The San Francisco Planning Commission convened for its regular hearing on January 29, 2026, addressing several significant planning matters including special use districts, conditional use authorizations, discretionary reviews, and the election of new commission leadership. Opening and Commission Leadership Election The meeting began with roll call confirming attendance: President Soh, Vice President Moore, Commissioners Braun, Campbell, Imperial, and McGarry were present, with Commissioner Williams absent. Following approval of the January 15, 2026 meeting minutes (6-0), the Commission conducted its annual officer elections. President Soh reflected on the 18-19 months of service, emphasizing progress, cultural shift, and fair conduct. Commissioner McGarry motioned to elect Commissioner Campbell as President and Commissioner Moore as Vice President, which passed unanimously 6-0. Outgoing President Soh was commended for "daring optimism" and effective leadership during a transformative period. Director's Announcements and Legislative Updates Director Phillips announced the Planning Department hosted retired Chronicle urban design critic John King for staff discussions, demonstrating the team's commitment to continued learning. The department will present budget updates on February 12th, including information about permit center unification with DBI and potential mayoral budget cuts, while confirming no anticipated layoffs. Legislative Affairs Manager Audrey Merloni reported on Board of Supervisors activities, including unanimous approval of Code Corrections Ordinance amendments, movie theater alcohol sales ordinance modifications (continuing to February 9th), and driveway parking ordinance approval. Supervisor Mandelman initiated 27 landmark designations for District 8 as part of the family zoning plan's phase two. Public Comments on Housing Element Implementation Multiple community members and representatives from SOMCAN and the Race and Equity in Planning Coalition raised concerns about Housing Element Action 8.1.0—the "Affordable Housing Circuit Breaker." Speakers noted the January 2026 deadline for triggering additional city funding and land banking strategies when the city falls behind pro rata affordable housing production goals. Zachary Friel questioned what the Interagency Housing Element Implementation Committee and Planning Department are doing to implement this action. Teresa Dulalas and Kristin Evans emphasized the community's expectation for accountability, transparency, and enforceable commitments for affordable housing production. Director Phillips responded that the committee has begun formal meetings as of January 2026, drawing on previous Affordable Housing Leadership Council recommendations and OEWD/MOSED EIFD analysis. She noted that due to low market-rate production, the city has not triggered the specific pro rata threshold mentioned in the housing element, though the broader circuit breaker provisions remain under consideration. Commissioners Imperial and Braun requested informational hearings on housing element implementation to provide public transparency on affordable housing progress, timelines, and the committee's work. Item 8: 2245-2255 Post Street - Holocaust Center Special Use District and Conditional Use Authorization The Commission unanimously approved (6-0) planning code and zoning map amendments to create the 2245 Special Use District, along with a conditional use authorization for the Holocaust Center redevelopment project. The project involves demolishing two adjacent buildings and constructing a new four-story, approximately 60-foot tall building for Jewish Family and Children's Services' Holocaust Center. The 2245 SUD allows exceptions for non-residential use size limits, floor area ratio, bulk limits, active use requirements, street frontage controls, and other provisions to support the center's expanded cultural, educational, and archival programming while providing adequate security. The new facility will include public exhibition spaces, lecture hall, library, offices, conference spaces, and archive center. The project includes no vehicular parking, 14 Class 1 and 4 Class 2 bicycle spaces, construction of a bulb-out with security bollards, removal of four street trees with addition of two new trees, and lengthening of an existing passenger loading zone. Project Director Karen Payson explained the Holocaust Center, founded in 1979, currently occupies 6,400 square feet at 2245 Post. The expanded facility will accommodate on-site educational programs currently conducted off-site, serving students throughout Northern California and teachers statewide. Commissioner Imperial noted the Jewish community's history in the Fillmore area, calling the project "timely." Vice President Moore praised the "grounded building" design balancing transparency with security needs. Commissioner