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Planning commission approves rehabilitation of historic Pac Bell building after debate over window materials
Summary
The San Francisco Planning Commission approved permits to convert the Pac Bell building at 134–140 New Montgomery Street to 118 dwelling units with ground-floor retail, adopting staff conditions and additional safeguards proposed by Commissioner Seguaya; a separate motion to require steel window replacements failed after proponents and preservation architects said aluminum replacements met technical and preservation standards.
The San Francisco Planning Commission on Dec. 11 approved a rehabilitation and conversion of the historic Pacific Telephone & Telegraph (Pac Bell) building at 134–140 New Montgomery Street, clearing permits that authorize a change from office to 118 dwelling units and ground-floor commercial space and several alterations to the exterior.
Planning Department staff, represented by Angela Hyder, recommended approval with conditions after review under Planning Code Section 309 and Article 11. Hyder said the project includes seismic upgrades, demolition and reconstruction of some 1951 additions, replacement of windows above the third floor, and the introduction of street‑front retail for the first time in the building—s history.
The project sponsor, Tom Sullivan, said the team—s goal is preservation consistent with the Secretary of the Interior standards. "We regard this as one of the finest buildings in San Francisco," Sullivan said, offering to submit three letters of support into the record. The project has endorsements from the Landmarks Preservation Advisory Board and San Francisco Architectural Heritage, Hyder noted.
Commissioner Seguaya (recorded in the transcript as raising detailed conditions) asked that a set of Page & Turnbull Historic Resource Evaluation recommendations be incorporated and moved to adopt conditions 2 through 7 (excluding items that no longer apply to the design). That motion passed on a roll-call vote. Seguaya also moved separately that "existing windows above the second level be replaced in steel," arguing steel would better match historic character; that motion did not receive a second and failed.
Project architects and preservation experts defended the proposed aluminum casement design. Mark Hornberger of Hornberger & Wuerstel said extensive testing showed original double-hung steel windows could not meet current acoustic and water‑intrusion requirements and that approved precedents exist where aluminum windows were used to match historic profiles. "We conducted very extensive testing of alternative window designs," Sullivan said. "When it gets into the window frame, it then leaks down through the frame into the terracotta. That's what's caused the deterioration of the terracotta over the years." Page & Turnbull—s preservation architect added that substitute materials have been allowed under standards when profiles and details are matched.
Commissioners recorded multiple "Aye" votes to approve the project with the amended conditions; the separate motion to require steel windows failed for lack of a second. The commission also asked staff to document the conditions and specified follow-up review points the Department will oversee.
The commission—s action authorizes the permits and sets conditions for HABS photography, storage and labelling of removed architectural elements, and advance notification requirements for chemical or physical treatments used in rehabilitation work. The action was approved as noted with conditions; no effective dates beyond standard permit timing were specified on the record.
What happens next: staff will finalize the conditional permit language and continue coordination with the project team, Landmarks, and the conservation community. Appeals or further review would follow the standard administrative routes if filed.
