[{"_1":2,"_111":-5,"_112":-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],{"_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",6517386,"mediaKeyId","5418808-0064b2c57216488095978152a4dcd9f7","parentId",5418808,"title","Planning Commission initiates general-plan amendments for Mayor’s family zoning plan amid mixed public reaction","audioSeconds",11442,"startMs",5765000,"endMs",17207000,"viewUrl","/Search/View?dp=1&key=5418808-0064b2c57216488095978152a4dcd9f7&start=5765&end=17207","thumbnailUrl","https://assets.pipeline.soar.com/5418808-0064b2c57216488095978152a4dcd9f7/thumbnail_5765000.jpg","articleUrl","/articles/6517386/San-Francisco-City/San-Francisco-County/California/Planning-Commission-initiates-general-plan-amendments-for-Mayors-family-zoning-plan-amid-mixed-public-reaction","mediaUrl","https://secure.pipeline.soar.com/6517386-425957a9fb459ab0f87c313773b71519/orig.mp4?Expires=1770856340&Signature=ACkP52-vaz~nq~LfnTezdHSDVZDrEN4-YWeg82l1skdpZVsdJtBXYvp1rgWVoF4QZ1rVg51enma5cibgWQWLUFodgp4JSGWouN8WSJyRWRseWDHYkxirydn1PCENbk5tEY~4cg5vqC2CnCxt7zdVRwHXR1BamzpI2Wvgl27Yi~ieFvPXjNOH1n6nsr5aBdSyVqrgJhz3YHQWzu1R8W735hWIb~0huTIRPlE0MR00cROLURLCypGYJVm4P9yD8dUzRI6JYVvB-RaOSOlb0Yg1vqimCDj697UPb19z~y-hoc22QS~1q6L1B2uFTTylEnoiAptW-X4yjyHe6kZFTGv-cg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of San Francisco","date","2025-07-17T00:00:00Z","article","The San Francisco Planning Commission on July 17 voted 5–2 to initiate general-plan amendments tied to the mayor’s family zoning plan, advancing the rezoning package toward a September adoption hearing while staff complete technical work and outreach.

The commission’s initiation vote directs staff to bring the proposed general-plan amendments forward for adoption on or after Sept. 11, 2025. Planning staff and the mayor’s Office of Housing and Community Development presented an informational briefing on an affordable-housing sites analysis and related funding and infrastructure work that staff say underpins the rezoning.

Planning Department principal staff described the family zoning plan as a citywide framework to add housing capacity—particularly in areas state law identifies as housing opportunity areas—and to identify “low-income sites” that could be approved ministerially if projects provide at least 20% affordable units on-site. James Pappas of the planning department told commissioners the rezoning’s goals include meeting the city’s Regional Housing Needs Allocation shortfall and aligning zoning with the 2022 Housing Element’s requirements. MOHCD’s Sheila Nicholas said the office is “supportive and eager to get to work” but reiterated that available funding will determine how much affordable housing can be built.

Why it matters: The family zoning plan is the city’s primary strategy to meet state-mandated housing targets and to expand multifamily housing capacity in better-resourced neighborhoods. Planning staff said adopting a locally designed rezoning by the state deadline helps the city avoid a state-imposed “builder’s remedy” zoning default and improves priority for certain state funding streams.

Key details and timeline
- The mayor introduced the zoning and implementing ordinances June 24. The package includes a zoning map ordinance (base and local program heights and districts) and a code ordinance that establishes standards and a local incentive program called Housing Choice SF.
- The Planning Commission set a hearing to consider adoption on Sept. 11, 2025; that schedule is driven by the 90‑day review window and the state’s Jan. 31 deadline for Housing Element compliance.
- Staff said a notice mailer to affected addresses will be sent 30 days before the Sept. 11 adoption hearing; planning staff said proofs are in production and the mail program will start in August.

Affordable-housing sites analysis and pipeline
Planning staff and MOHCD presented an “affordable housing sites analysis and strategies” (ASAS) that inventories existing affordable projects in the pipeline and assesses parcel suitability for 100% affordable development. Highlights:
- More than 12,600 affordable units across 59 projects are in pre‑construction stages and about 2,300 units are under construction, staff said. An additional 2,500 inclusionary units are tied to market projects in the pipeline.
- Staff modelled more than 1,200 standalone parcels larger than roughly 8,000 square feet with capacity for more than 148,000 units; combining smaller parcels could add additional theoretical capacity but site assembly is difficult in practice.
- The analysis concluded that land availability is not the single limiting factor; rising construction costs, financing constraints and funding shortfalls are the primary bottlenecks to producing deeply affordable housing.

Emerging strategies staff described included more targeted site acquisition plans, tailored approaches by geography (public land, religious and nonprofit parcels), and options to reduce transaction friction and interim holding costs for acquisitions.

Infrastructure and public facilities
Planning staff summarized agency input on water, sewer, power, fire protection and transportation. They said city and regional utilities have long-planned upgrades that are being coordinated with growth assumptions, and that the type of infill housing the plan encourages is incremental and distributed. Key points:
- SFPUC projects adequate Hetch Hetchy water supply but emphasized climate risk and the need for continued investments.
- Sewer capacity is managed through phased upgrades; major treatment-plant investments are already planned for the southeast and ocean-side plants.
- Power distribution and grid upgrades are ongoing; the city and PG&E routinely evaluate localized upgrade needs tied to development.
- Transportation agencies are focused on transit-priority corridors and longer-term capacity improvements, including work to increase Muni Metro throughput.

Public comment and concerns
More than three dozen members of the public spoke. Supporters called the rezoning a critical step to reverse exclusionary zoning and to expand affordable housing opportunities in neighborhoods that historically lacked multifamily housing. Affordable-housing developers and nonprofit developers submitted letters and several spoke in favor of the plan.

Opponents and residents raised concerns that included possible displacement, demolition of rent‑stabilized housing, insufficient tenant protections and inadequate guarantees of funding for 100% affordable housing. Several merchant associations said they had not been adequately notified and urged stronger small‑business protections such as relocation assistance and right‑of‑return policies; planning staff said they are coordinating with supervisors’ offices and small‑business stakeholders on a package of measures and a proposed funding approach.

Commission action and next steps
On a 5–2 vote (Commissioners Williams and Moore opposed), the commission initiated the general-plan amendments that are part of the family zoning package. Staff and the mayor’s office said they will continue stakeholder outreach, finalize an affordable‑housing sites report this fall, and finalize the tenant- and small‑business‑protection ordinance for introduction in September. After the Planning Commission’s Sept. 11 adoption hearing, the package will go to the Board of Supervisors and then to the mayor for signature.

Ending note: Commissioners and staff repeatedly stressed that rezoning alone does not build affordable housing: staff and the mayor’s office said substantial new, sustained funding will be needed to turn the rezoning’s capacity into permanently affordable homes.","mediaType","Video","parentTitle","City of San Francisco - Video Open Video Only in Windows Media Player - Jul 17, 2025","oneSentenceSummary","The San Francisco Planning Commission on July 17 voted 5–2 to initiate general-plan amendments tied to the mayor’s family zoning plan, advancing the package toward a planned Sept. 11 adoption hearing after staff presented site, funding and infrastructure analyses.","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},6517371,"Planning Commission clears TNT Supermarket conditional‑use authorization for City Center grocery and café",432,5279000,5711000,"/Search/View?dp=1&key=5418808-0064b2c57216488095978152a4dcd9f7&start=5279&end=5711","https://assets.pipeline.soar.com/5418808-0064b2c57216488095978152a4dcd9f7/thumbnail_5279000.jpg","/articles/6517371/San-Francisco-City/San-Francisco-County/California/Planning-Commission-clears-TNT-Supermarket-conditionaluse-authorization-for-City-Center-grocery-and-café","https://secure.pipeline.soar.com/6517371-efdb74116c2e85a1db47aeaacfc0af39/orig.mp4?Expires=1770856340&Signature=RNIUlslsPT6RTgIUMCuasRz4xog92KvH7JGGnQNvW8Am78zvtE1z6ByQsRxmF9hbk-UhA58eVMLwhH83KSmP1FoeeHR-QvqieVyRlXjiq5jygPUr4Gm1CkrRxvDf7xk8IbrXp2bO5lQp6USSmL57Z8~VOR8uQemBd2t3RbA~R0mqB3YCw9TSXkFGWzPd8HB6qRRhUXFIoIxGAcbYHWf6zNoS19Z~mPU0I1GT1hQl~5n6pY5UlBLVVy7fI7xBxzYeDFG8Nm~M0su8JHBm0w54J7gf-XaYzYrL~c-wR5RtnsFm067hKQePjeRwpf5hTSLfuZK2KBzhPVmxJqy-xajjzQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission unanimously approved a conditional‑use authorization on July 17 for TNT Supermarket to open a large-format grocery and adjoining cafe in a vacant City Center shopping plaza space in the Richmond District.

Project sponsor representatives said TNT will occupy the vacant space that previously housed Best Buy and will offer a selection emphasizing Asian grocery products, prepared foods, private‑label items and a specialty alcohol selection. The proposed project would develop roughly 49,730 gross square feet for the grocery and 1,854 square feet for an adjoining café, with a 3,500‑square‑foot dedicated freight loading bay. Planning staff relied on an EIR prepared for a previously approved Whole Foods proposal at the same site and prepared a note to file concluding TNT would not create new significant environmental impacts beyond those studied in the prior EIR; the sponsor updated the mitigation monitoring and reporting program (MMRP) accordingly.

Commissioners expressed strong neighborhood support for the grocery and noted the site has remained vacant since 2017. Commissioner McGarry said the project would be a neighborhood asset; Commissioner Campbell moved approval and the commission voted 7–0 to grant the CUA with conditions.

Why it matters: The project activates a long‑vacant large retail space and adds neighborhood grocery options in the Richmond area. Staff said the proposal will not displace existing commercial tenants and the MMRP updates address project-specific mitigation.

Next steps: Applicant to complete permit milestones and return to departments as required for building permits and implementation of mitigation measures.","The commission approved a conditional‑use authorization for TNT Supermarket to occupy a large vacant storefront at City Center shopping plaza; the project proposes a 49,730 gross-square-foot grocery and a 1,854-square-foot cafe and drew broad support from commissioners and local residents.",{"_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},6517376,"Planning Commission approves lifting hard storefront-size caps in several neighborhood commercial districts, keeps conditional‑use review",2698,2577000,5275000,"/Search/View?dp=1&key=5418808-0064b2c57216488095978152a4dcd9f7&start=2577&end=5275","https://assets.pipeline.soar.com/5418808-0064b2c57216488095978152a4dcd9f7/thumbnail_2577000.jpg","/articles/6517376/San-Francisco-City/San-Francisco-County/California/Planning-Commission-approves-lifting-hard-storefront-size-caps-in-several-neighborhood-commercial-districts-keeps-conditionaluse-review","https://secure.pipeline.soar.com/6517376-ad8911db8bd2c300977f2c825ed1c3d8/orig.mp4?Expires=1770856340&Signature=effYRGQguu9RBEC0BVbZUEoti3FLTxfWQ777DJv-jRDokmPqGGBnEhYX9mRUexfoJnZmgYXfvVv431tU9IHX2ccqs3FsuZ0EF5XpMuK2T4ywBgBSVnp7xuuGbO0RcOzOdLC7g37MlgH81u~HMwVrXahTszEW2leECWlh~TIr6c0GCb9JUsX27B5OyOWCg-aMAvm4Fl5gw8R8WlaC86V7NXwj6M3~SkPb4fG0bucyem4IIXwOt0wUzqVuw2Jm-pkcVM2ztMRgMBB9CZB7OqIvyIW3edigyDsZNbnP68XbRV5zqy7vb8R~gf2RKF9XAmLvKO31~dQenoHo~DVJK421oQ__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on July 17 voted 5–2 to recommend approval of an ordinance that would remove hard caps on nonresidential storefront sizes in several neighborhood commercial districts (NCDs) and regional commercial districts and make it easier to subdivide preexisting super‑large storefronts into smaller leasable spaces.

Supervisor Mearna Malgar (transcript spelling) introduced the ordinance and said the measure responds to small businesses that find the city’s historic “hard cap” restrictions prevent reasonable reuse or expansion, forcing one‑off legislative carve‑outs. Planning staff said the amendment grew from prior carve‑out requests (West Portal, Bob’s Donuts on Polk) and argued that removing caps while retaining the conditional‑use (CU) process for proposals that would create or merge large-format spaces gives the commission a case‑by‑case safeguard.

Key provisions summarized by staff (Audrey Marloney and Jen Lowe):
- Remove absolute maximum nonresidential use-size caps in named NCDs (Castro, Pacific, Polk, West Portal, North Beach and several RC districts).
- Allow owners of legally nonconforming very large spaces (for example, legacy pharmacies) to subdivide into smaller spaces without triggering new CU requirements solely because a subdivided portion would still exceed the prior cap.
- Retain CU review for new storefront mergers or newly proposed large-format spaces (generally over ~2,000 sq ft depending on district), preserving community input and discretionary findings.

Public comment and concerns
- Merchants’ associations from multiple corridors submitted a same-day letter opposing the change in its current form; speakers representing merchant associations and neighborhood business groups said they had not been adequately consulted and warned that removal of caps could accelerate consolidation and displacement of small independent merchants.
- Livable City and others urged changes to use consistent floor-area definitions (occupied floor area vs. gross floor area) and suggested the ordinance include provisions to preserve a mix of small storefronts.
- Staff and supporters said the CU process remains a key safeguard and that the ordinance aims to avoid repeated parcel-specific legislation that previously delayed small businesses.

Commission discussion and vote
Commissioners debated whether additional outreach to merchant associations was needed. Commissioner Williams moved to continue the matter to allow more outreach; that continuance motion failed 2–5. The commission then adopted the ordinance recommendation with an added finding encouraging Supervisor Melgar’s office to consult merchant associations in the named corridors; the final recommendation passed 5–2 (Williams and Moore opposed).

