Public Meetings - San Francisco, California

The San Francisco Planning Commission met on Thursday, December 11, 2025 (afternoon session; exact start/end times not stated). The Commission took up a proposed indefinite continuance for a discretionary review matter at 460 Vallejo Street, approved three Conditional Use Authorization items on the Consent Calendar, heard brief department and legislative updates (including rezoning and Planning Code legislation at the Board of Supervisors), and received one general public comment urging stronger and more standardized enforcement tools for illegal construction. Consent Calendar - Item 1 (Continuance Calendar placed on consent by vote): Case No. 2016-000302DRP, 460 Vallejo Street (Discretionary Review) — approved for indefinite continuance on the stated basis that the continuance request was intended to allow an associated enforcement case to be resolved before returning to the Commission. - Item 2: Case No. 2025-007879 CUA, 690 Van Ness Avenue — approved on consent (no public requests to pull). - Item 3: Case No. 2025-006847 CUA, 2660 California Street — approved on consent (no public requests to pull). - Item 4: Case No. 2025-007559 CUA, 1416 Haight Street — approved on consent (no public requests to pull). Public Comments & Testimony - Jerry Dratler/Durantler (name stated as Jerry Durantler and later Jerry Dratler): - On Item 1 continuance (460 Vallejo): Speaker opposed/challenged the proposed indefinite continuance, stating it did not meet criteria because (as characterized by the speaker) there was no neighborhood opposition, no legal/policy issues, no missing information, and no need for further review/mediation. The speaker raised concerns about alleged unpermitted/unsafe construction (including a roof deck/pool deck), referenced a 2018 notice of enforcement and a second notice allegedly issued in 2025, and questioned why the matter should be continued indefinitely. - General public comment (lessons from Dec. 4, 2025 Planning Commission meeting): Speaker urged that more be done to protect homeowners and argued that the Commission should not be the “court of last resort” for homeowners dealing with illegal construction issues. The speaker cited a prior 3–3 split vote (from the December 4, 2025 meeting) as demonstrating the need for a formal policy on illegal construction/alterations. The speaker requested the Planning Department develop and present an enhanced code enforcement proposal within 90 days, referencing San Francisco Ordinance 220-878 (passed in 2023) and stating it should be fully implemented, including standardized criteria for penalties. Discussion Items - Land Acknowledgment (Item 5): Read into the record acknowledging the unceded ancestral homeland of the Ramaytush Ohlone. - Director’s Announcements (Item 7, Director Phillips): - Responded to a prior week’s public comment regarding a state bill touching on rewilding and stated staff had researched compliance and sent a memo to the state about a year earlier; the department believed it was in compliance and had not heard back. - Noted Oscar Grande (Senior Community Development Specialist) was commended by the Board of Supervisors earlier that week. - Mentioned the department’s annual holiday gathering and closing out 2025 accomplishments. - Commissioner comment: Commissioner Williams praised Oscar Grande’s work with community groups and low-income communities. - Board of Supervisors / Legislative update (Item 8, Aaron Starr): - 1236 Carroll Avenue rezoning (Supervisor Walton): Land Use & Transportation Committee unanimously recommended an ordinance to rezone from PDR-2 to Public and adjust height/bulk from 40-X to 90-X to support an SF Fire Department training facility; committee had no significant comments and no public comment. - Adaptive reuse of historic buildings (Mayor): Continued “to the call of the chair” for more outreach. - Tenant protections ordinance (Supervisor Chen; amendments by Supervisor Melgar): Committee unanimously accepted substantive amendments, including converting three conditional use findings to requirements (buyout agreement disclosures/submittals before demolition permit application; a 5-year prohibition on applying for a demolition permit if the Rent Board finds tenant harassment; and compliance with Section 317.2 notice requirements before permits). With findings reduced to eight, an amendment proposed a 70% threshold for meeting conditional use findings. Continued to December 15 due to substantive changes. - Appeal surcharge Planning Code amendment (Supervisor Connie Chan): Proposed increase in Board of Supervisors surcharge for appeals from $120 to $240 to help recover city costs; committee forwarded to the full board with a minor clerical edit. - Full Board actions noted: Central Neighborhood Large Residence SUD second read; Mayor’s family zoning plan second read; related local coastal program amendment first read (split vote); inclusionary housing waiver and land dedication ordinance first read. - 350 Amber Drive CEQA and CU appeal: Continued to February 10 (next year). Key Outcomes - Indefinite continuance approved: Item 1, 460 Vallejo Street (Case No. 2016-000302DRP) — Motion approved 6–0 (Commissioners present: President Soh, Vice President Moore, and Commissioners Braun, Campbell, McGarry, Williams; Commissioner Imperial expected absent). - Consent Calendar approvals: Items 2–4 (CUAs at 690 Van Ness, 2660 California, 1416 Haight) — approved 6–0, with no items pulled for separate discussion. - No additional Commission actions: No Commission questions/comments under Item 6; meeting concluded after general public comment.

The Public Safety and Neighborhood Services Committee met on Thursday, December 11, 2025, chaired by Supervisor Matt Dorsey, with Vice Chair Bilal Mahmood and Supervisor Alan Wong (substituting for Supervisor Welcome). The committee considered three Alcoholic Beverage Control (ABC) license transfer-related Public Convenience or Necessity (PCN) determinations—two recommended for approval (with conditions) and one recommended for denial following extensive neighborhood opposition. Supervisor Sauter/Salter was excused (3-0). Consent Calendar - None stated. Public Comments & Testimony - Item 1 (Big Sky LLC / Club 895, 895 O’Farrell St., Type 48 on-sale): No public commenters. - Item 2 (Caldero LLC / Caldero, 2149 Union St., Type 20 off-sale beer & wine): No public commenters. - Item 3 (Royal Mart LLC / Unimart, 1201 Howard St., Type 21 off-sale general: beer/wine/spirits): - Susanna Singer (local resident; President of the Board, Episcopal Community Services) opposed the license transfer, citing proximity to ECS facilities (including a 200-bed shelter across the street) and stating that public drunkenness outside the store undermines guests’ sobriety efforts. - Nikhil (West SOMA resident) opposed, describing increased public drinking, noise, and urination since ownership changed “about a year” prior; stated a volunteer cleanup crew finds bottles/litter every Saturday at 4 p.m. - Sean (Tehama St. resident) opposed; stated neighbors use a WhatsApp group to warn of incidents; cited self-reported analysis that in the last 90 days, calls to police at 8th & Howard were up 71% year-on-year, response wait times up 50%, and two-thirds of calls resulted in “no police contact” due to late arrival; described a Nov. 7 incident he said SFPD documented as a hate crime, and referenced a recent overdose near his home. - Cheney (Board member, SOMA West Neighborhood Association) urged prioritizing public safety and holding businesses accountable for impacts outside the premises. - Nancy Kim Parker (business owner across from Unimart) opposed, estimating “up to 50%” increase in loitering/public drunkenness and “80%” increase in urination compared to prior operations. - Henry Connuller (President, South of Market Business Association) opposed, describing deteriorated conditions since the ownership change, and referencing similar concerns alleged at another store operated by the same owner. - Alex Kane (resident; Board member, neighborhood association) opposed, describing recurring public drinking/loitering and trash pickup observations. - Lauren (resident near 8th & Clementina) opposed, stating she walks past the location with her 7-year-old child and that the store causes loitering and garbage issues; contrasted with other nearby stores she described as operating responsibly. - David (Tehama St. resident) opposed, stating there was “no necessity,” citing daily litter/urination concerns, proximity to recovery-oriented facilities, and alleging he was assaulted twice while picking up trash. - Sylvia Wu (resident near 9th & Folsom) supported SOMA West’s opposition, citing safety concerns when walking past at night. Discussion Items - Member Excused - The committee voted to excuse Supervisor Sauter/Salter (3-0). - Item 1 — PCN for Type 48 (On-Sale General/Public Premises) Transfer: Big Sky LLC dba Club 895 (895 O’Farrell St.) - Officer Brandon Erickson (SFPD Alcohol Liaison Unit/ABC liaison) presented the PCN report: 0 letters of protest; 0 letters of support; location in police plot 547 (high crime area) and census tract 122.02 (high concentration area); Tenderloin Station: no opposition. - ALU recommended approval with conditions, including limits on audible noise, alignment with any Entertainment Commission permit requirements, requiring two uniformed, state-licensed security guards during live entertainment, anti-loitering monitoring, and litter responsibility within areas depicted on ABC Form 257. - Applicant representative David Villalobos (CLA Consulting) stated the building had been a blighted eyesore; stated sponsor spent nearly $9 million to purchase and expected to spend “a little over $6 million” on renovations to create a multi-entertainment venue; requested support. - Item 2 — PCN for Type 20 (Off-Sale Beer & Wine) Transfer: Caldero LLC dba Caldero (2149 Union St.) - Officer Erickson presented: 0 letters of protest; 0 letters of support; location in police plot 518 (high crime area) and census tract 0130.02 (high concentration area); Northern Station: no opposition. - ALU recommended approval with conditions focused on anti-loitering monitoring and litter responsibility (ABC Form 257). - No applicant presentation and no public comment. - Item 3 — PCN for Type 21 (Off-Sale General, incl. Spirits) Transfer: Royal Mart LLC dba Unimart (1201 Howard St.) - Officer Erickson presented: 7 letters of protest; 0 letters of support; location in police plot 230 (high crime area) and census tract 0178.03 (high concentration area); Southern Station: no opposition; ALU recommendation was approval with a loitering-monitoring condition. - Applicant representative Omar Albaughan Reyesha (son of the owner) stated the business aimed to operate responsibly; argued that homelessness/trash/loitering predated their beer license; stated commitments including enhanced lighting, expanded camera coverage, strict ID checks, hourly exterior cleanups, and refusing service to people loitering or causing disorder. - Chair Dorsey stated the clerk received multiple community letters consistent with the testimony; stated he had also heard similar concerns from neighbors and was inclined to support the community position that the license would not serve PCN. Key Outcomes - Excuse absence: Motion to excuse Supervisor Sauter/Salter approved 3-0 (Dorsey, Mahmood, Wong voting aye). - Item 1 (Club 895, Type 48 on-sale): - Committee directed the Clerk to prepare a resolution finding the license would serve public convenience or necessity and forward to the Full Board with a positive recommendation. - Vote: 3-0 (Dorsey/Mahmood/Wong aye; Sauter/Salter excused). - Item 2 (Caldero, Type 20 off-sale beer & wine): - Committee directed the Clerk to prepare a resolution finding the license would serve public convenience or necessity and forward to the Full Board with a positive recommendation. - Vote: 3-0 (Dorsey/Mahmood/Wong aye; Sauter/Salter excused). - Item 3 (Unimart, Type 21 off-sale general incl. spirits): - Committee directed the Clerk to prepare a resolution finding the license would not serve public convenience or necessity. - Vote: 3-0 (Dorsey/Mahmood/Wong aye; Sauter/Salter excused). - Committee then voted to send that resolution to the Full Board with a positive recommendation. - Vote: 3-0 (Dorsey/Mahmood/Wong aye; Sauter/Salter excused). Notes / Record Issues - The clerk announced that items acted upon were expected to appear on the Board of Supervisors agenda of January 6, 2025; however, the meeting was stated at the outset to be Thursday, December 11, 2025, creating a potential date discrepancy in the record.