McGarry highlighted the quality contractor (Cahill Construction) and anticipated local hire benefits. Item 9: 1732 Terrebell Street - Conditional Use Authorization (Denied 5-1) The Commission denied (5-1, with President Campbell dissenting) a conditional use authorization to remove an approximately 956-square-foot dwelling unit and merge it with ground floor commercial space (Parkside Day Spa). The property, developed in 1925, historically contained both ground floor commercial space and a residential unit. Permits filed in 2011 misrepresented existing conditions, failing to disclose the residential unit to establish massage use. A 2017 enforcement case revealed unauthorized removal of the dwelling unit. Permit records documented a 2001 residential eviction for breach of lease, confirming residential occupancy. Planning staff recommended denial based on Housing Element objectives discouraging loss of existing units during San Francisco's housing shortage. Staff Architect Kurt Bowden noted approval would result in "net loss of housing in an amenity-rich area." Property owner John Tom, who purchased the property in 2001, argued the unit hasn't existed as configured since the 1960s, and that creating proper fire-rated separation would require substantial square footage loss from the commercial space (12% overall, 50% of existing spa rooms cut in half). The commercial tenant's representative stated no physical dwelling unit exists to remove. Commissioner Imperial confirmed rent board records documented residential tenancy as of 2001. Commissioner Braun noted plans were already approved in 2019 to restore the unit, and moved to deny the application, emphasizing the importance of preserving housing from a General Plan and Housing Element perspective. The motion passed 5-1. President Campbell dissented, acknowledging the difficulty of reinstating the unit given required storefront construction, rated corridor, and impact on small business operations. She suggested a compromise requiring minimum one unit addition upon future property sale/redevelopment, but ultimately voted against the majority. Item 10: 61 Royal Lane - Conditional Use Authorization (Approved 6-0) The Commission unanimously approved (6-0) a conditional use authorization to demolish a 534-square-foot unauthorized dwelling unit in an accessory building and construct a new three-story building with one dwelling unit and one accessory dwelling unit (ADU) under the state ADU program. The RH-1 zoned property in District 11's Priority Equity Geography includes an existing detached single-family home that will remain. The unauthorized unit was previously approved for legalization under Planning Code Section 207.3 but the permit was not issued. A buyout agreement was filed in 2020 and the unit has been vacant since 2021. The new building will include a 2,172-square-foot main unit (four bedrooms) occupying second and third floors with private decks, and an 826-square-foot ADU (two bedrooms) on the first floor. The project provides two bicycle spaces and one off-street parking space, complying with RH-1 and Priority Equity Geography SUD controls. Neighbors raised concerns about privacy impacts, narrow street width (11 feet on Royal Lane), limited emergency vehicle access, construction impacts, and neighborhood character compatibility. One resident noted 30+ years of residence with concerns about views into living spaces. Project architect Alex Nier noted the design provides 10-foot front setbacks on ground and second floors with additional 10-foot setback on third floor—"much more than typical on that street." Planning staff confirmed the project meets all objective design standards and will undergo subsequent fire department review for life safety requirements. Commissioner Braun, acknowledging neighbor concerns, stated the Housing Accountability Act limits ability to adjust projects meeting existing regulations. He noted the three-story design with setbacks represents "reasonable fit for the site" on the triangular mid-block parcel, and fire safety review will address access concerns. Vice President Moore requested better three-dimensional context documentation for future similar projects but supported reasonable densification under current Housing Accountability Act rules. Item 11: 49 Chula Lane - Discretionary Review and Variance (Approved 6-0) The Commission unanimously voted (6-0) to not take discretionary review and approve a vertical addition and deck to a two-story single-family building in the California Register eligible Chula Abbey Early Residential Historic District. The Zoning Administrator granted the associated variance with standard conditions. The project adds a third story to the existing 2,222-square-foot, three-bedroom, three-bath home at the 26-foot-wide by 85-foot-deep key lot, creating approximately 3,000 square feet total (increasing from three