[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6659814,"mediaKeyId","2445678-7c9dd2dccbd255d06bc56027cbd8a0c5","parentId",2445678,"title","Planning Commission backs changes to window-replacement rules after debate over preservation and affordability","audioSeconds",3653,"startMs",2254000,"endMs",5907000,"viewUrl","/Search/View?dp=1&key=2445678-7c9dd2dccbd255d06bc56027cbd8a0c5&start=2254&end=5907","thumbnailUrl","https://assets.pipeline.soar.com/2445678-7c9dd2dccbd255d06bc56027cbd8a0c5/thumbnail_2254000.jpg","articleUrl","/articles/6659814/San-Francisco-City/San-Francisco-County/California/Planning-Commission-backs-changes-to-window-replacement-rules-after-debate-over-preservation-and-affordability","mediaUrl","https://secure.pipeline.soar.com/6659814-9b95502a3ab224dfda03251879af5f67/orig.mp4?Expires=1771142396&Signature=N84PYC5x9TBLBG2Dc7vA~NMMO4l076gexVmF-h~c2WDuDA2Q0G3R0W1H5H93LBVhm1L1zkIZ1J1ztErdobKdO9Gpf1PyDFHpYsdN6izeKcySPubD2RSgEVkhuzMoIsmaBqIREjBCTs-WmCzefofGtndmvhFU-PfKo4KVXKWXaw4s1W1Hf6gkW33nWfEwCB48AkWBgvmcQmdJPVeY5p~5G4Lb8RocHyord4VUp1G0NWm30916h-HZoFWtOsSJ6gamwXCReZrkQqy6MDE31dqp01Tr31hdtH0mXzwxuUmVmzWLB9aBSYmU0fGw4oWA0OUVvgeD4g3cY5lPxbrd-56mnA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of San Francisco","date","2025-02-27T00:00:00Z","article","The San Francisco Planning Commission on Feb. 27 voted 6–1 to recommend a Planning Code amendment that would narrow the department's review of replacement-window permits on non-historic buildings and allow more framing materials to be used, while preserving review for identified historic buildings.

The proposal, sponsored by Supervisor Yarona Melgar, would change how the Planning Department regulates replacement windows in non-historic buildings by removing restrictions on \"size, location, arrangement, design, and materials\" for replacement windows on non-historic buildings and expressly allowing a broader set of framing materials, including vinyl, subject to staff-proposed exceptions for conflicts with other code requirements.

Supporters said the change would lower costs and speed energy-efficiency upgrades. \"Restricting materials and designs in non historic homes doesn't just create financial barriers,\" Melgar told the commission during her presentation. \"It also limits our ability to improve energy efficiency, reduce emissions, and meet our climate action goals.\" Planning staff recommended modifications to the original draft to narrow the language, add targeted exceptions to avoid conflicts with other code requirements and to use the planning code's existing historic-building definition.

Commissioners and public speakers pressed both sides of the debate. A local window contractor cautioned that custom wooden windows are an important local trade and said mass-produced replacement frames can look poor in many older buildings: \"...even in that article, they talk about a standard size of window. And, I mean, I measure windows every single day and I could not tell you what a standard size window is,\" the contractor said. Former Historic Preservation Commissioner Courtney Damkroger asked that the Historic Preservation Commission be given an opportunity to review the ordinance and urged better coordination with objective design standards.

Planning staff said it supports the intent of the ordinance with modifications to avoid unintended conflicts with other planning code rules, including requirements for storefront transparency, residential exposure and bird-safe glazing. Michelle Taylor, Planning Department staff, briefed commissioners that the department has received 26 public comments on the proposal and that one joint letter of support included the Sierra Club, San Francisco Tenants Union and the SF Climate Emergency Coalition.

After deliberations that ranged from preservationist concerns to testimony about high energy bills and tenant comfort, the commission adopted a motion to recommend approval with staff modifications. The motion passed 6–1; Commissioner Matt Moore voted no.