The Budget and Finance Committee met on December 10, 2025 (last meeting of calendar year 2025), chaired by Supervisor Connie Chan with Vice Chair Matt Dorsey and member Supervisor Cheyenne Chen present. The committee advanced multiple grant acceptances and contract/lease amendments to the full Board of Supervisors (expected to appear on the December 16, 2025 Board agenda unless otherwise stated), continued one elections-fee ordinance to the call of the Chair, and approved Board/Clerk budget guidelines for FY 2026-2027 and FY 2027-2028. Public Comments & Testimony - Jose Guadalupe (Catholic Charities, Associate Deputy Director for Subsidies and Housing Assistance): Expressed strong support for continued, fully funded Family Eviction Prevention Collaborative/FEPCO allocations, emphasizing the importance of stable funding for homelessness prevention and eviction avoidance. - Casey Rios (Tenderloin People’s Congress): Requested the committee pause the proposed 5-year lease extension for La Cocina at 101 Hyde and consider a shorter, month-to-month (or 2–3 month) extension to allow broader community input on the “best interim use” of the site. - Public commenter (name not stated; provided phone number 408-905-6384): Urged the City to adopt budgeting technology for “what-if” scenario modeling rather than relying on spreadsheets, to better forecast impacts of changes (e.g., assessment appeals, federal funding uncertainty). Discussion Items - Item 1: SFFD FEMA grant for breathing apparatus (SCBA) - Fire Department (Mark Corso, Deputy Director of Finance & Planning; Asst. Deputy Chief Mike Mullen) presented a retroactive resolution to accept/expand a FEMA Assistance to Firefighters Grant of approximately $2.7 million (department presentation referenced about $2.6 million) to replace self-contained breathing apparatus for frontline firefighters. - Performance period: September 26, 2024 – September 25, 2026. - Match: about $275,000. - Department stated the retroactivity was tied to the grant performance period start date, and that no purchases had been made yet. - Item 2: SFPUC dams/reservoirs engineering—GEI Consultants amendment - SFPUC (Carmen Ng, Civil Engineer) requested approval of Amendment 1 to Contract PRO.138B, increasing the not-to-exceed amount by $7 million (to $18 million), with no change to term (April 2020 – April 2031). - Context included DSOD spillway assessment requirements following the February 2017 Oroville Dam spillway failure. - Amendment moved design/planning work for Moccasin Dam and O’Shaughnessy Dam Outlet Works Phase II to GEI due to a potential conflict because HDR (previous designer) became the Water Enterprise capital program manager. - Budget Legislative Analyst (Nick Menard) noted about $150,000 would be billed by GEI to validate HDR’s prior design work as GEI becomes engineer of record. - Chair Chan flagged broader concerns and expectations regarding SFPUC capital-project growth, contracting, and requested future reporting/coordination ahead of the enterprise-agency budget process. - Item 3: Treasurer-Tax Collector delinquent debt collections software (CSS) contract amendment - Treasurer & Tax Collector (Amanda Freed) described CSS as the City’s platform for delinquent debt collections used by over 20 departments. - System manages 670,000+ accounts totaling $960 million+ in outstanding debts; in FY 2024-2025 it supported collection of $146 million. - Amendment: extend term 5 years to November 30, 2030 (overall term December 1, 2016 – November 30, 2030), with an option to renew for an additional 5 years; increase contract by about $2.4 million to $6.9 million not to exceed. - BLA noted Office of Contract Administration approved a waiver because the vendor is now the only entity able to maintain the system; characterized the extension pathway as creating a potential 19-year agreement. Funding was described as roughly $500,000/year, with about 64% General Fund and about 26% from SFMTA. - Chair Chan asked about benchmarking and decision-making; Treasurer’s office cited customization costs “several million dollars” for switching and stated they are active with other counties and that peers view SF’s CSS implementation as a benchmark. - Item 4: Homelessness prevention—HSH grant agreement with Catholic Charities (FEPCO) - HSH (Emily Cohen) requested a third amendment to extend the agreement by 30 months to align with portfolio reprocurement, and to increase funding (staff presentation cited +$8.7 million to $18.4 million NTE; item text referenced higher figures). - Non-substantive corrections read into the record updated amounts to: increase by $8,672,460 for a total not-to-exceed $18,459,066. - Program provides rental assistance (back rent, future rent, move-in assistance) and referrals (including legal services). HSH reported Catholic Charities served nearly 600 households in the prior fiscal year. - Demographics stated: 38% African American, nearly 90% extremely low-income, 83% previously homeless, 24% families with children. - BLA reported performance: about 600 clients/year (contract required 200), and funds dispersed within 5 days in 92% of cases (objective 100%). - Chair Chan referenced upcoming Prop C revenue projection considerations and noted a policy detail regarding funding above a $370 million projection, capped at $19 million, not requiring an eight-vote supermajority. - Item 5: Interim lease extension—La Cocina at 101 Hyde (city-owned property) - MOHCD (Robert Baca) sought approval of a second lease amendment extending the lease 5 years (from January 1, 2027 through December 31, 2031) for a total term July 9, 2019 – December 31, 2031, with no change to annual base rent ($12,000). - MOHCD described La Cocina as supporting women, immigrants, and entrepreneurs of color; stated at 101 Hyde the organization supports 25 small businesses plus additional kitchen users. - MOHCD stated vacancy holding costs for city-owned affordable-housing sites can be up to $500,000 per year, and that La Cocina invested $6 million in build-out (with additional support cited from the San Francisco Foundation and MOHCD). - Amendments added by MOHCD (accepted by committee): intent to issue an RFQ (or equivalent) within 2 years to select a housing developer/team; and language allowing a 1-year termination notice after 2 years if housing becomes feasible. - BLA described the lease terms including $12,000/year rent plus 5% of any net income generated annually; characterized approval as a policy matter and noted other options (including selling the site) would require additional legislation. - Chair Chan noted La Cocina’s public-facing food hall model had ended (pivoted post-COVID due to insufficient foot traffic) and that the site currently functions primarily as an incubator commercial kitchen, with some events (e.g., night markets, film nights). - Item 6: Department of Elections—ballot argument fee increase ordinance - Continued to the call of the Chair at the Department of Elections’ request, due to the “significant increase” and need for more discussion and public conversation. - Item 7: DPH—Community Forward SF medical respite/sobering center amendment - DPH (Dara Papo, Director, Whole Person Integrated Care) presented Amendment 1 increasing the agreement by about $22.2 million to $32,262,830 not to exceed, extending term 3 years 6 months for total term July 1, 2024 – June 30, 2029. - Services described: 75-bed medical respite (including 10 managed alcohol program beds within the 75), 14-bed sobering center, and a small transportation component. - BLA noted managed alcohol program consolidation from a prior separate 20-bed building into the 75-bed program, and cited about $120,000 for transportation. - Chair Chan requested future presentations include photos of facilities to aid oversight. - Vice Chair Dorsey asked about stimulant use disorder services; DPH said medical respite serves many clients with stimulant use disorders, and sobering focuses primarily on alcohol/opioids, with stimulant-only clients usually directed to SOMA Rise. - Item 8: DPH—Bayview Hunters Point Foundation outpatient behavioral health amendment - DPH (Max Rochan, Director of Systems of Care, Behavioral Health; Drew Morrell, CFO Director) requested an extension of 18 months through June 30, 2028 and an increase of about $7.5 million to $25.6 million not to exceed. - Programs: adult outpatient behavioral health (goal 225 clients/year) and children’s outpatient plus ERMS school-based services (goal 80 clients/year), reaching 26 schools per DPH. - DPH reported improvements tied to the Controller’s Tier 3 corrective action plan, including satisfaction of key items as of November 2025: cash flow stabilization and invoicing improvements; remaining issue described as delayed audits for FY 2022-2023 and FY 2023-2024. - Clerical amendment: resolution corrected from “Fifth Amendment” to “Sixth Amendment.” - Chair Chan stated support for the service continuation while emphasizing ongoing monitoring and future broader tracking of Tier 2/Tier 3 nonprofit contracting risk. - Items 9–12 (grouped): DPH retroactive grant accept/expand items (housing/homelessness and HIV) - Items 9–10: Housing and Homelessness Incentive Program (HHIP) - DPH (Alex Boyder, Administrative Analyst, San Francisco Health Network) presented linked retroactive grants through Medi-Cal plans. - Item 9: Anthem (Blue Cross of CA Partnership Plan) $626,000 for July 1, 2024 – June 30, 2026; supports Street Health Team (formerly Bridge/Neighborhood Services Team) through RAMS peers. - Item 10: SF Health Plan grant increase $2,518,000 (for periods culminating in a total described as approximately $7.6 million for July 1, 2023 – November 1, 2026); supports Street Health Team through RAMS peers and integration of the Find Help closed-loop referral platform into the electronic health record. - Chair Chan asked about delays; DPH attributed to finalizing agreements (legal review) and internal determination of whether it was a grant increase vs. separate grant. - Item 11: CDC HIV prevention and surveillance grant increase - DPH (Nicole Trainor, Manager, Community Health Equity and Promotion Branch) requested retroactive approval for a $2 million increase (to about $7 million for June 1, 2025 – May 31, 2026), with a total grant amount about $12.7 million for August 1, 2024 – May 31, 2026. - Funds support integrated HIV prevention/surveillance with allocations described across prevention, surveillance, and Ending the HIV Epidemic efforts; includes support to jail health services at 850 Bryant and SF City Clinic. - Item 12: NIH (via Florida State University) Adolescent Medicine Trials Network (ATN) grant increase - DPH (Susan Buckbinder, Director, Bridge HIV) requested retroactive approval of an increase of about $62,000 (to about $235,000) for the total period January 25, 2023 – November 30, 2025, effective May 21, 2025. - Items 13–14 (grouped): Planning appeals surcharge ordinance and Board/Clerk budget guidelines hearing - Item 13: Ordinance increasing Board of Supervisors planning-appeals surcharge - Clerk of the Board (Angela Calvillo) described the companion ordinance doubling the surcharge for appeals to the Board of Supervisors from $120 to $240 (last updated 2016), citing higher development values and CPI since 2016; Planning Commission approval cited as July 17, 2025. - Deputy City Attorney Brad Rossi added a needed finding: Planning Code Section 302 findings for public necessity, convenience, and welfare (added to long title and to page 2 findings). - Item 14: Hearing—Budget guidelines for Board of Supervisors and Clerk (FY 2026-2027 and FY 2027-2028) - Clerk of the Board (Angela Calvillo) presented mandated timeline under Board Rules 6.8–6.9 and outlined projected return hearings in January (proposed budget), February (submittal to Mayor phase), and continued review during June budget phase. - Budget highlights included: department staffing of 97 FTE; approximately $20 million for salary/benefits; Assessment Appeals Board budget noted as $1.5 million; Budget & Legislative Analyst contract cited as about $6.2 million (about 23%). - Clerk requested continuation of three Assessment Appeals Board positions (added last year) through 2030, citing Assessor Torres’ view that appeals will remain elevated until 2030. - Additional items included: IT network refresh, legislative management system Phase 1 targeted for spring (possibly February), assessment appeals filing system work, and chamber maintenance. Key Outcomes - Item 1 (SFFD FEMA SCBA grant): Forwarded to full Board with positive recommendation, 3-0 (Chan/Dorsey/Chen). - Item 2 (SFPUC GEI dams/reservoirs amendment): Forwarded with recommendation, 3-0. - Item 3 (Treasurer-Tax Collector CSS amendment): Forwarded with recommendation, 3-0. - Item 4 (HSH–Catholic Charities FEPCO): Approved non-substantive budget corrections (total NTE $18,459,066; increase $8,672,460) and forwarded as amended with recommendation, 3-0. - Item 5 (MOHCD–La Cocina 101 Hyde lease): Approved amendments (issue RFQ within 2 years; allow 1-year termination notice after 2 years) and forwarded as amended with recommendation, 3-0. - Item 6 (Elections Code ballot argument fees): Continued to the call of the Chair, 3-0. - Item 7 (DPH–Community Forward SF): Forwarded with recommendation, 3-0. - Item 8 (DPH–Bayview Hunters Point Foundation): Approved clerical correction to “Sixth Amendment” and forwarded without recommendation (Chair stated support for passage despite Tier 3 status), 3-0. - Items 9–12 (DPH grants): Forwarded with recommendation as a group, 3-0. - Item 13 (Planning appeals surcharge $120→$240 + DCA findings): Amended to add Planning Code Section 302 findings and forwarded with recommendation, 3-0. - Item 14 (Board/Clerk budget guidelines): Hearing heard and filed; committee authorized Clerk to submit the proposed budget to the Mayor’s budget office and Controller, 3-0. Next Steps / Scheduling - Items approved were stated to be expected on the December 16, 2025 Board of Supervisors agenda unless otherwise noted. - Next Budget and Finance Committee meeting was stated as January 7 (year not restated in the transcript, implied 2026).

