Planning Commission approves 18-unit project at 2955 Mission Street with two ownership BMRs and MOU encouraged

The San Francisco Planning Commission on June 9 approved a conditional use authorization for a six-story, 18-unit mixed-use building at 2955 Mission Street, finding the proposal consistent with the Mission Area Plan and the General Plan. The approval, adopted unanimously 7–0, included findings acknowledging a memorandum of understanding (MOU) the project sponsor is negotiating with Calle 24/Guadalupe Cultural District and encouragement to finalize that MOU.

Staff said the proposal would demolish an approximately 2,900-square-foot two-story building and construct a roughly 65-foot-tall building with 16,283 square feet of residential area and about 1,020 square feet of ground-floor commercial use. The project requests three development-waiver types (rear yard, height extension into a 40X zone, and dwelling-unit exposure) and an individually requested state density bonus that yields approximately an 8% net increase in residential density. Monica Giacomucci, planning staff, read corrections into the record, including a pre-application meeting held in February 2020 and a fix to a land-use table that misstated existing and proposed dwelling-unit totals.

The property owner, Josh Crandall, described long-term neighborhood ties: “I’ve been a resident for more than 20 years,” and said he has worked with neighbors and neighborhood organizations on the design. Architect David Sternberg reviewed design measures: setbacks, a roof deck, seven private terraces and a common roof deck, and DBI-ordered life-safety revisions including a horizontal exit and communication system for basement-level units.

Public comment was mixed. Neighbors raised concerns about the project’s six-story scale, shadowing and potential impacts on nearby school drop-off and parking; community groups urged more affordable units and stronger anti-displacement commitments. Supporters pointed to transit proximity and state housing obligations. Eric Arguello of the Guadalupe Cultural District said the group had been negotiating an MOU with the sponsor and expected to sign it, and the sponsor said the letter of intent described arts and leasing commitments, façade treatment and tenant-subsidy outreach.

Commission discussion focused on unit mix, basement and ground-floor unit habitability, and how to ensure community benefits in practice. Several commissioners urged that the MOU’s tangible elements (art placements, façade details, commercial leasing commitments) be documented and pursued with the sponsor; Commissioner Reese asked the sponsor to “ensure those agreements are finalized before we move forward to approve a project” or at least referenced in findings.

The commission’s motion approved the project as proposed and included findings that recognized the MOU and asked staff to work with the sponsor on a review of the nested bedroom in Unit 104. The staff report recommended approval with conditions that incorporate DBI and planning department revisions. The final action was recorded as a unanimous 7–0 vote in favor.

Next steps: the sponsor intends to finalize the MOU with Calle 24/Guadalupe Cultural District and proceed to obtain required building permits and DBI clearances as conditioned by the Planning Department.