San Francisco Planning Commission Hearing – April 16, 2026

The San Francisco Planning Commission met on Thursday, April 16, 2026, to consider continuances, consent items, a planning code amendment on institutional master plans, an informational presentation on affordable housing production, a conditional use authorization for a self-storage facility, and an SB 423 project update. The meeting included public testimony on layoffs, housing affordability, and land banking, and concluded with a unanimous vote to approve the self-storage project and a 4-3 vote to recommend approval of the institutional master plan amendment with anticipated amendments.

Consent Calendar

• Item 1 (77 Broad Street, DRP): Continued indefinitely by a unanimous 7-0 vote.
• Items 2 and 3 (3001 Mission Street CUA and 3822 24th Street CUA): Approved as part of the consent calendar by a unanimous 7-0 vote.

Public Comments & Testimony

• General Public Comment:

  • Michael Turan (owner at 2722-2724 Folsom Street) requested that the Commission Secretary calendar his withdrawal request for a merger CUA, stating a 78-day delay and arguing that the settlement agreement obligates the city to process the application. He provided documents to the Secretary.
  • Jessica Nuti (union organizer, Local 21) urged commissioners to advocate against layoffs of three planning department employees, reading a statement from Jonathan Seo (principal analyst) who noted that layoffs would erode institutional knowledge and that permit revenues have reached 85% of last year’s totals.
  • Diane Livia (Prop F retiree in current planning) stated she is being laid off effective May 6, 2026, and argued that the TDM program would suffer; she expressed concern that Mayor Lurie intends to privatize government work.
  • An additional speaker discussed potential de facto mergers of ADUs and urged that permits for flats be stamped with new planning code restrictions (Section 317).

• Item 9 (IMP Update):

  • Calvin Welch (Haight-Ashbury Neighborhood Council) opposed exempting post-secondary educational institutions in commercial zones from IMP requirements, citing the Academy of Art’s history of demolishing housing and the need for public accountability. He requested a delay and further community discussion.

• Item 10 (Affordable Housing Progress):

  • Several speakers from community organizations (SOMCAN, Poder, Chinatown CDC, MEDA, Soma Filipinas) expressed concern that the city is not meeting its low-income RHNA goals and called for land banking, stable local funding, and a comprehensive affordable housing production plan. They noted that over 8,600 applicants sought 95 units at one development and criticized proposed cuts to inclusionary housing and transfer tax repeal.
  • Zachary Friol (D5 resident) shared his experience paying 60% of income on rent and urged the city to pursue land banking and new funding sources.
  • Priya (People Power Media) cited a report showing the city overbuilt market-rate housing while underproducing affordable units, with large cost gaps in low-income neighborhoods.
  • Sharon Ng (Chinatown CDC) argued that relying on inclusionary housing alone will not meet low-income RHNA and called for site acquisition and funding.
  • David Wu (Soma Filipinas) emphasized that land banking is a proven success (citing 967 Mission Street / Capo Gardens) and urged action.

• Items 11A/B (Self-Storage): No public comment.

• Item 12 (SB 423 Texas Street): No public comment.

Discussion Items

• Commission Matters:

  • The Commission read a land acknowledgement recognizing the Ramaytush Ohlone as the original inhabitants.
  • The minutes for March 19 and March 26, 2026, were adopted unanimously (7-0).
  • Commissioner Imperial proposed ending the hearing in memory of John Elberling (founder of TODCO, passed April 1, 2026), highlighting his role in Prop M, Prop X, and housing balance ordinances. Commissioners Williams and others paid tribute.
  • Vice President Moore questioned whether a complaint-based system is sufficient for enforcement and asked the department to explore comprehensive solutions, especially regarding legalization of past violations.
  • Director’s announcements included an SF Survey event at Divisadero Farmers Market (April 19) and a Fillmore Community Action Plan meeting (April 21).
  • Staff (Veronica Flores) reported on Board of Supervisors actions: a CU appeal for 524-526 Vallejo was denied unanimously after debate; the board also initiated 14 landmark designations in District 8 and recommended approval of the One Oak ordinance.

• Item 9: Planning Code Amendment – Institutional Master Plans (IMP)

  • Presentation: Madison Tan (Supervisor Dorsey’s office) and staff (Veronica Flores) described the proposal to exempt post-secondary educational institutions in non-residential districts from IMP requirements, while retaining them in residential districts. Amendments to align definitions for “school” and “PSEI” were anticipated, including accreditation in progress and removal of student housing. The department recommended approval with amendments.
  • Commission Debate:
    • Vice President Moore opposed the change, citing the Academy of Art’s past abuses and the value of IMPs as a civic framework.
    • Commissioner Imperial expressed concerns about losing public accountability and the three-month hold on CUAs.
    • Commissioner Braun initially had concerns but ultimately supported the legislation after noting that hospitals remain subject to IMPs and that project-level approvals still apply; she clarified that two-year updates are progress reports, not full new plans.
    • Commissioner So supported the legislation, emphasizing the need to attract universities downtown and create vibrant neighborhoods.
    • Commissioner Williams opposed, arguing IMPs provide essential public accountability and that “democracy dies in the dark.”
    • Commissioner McGarry supported, saying the update is a necessary tweak to allow progress and downtown vibrancy.
    • Commissioner Campbell supported, citing practical changes to remove procedural barriers.
  • Vote: Motion to adopt a recommendation of approval with anticipated amendments passed 4-3 (Commissioners McGarry, So, Braun, Campbell in favor; Commissioners Williams, Imperial, Moore opposed).

