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), except for properties located in the Priority Equity Geographies Special Use District (“PEG SUD”); 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, except for properties located in the PEG SUD; 4) reclassify certain properties currently zoned Neighborhood Commercial (NC) or Public (P) to Community Business (C-2) , except for properties located in the PEG SUD; and 5) reclassify certain properties from Public to Mixed-Use or Neighborhood Commercial Districts, except for properties located in the PEG SUD; amending the Height and Bulk Map to: 1) reclassify properties in the Family Zoning Plan to R-4 Height and Bulk District, except for properties located in the PEG SUD; 2) change the hei

This ordinance, File No. 251071, is a critical component of San Francisco's Family Zoning Plan, aiming to amend the Zoning Map to meet the state-mandated Regional Housing Needs Allocation (RHNA). The city must rezone for approximately 36,200 additional housing units by January 31, 2026, to avoid penalties like 'builders remedy' and loss of state funding. The ordinance, last amended in committee on November 3, 2025, reclassifies over 92,000 parcels across the city, primarily in 'well-resourced neighborhoods' (west and north sides), to increase multi-family housing capacity.

Key Zoning Changes include reclassifying various Residential districts to Residential Transit Oriented – Commercial (RTO-C) or Residential Transit Oriented – 1 (RTO-1), and some Neighborhood Commercial (NC) or Public (P) districts to Community Business (C-2) or other Mixed-Use/NC districts. A new R-4 Height and Bulk District is established, with changes to height limits on certain lots, often providing a 'Base Height' and a higher 'Local Program' (Housing Choice-San Francisco Program) height. For example, some parcels in the Inner Clement NCD will change to 40//40-R-4 Height/Bulk.

Significant Exclusions and Modifications have been made: properties within the Priority Equity Geographies Special Use District (PEG SUD) are largely excluded from these reclassifications (except RTO to RTO-1 changes). Coastal Zone properties north of Fulton Street are also excluded. Specific height reductions were made in areas like the Inner/Outer Clement NCDs, Outer Balboa NCD, Block 0446 on Marina Boulevard, Block 0452 on North Point Street, portions of Block 0025 along Hyde, Beach, and North Point Streets, and certain parcels along Ocean Avenue. The ordinance also designates various parcels for the Non-Contiguous San Francisco Municipal Transportation Agency Sites Special Use District (SFMTA SUD), though two specific Coastal Zone parcels (1596/044, 1596/045) were removed from this designation.

Economic Impact Projections (over 20 years) indicate a net increase of 8,504 to 14,646 housing units, a -2.5% to -4.2% reduction in housing prices, and an average annual GDP increase of $560 million to $940 million. Employment is projected to rise by 3,000 to 5,000 jobs, with a benefit-to-cost ratio of approximately 22:1. The ordinance is part of a larger legislative package, including Planning Code amendments (File No. 250701) and General Plan amendments (File No. 250966). Environmental review was completed via an Addendum to the 2022 Housing Element EIR on September 3, 2025.

This ordinance will significantly change zoning rules across San Francisco, potentially leading to more housing options and a long-term reduction in housing costs for residents. Property owners in rezoned areas may see increased development potential, while residents could experience changes in neighborhood character due to taller or denser buildings. The plan aims to increase housing affordability and diversity, particularly for middle-income households, and includes provisions for small business relocation assistance and tenant protections.

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