San Francisco, CA
Explore: How will S.F.’s rezoning affect your neighborhood?
The buildings most likely to be affected by San Francisco’s new upzoning plan are those where apartments and multi-family housing already sit, according to an analysis of the plan by Mission Local. Single-family homes, meanwhile, are likely to see very little change.
The newest, amended version of the plan to make the northern and western parts of the city taller and denser, which was announced by Supervisor Myrna Melgar and Mayor Daniel Lurie on Thursday, would no longer affect some 84,000 units of rent-controlled housing.
Mission Local’s map of that proposal, which will go to the Board of Supervisors Land Use Committee on Monday, showed that 33 percent of multifamily units would see even higher and denser zoning. These are in buildings currently zoned for apartments, many of which have commercial storefronts on the ground floor.
The low-lying areas of neighborhoods like West Portal, Forest Hill, the Sunset, and the Richmond, meanwhile, are unlikely to see drastic change outside of commercial and transit corridors.
See how the new upzoning plan affects your neighborhood. Switching tabs shows the kinds of parcels affected in the amended plan.
Just 13 percent of single-family homes and condos in the plan would be upzoned. The large majority of those units would remain as-is: They were already allowed to be up to 40 feet tall before, and will remain at 40 feet if the plan passes.
That’s by design: The upzoning plan has focused on increasing heights along commercial streets and transit lines, including Geary in the Richmond, Judah in the Sunset, and Van Ness in Nob Hill.
If you don’t live in a single-family home or condo, your building is more likely to be impacted. Multifamily residences — a category that includes apartment buildings — are located along transit and commercial corridors far more frequently. They are more than twice as likely to receive height limit increases in the proposed changes.
That’s true even under the amendment that would exempt any rent-controlled buildings with three or more units, the majority of multifamily housing in the plan.
All buildings, regardless of type, will be subject to “density decontrol,” however. That lets developers build any number of units on a single lot, as long as height limits don’t exceed those in the plan and design standards are followed. Effectively, that means no more exclusively single-family zoning.
And businesses? Since many exist on commercial corridors, 84 percent would be upzoned.
That has some business owners, like the owner of Joe’s Ice Cream on Geary Boulevard, worried.
Sean Kim’s building was bought in 2022 by an architecture company. The firm then met with the Planning Department to discuss potentially redeveloping the site to add housing atop what is currently a single-story commercial building housing the ice cream shop.
Kim fears that his lease won’t be renewed when it expires in three years, forcing him to either relocate or close the business.
“Probably, once we’re displaced, we cannot come back,” Kim said with a sigh.
Relocating is extremely costly. If Kim can find another building that already has the freezers and grills needed for ice cream and burgers, he thinks it would cost between $100,000 and $200,000 to move. If the building doesn’t already have that infrastructure in place, it’s more like $500,000.
Kim and other business owners worry that building owners will have an extra incentive under the new upzoning to let commercial leases expire and then sell their properties for redevelopment. Taller buildings would let developers profit more.
The Planning Department, for its part, said development tends to occur on vacant commercial buildings and lots, not ones with profitable businesses that pay rent.
Planning staff explained that the upzoning focuses on commercial and transit corridors so that new housing is transit-oriented and more environmentally friendly. With housing near transit and businesses, residents can walk, bike, and bus more, and drive less.
That will ultimately help small businesses, staff said. “Locating new housing on or near these corridors means more vibrancy, more foot traffic and more customers for our local small businesses, especially over the long term,” Planning Director Sarah Dennis Phillips wrote in an email to Mission Local.
District 7 Supervisor Melgar, who introduced the rent-control amendment, is also concerned. She introduced the “Small Business Rezoning Construction Relief Fund” to give funding for small businesses displaced and impacted by neighboring construction, though it’s unclear how much the city will be able to afford.
