San Francisco Planning Commission Hearing – September 3, 2026: Landmark Process Streamlining, Freedom West Project, and Other Items
San Francisco Planning Commission Hearing – September 3, 2026: Landmark Process Streamlining, Freedom West Project, and Other Items
The San Francisco Planning Commission met on Thursday, September 3, 2026, at 4:30 PM. Commissioners President Campbell, Chen, McDonald, McGarry, and So were present; Commissioner Coppel was absent. The meeting covered routine items, director's announcements, general public comment, and four major agenda items: a landmark designation process amendment, the Freedom West redevelopment project, a major modifications request for a Market Street project, and a discretionary review for a Broadway property.
Consent Calendar & Commission Matters
- Item 3 (1581 Webster Street): Conditional use authorization approved unanimously (5-0) on consent.
- Minutes: The commission adopted draft minutes for July 23 and July 30, 2026, unanimously (5-0).
- Commission Comments: Commissioner So reported on attending the second annual Chinese Housing Summit in Cantonese, emphasizing community support for taller, denser housing and mixed-use complexes.
Director’s Announcements
- Director Phillips announced the OpenGov contract moving through the Board of Supervisors ($38 million total, $33 million remaining) to improve permitting.
- A management shift: Liz Wadi will focus on Permit SF; Rich Sucre and Kate Connor will oversee current planning.
- A warning about a new round of payment scams targeting planning department customers.
- The Historic Preservation Commission adopted a comment letter opposing proposed amendments to Section 106 regulations.
Public Comments & Testimony
- Georgia Shudish expressed concern about Ellis Act evictions and urged the commission to support eliminating the Ellis Act for San Francisco.
- Ace Washington (Fillmore Corridor Ambassador) spoke about unfulfilled redevelopment obligations in the Western Addition and urged community involvement in projects like Freedom West.
- Richard Sinkoff urged attention to design guidelines and neighborhood character as the city builds more housing.
Discussion Item: Landmark and Historic District Designation Amendment (Item 8)
- Presentation: Staff presented a proposed ordinance to streamline landmark and historic district designation by allowing the Historic Preservation Commission to initiate and recommend in one hearing, clarifying who may request designation, and removing prescriptive outreach requirements. Staff recommended approval with modifications to include "cultural" terminology.
- Supervisor Mandelman’s Office (Renail Bajoy): Supported the ordinance as a modest streamlining that does not reduce scrutiny.
- Supervisor Mahmood’s Office (Rain El Cooper): Proposed amendments to require housing capacity analysis, documentation of lost housing potential, and offsets through upzoning or transfer of development rights. They argued landmarking can hinder housing production.
- Public Comment: Georgia Shudish supported the ordinance, citing examples of lost historic resources. Ace Washington urged community involvement.
- Commission Debate: Commissioner So proposed modifications to: (1) strike the redundant language specifying organizations can initiate (since any member of the public can), (2) add a process to seek property owner consent, and (3) include baseline zoning information in reports. Commissioner Chen seconded a motion with these points.
- After several votes, the commission adopted a motion to recommend approval with modifications: (1) amend Section 1004.1A to state “the department or any member of the public may request designation,” (2) direct staff to consider seeking property owner consent without undue burden, and (3) recommend the Board of Supervisors explore transfer of development rights. The motion passed 5-0.
Discussion Item: Freedom West Project (Item 9)
- Overview: The project is a $3 billion revitalization of a 10-acre co-op community (382 units) in the Fillmore, born from urban renewal. Plans include replacing all co-op units, adding 2,000+ new housing units (including 115 senior affordable units and 133 affordable family units), 1.5+ acres of public open space, a STEM center, and a hotel. A unique 20% profit participation for the co-op in market-rate development ensures long-term economic sustainability.
- Presenters: Susan Ma (OEWD) explained the development agreement; Landon Taylor (Legacy First Partners) shared the history and vision; Christopher Bell (DLR Group) detailed design standards and guidelines, including connectivity improvements (Octavia Boulevard extension).
- Action: The commission was asked to initiate General Plan amendments (map changes to reflect higher density and mixed-use). Staff recommended setting a hearing on or after October 8, 2026.
- Public Comment: Multiple speakers, including Michelle Brown (Freedom West Board) and a long-time resident, expressed strong support, emphasizing the need to reverse displacement and preserve community.
- Commission Discussion: All commissioners spoke in favor. Commissioner Chen asked about the conversion of 115 co-op units to senior affordable rental, which will likely revert to co-op after 15 years. President Campbell suggested future flexibility for driverless cars and hotel-to-housing conversion. The motion to initiate and schedule a hearing passed unanimously 5-0.