The San Francisco Port Commission convened and approved prior minutes, then spent a substantial portion of the meeting recognizing outgoing Executive Director Elaine Forbes for nearly nine years leading the Port (appointed in 2016) and 25 years of City service. The Commission later approved multiple capital and program actions, including construction contracts totaling over $11 million, a grant for waterfront murals/activation, updated South Beach Harbor rules and fees, and a five-year, $40 million advisory services contract to support the Waterfront Resilience Program (WRP). The meeting adjourned at 5:21 p.m. Consent Calendar - Approved unanimously: - Resolution 2581: Awarded Contract No. 2882 (Pier 9 roof/roof deck repairs and Pier 33 bulkhead roof/structural repairs) to Roebuck Construction, Inc. for $7,310,000, plus 10% contingency ($731,000) for a total not-to-exceed $8,041,000. - Resolution 2582: Awarded Contract No. 2894 (Fisherman’s Wharf Forward—Taylor Street Public Plaza) to Casadoro Construction, Inc. for $3,870,000, plus 10% contingency ($387,000) for a total not-to-exceed $4,257,000. - Resolution 2583: Awarded an 18-month grant to Street Plans Collaborative for $350,000 for murals and activation activities. Public Comments & Testimony - Public comment on items not on the agenda: none in-room; none by phone. Executive Director’s Report / Tribute to Outgoing Executive Director Elaine Forbes - Elaine Forbes (Outgoing Port Director/Executive Director) gave a farewell address summarizing key accomplishments and challenges during her tenure: - Pandemic impacts: stated the Port lost 40% of revenues and implemented the Port’s first rent-forgiveness policy to stabilize tenants. - Waterfront stewardship: stated that in 2025, the Port kept 7.5 miles of waterfront “safe and clean,” drew “millions of visitors,” and welcomed cruise passengers. - Resilience and capital program growth: referenced a 2017 general obligation bond of $425 million as a “down payment,” evolving to a $13.5 billion program with the U.S. Army Corps of Engineers, with “up to 45% federal funding if approved by Congress.” - Organizational culture: described internal governance improvements, increased transparency/communication, and efforts to become an anti-racist organization as a core leadership practice. - Fisherman’s Wharf Forward: described a rapid early phase (“six short weeks”) of intensive cross-division work and community engagement. - A video message from Leader Emeritus Nancy Pelosi highlighted Forbes’ leadership and specifically praised the Port’s waterfront resilience work. - In-room speakers (positions summarized as testimony/remarks of appreciation rather than policy advocacy): - Demetrius Williams (President, ILWU Local 10) expressed appreciation and stated the waterfront/Port relationship with longshore labor was improved under Forbes. - Multiple Port staff and managers (including Rebecca Benassini, Wendy Proctor, Jane Lee, Simon Betzlewell, Suzette Love, Jennifer Gee, Kimberly Beal, Mike Martin, Ming Young, Diane Oshima, Chris Horiuchi, and others) expressed gratitude and described Forbes as a mentoring leader who strengthened collaboration across divisions. - Tenant and partner representatives expressed appreciation for Forbes’ leadership and pandemic-era support, including: - Scott Gatner (President & CEO, Pier 39) - Bree Maughan (Executive Director, Fisherman’s Wharf Community Benefit District) - Jack Bair (San Francisco Giants) - Jane Connors (General Manager, Ferry Building) - Tim Paulson (former SF Labor Council director; former commissioner) offered congratulations and thanks for public service. - Phone testimony: - Brad Benson (Waterfront Resilience Program Director) credited Forbes with coalition-building for Prop A (2018) and partnering with the Army Corps of Engineers, and described her leadership during the pandemic. - Carl Mosita shared appreciation for Forbes’ leadership during the pandemic and her support for staff. - Commissioner remarks: - Commissioner Ken McNeely (noted he served about five months with Forbes) praised her leadership, fiscal competence, and support for commissioners. - Commissioner Stephen Lee praised Forbes’ staff relationships and tenant engagement. - Commissioner Willie Adams read a statement from former Commissioner Doreen Wooho praising Forbes’ finance expertise, values-based leadership, and noting that projects submitted to the Board of Supervisors were “approved on [the] first submission.” Adams also delivered extended remarks praising Forbes’ leadership and visibility as an LGBTQ leader. - Vice President Stephen Ingram praised waterfront transformation and stated that Forbes’ visible LGBTQ leadership inspired his own civic participation. - President Gail Gilman (and/or Commission leadership during closing remarks) presented Forbes a recognition for 25 years of City service including “nearly a decade” as Executive Director. Discussion Items South Beach Harbor Rules, Regulations, and Fee Schedule - Resolution 2584 (approved unanimously): Approved revised South Beach Harbor rules/regulations and amended fee schedule. - Staff presentation: - Andre Coleman (Deputy Director of Maritime) introduced the item as part of near-term harbor objectives. - Alvin Sones (Harbormaster, South Beach Harbor) described: - Harbor background: built 1986; Port assumed operational control in 2012; full transfer finalized 2019; located at Pier 40 with 700 recreational slips and a guest dock. - Rules last revised in 2015; updates intended to improve clarity/enforcement and incorporate state requirements. - Key rules updates included: requiring at least one registered vessel owner to have 50.1% controlling interest; parking changes (no duplicate permits, expiration for temporary permits, ability to withhold annual permits if documentation not current); prohibiting personal EV bikes/scooters/skateboards on docks and gangways; and requiring berth holders to provide a valid California voter card “in accordance with state law.” - Fee updates: tiered guest moorage pricing by vessel length/duration; 50% cancellation fee for transient reservations canceled within 24 hours; new/updated administrative and service fees (e.g., internal move requests, transfer fees, waitlist fees, keycard replacements; towing, dock box installation, environmental response). - Outreach: staff reported notifying berth holders via email, newsletters, and stakeholder meetings and stated no formal objections were received. - Commission Q&A: - A commissioner asked about micromobility and whether secure bicycle/scooter parking is available near docks; staff responded that storage/secure options are available (including lobby area and Pier 40 shed). - Commissioner Lee expressed support and stated he believed prices had been low and that periodic review is appropriate. Waterfront Resilience Program (WRP) Program Advisory Services Contract - Resolution 2585 (approved unanimously): Authorized a professional services contract for WRP program advisory services to Jacobs Engineering Group, Inc. for five years, not-to-exceed $40,000,000, with an option to amend/extend with further approvals. - Staff presentation (Elizabeth, Port staff presenter): - Described the contract as vital to meeting upcoming 18-month flood study milestones and supporting anticipated 50/50 cost-sharing for the study with the U.S. Army Corps of Engineers. - Explained rationale for separating advisory services from design contracts to avoid conflicts (design contractors should not oversee/recommend their own work). - Procurement details: RFP issued June 2025; outreach to 247 LBEs and 59 non-LBE specialty firms; held two pre-proposal conferences; had three written Q&A deadlines with published response memos; proposals due August 2025. - Received one proposal with 39 subcontractors. - Evaluation included pass/fail checks, written scoring (up to 1,000 points), oral interviews, cost effectiveness, and graded references. - LBE participation: stated 26.6% of the contract value dedicated to LBEs, above the 20% requirement. - Funding source stated as the Prop A Seawall Fund; item would proceed to the Board of Supervisors. - Commission Q&A / comments: - Commissioner McNeely asked about performance measures and episodic review; staff described task-order structure and reporting requirements. - Vice President Ingram encouraged greater visibility for the subcontractor bench. - Commission leadership thanked staff for outreach efforts and for ensuring access to Prop A-funded work for small/minority-owned businesses. Key Outcomes - Minutes approved for the November 18, 2025 Port Commission meeting (motion/second; approved by voice vote). - Resolutions adopted unanimously: - 2581 (Pier 9 / Pier 33 repairs): $8.041 million total authorization including contingency. - 2582 (Fisherman’s Wharf Forward—Taylor Street Public Plaza): $4.257 million total authorization including contingency. - 2583 (Street Plans Collaborative murals/activation grant): $350,000 over 18 months. - 2584 (South Beach Harbor rules/fees): updated rules and a revised fee schedule including a 50% cancellation fee for certain late cancellations. - 2585 (WRP advisory services): Jacobs Engineering Group contract, 5 years, $40 million not-to-exceed. - Meeting adjourned at 5:21 p.m. with commissioners also offering holiday well-wishes and indicating a post-meeting celebration for Director Forbes.

