Speaker numbers apply only to this recording.
The San Francisco Planning Commission met on November 5, 2026, to deliberate on a wide-ranging agenda including significant policy amendments to demolition protections in Priority Equity Geographies (PEGs), the first approval of a legal adult sex venue since the code was updated in 2022, a dwelling unit merger, and a discretionary review concerning a residential addition. The meeting featured extensive public testimony and robust commissioner debate on balancing housing production with tenant protections and neighborhood equity. Key outcomes included a split vote on the PEG SUD demolition ordinance and a divided vote on the discretionary review case.
Item 8: Residential Demolition in the Priority Equity Geographies Special Use District (PEG SUD) Supervisor Chan introduced the ordinance, emphasizing that 52% of the city's low-income renters live in PEGs. The proposal would use geographically specific CHAS data, requiring approximately 69% of replacement units to be affordable (with 41% set aside for Extremely Low-Income households). It also proposed a 7-year lookback and adding 30 blocks to the SUD. Planning staff recommended disapproval unless modified, citing concerns over housing feasibility, conflict with recent inclusionary housing reductions, disincentivizing rental housing, weakening the right of return for moderate-income tenants, and the operational challenges of placing ELI units in market-rate buildings. Commissioners debated deeply. Commissioner So argued the proposal could displace moderate-income families. Commissioner Chavez emphasized the housing element's equity goals. Commissioner McDonald supported continuing the conversation. Vote: The Commission voted 5-2 to adopt a recommendation for disapproval unless modified, encouraging the Board of Supervisors to increase protections for extremely low-income tenants. Commissioners Chavez and McDonald dissented.
Item 9a & 9b: 40 12th Street - Adult Sex Venue Staff presented the history of LGBTQ+ bathhouses and the 2022 code amendment. The project, Sanctum Baths, received unanimous support. The Zoning Administrator agreed to grant a variance for reduced street visibility. Vote: Conditional Use Authorization approved unanimously (7-0).
Item 10: 301 Mission Street - Dwelling Unit Merger The project legalized a historic merger of two penthouse units. The owner relied on assessor records when purchasing the single merged unit. Vote: Approved 6-1 with Commissioner So dissenting.
Item 11: 3832 18th Street - Informational Presentation An informational presentation for a housing project under SB 423. No action was taken.
Item 12: 3837 18th Street - Discretionary Review (DR) A DR was filed over a third-floor addition. The project sponsor made several concessions through staff mediation. A notable policy discussion emerged regarding the DR process itself, with Commissioner Chen suggesting that approving the original code-compliant project could disincentivize unnecessary DRs. Vote: The motion to not take DR and approve the project as modified passed 4-3, with Commissioners Chen, So, and Campbell voting against.
Green 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 that 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. At this time, I would like to take roll. Commissioner President Campbell. Here. Commission Vice President Koppel here. Commissioner Chavez. Here. Commissioner Chen. Commissioner McDonald. Present. Commissioner McGarry. And Commissioner So. Present. Commissioners, consideration of items proposed for continuance at the time of issuance. There were no items proposed for continuance, and there still are no items proposed for continuance. However, I am pleased to inform you that under your discretionary review calendar, items 13 and 14 for case numbers 2026, IP 002968 DRP, hyphen 02 for the property at 32 Ellert Street, and case number 2026 001407 DRP for the property at 116 18th Avenue have been withdrawn. Commissioner Zat will place this under your 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 2024, hyphen 007978 C UA 3326 Mission Street, conditional use authorization. Item two, case number 2026, IP 005028, CUA at 4444 Gary Boulevard Suite 210 conditional use authorization. And item three, case number 2026, IP008445 PCA for noncomplying unpermitted residential yard structures planning code amendment. Members of the public, this is your opportunity to request that any of these consent calendar items get pulled and heard today under the regular calendar. You need to come forward. Last call seeing none, public comment is closed, and your consent calendar is now before you, Commissioners. Commissioner McGarry. Motion to approve. Second. Thank you. Commissioners on that motion to approve items on consent. Commissioner Chavez. Aye. Commissioner Chen. Aye. Commissioner McDonald. Aye. Commissioner McGarry. Aye. Commissioner So? Aye. Commissioner Coppel.