San Francisco Planning Commission Meeting - October 8, 2026

The San Francisco Planning Commission held a regular hearing on Thursday, October 8, 2026, addressing a range of items including continuances, consent calendar items, a departmental merger update, environmental impact report certification, conditional use authorizations, and an informational presentation under SB 423. All votes were unanimous unless noted.

Consent Calendar

• Item 2 (701 Taraval Street) was pulled from the consent calendar by Commissioner Chen for separate discussion and vote. No other items were approved en masse.
• Item 1 (55-59 Bemis Street) was continued to November 12, 2026, with a unanimous 6-0 vote.
• Item 3 (Draft Minutes for September 17, 2026) were adopted unanimously (6-0).

Public Comments & Testimony

• On Item 10 (395 Third Street): A public speaker criticized SB 423, stating that 71% of projects approved under the law in San Francisco are nine units or less, and 43% are two to three units, arguing the law is not producing large-scale affordable housing as intended. The speaker urged amendments to require four or more units for streamlined review and to address stair penthouse designs.
• No public comment was offered on other agenda items.

Discussion Items

• Department Matters – Merger Update: Planning Director Sarah Dennis Phillips presented an update on the unification of the Planning Department and the Department of Building Inspection (DBI). The merger aims to create a single entity by July 2027, with unified intake, customer service, technology, and enforcement. Key milestones: permit center joined Planning in March 2026; administrative services unified in July 2026; a joint tech team formed. The presentation noted that approximately 35 permit center staff and 40 technology staff joined in March, and another 60 in administration and records later. The new department would require legislation to clean up code references. Commissioners asked questions about fee consistency and community outreach; no vote was taken.
• Item 7 – Pier 92 Modernization and Plant Replacement Project (480 Amador Street): Staff presented the Final Environmental Impact Report (EIR) for a sand processing facility modernization on Port property. The project would install dust controls, a 63-foot warehouse, pave surfaces, and increase the site footprint from 4.4 to 5.2 acres. Maximum throughput would be up to 800,000 tons of sand per year. The EIR found less-than-significant impacts on air quality, archaeology (with mitigation), and wetlands. Commissioners praised the thorough analysis and noted improvements in air quality and infrastructure. Public comment was none. The Commission voted unanimously (6-0) to certify the EIR.
• Item 8 – 101 Otsego Avenue (Conditional Use Authorization): Staff recommended approval to merge an unauthorized first-floor dwelling unit with the legal second-floor unit, restoring the property to a single-family home in RH-1 zoning. The unauthorized unit had been owner-occupied since 2019; the second floor was rented voluntarily from 2019 to 2021 with no evictions. No public opposition was received. The project sponsor stated the work would involve removing a door and converting a kitchen to a wet bar. Commissioners voted unanimously (7-0) to approve with conditions.
• Item 2 – 701 Taraval Street (Conditional Use Authorization, pulled from consent): Staff presented a request to establish a formula retail gym (Alloy Personal Training) in a vacant ground-floor commercial space. Within 300 feet, formula retail would increase from 4% to 8% of storefronts and from 27% to 34% of linear frontage; vacancy is 8%. The project sponsor, a local couple, emphasized the gym’s focus on older adults and community building. Commissioners discussed signage (proposed internally illuminated LED sign), a mural on plywood covering windows, and community benefits. The sponsor stated they had joined the local merchants association and planned to donate to nonprofits but had no specific commitments. Commissioners expressed support but some raised concerns about the illuminated sign and mural removal. The motion to approve with conditions passed unanimously (7-0), including a condition for non-illuminated or indirectly illuminated signage and further review of the mural.
• Item 10 – 395 Third Street (Informational Presentation under SB 423): Strata Investment Group presented a proposed 45-story, 501-unit residential tower at Third and Harrison Streets, with 10% on-site affordable units (51 units) and 3,600 sq ft of restaurant-ready retail. The project eliminates most subgrade construction, saving $30 million and six months. The design team includes Henning Larsen and Multi-Studio. Commissioners praised the design, union labor commitment, and on-site affordability. Commissioner Chavez requested more two-bedroom affordable units. No vote was taken as this was an informational item. The project targets a 2028 construction start with 24-month build.

Key Outcomes

• Item 1 (55-59 Bemis Street): Continued to November 12, 2026 (6-0).
• Item 3 (Minutes): Adopted (6-0).
• Item 7 (Pier 92 EIR): Certified Final EIR (6-0).
• Item 8 (101 Otsego Avenue): Approved with conditions (7-0).
• Item 9 (3832 18th Street): Continued to November 5, 2026 (7-0).
• Item 2 (701 Taraval Street): Approved with conditions including non-illuminated or indirectly illuminated signage and mural review (7-0).
• Item 10 (395 Third Street): Informational only; no vote taken. Commissioner comments noted strong support for the project.