Kim is worried it won’t be enough. A grant of around $10,000, for instance, “doesn’t even help one month,” of relocation, Kim said.
Tenant advocates, meanwhile, are also worried about displacement. Though rent-controlled buildings with three or more units will now be removed from the plan, two-unit buildings, plus non-rent controlled apartment buildings, are still included. Advocates say building owners may displace tenants in order to redevelop their property.
“The stress that it causes is so extraordinary,” said Joseph Smooke, an organizer with the Race and Equity Coalition. “You get this feeling of hopelessness. Your whole life is built around how you commute to work and where you get your groceries.”
The worry about the zoning changes comes after the state weakened cities’ ability to control demolitions in 2019. While the city used to be able to unilaterally decide whether to issue a demolition permit, now a series of objective criteria have to be laid out for developers to meet.
The criteria are written in Supervisor Chyanne Chen’s separate ordinance, and include the building being free of inspection violations and the landlord having no history of tenant harassment or wrongful eviction.
Once demolition permits are acquired, developers must notify tenants about their rights, hire a relocation specialist, pay the difference between the tenant’s old and new rent for 42 months, and, once the new building is complete, offer any low income tenants a unit in the new building for at least the same rent as before (or a condo at a below market rate price).
The Planning Department emphasizes that demolition of existing housing has been extremely rare. Since 2012, the department said, an average of just 18 units a year have been demolished, 11 of them single-family homes. This is 0.00004 percent of the city’s 420,000 units.
Or, as one market-rate developer put it: “If you’re a developer and you can have two buildings, one is vacant and one you’re going to have a fight with tenants that’s going to drag out for years and cost hundreds of thousands of dollars, which one would you do?”
Methodology
The San Francisco Planning Department provided the latest zoning files, from Sept. 30 2025. We joined this dataset with another one on property assessments from the Assessor Recorder’s office. This allowed us to gather more information about the properties on each parcel affected by the zoning changes. When we joined both datasets, a very small portion of the rows did not match (0.37 percent).
We isolated parcels eligible for rent control by including the following: Buildings built before or during 1979, with more than one unit, from selected class codes (that include apartments, dwellings, flats and exclude condos and TICs). This does not necessarily mean those parcels are currently tenant occupied – there is limited data on how many buildings have rental units that are rent controlled. For the amended plan, the same parameters apply but for buildings built before 1979 that have at least three units.
To run calculations about change in existing height limit compared to the proposed ones, we excluded parcels that fall under several zoning classifications (representing 0.3 percent of parcels — 310 of 92,744). On the map, these parcels are shaded light gray.
San Francisco, CA
Why Vogue World Should Definitely Head to San Francisco Next
Why Vogue World should definitely head to San Francisco next. The highs (Celine and Willy Chavarria) and lows (Kevin and Jayden Federline) of Paris Fashion Week Men’s. Angelina Jolie’s new film “Couture” reveals the real stories beyond the runway. And the new Tiffany & Co. store brings the California coast indoors.
Why Vogue World Should Come to San Francisco
Vogue global editorial director Anna Wintour is eyeing California for another edition of Vogue World after the pop culture runway extravaganza was held at Paramount Studios in Hollywood in 2025.
As reported by the San Francisco Chronicle and confirmed by Vogue, the fashion maven recently visited the Bay Area to scout locations for the annual event, which combines runway shows and performances, attracts celebrity attendees, and raises money for a different local charity each time. Vogue World debuted in 2022 in New York and has since been hosted in London, Paris and L.A., and will head to Milan in September.
If it comes to San Francisco next year, it would be a coda of sorts to this year’s Met Gala, which was not so affectionately dubbed the “Tech Gala” because of the deep-pocketed tech moguls and firms that underwrote the evening, including Jeff Bezos and Lauren Sánchez Bezos, Amazon, Meta, OpenAI, Snap and Shopify.
Certainly, the Bay Area is the cradle of today’s Gilded Age, but following the money is only part of why Vogue World: San Francisco is a genius idea.

