[{"_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",6655906,"mediaKeyId","5360685-291329cd53646a794309fa61c5909e0d","parentId",5360685,"title","Planning Commission approves 75‑unit Broadway housing project under CARS‑to‑Casas; 5‑2 vote","audioSeconds",3691,"startMs",2278000,"endMs",5969000,"viewUrl","/Search/View?dp=1&key=5360685-291329cd53646a794309fa61c5909e0d&start=2278&end=5969","thumbnailUrl","https://assets.pipeline.soar.com/5360685-291329cd53646a794309fa61c5909e0d/thumbnail_2278000.jpg","articleUrl","/articles/6655906/San-Francisco-City/San-Francisco-County/California/Planning-Commission-approves-75unit-Broadway-housing-project-under-CARStoCasas-52-vote","mediaUrl","https://secure.pipeline.soar.com/6655906-29f16e06d66b48aadd65391178f42c4b/orig.mp4?Expires=1775197328&Signature=PnjP38ISeVw-m44PJOhTKan7BMo7POxW8Plk3saAKfAMtUOaalWUosVMPu7pYp-F3e3wxGK9UkSLW0XRIhz-7SXFnU0uDxP~TUOht9woEQX9FNKTc-IruqeXxvWqb2Rcxecv1DW6QwUs7ndMV2gHWWZKTOPhtLOPNbyL0q~LQtM2Rp6Iq4EMlJsflg~r-MrmzLV84aBN88o2kUIp04WUyG8hAhCcBEGhisCUTr4yGZM8PaXsUHe~2VumwkA4P5lx6hguKR7qPOZR4FytaNPiv0aYQvErIiJX7t1Rlh1WBxPQedaL1~9DP3ir1-mccpS~aiVCO8PBA25T703xgCPxyA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of San Francisco","date","2025-07-10T00:00:00Z","article","The Planning Commission on July 10 approved a revised proposal to demolish a commercial parking garage at 425 Broadway and build two mixed‑use buildings with about 75 dwelling units and roughly 8,000 square feet of ground‑floor retail in North Beach.

The project sponsor, represented by Steve Vettel, said the design is similar to an earlier 2021 approval but now uses the city’s CARS‑to‑Casas provision to convert auto‑oriented site capacity into housing. Vettel told the commission the plan increases homes from 42 to 75, eliminates office space, provides no off‑street parking and will pay an in‑lieu fee of over $3,800,000 to the city’s affordable housing fund rather than providing on‑site inclusionary units.

Why this matters: The proposal is located in a Priority Equity Geography and next to a single‑room occupancy (SRO) building whose tenants and advocates pressed the commission for on‑site affordable units and protections for light, ventilation and quality of life. Opponents argued that substituting in‑lieu fees for on‑site affordable units would not guarantee housing in the immediate neighborhood, while supporters said the project replaces an underused parking lot with housing, retail activation and a coin‑operated laundromat negotiated with the SRO tenants.

Department staff recommended approval, finding the project “on balance, consistent with the objectives and policies of the general plan” and noting design changes to mitigate impacts to the adjacent SRO (including enlarged light wells and an on‑site laundromat under a community benefits agreement with Chinatown Community Development Center). Speakers from community groups articulated sharply different views: Stan Hayes of Telegraph Hill Dwellers urged the commission not to approve the project “without on‑site affordable housing,” while Brianna Morales of Housing Action Coalition urged approval so the city captures new homes and revenue for affordable housing.

Commission discussion centered on tradeoffs between on‑site inclusionary units and a larger in‑lieu payment, neighborhood impacts to the adjacent Rex Hotel SRO at 401 Broadway, and activation of a gated courtyard and the Verdi Alley paseo. Commissioners who supported the project cited increased housing production, removal of parking as a land use, and the sponsor’s negotiated community benefits. Commissioners Williams and Imperial voted no, both citing concerns over loss of on‑site affordable housing in a Priority Equity Geography and potential impacts on adjacent SRO residents.

