Tag Archives: San Francisco CA

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. 

2025 Fall Gathering Recap – Neighbors Meet New Police Captain & Legislative Aide

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On a warm sunny Saturday, Dolores Heights neighbors socialized and then met Captain Sean Perdomo, the new head of SFPD Mission Station.  They discussed safety concerns – the disruptive and illegal dirt bikes in the Dolores area, the  loud after-hours parties at Dolores Park, and speeding on neighborhood streets.  The Captain took notes and on Monday, Oct. 6 responded with these actions [excerpts from his email of October 6]:  

  1. Dirt Bikes. The Department’s using technology to aid in the apprehension of dirt bikers. At the station we have followed up and obtained an arrest/search warrant for a dirt biker on a previous incident at Dolores Park using the technology. I am tasking my plainclothes officers with more arrest/search warrants for those dirt bikers we can identify. Please encourage your members to call 911 to report a gathering of dirt bikers so that we can coordinate the drone.
  2. Traffic. Dave Burke identified the trouble areas and the intersections have been added to the Traffic Unit’s (motorcycles) daily enforcement activities. Please let me know if you see them in the area  … they are short staffed and are tasked with many dignitary visits. Captain Peter Shields of the traffic unit was notified. If they aren’t in the area much, I can assign a traffic car when staffing allows.
  3. Dolores Park Noise. I contacted Chief Murphy to have him evaluate placing rangers in places where they are most visible. The current challenge is the shift change that occurs at 2200 hours when the park closes. I’ll keep you posted on further. 

Supervisor Rafael Mandelman also spoke and took questions from neighbors.  And he introduced Sophie Marie (sophie.marie@sfgov.org), his newest Legislative Aide and our contact when we need assistance getting City action on filed complaints or finding out “who to contact” for a specific issue.  

We held our annual raffle and Fiona, a young resident, drew the winning tickets.  Neighborhood merchants donated eleven gift cards and bottles of wine & liquor which made the raffle a “hot ticket.”   Please patronize these donating businesses and thank them for their support:  Absinthe Restaurant Group, Poesia Restaurant, Canela Bistro and Wine Bar, Hot Johnnies, Castro Coffee, 17th Street Market, and a kind neighbor who donated two bottles of premium wine and tequila. 

Cork Oak Tree Garden at 20th & Noe Streets

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The hillside garden at 20th and Noe Streets is renamed the “Cork Oak Tree Community Garden” in recognition and celebration of its official San Francisco Landmark Tree No. 15 (Quercus suber), at the top of the garden.  After one year of working with SFDPW’s various departments and SFWD, the garden has a new water supply for irrigation.  And the garden is responding like crazy with new growths. Three tree ferns-Australia Lacy Tree Fern (cyathea cooperii) and Tasmanian Tree Fern (dicksonia antarctica) that were dried out and almost dead are now rebounding with new fronds.  The large Giant Bird of Paradise on the left of the garden is also flowering.  Be sure to look for the old cuckoo clock that’s converted to a birdhouse!

The Wine Barrel Garden on the sidewalk at the base of the garden has been very successful.   The African Euphorbia Milk Tree (Euphorbia trigona) from Central Africa was rehomed from a business in the Fisherman’s wharf area 2 years ago.  There’s five barrels of Golden Bamboo.  The barrel garden has recent arrivals:  a young olive tree from a good friend,  a wonderful Hercules Aloe, and finally the Life Plant (Kalanchoe pinnata) from another good friend in the Castro.  It propagates by having hundreds of baby plants on the edge of its leaves which is why it’s  known as “Mother of Thousands.”  And a newly arrived Pencil tree (Euphoribia tirucali) joined the collection.

Next phase for the garden: a mural project for the blank walls that retain the roadway going to “upper 20th” Street!  Stay tuned for more details.

DHIC thanks Dave Dea and the other volunteers who maintain this and other gardens alongside the seven stairways in our neighborhood!  You are great stewards of our green outdoor spaces that enhance the beauty of the neighborhood.

Saturday, October 4 – Come to DHIC’s Fall Party

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Mark your calendars for DHIC’s Fall neighborhood party on Saturday, October 4 

All are welcome to attend our annual party on  Saturday, October 4 – 11am to 1pm.  It’s at Sanchez Street between 21st & Hill Streets.  

Meet & greet neighbors.  See our history exhibit, hear guest speakers, enjoy  snacks, refreshments, and the great raffle!

More details in our September Newsletter.  

Screenshot

Audrey’s Bench on Sanchez Hill

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The beautiful redwood bench on Sanchez Street near the corner of 21st is dedicated to Audrey Rodgers, received a cleaning and refresh from her family members on Saturday, August 2.

Audrey Rodgers, the DHIC chair from the late 70s through early 80s, led the campaign to have Dolores Heights designated as a Special Use District in the planning code.  Audrey understood Dolores Heights’ unique characteristics that drew people to walk and enjoy its green spaces and dramatic views. She realized that citywide rezoning proposed in the late 70s would “flatten” the hills and reduce the midblock open spaces.  So she and other leaders organized for months to preserve the space and vistas where future generations have lived, enjoyed, and raised their families.

The Dolores Heights Special Use District that Audrey and other neighbors successfully got the City to enact into law in 1980.  It will be overridden by the proposed upzoning described in the article above. If you agree that we should sacrifice the many unique characteristics in San Francisco for a massive upzoning for development, please email our supervisor and mayor.  

