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Planning Commission approves 98 Franklin mixed‑use tower with school and affordable units
Summary
The commission unanimously approved a 36‑story mixed‑use tower at 98 Franklin that includes a new high school podium for the French American International School and hundreds of rental units; staff and the sponsor offered different tallies for on‑site affordability, and the commission adopted CEQA findings and a downtown authorization 7–0.
The San Francisco Planning Commission on May 28 approved three actions for the 98 Franklin Street project: certification of CEQA findings (including an overriding statement), adoption of shadow findings for affected parks, and downtown project authorization. The vote was unanimous (7–0).
Planning staff described the project as replacing a surface parking lot with a 36‑story, 360‑foot mixed‑use tower that would house the French American International School in a 68‑foot podium and 345 rental units above. Staff said the sponsor proposes 20% on‑site affordability (69 units) at 50% of area median income to meet inclusionary housing requirements, and the sponsor also described additional off‑site and fee contributions.
Melinda Binn, head of the French American International School, said the school will add a new high‑school campus and program space for roughly 400 students and highlighted the project’s mixed‑use, mixed‑income approach. Architect Mark Schwetman described podium and tower relationships, ground‑floor activation, and public‑realm improvements including widened sidewalks and street‑tree plantings.
Speakers at public comment were largely supportive, noting the conversion of underused parking to housing, open space and a school; union representatives urged construction with signatory contractors. Dissenting public commenters raised concerns about transportation impacts, the adequacy of the transportation demand‑management plan, the number and pricing of smaller units, and whether 111 parking spaces were appropriate adjacent to a transit‑rich area.
Commission deliberations focused on pedestrian and bike access, safety at the Market/Franklin intersection, the project’s relationship to existing SROs and light‑well impacts, and parking and transportation mitigation. Commissioners asked the sponsor to work with neighbors and City College on circulation and pedestrian improvements.
The commission approved staff’s recommendation and the downtown authorization, directing staff to finalize minor corrective edits in the resolutions. The decision moves the project to subsequent permitting steps and the implementation of the sponsor’s public‑realm improvements and mitigation measures.