The motion to approve passed 5 to 2 (Ayes: Commissioner Campbell; Commissioner McGarry; Commissioner Braun; Commissioner Moore; Commission President So. Noes: Commissioner Williams; Commissioner Imperial). The zoning administrator also announced intent to grant the accompanying rear yard modification with standard conditions.

The applicant said the in‑lieu money goes to the mayor’s housing office; staff noted that the mayor’s office typically applies such funds toward 100% affordable rental projects delivered through subsidy programs, but that the office controls allocation decisions and the funds are not automatically earmarked for the immediate neighborhood.

Next steps: The commission’s approval allows the sponsor to proceed with required permit clearances and conditions of approval; the zoning administrator will finalize the rear yard modification and administrative conditions noted on the record.

Votes at the hearing: Motion to approve project (mover: Commissioner Campbell; second: not specified) — outcome: approved 5–2. Zoning administrator: intends to grant rear yard modification.","mediaType","Video","parentTitle","City of San Francisco - Video Open Video Only in Windows Media Player - Jul 10, 2025","oneSentenceSummary","The Planning Commission on July 10 approved a revised proposal to demolish a commercial parking garage at 425 Broadway and build two mixed‑use buildings with about 75 dwelling units and roughly 8,000 square feet of ground‑floor retail in North Beach.","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},6655892,"Commission approves cannabis cultivation use at Wallace Avenue industrial site",294,8959000,9253000,"/Search/View?dp=1&key=5360685-291329cd53646a794309fa61c5909e0d&start=8959&end=9253","https://assets.pipeline.soar.com/5360685-291329cd53646a794309fa61c5909e0d/thumbnail_8959000.jpg","/articles/6655892/San-Francisco-City/San-Francisco-County/California/Commission-approves-cannabis-cultivation-use-at-Wallace-Avenue-industrial-site","https://secure.pipeline.soar.com/6655892-070b3f0342932a11a80ade1ea748f0d7/orig.mp4?Expires=1775197328&Signature=bJxmA5erAuI5tfhESWnFKCeRiygAEJeG7TU9lccUZ4tOI2YshxNu440sFsAYwOFGLSTlXlfcjF~Zh54ODxI1Vai~ea1f00jQZRjiSCo6ln9j0URI1-6m9qN6XM~ziYgXiBAGRaiLq4xskg0CGcO3-gVts9tJokjJCf3LMUiH5JvSNFwo0EXpQm5AR3qlI3FG8b~tCz6g-wJ2RwNnz~uPw6iC1qY5aqGZr~E-aSG5B1Ily21P~GSVNiFfKs~1-YBOG8yFezqrU9UOJlvQ9g9tI9M4~r0WnkQqU9IjFHJD6-kR4y2lIVwYQMoG887Msbc04lmvsbY5V25koVi5~te4Zw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on July 10 unanimously approved a conditional use authorization to allow indoor cannabis cultivation across two vacant industrial suites at 1571 and 1577 Wallace Avenue in the Bayview Hunters Point area.

Planning staff described the proposed use as an industrial agricultural operation confined indoors to roughly 6,300 square feet within existing warehouse space in a PDR2 (Production, Distribution and Repair) core zoning district. Staff said the scope is a change of use with minor interior tenant improvements and no exterior alterations.

Why this matters: The proposed cultivation operation is a light industrial activity located in an industrial zoning district and, according to staff, is consistent with the Bayview Hunters Point Area Plan and the General Plan’s land‑use goals for PDR areas. The facility will not be open to the public and is expected to generate moderate employee and truck activity appropriate for the district.

The sponsor team described security and air quality mitigation measures, including a 24/7 surveillance and a professional security provider, and said the applicant is already operating at a nearby site and will expand into the two additional suites; staff and the sponsor said no letters of opposition had been received at the time of the hearing. Staff recommended approval with conditions to address operating, security and nuisance mitigation.

Commissioners asked about neighborhood outreach and mitigation; staff and the sponsor noted presentations to the local community advisory council and the sponsor's commitment to air quality monitoring and security plans. The motion to approve passed 7–0.

Next steps: The sponsor will complete tenant improvement permits, implement the conditioned security and air quality mitigation measures, and operate subject to any monitoring and compliance requirements set in the conditional use authorization.","The Planning Commission unanimously approved a conditional use authorization to allow indoor cannabis cultivation occupying about 6,300 square feet at 1571–1577 Wallace Avenue in a PDR2 zoning district, with staff finding the light‑industrial use compatible with the Bayview Hunters Point area plan.",{"_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},6655897,"Commission approves legalization of merged flats at 61/61A Coleridge with replacement unit above garage",1230,7786000,9016000,"/Search/View?dp=1&key=5360685-291329cd53646a794309fa61c5909e0d&start=7786&end=9016","https://assets.pipeline.soar.com/5360685-291329cd53646a794309fa61c5909e0d/thumbnail_7786000.jpg","/articles/6655897/San-Francisco-City/San-Francisco-County/California/Commission-approves-legalization-of-merged-flats-at-6161A-Coleridge-with-replacement-unit-above-garage","https://secure.pipeline.soar.com/6655897-f481f92b94f040bf47e99ff90504eee1/orig.mp4?Expires=1775197328&Signature=kQoGrapd5LP5tNniK4DXVAk3ye8cIiNn8Fd37eiyWqrj8k4EZH8mrpPU~T8qLpC8KYBE1P2UZsIZoVrwDn1NJMXXZhvkPSLnAiZ7Qp7QAuT9gDh3lq8lWcRBY8ZzxyXcZ8eQk6E3vP7UvUmt-7E1V4U5YkIBHpt4z0G4z8gWf8J2Fb~jG9KCbNPFzmB0aFl11MzGr3rTdmYdKbmw2w23lhXsxn15se20RNr6zAt7nQjKsp4UHWPUZGhkGPlhvmpXj9QT5HU4V6hEWDd2epfxbtGj1V~acA13-o~MleR8Ws114Lq1~Tgorw9KRMd~hQxRiLKqL-jYVKzCChYhfR688w__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on July 10 approved a conditional use authorization to legalize a merger that converted two one‑bedroom flats into a single‑family dwelling at 61/61A Coleridge Street in Bernal Heights, and approved a small addition above a detached garage that will replace the lost unit.

Planning staff said the merger occurred around 2002–2003 without the required planning approval; the current owners purchased the property in 2024 and worked with staff to resolve the enforcement notice. The project restores a one‑bedroom replacement unit above the garage (approximately 770 square feet) while retaining the existing three‑bedroom primary dwelling in the main house.

Why this matters: The proposal preserves the city's dwelling count by restoring the lost unit, adds a family‑sized three‑bedroom flat in the main building, and brings a small infill unit to an underused garage roof while meeting residential design guidelines. Staff found the design consistent with the General Plan and Bernal Heights guidelines and recommended approval; one adjacent neighbor raised concerns about construction dust and noise but did not oppose the project.

The applicant team, represented by architect Susanna Douglas and owner Brandon Perkovich, emphasized that the replacement unit is larger and code‑compliant and that no tenant displacement is required. Commissioners praised the approach as a pragmatic remedy to an old unpermitted merger and noted the project's design sensitivity to the street context.

The motion to approve passed unanimously, 7–0. The owner will proceed with building permits and construction‑period mitigation measures to limit noise and dust, and staff noted the team's interest in off‑site prefabrication measures to shorten construction duration.

Next steps: Applicant to finalize permit documents and provide construction mitigation details to adjacent neighbors and staff.","The Planning Commission approved a conditional use authorization to legalize a prior merger of two flats into a single family dwelling at 61/61A Coleridge Street and required a replacement one‑bedroom unit in an addition above an existing garage; vote was unanimous.",{"_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},6655901,"Commission legalizes reconstruction at 70 Hancock, requires lowered flat roof; unanimous approval",1177,5992000,7169000,"/Search/View?dp=1&key=5360685-291329cd53646a794309fa61c5909e0d&start=5992&end=7169","https://assets.pipeline.soar.com/5360685-291329cd53646a794309fa61c5909e0d/thumbnail_5992000.jpg","/articles/6655901/San-Francisco-City/San-Francisco-County/California/Commission-legalizes-reconstruction-at-70-Hancock-requires-lowered-flat-roof-unanimous-approval","https://secure.pipeline.soar.com/6655901-2279141c525fc3d7be441ec2f5547d54/orig.mp4?Expires=1775197328&Signature=QqZ4HvWb8N5fbtO2bOEqBr-9I6zYfS-DG6AVSTv~F-JiEoahbgn-dlRGQ8Pl5ZF9iACfWerU7tYrgtEH-FEB8e28SAHWr68ac5QVdn3NTgrqA8l5RRZ6LWh~bYYzdFeAlRaBJ9~kk~TIL0T8FVIGxC~38IZPs20m7LouilrO4TxgCVv8-09ouLnB9yLsCeFBN2dGhWBkRS7eMmj3fcR2Ujp0bNsIJXlrxRENx0yJR-KcP1Y7mH0ZqGPLSd7Fa74AjKUBA5UsDTO66bSQi~FdP2~mKexxGZqoKbanlnWgekHifzjfs~EYIbSsLr5DgaaZyOoenXx1qFSA8Us-C8d7Zg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on July 10 approved a conditional use authorization and related variances to legalize the demolition and reconstruction of a two‑story rear cottage at 70 Hancock Street in the Castro, following a building department enforcement action from 2023.

Planning staff said the rear cottage had been a legal nonconforming dwelling dating to earlier decades but was demolished during recent renovation work; the department recommended rebuilding the rear unit in the same footprint, height and location to restore the dwelling count and preserve an existing rent‑controlled unit.

Why this matters: The project addresses an unpermitted demolition discovered during inspections and aims to restore the same number of dwellings on the lot while upgrading the rear structure to current structural and safety standards. Neighbors had submitted letters raising concerns about unpermitted work and the building’s bulk and height.

The property owner, Joseph Peritz, and the project team described structural issues that required replacement of foundations and upper framing. Architect Daniel Paris told the commission staff had used interior as‑built measurements to estimate ceiling and eave heights; because some dimensions were estimates and the height became a contested point in public comment, the owner offered an alternative that would reconstruct a lower flat roof with the same interior ceiling heights but reduced external massing.

Commissioners discussed the existing condition, enforcement history and neighborhood impacts. The commission chose the lower flat‑roof option and added a clear numeric height cap. On the record, commissioners set the maximum reconstructed roof elevation at a flat‑roof condition equivalent to 18 feet 7 inches measured from the interior courtyard grade (approximately 18'7\" to the roof surface; parapet not to exceed a minimal allowance), and the motion to approve with that roof condition passed unanimously, 7–0. The zoning administrator also stated intent to grant the accompanying variances with that roof condition.

The project sponsor and staff noted the owner will complete required permits and that the reconstructed rear unit will be rent‑controlled as the unit it replaces. The commission also noted the city cannot apply certain newer punitive demolition penalties retroactively because the demolition appears to have occurred before the effective date of those enforcement provisions.

Next steps: The owner will proceed under the conditions of approval, finalize building permit plans to match the approved flat‑roof profile and comply with any administrative requirements identified by staff.","The Planning Commission approved a conditional use authorization and associated variances to legalize demolition and reconstruct a rear cottage at 70 Hancock Street after an unpermitted demolition; commissioners required a modified lower flat‑roof option capped at a measured height and voted 7–0.","actionData","errors"]

Article not found

Planning Commission approves 75‑unit Broadway housing project under CARS‑to‑Casas; 5‑2 vote

Commission approves cannabis cultivation use at Wallace Avenue industrial site

Commission approves legalization of merged flats at 61/61A Coleridge with replacement unit above garage

Commission legalizes reconstruction at 70 Hancock, requires lowered flat roof; unanimous approval