PC Transmittal 091825

September 18, 2025 Ms. Angela Calvillo, Clerk Board of Supervisors City and County of San Francisco City Hall, Room 244 1 Dr. Carlton B. Goodlett Place San Francisco, CA 94102 Re: Transmittal of Planning Department Case Number: 2021-005878 PCA MAP Housing Element 2022 Rezoning Initiatives – Family Zoning Plan Board File Nos: 250700 (Map Amendment), 250701 (Planning Code Text Amendment) Planning Commission Recommendation: Approval with Modification Dear Ms. Calvillo and Mayor Lurie: On September 11, 2025, the Planning Commission conducted a duly noticed public hearing at a regularly scheduled meeting to consider the proposed Planning Code Text and Map Amendments for the Family Zoning Plan, which implements the Housing Element 2022 Update. The Planning Code Text Amendment and Map Amendment were introduced by Mayor Lurie on June 26, 2025 with substitute legislation introduced on July 29, 2025. At the September 11, 2025 hearing the Planning Commission adopted a recommendation for approval for the Map Amendments and a recommendation of approval with modifications for the Planning Code Text Amendments. The recommended modifications are provided in Exhibit 3.a.1. of Resolution No. 21810. The Commission certified the Housing Element 2022 Update EIR on November 17, 2022 in motion 21206, and adopted CEQA findings, a Statement of Overriding Considerations, and a Mitigation, Monitoring and Reporting program (MMRP) for the Housing Element 2022 Update on December 15, 2022 in resolution 21220. The Planning Department prepared an addendum to the Housing Element 2022 Update FEIR, which was published on September 3, 2025 and found that the proposed Family Zoning Plan, including the General Plan, Planning Code and Zoning Map amendments, would not create any new or substantially more severe significant impacts than those described in the FEIR. Transmittal Materials CASE NO. 2021-005878GPA PCA MAP Family Zoning Plan 2 Mayor Lurie, please advise the City Attorney at your earliest convenience if you wish to incorporate the changes recommended by the Commission. Please find attached documents relating to the actions of the Commission. If you have any questions or require further information, please do not hesitate to contact me. Sincerely, Aaron D. Starr Manager of Legislative Affairs cc: Audrey Williams Pearson, Deputy City Attorney Giulia Gualco-Nelson, Deputy City Attorney Austin Yang, Deputy City Attorney Adam Thongsavat, Aide to Mayor Lurie Jon Carroll, Office of the Clerk of the Board Lisa Chen, Principal Planner, Planning Department ATTACHMENTS : Planning Commission Resolution Nos. R-21809 and R-21810 Planning Commission Recommended Modification to the Planning Code Text Amendments Local Coastal Program Amendments Consistency Analysis Planning Department Executive Summary Letters submitted to the Planning Commission from the Department of Housing and Community Development, the Historic Preservation Commission, and various neighborhood organizations PLANNING COMMISSION RESOLUTION No. 21809 HEARING DATE: September 11, 2025 Project Name: Family Zoning Plan (Housing Element Rezoning Program) Case Number: 2021-005878GPA MAP PCA Initiated by: Mayor Lurie, Supervisor Sauter, Supervisor Mahmood, and Supervisor Dorsey BOS File No: 250700 Staff Contacts: Lisa Chen, Principal Planner [email protected], 628-652-7422 Reviewed by: Rachael Tanner, Director of Citywide Planning [email protected], 628-652-7471 RESOLUTION APPROVING AMENDMENTS TO THE SAN FRANCISCO ZONING MAP OF THE PLANNING CODE TO GIVE EFFECT TO THE FAMILY ZONING PLAN, AMENDMENTS TO THE IMPLEMENTATION PLAN OF THE CITY’S CERTIFIED LOCAL COASTAL PROGRAM, AND MAKING FINDINGS OF PUBLIC NECESSITY, CONVENIENCE, AND WELFARE PURSUANT TO PLANNING CODE SECTION 302, FINDINGS OF CONSISTENCY WITH THE GENERAL PLAN AND PLANNING CODE SECTION 101.1, AND FINDINGS UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. WHEREAS, on June 24, 2025, Mayor Lurie, Supervisor Sauter, Supervisor Mahmood, and Supervisor Dorsey introduced an ordinance for Zoning Map Amendments (Board File No 250700) as a part of the San Francisco Family Zoning Plan (“Family Zoning Plan” or “Plan”); and WHEREAS, on July 29, 2025, Mayor Lurie, Supervisor Sauter, Supervisor Mahmood, and Supervisor Dorsey introduced a substitute ordinance for the same Zoning Map Amendments; and WHEREAS, the Zoning Map Amendments along with the related Planning Code Amendments (Board File 250701), and General Plan Amendments (collectively “the 2025 Actions” or “the Project”) implement the Housing Element, as it was finally adopted in January 2023 (“the Housing Element 2022 Update”); and WHEREAS, the Housing Element 2022 Update was prepared pursuant to Government Code 65583, which, in part, requires that the Housing Element provide: (a) an assessment of housing needs and an inventory of resources and constraints relevant to meeting these needs; (b) a