Board Pkt 120225

City Hall 1 Dr. Carlton B. Goodlett Place, Room 244 BOARD of SUPERVISORS San Francisco, CA 94102-4689 Tel. No. (415) 554-5184 Fax No. (415) 554-5163 TDD/TTY No. (415) 554-5227 MEMORANDUM LAND USE AND TRANSPORTATION COMMITTEE Date: December 1, 2025 To: Supervisor Myrna Melgar, Chair Land Use and Transportation Committee From: Alisa Somera, Legislative Deputy Director Subject: COMMITTEE REPORT, BOARD MEETING Tuesday, December 2, 2025 The following file should be presented as COMMITTEE REPORT during the Board meeting on Tuesday, December 2, 2025. This Ordinance was acted upon during the Land Use and Transportation Committee meeting on Monday, December 1, 2025, at 1:30 p.m., by the votes indicated. BOS Item No. 38 File No. 250701 [Planning, Business and Tax Regulations Codes -Family Zoning Plan] Ordinance amending the Planning Code to: 1) create the Housing Choice-San Francisco Program to incent housing development through a local bonus program and by adopting a Housing Sustainability District, 2) modify height and bulk limits to provide for additional capacity in well-resourced neighborhoods, and to allow additional height and bulk for projects using the local bonus program, 3) require only buildings taller than 85 feet in certain Districts to reduce ground level wind currents, 4) make conforming changes to the RH (Residential, House), RM (Residential, Mixed), and RC (Residential-Commercial) District zoning tables to reflect the changes to density controls, and parking requirements made in this Ordinance, 5) create the RTO-C (Residential Transit Oriented-Commercial) District, 6) implement the Metropolitan Transportation Commission’s Transit-Oriented Communities Policy by making changes to parking requirements, minimum residential densities, and minimum office intensities, and requiring maximum dwelling unit sizes, 7) revise off-street parking and curb cut obligations citywide, 8) create the Non-contiguous San Francisco Municipal Transportation Agency Sites Special Use District, 9) permit businesses displaced by new construction to relocate without a conditional use authorization and waive development impact fees for those businesses, 10) make technical amendments to the Code to implement the above changes, 11) make conforming changes to zoning tables in various Districts, including the Neighborhood Commercial District and Mixed Use Districts, and 12) reduce usable open space and bicycle parking requirements for senior housing; MEMORANDUM Committee Report – File No. 250701 Board Meeting: December 2, 2025 Page 2 amending the Business and Tax Regulations Code regarding the Board of Appeals’ review of permits in the Housing Choice Program Housing Sustainability District; also, amending the Local Coastal Program to implement the Housing Choice-San Francisco Program and other associated changes in the City’s Coastal Zone, and directing the Planning Director to transmit the Ordinance to the Coastal Commission upon enactment; affirming the Planning Department’s determination under the California Environmental Quality Act; making findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1; and making public necessity, convenience, and welfare findings under Planning Code, Section 302. RECOMMENDED, AS AMENDED WITH A NEW TITLE, AS A COMMITTEE REPORT Vote: Supervisor Myrna Melgar – Aye Supervisor Chyanne Chen – No Supervisor Bilal Mahmood – Aye c: Board of Supervisors Angela Calvillo, Clerk of the Board Alisa Somera, Legislative Deputy Brad Russi, Deputy City Attorney File No. 250701 Committee Item No. 7 Board Item No. 38 COMMITTEE/BOARD OF SUPERVISORS AGENDA PACKET CONTENTS LIST Committee: Land Use and Transportation Date: Dec. 1, 2025 Board of Supervisors Meeting: Date: Dec. 2, 2025 Cmte Board Ordinance -VERSION 15 Legislative Digest -VERSION 15 Budget and Legislative Analyst Report Youth Commission Report Introduction Form Department/Agency Cover Letter and/or Report MOU Grant Information Form Grant Budget Subcontract Budget Contract /DRAFT Mills Act Agreement Form 126 – Ethics Commission Award Letter Application Public Correspondence OTHER LUT Committee Meeting Minutes – October 20, November 3 and November 17, 2025 Planning Presentation – November 17, 2025 Planning Presentation – October 20, 2025 ECN Impact Report – October 29, 2025 CEQA Analysis of Amended Ordinances – Nov. 3 and 17, 2025 3 LINKS – MAPS – September 30, July 29, June 24, 2025 LINK -PLN Affordable Housing Sites Analysis – October 16, 2025 LINK – PC Transmittal Package – September 18, 2025 LINK – FEIR Transmittal – October 16, 2025 LINK – CEQA Determination – September 11, 2025 LINK – CA HCD Letter – September 9, 2025 LINK – HPC Letter – September 9, 2025 LINK – SBC Response Memo – August 27, 2025 LINK – Index of PC Amends LINK – 2022 Housing Element Reused Sites Chart LINK – Rezoning Lower Income Sites Chart D1 Supervisor’s Memos – October 20 and November 17, 2025 Hearing Notice – October 3, 2025 Notice of Availability – LCPA – September 3, 2025 Committee Report Request Memo – November 24, 2025 Prepared by: John Carroll Date: Nov. 26, 2025 Prepared by: Erica Major Date: Dec. 2, 2025 Prepared by: Date: AMENDED IN COMMITTEE 12/1/2025 FILE NO. 250701 ORDINANCE NO. Mayor Lurie BOARD OF SUPERVISORS Page 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 [Planning, Business and Tax Regulations Codes -Family Zoning Plan] Ordinance amending the Planning Code to: 1) create the Housing Choice-San Francisco Program to incent housing development