Commissioners said the staff changes — which narrow the new language to focus on framing material and sash replacement within existing openings and create explicit exceptions where other planning-code standards apply — struck an acceptable balance between reducing cost barriers and protecting character-defining building elements.

The Planning Commission's recommendation now goes to the Board of Supervisors as part of the city's legislative process on planning-code changes. Planning staff said the department will continue coordinating with preservation staff and community stakeholders as the draft moves forward.","mediaType","Video","parentTitle","City of San Francisco - Video Open Video Only in Windows Media Player - Feb 27, 2025","oneSentenceSummary","The San Francisco Planning Commission on Feb. 27 voted 6–1 to recommend a Planning Code amendment that would narrow Planning Department review of replacement windows on non-historic buildings and allow a wider choice of framing materials, while preserving review for identified historic resources.","taxTitle","San Francisco City, San Francisco County, California","taxId",5751,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6659797,"Planning staff summarizes 2024 state housing changes, updates planning director bulletins",663,10136000,10799000,"/Search/View?dp=1&key=2445678-7c9dd2dccbd255d06bc56027cbd8a0c5&start=10136&end=10799","https://assets.pipeline.soar.com/2445678-7c9dd2dccbd255d06bc56027cbd8a0c5/thumbnail_10136000.jpg","/articles/6659797/San-Francisco-City/San-Francisco-County/California/Planning-staff-summarizes-2024-state-housing-changes-updates-planning-director-bulletins","https://secure.pipeline.soar.com/6659797-19285cd7a0f1111774d207c8b6cef208/orig.mp4?Expires=1771142396&Signature=M3pfbEYzfB3MdmkC9xQBlHgJx9ix~IXKvHEJ4-hM~b5dwMUdLam9RVEngQk-LTWdxrOq-rx9MAdTPnH0GiFl0b~neysbIJsu0Ee5bb13KPCQPUXd26B2bmEC348gpHVxUqJCyimUWbabhAoff5kr7~J9oE4KIiSC~wX51pnLTh~ug8DT-UFtBlh3~bLpkuUJ2EKl-yRpo1NU1LYXnjtpK2jn6HiqEFznH7LaVQqsg8N1NJU34vgRPG3hxWFexp-hdB04h~pVGEKnzhzdoMEpS~hIsb~rNhQgGrgeX0nPEBRayImhRDxFjLG2vYFCtm8a6wXr54rikN7PAjiqlkvMwA__&Key-Pair-Id=KUT5TJCACFTXG","Planning Department staff summarized notable changes to California housing law enacted in 2024 and described how the department is updating its Planning Director bulletins and internal procedures to implement them.

Kate Connor, department staff, said the 2024 session produced a number of amendments focused on ministerial production programs, state density bonus law changes (notably for student and senior housing), and adjustments to the Housing Accountability Act that expand the scope of projects covered and tighten review timelines. She summarized key adjustments that will affect local implementation, including AB 2011 edits to the affordable-and-mixed-income ministerial program (site remediation, MERV filtration requirements near freeways, and historic-resource limits for demolition), SB 9 timing and review clarifications, and fee and entitlement updates (including deferral of impact-fee payments until certificate of occupancy under SB 937 and an 18-month entitlement-extension provision under AB 2729).

Connor walked through a set of updated Planning Director bulletins that consolidate guidance for ministerial programs, state density bonus, SB 330 implementation and the Housing Accountability Act. \"We are doing our best to implement these new laws as quickly and as accurately as possible,\" she told commissioners, and invited the commission to direct staff questions about specific implementation items.