The Board of Supervisors convened the regular meeting on December 9, 2025, with 10 supervisors present at roll call and Supervisor Wong initially absent (later arriving and voting). The Board approved prior minutes, passed multiple ordinances and resolutions (many without objection), debated and advanced a major Cannabis Business Tax suspension extension to 2035, approved significant homelessness and supportive housing actions including Homekey Plus awards, and held commendations at the 2:30 p.m. special order. A telecommunications facility appeal hearing (350 Amber Drive) scheduled for the 3:00 p.m. special order was continued to February 10, 2026 upon joint request of appellant and sponsor. Consent Calendar - Supervisor Wong excused until arrival: approved 10-0. - Minutes approved (Oct. 21, 2025 regular meeting; Nov. 3, 2025 special meeting at Land Use & Transportation Committee constituting a quorum): approved 10-0. - Consent items 1–8: approved 10-0; ordinances “finally passed.” - Item 9: Appropriated $4.5 million in state cost reimbursement revenue to the Department of Elections for the Nov. 2025 statewide special election (including $4,178,500 reimbursement share); finally passed without objection (2/3 threshold noted). - Item 10: Settlement ordinance for Laguna Honda Hospital residents lawsuit (over 700 residents; approx. $5.8 million): finally passed without objection. - Items 17–18 (HSH grants): adopted without objection. - Sanctuary Shelter (Episcopal Community Services): term extended 24 months to total July 1, 2021–June 30, 2028; +$15M to total $41M. - Felton Institute drop-in center: term extended 24 months to total Oct. 1, 2022–June 30, 2028; +$7.1M to total $16.8M. - Items 19–22 (Homekey Plus / supportive housing): adopted without objection. - 1035 Van Ness Ave: Homekey Plus award approx. $39M; city rehabilitation revenue up to $3M; city match commitment up to $8M; operating subsidies up to 15 years (subject to appropriations). - Loan/grant with 1035 Vets, LLC: $11M total (an $8M loan with 55-year minimum term + $3M grant) to rehabilitate into 124 units PSH for veterans. - 835 Turk St: Homekey Plus award approx. $17.3M; capital grant/rehab & relocation funds approx. $13.7M (retroactive costs from March 5, 2024 through deadline); city match approx. $16.3M; operating subsidies up to 15 years (subject to appropriations). - Ground lease: 55-year term at $1 rent; rehab and operate 106-unit 100% supportive housing for very low-income households; additional financing included a $13M city loan for 55 years and the state grant. - Items 23–24 (District Attorney grants): accepted/expended without objection. - Workers’ Comp Fraud: $1.1M through June 30, 2026. - Auto Insurance Fraud: approx. $347,000 through June 30, 2026. - Item 25 (Rec & Park / Active Network): contract extension through Dec. 31, 2027; $100,000 annually unchanged; adopted without objection. - Items 26–27 (DPH contracts): adopted without objection. - CuraScript specialty drug distribution: +4 years (Nov. 30, 2026–Nov. 30, 2030); +$89.4M to total approx. $98.4M. - Hyde Street Community Services mental health: +2 years (June 30, 2026–June 30, 2028); +$11.8M to total approx. $38.8M. - Item 28 (DPH/CDSS/BDO performance-based agreement): anticipated revenue approx. $7.4M through June 30, 2029; adopted without objection. - Item 30 (Reparations Fund): ordinance establishing a reparations fund; passed on first reading without objection. Public Comments & Testimony - Francisco DaCosta: urged action regarding alleged unsafe SFPUC “confined space” work and termination of three employees; requested supervisors intervene and “do something about safety.” - Antonio Diaz (Poder): supported Item 47 (a resolution affirming San Francisco’s commitment to decarbonization centered on environmental justice); requested Board adoption. - Salahakwia Chandler: raised concerns about trash/debris and neighborhood conditions in Bayview; argued conditions would not be tolerated in other districts; discussed equity and representation concerns. - Brian Storr: claimed harm from LRAD acoustic devices and urged federal compliance checks. - Additional speakers included general remarks, including one speaker making inappropriate comments that were ruled out of order. Discussion Items Family Zoning Plan (Items 11–14) - Package included General Plan amendments, Zoning Map changes, creation of the Housing Choice San Francisco program, creation of the Residential Transit-Oriented Commercial District (RTO-C), revisions to parking/curb cuts, creation of the SFMTA-SUD, and Coastal Commission transmission/CEQA affirmation. - Vote: 6 ayes, 4 noes (no votes recorded in transcript as Supervisors Walton, Chan, Chen, and Fielder voting no). Result: ordinances finally passed and resolution adopted. - Note: The roll call portion in the transcript is partially garbled, but the clerk announced the final tally and the named “no” voters. Building Permit Expiration Timing (Item 15) - Ordinance amending the Building Code regarding timing of expiration for certain building permits/applications. - Initial vote announced as 7 ayes, 3 noes (with “Chan, Chan, and Fielder voting no”), followed by a motion to rescind (Walton motion; Chan second) taken without objection. - Final vote after rescission: 6 ayes, 4 noes (Walton, Chan, Chen, Fielder voting no). Result stated: passed on first reading. Inclusionary Housing Flexibility / Rent Control Tradeoff (Item 16) - Ordinance allowing certain projects outside Priority Equity Geographies SUD to waive inclusionary housing fee/requirements and other requirements in exchange for subjecting all units to rent control, and allowing land dedication as compliance method; required periodic reports to Planning Commission. - Supervisor Melgar spoke in support, stating it expands options (not a mandate), aims to increase rent-controlled rental housing stock, and could help spur rental housing in areas that have historically resisted new rental housing (citing District 7). - Vote: 10-0, passed on first reading. Cannabis Business Tax Suspension Extension (Item 29) - Ordinance extending suspension of Cannabis Business Tax through December 31, 2035, and removing code references. - President Mandelman (sponsor): supported a 10-year deferral rather than elimination; argued legal cannabis is losing to illicit market, which he stated “controls more than 50% of the market”; noted he authored prior deferrals (2020 to Dec. 2021; then to Dec. 2022; then through Dec. 2025). Said action needed now because tax was set to start being collected in 2026. - Supervisor Chan: opposed, citing a close to $1 billion projected budget deficit and the need to maintain/increase revenues; called a 10-year suspension (projected $80 million revenue) “irresponsible” without typical budget analysis. - Supervisor Mahmood: supported, describing legal cannabis as heavily taxed (stating “nearly 30% at the state level” plus local taxes) and argued tax suspension could reduce black market incentives and associated public safety harms; referenced illegal market activity at Market and Jones and impacts on nearby institutions. - Supervisor Walton: opposed, citing fiscal responsibility amid major deficits and asserting the suspension would not stop the black market (arguing federal legalization is needed). - Controller Greg Wagner: stated the most recent 5-year projection (issued March 2025) forecast deficits growing to in excess of $1 billion by the end of the forecast period; estimated cannabis tax revenue averages about $6.2 million per year once implemented. - Vote (as announced): 8 ayes, 2 noes (Walton and Chan voting no); ordinance passed on first reading. - Transcript discrepancy: the roll call line includes a garbled entry (“Supervisor Fielder? No. Fielder, aye.”) but the clerk’s final tally and identification of the two “no” votes indicate Fielder voted aye. 2:30 p.m. Special Order — Commendations - Supervisor Chen (District 11) recognized Oscar Martín Grande for community organizing and mutual aid work, including pandemic response (claimed capacity “up to 800 tests per day” at a volunteer-powered testing site; and a program providing 400 families debit cards reloaded with $880,000 total for food). - Supervisor Melgar added remarks praising Grande’s personal and community contributions. - Oscar Grande gave acceptance remarks, credited community movements, and noted the passing of Ricardo Peña the prior day. - Supervisor Sauter (District 3) recognized Miguel Escobedo, owner of El Pastor Papi, noting participation in Vacant to Vibrant and charitable activities including distributing 700+ burritos to families on SNAP over a few weeks and organizing a 7th annual toy drive. - Supervisor Cheryl recognized Piper Johnson (Sacred Heart Cathedral Prep) for developing a real-time sewage detection sensor prototype measuring dissolved solids and turbidity; Piper expressed commitment to environmental responsibility. 3:00 p.m. Special Order — 350 Amber Drive Telecom Facility Appeals (Items 31–38) - Appeals/public hearings regarding CEQA categorical exemption and conditional use authorization for a proposed AT&T macro wireless facility (approx. 104-foot monopole; 12 antennas; 9 remote radio units). - Continued to February 10, 2026 after joint continuance requests from appellant and sponsor with waived deadlines. - Vote: 10-0 (Supervisor Cheryl noted absent on roll; Supervisor Wong present and voting). Committee Reports (selected) - Item 39: Settlement ordinance for employment dispute lawsuit (up to $20 million): passed on first reading without objection. - Item 41: Delegated authority to Public Works Director to vacate streets/easements for Potrero HOPE SF project site (bounded generally by multiple streets including 26th/Wisconsin/23rd/Missouri/22nd/Texas/25th/Connecticut): passed on first reading (roll call audio text partially garbled, but clerk announced passage). - Item 42: Declared intent to vacate portions of Hawes, Griffith, and Bancroft for SFFD training facility at 1236 Carroll Ave; set a hearing date: adopted without objection. - Item 43: Approved Final Map for a 20 commercial unit condominium project at 1301 & 1341 Evans Ave: approved without objection. Introductions (New Business) - Supervisor Mahmood introduced an ordinance to strengthen Administrative Code Section 4.19 to prevent entities from commandeering city property in ways that disrupt city operations or deter access to services; clarified that using city property to assist federal immigration enforcement “is not a city purpose,” and authorized City Attorney enforcement. Cited public safety and community trust and a “nearly 30% citywide decrease in crime” as reliant on trust. - President Mandelman introduced ordinance to modernize film incentives: increase rebates, lower eligibility thresholds, modify fee exemptions. Cited economic stats: an “average location shoot adds $670,000 and 1,500 jobs a day,” and for every $1 rebated, productions spent $12.68 locally; referenced 16,000+ local crew/actors, $26M wages, $68M+ goods/services; Film Commission projected up to 25% increase in production. - Supervisor Melgar update (MTC): One Bay Area Grant Program (OBAG IV) principles; funding pot approx. $800M over four years (down from $900M in OBAG III); goal to issue by summer. - Supervisor Sauter: requested BLA report on underutilized public property (estimated public inventory 600 properties; about 50 potentially surplus/underutilized); introduced Maiden Lane activation resolution (history noted). - Supervisor Walton: delivered in memoriam for Alberto Rangel, 51, UCSF/SF General social worker, attacked Dec. 4 and died Dec. 7; requested board-wide memorial; requested letter of inquiry to DPH and Sheriff on security review and protocols; also gave Caltrain governance concerns and stated she would not support SF member contributions absent governance reforms. - Supervisor Wong: co-sponsored ordinance (with Mayor) creating an optional in-lieu fee for street tree planting requirements to simplify development compliance and allow targeted planting. - Supervisor Fielder: requested drafting legislation to mandate a minimum public restroom ratio; cited a 2022 UC Berkeley School of Public Health study finding increased public toilets reduced feces reports to DPW. Adoption Without Committee Reference (Items 46–52) - Items 46, 47, 50, 51 adopted 10-0 (Supervisor Chen absent for that roll). - Item 48 (Drag Story Hour Day): Resolution recognizing Dec. 12, 2025 as Drag Story Hour Day; described as founded in SF in 2015; adopted 11-0. - Item 49 (Urge state amendments to SB 330): Supervisor Melgar offered a technical amendment; amended resolution adopted without objection. - Item 52 (2026 meeting schedule): Amended to cancel meeting during Thanksgiving week (cancel Nov. 24, 2026 meeting and meet Dec. 1, 2026); amended motion approved without objection. Key Outcomes - Approved routine matters and multiple high-dollar agreements and settlements, including: - $4.5M elections reimbursement appropriation (Nov. 2025 special election). - Laguna Honda settlement approx. $5.8M involving 700+ residents. - Employment dispute settlement authorization up to $20M. - Major homelessness/housing funding actions including Homekey Plus awards ($39M and $17.3M) and PSH projects at 1035 Van Ness (124 units) and 835 Turk (106 units). - Family Zoning Plan package finally passed/adopted on a 6-4 vote. - Cannabis Business Tax suspension extended through Dec. 31, 2035: passed on first reading with announced tally 8-2. - 350 Amber Drive AT&T wireless facility appeals (CEQA and conditional use): continued to Feb. 10, 2026 by 10-0 vote. - Adopted recognitions and policy resolutions including Drag Story Hour Day (Dec. 12, 2025) by 11-0. - Adopted 2026 Board meeting schedule with amendment to avoid meeting during Thanksgiving week. - Meeting adjourned in memory of Alberto Rangel (SF General/UCSF social worker), on behalf of the full Board.