statement of community’s goals, quantified objectives, and policies relative to affirmatively furthering fair housing and to the maintenance, preservation, improvement, and development of housing; and (c) a program setting forth a schedule of actions during the planning period to achieve the goals and objectives of the housing element, including the need to revise certain General Plan objectives and policies and rezone portions Resolution No 21809 Case No. 2021-005878MAP September 11, 2025 Family Zoning Plan Zoning Map Amendments 2 of the City to increase development capacity to meet the City’s housing needs; and WHEREAS, the Housing Element 2022 Update was certified as compliant with state housing element law by the California Department of Housing and Community Development on February 1, 2023; and WHEREAS, as required by the Housing Element 2022 Update, the Planning Department has embarked on a multi-year community-based planning effort to revise land use policies, the Planning Code and Zoning Maps to assure sufficient and equitable development capacity to create a variety of housing types in areas of the City that are particularly well suited to accommodate additional housing; the rezoning effort is commonly referred to as the Family Zoning Plan. As called for in the Housing Element 2022 Update, the rezoning focuses on the well-resourced neighborhoods of the western and northern portions of San Francisco (also referred to as Housing Opportunity Areas); and WHEREAS, throughout this process, the Family Zoning Plan has been developed based on robust public input, including, but not limited to, four public open houses; 11 presentations at the Planning Commission; seven focus groups targeting populations facing greater housing insecurity; 62 housing education workshops in District 1 and District 4; five field walks; multiple presentations at City Commissions and Board of Supervisors committee hearings; two webinars open to a general audience; four online surveys; over 90 meetings with individual neighborhood organizations and advocacy groups; a robust interactive web page presence; a mailed notice to all residents, business owners and property owners within the rezoning area and within 300 feet of its boundary; and thousands of individual meetings, phone calls, and emails with stakeholders; and WHEREAS, the Family Zoning Plan aims to expand housing affordability and diversity, including housing suitable for families, seniors, people with disabilities, essential workers, and low-and moderate-income households, to create a more predictable process to approve and build housing, to ensure inspiring urban design and architecture, to support small businesses and neighborhood vitality, and to plan for infrastructure and services to serve growth; and WHEREAS, the Family Zoning Plan aims to expand housing affordability and diversity, including housing suitable for families, seniors, people with disabilities, essential workers, and low-and moderate-income households; to create a more predictable process to approve and build housing; to ensure inspiring urban design and architecture; to support small businesses and neighborhood vitality; and to plan for infrastructure and services to serve growth; and WHEREAS, a draft ordinance, substantially in the form attached hereto as Exhibit 4.b., approved as to form by the City Attorney’s office would amend the Zoning Maps of the San Francisco Planning Code. The draft ordinance incorporates by reference Zoning Tables which identify each parcel being affected by the Zoning Map Amendment, and are included in Board File 250700. The Zoning Map Amendments would: 1) reclassify certain properties currently zoned as various types of Residential to Residential Transit Oriented -Commercial (RTO-C); 2) reclassify properties currently zoned Residential Transit Oriented (RTO) to Residential Transit Oriented -1 (RTO-1); 3) reclassify certain properties from Residential districts other than RTO to RTO-1; 4) reclassify certain properties currently zoned Neighborhood Commercial (NC) or Public (P) to Community Business (C-2); and 5) reclassify certain properties from Public to Mixed-Use or Neighborhood Commercial Districts; amend the Height and Bulk Map to: 1) reclassify properties in the Family Zoning Plan to R-4 Height and Bulk District; 2) change the height limits on certain lots in the R-4 Height and Bulk District; and 3) designating various parcels to be Resolution No 21809 Case No. 2021-005878MAP September 11, 2025 Family Zoning Plan Zoning Map Amendments 3 included in the Non-Contiguous San Francisco Municipal Transportation Agency Sites Special Use District (SFMTA SUD). These changes correspond to conforming amendments to Sectional Maps ZN01, ZN02, ZN03, ZN04, ZN05, ZN06, ZN07, and ZN11; and HT01, HT02, HT03, HT04, HT05, HT06, HT07, and HT11 of the Zoning Maps of the City and County of San Francisco.; and