2020
SAN FRANCISCO
HOUSING INVENTORY
Front Cover: 1601 Mariposa Street, 60 Affordable Housing Units;
Photo Source: https://www.dbarchitect.com/ Photo Credit: Craig Cozart Photography
© 2021 San Francisco Planning Department
49 South Van Ness Avenue, Suite 1400
San Francisco, CA 94103-3114
www.sfplanning.org
San Francisco Planning Department
April 2021
2020
SAN FRANCISCO
HOUSING INVENTORY
i
TABLE OF CONTENTS
Introduction iv
Highlights 4
Findings 16
Housing Stock 17
Housing Production Trends 18
New Housing Construction 18
Projects Approved and Under Review by Planning 20
Units Authorized for Construction 21
Demolitions 21
Alterations and Conversions 21
Accessory Dwelling Units 24
Additional Units Proposed Through Density Bonus Programs 25
New Housing Unit Trends 27
Types of Buildings 27
New Housing Units Added by Zoning District 27
Condominiums 29
New Condominium Construction 29
Condominium Conversions 30
Residential Hotels 31
Affordable Housing 32
Standards and Definitions of Affordability 32
New Affordable Housing Construction 35
Inclusionary Housing 37
Affordability of Market Rate Housing 38
Affordable Housing Acquisition and Rehabilitation 39
Changes in Housing Stock by Planning District 40
Housing Stock by Planning District 42
Housing Construction in the Bay Area 45
Appendices 40
Appendix A: Project Lists 48
Appendix B: Community Plan Area Annual Monitoring 48
Appendix C: San Francisco Zoning Districts 48
Appendix D: In-Lieu Housing Fees Collected 48
Appendix E: Glossary 77
SAN FRANCISCO PLANNING DEPARTMENTii
Tables
Table 1. San Francisco Housing Stock by Building Type, 2010-2020 17
Table 2. San Francisco Housing Trends, 2001-2020 19
Table 3. Projects and Units Filed at Planning Department for Review, 2016-2020 20
Table 4. Units and Projects Authorized for Construction by DBI by Building Type, 2016-2020 20
Table 5. Units Demolished by Building Type, 2016-2020 22
Table 6. Units Demolished by Zoning District, 2020 22
Table 7. Units Added or Lost Through Alteration Permits, 2016-2020 23
Table 8. Units Lost Through Alterations and Demolitions, 2016-2020 23
Table 9. Accessory Dwelling Units Added, 2017-2020 24
Table 9A. Accessory Dwelling Units Legalized, 2017-2020 24
Table 10. Accessory Dwelling Units Added and Legalized by Building Type, 2017-2020 24
Table 11. Density Bonus Projects in the Pipeline by Total Units, 2020 26
Table 12. Density Bonus Projects in the Pipeline by Status of Application, 2020 26
Table 13. Housing Units Added by Building Type, 2016-2020 26
Table 14. Housing Units Added by Generalized Zoning, 2020 27
Table 15. Housing Units Added by Zoning District, 2020 28
Table 16. New Condominiums Recorded by DPW, 2011-2020 29
Table 17. New Condominiums Recorded by DPW by Building Type, 2016-2020 29
Table 18. Condominium Conversions Recorded by DPW, 2011-2020 30
Table 19. Condominium Conversions Recorded by DPW by Building Type, 2016-2020 30
Table 20. Changes in Residential Hotel Stock, 2016-2020 31
Table 21. 2020 Rental Affordable Housing Guidelines 33
Table 22. 2020 Homeownership Affordable Housing Guidelines 34
Table 23. New Affordable Housing Construction by Income Level, 2016-2020 36
Table 24. New Affordable Construction by Housing Type, 2016-2020 36
Table 25. New Affordable Housing Production by Source, 2016-2020 37
Table 26. Housing Price Trends, San Francisco Bay Area, 2016-2020 38
Table 27. Units Acquired or Rehabilitated, 2016-2020 39
Table 27A. Details of Units Acquired or Rehabilitated, 2020 39
Table 27B. Rental Assistance Demonstration Program, 2020 39
Table 28. Housing Units Completed and Demolished by Planning District, 2020 41
Table 29. San Francisco Housing Stock by Planning District, 2010-2020 43
Table 30. Units Authorized for Construction for San Francisco and the Bay Area Counties, 2020 46
Table A-1. Major Market Rate Housing Projects Completed, 2020 49
Table A-2. Major Affordable Housing Projects Completed, 2020 51
Table A-3. Major Housing Projects Reviewed and Entitled by Planning Department, 2020 52
Table A-4. Major Housing Projects Filed at Planning Department, 2020 56
