Tag Archives: Family Zoning Plan

Upzoning Legislation Pending at the Board of Supervisors

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The legislation codifying the proposed upzoning map and specific code changes is pending at the Board of Supervisors.  These changes will have a major impact on San Francisco’s built environment over this and the coming decades.  To see the proposed heights for your and adjacent properties review the Family Zoning Plan map with the “Local Program” heights.  Developers can “opt in” to this program as opposed to participating in the State Density Bonus program.  Besides increased heights, the SF Local Program provides key revised objective standards that allow more density on a lot. 

The impact of the Family Zoning Plan is the de facto elimination of the 45 year old Dolores Heights Special Use District.    

  • Our heights are currently 35; new heights allowed  can be 40, 50, or 65 feet.  
  • The rear yard open space is currently 45% of the lot depth, or 51 feet for a 114 foot lot.  The plan allows new properties to expand 20 feet further into the rear yard (18% more of the lot depth), eroding our unique mid-block open space benefits
  • Properties on any corner can be up to 65 feet high.  This 65-foot height also applies to lots that are 8000 square feet (less than the size of three merged standard lots or an apartment building-sized lot.)
  • Other recent amendments that allow for height and square footage “bonuses” and more rear yard reductions, some for defined changes and a a “catchall” request for up to 15% reduction of any objective standard 

DHIC is opposed to the plan in its current form as it provides significant benefits to market-rate developers without comparable benefits to SF’s Housing Plan – especially for more affordable (from moderate to very low income) housing units.  DHIC is also concerned that historic buildings aren’t sufficiently protected and that tenants and small businesses can be displaced with inadequate relocation benefits.  This SF Planning website has more documents to educate the public.  However, it doesn’t assess the impact of all these combined changes on our neighborhoods. 

Update on Upzoning

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San Francisco Planning has nearly completed its years-long project to meet the quota of 82,000 new housing units imposed on us by the State.  (For more information read this primer from SF Planning.)  The City’s response is to upzone nearly two-thirds of the City’s residential lots – from Glen Park/Noe Valley to the northeast/northside and all the areas west of Twin Peaks.  (See this interactive map with the Lurie Administration’s “Family Zoning Plan” proposed heights.)  This blanket upzoning plan includes “waivers” of key planning code requirements – such as current rear yard setbacks and added height bonuses for some blocks and for corner and large properties. 

How does this affect Dolores Heights?  The table on the DHIC website summarizes the key changes that can be incorporated into new housing projects in our neighborhood. Say hello to 65 foot buildings on corners and to adjacent buildings that extend 20 feet past your home’s rear wall.  

DHIC opposes this strategy to upzone hundreds of thousands of lots to meet SF’s goal of only 36,200 additional projects by 2032.  And 80% of these projects must be affordable housing (see the primer linked above); however, inclusionary units and subsidies fall short of meeting this goal.

What’s next? On June 24 Mayor Lurie introduced legislation amending the Planning Code rules to incorporate the provisions of the Family Zoning Plan. It will be heard at the Board of Supervisors during the summer and likely voted on in early Fall.   

Upzoning: Impact on Dolores Heights 6/24/2025

Incentivizes significantly taller/longer buildings with negative impacts on open space and public views

Zoning  ElementDH SUD – the way it’s been since 1980Proposed Upzoning – the way it will be for multi-unit projects
Height35 feet height throughout the Dolores Heights Special Use District (DH SUD)40 feet – 65 feet heights – see SF Planning map for heights by street, plus up to 50’ on blocks east of Sanchez and north of 20th St.More changes – height, length, etc. below
Impact: taller buildings – 40 feet up to 65 feet, and 50 feet on some blocks – will cast more shadows on nearby homes, reduce public views, and degrade the view of Sanchez Hill.  See proposed map
Rear yard setback45% of lot depth  For a standard Dolores Heights lot (114’ deep), required rear yard: 51 feet Reduce current setback by 18% of lot depth: For a lot depth of 114 feet, required rear yard reduced to: 30.5 feet,
Impact: buildings can extend 20 feet further into the rear yard than the adjacent homes – reducing neighbors’ light, privacy, & the midblock open space in Dolores Heights.
Additional height allowedNoneCorner lots and lots > 8000 sq feet can add two stories, up to 65 feet height. 50 feet allowed on lots east of Sanchez and north of 20th.
Impact: Regardless of “base height”, properties on a corner or on a 8000 sf lot anywhere in Dolores Heights can build to 65 feet height – casting shadows and blocking public views up & down Sanchez Hill   
Project reviewHearings for variances and some demolitions“Ministerial” review: in many cases, no appeal rights or hearing if project meets standards
Impact: New buildings can be approved with no notice to neighbors or hearing to assess impact on neighbors or the neighborhood.  

What can we do?  DHIC is part of Neighborhoods United SF (NUSF.net ) which opposes the plan and advocates for alternative strategies.  You can write or call the Mayor to express your views on the plan.