Why it matters: Planning staff said the measure is intended to provide certainty and speed for small businesses and to reduce the need for parcel‑specific legislation. Opponents said removing hard caps could, without stronger protections, favor larger corporate tenants and reduce the supply of small, affordable retail spaces.

Next steps: The Planning Commission’s recommendation will go to the Board of Supervisors for consideration; staff said they will continue outreach with merchant associations.","The Planning Commission voted 5–2 to recommend approval of an ordinance removing historic hard caps on nonresidential use sizes in several neighborhood commercial districts and making it easier to subdivide very large retail storefronts; the ordinance preserves conditional‑use review for new large-format spaces and drew both merchant association* ",{"_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},6517381,"Planning Commission approves resolution to apply for California Coastal Commission grant for shoreline resilience",958,1299000,2257000,"/Search/View?dp=1&key=5418808-0064b2c57216488095978152a4dcd9f7&start=1299&end=2257","https://assets.pipeline.soar.com/5418808-0064b2c57216488095978152a4dcd9f7/thumbnail_1299000.jpg","/articles/6517381/San-Francisco-City/San-Francisco-County/California/Planning-Commission-approves-resolution-to-apply-for-California-Coastal-Commission-grant-for-shoreline-resilience","https://secure.pipeline.soar.com/6517381-83acbbc6a32c4279bf5e03c297ff4fe2/orig.mp4?Expires=1770856340&Signature=FK~WrV2yXrjObnAcAZ3~x1vhBATFBhcwVpMp5-~L0a112ecBsjFD~Pb5Fdw5w8qMp8SU0BbiIAajqMuTG~YhmH~SmsjmNscfD6PrazkuRNMEp3S3Sum~aeORHxdULc6~xno6PvJx0wziW05PpEhS14Hg269XbTychZ3gIenM7KWXrXGnFl--NvCwW7xMg08w5-FGaV1VlJvLMZ4jSKQddICQrM5q5qJ4~IUDAuzvHnPev5cShLbdyWicbmcy--pfRZOKJiJa9VllPV~6md8WbUQXAsHzjKp4ge3azVEhOkCRnPhJU0McZESPBGsHpvFxyphbRIzSXb9f7MIlry4vXw__&Key-Pair-Id=KUT5TJCACFTXG","The San Francisco Planning Commission on July 17 voted unanimously 7–0 to adopt a resolution authorizing the Planning Department to apply for a California Coastal Commission grant to develop a coastal sea-level rise adaptation plan required by Senate Bill 272.

Principal planner Tam Tran told commissioners that the state requires local governments with coastal jurisdiction to prepare sea-level rise adaptation plans and that plans approved by the Bay Conservation and Development Commission (BCDC) and the California Coastal Commission are prioritized for state implementation funding. Tran said remaining Coastal Commission grant funds could be used to support the city’s compliance with SB 272 and that the department is coordinating with partner agencies and environmental‑justice stakeholders in preparing a scope and budget.

Public comment included requests for a continuance and for more transparency about grant budget detail. Eileen Bogan of the Coalition for San Francisco Neighborhoods said the staff report and the Coastal Commission accounting did not clearly reconcile whether $700,000 was available and urged the commission to continue the item until staff could provide a breakdown. Director Tanner told the Commission the resolution authorizes staff to apply for funds and that the Coastal Commission will determine the actual award; she said if less than $700,000 were available the city would not receive $700,000.

Votes and action
- Motion to adopt resolution to apply for a Coastal Commission grant: moved by Commissioner Imperial, seconded; approved unanimously, 7–0.

Why it matters: An adopted coastal adaptation plan consistent with SB 272 and certified by the Coastal Commission increases the city’s competitiveness for state funding for shoreline protection and adaptation projects. Staff emphasized that the resolution permits an application and does not itself change land use.

Staff next steps: Staff said it will continue scope discussions with Coastal Commission staff, incorporate environmental‑justice considerations as required by the Coastal Commission, and proceed with a grant application; if awarded, staff will return with a proposed scope and budget.","The Planning Commission unanimously adopted a resolution allowing staff to apply for up to $700,000 from the California Coastal Commission to produce a coastal sea-level rise adaptation plan that would align with SB 272 and increase the city’s priority for state funding for coastal resilience projects.","actionData","errors"]

Article not found

Planning Commission initiates general-plan amendments for Mayor’s family zoning plan amid mixed public reaction

Planning Commission clears TNT Supermarket conditional‑use authorization for City Center grocery and café

Planning Commission approves lifting hard storefront-size caps in several neighborhood commercial districts, keeps conditional‑use review

Planning Commission approves resolution to apply for California Coastal Commission grant for shoreline resilience