Table A-5. Major Projects Authorized for Construction by DBI, 2020 59
Table A-6. Density Bonus Projects in the Pipeline by Program as of December 31, 2020 60
Table A-7. Major Affordable Projects in the Pipeline as of December 31, 2020 63
Table A-8. Housing Trends by Neighborhood, 2020 67
Table B-1. Housing Trends by Planning Area, 2020 69
Table B-2. Units Entitled by Planning Area, 2020 70
iii
Table B-3. Housing Units Added by Building Type and Planning Area, 2020 71
Table B-4. Units Demolished by Building Type and Planning Area, 2020 72
Table B-5. Units Lost Through Alterations and Demolitions by Planning Area, 2020 72
Table B-6. New Affordable Housing Constructed in Planning Areas, 2020 73
Table C. San Francisco Zoning Districts 74
Table D. In-Lieu Housing Fees Collected, Fiscal Years 2011-2020 76
Figures
Figure 1. Housing Production Process 2
Figure 2. San Francisco Housing Stock by Building Type, 2020 17
Figure 3. Units Completed & Demolished by Planning District, 2020 41
Figure 4. San Francisco Housing Stock by Planning District, 2020 42
Figure 5. Bay Area Housing Construction Trends, 2011-2020 46
Maps
Map 1. San Francisco Planning Districts 40
SAN FRANCISCO PLANNING DEPARTMENTiv
INTRODUCTION:
ABOUT THE 2020
HOUSING INVENTORY
1
San Francisco Housing Inventory | 2020
This report was prepared from information
received from a number of different sources
including the Department of Building Inspection,
the Department of Public Works, and Planning
Department records. The Mayor’s Office of Hous-
ing and the Office of Community Investment
and Infrastructure (Successor Agency to the San
Francisco Redevelopment Agency) provided
information on affordable housing projects. The
California Homebuilding Foundation/Construction
Industry Research Board provided building permit
data for the Bay Area region. The California Asso-
ciation of Realtors provided housing rental and
ownership costs. Project sponsors also contributed
data. The City is undergoing systems and process
improvements to improve overall data quality
related to permit data collectionand tracking across
all permitting agencies. The data presented in this
report is the best available data as of the date of
publication.
Copies of this report can be downloaded from
the Publications & Reports link at the Planning
Department’s web site at http://www.sfplanning.
org.
A limited number of copies are available for pur-
chase from the Planning Department, 49 South
Van Ness Avenue, Suite 1400, San Francisco,
CA 94103. Copies may also be reviewed at the
Government Information Center on the fifth floor
of the San Francisco Main Library.
Department Staff Contact for this report is
Michelle Littlefield, (628) 652-7435,
[email protected].
The Housing Inventory is the Planning Depart-
ment’s annual survey of housing production trends
in San Francisco. The report details changes
in the City’s housing stock, including housing
construction, demolition, and alterations, and has
been published regularly since 1967. This report
presents housing production activity completed or
authorized during the year 2020.
By monitoring changes in San Francisco’s housing
stock, the Housing Inventory provides a basis for
evaluating the housing production goals and poli-
cies of the Housing Element of the San Francisco
General Plan. Housing policy implications that
may arise from data in this report, however, are
not discussed here.
The Housing Inventory reports housing production,
which begins when a building permit application
for a project is filed with the City. The application
is first reviewed by the Planning Department for
compliance with the Planning Code, zoning, and
other applicable policies. If the Planning Depart-
ment approves the project, the Department of
Building Inspection (DBI) reviews the application
for compliance with the Building Code. If DBI
approves the application, it issues a permit autho-
rizing construction. The next step is for the project
sponsor to begin construction on the project. Once
construction has been completed and passed all
required inspections, DBI issues a Certificate of
Final Completion (CFC) for the project.