Upzoning Legislation Hearing – September 11

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You should have received a postcard from SF Planning – with a QR code link to the proposed height and other zoning changes.  DHIC urges you to read details below and on the SF Planning site.  This proposed “rezoning of height and/or density” entails the most extensive and highest-impact changes possibly in the history of San Francisco’s planning code.  The plan will significantly affect Dolores Heights (expand this interactive map to ID changes to your lot.)  DHIC opposes this excessive upzoning.  We urge Dolores Heights residents to express your opinion to our elected officials  including our supervisor, Rafael Mandelman, and Mayor Lurie and to attend the Sept 11 hearing at 12 noon at City Hall, Room 400.  Following the Planning Commission hearing, the Board of Supervisors will vote on the proposed legislation to enact the “Family Zoning Plan” this fall.

State law and SF’s 2022 Housing Element require the City to create more “capacity” for housing.  The City has chosen to upzone roughly two-thirds of our City with new heights, density, and other planning code changes. These proposed changes have significant impacts on Dolores Heights.   

What will change in Dolores Heights?    

  • Our heights are currently 35 or 40 feet; the new allowed heights will 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)
  • 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.)     

Say hello to 50 foot buildings on many DH streets, to 65 foot buildings on corners, and to adjacent buildings that extend 20 feet past your home’s rear wall.  For specific proposed heights for your home, expand this interactive map.  You will see two heights “Base” and “Local Program.”   “Base” height will be the “new” allowed heights.  The “Local Program” height is often higher than the “base” height. To build higher and bigger in Dolores Heights, an owner or developer can “opt into” the local program and receive the benefits bulleted above. 

DHIC opposes this strategy to upzone hundreds of thousands of SF properties for several reasons.  

  • Overkill:  To meet its state housing mandate, San Francisco only needs to approve 36,200 additional projects by 2032 … not hundreds of thousands of projects  
  • Not affordable:  80% of newly proposed projects must be affordable housing. Yet, inclusionary units required under this program and other affordable subsidies will not produce the 28,700 affordable units needed to meet the state mandate. (Read this SF Planning primer for details.)  
  • Not financially feasible:  SF Planning’s own feasibility study modeled the impact of these changes and found that under current economic conditions, no project would meet minimum profitability.  With slightly improved economic assumptions, then multi-unit projects with apartments averaging 866 sf and renting for $4600 monthly would be profitable. (see pages 34 – 63 of SF Planning memo to SF Planning Commissioners, dated June 26, 2025)
  • Tenant/small biz displacement: Church Street and 24th Street are proposed for 65 foot heights along with most other NCDs.  Most renters and small local businesses on these streets that are displaced by new construction won’t be able to afford the new rents.   

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. Questions? Feedback?  Or if you’d like to come with us to the Sept. 11 hearing, email DHIC at info@doloresheights.org  

For more details and the full list of proposed changes, see SF Planning memo, June 26, 2025, page 16 – 19, Figure 6.  DHIC is part of Neighborhoods United SF (NUSF.net ) which opposes the plan, provides factual arguments relating to its shortcomings, and advocates for reasonable changes to the plan. 

Another Successful DHIC Gathering!

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About 60 neighbors attended DHIC’s annual gathering at the top of the Sanchez Stairs.  Filling out name tags, they met each other while enjoying refreshments.  DHIC Board members provided information on our block safety groups, the Green Gardens folks who steward our green spaces, and the Dolores Heights fundraising for the Mission High School Scholarship fund. They also listened to and asked questions of Supervisor Rafael Mandelman and State Senator Scott Wiener.  Topics ranged from concerns about public safety, city efficiency, to upzoning and housing.  

Strong networks are the foundation of neighborhood, community, health, and safety.  Thanks to everyone for turning out and spending some of your Saturday with neighbors. Stay turned for information on our Fall event.  Questions?  Ideas? Comments?  Email info@doloresheights.org.

20th St Hillside Gets Water!

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On Sunday, June 22 a strong and determined group of neighbors moved the wine barrel planters from the parking area at the base of the hillside to the south sidewalk next to the 20th Street retaining wall.  This completed the project to provide water for irrigating the hillside.  DHIC Board member Dave Dea spearheaded this effort … engaging DPW and SF Water Department in a one-year-plus effort to install a water line for the hill — after the pre-existing line was disconnected.  In 2023, neighbors obtained Landmark Status for the Cork Oak Tree at the top of the hill.  So they needed continued water supply to keep the tree and the many other plants on the hillside thriving.  Kudos to Dave and other neighbors who continually emailed city representatives to keep the project moving forward.   

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. 

Castro CBD Needs Your Support!

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From the Castro Community Benefit District:  We are at risk of losing our 2 critical grants that currently provide services to the Castro. Sign our petition asking Mayor Lurie to continue fully funding these two grants:

– Jane Warner Plaza grant:  funds the daily cleaning and table+chairs set-up in the plaza. Without it, Jane Warner Plaza will become a blight-ridden wasteland…just imagine!!  

– Castro Cares grant: funds four full-time Community Ambassadors, who help in resolving negative street behavior often caused by people with untreated substance use disorders and mental illness living on our sidewalks. The Ambassadors walk our district 7 days a week from 7 am to 7 pm. Without their presence and trained methods to de-escalate and engage, negative street behavior will grow dramatically. 

These grants are a critical piece of the puzzle in the Castro’s economic recovery. Please urge Mayor Lurie to keep these two grants funded, sign this petition and share the link with your friends.