Commissioners asked several technical questions about how state provisions interact with local code and how staff will track entitled but unbuilt units for reporting. Staff said they would return with follow-up information on those operational questions and that the department is updating public-facing guidance for developers and community stakeholders.","Planning Department staff briefed the commission on several 2024 state housing law amendments (SB 330, AB 2011, SB 9, changes to the Housing Accountability Act and fee/entitlement adjustments) and described updated Planning Director bulletins to aid implementation.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6659800,"Commission delays hearings on proposed SRO-to-tourist-room conversions after neighborhood requests",435,163000,598000,"/Search/View?dp=1&key=2445678-7c9dd2dccbd255d06bc56027cbd8a0c5&start=163&end=598","https://assets.pipeline.soar.com/2445678-7c9dd2dccbd255d06bc56027cbd8a0c5/thumbnail_163000.jpg","/articles/6659800/San-Francisco-City/San-Francisco-County/California/Commission-delays-hearings-on-proposed-SRO-to-tourist-room-conversions-after-neighborhood-requests","https://secure.pipeline.soar.com/6659800-f2954fba05cd0e1c0d9e3c1af78b5ade/orig.mp4?Expires=1771142396&Signature=m-dFjKrVG8mo-ZgM2TmfCco9hjXL2jiClnHU6w36GuqXrG4DJYvsi~OfNKdKECtBvkutqnGnMOBtcTXqklEWPMvLP~oyLn5sG~95JoETjhvBKN2VFxFAhcKSbyFVgHVKzc-bsApiUmqvqZnPsNojK054J456LdJ9zkRUr-NLplGrWouUf19bAkcmPTQUebOuNpQPjwx-noc81yRtwsEuD0tdOV~xJjRCHImXVEO~rCkYIWqoQFOEHMvs1ncAGVTIsEEX8pmk9dsXXDhIpB7ovujijfn8ekMdu1CC-XDlz5i3no2Jg~9MA0KY6-cOPzI-V9LMZg1DW7AJEpp4joZmpA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on Feb. 27 voted 5–2 to continue two items proposing conditional use authorization and variance for conversions at 54 Fourth Street and 509 Minna Street to March 20 to allow additional staff review and neighborhood input.

A neighborhood speaker, Sue Hester, asked the commission to continue the items for roughly a month so the public and commissioners would have time to review information about whether units are occupied by tenants and to receive a staff report in advance. \"This is really important to the Planning Commission understanding there's a whole lot of people in the South Of Market area and residential area,\" Hester said during public comment.

Commissioner Imperial moved to change the later date and said staff may need extra time \"in terms whether there are tenants and whether these units are vacant\" and to verify tenancy background information; several commissioners supported visiting the SRO units to assess conditions. Vice President Moore and Commissioner Williams backed a longer continuance to allow commissioners to visit SRO rooms and for community groups to weigh in. Staff clarified that tenant history and site-visit information had already been included in the packet, but commissioners still voted to allow more time.

The motion to continue items 1A and 1B to March 20 passed 5–2, with Commissioners Campbell and McGarry voting no. Acting Zoning Administrator staff also continued an associated item (1B and 5C) to the same later date.

Commissioners said they wanted time to review staff materials and, if needed, conduct site visits before the substantive hearing.