WHEREAS, collectively, the General Plan Amendments, the Zoning Map Amendments, and the Planning Code Amendments will affect approximately 92,000 of the approximately 150,000 parcels in the City where residential development is permitted; the Family Zoning Plan will allow increased density on all of those 92,000 parcels (approximately 60% of those 150,000 parcels), and increase the permitted heights on approximately 17% of parcels citywide; and WHEREAS, the draft ordinance also proposes amendments to the Implementation Plan of the City’s certified Local Coastal Program (“LCP”). On August 1, 2025 the Department issued a Notice of Availability of an LCP Amendment (“NOA”) in accordance with California Code of Regulations, Title 14, Section 13515 requirements for public participation and agency coordination. The Department mailed the NOA to all neighborhood organizations that requested notice of hearings and applications in the Coastal Zone; individuals who have made a specific written request to be notified of hearings and applications pertaining to the Coastal Zone; local governments contiguous with the area that is the subject of the LCP Amendment; regional, state, and federal agencies that may have an interest in or may be affected by the proposed LCP Amendment; and the local library. The Department has completed a Consistency Analysis of the proposed LCP Amendment, attached hereto as Exhibit 7, in accordance with California Code of Regulations, Title 14, Sections 13511 and 13552; and WHEREAS, the Commission certified the Housing Element 2022 Update EIR on November 17, 2022 in motion 21206, and adopted CEQA findings, a Statement of Overriding Considerations, and a Mitigation, Monitoring and Reporting program (MMRP) for the Housing Element 2022 Update on December 15, 2022 in resolution 21220. The Planning Department has prepared an addendum to the Housing Element 2022 Update FEIR, which was published on September 3, 2025 and found that the proposed Family Zoning Plan, including the General Plan, Planning Code and Zoning Map amendments, would not create any new or substantially more severe significant impacts than those described in the FEIR; and WHEREAS, on September 11, 2025, the Commission conducted a duly noticed public hearing at a regularly scheduled meeting on the Zoning Map Amendments; and WHEREAS, Planning Department staff recommends adoption of this Resolution adopting and recommending that the Board of Supervisors approve the Zoning Map Amendments with modifications; and WHEREAS, the Commission has heard and considered the testimony presented to it at the public hearing and has further considered written materials and oral testimony presented on behalf of Department staff and other interested parties; and WHEREAS, all pertinent documents may be found in the files of the Department, as the custodian of records, at 49 South Van Ness Avenue, Suite 1400, San Francisco; and WHEREAS, the Commission has reviewed the proposed Ordinance; and Resolution No 21809 Case No. 2021-005878MAP September 11, 2025 Family Zoning Plan Zoning Map Amendments 4 THEREFORE BE IT RESOLVED, pursuant to Planning Section 302, that the Commission finds from the facts presented that the public necessity, convenience, and general welfare require the proposed Zoning Map Amendments. Findings Having reviewed the materials identified in the preamble above, and having heard all testimony and arguments, this Commission finds, concludes, and determines as follows: 1. The Zoning Map Amendments along with the Family Housing Zoning Plan will create development capacity for more than 36,200 additional housing units by 2030 by increasing realistic zoned capacity for housing and removing current constraints on new housing in the City’s well-resourced neighborhoods, in satisfaction of Housing Element Action 7.1.1. 2. The Zoning Map Amendments will increase the supply of housing units, helping to alleviate the City’s housing shortage and affordability crisis. Allowing for greater density and heights encourages the construction of a wide range of housing typologies, thereby providing greater accessibility to housing for residents of all incomes, household types, and needs throughout the city. The increased capacity will also generate more subsidized, permanently-affordable units through the City’s inclusionary housing program and by increasing the geographic availability of sites zoned for the scale and type of buildings feasible for 100% affordable housing development. 3. The Zoning Map Amendments will advance the production of housing in state-designated Housing Opportunity Areas, where, over the past two decades, only about 10% of new housing units were built, even though they comprise more than 50% of the City’s land. Building more residential units in these areas – which have higher incomes, good access to jobs, wellperforming public schools, and low levels of environmental pollution – will create housing and economic opportunities for low-and moderate-income households. 