The SFPUC Commission met with President Arce presiding (Commissioner Thurlow excused) and opened with a land acknowledgment recognizing Muwekma Ohlone stewardship and partnership with the SFPUC. The Commission approved prior minutes; heard extensive public comment—dominated by Millbrae concerns about proposed redevelopment affecting Outdoor Supply Hardware (OSH) and other businesses, plus comments on artificial turf/microplastics and worker safety/retaliation allegations; received multiple quarterly financial and capital updates; adopted new hydrant-use rules for temporary water supply; and approved several real estate and contract contingency actions. The meeting ended with a closed session and a reported settlement recommendation, then adjourned at 4:34 p.m. Consent Calendar - Approved unanimously (4-0) (Thurlow excused). Public Comments & Testimony - Millbrae campus / OSH and other businesses on SFPUC-owned land (El Camino Real) - Steven Reinaldi (Millbrae residents/ratepayers): Asserted the process was “deeply flawed,” citing an RFP starting in 2023 and Millbrae engagement only recently; opposed demolition of a “profitable business” and argued ratepayers should not subsidize new office space while losing jobs and local revenue; cited 7%/year wholesale water rate increases for 5 years, claimed 33% San Francisco office vacancy and 20% peninsula vacancy, and stated the business provides 50 jobs. - Anne Schneider (former Millbrae mayor; BOSCA board member): Opposed removal of OSH and other businesses, emphasizing Millbrae’s limited commercial land and reliance on sales/property tax; stated Millbrae has the largest number of people in San Mateo County without cars; urged lease extensions and alternatives; invited commissioners to tour Millbrae. - Ken Smith (Millbrae resident) and Santana Thiamfrivet (Millbrae resident): Expressed opposition to losing OSH; urged alternative design (e.g., building up on SFPUC side) and asked for community inclusion. - Remote callers (Millbrae residents/representatives): Multiple speakers opposed loss of OSH and requested engagement and reconsideration; one caller described the project as $428 million, stating $16 million (4%) had been spent; several repeated the 50 jobs figure. - Gina Pappin (former Millbrae mayor): Stated the development process lacked transparency; referenced a letter from Assemblymember Diane Pappin; urged a “win-win” and argued the project is not too far along to change. - During BOSCA item (later in meeting): - Anne Schneider reiterated her position that there was “no communication.” - Councilmember Steven Reinaldi (Millbrae) stated he learned SFPUC anticipated “breaking ground in October 2026,” asked to scale back, and emphasized Millbrae is 3.2 square miles with 10% zoned commercial. - Artificial turf and microplastics on SFPUC land at Crocker Amazon Park - Bob Hall: Opposed Rec Park proposal for “20 additional acres” of artificial turf; cited an “8- to 10-year lifespan,” microplastic shedding, and stated DTSC estimates 2,000–3,000 pounds of plastic blades shed per field per year; cited Coastal Commission statement of up to 300 million fibers annually from a single field; stated there are already “roughly 200,000 pounds” of plastic turf in place (context: speaker describing existing turf). - Susan Mullaney: Opposed adding turf; referenced SFPUC’s 2022 contaminants-of-emerging-concern drinking water report, stating Chapter 9 (micro/nanoplastics) documents risks; asserted groundwater in the Westside Basin is blended into drinking water and is exposed because “four Rec Park artificial turf fields drain into it,” stating each field is “40,000 pounds of microplastic” (as characterized by speaker). - Workplace safety / retaliation allegations (public commenters) - Francisco DaCosta and Steve Zeltzer (United Front Committee for a Labor Party): Alleged inadequate transparency/accountability and described claims of retaliation against workers raising confined-space safety concerns; Zeltzer cited a separate city OSHA fine of $26,000 (as an analogy) and asserted SFPUC should investigate OSHA complaints. - Agency governance/technical requests - Eileen Bogan (Coalition for San Francisco Neighborhoods): Urged the Mayor to transfer AWSS from SFPUC to the Fire Department; argued SFPUC is misstating “primary” vs “initial” water sources in a committee document. - Peter Drekmeyer (Yosemite Rivers Alliance): Requested a workshop on the Tuolumne River Voluntary Agreement scientific basis; stated a peer review found “major flaws” in a fish model; also requested better audio/teleconference quality. Discussion Items - Approval of Minutes (Nov. 10, 2025) - Approved 4-0 (Thurlow excused). - General Manager Report — Quarterly Audit & Performance Review (Q1 ending Sept. 30) - Presented by Nancy Hom (CFO) on behalf of the Audit Director. - Reported 7 audits completed in Q1; 13 audits in progress (stated breakdown: 7 performance, 4 financial, plus 1 revenue leases and 1 revenue bonds); 5 audits upcoming in Q2. - Warehouse inventory spotlight: total variances about 1.5% of inventory units and under 0.5% of inventory value; noted industry high-performance accuracy benchmark of 97–99%. - Recognized a “never-before” 100% perfect count in the wastewater enterprise. - Stated inventory assets total $14 million (FY 2024–25 context). - As of Sept. 30: 16 open recommendations across 2 audits (remaining open pending follow-up schedules by external offices). - Budget and Capital Plan Progress Update (ahead of January budget hearings; approval expected February) - Presented by Anna Doening (Budget Director). - Finance issued July instructions to limit operating growth and to reduce overall CIP—particularly water and wastewater—by nearly $1 billion. - Initial operating increases described as about 2.5% on a $2 billion operating budget (examples provided rather than full line items). - Initial 10-year capital proposals totaled nearly $16 billion, characterized as not financially sustainable; teams deferring projects, revisiting timelines, reducing scope, and reprioritizing. - Noted pressures: debt coming online (example: biosolids debt service next year), regulatory demands, legacy infrastructure, and high local construction costs. - President Arce emphasized Mayor Lurie’s stated top priority of affordability and encouraged broad stakeholder engagement and transparency on tradeoffs. - Commissioners asked about: mayoral budget instructions (to be shared), long-term planning horizon (moving toward 20–30 years beyond the 10-year plan), budgeting for emergency breaks/repairs, effects of deferrals on rates vs cost escalation, refinancing opportunities, and whether AI is used to predict main breaks (staff response: not currently). - PUC Quarterly Budget Status Report (Q1 operating results) - Presented by Anna Doening. - Water & Wastewater: slight shortfalls attributed to lower volumes; water demand down due to “a much cooler summer than normal.” - Power & CleanPowerSF: reported positive operating results with savings driven by lower demand and lower power purchase costs; CleanPowerSF also cited reserve budgeting contributing to projected savings. - Stated all enterprises were meeting financial policy targets at the time of reporting. - Water Enterprise CIP Quarterly Report & WSIP Quarterly Report (Q1 FY 2025–26) - Presented by Katie Miller (Director, Water Capital Programs). - Water enterprise CIP: 52 projects, combined budget $4.1 billion; about 38% spent to date; $162 million spent in the past two quarters. - Reported construction spending rising to $93 million in the past quarter (compared with $47 million per quarter average in the prior fiscal year). - Forecast cost increases of about $88 million over approved budgets at that time. - Project highlights: - Sunol Valley Water Treatment Plant Ozone Project: stated as $326 million budget; clarified a slide typo and reported $64 million spent; noted completion of critical tie-ins before a 100-day Hetch Hetchy shutdown starting “later this month.” - Southern Skyline Boulevard Ridge Trail Extension: about 93% complete; on track for completion “by this summer.” - Main replacement: referenced work supporting a seismic-reliable pipeline route to San Francisco General Hospital. - Lead component services: 1,365 galvanized services replaced over two years; 167 replaced in the past quarter. - WSIP: $3.8 billion total budget; stated 99% complete with $59 million unspent; 4 projects remaining (with 1 active in planning and 1 in construction). - Wastewater Enterprise CIP Quarterly Report (SSIP Phase I) - Presented by Bessie Tam (Wastewater Capital Programs Director). - SSIP Phase I: $4.7 billion, advanced from 76% to 77% completion. - Noted cost variance drivers including incorporating biogas elements into the BDFP project and updated estimates for flood resilience projects. - Reported advertisement of the Southeast Plant Nutrient Project as a major effort to reduce nutrient impacts to Bay water quality. - Noted Headworks ribbon cutting in September 2025, transitioning into testing/closeout and operational turnover. - Progressive Design-Build (PDB) Contracting Update - Presented by Steven Robinson (AGM, Infrastructure) and Jignesh Desai (Principal Project Manager). - Explained PDB phases (pre-construction and construction) and the four planned Commission actions: contract award, CEQA project approval/MMRP adoption, planned contract modifications (described as phased approvals, not typical change orders), and final closeout. - Discussion focused on cost control without an upfront fixed price; staff emphasized “design-to-budget,” risk allocation, schedule efficiencies via overlap, and the need for active owner involvement. - BOSCA (Bay Area Water Supply and Conservation Agency) Report - BOSCA reported that the water supply agreement amendment approved earlier in April 2025 by SFPUC was approved by all 26 wholesale customers by December 2, 2025, making it effective. - The amendment addressed minimum purchase requirements for four South Bay agencies unable to meet minimums due to conservation: Milpitas, Alameda County Water District, Sunnyvale, and Mountain View. - BOSCA referenced receiving Assemblymember Pappin’s letter regarding Millbrae and encouraged continued communication. - SFPUC staff (AGM Steve Ritchie) stated he was scheduled to present to Millbrae City Council on January 13, 2026; clarified the referenced RFP was issued September 2024 for CM/GC construction and involved NDAs; stated SFPUC had met with Millbrae staff multiple times and was preparing a response to the Assemblymember. - Public Hearing: New Rules and Regulations for Hydrant Use for Temporary Water Supply (Item 8) - Presented by Bill Tien (Division Manager, SF Water Division). - SFPUC stated it owns/operates all hydrants and cited 8,952 low-pressure hydrants in San Francisco. - Temporary hydrant permits described as revocable and for up to six months for construction, filmmaking, special events, and mobile sanitation. - Issues described: unmetered hookups, lack of backflow prevention, improper tools causing hydrant damage, and public safety hazards from hoses across sidewalks/intersections. - Commissioner Stacey asked about program scale: staff stated about 300 meters are out “at any one time.” - Real Estate Agreements: Daly City Vista Grande Drainage Basin Improvement Project (Item 9) - Presented by Dina Brazil (Right-of-Way Manager). - Purpose: increase drainage capacity to reduce Daly City flooding and restore hydrology benefiting Lake Merced; includes wetland treatment, a larger tunnel, and infrastructure enabling controlled stormwater diversion into Lake Merced and an inlet pipeline to prevent lake overflow. - Commission authorized execution of multiple agreements (subject to Board of Supervisors approval): quitclaim of existing tunnel easements; conveyance of five new easements; a 50-year license for an SFPUC inlet pipeline; and an amendment to a mitigation-site license. - Noted mitigation license term extension by 5 years to “just over 10 years” total; agreements to be paid at fair market