Sticking with tech, Cupertino-based Apple may be the most influential design brand of our time, having created the iPhone, which is in the hands and pockets of more than 1 billion people worldwide. Apple first intersected with fashion in a meaningful way with the debut of the Hermès Apple Watch in 2015. And tech’s love affair with fashion has only continued.
Just this week, Meta introduced photo- and video-capturing Meta Starfire Kylie Jenner Edition AI glasses, priced at $399, in an effort to leverage the beauty mogul’s influence over her 382 million social media followers and make smart glasses fashionable.
But San Francisco also deserves to host Vogue World on its analog laurels. Historically, it has been a hotbed of innovation and social change that has had an outsized influence on the democracy of fashion and what people wear every day.

Number one, it is the birthplace of Levi Strauss denim and the 501 jean, arguably the most recognizable and widely worn piece of branded clothing ever made.
The origin story goes like this: In 1853, Strauss, a Bavarian immigrant, opened a dry goods company in San Francisco. Recognizing the need for durable workwear during the height of the Gold Rush, he and tailor Jacob Davis combined copper rivet reinforcements with denim, leading to the first manufactured waist overalls in 1873. They were the precursor to what we now call blue jeans, an icon that has come to symbolize America around the world. It does not hurt Vogue World’s San Francisco prospects that the popular Mayor Daniel Lurie, whom Wintour met with, is a Levi Strauss heir.
The event could be a celebration of denim alone and still be a roaring success, with designers interpreting denim workwear from mass to luxury. (Perhaps this is why we have already seen so much denim on the spring 2027 runways … could Jonathan Anderson and Dolce & Gabbana know something we do not?)

Levi’s is not the only San Francisco American fashion success story, of course. There is also Gap, founded in 1969 by Donald and Doris Fisher. What started as a denim and vinyl records store evolved into a brand that transformed the way people dress for work, driving a generational shift to more casual attire that began in the 1990s, when Gap khakis and advertising campaigns became part of pop culture.
Gap also created the blueprint for modern lifestyle marketing with its peppy collaborations with entertainers, which have been rebooted under CEO Richard Dickson and Gap Studio designer Zac Posen, who have tapped Katseye, Young Miko, Gwyneth Paltrow and Apple Martin, among others. Gap is experiencing a renaissance, and Wintour was also spotted in San Francisco at Gap headquarters and with Posen.
Also founded in San Francisco: The North Face in 1964. What began as a climbing gear store (the Grateful Dead played at the opening) became a global juggernaut thanks in no small part to the 1990s hip-hop community, which made outdoor apparel into streetwear, establishing it as a key foundation of the modern casual wardrobe.
Esprit was founded in San Francisco in 1969 by Doug and Susie Tompkins (who previously founded The North Face) and Jane Tise. The brand’s colorful, cheap-and-cheerful, California-aspirational clothing, John Casado–designed stencil-effect logo, and Oliviero Toscani–lensed campaigns starring real people — a novel idea at the time — helped define 1980s fashion for young people and remain a touchpoint for designers today.
Beyond influential brands are the region’s influential social movements which have been inspiring trends and designer mood boards for decades.

Just as Hollywood’s larger-than-life blonde bombshells and teenage rebels shaped the imaginations and wardrobes of countless people across the globe, so too did counterculture and activist leaders in the Bay Area in the 1950s and ’60s, from the bookish workwear of the Beats in North Beach to the tie-dye and fringe-loving hippies of Haight-Ashbury, the Black Panthers in Oakland whose leather jackets, berets and sunglasses became a uniform of resistance, and the ““Castro clone” look of the LGBTQ+ rights movement.
All of it and more would be a rich tapestry for a Vogue World runway. As the song goes: “If you’re going to San Francisco, be sure to wear some flowers in your hair.”

New Clothes, Old Tricks
During the hottest days on record in Paris, designers still managed to show some cool Spring 2027 clothes, with slim, if not skinny, jeans, lots of sheer suiting, styling wizardry and footwear brand collaborations galore, drawing an impressive celebrity turnout, for better or worse.
Another fashion week, another nepo baby on the runway. Or two. Jayden and Sean Preston Federline walked the Vetements runway show. What’s Vetements? Now you know, which is why luxury brands continue to turn to children of celebrities, even those whose stardom has dimmed.
The brothers’ parents are pop star Britney Spears and her ex-husband Kevin Federline. “K-Fed,” for those who remember, is now living in Hawaii with a new wife and family. He works as a DJ and published a memoir last year, “You Thought You Knew.”
While some family connections bestow a brand halo of exclusivity, glamour and cultural relevance, this one left me rolling my eyes. I’m sure the Federline brothers are very nice, but fashion, is this all you’ve got? And to have them parading underwhelming clothes we’ve all seen before? It felt cheap.