4. The Zoning Map Amendments will enable increased housing production, which will generate more tax revenue and other public revenue to support public services and facilities. This increased revenue will ensure that vital infrastructure and services such as transit, schools, parks, and fire stations support healthy and complete communities, and that these facilities can increase in capacity as our population grows, in addition to supporting reinvestment in existing facilities. 5. The Zoning Map Amendments will include increasing housing capacity in mixed-use and commercial areas and corridors, which will benefit local businesses by generating more customers and demand for their goods and services. 6. The Zoning Map Amendments will include increasing housing capacity along major transit corridors and near job, schools and services, which will reduce reliance on automobile trips and reduce greenhouse gas emissions, while providing additional ridership to support higher levels of transit service to benefit both existing and future residents, workers and visitors. Resolution No 21809 Case No. 2021-005878MAP September 11, 2025 Family Zoning Plan Zoning Map Amendments 5 BE IT FURTHER RESOLVED, the Planning Commission hereby find that the subject Zoning Map Amendments are consistent with the General Plan and Planning Code Section 101.1 as provided in Planning Commission Resolution No. 21808 concerning the proposed General Plan Amendments related to the Family Zoning Plan, and incorporates those findings by reference; and, BE IT FURTHER RESOLVED, that the Commission finds that the Zoning Map Amendments do not impose any new governmental constraints on the development of housing, as those terms are defined in Policies 7.1.1 and 8.1.6 of the 2022 Housing Element, nor do they lessen the intensity of land use within the meaning of Government Code Section 66300(h)(1). The Commission further finds that collectively, the General Plan Amendment, the Zoning Map Amendments and the Planning Code Amendments, provide capacity for more than 36,200 additional units, which would more than offset any constraint or reduction in intensity on specific parcels, if any; and, BE IT FURTHER RESOLVED, that the Commission finds the amendments to the Implementation Plan of the City’s certified LCP conform with the applicable provisions of the Coastal Act of 1976, and that the amendments are consistent with and adequate to carry out the provisions of the City’s LCP Land Use Plan—the Western Shoreline Area Plan—for the reasons set forth in the Consistency Analysis, attached hereto as Exhibit 7. The Commission further finds that the amendments will be implemented in full conformance with the Coastal Act’s provisions; and, BE IT FURTHER RESOLVED, that the Commission has reviewed and considered the FEIR and CEQA Findings as modified by Addendum No. 1, and related findings previously adopted by the Commission for the Project, including the statement of overriding considerations and mitigation monitoring and reporting program, the findings as set forth in Addendum No. 1, and the findings related to amendments to adopted mitigation measures set out in Exhibit 8 to this Resolution. The Commission adopts the findings made in Addendum No. 1 and adopts the amendments to mitigation measures as proposed by Addendum No. 1 and identified in Exhibit 8; and, BE IT FURTHER RESOLVED, that the Commission finds and determines that the Project as modified by the 2025 Actions is within the scope of the Project analyzed in the FEIR as modified by the subsequent Addendum No. 1 and require no further environmental review pursuant to CEQA and the CEQA Guidelines Section 15180, 15162, and 15163 for the following reasons: (1) implementation of the 2025 Actions does not require major revisions in said FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and, (2) no substantial changes have occurred with respect to the circumstances under which the actions analyzed in said FEIR will be undertaken that would require major revisions to the FEIR due to the involvement of new significant environmental effects, or a substantial increase in the severity of effects identified in the FEIR; and, (3) no new information of substantial importance to the actions analyzed in said FEIR has become available which would indicate that (A) the Project as modified by the 2025 Actions will have significant effects not discussed in the FEIR; (B) significant environmental effects will be substantially more severe; (C) mitigation measures or alternatives found not feasible, which would reduce one or more significant effects, have become feasible; or (D) mitigation measures or alternatives, which are considerably different from those in the FEIR, will substantially reduce one or more significant effects on the environment; and,