The continuance was recorded as the commission placed the items on the consent calendar but then removed them for later hearing per the motion.","Two items proposing conditional use authorizations and variances to convert residential hotel rooms to tourist hotel rooms at 54 Fourth Street and 509 Minna Street were continued to March 20 after commissioners and neighbors asked for additional time to review tenancy history and conduct site visits.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6659804,"Commission approves Sutro Tower panel replacement after neighbors ask not to place item on consent calendar",653,1549000,2202000,"/Search/View?dp=1&key=2445678-7c9dd2dccbd255d06bc56027cbd8a0c5&start=1549&end=2202","https://assets.pipeline.soar.com/2445678-7c9dd2dccbd255d06bc56027cbd8a0c5/thumbnail_1549000.jpg","/articles/6659804/San-Francisco-City/San-Francisco-County/California/Commission-approves-Sutro-Tower-panel-replacement-after-neighbors-ask-not-to-place-item-on-consent-calendar","https://secure.pipeline.soar.com/6659804-eee351efe724c662cc81f1e54fd0c679/orig.mp4?Expires=1771142396&Signature=oPLxZ88McqMlTtRErXx5i2h80A5AB9pceR604FlZti~4c1Pz4dLtAGn~AUCyM2uWw3w7Ra0jtvLiX81UXP4Kbt0I7OUPV2EmWXhMTZif91PAYDFMSwchcYEuYI-RpleQQAi49pz8hKK-~7B-FmofYXJfQXwqGAL96ZOA7R5b4zV~8Lhd~AsCP-Ti6O8oJ6GucbOvKm9vlliJqU3vrV3TqkWBfYq3MOYoJnblibVWpUAHpRyLXWEp9weFiT8b5X9exdXFs6b2NFzZt4I78k3Vsrx3WRzNjoculth23fYusCNJlvwIz2DAlFMz0Zh58IeconkHOyRgZVrBGwf~6dviVA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on Feb. 27 unanimously approved a mandatory discretionary review allowing replacement of exterior corrugated panels on Sutro Tower, finding the proposal meets standard conditions of approval.

The project, sponsored by Sutro Tower Inc., proposes like‑for‑like replacement of corrugated metal panels on the tower's lower horizontal trusses to remove paint that laboratory tests found contained lead. Planning Department staff recommended approval with the standard Sutro Tower conditions of approval and noted the project includes repainting the replaced panels in the tower's orange-red aviation color.

Gretel Gunther, the Planning Department project presenter, said the replacement panels \"would be similar in size and shape to the existing panels\" and that the project sponsor had held a community meeting on Feb. 12; the department had received one letter of support and three letters of opposition related to the project's placement on the hearing agenda.

Charlene Chen, Midtown Terrace neighborhood liaison, told the commission she had \"no objection to the project itself,\" but objected to the unilateral placement of the mandatory discretionary review on the consent calendar without prior neighborhood notification. \"My request would be that any future desire to place our mandatory discretionary review on the consent calendar be done with prior notice to the neighborhood,\" she said.

Commissioners asked the City Attorney and staff about whether mandatory discretionary review items may be listed on consent; the City Attorney said she would research the point and report back. Commissioner Moore noted neighborhood stewardship of the project and moved to approve the discretionary review; the motion was seconded and passed 7–0.

Planning staff said they would take the neighborhood feedback into account and coordinate with the project's sponsor on future noticing practice.","The Planning Commission approved a mandatory discretionary review for replacement of exterior corrugated panels on Sutro Tower, after neighbors told commissioners they objected to the project being placed on the consent calendar without prior neighborhood notification.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6659809,"Planning Department outlines tenant-protection ordinance to limit displacement during housing projects",3176,6957000,10133000,"/Search/View?dp=1&key=2445678-7c9dd2dccbd255d06bc56027cbd8a0c5&start=6957&end=10133","https://assets.pipeline.soar.com/2445678-7c9dd2dccbd255d06bc56027cbd8a0c5/thumbnail_6957000.jpg","/articles/6659809/San-Francisco-City/San-Francisco-County/California/Planning-Department-outlines-tenant-protection-ordinance-to-limit-displacement-during-housing-projects","https://secure.pipeline.soar.com/6659809-ef78313ff2e4b9c35e5082b80881f4b1/orig.mp4?Expires=1771142396&Signature=L9oZh9YVRVJcu~GVXqFBIIs~~A5iPh8H1YWdkWA6OBlZK5AB2b8--h1NQRA-fC7oJr3GawmEVvRCRJQeJzHzi-MhIYP18S4zrkRW88mKdj63riovzjY8ysWoWtv0CBld7E6LYwc7P3QxW6HHdtN4g9SRcErE6fHRSKpKdAMgB57taCdgEawH~cgBm92cxVQ9Xs716swHKz6EryP5M5kC8LMfh6uhzAyc66S3Z7yyR9ckYA9saL50lksTj--315cLD4rNbeag7GDxZIVIMM4GmR6u1r4r0GFZbH0uC6qrA7M9sPnM3okJM~xQO2l2yoqceLeKhztsfhUIBkhnK72g5g__&Key-Pair-Id=KUT5TJCACFTXG","The San Francisco Planning Department on Feb. 27 presented a draft citywide ordinance to strengthen tenant protections tied to the Housing Crisis Act (SB 330) and to reduce direct displacement when new housing is built.

