen zero zero three six two five CUA at 660 Sutter Street, conditional use authorization and item three for case number 2025 hyphen zero one zero five five four C U8 1557 Slope Boulevard conditional use authorization. Members of the public, this is your opportunity to adjust the commission and request that any of these consent calendar items be pulled off and heard under the regular calendar today or at a future hearing. You need to come forward. Seeing none, public comment is closed and your consent calendar is now before you, Commissioners. Commissioner Imperial, move to approve all items, second. Thank you, Commissioners. On that motion to uh approve items on consent. Commissioner McGarry. Commissioner So. Aye. Commissioner Williams. Aye. Commissioner Braun. Aye. Commissioner Imperial. Aye. And Commissioner President Campbell. Aye. So move Commissioners. That motion passes unanimously six to zero. Placing us under Commission matters for item four, the land acknowledgement. The Commission acknowledges that we are on the unseated ancestral homeland of the Ramatushalone, who are the original inhabitants of the San Francisco Peninsula. As the indigenous stewards of this land and in accordance with their traditions, the Ramatushaloni have never seated, lost, nor forgotten their responsibilities as the caretakers of this place, as well as for all peoples who reside in their traditional territory. As guests, we recognize that we benefit from living and working on their traditional homeland. We wish to pay our respects by acknowledging the ancestors, elders, and relatives of the Ramatushalone community, and by affirming their sovereign rights as first peoples. Item five, consideration of adoption draft minutes for January 29th and February 12th, 2026. Members of the public, this is your opportunity to address the commission on their minutes. Again, you need to come forward. Commissioner Williams. Motion to adopt the draft minutes from January 29th and February 12th. Second.
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