Ordinance amending the Zoning Map to implement the Family Zoning Plan by: amending the Zoning Use District Maps to: 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; amending 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 included in the Non-Contiguous San Francisco Municipal Transportation Agency Sites Special Use District (SFMTA SUD); amending the Local Coastal Program to: 1) reclassify all prope

This ordinance amends San Francisco's Zoning Map to implement the Family Zoning Plan, a comprehensive initiative designed to meet the state-mandated Regional Housing Needs Allocation (RHNA) shortfall of approximately 36,200 housing units by January 31, 2026. This is part of a larger legislative package, including Planning Code (File No. 250701) and General Plan (File No. 250966) amendments.

Key changes include reclassifying over 92,000 parcels across the city. Residential properties will be reclassified to new districts like Residential Transit Oriented – Commercial (RTO-C), allowing ground-floor commercial uses, or Residential Transit Oriented – 1 (RTO-1). Properties currently zoned Neighborhood Commercial (NC) or Public (P) will be reclassified to Community Business (C-2) or other Mixed-Use/NC districts. The ordinance also establishes the R-4 Height and Bulk District, increasing height limits on many lots. All height districts less than 40 feet in the Family Zoning Plan area will be increased to 40 feet. Properties will have a "Base Height" and a higher "Local Program" height for projects using the Housing Choice – San Francisco Program (HC-SF), with HC-SF heights ranging from 50 feet to 650 feet in major corridors. Additionally, parcels for the Non-Contiguous SFMTA Sites Special Use District (SFMTA SUD) are designated, and the Local Coastal Program (LCP) is amended to reflect these changes, pending California Coastal Commission certification.

Environmental review, via an addendum to the 2022 Housing Element EIR, concluded no new significant impacts. An Office of Economic Analysis report forecasts 8,504 to 14,646 additional housing units over 20 years, with economic benefits outweighing business disruption costs by approximately 22:1. Recent amendments (October 20, 2025) include lowering heights in specific areas (e.g., Safeway, Ghirardelli Square), removing Priority Equity Geographies from rezoning, strengthening historic preservation, prohibiting residential demolitions in the Local Program, and adding a 30-month "shot clock" for project approval.

Residents will experience significant changes in neighborhood development, with increased building heights and density, particularly along transit corridors and in well-resourced areas. This aims to increase housing availability and potentially reduce housing costs in the long term, but may lead to short-term disruption for some businesses and tenants due to redevelopment. The plan includes measures to protect historic resources and prevent residential demolitions under the Local Program, while also aiming to meet state-mandated housing goals by January 31, 2026.

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