The Housing Inventory also reports the annual net
gain in housing units citywide by general Zoning
Districts and by Planning Districts. Net gain is
the number of newly constructed units with CFCs
issued, adjusted for alterations – which can add
or subtract units – and demolitions. Affordable
housing, condominiums, and changes in the
residential hotel stock are other areas of interest
covered by the Housing Inventory. In addition, the
report provides a regional perspective by examin-
ing housing construction activity and home prices
for the nine-county Bay Area region. Finally, major
projects completed, authorized, under review, or
in the pipeline are listed in Appendix A. The Hous-
ing Inventory also summarizes housing production
trends in the recently adopted planning areas
in Appendix B. These plan areas have separate
five-year monitoring reports that detail housing
production trends.
SAN FRANCISCO PLANNING DEPARTMENT2
Housing Production Process
The Housing Inventory describes net changes in
the housing stock and details units that have been
certified complete, units that were authorized for
construction, and units that are under review by
the Planning Department.
The housing production process begins with a
project review by the Planning Department and
ends with the issuance of a Certificate of Final
Completion (CFC) by the Department of Building
Inspection (DBI). Figure 1 outlines the main
stages of the housing production process.
Units Reviewed by Planning Department
and DBI
For most major projects, review by the Planning
Department is the first step in the process. Propos-
als are reviewed by the Planning Department for
compliance with the Planning Code, the General
Plan, environmental requirements, and other regu-
lations and policies. Generally, only major projects
require special Planning Department approvals,
such as a conditional use permit or variance. The
number and type of projects undergoing Planning
Department review are indicators of current build-
ing interest and production expectation within the
next two to five years. Following Planning Depart-
ment approval and entitlements, DBI reviews the
project for compliance with the Building Code.
Units Authorized for Construction
If DBI approves the project following its own
review, it issues building permits authorizing
construction. Projects with approved building
permits generally start construction within 90
days from the date the permit is issued. Start of
construction, however, may be delayed for up to
a year. If the permit is not picked up or acted on
within 90 days, the permit expires. The number of
units authorized for construction is a key indicator
of future housing construction.
Units Certified Complete
Projects are inspected by DBI at various stages
throughout the construction process. However,
inspectors only issue Certificates of Final Comple-
tions (CFCs) for projects that are deemed 100%
complete. Units certified complete are an indicator
of changes to the City’s housing supply and
include units gained or lost from new construction,
alterations, and demolitions.
For the purposes of this report, however, units
that have received Temporary Certificates of
Occupancy (TCOs) or “Final Inspection Approval”
from DBI are also considered and counted as
completed units.
Housing production is measured in terms of units
rather than projects because the number of units
in a project varies. Not all projects reviewed or
approved are built. A project’s building permit
application may be withdrawn, disapproved, or
revised; its permit may also expire if, for example,
a project is not financed. Housing production is
also affected by changes in market conditions and
the economy. However, once building construction
starts, a project is usually completed within one to
two years, depending on the size of the project.
Housing Units
Under Planning/
DBI Review
Housing Units
UNDER PLANNIng/
DBI REVIEW
Housing Units
Authorized for
Construction
Housing Units
Under
Construction
Housing Units
Certified
Complete
FIGURE 1.
The Housing
Production Process
Note: Most housing projects require Planning Department review. For some projects, including major
multi-phased projects, State and/or other City agencies may serve as the lead entitling agency.
3
Edwin M. Lee Apartments (1150 3rd Street); 100% Affordable Units
Photo Source: https://www.lmsarch.com/
Photo Credit: Bruce Damonte
SAN FRANCISCO PLANNING DEPARTMENT4
HIGHLIGHTS:
2020 SNAPSHOT
San Francisco Housing Inventory | 2020
5
Summary of highlights
Housing stock
NET Housing Stock by Building Type
30%
10%
9%
20%
31%
124,207
80,871
37,383
38,265
122,061
20+ Units
10 to 19 Units
5 to 9 Units
2 to 4 Units
Single Family
403,357 dwelling units in the city, compared to
approximately 399,313 units in 2019, represent-
ing a 1% increase in total housing stock.
In 2020, affordable housing production totaled
818 units compared to 1,456 units in 2019,
which is a 44% decrease in completed affordable
housing units. This is also about 21% below the
five-year average of 1,037 affordable units. These
new affordable units made up 20% of new units
added to the City’s housing stock. This count
includes approximately 480 inclusionary units,
208 100% affordable units, and 130 acces-
sory dwelling units in 2020, compared to 405
inclusionary units, 874 100% affordable units,
and 177 accessory dwelling units in 2019. About
56% of the new affordable units are affordable to
low-income households.