Discussion Item: 2051 Market Street Major Modifications (Item 10)
- Project: Demolition of a vacant commercial building and construction of a 7-story, 85-foot-tall, 29-unit mixed-use building with 29 dwelling units (15 one-bedroom, 14 two-bedroom) and 1,554 sq ft retail. The project was previously approved under state density bonus law. The proposed modifications are for a rear yard reduction (to 7 feet instead of 18%) and waiver of a light well requirement, both to preserve unit count and two-bedroom units.
- Sponsor Arguments: The project is shovel-ready (site permit issued, BART approval, DPW permits) but economically unfeasible under previous inclusionary rates. Using the new TAC legislation and Housing Choice SF program with an in-lieu fee will make it viable. The modifications are necessary to keep the project financially feasible.
- Staff Recommendation: Approve with conditions, finding the project consistent with planning objectives.
- Commission Discussion: Commissioners asked about the affordable housing path. The project will pay a 10% in-lieu fee under the new TAC legislation. Commissioners expressed support, noting the project brings much-needed housing to a transit-rich corridor. Motion to approve with conditions passed unanimously 5-0.
Discussion Item: Discretionary Review – 1142 Broadway (Item 11)
- Project: Addition of a 582 sq ft fourth-story primary suite and roof deck on an existing two-flat condominium. The existing building is a category B property.
- DR Requesters: Seth Subrian and another neighbor argued that the addition would cast significant shadows (64% increase on windows), increase noise, and degrade mid-block open space. They cited precedent of commission denying similar fourth-floor additions.
- Project Sponsor: Doug Levanci and Kenji Yoko said the modest addition allows them to stay in their home and accommodate aging parents. They reduced the size and height in response to concerns. Architect Devi Dutta Churari showed that the addition is set back 15 feet from the front (per historic resource review) and 18.5 feet from the rear, with a 14-foot gap to the neighbor.
- Staff Recommendation: Not take discretionary review, as the project complies with residential design guidelines and modifications were made to mitigate impacts. Staff noted no exceptional circumstances.
- Commission Discussion: Commissioner McGarry moved to deny the DR, noting the addition is modest and zoning allows it. Commissioner Campbell asked about the 15-foot setback; staff explained it was for historic preservation but flexibility exists. The motion to not take DR and approve as modified passed unanimously 5-0.
Key Outcomes
- Landmark Designation Amendment: Recommended approval with three modifications (clarify initiation, consider owner consent, explore TDRs). The board of supervisors will consider the ordinance.
- Freedom West Project: Initiated General Plan amendments; a public hearing scheduled for October 8, 2026. The project will return for full approvals later this fall.
- 2051 Market Street: Approved major modifications under Housing Choice SF, allowing the project to proceed with an in-lieu fee. Construction expected within months.
- 1142 Broadway: Discretionary review denied; the fourth-story addition approved as modified.
Meeting Transcript
Okay, good afternoon and welcome to the San Francisco Planning Commission hearing for Thursday, September 3rd, 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 is 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 outbursts of any kind. I'd like to take roll at this time, Commissioner President Campbell, Commissioner Chen. Present. Commissioner McDonald. Commissioner McGarry. Present. And Commissioner So. Present. Thank you, Commissioners. We expect Commissioner Coppel to be absent today. Uh and welcome back from your extended recess. Thank you. First, on your agenda, Commissioners is consideration of items proposed for continuance. Item one, case number 2026, I 001584 CUA for the property at 160 para ESO Place. Conditional use authorization is proposed for an indefinite continuance. And item two, case number 2026, Cyphone 004399 C UA 3821 Noriega Street. Conditional use authorization has been withdrawn. So members of the public, this is your opportunity to address the commission on the items proposed to be continued only on the matter of continuance. You need to come forward seeing none, last call, public comment is closed, and your continuance calendar is now before you, Commissioners. Do I hear a motion? Commissioner So. Motion to Thank you, Commissioners. On that motion to continue. Aye. Commissioner McDonald. Aye. Commissioner McGarry. Commissioner Soye. And Commissioner President Campbell. Aye. So move Commissioners that motion passes unanimously five to zero, placing us under your consent calendar. And the item listed here under constitutes a consent calendar is considered to be routine by the planning commission. There will be no separate discussion of this item unless a member of the Commission of the public or staff so request 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 three. Case number 2026, 004873 C UA at 1581 Webster Street, conditional use authorization. Members of the public, this is your opportunity to request that this matter be removed from the consent calendar. Last call. Seeing none, public comment is closed, and your consent calendar is now before you, Commissioners. Commissioner So. Second. Thank you, Commissioners. On that motion to approve item three on consent.
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