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Record of Proceedings

San Francisco Planning Commission Hearing Summary – September 24, 2026

Planning Commission — Thursday, September 24, 2026
BodySan Francisco, California
SessionPlanning Commission
DateThursday, September 24, 2026
StatusFILED
Video Record
0:00 / 2:06:35

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:13

This webinar is being transcribed and summarized.

0:25

Okay.

0:28

Good afternoon and welcome to the San Francisco Planning Commission hearing for Thursday, September 24th, 2026.

0:35

When an item is called that you would like to submit testimony for, we ask that you line up opposite the screen side of the room or to your right.

0:45

Each speaker will be allowed up to three minutes.

0:47

And when you have 30 seconds remaining, you will hear a chime indicating your time is almost up.

0:51

When your allotted time is reached, I will announce that your uh excuse me, when your allotted time is reached, there is a second chime, and then I will announce that your time is up and take the next person cued to speak.

1:00

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.

1:06

Please speak clearly and slowly if you care to state your name for the record.

1:10

I ask that we silence any mobile devices that may sound off during these proceedings.

1:15

And finally, I will remind members of the public that the Commission does not tolerate any disruption or outbursts of any kind.

1:24

Commissioner Chavez.

1:27

Welcome.

1:28

Commissioner Chen.

1:29

Present.

1:29

Commissioner Coppel.

1:30

Here.

1:30

Commissioner McDonald.

1:32

Present.

1:32

Commissioner McGary.

1:33

Present.

1:34

And Commissioner So.

1:35

Present.

1:36

Thank you, Commissioners.

1:37

We expect Commissioner Campbell to be absent today as such.

1:41

We are left without a president or a vice president in this situation.

1:45

Your first action today, Commissioners, will be to nominate and elect a chair to run today's hearing.

1:56

Commissioner Chen.

1:58

I'll move to nominate uh Commissioner So for as acting president.

2:04

As chair.

2:05

As chair of this meeting.

2:06

Second.

2:09

Is there a second?

2:10

Second.

2:10

Thank you, Commissioners.

2:12

On that motion to elect Commissioner So as chair for today's hearing.

2:16

On that motion, Commissioner Chavez.

2:20

Aye.

2:21

Commissioner Chen.

2:22

Aye.

2:23

Commissioner Coppel?

2:24

Aye.

2:24

Commissioner McDonald.

2:25

Aye.

2:25

Commissioner McGarry?

2:26

Aye.

2:27

And Commissioner So.

2:28

Aye.

2:28

So move, Commissioners.

2:29

That motion passes unanimously.

2:33

And Commissioner So you will chair our hearing today.

2:36

If you want to move over one seat, you'll have controls.

2:41

You want me to move?

2:43

Yes.

2:43

That way you can have controls on the monitor.

2:45

Okay.

2:46

All right.

2:47

Thank you, Commissioners.

2:48

First, or now second on your agenda is consideration of items proposed for continuance.

2:52

Item one, case number 2025, hyphen 011110 DRP for the property at 3837 18th Street.

Discussion Breakdown — Share of Meeting
Community Engagement█████████████████████████████████33%
Land Use██████████████████████22%
Procedural████████████12%
Public Comment█████████9%
Legacy Business██████6%
Retail█████5%
Economic Development████4%
Affordable Housing██2%
Housing██2%
Summary of Proceedings

San Francisco Planning Commission Hearing Summary – September 24, 2026

The San Francisco Planning Commission met on Thursday, September 24, 2026, at 8:15 PM UTC. Commissioners Chavez, Chen, Coppel, McDonald, McGarry, and So were present (Commissioner Campbell absent). Commissioner So was elected Chair for the meeting. The hearing included action on a continuance, the consent calendar, general public comment, and three major land use items: an extension for the BXP project at 725-765 Harrison Street, a new social services building for the Glide Foundation at 302-334 Ellis Street, and a formula retail authorization for Therapy Stores at 32 Clement Street. All substantive items were approved on unanimous 6-0 votes.

Consent Calendar

  • Item 2 (Case 2026-004285 CUA), a routine conditional use authorization at 590 Van S Avenue, was approved unanimously 6-0.
  • Item 3, the draft meeting minutes from September 10, 2026, were adopted unanimously 6-0.