The department said the proposal would codify SB 330's \"no net loss\" requirement, clarify how units and tenancy are determined, require 1-for-1 replacement of protected units, and expand tenant-notification and relocation steps to improve implementation and enforcement. Planning staff said the ordinance is intended to be introduced alongside the housing-element rezoning this spring but offered as a stand-alone, citywide ordinance that would remain in place if the state law sunsets.

\"The proposed ordinance scope is to do a targeted and strategic update to the municipal code to codify elements of SB 330 to minimize and mitigate the risk of direct displacement due to residential demolitions as new housing is built,\" Senior Planner Melina Leon Ferrera told the commission. Staff said the ordinance would require site inspections as part of demolition review, expand replacement definitions to include unauthorized dwelling units when appropriate, tie relocation assistance to permit milestones, and improve interagency tracking and notice to tenants.

Community coalitions, including Rep SF (Race and Equity in All Planning), the San Francisco Anti-Displacement Coalition and the Council of Community Housing Organizations, presented a joint set of detailed recommendations and urged immediate adoption of strong enforcement measures. Priya Prabhakar (Rep SF) and Amalia Macias LehiVenture (SFADC) described data from tenant counseling networks showing substantially more eviction filings and counseling calls than the Rent Board totals: \"data from the eviction defense collaborative shows that there were over 2,000 evictions filed with the court last year,\" the presenters said, and their counseling network reported approximately 2,700 calls related to eviction threats.

The community groups recommended: mandatory pre-application site inspections for demolition and major capital-improvement projects; mandatory relocation specialists for projects that would displace tenants; certified \"as‑built\" drawings at submittal; automatic extensions of relocation benefits when construction is delayed; right-of-first-refusal and return rights for lower-income tenants; and explicit replacement of rent-controlled units as rent-controlled units (in addition to any new inclusionary or BMR units).

Planning staff said the city already has a range of tenant protections and that the proposed ordinance seeks to clarify and improve local implementation gaps in SB 330. \"The proposed ordinance ensures continuity of protections even if the state legislation is allowed to sunset and it improves upon our rent ordinance,\" staff said. The department emphasized the need for interagency coordination with the Rent Board, the Mayor's Office of Housing and Community Development (MOHCD), and eviction-prevention providers.

No vote was taken; the item was presented for feedback. Planning staff said they will continue community consultations and refine the ordinance with the intention of introducing a legislative package in spring 2025 alongside the rezoning measures. Community groups urged the commission to press for adoption as soon as possible and to ensure dedicated funding and staff for relocation assistance and tenant counseling.

Commissioners praised the depth of the community recommendations and asked staff to clarify operational details, including how unauthorized dwelling units and undocumented tenants would be counted, how to align replacement definitions with state law and how relocation specialists would be funded and integrated into the permitting timeline.","Planning staff presented a draft municipal ordinance to codify and expand protections tied to California's SB 330 and to strengthen replacement, relocation, and notification rules for projects that would remove existing units. Community groups urged stronger, enforceable measures and immediate implementation alongside rezoning.","actionData","errors"]

Article not found

Planning Commission backs changes to window-replacement rules after debate over preservation and affordability

Planning staff summarizes 2024 state housing changes, updates planning director bulletins

Commission delays hearings on proposed SRO-to-tourist-room conversions after neighborhood requests

Commission approves Sutro Tower panel replacement after neighbors ask not to place item on consent calendar

Planning Department outlines tenant-protection ordinance to limit displacement during housing projects