value based on MAI appraisal. - Environmental review referenced: EIR/EIS certified Dec. 2017; Daly City addendum adopted July 9, 2025. - Real Estate Easements: Lower Alemany Area Stormwater Improvements (Items 10–12) - Presented by Dina Brazil. - Project includes 6,350 linear feet of 10-foot diameter tunnel and 1,000 feet of 13' x 7' box sewer; designed to manage stormwater for a 5-year, 3-hour storm level of service and to comply with a 2021 Regional Water Quality Control Board cleanup and abatement order related to sewer overflow threats. - Easements needed under three residential properties (installed 50 feet deep via trenchless method). - Negotiated purchases: - 499 Gavin: 693.2 sq ft, $32,000 - 495 Gavin: 298.2 sq ft, $25,000 - 491 Gavin: 9.2 sq ft, $2,500 - CEQA: categorical exemption determination March 25, 2025; Notice of Exemption filed Sept. 10, 2025 and posted Sept. 11, 2025. - Contract Contingency Actions - Item 13: Sunol Long-Term Improvements — Alameda Creek Watershed Center (WD-2794B) - Requested: +$500,000 cost contingency and +910 calendar days duration contingency; construction started March 2020 and reported 97% complete. - Remaining issues included exhibit installation corrections and addressing leaks/cracks (gutter cracks, aquarium/exhibit leakage) plus a two-year maintenance period beginning at substantial completion. - If approved, contract duration could extend to 3,033 calendar days, ending by June 2028. - Item 14: O’Shaughnessy Dam Drainage and Misc. Improvements (HH-1015) - Requested: +$1,000,000 cost contingency and +382 calendar days duration contingency. - Staff stated extensions were needed due to site conditions and to schedule work in late summer when spring runoff subsides and supply wells can be drained safely; revised contract cost limit stated as $6,814,550. - Closed Session (Items 18–20) - Commission voted to assert attorney-client privilege for the closed session matter. - Upon return, the Commission announced it was recommending that the Board approve the settlement referenced in Item 18. - Commission then voted not to disclose closed session discussions. Key Outcomes - Minutes approved (Nov. 10, 2025): 4-0 (Thurlow excused). - Consent Calendar approved: 4-0. - Adopted new hydrant-use rules and related customer water-service rule amendments (Item 8): 4-0. - Approved Daly City Vista Grande drainage basin improvement project real estate agreements (Item 9): 4-0. - Approved three subsurface sewer tunnel easements for Lower Alemany project (Items 10, 11, 12): each 4-0. - Approved contract contingency increases: - Alameda Creek Watershed Center (Item 13): 3-0 (President Arce stepped away for the vote; Thurlow excused). - O’Shaughnessy Dam improvements (Item 14): 3-0 (President Arce stepped away; Thurlow excused). - Closed session actions: - Asserted attorney-client privilege (vote recorded as unanimous among present members). - Announced recommendation for Board approval of a settlement (Item 19). - Voted not to disclose closed session discussions (Item 20): 4-0. - Next-step signals (no formal vote): - Staff stated SFPUC AGM Steve Ritchie was scheduled to present to Millbrae City Council on Jan. 13, 2026 regarding the Millbrae campus project; public commenters sought pause/scale-back and more engagement. - Commission confirmed intent to schedule informational presentations in 2026 on the Bay Delta Plan/Healthy Rivers and Landscapes topics (as raised under Items Initiated by Commissioners).

The Rules Committee met on December 8, 2025 to consider (1) an appointment to the Our City, Our Home (OCOH) Oversight Committee and (2) the Mayor’s nomination of Masha Hakimi to the Successor Agency Commission. Chair Supervisor Shimon Walton presided, joined by Vice Chair Supervisor Sherrill and Member/President Rafael Mandelman. The Clerk announced that items acted on were expected to appear on the Board of Supervisors agenda of December 16, 2025 unless otherwise stated. Public Comments & Testimony - No public speakers appeared for Item 1 (OCOH Oversight Committee appointment). - No public speakers appeared for Item 2 (Mayor’s nomination of Masha Hakimi). Discussion Items - Item 1: Appointment to Our City, Our Home (OCOH) Oversight Committee (term ending April 22, 2027) - President Mandelman stated he had not yet had an opportunity to speak with the applicants and requested a continuance. - Item 2: Mayor’s nomination—Masha Hakimi to the Successor Agency Commission (term ending November 3, 2028) - Masha Hakimi (nominee) described her interest in serving and stated she understood the responsibilities of the commission (referencing housing-related work in areas including Mission Bay, Transbay, Hunters Point, and Candlestick). She described her background as a long-time advocate/organizer for BIPOC, SWANA, LGBTQ/queer, women, and immigrant communities, and as a seasoned corporate attorney representing small and large businesses. - President Mandelman expressed support for the nominee, citing her work in the Castro and on the LGBTQ Cultural District. Key Outcomes - Item 1 (OCOH Oversight Committee): Continued to the call of the Chair. - Vote: 3-0 (Sherrill Aye; Mandelman Aye; Walton Aye). - Item 2 (Successor Agency Commission—Masha Hakimi): Committee voted to forward the item to the full Board with a recommendation to approve, amending the item by striking “rejecting” and replacing it with “approving.” - Vote: 3-0 (Sherrill Aye; Mandelman Aye; Walton Aye). The meeting concluded after the two items, and the committee adjourned.

The Land Use and Transportation Committee (Chair Myrna Melgar; Vice Chair Cheyenne Chen; Member Bilal Mahmood) met on December 8, 2025, and advanced multiple land use actions affecting Bayview-Hunters Point and Potrero Hill, continued two major policy items for further work, and held a wide-ranging status hearing on a citywide EV curbside charging program. Several items were voted out as committee reports for imminent Board consideration (including the December 9, 2025 Board agenda), while others were calendared for January 2026. Public Comments & Testimony - Cynthia Gomez (UNITE HERE Local 2) (Item 6): Commented that prior hotel-use-related issues had been amended, anticipated reviewing further amendments before the item returns, and stated the union would return when the ordinance is reheard. - Zach Weisenberger (Young Community Developers) (Item 7): Expressed support for the tenant protection ordinance work by Supervisors Chen and Melgar; supported duplicating the file to develop Priority Equity Geography (PEG)-specific demolition protections; supported further tightening the definition of demolition to close renovation-related loopholes. - Fujioka (Chinatown Community Development Center; San Francisco Anti-Displacement Coalition) (Item 7): Expressed appreciation for work on the complex tenant protections; stated initial review of same-day amendments (received around 1:00 p.m.) looked good; emphasized concerns about rising evictions/displacement pressures and the need for strong tenant protections. Discussion Items - Item 1: Commemorative street naming—“Brian Craig Kelly Way” - Legislation: Resolution adding the commemorative street name Brian Craig Kelly Way to Hollister Avenue between Jennings Street and Engel Street. - Sponsor remarks: Supervisor Shimon Walton (District 10) stated the designation was “a long time coming,” noted work with the family, and described the intent to honor Brian Craig Kelly’s legacy in Bayview-Hunters Point. - Committee actions: Chair Melgar requested to be added as a co-sponsor. - Items 2–4: 1236 Carroll Avenue—SFFD Training Facility (Bayview-Hunters Point) - Item 2 (Resolution of intent): Declared intent to vacate portions of Hawes St., Griffith St., and Bancroft Ave. and set a hearing date; advanced as a committee report for Board consideration on December 9, 2025. - Item 3 (Zoning Map amendment ordinance): Changed zoning for parcels along Bancroft/Griffith/Hawes related to the 1236 Carroll Avenue project from PDR-2 to Public (P); changed height/bulk for Assessor’s Block 4852, Lot 001 from 40-X to 90-X. - Item 4 (Street vacation order ordinance): Ordered vacation of portions of Hawes/Griffith/Bancroft; reserved public utility/access rights; created easement rights for existing PG&E overhead electrical facilities; approved interdepartmental transfer of the street vacation area from Public Works to the Fire Department. - Key presentations and facts: - Planning Department (Rebecca Salgado): Reported the Planning Commission voted 6–0 on October 16, 2025 recommending approval of the zoning map amendment ordinance (Item 3) with no requested modifications. - SFFD (Assistant Deputy Chief Gareth Miller): Stated SFFD is an all-hazards agency; noted current training facility was built in 1954 and much training occurs at a former naval facility on Treasure Island scheduled for demolition; emphasized the legislation is foundational to a new Division of Training. - Public Works (Scott Moran): Described consolidating two training facilities (Treasure Island and 19th & Folsom) into a new facility at 1236 Carroll Ave. Explained the site includes 26 parcels, two city blocks, and three “paper streets” never built; noted slopes and geography make street construction difficult. Identified utilities including an 18' x 18' box sewer and a 3'6" x 2'9" sewer main; referenced PG&E overhead lines and that easement language was included; stated adjacent landowners California State Parks and Prologis provided support letters. Reported the Bayview-Hunters Point Citizen Advisory Committee voted unanimously on August 20 to recommend approval of the planning code map amendments. - Project description (as presented by Public Works): Occupied buildings (classroom/apparatus/support) sited along Carroll; unoccupied training structures at the rear; street improvements and trees along Carroll. Height/bulk change related to a seven-story training tower and an 80-foot simulated communications tower. - Item 5: Potrero Hope SF—delegating street/easement vacation authority - Legislation: Ordinance delegating authority to the Public Works Director (and related actions by the Director of Property) to vacate certain streets and public service easements within the Potrero Hope SF site (generally bounded by 26th/Wisconsin/23rd/Missouri/22nd/Texas/25th/Connecticut, plus listed internal streets such as Turner Terrace and Watchman Way), to expedite implementation. - Public Works presentation (Shawna Gates): Stated the Potrero Hope SF development agreement was approved in 2017 and is proceeding in phases on a 38-acre site; infrastructure phase one is complete, phase two is nearing completion, and demolition of unoccupied buildings in phase three is expected to be completed next year. Explained that without delegation, each street vacation requires a Board ordinance taking at least six months from application; delegation would allow Public Works to process multiple future vacations more efficiently while still conducting public hearings and making required findings. - Item 6: Adaptive reuse—additional uses in historic buildings citywide - Legislation (as introduced): Ordinance to allow additional principally/conditionally permitted uses in historic buildings citywide; exempt certain historic buildings in specified eastern neighborhood plan areas from conditional use authorization otherwise required to remove certain PDR/institutional/community/arts uses and replacement requirements; and make conforming amendments. - Mayor’s Office request (Amy Gluckstein): Requested continuance to the call of the chair to work out details, particularly affecting Districts 9 and 11. Stated planned amendments would incorporate public recommendations from the prior hearing, including specifying that formula retail, hotel uses, and cannabis uses in Chinatown, and ensuring District 11 cannabis controls would not change “as would be the case” for hotel/formula retail controls. - Item 7: Tenant protection ordinance—demolition replacement, relocation, harassment standards, Ellis Act notices, and related