Public Comments & Testimony

General Public Comment:

  • Speaker Jonas criticized the Commission for the noticing of a previous project on Clayton Street, arguing it should have been labeled "tantamount to demolition" and submitted a memo.
  • Jerry Dratler alleged a cover-up by DBI regarding unpermitted condos at 2177 3rd Street, filed a complaint, and called for OpenGov reforms. Item 9: 32 Clement Street (Therapy Stores):
  • Opposition: Chris Squire (Clement Street Merchants Association President) cited a 393-signature petition against the formula retail use. Local business owners Lindsay Hansen and Amanda Weld cited product overlap. Richard Weld cited empty storefronts in Therapy's portfolio in other cities.
  • Support: Residents Agnes Leong and Hannah Manos, a jewelry supplier, and employees Nikki and Noemia spoke to Therapy's local roots, support for schools, ethical employment, and community engagement.

Discussion Items

Item 7: 725-765 Harrison Street (BXP Project Extension)

  • Staff (Monica Giacomucci) presented a request for an 18-month extension of the LPA and CUA performance periods. The project includes demolishing six buildings for a 981,000 sq. ft. mixed-use tower and dedicating a parcel for affordable housing. New city ordinance (0326) required updated findings for UDU removal.
  • Project sponsor BXP (Alex Weinberg, Aaron Fenton) stated the extension is critical to landing a tenant. Commissioners Coppel, McDonald, and McGarry strongly supported BXP's investment. Aaron Fenton estimated 30–50% pre-leasing is needed to begin construction on a 550,000 sq. ft. first phase. Item 8: 302-334 Ellis Street (Glide Foundation)
  • Staff (Matthew Chandler) presented a CUA for a new 7-story social service facility replacing a surface parking lot for the Glide Foundation. Variances were requested for ceiling height and bike/showers to accommodate historic adjacent structures.
  • Commissioners unanimously praised the project's design and community value. Item 9: 32 Clement Street (Therapy Stores)
  • Staff (Sylvie Himenez) presented the CUA for the 11th location of Therapy Stores (formula retail) in a vacant 1,231 sq. ft. former medical office. An enforcement complaint was filed for starting work without permits.
  • Deliberation was extensive. Commissioners McGarry (a Richmond resident) argued for coexistence. Commissioners Chen, So, and Chavez expressed discomfort with the level of discretion but supported the growth of a local business with conditions. Commissioner Koppel noted an appeal is possible. The Commission encouraged the applicant to collaborate with the merchants association.

Key Outcomes

  • Item 7 (Harrison St / BXP): Approved 6-0. Zoning Administrator granted variances.
  • Item 8 (Ellis St / Glide): Approved 6-0. Zoning Administrator granted variances.
  • Item 9 (Clement St / Therapy Stores): Approved 6-0 with conditions.
  • Routine Items: Item 1 (Continuance) approved 6-0. Consent Calendar (Item 2) approved 6-0. Minutes (Item 3) adopted 6-0.

Meeting Transcript

This webinar is being transcribed and summarized. Okay. Good afternoon and welcome to the San Francisco Planning Commission hearing for Thursday, September 24th, 2026. When an item is called that you would like to submit testimony for, we ask that you line up opposite 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, I will announce that your uh excuse me, when your allotted time is reached, there is a second chime, and then 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 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. Commissioner Chavez. Welcome. Commissioner Chen. Present. Commissioner Coppel. Here. Commissioner McDonald. Present. Commissioner McGary. Present. And Commissioner So. Present. Thank you, Commissioners. We expect Commissioner Campbell to be absent today as such. We are left without a president or a vice president in this situation. Your first action today, Commissioners, will be to nominate and elect a chair to run today's hearing. Commissioner Chen. I'll move to nominate uh Commissioner So for as acting president. As chair. As chair of this meeting. Second. Is there a second? Second. Thank you, Commissioners. On that motion to elect Commissioner So as chair for today's hearing. On that motion, Commissioner Chavez. Aye. Commissioner Chen. Aye. Commissioner Coppel? Aye. Commissioner McDonald. Aye. Commissioner McGarry? Aye. And Commissioner So. Aye. So move, Commissioners. That motion passes unanimously.

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