• Item 10: RHNA Progress and Affordable Housing Informational Presentation

  • Presentation: Staff (Lisa Chen, James Papas) and MOHCD (Sheila Nicolopoulos) reported that San Francisco has produced about 31% of its overall RHNA goal in the first three years, with 37-38% of very low/low-income goals achieved. The city has invested $1.5 billion locally since 2020, adding 3,000 new affordable units and 1,000 acquired units. However, funding challenges loom: after 2027-28, MOHCD will have minimal local funds unless new sources are identified. The presentation highlighted the need for stable local funding, land banking strategy, and ongoing policy efforts (inclusionary housing adjustments, EIFDs, social housing studies).
  • Commission Comments:
    • Commissioner Imperial emphasized the need for a reconvened Affordable Housing Leadership Council and bold strategies like social housing.
    • Commissioner Williams strongly expressed frustration over lack of urgency and called for dedicated effort akin to streamlining market-rate housing; he urged exploring new ideas including land banking and small sites acquisition.
    • Commissioner Braun noted the need for stable, continuous funding and pointed to enhanced infrastructure financing districts as a promising tool.
    • Commissioner So highlighted the difficult market environment and appreciated that staff does not count ADUs toward low-income RHNA. He supported exploring missing-middle housing and social housing.
    • Commissioner McGarry said the missing piece is dedicated funding; he supported Seattle’s model of taxing itself for housing.
    • Commissioner Campbell asked what the commission can do; staff suggested using their voice to advocate for funding. Vice President Moore underscored the importance of public testimony from affected residents.
  • No action taken; informational only.

• Item 11A/B: Conditional Use and Variance – Self-Storage at 535-537 Jesse Street / 1026-1028 Mission Street

  • Presentation: Staff (Joseph Sackey) and project sponsor (Frank Fung) described converting a vacant 35,000 sq ft commercial building to self-storage with interior improvements and no exterior changes. The project requires a CUA (self-storage not allowed by right in C-3) and a variance from active use requirements. Staff recommended approval, noting the building has been vacant since May 2024.
  • Commission Debate:
    • Commissioner Braun acknowledged self-storage is not ideal but noted the building can be easily reconverted; she supported the project.
    • Vice President Moore requested the sponsor consider a community message board or art to maintain community ties; she stressed stewardship and lighting.
    • Commissioner Imperial supported with conditions for activation and lighting.
    • Commissioner Campbell requested ensuring loading occurs on Jesse Street and adequate lighting on both facades.
    • Commissioner So noted the low percentage of storage per capita in SF and supported the project as a family-owned property trying to survive.
  • Vote: Motion to approve Item 11A with conditions (including maintaining lobby and storefront) passed unanimously (7-0). The Zoning Administrator granted the variance with the condition that the front lobby and reception area be maintained while used for self-storage.

• Item 12: SB 423 Informational – 1053-1055 Texas Street

  • Presentation: Project sponsor John Kevlin apologized for missing the previous hearing and presented a revised project: two buildings, six total units (three each), three floors, about 10 feet below height limit. Units range from 1,500-2,000 sq ft. The project will improve Texas Street. Plans were distributed late.
  • Commission Comments:
    • Commissioner McGarry criticized the reduction from 25 to 6 units, stating SB 423 was not intended for fewer than 10 units; he called it “just for profit.”
    • Commissioner So found the design “really ugly” and noted confusion about two addresses; she stressed the need for public transparency.
    • Commissioner Braun expressed disappointment at density reduction but appreciated street improvements.
    • Vice President Moore suggested including context and materials details; she offered supportive suggestions.
    • Commissioner McGarry said he would have voted no or continued due to incomplete plan sets.
    • Commissioner Campbell noted six units are better than none.
    • Commissioner Williams acknowledged the process highlighted SB 423’s shortcomings but welcomed the housing.
  • No action required; informational only. The meeting adjourned in memory of John Elberling.

Key Outcomes

• Item 1: Continued indefinitely (7-0).
• Items 2-3: Approved on consent (7-0).
• Minutes: Adopted (7-0).
• Item 9: Approved recommendation to approve ordinance with anticipated amendments (4-3).
• Item 10: Informational; no action.
• Item 11A/B: Approved with conditions (7-0). Variance granted with condition to maintain lobby area.
• Item 12: Informational; no action.
• Tribute: The hearing was adjourned in memory of John Elberling.