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Planning commission signals intent to deny Sutter/CPMC clinic at 899 Valencia, asks for revised storefront plans
Summary
The San Francisco Planning Commission voted unanimously to issue an intent‑to‑deny and continue consideration of a conditional use authorization for a Sutter Health/CPMC primary care clinic at 899 Valencia Street, while inviting the sponsor to submit revised exterior or storefront treatments for final action on July 16.
The San Francisco Planning Commission on July 2 signaled it will not approve the proposed Sutter Health/CPMC Valencia Care Center at 899 Valencia Street without further changes to the ground‑floor frontage. Commissioners voted unanimously to register an intent to disapprove and continue the matter to July 16 while directing staff to prepare an alternative approval motion if the sponsor submits revised exterior plans.
Department staff outlined the request as a conditional use authorization to allow a nonresidential use larger than 3,000 square feet under Planning Code section 7.26.21 and to exceed 75 linear feet of contiguous nonresidential frontage under Planning Code section 145.4. Staff reported 27 letters of support and 12 letters in opposition as of the hearing and recommended approval with conditions, saying the project is consistent with the general plan and the Valencia Street NCT zoning district.
Valhar Masahian, representing the project sponsor (Sutter Health / SPMF), presented the revised proposal for a roughly 6,775‑square‑foot primary care clinic with six primary‑care providers, on‑site radiology and lab services, extended hours and a proposed independent retail space of about 325 square feet with a new street door. "We're gonna be open on nights and weekends," Masahian said, describing extended hours and walk‑in capacity intended to address a documented shortage of primary‑care physicians in the area.
Public comment was split. Several health‑care professionals and residents, including Judy Jones and Katherine Bauscher, stressed unmet local demand for primary care and supported the clinic as a neighborhood resource. Representatives of neighborhood merchants and coalitions, including David Auerbach (Valencia Corridor Merchants Association) and Lisa Fromer (Liberty Hill Neighborhood Association), urged the commission to protect fine‑grain retail on Valencia, citing concerns about “dead” frontage, parking pressure and drop‑off activity. "These are unenforceable and unacceptable solutions for our neighborhood," Fromer said describing proposed reliance on subleased condo parking and shuttle plans.
Commissioners pressed the sponsor on alternatives to better activate the Valencia frontage. Multiple members asked whether a 280–500‑square‑foot independently accessible retail carve‑out or a distinct exterior treatment (awnings, art wall, separate storefront expression) could be added without impairing clinic operations or ADA requirements. The sponsor said multiple test fits had been studied and that some options would remove treatment rooms or trigger additional back‑of‑house obligations that would compromise clinical workflow.
After extended deliberations — including a brief huddle between the sponsor and commissioners — Commissioner Antonini offered a motion that the commission register an intent to disapprove the current proposal and continue the matter to a July 16 hearing, with staff directed to return an alternative approval motion if the sponsor submits revised storefront/exterior modifications. The motion passed unanimously, 6–0.
Next steps: the matter is continued to the Commission's July 16 meeting. At the project sponsor's option the Commission will consider two outcomes that night: final denial or a revised‑storefront approval motion if the sponsor files design modifications addressing the commission's activation and frontage concerns.
