Planning Commission approves conversion of former residential care facility at 255 Tenth Avenue over density concerns

The San Francisco Planning Commission on Sept. 7 approved a conditional use authorization to convert 255 Tenth Avenue — a building that once housed the San Francisco Women’s Rehabilitation Foundation (Stepping Stone) — back to a single-family dwelling. Planning staff recommended approval, and the motion passed 5–2 with Commissioners Imperial and Moore voting no.

Planning Department staff said the building had originally been constructed as a single-family dwelling and that the residential care facility use was established in 1963 and ceased around 2018. Staff found no proposed changes to the building’s footprint, massing or exterior and concluded the project is consistent with the general plan and planning code. Ryan Balba, department staff, said the project “will restore a dwelling unit” and will not displace residents because the care provider dissolved and the property sold before the current owners purchased it in December 2022.

Jeffrey Eade, the project architect and sponsor, told commissioners that converting the property to multiple units would be costly and physically difficult because of basement ceiling heights and other constraints. Eade said the homeowners do not intend to become landlords and that “to do that at this property would be a costly burden to the homeowner.”

Opposition centered on a broader pattern. Robin Burke, legislative aide to Supervisor Connie Chan, read a letter urging careful deliberation about a Westside trend of converting small residential care facilities to single-family homes, and asking the commission to “consider how we can maximize housing unit availability with these conversion requests.” Vice President Moore, who pulled the item off consent, argued the commission should actively seek ways to increase density and explore options in similar cases, noting the building’s capacity under code to accommodate more occupants.

Staff and several commissioners described the problem as structural: small-scale residential care facilities often no longer fit operator business models. Director Hillis said the city is “grappling” with how to create viable facilities and service models and that some of the department’s housing-element work and coordination with other agencies (including DBH) will examine where care facilities can be viable.

Commissioner Diamond, who supported approval, said the commission’s role at a CUA hearing is to weigh the particular project and noted that requiring a different result on an ad hoc basis could be unfair. Commissioner Braun, who seconded the motion, said the discussion was useful and urged policy work to avoid future loss of housing opportunities. The approval was granted with conditions; staff will document requirements and monitor compliance.

What’s next: Staff said the issue will be considered as part of housing element implementation and further interdepartmental work to identify suitable property types and operators for care uses.