The Federlines weren’t the only “famous” ones on the Vetements runway. Sharon Stone also walked the show, which I would argue was beneath her, given the company.

Dior’s Elevated Everyday
Dior’s Jonathan Anderson dialed down experimentation to focus on the elevated everyday, including artfully distressed denim, what you might call pajama suits, and a Dior-ified version of fashion’s ubiquitous quarter-zip sweater among the highlights. Not one to resist jaunty neckwear, he also introduced a sparkly sailor tie.

Free-Styling
American designer Michael Rider continues to kill it at Celine, where he’s selling the idea of having fun styling your clothes.
This season’s mix had even more ease, including what I am sure will be a hotly anticipated Reebok sneaker collaboration. I loved the “Flashdance” sweatshirts with a customized feel, the perfectly proportioned jackets, and the offbeat hats, boots and beads. And I loved the show notes even more, which read like a manifesto for personal style: “Making do with a few great things. Customizing … panache. And being very unaware of having it.” More of that, please.

Hollywood Dreams
It may have been Men’s Fashion Week, but there was plenty of womenswear on the runway, too. Willy Chavarria has been working on expanding his women’s business for a while, and this collection really nailed it, with draped silk cocktail gowns, whimsical floral dresses, sexy slit skirts and sheer tops that should put him in the Hollywood dressing conversation in an even more meaningful way than before. Also coming soon: an Ugg collaboration.

Timmy, Is That You?
Sarah Burton held her first full Givenchy men’s presentation during the week, and the collection was a beautiful extension of what she has done on the women’s side, with exquisite tailoring and eveningwear, rich floral embroideries and refined streetwear, including a pink leather tracksuit like the red one sported by Timothée Chalamet last year when he was promoting “Marty Supreme.”
Chalamet wore Givenchy several times during awards season, when he made Burton’s double-breasted tailoring his own. Perhaps he even had an influence on the designer. “I wanted this to feel very personal and intimate, and to reflect the conversations that I have with the friends of the house,” she wrote in the collection notes. Could an official partnership be next?

Paris Fashion Week From Another Angle
While Men’s Fashion Week was unspooling in Paris, Angelina Jolie’s new film “Couture,” which uses Paris Fashion Week as a backdrop, opened in theaters in the U.S.
I went to see the film, which tells personal stories of those behind the scenes who do not usually have a voice, and chips away at some of the glamour of the shows in a way that was familiar to me.
Maxine (Jolie) is at the center of the story, an American director hired to create a short film for a runway presentation. After landing in Paris, she becomes immersed in the pre-show prep at a fashion house, only to receive a phone call delivering the devastating news that she has breast cancer and needs surgery right away, a medical diagnosis that mirrors Jolie’s own personal story.
As someone who spent years going to runway shows, the plot point brings home the disconnect between fantasy and reality that happens during fashion week, particularly when it comes to one’s personal life. It’s easy to feel like you are living in runway la-la land where nothing can touch you during the month of traveling to these fabulous shows twice a year.

The film also follows model Ada (played by real-life model Anyier Anei), a South Sudanese fresh face navigating her first fashion week in Paris, working to make money to send home to her family in Kenya to help lift them out of poverty.
Her journey (partly inspired by Anei’s own) has her palling around with other models too young to know better, staying up late drinking champagne, and disastrously twisting her ankle while practicing her walk ahead of her big runway debut. It is an illuminating look into the lives of the pretty faces who are so often expressionless and dehumanized on the runway.
A third character, makeup artist Angèle (Ella Rumpf), is the least developed. She is an aspiring writer (honestly, her job prospects would be better sticking with makeup design), lugging her kit from gig to gig around Paris, crossing paths with Maxine and Ada in scenes that are somewhat hollow. But somehow, this rings true, too. Brief, surface encounters are the way one experiences fashion week.
There is a lot of pain as Ada walks the runway with a swollen ankle, and Jolie struggles to put on a brave face as she goes between hospital appointments and the film shoot. But in the end, there is beauty under pressure, which is what fashion week is all about.