changes - Legislation (as introduced): Required replacement of all demolished residential units; expanded relocation assistance (including for certain former occupants who vacated due to harassment, improper buyouts, owner move-ins under the Ellis Act, or serious hazards) with added protections for lower-income tenants; modified the definition of demolition; modified conditional use criteria for demolition; expanded relocation assistance for temporary vacates due to capital improvements/rehab; updated tenant harassment hearing procedures; required additional disclosures and buyout agreements; added Ellis Act notice disclosures; and made other clarifications. - Supervisor Chen (Vice Chair; sponsor remarks): Requested duplicating the file and referral back to the Planning Commission for additional amendments to pursue “deeper affordability” standards in Priority Equity Geographies (PEGs). - Chair Melgar (friendly amendments on original file, described as substantive): - Reworked conditional use criteria so that three criteria become requirements for demolition approval: compliance with relocation assistance, no tenant harassment, and proper filing of buyout agreements with the Rent Board. - Reordered criteria related to determining whether a project meets a 70% threshold (described as reordering to items F, G, and H). - Added a process allowing a landlord who conducted a good-faith buyout but did not comply perfectly to petition the Rent Board for a finding of substantial compliance with the “spirit” of buyout requirements. - Added a Rent Board petition process and timeline. - Procedure note: Chair Melgar stated the amendments were substantive and therefore would “sit for a week” before a vote on the underlying item. - Item 8: Hearing—EV curbside charging feasibility study, pilot status, and scalable program next steps - Convened by: Board President Rafael Mandelman, who described initiating more earnest interdepartmental work starting in 2023; noted the Board passed a supportive resolution in March (last year); stated a pilot rolled out under the prior mayor with vendor proposals and initial chargers installed in April (this year). - SF Environment (Nicole Appenzeller): - Cited Clean Transportation commitments and EV adoption targets: 25% of registered private vehicles EV by 2030 and 100% by 2040. - Cited a 2020 International Council on Clean Transportation estimate that SF will need 1,760 public chargers by 2030. - Reported current installed chargers: 1,067 Level 2 and 237 DC fast; stated this leaves a need for about 450 additional chargers within the next five years. - Noted MTA secured funding to install 250 Level 2 chargers in city-owned parking garages. - Framed curbside charging as near-home charging for the 60% of residents who rent or live in multifamily housing without dedicated parking; stated a “rough target” of 100 curbside chargers by 2030. - Reported $150,000 in Prop L funding through SFCTA to support planning/implementation. - SFMTA (Broderick Paolo): - Reported feasibility study findings: key challenge is complex permitting/regulatory process; expected electrical grid readiness/capacity hurdles; found revenue generation feasible for city and vendors if strategic. - Pilot details: launched June 2024; technology-agnostic; vendors responsible to own/install/operate/maintain. Pilot uses Public Works Emerging Technology Permit (initial 2 years, extendable to 10 years). Other needed steps may include DPW excavation permits, DBI electrical permits, SFMTA legislation designating curb space for EV charging, and utility verification. - Pilot progress: reviewed 65 sites; one operational and two in progress; stated last two pilot sites expected in 6–9 months. - It’s Electric (Shannon Delaney; as permittee): - Described model using “extra capacity in buildings” rather than direct grid interconnection; uses detachable “bring-your-own-cord” cables. - Stated pricing changed from time-based to per-kilowatt-hour within 24 hours in response to feedback. - Reported utilization increased from 10% to almost 56% in six months, and compared this to New York City’s curbside pilot taking two years to reach similar utilization. - Reported 125+ buildings signed up to power a charger; 100 drivers signed up to use active chargers, with 140 waiting for expansion. - SFMTA TAMS (Kate Torn): Confirmed SFMTA would be the “front door” for the long-term process; discussed possible delegation of encroachment permitting from Public Works to MTA as an administrative option under discussion. - Committee discussion: - President Mandelman expressed frustration with pace (two chargers installed since April; no additional deployments yet), urged urgency and possibly accelerating beyond “100 by 2030,” asked for clearer solutions to speed deployment. - Supervisor Mahmood asked about potential charter reform for a one-stop permitting shop; Kate Torn identified delegation of encroachment permitting as one concrete administrative change under discussion. - Supervisor Chen raised equity concerns about limited charging in District 11 and asked about ensuring reliability/maintenance. - Chair Melgar questioned governance clarity (“who is in charge”), raised concerns about broader program goals (equity, residential vs. commercial siting, and whether the city is effectively giving away the curb without accounting for public costs), and asked who makes site selection decisions. - Item 9: Final map—commercial condo subdivision at 1301–1341 Evans Avenue - Presenter: Elias French, City and County Surveyor (Public Works Subdivision and Mapping). - Project description (as presented): A 20-unit commercial condominium conversion of an existing two-story commercial building; map received in 2021; conditions were minimal and included a building inspection and required code updates; forwarded to the Board as required for subdivisions of 5+ units/lots. Key Outcomes - Item 1 (Brian Craig Kelly Way): Recommended to the full Board with a positive recommendation (vote 3–0: Chen aye, Mahmood aye, Melgar aye). - Items 2–4 (1236 Carroll Ave SFFD Training Facility): - Item 2 (Resolution of intent): - Amended to set Committee of the Whole hearing date/time: January 6 (first meeting of the year) at 3:00 p.m. (amendment approved 3–0). - Sent to the full Board as a committee report for December 9, 2025 consideration, as amended, with positive recommendation (vote 3–0). - Item 3 (Zoning map amendment): Sent to the full Board with positive recommendation for Tuesday, January 6, 2026 (vote 3–0). - Item 4 (Street vacation order): - Amended (PG&E-related amendments described by staff) (vote 3–0). - Sent to the full Board without recommendation, as amended, for Tuesday, January 6. - Discrepancy noted: The motion was stated as “January 6,” but the clerk’s restatement referenced “January 6, 2025,” which appears to be a verbal/date error given the context (January 2026). - Item 5 (Potrero Hope SF delegation ordinance): Sent to the full Board as a committee report for December 9, 2025 consideration with positive recommendation (vote 3–0). - Item 6 (Historic buildings adaptive reuse): Continued to the call of the chair (vote 3–0). - Item 7 (Tenant protections): - Duplicated the file at Supervisor Chen’s request (to enable future PEG-focused amendments and Planning Commission referral). - Adopted Chair Melgar’s described amendments to the original file (vote 3–0). - Continued the original file, as amended, to the committee meeting on Monday, December 15, 2025 (vote 3–0). - Continued the duplicated file to the call of the chair (vote 3–0). - Item 8 (EV curbside charging hearing): Continued to the call of the chair, with Chair Melgar indicating the intent to revisit in roughly three months (vote 3–0). - Item 9 (Final Map 10-8-5-7, 1301–1341 Evans Ave): Sent to the full Board as a committee report for December 9, 2025 consideration with positive recommendation (vote 3–0).

The Planning Commission met for an afternoon hearing on Dec. 4, 2025 (speakers generally limited to 3 minutes). The Commission approved multiple procedural and consent items unanimously, received an informational briefing on major 2025 state legislation affecting housing, permitting, and CEQA (including SB 79 implementation timelines), unanimously advanced Mission Bay South redevelopment plan amendments to enable a large 100% affordable project, unanimously approved a large-cap office allocation for 120 Stockton, and ended with a tied vote (3–3) that resulted in a de facto disapproval of a conditional use request related to an illegal residential unit merger at 524–526 Vallejo Street. Continuance Calendar - 85 Liberty Street (2025-002242CUA): continued indefinitely (as proposed). - 2338 19th Ave (2007.0178DRM): continued to Dec. 18, 2025 (as requested). - 77 Broad St (2023-009469DRP): continued to Jan. 22, 2026 (as requested). - Vote: Continuances approved 6–0. Consent Calendar - 557 Fillmore St (2025-003269CND): Condominium conversion approved. - Vote: Approved 6–0. Commission Matters - Land Acknowledgement: Ramaytush Ohlone acknowledgement read. - Draft Minutes: Nov. 13 and Nov. 20, 2025 minutes adopted. - Vote: 6–0. 2026 Hearing Schedule - Staff presented a draft 2026 schedule canceling 11 hearings due to holidays/fifth Thursdays, recommending canceling April 9 (Easter period) instead of April 30. - Commissioners discussed flexibility to reinstate/cancel hearings as needed. - Vote: 2026 hearing schedule adopted 6–0. Department Matters – Director’s Announcements - Mayor’s Family Zoning Plan: Reported it advanced through Land Use Committee and received its first Board of Supervisors reading that week; Director praised cross-departmental staff effort and encouraged using 2026 to unify around shared goals (tenant stability, family support, affordability). - Budget: Director stated budget guidance would arrive the following week; department was told the coming year would be “worse than last year,” citing H.R.1 and federal budget impacts (specific impacts not yet known). - PermitSF milestone: Noted Day 200 occurred on Sept. 2; approaching Day 300 in December. Review of Past Events – Board of Supervisors (Legislative Update) - Inclusionary waiver ordinance (Supervisor Melgar): Land Use Committee forwarded positively; included Planning Commission’s prior modifications (explicitly prohibiting condo conversions of units produced under the program; clarifying minimum requirements for land dedication alternative). Additional committee amendments included limiting eligibility to certain districts/65-foot height limits in specified neighborhoods and requiring tracking/reporting in housing inventory reporting. - Tenant protections for residential demolitions/renovations (Supervisor Cheyenne Chen): Continued to Dec. 8 due to substantive amendments; staff reported 8 public commenters, all in strong support. - Central Neighborhoods Large Residence SUD (Supervisor Mandelman): Forwarded as committee report, synced with Family Zoning. - Family Zoning Plan package: Land Use Committee forwarded items 2–1 with Supervisor Cheyenne Chen voting no; public comment reported at 25 speakers with mixed support/oppose. - Full Board: - Family zoning plan package passed first reading. - A last-minute amendment by Supervisor Connie Chan to exempt all rent-controlled housing from the local program failed 7–4 (Walton, Chan, Chin, Fielder voted yes). - The overall family zoning plan package passed on the same 7–4 split. Public Comments & Testimony - Georgia Schutish: - Asked during continuance calendar what would happen during continuance (referenced SB 330). - Later submitted a Wall Street Journal article about office-to-housing conversion (New York City) as potentially relevant to zoning and SB 72. - On the 524 Vallejo item, emphasized the importance of strong tenant protection review practices and argued evidence suggested multiple legal units existed. - Tom Radulovich (Livable City): Urged compliance with SB 1425 (2022) requiring open space element updates for equity, climate resilience, and rewilding; cited Jan. 1, 2026 deadline and argued disparities