to four bedrooms). The DR requester, Louis Kobo of adjacent 10-12 Abbey Street, raised concerns about shadow impacts on his rear yard and studio unit (12 Abbey), scale inconsistency with the predominant two-story district, and light/air impacts. Project architect Lei Vu explained the north-facing site on narrow 14-foot Chula Lane is constrained by 51 Chula Lane to the west (spanning entire lot depth with 13 property line windows) and three-four story properties on Abbey Street to south and east. Building vertically rather than horizontally preserves essential open space for neighbors. The design includes 15-foot setback from front facade, asymmetrical gabled roof with 7'6" plate height on east side (reduced from original proposal), and deck setback from east property line. Seasonal sun studies showed no shadow impact from 9 a.m. to 2 p.m. year-round, with minor late afternoon impacts after 3 p.m. confined to winter months. Five support letters were received from immediate neighbors including 51 Chula Lane and Abbey Street residents. Zoning Administrator Corey Teague explained the variance was required because the original 2009 variance was granted partially on rationale of horizontal expansion, and the current vertical proposal represents different approach. The original variance protected 51 Chula Lane's interests by avoiding western expansion. President Campbell stated the "incredibly thoughtful and very modest" addition fits well with adjacent buildings, calling it "code-compliant" without "exceptional and extraordinary circumstances" warranting discretionary review. Vice President Moore supported the project but requested the applicant consider modifying the trapezoidal/triangular windows under the gable to rectangular windows more consistent with the historic district character, noting this wouldn't impact project realization but would improve historic compatibility. The motion to approve included this consideration. Item 12: 727 Madrid Street - Discretionary Review (Denied 6-0) The Commission unanimously voted (6-0) to not take discretionary review and approve construction of two rear decks (first and second floor) at a two-story over basement two-family building, complying with Notice of Violation 2022-93386. The 25-foot-wide by 100-foot-deep downsloping lot contains a Category B eligible resource built in 1910. DR requester Ida Eng of 735 Madrid Street (southwest neighbor) raised concerns about residential design guideline compliance regarding mid-block open space scale, light, and privacy preservation. She proposed replacing previous at-grade deck and stairs in-kind, or alternatively reducing deck footprint to 8-foot depth with increased side setbacks. Engineer/designer Albert Urrutia explained the lower deck extends 13.5 feet from rear wall (10 feet above grade) and upper deck extends 8 feet, with 5'4" setback from south property line and 4 feet from north. The additional depth on lower deck accommodates spiral stairs, effectively creating 8-foot deck on west side adjacent to Ms. Eng's property. Property owners Armando and Mary Martinez, native San Franciscans together 52 years, are building the decks for their children and future generations, creating stable multi-generational housing. Staff Architect David Winslow determined deck sizes are not excessive, are well within buildable rear yard area, and are articulated with side setbacks respecting mid-block open space scale and neighbor privacy. The distance between properties and view angles do not rise to exceptional/extraordinary circumstances but rather demonstrate "extremely common place and expected circumstance of property rights within the city." Ms. Eng raised concerns about plan discrepancies with as-built conditions, inaccurate Sanborn maps, and a DBI inspector's September 2025 comment questioning legality. Mr. Urrutia confirmed the plans match the existing half-complete deck measured on-site. Commissioner Braun confirmed DBI's final sign-off would verify plan compliance. Commissioner McGarry moved to deny the DR request, finding no exceptional circumstances. Commissioner Braun agreed this represents a "pretty common situation" anticipated by design guidelines without extreme privacy issues. Key Outcomes - New Commission leadership elected: President Campbell and Vice President Moore - Holocaust Center SUD and project unanimously approved, enabling expanded educational and cultural programming - Dwelling unit removal at 1732 Terrebell denied 5-1, prioritizing housing preservation - Two-unit project at 61 Royal Lane approved 6-0 under Housing Accountability Act - 49 Chula Lane vertical addition approved 6-0 with variance, including consideration for window modifications - 727 Madrid Street rear decks approved 6-0 - Commission requested informational hearings on Housing Element implementation and Affordable Housing Circuit Breaker accountability