Tiffany & Co. is shining again on the SoCal retail scene at South Coast Plaza with the opening of a new 15,000-square-foot store designed by architect Peter Marino.
The new location reintroduces the LVMH-owned jeweler to Southern California, where it has invested heavily in celebrity ambassadors including Zendaya, Anya Taylor-Joy, Greta Lee and Chase Sui Wonders, and will open a new Rodeo Drive flagship in 2028 on the site of the former Luxe Hotel.
The South Coast Plaza space showcases the design concept first introduced at the Landmark store on New York’s Fifth Avenue, which opened with much fanfare in 2023. It will also feature an upcoming Tiffany Blue Box Café helmed by chef Daniel Boulud.

Marino’s concept brings the coast inside, with digital screens by artist Oyoram projecting sweeping views inspired by Newport and Laguna Beach.
Tiffany archival pieces with ties to the region are on display, including a specimen of morganite from Mesa Grande, Calif., on loan from a private collection, and others featuring kunzite, a gemstone first identified in California.
The space is also filled with contemporary art, including “Tiffany Miraculous,” “Tiffany Smashing,” “Tiffany Adorable” and “Tiffany Dish” by Damien Hirst near the entrance, as well as works by Urs Fischer, Michelangelo Pistoletto and Vik Muniz.
In addition to high jewelry and megadiamonds, the store showcases the HardWear, Bird on a Rock, Knot, Sixteen Stone and T by Tiffany collections.
Tiffany & Co., 3333 Bristol St., Suite 1509, Costa Mesa, Calif.

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San Francisco, CA
Lettuce | SF Jazz | Music in San Francisco
A run of late-summer performances brings Lettuce to SFJAZZ, where the Boston-born sextet continues touring its latest album Cook inside Miner Auditorium. Known for expanding from Berklee students into a tightly synchronized funk collective, the band threads together psychedelic grooves, brass-led arrangements, and extended improvisational passages that often stretch their sets into long-form explorations rather than fixed song cycles. Each performance draws on decades of collaboration and individual side work across jazz, pop, and hip-hop, giving the music a layered, studio-to-stage fluidity that rarely settles into repetition. The SFJAZZ setting frames that approach with concert-hall clarity, allowing rhythm sections and horn interplay to unfold with precision even at peak intensity. Across the run, the focus stays on sustained groove and ensemble chemistry, where variation emerges gradually through solos and shifting textures rather than abrupt changes in direction.
San Francisco, CA
1 dead, 1 injured in Bay Point shooting; suspect sought
A man was being sought as the suspect in a double shooting in Bay Point that left one person dead and another injured early Friday morning.
The Contra Costa County Sheriff’s Office said deputies were dispatched at about 1:30 a.m. to an unknown problem on Olivia Lane, just east of Alves Lane and south of Delta de Anza Regional Trail, which later was reported to be “shots fired.”
While arriving at the scene, deputies were flagged down by several people who were injured at the location, the Sheriff’s Office said. Deputies found one person who was unresponsive and he was taken to a hospital. The victim was later pronounced dead at the hospital, the office said.
A second person was taken to the hospital; the victim’s condition was not disclosed. The victim who died has not yet been identified.
Sheriff’s detectives identified the suspect as 35-year-old Avery Alexander Gibbs, described by the Sheriff’s Office as a transient. Gibbs was still at large as of Friday afternoon
The Sheriff’s Office said Gibbs should not be approached, and anyone seeing him should call 9-1-1. People with information on the shooting were asked to contact Sheriff’s Office investigators at (925) 313-2600 dispatcher at (925) 646-2441.
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