through a local bonus program and by adopting a Housing Sustainability District, 2) modify height and bulk limits to provide for additional capacity in well-resourced neighborhoods, and to allow additional height and bulk for projects using the local bonus program, 3) require only buildings taller than 85 feet in certain Districts to reduce ground level wind currents, 4) make conforming changes to the RH (Residential, House), RM (Residential, Mixed), and RC (Residential-Commercial) District zoning tables to reflect the changes to density controls, and parking requirements made in this ordinance, 5) create the RTO-C (Residential Transit Oriented-Commercial) District, 6) implement the Metropolitan Transportation Commission’s Transit-Oriented Communities Policy by making changes to parking requirements, minimum residential densities, and minimum office intensities, and requiring maximum dwelling unit sizes, 7) revise off-street parking and curb cut obligations citywide, 8) create the Non-contiguous San Francisco Municipal Transportation Agency Sites Special Use District, 9) permit businesses displaced by new construction to relocate without a conditional use authorization and waive development impact fees for those businesses, 10) make technical amendments to the Code to implement the above changes, 11) make conforming changes to zoning tables in various Districts, including the Neighborhood Commercial District and Mixed Use Districts, 12) prohibit Lot mergers on Lots with Historic Buildings, subject to certain preservation obligations, and 13 12) reduce usable open space and bicycle parking requirements for senior housing; amending the Business and Tax Regulations Code Mayor Lurie BOARD OF SUPERVISORS Page 2 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 regarding the Board of Appeals’ review of permits in the Housing Choice Program Housing Sustainability District; also, amending the Local Coastal Program to implement the Housing Choice-San Francisco Program and other associated changes in the City’s Coastal Zone, and directing the Planning Director to transmit the ordinance to the Coastal Commission upon enactment; affirming the Planning Department’s determination under the California Environmental Quality Act; making findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1; and making public necessity, convenience, and welfare findings under Planning Code, Section 302. NOTE: Unchanged Code text and uncodified text are in plain Arial font. Additions to Codes are in single-underline italics Times New Roman font. Deletions to Codes are in strikethrough italics Times New Roman font. Board amendment additions are in double-underlined Arial font. Board amendment deletions are in strikethrough Arial font. Asterisks (* * * *) indicate the omission of unchanged Code subsections or parts of tables. Be it ordained by the People of the City and County of San Francisco: Section 1. Environmental and Land Use Findings (a) On November 17, 2022, the Planning Commission, in Motion M-21206 certified the Final Environmental Impact Report (EIR) for the 2022 Housing Element of the San Francisco General Plan (Housing Element EIR), as in compliance with the California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000 et seq), the CEQA Guidelines (14 Cal. Code Regs. Section 15000 et seq.), and Chapter 31 of the San Francisco Administrative Code. Copies of the Planning Commission Motion M-21206 and Housing Element EIR are on file with the Clerk of the Board of Supervisors in File No. 230001. Mayor Lurie BOARD OF SUPERVISORS Page 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 (b) On December 15, 2022, at a duly noticed public hearing, the Planning Commission adopted findings under CEQA regarding the 2022 Housing Element’s environmental impacts, the disposition of mitigation measures, and project alternatives, as well as a statement of overriding considerations (CEQA Findings) and adopted a mitigation monitoring reporting program (MMRP), by Resolution 21220. (c) The Planning Commission then adopted the proposed 2022 Housing Element in Resolution 21221, finding in accordance with Planning Code Section 340 that the public necessity, convenience, and general welfare required the proposed amendments to the General Plan. (d) On January 31, 2023, in Ordinance 010-23, the Board of Supervisors, adopted the 2022 Housing Element. That ordinance confirmed the certification of the Housing Element EIR and made certain environmental findings, including adoption of the MMRP and a Statement of Overriding Considerations. (e). On September 3, 2025, the Planning Department published an addendum to the Housing Element EIR, which concluded that no supplemental or subsequent environmental review is required for the Family Housing Rezoning Program, because the environmental impacts of these amendments were adequately identified and analyzed under CEQA in the Housing Element EIR, and the proposed amendments would not result in any new or more severe environmental impacts than were identified previously. (f) The Board of Supervisors has reviewed and considered the Housing Element EIR and the Addendum, and concurs with the Planning Department’s analysis and conclusions, finding that the addendum adequately identified and analyzed the environmental impacts of the Family Housing Rezoning Program, and that no additional environmental review is required under CEQA Section 21166 and CEQA Guideline Sections 15162-15164 for the following reasons: