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|Please note that this text contains only Part 2 Objectives, Policies and Implementation Programs of the Housing Element. Draft Part 1: Data and Needs Analysis for 2004 is available separately here.
This second part
of the Housing Element sets forth objectives, policies, and implementing
programs to address the critical housing needs identified in Part I. In
the last decade, San Francisco's population grew while new housing construction
failed to keep pace. San Francisco households grew an average 2,400 annually,
yet addition to the housing stock averaged just about 1,000 a year. Vacancy
rates plummeted and even middle-income householders found themselves paying
50% or more of their income to rents.
The State Department
of Housing and Community Development (HCD), with the Association of Bay
Area Governments (ABAG), has estimated that San Francisco needs to build
over 2,700 new units a year to meet its share of the region's projected
housing demand. As recent production fell short of this annual target,
3,200 new units a year must be built between 2001 and 2006 to meet regional
housing goals. At least 40% of these new housing construction should be
affordable to low and very low income households, and 32% affordable to
households of moderate means.
policies are general in nature and serve as the framework for decision
making and priority-setting. They address specific needs and are followed
by related implementation actions. For these implementation actions to
succeed, three major prerequisites must be met:
- An adequate supply of land must be identified;
- Regulatory and other impediments must be removed
while incentives are identified and provided; and
- Adequate financing must be available for both
private and non-profit housing development.
is a mature built-up city with very few large open tracts of land to develop.
Still, opportunities for new housing do exist. Scattered across the City
are vacant or underused lands suitable for in-fill development. As many
as 29,000 new housing units could be built on such parcels under current
zoning standards. But high land prices add tremendous costs to housing
development. A particularly vocal citizenry can delay or even stop new
development. And as housing demand rises, so do housing costs.
San Francisco continues to be a highly desirable place to live. It is
a traditional employment hub and most workers who live in San Francisco
can reduce commute distances and use the city's extensive transit network.
Schools, services, institutions and cultural opportunities enrich San
Francisco's neighborhoods. Residents value the City's unique combination
of natural setting, built environment, and cultural diversity. New residents
will continue to be attracted to San Francisco's new and established neighborhoods.
City policy makers must determine how to comfortably accommodate the present
and future population, keeping it diverse with varying incomes, household
size, and composition. Policy makers must also preserve values that San
Francisco residents cherish. There must be opportunities for families,
children, seniors, and people of different cultural backgrounds to contribute
to the unique blend that is San Francisco.
Current and future
residents of limited means are likely to need assistance to continue to
live in San Francisco. Many future San Francisco workers will be earning
below 80% of the area's median income. Sales clerks and secretaries, as
well as technical professionals and bank executives, must be able to live
here. The City must also house the additional firefighters, policemen,
teachers, and health, recreation and primary care providers needed to
support the City's growing population. Even construction workers who will
be building the new houses will need housing they can afford.
The high cost
of being a San Francisco resident has already become evident in who now
lives here. While service workers make up 44% of the City's workforce,
only 14% of residents are employed as service workers. Unless housing
is available for local service workers and their families, these trends
will continue. Upper income (market rate) housing makes up most of the
housing produced in the last 10 years and in the last several years has
even exceeded projected needs for this market segment. Federal and state
subsidies have provided some funds to build housing affordable to very-low
and low-income householders, but moderate-income householders have found
themselves in a tight squeeze for housing they can afford.
The average San
Francisco household size, which has grown steadily smaller following the
War, increased in the 1990s as housing costs rose and forced shared rentals
among non-relatives. Family households, which now make up less than half
of all San Francisco households, are dramatically under-served by new
market rate housing that seldom provides more than two-bedroom units.
The proportion of children in the City sank from 25% to less than 15%
from 1990 to 2000. Steps must be taken to encourage units suitable for
families in neighborhoods with schools, libraries, parks and other services.
San Francisco will need to aggressively produce affordable housing to
avoid becoming a city where only the rich live or a city with few children.
City's housing supply and preserving existing neighborhood character are
not mutually exclusive goals. The Planning Department's aim is to plan
for growth to enhance the best qualities of San Francisco, strengthen
the character of existing neighborhoods, and create new ones. Planning
efforts must respond to human needs, ensuring that new development contributes
to creating a more livable city. In-fill development should be encouraged
in established residential neighborhoods where supporting infrastructure
and community services already exists. New neighborhoods planned in redevelopment
areas such as Mission Bay and the Hunters Point Naval Shipyard will provide
housing in a variety of unit sizes, at both market and affordable rates.
Neighborhood services, as well as community facilities, will also be provided.
commercial corridors also provide opportunities for additional upper residential
stories to be built above ground level retail. These areas are along transit
lines and offer greater possibilities for linking housing, employment,
and transportation. Reduced residential parking requirements in these
transit intensive areas could be an added incentive to build housing above
commercial uses. Denser construction, where it is already allowed, can
also significantly boost housing counts and add vitality to street life
as well. Sites near downtown and along transit corridors show the most
promise for such development.
of the new housing built in the last decade was produced on less-expensive
industrial land in the City's eastern portion, displacing some needed
services and threatening the vitality of the City's diverse economy.
this development was unconnected to the amenities typically expected
and provided in established residential areas, amenities that contribute
the viability and livability of thriving residential neighborhoods. Continuing
this trend without clear policies and rules that balance the optimizing
of land uses while preserving and enhancing neighborhood character could
result in the loss of crucial support services, threaten the City's
and diminish the overall quality of life.
To meet the challenge
of housing production and affordability, the Planning Department will
address the housing targets developed by HCD-ABAG through initiatives
of a Citywide Action Plan (CAP). The CAP comprehensively explores the
challenge of meeting the need for both housing and jobs in ways that capitalize
upon and enhance the best qualities of San Francisco as a place. The CAP
will direct a mix of housing and neighborhood-serving uses to places with
good public transit and urban amenities, new office uses to the City's
compact downtown core, and needed industrial uses to core industrial lands
in portions of the City's east side, thereby releasing the rest for housing
and other uses. A new Land Use Element will identify specific sites
in these areas for housing.
The CAP promotes
housing by increasing densities in areas well served by transit. Specific
strategies in these areas include: reducing parking requirements; floor-to-area
ratio (FAR) exemptions; removing density caps in certain areas; increasing
height limits; utilizing air-rights for housing; and increased density
and height limits at key corner lots.
will be applied throughout the City. Generally, increased housing densities
and reduced parking requirements will be proposed in areas well served
by transit. In the Central Waterfront area, a mix of uses is being planned
to accommodate housing in a largely industrial area. Lands occupied by
the former Central Freeway around Market Street and Octavia Boulevard
are being programmed for new housing while increasing existing residential
densities. In Balboa Park, new housing is planned capitalizing on city
owned land and an existing transit node. In the Downtown area, dense housing
is planned on underutilized parcels. In the redevelopment areas of Mission
Bay and Hunters Point Naval Shipyard, new neighborhoods are planned that
promise approximately 7,600 units. However, these density increases must
be combined with the capture of some of the added development value through
the provision of public benefits.
The Eastern Neighborhoods,
representing roughly one-quarter of the City, are being studied and re-zoned
to identify core areas where vital production, distribution, and repair
(PDR) businesses are needed to maintain economic diversity. These core
areas will be zoned to promote business and job expansion while the rest
of the Eastern Neighborhoods will allow or expressly encourage housing.
In the Mission District and South of Market, residential densities will
be increased along transit corridors and additional land will be re-zoned
for housing. In Showplace Square, housing will be integrated into a vibrant
and historic light industrial area. In Bayview, a town center will be
created around the planned rail service allowing greater residential densities.
In Visitacion Valley, an existing brownfield site will be developed into
housing, open space, and neighborhood serving retail. These rezoning efforts
can boost the City's housing capacity by as much as 12,000 additional
to increase housing include the expanded Jobs Housing Linkage Program
that requires new large commercial developments to provide housing or
pay an in-lieu fee to meet the housing demand new jobs generate. The recently
revised and expanded inclusionary affordable housing ordinance now applies
to all new residential developments of 10 units or more. Publicly owned
lands are also being reviewed to assess residential development potential
while revenues from surplus public land sales will be dedicated to future
affordable housing production. Institutional Master Plans will be required
to encourage higher educational institutions to provide housing. Education
programs to foster the acceptance of new housing, particularly affordable
housing, are also planned.
are more than enough in-fill housing sites to meet projected housing needs
and aggressive housing policies and programs are set to encourage housing
development, realizing the City's housing targets would require tremendous
financing. It has been estimated that enormous amounts of public funding
would be necessary to bridge the gap between the state-mandated housing
production targets and what can be realistically be expected in the next
five and a half years (Table I-58).
housing production will continue to be affected by economic cycles. With
the availability of future public subsidies impossible to predict, an
optimistic assumption would anticipate funding that would sustain the
previous decade's affordable housing production. Achieving production
and affordability targets are clearly very difficult, but accepting more
"realistic" ones will only weaken efforts to obtain the additional
resources necessary to meet the City's housing needs. Consequently, the
City will uphold these housing production targets and annually assess
priorities against the reality of available resources.
and policies detailed below address the state's, the region's and the
City's goals of achieving decent, suitable, and affordable housing for
current and future San Franciscans. Increasing the City's housing stock,
protecting and conserving existing units, and encouraging housing choice
are objectives predicated on affordability. The homeless and households
with special needs are given particular attention as these vulnerable
populations have limited housing options. Livability will not be sacrificed
with the push to expand the City's housing supply. New housing will be
directed to appropriate locations, with sufficient supporting infrastructure,
institutions and urban amenities. The implementing programs accompanying
these objectives and policies are in response to meeting San Francisco's
fair share of the regional housing needs. These objectives and policies
are instructed by and consistent with two of the General Plan's
Priority Policies. These are:
- That the City's supply of affordable housing
be preserved and enhanced.
- That existing housing and neighborhood character
be conserved and protected in order to preserve the cultural and economic
diversity of our neighborhoods.
TO PROVIDE NEW HOUSING, ESPECIALLY PERMANENTLY AFFORDABLE HOUSING, IN
APPROPRIATE LOCATIONS WHICH MEETS IDENTIFIED HOUSING NEEDS AND TAKES INTO
ACCOUNT THE DEMAND FOR AFFORDABLE HOUSING CREATED BY EMPLOYMENT DEMAND.
New housing, particularly permanently affordable
housing, is required to help meet the City's housing needs. New housing
is needed to accommodate projected population growth, improve the jobs/housing
balance so that fewer new San Francisco workers will have to live outside
the city and commute to work, relieve rent pressures, meet the needs of
specific population groups not adequately housed in the existing stock,
and reduce homelessness.
New residential development must be of a character
and stability that enhances the City's neighborhoods and maintains the
quality of life for existing and future residents. How this new residential
development can be accommodated without jeopardizing the very assets that
make living in San Francisco desirable must be discussed. In order to
enhance the city's livability, the supply of housing must be increased
and new housing developments should respect the scale and character of
the surrounding neighborhood. The lot pattern and building bulk should
relate to surrounding properties. Transit and other public and private
services should be available to serve the new residents. High quality
design should ensure that new residential development is compatible with,
and enhances, its surroundings. Neighborhood groups, project sponsors,
and City agencies should work together to create designs that contribute
to great neighborhoods for current and future residents.
To ensure a balanced approach to development
and the rate of change in San Francisco, the City should use its planning
powers including zoning and permit review to encourage residential development
in areas where it can be accommodated well and discourage it where it
is less appropriate. The City should use its zoning and land use controls,
environmental review processes, General Plan policies, area plans,
and capital improvements and financial programs to address the location
and intensity of growth in San Francisco.
In order to advance General Plan policies,
including the Housing Element, the Planning Department is engaged
in several on-going projects and studies on overall growth in the City
and housing need. These efforts include the Better Neighborhoods program,
the drafting of a new Land Use Element of the General Plan,
and community planning activities for the Eastern Neighborhoods of the
City. These projects will result in specific zoning and design guidelines
that will encourage housing development in appropriate locations throughout
Over the past decade, the City's employment growth
has far exceeded the production of housing. The significant jobs/housing
imbalance specifically meant that not enough new housing was built to
meet the needs of the City's expanding workforce. This jobs/housing imbalance
has particularly harmed lower-income households who are unable to compete
in the housing market as demand for and the cost of housing escalates.
In the face of increasing pressures in the housing market, households
with the fewest resources such as households with children and those with
special needs became the most vulnerable to extreme rent burden, evictions,
or even homelessness.
Encourage higher residential density in areas adjacent to downtown, in
underutilized commercial and industrial areas proposed for conversion
to housing, and in neighborhood commercial districts where higher density
will not have harmful effects, especially if the higher density provides
a significant number of units that are affordable to lower income households.
Set allowable densities in established residential areas at levels which
will promote compatibility with prevailing neighborhood scale and character
where there is neighborhoods support.
San Francisco enjoys an extensive network of
transit lines and along transit-preferential streets are numerous in-fill-housing
opportunities. While different zoning controls may result in different
housing configurations and densities on these parcels, residential parking
requirements in these cases should be, if appropriate, modified.
Proximity to transit does influence rates of
auto ownership and the need for parking. Some 29% of the City's households
do not own cars and 31% of San Franciscans take public transit to work.
These rates are even higher for households living in areas well served
by transit. Locating new housing along transit-served areas supports the
City's transit first policy and can discourage car dependency.
Additional housing should be encouraged in neighborhood
commercial districts, including floors above ground-level commercial uses,
and in areas well served by transit. There is a reduced need for automobile
use in these areas due to their proximity to transit, services, employment,
and entertainment. Parking and traffic problems can be further addressed
by community parking facilities and car-sharing programs, and other creative
Moderate to high densities presently exist in
many established residential areas adjacent to downtown. These levels
should be maintained. These neighborhoods provide housing close to urban
employment centers, homes for newcomers, and serve as centers for culture
and the arts. They are among the traditional neighborhoods that give San
Francisco its flavor and character. New neighborhoods close to downtown
should be built emulating these urban densities to foster urban values.
- A citywide action plan (CAP) should provide
a comprehensive framework for the allocation of higher density, mixed-use
residential development in transit-rich areas with stable urban amenities
in place. In these areas, specific CAP strategies should include: higher
densities and reduced parking requirements in downtown areas or through
a Better Neighborhoods type planning process; pedestrian-oriented improvements
to enhance the attractiveness and use of transit.
- All City agencies, including the Mayor's Office
of Housing and the Redevelopment Agency, will continue to provide support
for below market rate housing in other areas well served or planned
to be served by transit.
Encourage housing development, particularly affordable housing, in neighborhood
commercial areas without displacing existing jobs, particularly blue-collar
jobs or discouraging new employment opportunities.
The City's neighborhood commercial districts
offer the potential for new additional housing over ground floor retail
uses. In many cases, additional floors can be constructed to make full
and efficient use of appropriately scaled height limits. If necessary,
private open space requirements could also be modified, with alternative
access to the outdoors considered. New housing represents not only an
expanded market to support neighborhood retail, but its residents will
serve as the eyes and ears of the streets. In the long term, neighborhood
commercial district controls and standards should be revised to recognize
and enhance the supporting role and centrality of these districts to the
surrounding residential districts.
- The Planning Department will develop proposals
in neighborhood commercial districts (NCDs) well served by transit to
strengthen their function as a traditional "town center" for
the surrounding residential districts.
- The Planning Department will review planning
and permit procedures to remove impediments to the production of housing
and neighborhood serving uses in commercial and neighborhood commercial
areas near transit corridors that are defined and determined to be served
by sufficient and reliable transit.
Identify opportunities for housing and mixed-use districts near downtown
and former industrial portions of the City.
Opportunities exist for new residential development
in downtown areas. New housing can also be developed in some underused
industrial and commercial districts in parts of the city without significant
displacement of existing residential units or viable commercial and industrial
activities. Housing should also be encouraged in former industrial areas
where newer residential neighborhoods have already become established.
Certain sites, because of their location or existing use, may not be appropriate
for new residential development.
Downtown areas and areas subject to a Better
Neighborhoods type planning process will be expected to absorb major office
and residential developments over the next decade. Planning and zoning
code changes should include floor-to-area ratio exemptions. These development
bonuses would be conferred only in cases where in return the development
will provide major public benefits to the community.
- The Planning Department will introduce zoning
changes in the traditionally industrial eastern part of the City. The
areas under study are: Mission, South of Market, Showplace Square/Potrero
Hill, Bayview Hunters Point, and Visitacion Valley. Housing, especially
affordable housing, will be encouraged in former industrial areas where
residential neighborhoods are established and urban amenities are in
place or feasible.
- The Planning Department will continue to encourage
housing development on brownfield sites where clean-up costs are not
prohibitive and attractive residential neighborhoods can be established.
Locate in-fill housing on appropriate sites in established residential
In established residential neighborhoods, new in-fill
housing construction should be located: on vacant sites that are not designated
for open space; where buildings cannot feasibly be rehabilitated or brought
to acceptable levels of seismic safety; and where non-conforming uses
have been terminated.
- The Planning Department and the Planning Commission
will continue to approve new in-fill housing construction in compliance
with residential guidelines in established neighborhoods.
Support development of affordable housing on surplus public lands.
Opportunities for housing development, particularly
permanently affordable housing, on surplus vacant or underused public
property should be aggressively pursued. The Planning Department should
work with the Department of Real Estate, which manages the disposition
of surplus public lands, to maintain a comprehensive and updated inventory
of publicly held lands. City agencies should continue to identify and
make available underutilized sites within their jurisdiction. In some
cases the air rights of these sites may be made available for housing
without interfering with their current public use. Housing over public
parking, transit facilities or water storage facilities are examples of
such joint use. City property no longer needed for the purpose for which
it was acquired or for some other public purpose, such as open space and
recreation land, should be considered for rezoning, sale, or lease for
development of permanently affordable housing. The City also owns several
significant land holdings outside the City and County borders. Revenues
generated from sale of surplus lands should be channeled into the City's
Affordable Housing Fund. Similarly, federal or state lands acquired by
the City should be considered directly as affordable housing resources.
Development of publicly owned or controlled sites in redevelopment areas
designated for housing should be expedited.
- The City will require quarterly reporting of all
publicly owned land to the Assessor's Office. The Planning Department
will also work with the Department of Real Estate, which manages the
disposition of surplus public lands to examine the feasibility of directing
revenues generated from surplus land sales into the City's Affordable
- The City will continue to evaluate surplus federal
or state lands as an affordable housing resource.
- The Redevelopment Agency will continue to prioritize
affordable housing on lands it controls.
- The City will promote joint development projects
on surplus public lands with non-profit and for-profit developers, as
well as encourage construction over air rights of existing public facilities.
- A separate list of State and Federally owned land
should continue to be maintained for affordable housing development
- Construction over air rights and existing public
facilities will be considered for affordable housing production on a
- The Planning Department will continue to work with
other agencies, especially the San Francisco Unified School District
and the Public Utilities Commission, to encourage the use of surplus
land for the development of mixed-use affordable housing with a higher
percentage of units affordable to people earning less than the Area
Create incentives for the inclusion of housing, particularly permanently
affordable housing, in new commercial development projects.
Mixed commercial/residential building development
in downtown areas provides needed housing and adds 24-hour vitality. Existing
incentives should be maintained and new ones created to encourage housing
and mixed-use projects in and near the downtown area. Housing in excess
of the base floor-to-area ratio should continue to be encouraged in the
Downtown General (C-3-G) and Downtown Support (C-3-S) Districts. Removing
maximum dwelling unit density within a building envelope also offers the
possibility of a variety of residential unit types and densities.
- The Planning Department
will review the following incentives for commercial project developments
in the Downtown C-3 District: floor-to-area ratio (FAR) exemption for
housing; no residential parking requirement; and no density requirements
for residential projects. Housing in excess of the base FAR in the Downtown
General (C-3-G) and Downtown Support (C-3-S) Districts has also been
proposed by the Board of Supervisors.
- The Planning Department
and the Redevelopment Agency will propose increasing height limits,
eliminating density requirements and modifying off-street parking requirements
in the Transbay/Rincon Hill redevelopment survey areas. The Mid-Market
redevelopment survey area will be re-zoned to include mixed-use residential
areas and reduced residential parking requirements.
- The Planning Department
will continue to implement the Van Ness Avenue Plan which requires residential
units over commercial uses.
- The Planning Department
will update the Land Use Element to define areas for mixed-use development
focused along transit corridors that are determined to be served by
sufficient and reliable transit.
Encourage and support the construction of quality, new family housing.
Children and families are very much part of the City's
vitality and diversity. They bring life and transform even the City's
least child-friendly downtown neighborhoods. But San Francisco's families
with children are leaving as family-sized housing become scarce or prohibitive,
outbid by more affluent and flexible non-family households that form as
a response to the City's high rents and housing costs. The changing demographics
of the City also hint at larger, extended families. Families with children
and elderly members have few options as only 25% of the City's housing
stock has three or more bedrooms. Much of the housing constructed in the
last decade were of studios, and one- or two-bedroom units too
small to accommodate larger families. Single-family residential builders
and contractors should be encouraged to develop the almost one thousand
vacant lots in residential neighborhoods that can accommodate new single-family
housing or duplexes.
New family housing, particularly affordable housing,
need not be confined to the suburban residential neighborhoods. Children
thrive in and can benefit from urban living. The compact nature of urban
living can offer children proximity and access to various activities,
especially those that appeal to their recreational and cultural interests.
New residential development opportunities, including affordable family
housing, have been identified in neighborhoods near downtown. Developments
that include various unit sizes that can accommodate families with children
should be supported and encouraged.
- In response to the increasing number of families
in San Francisco, the Planning Department will develop zoning amendments
to require a minimum percentage of larger family units, ranging from
two to four bedrooms, in new major residential projects. The Planning
Department will also propose eliminating density requirements within
permitted building envelopes in downtown areas and areas subject to
a Better Neighborhoods type planning process to maximize family units
- The Mayor's Office of Housing and the San Francisco
Redevelopment Agency will continue to administer programs for development
of affordable family rental housing. Priority will continue to be given
to projects that include affordable family units for the homeless and
those at-risk of homelessness, and include supportive services for residents.
- The Planning Department will study the feasibility
of "flexible" development projects to accommodate family growth,
shrinkage, expansion, and extension. Loft sleeping areas, family rooms
and master bedrooms could be designed to ease future conversion to efficiency
apartments for family members, or as an income unit.
Allow new secondary units in areas where their effects can be dealt with
and there is neighborhood support, especially if that housing is made
permanently affordable to lower-income households.
Secondary units (in-law" or "granny units")
are smaller dwelling units within a structure containing another much
larger unit, frequently in basements, using space that is surplus to the
primary dwelling. Secondary units represent a simple and cost-effective
method of expanding the housing supply. Such units could be developed
to meet the needs of seniors and others who, because of modest incomes
or lifestyles, prefer or need small units at relatively low rents. Neighborhood
acceptance of secondary units should be encouraged in areas where off-street
parking can be provided (it could be tandem parking) and where the secondary
unit can be installed without adversely affecting the exterior appearance
of the building, or in the case of new construction, can be accommodated
within the permitted building envelope. Secondary units should be limited
in size to control their impact.
- The Board of Supervisors has introduced Planning
Code amendments to allow secondary units in new buildings that are in
close proximity to neighborhood commercial districts and public transit.
- The Planning Department will support efforts and
promote educational programs that will help residents in existing neighborhoods
understand the advantages of incorporating some secondary units in their
- The Planning Department will study the impacts of
relaxing parking requirements for secondary units located in all neighborhoods.
- On-going planning will propose Planning Code amendments
to encourage secondary units where appropriate.
Require new commercial developments and higher educational institutions
to meet the housing demand they generate, particularly the need for affordable
housing for lower income workers and students.
New and expanding commercial activities increase
the City's employment base. These new jobs are important to the residents
of the City and the Bay Area and contribute to the continued economic
vitality of the region. The workers filling these jobs also increase the
City's need for housing. The City's Jobs-Housing Linkage Program, which
exacts fees for affordable housing production from commercial developments,
should be enforced and monitored. The fee structure should also be reviewed
regularly to ensure fair burden on developers.
Similarly, institutions of higher education provide
needed services and contribute to the intellectual and cultural life of
the City. At the same time, their non-resident student body presents a
housing need. Higher educational institutions should assist in meaningful
ways in the provision of additional housing to meet this demand.
- The Planning Department will continue to support
the Jobs Housing Linkage Program, which requires that commercial development
provide housing or pay an in-lieu fee.
- Institutions are required to have an Institutional
Master Plan that conforms to the General Plan. The Planning Department
will evaluate higher educational institutions' student housing programs
through the required Institutional Master Plan.
RETAIN THE EXISTING SUPPLY OF HOUSING.
The existing housing stock is the City's major source
of relatively affordable housing. It is very difficult to replace given
the cost of new construction and the size of public budgets to support
housing construction. Priority should be given to the retention of existing
units as a primary means to provide affordable housing.
Discourage the demolition of sound existing housing.
Demolition of existing housing often results in the
loss of lower-cost rental housing units. Even if the existing housing
is replaced, the new units are generally more costly. Demolition often
results in displacement of residents, causing personal hardship and relocation
In 1994, the Planning Commission adopted guidelines
regarding housing demolition, for situations when such projects require
conditional use approval. In addition to the criteria for demolition approval,
the guidelines require replacement housing or in-lieu fees to the City's
affordable housing fund as full or partial mitigation for each unit lost.
The City should continue to discourage the demolition of existing housing
that is sound or can be rehabilitated, particularly where those units
provide an affordable housing resource.
- The City will continue to implement the Proposition
M policy that requires that existing housing and neighborhood character
be conserved and protected in order to preserve the cultural and economic
diversity of neighborhoods.
- The Planning Commission will continue to apply Section
311 of the Planning Code to deny residential demolition permits until
approval of a new construction permit is obtained.
- The Department of Building Inspection in consultation
with the Planning Department will develop and periodically update criteria
and continue to evaluate the soundness of housing before granting demolition
- The Planning Department will continue to require
replacement housing or in-lieu fees paid to the City's affordable housing
fund as mitigation for the demolition of sound housing units.
- The feasibility of expanding the demolition definition
will continue to be evaluated in order to prevent the loss of housing
classified as "alterations."
Control the merger of residential units to retain existing housing.
The Planning Commission has adopted policies that
require Discretionary Review for all dwelling unit merger applications.
The Housing Element, General Plan Priority Policies (Planning Code Section
101.1), and other Planning Commission directives are used to consider
merger proposals on a case-by-case basis. Specifically, these criteria
state that when reviewing applications for the removal of a legal dwelling
unit, the Planning Commission must consider the detrimental effects to
the housing supply, landmark designations, and planned owner occupancy.
The Planning Commission must also work to minimize displacement, and ensure
code compliance and structural safety.
- The Planning Department will continue to require
Discretionary Review for all dwelling unit merger applications. Merger
proposals will be considered on a case-by-case basis and approved or
rejected on their individual merits as they pertain to policies of this
Housing Element, the General Plan Priority Policies (Planning Code Section
101.1), and other Planning Commission directives. Detrimental effects
to the housing supply, the minimization of displacement hardships, code
compliance, structural safety, landmark designations, and planned owner
occupancy will continue to be considered during Discretionary Review.
Restrict the conversion of rental housing to other forms of tenure or
Conversion of existing rental apartment buildings to
condominiums, stock cooperatives or tenants-in-common ownership, depletes
the supply of the City's more affordable housing stock. It also brings
into conflict two desirable goals expansion of homeownership opportunities
and preservation of the existing rental housing stock. While conversions
to condos, co-ops, and tenancy-in-common expand the number of units available
for purchase, they do so by reducing the number of units available for
rent. As a result, existing and future tenants who cannot buy at that
time can be displaced. Similarly, the use of large, older apartment buildings
for time-sharing or corporate suites can cause displacement of existing
In general, conversions should not shift the balance
between ownership and rental housing, and should protect potentially displaced
tenants to the maximum extent possible. Closely evaluating proposed conversions
and limiting the number of conversions annually, should achieve a reasonable
balance between ownership and rental housing. Conversion of rental housing
to time share or corporate suite use should be prohibited.
- The City will continue to limit the conversion of
rental housing with the Condominium Conversion Ordinance. This ordinance
limits the annual number of units converted and allows only small projects
with owner occupants to be considered for conversion. Conversion approval
will continue to require a high degree of tenant intent to purchase
their rental unit as a condition of approval. The conversion criteria
include Tenant Rights Rules. Renters are given the right to purchase
their unit at a price established by the owner or they can choose to
rent the unit at their current rent for one year after the conversion
is complete. Tenants who are 62 or older are entitled to a lifetime
- The City will evaluate requiring sales price limitations
on existing low and moderate-income housing units that are proposed
- The City will study requiring a portion of any condominium
conversion subdivision to remain permanently affordable and requiring
developers to construct an equivalent number of similar units elsewhere
or pay an equivalent in lieu fee to the City's Affordable Housing Development
- Conversions to uses other than housing should not
be permitted unless a specific evaluation by the Planning Commission
concludes that there is clear and convincing evidence that such conversion
is the only recourse in the interest of the common weal.
Retain sound existing housing in commercial and industrial areas.
Many parts of San Francisco were developed before there
were zoning regulations that separated various types of land uses. As
a result, thousands of housing units were built in areas that also contain
industrial and commercial uses and have since been zoned industrial or
commercial. Many of these housing units are sound or could be rehabilitated.
They represent a significant portion of the City's affordable housing
supply and would be very difficult to replace. Yet, in many of the areas
that such housing is located, it could be profitable to convert to a non-residential
In many neighborhood shopping areas, conversions of
upper floor housing units to non-residential use are subject to conditional
use review. Under such review, the desirability of retaining the housing
can be weighed against the public benefits to be gained by the alternative
use. As a general rule, conversion should be considered only for needed
neighborhood serving commercial activities that cannot reasonably locate
elsewhere in the commercial district. Similarly, in downtown commercial
districts, conversion to non-residential use should be subject to conditional
Housing enclaves in industrial areas should be protected
by residential or special use district zoning, so that conversion to non-residential
uses cannot take place. However, the continuation of residential uses
on scattered and isolated lots within developed industrial areas can cause
conflict with legitimate industrial needs. Here, conversion should be
a conditional use so that the specific industrial need can be weighed
against the need to conserve housing.
The Planning Department will continue to support existing
housing in commercial and industrial areas by regulating conversions as
provided in the Planning Code.
As part of the Planning Department's current citywide
action plan, planning efforts in the eastern neighborhoods of the City,
where housing exists in commercial and industrially zoned districts, should
address housing retention as new policies and zoning are established.
Mixed use should be encouraged where appropriate.
Preserve the existing stock of residential hotels.
Residential or single-room occupancy hotels (SROs)
represent a unique and often irreplaceable resource for thousands of lower
income elderly, disabled, and single-person households. Most of these
hotels are close to downtown and have been subject to strong economic
pressures that led to conversion or demolition. As San Francisco grew
as a tourist center, many of these hotels have been converted to permanent
or seasonal tourist uses. Others have been demolished and replaced with
other uses. Some of these SROs are being used as family housing. In the
City's tight housing market, some downtown SROs have also become dormitories
and efficiency apartments for nearby educational institutions. In the
last five years, fires and other safety code violations have displaced
hundreds of low-income residents.
The retention of remaining units housing permanent
residents should be supported. Residential hotels located in predominantly
residential areas should be protected by zoning that does not permit commercial
or tourist use. In non-residential areas, conversion of units to other
uses should not be permitted or be permitted only where a residential
unit will be, or has been, replaced with a comparable unit elsewhere.
For those hotels that are operated as mixed tourist/permanent resident
hotels, strict enforcement is needed to ensure that the availability of
the hotel for permanent residential occupancy is not diminished. The Residential
Hotel Ordinance currently regulates and protects the existing stock of
residential hotels. This ordinance requires permits for conversion of
residential hotel rooms, has a strong replacement provision, and requires
80% of cost of replacement to be provided to the City in the case of conversion
or demolition. The City should facilitate the purchase and master lease
of residential hotels by non-profit entities for the purpose of improving
the quality of the housing and achieving long-term affordability.
- The Department of Building Inspection and the San
Francisco Fire Department will continue to regulate the safety of these
buildings through annual inspections.
- The City will continue to facilitate the transfer
of residential hotels to effective non-profit housing organizations
to ensure permanent affordability, livability, and maintenance.
- The City will work to reauthorize the Single Room
Occupancy Hotel Safety and Stabilization Task Force set to expire in
2003. This task force will continue to monitor, develop and present
recommendations to San Francisco Mayor and Board of Supervisors regarding
policies and procedures around fire prevention, investigations and prosecution
of SRO violators, and stabilization of hotel tenants and residents.
Consider legalization of existing illegal secondary units where there
is neighborhood support and the units can conform to minimum Code standards
of safety and livability and the permanent affordability of the units
It is estimated that over 20,000 housing units in the
City were built without a building permit. These units may exceed allowable
densities, may not provide for current parking requirements, or may not
meet minimum standards set forth in the San Francisco Building Code. However,
these units constitute a major source of affordable housing in the City
and their loss would dramatically increase pressure on the housing market.
Proposals to allow legalization of secondary units
under certain conditions have been made over the years but have not been
adopted because of neighborhood opposition. Some units have been eliminated
through abatement proceedings, largely originated by complaints, while
additional units continue to be created without permits. The City should
develop procedures to legalize existing illegal secondary units and bring
them into code compliance.
- Consistent with Policy 2.6, study the legalization
of existing secondary units. This study will examine: the reduction
of permitting fees and elimination of additional penalties to make legalization
an attractive option for owners; ways to address neighborhood concerns
as to the legalization of secondary units; regulation which might be
required to mitigate neighbors' concerns about off-street parking; and
implementation mechanisms for keeping secondary units affordable.
ENHANCE THE PHYSICAL CONDITION AND SAFETY OF HOUSING WITHOUT JEOPARDIZING
USE OR AFFORDABILITY.
Over one-half of San Francisco housing is more than
60 years old. As the City's housing stock ages, maintenance becomes increasingly
important. Considerable private investment into the renovation of some
of the City's older housing units has lessened the need for some types
of direct public intervention used in the past. There is, however, a continuing
housing rehabilitation need. The City should monitor those areas of the
city particularly susceptible to a decline in housing quality, and take
appropriate remedial steps where necessary.
Ensure that existing housing is maintained in a decent, safe, and sanitary
condition, without increasing rents or displacing low-income households.
The City should ensure that residential units meet
building code standards by periodic inspection of apartments and hotels
and prompt response to complaints. Code compliance activities should be
designed to minimize any financial hardship for lower income households
brought on by required rehabilitation. Low interest and deferred payment
loan programs should be targeted to low and moderate-income tenants.
- The San Francisco Department of Building Inspection
will continue to ensure that residential units meet building code standards
by responding to complaints and through periodic inspection of apartments
- The Department of Building Inspection will continue
to issue code violations for residential properties that are not decent,
sanitary, or safe. If violations are repeatedly ignored and not corrected,
the City Attorney's Office will continue to assist in abatement.
- The Mayor's Office of Housing will continue to offer
low interest and deferred payment loan programs designed to target and
benefit low-income homeowners including the Code Enforcement Rehabilitation
Fund (CERF) and Community Housing Rehabilitation Program (CHRP).
- The Mayor's Office of Housing will continue to provide
funds for rehabilitating existing housing with affordability restrictions
in order to improve living conditions for tenants and extend the properties'
useful life as affordable housing.
Preserve at risk, privately owned assisted housing.
Privately owned and operated assisted housing is under
continuing pressure to convert to market rate housing. Existing funding
levels for some developments have either failed to keep pace with actual
costs or have less than favorable returns, causing owners to convert units
to market rate or sell their properties outright, and thereby removing
units from the stock of assisted housing. Policies are needed to encourage
the retention of the existing assisted housing stock wherever possible.
- The San Francisco Redevelopment Agency will continue
to support the acquisition and rehabilitation of multi-family and senior
housing that is at risk of being converted to market rate due to the
expiration of existing rental subsidy contracts or the prepayment of
Maintain and improve the condition of the existing supply of public housing.
The San Francisco Housing Authority is the largest
landlord in San Francisco with over 6,200 units, and is one of the most
important sources of permanently affordable housing for low-income households.
Operating subsidies and modernization funds provided by the Federal government
have not been adequate to keep this conventional public housing in sound
condition. Increased Federal support, innovative local financing techniques,
energy efficiency measures, and creative property management and customer
service are all required to maintain and improve this valuable supply
of affordable housing. Additionally, inter-agency collaboration and long-range
plans for public housing are being developed, including identifying opportunities
for potential mixed income in-fill development in underused lands and
where consistent with overall social goals.
- The San Francisco Housing Authority will continue
to administer the HOPE VI grants. Recent grants will help revitalize
five housing sites and provide 1,228 affordable housing units. Additional
funds will add 137 accessible and 207 adaptable apartments to the SFHA
- The San Francisco Housing Authority will continue
to manage other publicly assisted projects. Capital Fund Program (CFP)
and Community Development Block Grants (CDBG) will assist in sustaining
comprehensive modernization and capital improvements at SFHA sites.
The average annual operating funding is $15 million, and its focus is
to stabilize living conditions in the current housing stock.
- The San Francisco Housing Authority will continue
to maintain communication between housing organizations in the city
through the CHAS Public Housing Subcommittee. The San Francisco Housing
Authority has created the San Francisco Housing Corporation, a 501(c)3
non-profit corporation which leverages and maximizes resources and assists
in the sustainability of programs for low-income households.
Monitor the correction of serious continuing code violations to prevent
the loss of housing.
Code enforcement on hardship cases can present particular
housing challenges. In some cases, compliance with full requirements should
be deferred to the extent legally permissible if all life safety hazards
are abated. In particular, the City should extend the period allowed for
code compliance to avoid displacement of low- or moderate-income households
until replacement housing can be found.
Where there is a refusal to correct serious but remediable
violations, the City should exercise its ability to make the repairs and
recover the costs by putting a lien on the property. In aggravated cases,
the buildings can be placed in City receivership. Public assistance should
then be provided to maintain affordability levels.
- The Mayor's Office of Housing will continue to administer
and promote the Code Enforcement Rehabilitation Fund (CERF) program
to correct building code violations in housing for low-income residents.
- The City will continue to abate serious, repeated,
building code violators.
- The City Attorney's Code Enforcement Task Force
will continue its activities.
Improve the seismic stability of existing housing without reducing the
supply of affordable housing.
Despite substantial retrofitting efforts in the last
decade following the Loma Prieta earthquake, there are about 8,590 residential
units in unreinforced masonry buildings in San Francisco that require
structural strengthening. Because these buildings are not sufficiently
reinforced and the floors are not adequately tied to the walls, they are
vulnerable to damage or collapse in an earthquake. Residential hotels,
which are predominantly occupied by persons of relatively low incomes,
make up much of these buildings at risk. These remaining buildings are
located in the South of Market, the Tenderloin, Chinatown, and along the
Bush Street and Van Ness Avenue corridors. Retrofitting programs should
safeguard affordability and minimize displacement of low-income residents.
In addition to unreinforced masonry buildings, there
are other residential buildings that are also vulnerable to damage in
an earthquake. In many cases, property owners can undertake relatively
inexpensive measures such as bolting frames to foundations and installing
shear walls where needed. The Office of Emergency Services has updated
and improved the City's Emergency Preparedness Plans. The City should
continue its building seismic safety informational programs and also pursue
technical assistance programs targeting earthquake safety precautions.
These issues are also addressed in the Community Safety Element of the
The Seismic Safety Bond Program will continue to fund
the seismic rehabilitation of unreinforced masonry buildings to the extent
that demand for funds continues to exist.
- The City Department of Building Inspection (DBI)
will continue to mandate the seismic retrofit of unreinforced masonry
- The DBI is also developing a Community Action Plan
for Seismic Safety (CAPSS) which is investigating the impacts of potential
earthquakes and developing policies and programs to reduce these impacts.
Preserve landmark and historic residential buildings.
The preservation of landmarks and historic buildings
is a priority policy of the City's General Plan. Landmarks and historic
buildings are important to the character and quality of the City's neighborhoods
and are also important housing resources. A number of these structures
contain housing units particularly suitable for larger households and
families with children. More specific policies for these buildings will
be contained in the Preservation Element, currently being prepared.
- The Planning Commission will review and adopt the
Preservation Element of the General Plan.
- The Planning Department and the Department of Building
Inspection will continue to regulate the preservation and protection
of landmark and historic buildings by monitoring use, alterations, and
- The City will continue to implement the Proposition
M priority policy that landmarks and historic buildings be preserved.
- The Planning Department's Citywide Cultural Resource
Survey program is a multi-year effort that will document resources in
neighborhoods and commercial areas throughout San Francisco.
- The Mayor's Office of Housing and the Redevelopment
Agency will continue to fund the acquisition and rehabilitation of landmark
and historic buildings for use as affordable housing.
- The Planning Department will encourage property
owners to use preservation incentives to repair, restore, or rehabilitate
historic resources in lieu of demolition. These include federal tax
credits for rehabilitation of qualified historical resources, Mills
Act property tax abatement programs, the State Historic Building Code,
and tax deductions for preservation easements.
- The Planning Department will continue to assist
in federal environmental review and review under Section 106 of the
National Historic Preservation Act for historically significant local
buildings receiving federal assistance.
SUPPORT AFFORDABLE HOUSING PRODUCTION BY INCREASING SITE AVAILABILITY
Actively identify and pursue opportunity sites for permanently affordable
Publicly owned land represents one potential source
of sites for affordable housing. Government agencies should actively maintain
an inventory of land within their jurisdiction and, with the Planning
Department, identify sites with the potential to support housing development.
This evaluation could include options for joint development or relocation
of current facilities to other sites. Such appropriate and available public
land, along with other financial subsidies, should then be considered
for the development of housing. Priority should be given to immediate
development of those public sites where 100% permanently affordable housing
Large and privately held land parcels should also be
identified and actively promoted for affordable housing. New programs
should be established to acquire land and appropriate buildings for land
and building "banking" in advance of specific project proposals.
While housing development can be incompatible with
certain industrial uses and threaten viable activities, housing opportunity
areas may exist in the primarily non-residential areas on the eastern
side of the City. Land use analyses should continue and identify housing
opportunity areas in the five Eastern Neighborhoods of South of Market,
the Mission, Potrero/Showplace Square, South Bayshore, and Visitacion
Valley. Any rezoning of industrial land to residential use should include
requirements, incentives and bonuses to encourage the development of attractive
and affordable housing. Program Environmental Impact Reports (EIRs) should
be developed for those areas with sufficient detail to eliminate need
for subsequent project EIRs on residential projects.
- The City's Affordable Housing Fund provides funds
to the Mayor's Office of Housing (MOH) to respond to housing opportunities
in areas of the City that are not in Redevelopment Agency Project or
Survey Areas and outside Mission Bay. This fund, derived from payment
of fees to the City by office, entertainment, hotel, retail, and research
and development developers, will continue to be used to construct new
- The City's Housing Participation Policy provides
for affordable housing to be developed as part of market-rate housing
developments in all redevelopment project areas on-site or an in-lieu
fee is imposed.
- The City will explore land banking in advance of
specific project development proposals when possible.
- The City will work to identify underutilized, vacant,
and brownfield sites that are publicly or privately owned and suitable
for affordable housing development. The City will work with for profit
and non-profit housing developers to acquire these sites for permanently
- Program EIRs will be developed for new planning
areas included in the Citywide Action Plan with sufficient detail to
eliminate the need for subsequent project EIRs on future permanently
affordable housing. Wherever the capacity for development is increased
through rezoning or other regulation changes, commensurate requirements
for public benefits, including increased housing affordability and community
amenities for livability should be required.
- Permanently affordable housing sites will be especially
sought out in places where transportation and existing amenities are
- The revised Land Use Element will identify appropriate
sites for permanently affordable housing.
Include affordable units in larger housing projects.
Inclusion of affordable housing is currently required
of new housing projects containing 10 or more units. Although preference
is given to on-site inclusionary housing to ensure economic integration
in housing development, off-site construction should be considered if
this results in significant numbers of new affordable housing. The City's
inclusionary affordable housing program should be monitored and reviewed
regularly to ensure fair burden and not constrain new housing production.
- The Planning Department will implement its recently
updated Inclusionary Affordable Housing requirement, which requires
10% to 17% of units in all projects with 10 units or more be made affordable.
- The Mayor's Office of Housing will continue to administer
the sales and leasing of units created through the Inclusionary Affordable
Housing program. MOH will develop proposals to ensure availability of
adequate funding to administer the inclusionary program.
- The San Francisco Redevelopment Agency will implement
its Housing Participation Policy to require affordable housing through
its owner participation and land disposition process.
- If housing projects are built on city-owned property,
the percentage of affordable housing units should be increased and the
units should be affordable to less than 60% of the Area Median Income
for renters and less than 100% of the Area Median Income for home owners.
Encourage the construction of affordable units for single households in
residential hotels and "efficiency" units.
San Francisco has a relatively large stock of older
residential hotels. The 1995 Single Room Occupancy Guidelines and accompanying
Planning Code changes affecting densities, provision of kitchen facilities
and parking now regulate the creation of these types of units. The Yerba
Buena Commons, completed in 1995, demonstrated that it is possible to
provide small but good quality units for single persons. Appropriate sites
and sponsors for both market rate and affordable residential hotels should
- Restrictive regulations in the Building and Planning
Code will be studied by the Planning Department for possible modification.
- Appropriate sites and sponsors for affordable residential
hotels will be identified through a coordinated effort between the Planning
Department, the Mayor's Office of Housing and the Redevelopment Agency.
- Affordable housing advocacy groups will be encouraged
by the City to hold project specific neighborhood acceptance community
meetings when SRO housing developments are proposed in particular neighborhoods.
- The City will require that qualified property management
companies be responsible for operating newly constructed SROs so that
the facilities and associated services will be properly maintained and
suitable for occupancy in the future.
Consider granting density bonuses and parking requirement exemptions for
the construction of affordable housing or senior housing.
Current state law calls for adoption of an ordinance
permitting a 25% density bonus for projects which provide 20% of the units
for lower-income households, 10% of the units for very-low-income households,
or 50% of the units for senior citizens. The City should allow higher
density bonuses where such housing will not disrupt neighborhood character
or scale. The current code allows a density bonus for units designed for
seniors and/or disabled occupants in R and NC districts. The current Planning
Code provision of establishing special use district overlays for projects
that are 100% affordable should be reconsidered; density bonus standards
and other requirements uniformly applied citywide. Density bonuses should
be conferred only when public benefits are provided.
- The Panning Department will look at establishing
uniform density bonus standards and equal requirements for affordable
and senior housing development. Until then, affordable and senior housing
projects will continue to be granted density bonuses and reduced parking
requirements on a case-by-case basis.
- The Planning Department will investigate appropriate
parking requirements for all affordable or senior housing projects.
Allow greater flexibility in the number and size of units within established
building envelopes, potentially increasing the number of affordable units
in multi-family structures.
In San Francisco, housing density standards have traditionally
been set in terms of numbers of dwelling units in proportion to the size
of the building lot. For example, in an RM-1 district, one dwelling unit
is permitted for each 800 square feet of lot area. This limitation generally
applies regardless of the size of the unit and the number of people likely
to occupy it. Thus a small studio and a large four-bedroom apartment both
count as a single unit. Setting density standards encourages larger units
and is particularly tailored for lower density neighborhoods consisting
primarily of one- or two-family dwellings.
However, in some areas which consist mostly of taller
apartments and which are well served by transit, the volume of the building
rather than number of units might more appropriately control the density.
Here the building envelope, as established by height, bulk, set back,
parking and other Code requirements, would set the maximum residential
square footage which could be sub-divided into a greater number of smaller
units or a smaller number of larger units.
- The Planning Department will explore ways to promote
flexibility within a given building envelope to build a variety of unit
types, ranging from a greater number of smaller units to fewer larger
Support a greater range of housing types and building techniques to promote
more economical housing construction and potentially achieve greater affordable
Prefabricated or manufactured homes can be a valuable
source of low cost housing. At its best, manufactured housing uses high
technology and mass production techniques to reduce costs without sacrificing
quality of design. Industrialized wood construction techniques used in
lower density housing and light-weight prefabricated, pre-stressed concrete
construction in moderate and high density housing also have the potential
of producing great savings in construction time and cost. The use of these
and similar techniques should be encouraged. Their use as temporary, emergency
or transitional shelter on otherwise unutilized sites should be explored.
- A low cost housing construction task force will
be formed between the Mayor's Office of Housing, Department of Building
Inspection, the Planning Department and the housing design and construction
- In order to lower cost, the building industry will
be encouraged to investigate the use of industrialized wood construction
techniques in lower density housing, and the use of lightweight prefabricated,
pre-stressed concrete construction, in moderate and high density housing.
- Allow secondary units in conformance with Policy
- The City will work to encourage manufactured home
production, per California law (Government Code 65852.3) that permits
all manufactured homes built under HUD guidelines and on a foundation
to be placed on lots zoned for conventional single-family residential
- The Planning Department will encourage industry
representatives to develop a model site to showcase the manufactured
home product. This site will be used to educate the public with good
models and dispel negative attitudes and inaccurate perceptions of manufactured
- The Planning Department will write architectural
compatibility guidelines to ensure that manufactured homes will blend
into existing neighborhoods and alleviate public concern over design
- The Planning Department will continue to support
developers constructing co-housing, shared housing and group housing.
- The City will work with housing advocates to educate
residents about the misconceptions of shared housing.
- Design zoning controls that meet the specific needs
INCREASE THE EFFECTIVENESS AND EFFICIENCY OF THE CITY'S AFFORDABLE HOUSING
Prioritize affordable housing projects in the planning review and approval
processes, and work with the development community to devise methods of
streamlining housing projects.
The Planning Department's review and approval of affordable
housing projects should be improved to reduce costly and significant delays.
Without diminishing public participation, the administrative processing
and approval of affordable housing should be expedited through administrative
action, local and State legislation.
- The City will advocate for the shortening of the
time period for environmental review under the California Environmental
Quality Act (CEQA) for affordable housing projects.
- City agencies will work to expedite affordable housing
- The Planning Department will establish a program
for preparing Area Plan Environmental Impact Reports (EIRs) for affordable
housing project sites to eliminate the need for conditional use permits
and subsequent EIRs.
- The Planning Department will develop a streamlining
process to consolidate the public hearing process and avoid duplicative
discretionary hearings and appeals.
- Affordable housing advocacy groups and project sponsors
will be encouraged by the City to conduct project specific neighborhood
workshops to foster neighborhood understanding and acceptance of affordable
- The City Attorney's office will work to establish
neighborhood dispute resolution methods to minimize administrative appeals
and judicial challenges of projects.
Support efforts of for-profit and non-profit organizations and other community-based
groups and expand their capacity to produce and manage permanently affordable
Non-profit housing development corporations have proven
to be effective vehicles for the development of affordable housing. The
City should continue to provide them with the technical and financial
assistance to increase their production capacity and encourage and invite
for-profit developers to build equivalent housing.
- The Mayor's Office of Housing and the San Francisco
Redevelopment Agency will continue to fund and provide technical support
to non-profit housing corporations and invite and encourage for-profit
builders to avail of the same opportunities.
Create greater public awareness about the quality and character of affordable
housing projects and generate community-wide support for new affordable
Affordable housing projects are frequently delayed
or withdrawn because of community opposition. Greater public awareness
of affordable housing challenges and potential solutions is needed to
gain broader, long-term support for housing strategies.
- City agencies and housing advocacy groups will coordinate
community outreach efforts that support neighborhood acceptance of permanently
affordable housing developments.
- The City will continue to support affordable housing
by publicizing permanently affordable developments with good design
and effective management.
- Past affordable housing developments should be evaluated
and their actual achievements documented and publicized.
- Continuing problems associated with these developments
should be examined and rectified, and appropriate corrections made in
Coordinate governmental activities related to affordable housing.
The City is required by federal Department of Housing
and Urban Development (HUD) to prepare a five year Consolidated Plan to
guide community development and housing assistance programs. The Consolidated
Plan is the compilation of a coordinated effort between federal, state
and local agencies that contribute to the production of housing and related
services in San Francisco. This Plan was recently submitted to HUD in
- The Mayor's Office of Community Development and
the Mayor's Office of Housing will continue to draft and distribute
the Consolidated Plan.
- The Planning Department will continue to work with
the Redevelopment Agency and Mayor's Office of Housing to devise clear
and consistent application procedures for homeownership programs.
PROTECT THE AFFORDABILITY OF EXISTING HOUSING.
Protect the affordability of units in existing buildings at risk of losing
their subsidies or being converted to market rate housing.
A number of subsidized housing developments were created
with federally supported mortgages and project-based rental assistance.
Many of these projects have reached the 20-year mark and the owners of
the developments have an option to prepay existing mortgages and terminate
the project-based rental assistance contracts.
- The City will continue to advocate at both the state
and federal levels, for the preservation of housing subsidies. MOH and
SFRA will continue to work with state and federal agencies to develop
programs to assist HUD sponsored housing with expiring subsidies.
- The San Francisco Redevelopment Agency will continue
to administer the Preservation of At-Risk Existing Affordable Housing
- In order to prevent the loss of affordable housing
resulting from early termination of HUD mortgages, the City will explore
the creation of a residents and/or non-profit ownership and management
program to acquire existing "at risk" buildings.
- The City will work to prioritize relocation of tenants
who lose Section 8 subsides.
- SFRA will continue to advocate for local, state,
and federal legislation that supports local efforts to preserve at-risk
- SFRA will continue to assist developers interested
in preserving the affordability of at-risk housing.
- The City will continue to enforce the City's preservation
ordinance that requires proper notification prior to transfer of an
Ensure that housing developed to be affordable is kept affordable.
Affordable housing units that are created by various
City actions should be required to remain affordable for as long a period
as is legally permissible and financially practicable. The necessity of
such requirement is underscored by the magnitude of the potential loss
of existing HUD-financed affordable rental units that had a 20-year period
for continuance of below market rents. In the past, locally assisted units
have been required to remain at affordable rental rates or sales prices
for periods as short as ten years. As the experience with expiring HUD
contracts indicates, expiration dates arrive all too soon and a problem
thought to be solved becomes a problem again. Most recently, the City
has imposed 50- to 75-year terms. If legally permissible and financially
practicable, an even longer term should be required. Sufficient evidence
should be required from applicants to prevent affordable housing units
from being occupied by unqualified parties.
- Affordable housing funded by MOH and SFRA will be
required to maintain affordability as long as legally permissible and
financially practicable. This requirement will continue to be enforced
by Regulatory Agreements and other legally binding instruments.
- The City will ensure all publicly supported affordable
rental housing projects remain permanently affordable through the use
of grant or financing restrictions that regulate rents and tenant incomes.
Safeguard tenants from excessive rent increases.
In recent years the demand for the limited housing
supply has resulted in substantial rent increases. Sometimes this has
caused displacement or economic hardship. The regulatory process that
stabilizes rent levels protects tenants from excessive rent increases
and arbitrary eviction while at the same time allowing the landlord a
fair rent and sufficient incentives to maintain housing quality should
- The Rent Control Board safeguards tenants from excessive
rent increases under the Residential Rent Stabilization and Arbitration
Achieve permanent affordability through community land trusts and limited
equity housing ownership and management.
The American dream of homeownership is beyond the reach
of many San Francisco households. First-time homebuyer programs sponsored
by the City and private lending institutions should be encouraged and
broadened to include second mortgage loan pools or other appropriate mechanisms
to help buyers meet down-payment requirements. To stem speculation, such
housing programs should include affordability restrictions. Conversion
of buildings by their tenants to limited equity cooperatives and condominiums
can stabilize prices and, as general home sales prices increase over time,
can lower housing costs. The City should encourage these forms of ownership.
- The Mayor's Office of Housing will continue to administer
first time homebuyer programs, which includes the City Second Loans,
the Condominium Conversion Program, and the Inclusionary Affordable
- The City will investigate the feasibility of community
land trusts and other alternative ownership models.
- The City will continue to work to ensure that publicly
funded homeownership projects remain affordable through deed and lease
restrictions, and where practical, limit equity return so that homeownership
Monitor and enforce the affordability of units provided as a condition
of approval of housing projects.
Over the years, the city has in certain instances required
the provision of affordable housing units as a condition of approval of
a project. Monitoring and enforcement are needed to ensure the continued
availability of these units. Stiff penalties for non-compliance should
be created to provide strong economic disincentives against loss of required
affordable housing units. Sufficient evidence should be required from
applicants to prevent affordable housing units from being occupied by
- The Mayor's Office of Housing and the City Attorney's
Office will continue to monitor compliance with affordability and occupancy
- The Mayor's Office of Housing and the Planning Department
will work to establish an adequate fee system to financially support
the costs of a comprehensive affordable housing monitoring program.
EXPAND THE FINANCIAL RESOURCES AVAILABLE FOR PERMANENTLY AFFORDABLE HOUSING.
Enhance existing revenue sources for permanently affordable housing.
Existing financial programs, including Federal and
State low-income tax credits and various HUD programs, should be maintained
at maximum levels. Extensive lobbying efforts at State and Federal levels
need to be carried out to protect the existing programs and create new
ones. Joint metropolitan and statewide efforts to develop more creative
revenue resources should be supported.
Incremental tax revenues in Redevelopment project areas
can be used for affordable housing. The Redevelopment Agency has a policy
of allocating at least 50% of its increment funds for low and moderate
income housing construction or renovation.
- The City supports efforts and advocate for the expansion
of federal and state financing for affordable housing.
- The San Francisco Redevelopment Agency will continue
to promote permanent affordable housing by approving the construction
of housing in designated redevelopment areas and by providing financing
for the development of affordable housing throughout the city.
- The Mayor's Office of Housing will continue to provide
funding to increase and preserve the stock of affordable rental and
ownership housing units for the City's very low to moderate income population.
The Mayor's Office of Housing will continue to monitor projects on an
annual basis that receive affordable housing funds to ensure on-going
- The Planning Department and the Mayor's Office of
Housing will periodically reassess the fee levels of the Jobs-Housing
Linkage Program, whereby new office developments are obligated to assist
in the production of housing, to determine their adequacy and appropriate
adjustments should be made.
- The Department of Human Services and the Department
of Public Health will continue to offer operating subsidies for special
needs housing through their supportive housing programs.
- The San Francisco Redevelopment Agency will continue
to administer the Tax Increment Housing Program and the Housing Opportunities
for People with AIDS Program (HOPWA).
Create new sources of revenue for permanently affordable housing, including
dedicated long-term financing for housing programs.
New revenue sources are needed if the City is to make
a significant dent in the need for affordable housing. A major source
of new revenue to the City that could be allocated to affordable housing
is the real estate transfer tax. Increasing the current tax rate and devoting
much of the increased revenue to preservation of affordable housing (see
Objective 5) and to new affordable housing development should be given
- The City will investigate an increase in the real
estate transfer tax.
- To the extent feasible, the City will continue to
periodically issue affordable housing development bonds.
- The Mayor's Office of Community Development programs
will continue to address emergency shelter needs and the Mayor's Office
of Housing will continue to administer programs relating to transitional
and permanent housing needs.
Develop greater investments in and support for affordable housing programs
by corporations, churches, unions, foundations, and financial institutions.
Greater corporate investment in and support for affordable
housing should be encouraged. Churches are an untapped source of funding
and land, as are dozens of local foundations and trade unions. The City
should seek to better coordinate these efforts.
- The City will continue to work with local financial
institutions and non-profits to provide credit opportunities to low-
and moderate-income individuals and households.
- The City will continue to work with local financial
institutions to meet their community reinvestment obligation under the
Community Reinvestment Act.
- The Mayor's Office of Housing will continue
to work to better coordinate local affordable housing efforts through
the Consolidated Plan process.
ENSURE EQUAL ACCESS TO HOUSING OPPORTUNITIES.
Population diversity is one of San Francisco's most
important assets. To retain this diversity, a variety of housing opportunities
should be available. Households should be able to choose the form of tenure
most suitable to their needs, from either a rental or an ownership housing
stock. A variety of unit sizes is also important, so that both larger
and smaller households can be accommodated in adequate numbers. Units
of varied costs are necessary to provide opportunities for households
of different income levels. Finally, there should be units with special
features and services suitable for households with special needs.
Social and economic factors can discriminate against
certain population groups and limit their housing opportunities, leading
to patterns of economic and racial segregation. Families with children
are constrained by the types, sizes, and cost of units available to them.
Access to units suitable for larger households tends to be limited by
erosion of the older housing stock and discriminatory rental practices.
Standard housing units with special features for elderly and handicapped
persons are also in short supply. Housing that meets the needs and is
affordable for artists is also lacking. If San Francisco is to retain
its economic, racial, and cultural diversity, opportunities should be
expanded for population groups for whom affordability and accessibility
Encourage sufficient and suitable rental housing opportunities and emphasize
permanently affordable rental units wherever possible.
Since approximately two-thirds of San Francisco's
residents are renters, the availability of sound and affordable rental
housing is of major importance, especially for the young and elderly populations
and low and moderate income families who tend to rent their residence.
Low vacancy rates and high rents are indicators of a continuing demand
for rental housing. The City should make a concerted effort to do what
is within its control to encourage the development of permanently affordable
The Mayor's Office of Housing will continue to implement
affordable rental housing programs for families, seniors, and households
with special needs.
- City Agencies and non-profits will continue to implement
subsidy, development and land use programs that preserve existing rental
housing and encourage the development of new rental housing, particularly
permanently affordable rental housing. The City will ensure that all
newly constructed, publicly supported affordable rental housing projects
remain permanently affordable through the use of grant or financing
restrictions that regulate rents and tenant incomes
- Ensure that the First Source Hiring Program is fully
implemented, thus aiding people's ability to afford housing.
Employ uniform definitions of affordability that accurately reflect the
demographics and housing needs of San Franciscans.
Median income figures are reported by the U.S.
Department of Housing and Urban Development for the three county area
comprised of San Francisco, Marin and San Mateo counties, referred to
as the Primary Metropolitan Statistical Area (PMSA). Because average incomes
are higher in Marin and San Mateo than they are in San Francisco, there
is an upward bias to the numbers. For example, in 2000, the PMSA median
family income was $74,900. The 2000 Census, however showed that the median
family income for the City and County of San Francisco was $63,545
about 85% of the area median income for the three county area covered
by the PMSA.
Maximum HUD Income
Goal for Average SF Incomes
80% of AMI
60% of AMI
50% of AMI
120% of AMI
100% of AMI
In order to ensure that households at lower income
levels are adequately served, the city's programming for affordable housing
should target households at incomes lower than 85% of median. This has
been done, for example, in rental projects in which the city is providing
subsidy (land or financing or both) where the affordable rental units
are required to be equal to or less than 60% of the PSMA median.
- The Mayor's Office of Housing administers the annual
affordability standards established by HUD to the various city agencies.
The Planning Department will work with the Mayor's Office of Housing
and the various City agencies to periodically review these standards
- The City will work to adopt income limits for affordable
housing programs that target assistance to households who are low income
by San Francisco standards, as well as meet the HUD area median requirements.
- The Mayor's Office of Housing and the San
Francisco Redevelopment Agency will continue to establish goals for
programs and individual projects to ensure that, to the maximum extent
feasible, they serve households at a variety of income levels, rather
than just households at the top of eligible income ranges.
Ensure affirmative marketing of affordable housing.
Periodic reporting on the composition of resident
populations in various publicly supported housing projects and affordable
units required as a condition of permit approval should be required to
facilitate compliance monitoring. Counseling and education to maintain
housing rights should be promoted.
The State and Federal Housing requirements regarding
displacement prohibitions, and other restrictions where affordable housing
rehabilitation or construction might impact the community, should be adopted
as City policy. Available affordable housing should be advertised in multi-lingual
media to ensure fair marketing practice. The City should monitor and strictly
enforce these requirements. The City's Human Rights Commission protects
persons from housing discrimination on the basis of race, religion, color,
ancestry, age, sex, sexual orientation, gender identity, disability, place
of birth, HIV/AIDS status, weight or height, families with minor children,
source of income, and economic discrimination. Community forums including
the Human Rights Commission should be provided in order to diffuse unwarranted
opposition to affordable housing.
- The City's Human Rights Commission (HRC) will continue
to support and monitor the Fair Housing Access laws and advise the Mayor's
Office of Housing and the Mayor's Office on Disability on issues of
accessibility and impediments to Fair Housing. The HRC will investigate
and mediate discrimination complaints. When appropriate, the HRC will
provide referrals to other government agencies.
- The HRC will continue to assist in resolving landlord-tenant
problems in rental housing, including single room occupancy hotels.
- The San Francisco Redevelopment Agency and the Mayor's
Office of Housing will continue to monitor leasing and sales of assisted
housing developments to ensure compliance with affirmative marketing
goals and income and rent restrictions.§ The City will continue
to require periodic reporting on the composition of resident populations
in publicly supported housing projects and affordable units.
- The City will continue to support counseling and
educational programs on housing rights for renters.
- The City's affirmative marketing programs
for affordable housing shall continue to require outreach to minority
communities, including advertising in multi-lingual media.
Encourage greater economic integration within housing projects and throughout
Patterns of economic segregation are evident in San
Francisco. Although housing opportunities for low- and moderate-income
households are available in many areas of the city, these tend to be concentrated
in a few areas. Special efforts should be made to expand housing opportunities
for households of lower-income levels in other areas of the city.
The affordability of housing is a citywide problem.
All neighborhoods of the city should be expected to accept their fair
share of affordable housing. This can be effected through inclusionary
affordable housing policies and consideration of secondary units in conformance
with Policy 1.8.
Private reinvestment in many areas of the city, in
a process of economic gentrification, can result in the displacement of
low- and moderate-income households by higher income groups. Special efforts
should be made to maintain the economic diversity of these areas.
- The Planning Code's Inclusionary Affordable Housing
Ordinance will require all residential and live/work developments of
10 units or more to provide inclusionary housing units, or to pay the
required in-lieu fee.
- The City will encourage economic integration by
locating new assisted housing opportunities outside existing areas of
concentration of low-income households.
Prevent housing discrimination.
To ensure housing opportunities for all people, the
City should assist in the implementation of fair housing and anti-discrimination
laws. The Human Rights Commission enforces the City's Fair Housing Law
and handles complaints of housing discrimination. Residential apartment
owners should also be prohibited from using arbitrary income and restrictive
occupancy requirements that unnecessarily exclude lower income families.
- The Human Rights Commission (HRC) will continue
to support and monitor the U.S. Department of Housing and Urban Development's
Fair Housing Access Laws. HRC will also continue to report to the Mayor's
Office of Housing and the Mayor's Office on Disability and the Board
of Supervisors with findings and policy recommendations on issues of
accessibility and discriminatory barriers.
- The HRC will continue to monitor fair housing practices
at housing projects including homeless shelters and transitional housing
that receive public assistance.
- SFRA and MOH will continue to monitor all projects
for ongoing continued compliance with income and rent restrictions.
- The City will continue to provide funding to encourage
equal access to housing for people with HIV/AIDS
- The Planning Department will advocate a mix of unit
sizes and types to accommodate special users including senior citizens
and physically disabled persons pursuant to Planning Code Section 209.1
during the design review phase of proposed housing projects.
- City and County of San Francisco Ordinances will
continue to provide fair housing protection.
- The San Francisco City and County Department of
Human Services' housing unit and the Human Rights Commission will continue
to investigate and mediate complaints of housing discrimination.
Increase the availability of units suitable for users with supportive
The City should support efforts by potential sponsors
to identify and develop sites for special users and work cooperatively
with social service agencies and housing providers. The City should also
seek to reduce institutional barriers to development of innovative forms
In addition to the disabled, other households with
special needs have difficulty finding suitable housing in San Francisco.
Many large families, especially those newly immigrated to the United States,
are crowded into units designed for much smaller households. New housing
construction, especially those including units to accommodate large families,
should be encouraged. Many of the City's elderly citizens occupy housing
that is not designed to meet their special needs. Shelters and transitional
housing facilities are not available in sufficient numbers to meet the
needs of the city's homeless population. The mentally disabled also need
housing with additional support services.
The City should take an active role to encourage the
expansion of the availability of housing units suited to needs of these
groups including physical design features and ancillary social and medical
service facilities. When units are constructed or rehabilitated to meet
the needs of special user groups and have received City support or waivers,
there should be monitoring to ensure that such units continue to be occupied
by the intended group.
- The City will continue to encourage and support
the development of specialized housing types that meet the particular
needs of various user groups. This housing will be especially encouraged
in transit rich areas of the City, maximizing mobility and accessibility
- To reduce institutional barriers to the development
of innovative forms of housing, the City will continue to support efforts
of potential sponsors to identify and develop sites for special users.
- The City will continue to promote cooperative efforts
between social service agencies and housing providers to develop special
- Units that are constructed or rehabilitated to meet
the needs of special user groups and receive City support or waivers
will be monitored to ensure that such units continue to be occupied
by the intended group.
Eliminate discrimination against households with children.
Households with children often have difficulty finding
suitable housing because many landlords do not want children as tenants.
The City should prohibit discrimination against children and encourage
the construction of units suitable for families with children. In assisted
housing, households with dependent children should have preference in
rental or resale of multiple bedroom units. The City should continue enforcement
of the 1987 ordinance prohibiting residential apartment owners from discriminating
against families based on household size unless the Building Code does
not permit occupancy of the dwelling by a family of that size.
- San Francisco's Municipal Police Code under Article
1.2 prohibits housing discrimination against families with minor children.
This law prohibits the most common forms of discrimination, such as
restrictive occupancy standards, rent surcharges and restrictive rules.
- The City will continue to promote access to housing
by families by enforcing Section 503(d) of the City's Housing Code.
Promote the adaptability and maximum accessibility of residential dwellings
for disabled and elderly occupants.
Disabled and elderly San Franciscans are less able
to compete for scarce housing units, in part because they often have lower
than average incomes. Most housing units are also not physically accessible.
The City should take an active role in expanding the availability of units
suited to households with special needs. Congregate housing with central
eating facilities is an appropriate form of housing for some elderly households.
In accordance with local policy and applicable law, new housing should
be made accessible or adaptable to the disabled or elderly. "Accessible"
means that the housing presents no physical barriers to handicapped or
elderly people. "Adaptable" means housing whose entry and circulation
are designed and constructed so that making relatively minor adjustments
and additions rather than structural changes can make the unit fully accessible.
Federally assisted housing currently requires that at least 5% of all
new units are made fully accessible.
- The City will continue to provide protective services
to help keep seniors and disabled adults of all circumstances and income
levels safe in their own homes rather than in nursing homes through
the new Department of Aging and Adult Services.
- The Planning Department will continue to implement
Planning Code Section 209, which allows a density bonus of twice the
number of dwelling units otherwise permitted as a principal use in the
district, when the housing is specifically designed for and occupied
by senior citizens, physically or mentally disabled persons.
- The Department of Building Inspection will continue
to enforce the standards of accessibility and adaptability for commercial
facilities and new residential construction including motels, apartment
buildings containing three or more dwelling units, homeless shelter
and other specified building types. (Chapter 11A and 11B of the California
- The Mayor's Office on Disability (MOD) will continue
to ensure access for people with disabilities to City programs and facilities.
- The Mayor's Office of Housing will continue to review
affordable housing development programs and projects to ensure that
these projects provide not only the accessibility required by federal,
state and local law, but also the greatest accessibility feasible.
Encourage the provision of new home ownership opportunities through new
construction so that increased owner occupancy does not diminish the supply
of rental housing.
Since the demand for rental housing continues to significantly
exceed supply and less than 8% of San Francisco residents can afford the
median home cost, the development of new home ownership opportunities
should rely primarily on new construction and not the conversion of rental
housing to home ownership.
- The City, through the Section 1302(c)2 of the San
Francisco Subdivision Code, will continue to promote homeownership opportunities
for existing tenants and prevent displacements by requiring a high degree
of tenant intent to purchase their rental units as a condition of approval
of applications for residential conversion.
Ensure an equitable distribution of quality board and care centers, and
adult day care facilities throughout the City.
Older, larger buildings, and vacant commercial spaces,
may be suitable for conversion to group housing. Because of the availability
of certain types of residential buildings and services in certain parts
of the City, board and care and adult day care facilities have tended
to become concentrated in those areas. Applications for new facilities
may continue to reinforce these concentrations unless they are carefully
reviewed. It is desirable that group housing and board and care homes
be distributed throughout the City so that people are offered a choice
of locations and over-concentration of facilities in particular neighborhoods
is avoided. However, the Federal fair housing laws prohibit limitations
on board and care facilities and group homes to the extent that these
limitations diminish housing opportunities for disabled persons and families
with children. Adult day care facilities that allow disabled or elderly
persons to live at home but receive daily support should be located close
to their clients. In reviewing applications for board and care homes and
adult day care facilities, the following factors should be among those
- In the case of day care facilities, proximity to
- Accessibility to recreational facilities and open
- Proximity to commercial areas and shopping.
- Proximity to community services.
- The Planning Department will continue monitoring
group housing to ensure a distribution of quality board and care and
adult day care facilities
- The Planning Department will explore the potential
for expanding as-of-right group housing and group housing definitions
in Sections 209.2 and 216 "Other Housing" in the neighborhood
commercial district controls. The Mayor's Office of Housing will continue
to investigate creation of a loan program to expand housing provided
by board and care operators.
AVOID OR MITIGATE HARDSHIPS IMPOSED BY DISPLACEMENT
Minimize the hardships of displacement by providing essential relocation
Because of the economic and social hardships involved
when a household is forced to move, and the difficulty of funding replacement
housing at comparable rents, every effort should be made to minimize displacement.
Private demolition of housing can cause particular
hardships because of the absence of relocation assistance programs for
displaced households. Property owners should provide assistance in finding
suitable relocation housing if any lower-income households are to be displaced.
Property owners should inform tenants at the earliest possible date of
any proposed demolition plans and should arrange for counseling assistance
for the displaced households. Owners should not be permitted to demolish
existing housing units until efforts have been made to assist tenants
in obtaining relocation housing.
When displacement does occur as a result of public
actions, uniform relocation services including counseling, locating replacement
housing, and moving expenses, should be provided regardless of whether
the displacement is caused by federal, state, or locally funded activities.
In the case of privately funded developments where displacement occurs,
the developer should be requested to provide such services.
- When providing financial assistance for affordable
housing development or rehabilitation, MOH and SFRA will continue to
provide assistance required by the provisions of the federal Uniform
Relocation Act (URA) or the California state relocation law.
- The City will continue to work for a minimum of
one to one replacement of all housing lost, regardless of cause.
Offer displaced households the right of first refusal to occupy replacement
housing units that are comparable in size, location, cost, and rent control
Persons in private or publicly owned housing displaced
by fire and other acts should be restored to their previous residential
position to the maximum extent feasible. Where existing units are converted
to condominium or cooperative ownership, existing tenants should be given
opportunities to purchase converted units.
- The Mayor's Office of Housing (MOH) and the San
Francisco Redevelopment Agency will continue to provide tenants displaced
during rehabilitation financed by each agency with the right to return
to the unit or a comparable unit after the work is completed if they
meet applicable eligibility criteria.
- MOH will administer affordability restrictions on
the stock of units made affordable under the Condominium Conversion
REDUCE HOMELESSNESS AND THE RISK OF HOMELESSNESS IN COORDINATION WITH
RELEVANT AGENCIES AND SERVICE PROVIDERS.
Homelessness has grown to a scale unprecedented in
the United States since the 1930s. The legacy of the 1980s that has regarded
temporary shelter as an adequate response to homelessness should be overcome.
Shelters are not an acceptable alternative to decent, affordable housing.
While the City should not relax its commitment to offering shelter to
anyone who would otherwise be forced to live in streets, parks and doorways,
the vision and the overall direction should remain fixed on the goal of
creating and preserving low-cost housing, jobs and job training programs,
and the necessary health and social support services that enable people
to live with the greatest degree of independence possible. Such services
for the homeless should be provided in a multi-lingual and multicultural
context where needed. It is critical that San Francisco and other cities
begin to develop a regional approach to homelessness in the Bay Area.
Increased state and federal support is needed for regional efforts to
Focus efforts on the provision of permanent affordable and service-enriched
housing to reduce the need for temporary homeless shelters.
For a permanent solution to homelessness, permanent
affordable housing must be developed. Although shelters can provide an
alternative to sleeping on the streets, these do little to address the
underlying problem. The development of new housing connected to services
will best address this need.
- City agencies including the Mayor's Office of Housing,
the Department of Human Services, the Department of Public Health, the
San Francisco Housing Authority, and the San Francisco Redevelopment
Agency will prioritize the development of permanent supportive housing.
- The Department of Human Services and the Department
of Public Health will continue to partner with capital funding agencies
to develop supportive housing.
- Existing low cost housing will be preserved wherever
- The Residential Hotel Unit Conversion and Demolition
Ordinance will continue to benefit the public by minimizing the loss
of residential hotel units through conversion and demolition.
- The Department of Human Services (DHS) will continue
to administer the Shelter Plus Care program, which provides rental subsidies
to homeless individuals and families with disabilities so that they
may access and maintain permanent supportive housing. The City should
collaborate in efforts at the federal level to expand resources for
- DHS will continue to fund non-profit agencies to
provide on-site supportive services for formerly homeless individuals
and families living in supportive housing. DHS will coordinate development
of these programs with the Mayor's Office of Housing and the San Francisco
Redevelopment Agency, which provide funding for construction and rehabilitation
of affordable housing, including supportive housing. Additional programs
will be developed as funding availability allows.
- DHS will continue to operate its Master Lease Program
in order to provide low-cost, safe, permanent housing to homeless individuals
leaving emergency shelters. The capacity of this program should be expanded.
- DHS will continue the collaboration started with
the San Francisco Housing Authority in the formation of the Joint SFHA/DHS
Workgroup to resolve priorities issues for clients of both agencies.
Aggressively pursue other strategies to prevent homelessness and the risk
of homelessness by addressing its contributory factors.
Measures that go beyond shelter are needed to address
the root causes of homelessness. These include stable sources of income
and health and social support services for short or long periods of time
to assist people with special needs to live with the greatest degree of
- The Mayor's Office of Housing, the San Francisco
Housing Authority and the San Francisco Redevelopment Agency will continue
to integrate job training and other programs that support low- and moderate-income
families into its affordable housing development.
- The Department of Human Services' Eviction Prevention
and Rental Assistance program will continue to work cooperatively with
non-profits to help low- and very low-income individuals and families
at risk of homelessness to maintain their housing by paying past due
rent to avoid eviction, and offering legal services, counseling, and
other supportive services. The Rental Assistance Fund helps very low-income
San Franciscans in a housing crisis. Eligible individuals and families
can apply for grants to pay overdue rent to prevent eviction, or apply
for a security deposit to move into permanent housing.
- DHS will continue to fund non-profit contractors
to provide after-care services for homeless families once they are housed
to help them maintain housing, become stable and prevent recurring episodes
Improve coordination among emergency assistance efforts, existing shelter
programs, and health care outreach services.
While the emphasis should be on provision of permanent
housing, the City should provide an emergency shelter program that provides
temporary shelter and links homeless people to more comprehensive services.
The City should also continue to support the Department of Public Health's
Direct Access to Housing Program, which has helped households transition
from shelters into permanent homes.
Homeless people often have difficulty gaining access
to the health care system, whether it is because the multiplicity of problems
they experience overwhelms health care providers, their behavior or appearance
makes them unwelcome, or they themselves regard health care as low on
the survival priority list. There is need for outreach services and multi-service
centers that provide health care and other services to the homeless, in
a manner that gains their trust and with a goal of integrating them into
the larger health care and services systems.
- The City will continue to develop resource centers
to provide information and survival needs for the homeless.
- The City will continue to operate its Homeless Services
Team, which conducts outreach to homeless persons living on the street
with the goal of assisting the most difficult-to-reach homeless persons
to access available appropriate services, benefits, health care and
housing. The Department of Human Services (DHS) will work to coordinate
its street outreach efforts with other such outreach programs operated
by the Department of Public Health.
- The City will develop and implement a Homeless Management
Information System (HMIS) leading to improved coordination of services.
- The DHS's Division of Housing and Homeless Programs
will continue to fund a wide range of services that are part of a comprehensive,
inter-agency, citywide approach to help homeless individuals and families
achieve the highest level of self-sufficiency of which they are capable.
- DHS will continue to operate their program Connecting
Point as a centralized intake and service referral system for families.
Facilitate childcare and educational opportunities for homeless families
Homeless families, just like other families, require
a broad variety of childcare programs to meet their particular needs.
For some, the need is for developmentally appropriate, well-equipped spaces
that offer privacy, enabling families an opportunity to interact and play
with their children. For other parents, who may need time to participate
in job training, or to look for work or run errands, the need is for convenient
drop-in childcare program. In other instances, the need may be for licensed
childcare programs that serve the special needs of these children.
- The Department of Human Services will continue to
implement the California Work Opportunity and Responsibility to Kids
(CalWORKs) program to serve adults with dependent children where participants
receive financial support and a full array of services for 18-24 months
as they work with an Employment Specialist to follow an individualized
IN INCREASING THE SUPPLY OF HOUSING, PURSUE PLACE MAKING AND NEIGHBORHOOD
BUILDING PRINCIPLES AND PRACTICES TO MAINTAIN SAN FRANCISCO'S DESIRABLE
URBAN FABRIC AND ENHANCE LIVABILITY IN ALL NEIGHBORHOODS.
Housing quality involves not only the physical condition
of the housing structure itself but also the condition of the surrounding
neighborhood and the adequacy of its amenities, facilities, and services.
Quality urban housing can exist only in full service neighborhoods. New
housing development must address these issues.
Use new housing development as a means to enhance neighborhood vitality
New in-fill housing development should be compact,
mixed-use, mixed income, and have a mix of unit sizes. Major multi-family
housing projects that accommodate non-residential uses such as neighborhood
serving retail, childcare or after school facilities, or even institutional
uses such as a public library, should be encouraged and supported. Minimum
density requirements and maximum parking standards should be used to encourage
a mix of unit sizes in areas well served by transit and neighborhood retail.
- The new Land Use Element will identify in-fill sites
appropriate for mixed-use residential projects. Appropriate neighborhood
serving retail, public facilities and supportive amenities should be
- The City will continue to implement its policy that
the design of all housing sites and related amenities make a positive
contribution to surrounding public space and to overall neighborhood
- The Planning Department will encourage historic
preservation and adaptive reuse of older buildings to enhance neighborhood
Ensure housing is provided with adequate public improvements, services,
Many factors add to neighborhood livability, including
the quality of schools, the availability of quality childcare at affordable
prices, the effectiveness of police and fire services, access to open
space and recreational opportunities, and access to transit. The large
number of single parent and two working parent households makes the provision
of childcare facilities an important component of family housing developments.
Regular maintenance of streets and sidewalks, provision of street trees,
and protection of residential areas from excessive traffic, are also important
to neighborhood life. To provide its residents with a quality living environment,
the City should address all of these factors.
- All City of San Francisco departments and agencies
will continue to contribute to the strengthening of neighborhood livability
by providing and improving public amenities and services.
- Each City department will continue to seek funding
from Federal, State, local and private sources in order to improve services.
Encourage appropriate neighborhood-serving commercial activities in residential
areas, without causing affordable housing displacement.
Certain non-residential uses are desirable and appropriate
in residential areas. For example, small pedestrian-oriented grocery stores
and other convenience shops can meet frequent and recurring needs of residents
without disrupting the residential character of the area. On the other
hand, other non-residential uses are noisy, unattractive, or generate
excessive traffic and therefore would be undesirable in residential areas.
Commercial uses should be allowed in residential areas
only if they meet the following criteria:
- The use is primarily pedestrian-oriented.
- The use serves the needs of the immediate residential
neighborhood and does not draw significant trade from outside the neighborhood.
- The use does not displace a unit suitable for residential
- The use does not disrupt or detract from the livability
of the surrounding neighborhood.
- Suitable locations in immediately adjacent neighborhood
commercial areas do not exist.
- The design of the building is in keeping with the
established residential character of the area, and all signs are carefully
- Truck traffic servicing the use is minimized, and
truck delivery hours are restricted.
Community services such as childcare centers are also
particularly appropriate in residential areas, even though they may draw
from a larger area and may not be primarily pedestrian-oriented. Non-residential
uses, if essential to the preservation of a landmark building, could also
be permitted if the specific use is compatible with the surrounding environment.
- The Planning Department is studying the construction
methods and design components of well-designed neighborhood serving
commercial areas. This will result in revised Design Guidelines to further
enhance these areas. Areas of particular interest will be: appropriateness
of business type; building materials and design; public amenities; open
space and public art; street, sidewalk and public transportation connections
and circulation patterns; neighborhood safety; environmental considerations;
and site design.
- Each project will be considered on its own merit
and on its ability to make a positive contribution to the neighborhood
and the City.
Avoid or minimize disruption caused by expansion of institutions, large-scale
uses and auto-oriented development into residential areas.
The expansion needs of institutions often conflict
with efforts to preserve and protect the scale and character of residential
neighborhoods. Large educational, religious, and medical institutions
attract people from outside a neighborhood, aggravating traffic and parking
problems. Institutional buildings also tend to be larger in scale and
more intensely used than surrounding residential buildings. In addition,
institutional expansion often requires removal of housing and displacement
To minimize the disruption caused by expansion of large
institutions, the City should carefully review expansion plans. The needs
of adjacent residential areas for housing, on-street parking and safe,
quiet streets should be considered, in addition to the needs of the institution.
Educational and medical institutions should be required to develop and
submit master plans to the City, before the City reviews any specific
expansion requests. Such a master plan should define long-term and short-range
development plans of the institution. Early review of institutional development
plans will permit exploration of alternate ways to address the needs of
the institution in order to minimize potential conflicts with the residential
- The City will continue to require large educational
and medical institutions to develop and submit Institutional Master
Plans as required by Section 304.5 of the Planning Code.
- The City will work to require institutions to provide
housing for workers and students.
- Neighborhood impact will be reduced by building
at the appropriate scale, addressing traffic and transportation impacts,
and by carefully considering neighborhood design patterns.
Promote the construction of well-designed housing that enhances existing
Residents of San Francisco should be able to live in
well-designed housing suited to their specific needs. To ensure that housing
provides quality living environments and complements the character of
the surrounding neighborhood, the following general design and amenity
guidelines should be applied in evaluating new residential developments
and alteration of existing buildings:
- Design new and substantially altered buildings in
a manner that conserves and protects neighborhood character (See Residential
Design Guidelines, Department of City Planning, 2003 for more specific
guidelines and illustrations.)
- Provide adequate on-site usable open space and relate
the type, amount and location of open space to the types of households
expected to occupy the building. (See Figure
Open Space Guidelines" in the Recreation and Open Space Element,
for more specific guidelines.)
- In larger projects include needed amenities such
as storage, laundry, community rooms, and recycling, and adopt green
building practices to the maximum extent possible.
- Provide sites for childcare facilities to serve
residents of the immediate vicinity if such facilities do not exist
nearby, or if nearby facilities are at or near capacity.
- Provide sites for convenience shopping facilities
to serve the immediate vicinity if such facilities do not exist nearby.
- Incorporate concepts of security in the design of
the building, especially in the number of units per entrance, sense
of personal space and ability of the residents to effect self-policing
of the grounds and immediate surroundings. Also, provide adequately
lit unit address numbers that are easily read from the street or walkways.
- Incorporate artwork in larger buildings.
Subdivisions and Planned Unit Developments
- For larger subdivisions
and planned unit developments, provide a lot layout and pattern that
integrates well with the surrounding urban fabric and create a street
pattern that ties into the surrounding streets.
- Create a street pattern
which ties into surrounding streets.
- Avoid creating dead-end
streets and cul-de-sacs where it is possible to create through streets.
- On wide blocks, create
mid-block lanes that function as public streets.
- Create pedestrian passageways
to provide convenient circulation within the project and convenient
connections to areas outside the project.
- Create lot or building
patterns that orient the fronts of buildings to, and create multiple
building entries from the street.
- Avoid creating overly wide
streets. Provide sidewalks wide enough to accommodate street trees.
- Underground utilities.
- The Planning Department will continue to study the
construction methods and design components of well-designed housing
that enhances the existing urban fabric of San Francisco.
- The Planning Department will continue to use the
Residential Design Guidelines when reviewing projects.
- Each project will be considered on its own merit
and on its ability to make a positive contribution to the immediate
neighborhood and the City.
Employ flexible land use controls in residential areas that can regulate
inappropriately sized development in new neighborhoods, in downtown areas
and in other areas through a Better Neighborhoods type planning process
while maximizing the opportunity for housing near transit.
Increased allowable densities should not detract from
established neighborhood characteristics. In many cases, design and efficient
site uses can make use of maximum housing densities while keeping resulting
units affordable and compatible with neighboring structures.
- The City will continue to promote increased residential
densities in areas well served by transit and neighborhood compatible
development with the support and input from local neighborhoods.
Where there is neighborhood support, reduce or remove minimum parking
requirements for housing, increasing the amount of lot area available
for housing units.
San Francisco first imposed residential parking requirements
in the 1950s, when prevailing notions assumed that cars were becoming
the primary way of getting around and automobile parking should be provided
accordingly. This 1:1 parking requirement generated traffic and took up
valuable space, but created a distinct neighborhood character in the western
part of the City. One parking space reduces the amount of housing a parcel
can accommodate by as much as 25%. Building parking space also adds $20,000
to $50,000 per parking space to the cost of housing construction.
Enforcing one off-street parking space for each new
dwelling unit is essentially a suburban practice and diverges from the
City's tradition of compact, urban, walkable places in the older neighborhoods.
Much of San Francisco was built before the advent of the automobile and
most places are easily accessible by foot or public transit.
- The Planning Department will work to reduce parking
in older neighborhoods and in other areas through a Better Neighborhoods
type planning process with the support and input from local neighborhoods.
Strongly encourage housing project sponsors to take full advantage of
allowable building densities in their housing developments while remaining
consistent with neighborhood character.
The Planning Department, with housing project sponsors,
should explore and encourage project configurations that take full advantage
of allowable building densities. Department support should go beyond technical
assistance and include coordinated and timely neighborhood outreach and
accelerated processing. The Department should strongly support projects
that creatively address residential parking and open space requirements,
resulting in higher densities with a full range of unit sizes.
- The Planning Department, with the support and input
from local neighborhoods, study the impacts of reduced parking and private
open space provisions and will consider revising the Planning Code accordingly.
- The Planning Department will work with housing advocates
to educate residents on the benefits of traditional urban neighborhood
supporting housing densities.
Set allowable densities and parking standards in residential areas at
levels that promote the City's overall housing objectives while respecting
neighborhood scale and character.
In setting allowable residential densities in established
neighborhoods, consideration should be given to the prevailing building
type in the surrounding area so that new development does not detract
from existing character. Established architectural characteristics should
be respected. Design and efficient site uses can make use of maximum allowable
densities while keeping resulting units affordable and compatible with
neighboring structures. In areas where an urban scale and character is
yet not established, densities should be set at levels that support transit
and neighborhood amenities that are enjoyed by the City's more established
- The City, through a Better Neighborhoods type planning
process, will continue to work to improve and enhance housing with the
goal of more housing and vital, attractive transit served neighborhoods.
- The Planning Department will continue to employ
Residential Design Guidelines and implement the General Plan to ensure
new projects are compatible with established neighborhoods.
- The new Land Use Element will, within the framework
of a comprehensive citywide action plan (CAP), identify areas where
higher densities are appropriate.
- The updated Urban Design Element will reconcile
the City's established and well formulated urban design principles with
the City's housing objectives.
Include energy efficient features in new residential development and encourage
weatherization in existing housing to reduce overall housing costs and
the long-range cost of maintenance.
Simple energy saving features such as site orientation
and window placement can optimize passive solar heating and natural daylight
at little or no additional cost. Often, features that add to the initial
cost of a structure are highly cost-effective in terms of the life cycle
or operating costs. For example, weatherization of existing housing can
usually pay for itself in a short time, resulting in lower utility bills
and housing costs. These approaches should be pursued.
- The Department of Building Inspection, Pacific Gas
and Electric Company (PG&E), and the Building Science industry will
continue environmental education programs for the general public, project
sponsors, and builders.
- The Mayor's Office of Housing will continue to provide
funding for the physical and financial preservation of non-profit owned
affordable rental housing that requires energy efficiency improvements
in order to protect its affordability.
- The Department of Building Inspection will continue
to enforce Title 24 energy code requirements. In addition to Title 24,
residential buildings will be also required to comply with the Residential
Energy Conservation Ordinance (RECO). RECO affects all residences at
time of sale or at time of meter conversion, major improvement or condominium
STRENGTHEN CITYWIDE AFFORDABLE HOUSING PROGRAMS THROUGH COORDINATED REGIONAL
AND STATE EFFORTS.
Housing is a regional and state concern. Problems such
as the inability of large numbers of people to afford decent housing,
inequities and discrimination in the housing market, and the inadequacy
of public resources cross the boundaries of local jurisdictions and cannot
be addressed solely on a local level. Region-wide strategies are needed.
Investment decisions made by the private sector are rarely confined to
the limits of single governmental jurisdictions broader housing
market areas are considered. A strategy dealing with housing problems
in the Bay Area must therefore involve a regional approach. Effective
solutions to housing problems in the Bay Area can be developed only if
all local jurisdictions' agencies and organizations dealing with housing
in the Bay Area coordinate their activities.
Although San Francisco will always maintain an overall
jobs/housing imbalance because it has historically developed as an employment
center, the City must undertake efforts to balance future employment growth
and the supply of housing. In particular, City agencies should coordinate
strategies to meet the housing goals set forth by the Association of Bay
Area Governments (ABAG) and adopted as part of this Element, as well as
to address housing needs already present even without job growth. To meet
these goals, San Francisco will have to absorb a greater percentage of
new workers and increase the housing opportunities for workers currently
commuting to the City.
Work with localities across the region to establish a better relationship
between economic growth and increased housing needs.
San Francisco is part of the larger regional economy
of the Bay Area and economic decisions made by one community often affect
other communities in the region. Thus decisions made by some cities to
limit commercial or residential growth impact other cities in the region.
Efforts should be made to balance employment and housing growth within
the region. Aggregated together, current local government development
policies will not house the labor supply needed for jobs currently projected
for the region. If these policies remain unchanged, housing must be provided
outside the region. This would extend commutes, or regional job growth
will be curtailed, or both.
The Association of Bay Area Governments has established
a regional goal to house within the region up to 50% of the difference
between the projected growth in Bay Area jobs and the growth in the region's
labor supply. To reduce the jobs-housing imbalance in the region by that
amount by 2006, almost 231,000 additional housing units are needed within
- The City will continue to work with the Association
of Bay Area Governments (ABAG) and the Metropolitan Transportation Commission
(MTC) to shape an implementation plan that meets regional housing, transportation,
and job needs.
- The City will continue to support new state and
federal funding for projects that coordinate the region's need for jobs
and housing well served by the transportation system.
- The State should offer incentives in the form of
a larger allocation of a regional property tax sharing pool in exchange
for building mixed use affordable residential near transit hubs.
Support the production of well-planned housing regionwide that address
regional housing needs and improve the overall quality of life in the
New residential development and rehabilitation of existing
housing should be planned to conserve open space and to take advantage
of the availability of employment opportunities, efficient transportation
systems, and community services. San Francisco should take an active role
in promoting quality new housing development in the Bay Area in areas
where adverse impacts on the environment will not be generated and the
use of public transit will be enhanced. The City should also play a greater
role in ensuring local and regional growth management strategies are coordinated
- The San Francisco Redevelopment Agency (SFRA) will
continue to serve as the lead agency and administrator of the HOPWA
Program on behalf of the San Francisco Eligible Metropolitan Statistical
Area (EMSA), which includes San Francisco, San Mateo and Marin Counties.
- The City will continue to support the production
of well planned affordable and market rate housing, improve the jobs/housing
balance, and improve public transportation options.
- The City will continue to support efforts to make
the California Environmental Quality Act (CEQA) more supportive of transit
oriented and mixed use residential development.
- The City will continue to work with the Metropolitan
Transportation Commission (MTC) to coordinate transportation information
- The City will continue to support efforts for rail
line extension funding based on zoning that requires regional mixed-use
development and jobs/housing balance criterion.
- The City will continue to support Jobs-Housing Balance
Incentive Grants awarded to cities that produce housing in areas with
fast growing employment and support additional bonuses awarded for multi-family
housing, affordable housing, and in-fill development.
- The City will continue to support congestion
pricing bridge tolls during peak commute periods with additional fund
generation allocated for public transportation improvements.
- The City will continue to support efforts to develop
and improve transit to large surplus public land and redevelopment areas
such as Treasure Island, Alameda Naval Air Station or Mare Island in
Vallejo, where high-density housing and new jobs and services could
- The City will continue to support efforts to use
state or regional funds to give housing subsidies or income tax credits
to employees who live close to their workplaces similar to subsidies
for police and firefighters in some cities.
- The City will continue to support the use of State
or regional funds for transit passes or to increase transit-related
income tax credits to encourage employees to commute to work via transit.
- The City will continue to support efforts to charge
consumers the full cost of parking to promote transit use. Additional
funds, generated by employee parking fees, could be used to improve
public transportation and fund incentive programs for non-driving employees.
- The City will continue to support the Metropolitan
Transportation Commission's (MTC) Transportation for Livable Communities
(TLC) program, which provides funding for planning and construction
of projects that help create walkable, transit-oriented and livable
Encourage jurisdictions throughout the Bay Area to recognize their share
in the responsibility to confront the regional affordable housing crisis.
Local communities throughout the Bay Area should accept
responsibility for housing families of all income levels. At the present
time, most of the region's subsidized housing for low- and moderate-income
households is concentrated in the central cities, including San Francisco.
Housing opportunities for low- and moderate-income households should be
available throughout the region, and all localities in the Bay Area should
provide their fair share of such housing. The public and the private sector
should share responsibility.
State law allows joint exercise of powers between jurisdictions
that enable entrepreneurial action at a larger-than-local scale. Cooperative
efforts among localities, as well as joint efforts with state agencies,
extend resources available for affordable housing.
- The City will continue to support the following
efforts: State and Federal funding allocations tied to individual communities'
commitment to provide their fair share of affordable housing production,
particularly in transit rich areas; linking State funds to a community's
fulfillment of their fair share of regional affordable housing needs;
and reducing fiscal incentives to produce uses other than housing by
regional sales and property tax sharing.
- To take advantage of a city's ability to use Joint
Power and other collective and cooperative arrangements to make more
effective use of financial resources for housing production, the City
will encourage joint powers approaches to housing finance where joint
powers agreements will enhance the production of affordable housing.
Foster educational programs across the region that increase public understanding
of the need for affordable housing and generate support for quality housing
The City should help develop and conduct region wide
public awareness programs to generate greater public support for affordable
housing production. Workshop modules could also be crafted to explain
regional land use patterns and its impacts on livability and help demystify
- The City will continue to support the efforts of
non-profits like Non-Profit Housing Association, Urban Ecology, Greenbelt
Alliance, and Architects, Designers, and Planners for Social Responsibility,
as well as regional government organization such as the Association
of Bay Area Governments and the Metropolitan Transportation Commission
to conduct community workshops, and research and publish information
that promotes understanding of relationships between economic growth
and increased housing needs.
- The City will continue to support public awareness
programs of professional associations such as the Urban Land Institute,
American Planning Association, the American Institute of Architects,
and the American Society of Landscape Architects, in their efforts to
underscore the importance of linking jobs, housing and other uses by
efficient transportation throughout the region.
Support the State of California in developing and implementing state affordable
housing plans and programs.
With the decreasing level of Federal support for housing
programs, the administrative and financial powers of the State become
especially critical. The state legislature has placed an affordable housing
bond proposal on the statewide ballot in 2002, but there also needs to
be a long-range plan for affordable housing and a clearer articulation
of the State's role in funding and facilitation of affordable housing
- The City will continue to support State and regional
efforts to establish additional grant programs to aid in the preparation
of plans and environmental documents for mixed-use residential and transit
oriented projects responding to regional needs.
- The City will advocate for increased and equitable
State and Federal fund allocations for affordable housing production.