can affect life expectancy (noting some public health framing that zip code can correlate with up to 10 years difference in life expectancy). SB 79 and 2025 State Legislation Update (Informational) - Presenters: Lisa Gluckstein (Planning legislative staff), Kate Connor (Planning), Lisa Gibson (CEQA), Sarah Richardson (housing/resilience), plus staff Q&A including Joshua Switzky. - Key themes: mid-year CEQA reforms via budget trailer bills (effective immediately), stronger enforcement mechanisms, and modest limits placed on density bonus law. Housing enforcement / permitting (selected bills): - AB 712: Allows developers to recover attorney’s fees and seek financial penalties for local violations of housing laws; extends statute of limitations; prohibits indemnification clauses shielding agencies. - SB 786: Requires HCD compliance review when jurisdictions miss housing element implementation deadlines; extends certain rezoning timelines under court order; makes some general plan compliance orders immediately appealable. - SB 808: Creates strict judicial timelines for challenged housing permit denials (maximum 75 days). - AB 253: Allows third-party plan checks if local review exceeds 30 business days; reporting required in annual housing element progress reports. - AB 1308: Requires inspections for 1–10 unit projects within 10 business days after notice; missing deadline treated as a Housing Accountability Act violation. - AB 920: Requires large cities to create centralized digital permitting portals by 2028 (staff noted PermitSF/OpenGov work aligns). - AB 130: Freezes local building code changes that make housing codes more restrictive until 2031 unless justified by specified health/safety criteria. Housing bills affecting non-residential components: - AB 838: Excludes projects with hotel uses from Housing Accountability Act protections (hotel portion). - AB 87: Says local governments aren’t required to grant density bonus concessions/incentives enabling hotel uses. - SB 92: Caps commercial FAR in density-bonus projects at 2.5× base FAR. Adaptive reuse: - AB 507: Creates ministerial adaptive reuse streamlining for conversions to residential/mixed-use; operative July 2026; not subject to CEQA or discretionary entitlements; includes affordability requirements, fee exemptions, and labor standards; limits design standards that require altering the existing building. CEQA trailer bills (effective July 1): - AB 130: New statutory CEQA exemption for certain urban infill housing; projects must be approved/disapproved within 30 days after required tribal consultation concludes; wage standards generally not required for projects up to 85 feet except 100% affordable (as presented). - SB 131: “Near-miss” CEQA streamlining limiting review to effects caused by the condition that disqualified a project from an exemption. - SB 131: Exempts certain housing-element-implementing rezonings from CEQA (with limitations). SB 79 (Abundant and Affordable Homes Near Transit Act): - Effective date: July 1, 2026. - Core requirement: Minimum height/density standards within 1/2 mile of qualifying transit stops (Tier 1 heavy rail such as BART/Caltrain; Tier 2 light rail/frequent bus in dedicated lanes). - Zoning ranges (as presented): Heights 5–9 stories; densities 80–160 units/acre in concentric radii (within 200 feet, 1/4 mile, 1/2 mile). - Exemptions: Temporary exemptions (expiring 2032) for parcels meeting specified conditions (e.g., zoning already ≥ 50% of SB 79 density; sea level rise vulnerability; state low-resource areas; parcels on local historic register as of Jan. 1, 2025). Permanent exemptions include certain industrial employment hubs and parcels more than a mile walk from transit. - Local alternative plan: Allowed if total net capacity in SB 79 geographies is equal/greater than SB 79 and all parcels allow at least 50% of SB 79 densities. Staff stated San Francisco intends to pursue this (building on the family zoning plan). Commissioner discussion highlights (positions/concerns): - Commissioner Imperial: Requested parcel-level analysis of areas below the 50% threshold and emphasized robust community engagement; staff replied more detailed parcel/zoning “delta” analysis would be provided. - Commissioner Moore: Asked about overlap with Priority Equity areas and about density bonus interaction; staff stated density bonus can apply but SB 79 does not require exceeding SB 79 height limits. - Commissioner Williams: Expressed concern that state bills felt “punitive” and lacked funding for affordable housing; raised infrastructure impact concerns. - Commissioner McGarry: Strongly favored local control via family zoning plan over SB 79, arguing SB 79 would reduce city control and potentially concentrate impacts. Discussion Item – Mission Bay South Redevelopment Plan Amendments (Block 4E) (2025-004714GPR) - Project described by staff/OCII: Mission Bay South Block 4E, a one-acre site on Third Street, proposed as a 100% affordable project in two buildings / two phases: - Phase 1: 165 units, height to 160 feet. - Phase 2: 233 units, proposed 225 feet (amendment would enable up to 250 feet for the north-side structure). - Total: 398 units. - Affordability: 30%–95% AMI range; 80 units set aside for families experiencing homelessness (supported by local operating subsidy program). - Family-sized mix: Approximately 25% 1BR, 50% 2BR, 25% 3BR; Phase 2 includes five 4BR and two 5BR units. - Transportation/parking: 88 on-site parking spaces plus secure bicycle parking; adjacent to T-Third/Mission Rock stop and near regional transit. - Certificate of Preference (COP): OCII stated the project prioritizes COP holders. - Plan constraints requiring amendment: Mission Bay South Redevelopment Plan cap of 3,440 units and 160-foot height limit. - Requested amendments: Increase unit cap by 250 and allow height up to 250 feet to accommodate Phase 2. - CEQA: OCII presented reliance on AB 1449 (effective Jan. 2024) CEQA exemption pathway for certain 100% affordable projects (as presented). Public testimony (positions): - Housing Action Coalition (Whit Turner): Supported amendments; argued Mission Bay is suitable for added height/density and transit/service-rich. - Mission Bay resident Peter Brandon: Expressed concern about high cost per unit; cited Mayor Lurie/Tipping Point comparisons (e.g., $377,000/unit vs up to $1.2 million/unit for city-led projects, as stated); urged comparative cost analysis and questioned financing feasibility. - Mission Bay resident Samantha Froher: Urged more geotechnical/environmental review; raised concerns about sinking/soft soils and sea level risk; requested broader environmental/geotechnical survey and questioned building height necessity. Commission action: - Commissioners broadly expressed support, citing family-sized units, COP prioritization, resource-rich location, and 100% affordability. - Vote: General Plan conformity findings and recommendation of approval to the Board of Supervisors approved 6–0. - Next steps (OCII timeline): Legislation to be introduced at Board of Supervisors “next Tuesday” (date not stated in transcript); Phase 1 financing during 2026 with construction start early 2027; Phase 2 financing during 2027 with construction start early 2028. Discussion Item – 120 Stockton St Office Allocation (2020-0110101OFA) - Recusal: Commissioner Campbell recused due to employer (Gensler) serving as architect of record; recusal approved 6–0. - Staff summary: Request for large-cap office allocation up to 111,660 sq ft at 120 Stockton (O’Farrell/Stockton, C-3-R). Proposal converts up to 61,661 sq ft of existing retail to office on top of existing 49,999 sq ft of office; no exterior work. Staff stated the allocation would capture “just shy of 10%” of large-cap availability. - Sponsor (Ruben Junius & Rose, Tuya Catalano; property owner Todd Saunders): Described the former Macy’s Men’s building transformation (approvals in April 2018; construction late 2018 to late 2022). Argued upper-floor retail is difficult to lease and flexibility to pursue larger office tenants (in the 100,000 sq ft range) would support Union Square revitalization while keeping retail predominant (stated split if approved: 53% retail / 47% office, about 130,000 sq ft retail and 110,000 sq ft office). - Public comment: None. - Commission action: Approved (with conditions referenced by the chair) 5–0 (Campbell recused). Discussion Item – 524–526 Vallejo St / 4–4A San Antonio Pl Conditional Use (Section 317) (2024-011561CUA) - Request: Legalize merger of three dwelling units into one and reinstate a fourth unit by adding a studio behind the garage; effectively would legalize a net loss of two units compared to the four-unit legal status described by staff. - Staff findings: Building originally (1907) had two flats; two unauthorized units were legalized 2013–2016; at some point 2016–2022 all four units were merged without authorization; enforcement case opened Jan. 2022. Staff stated rent-control status cannot be definitively determined by Planning (Rent Board jurisdiction) but assumed units are likely rent controlled due to building age. - Letters: 9 support letters and 5 opposition letters (including two former tenants, a neighbor, Chinatown Community Development Center, and another member of public). - Department recommendation: Denial, citing Housing Element policies and the need to avoid loss of existing housing while meeting the city’s 82,000-unit housing goal. - Project sponsor/owners (Caitlin Holloway & Ben Ramirez) and architect (Stephen Sutro): Argued the four-unit condition existed “on paper” and the as-built functioned as a single-family home for years; stated reinstating four units would be infeasible, require major reconstruction, and could displace their family; requested approval for a two-unit outcome (family unit + studio). Cited a prior case (1090 Randolph) as a similar fact pattern. Public testimony (positions): - Opposition: - Jerry Durantler: Supported denial; argued records show four units existed and raised concerns about unresolved enforcement and unpermitted work (including decks) at other nearby properties. - Teresa Flandrick (North Beach Tenants Committee): Supported denial; referenced former tenants’ letters describing displacement and argued against setting a precedent that could encourage illegal mergers. - Georgia Schutish: Supported strong tenant-protection-oriented review; noted evidence suggesting multiple units existed. - Support: Multiple neighbors/friends expressed support for owners, emphasizing good faith purchase, community ties, and desire to keep a family in San Francisco (including Jamie Vigil, Kevin Liu, Alex Knorr, Susan Taylor, and Lindsay Liu). Commission deliberation and votes: - Commissioners expressed sympathy for current owners while emphasizing policy concerns about loss of (likely) rent-controlled units and precedent. - Commissioner Campbell proposed exploring a potential alternative approach (discussed as restoring units upon sale); a motion to continue to Dec. 18, 2025 failed 3–3. - A motion to disapprove then resulted in a 3–3 tie (Campbell, McGarry, Williams voted yes on disapproval; Imperial, Moore voted yes; President Soh voted no), which led to a de facto disapproval due to lack of a majority for approval. Key Outcomes - Continuances approved (Items 1, 13, 14): 6–0. - Consent calendar approved (557 Fillmore condo conversion): 6–0. - Draft minutes adopted (Nov. 13 & Nov. 20, 2025): 6–0. - 2026 hearing schedule adopted (11 cancellations proposed): 6–0. - Mission Bay South Redevelopment Plan amendments for Block 4E (100% affordable; raise unit cap + allow height up to 250 feet): Approved 6–0 for General Plan conformity findings and recommendation to Board of Supervisors. - 120 Stockton office allocation (Prop M large-cap up to 111,660 sq ft; convert 61,661 sq ft retail to office): Approved 5–0 (Campbell recused). - 524 Vallejo conditional use (unit merger/legalization request): De facto disapproved following a 3–3 tie vote on a motion to disapprove; motion to continue to Dec. 18, 2025 failed 3–3.