In 2020, DBI authorized the construction of
2,767 units compared to 2,944 units authorized
in 2019, representing a 6% decrease from 2019.
Eighty-eight percent (88%) of new housing units
authorized for construction over the last 5 years
has been for buildings with 20 or more units. The
Planning Department approved and fully entitled
553 projects in 2020. These projects propose a
total of 7,332 gross units.
The construction of new housing in 2020 totaled
4,402 gross units compared to 4,858 units in
2019, which represents a 9% decrease from
2019. This production includes 3,957 units
in new construction compared to 4,461 units
in 2019, and 445 new units added through
conversion of non-residential uses or expansion
of existing structures compared to 397 in 2019.
Three hundred fifty-eight (358) units were lost
compared to 160 units lost in 2019, including
demolitions (352; a 153% increase from 139
demolitions in 2019), unit mergers (5; a 67%
increase from 3 mergers in 2019), and removal
of illegal units (0; a 100% decrease from 18 in
2019). The city experienced a 12% increase in
units added through alterations (445 in 2020
compared to 397 in 2019) and a 71% decrease
in units lost through alterations since 2019 (6 in
2020 compared with 21 in 2019).
There was a net addition of 4,044 units to the
City’s housing stock in 2020 compared to 4,698
units in 2019, which is a 14% decrease from the
2019 net addition. The net addition in 2020 is
also about 31% higher than the 10-year average
net addition of 3,082, and is less than 3% below
the 5-year average net addition of 4,162 units.
By the end of 2020, there were approximately
403,357
1.0%
AS OF 2020 change from 2019 (399,313)
SAN FRANCISCO PLANNING DEPARTMENT6
NEW CONSTRUCTION trends
20-year new construction trends, 2001–2020
2020
2018
2019
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
2004
2003
2002
2001
3,957
352
2,767
2,944
6,097
6,731
4,059
2,982
3,834
3,168
3,888
2,033
1,209
752
2,346
3,281
2,332
2,318
1,845
1,478
2,380
5,571
139
53
1830
25
95
429
127
84
170
29
29
81
41
174
355
286
73
99
2,309
4,461
4,270
4,895
2,472
3,454
2,330
794
348
1,082
3,366
3,019
2,197
1,675
1,872
1,780
2,730
2,260
1,619
4,441
4,698
2,579
4,044
5,046
2,954
3,514
1,960
1,317
269
1,230
3,454
3,263
2,567
1,914
1,855
1,487
2,4962,408
1,799
4,441
4,698
2,579
4,044
5,046
2,954
3,514
1,960
1,317
269
1,230
3,454
3,263
2,567
1,914
1,855
1,487
2,496
2,408
1,799
4,441
4,698
2,579
4,044
5,046
2,954
3,514
1,960
1,317
269
1,230
3,454
3,263
2,567
1,914
1,855
1,487
2,496
2,408
1,799
2020
2018
2019
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
2004
2003
2002
2001
2020
2018
2019
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
2004
2003
2002
2001
0
1,000
2,000
3,000
4,000
5,000
6,000
Number of Units
Number of Units
0
1,000
2,000
3,000
4,000
5,000
6,000
Number of Units
0
1,000
2,000
3,000
4,000
5,000
6,000
20-Year Unit Authorization Trends, 2001‒2020
20-Year Unit Demolition Trends, 2001‒2020
20-Year New Construction Trends, 2001‒2020
GROSS Units Completed from New Construction
Net Change in Number of Units
Units demolished
Net Change in Number of Units
NET Units authorized for construction
Net Change in Number of Units
3,957
11% 35%
2020 change from 2019 (4,461) ABOVE 10-year average (2,929)
4,044
14% 31%
2020 change from 2019 (4,698) ABOVE 10-year average (3,082)
San Francisco Housing Inventory | 2020
7
352
153% 161%
2020 change from 2019 (139) ABOVE 10-year average (135)
UNIT DEMOLITION TRENDS
20-year UNIT DEMOLITION trends, 2001–2020
2018
2019
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
2004
2003
2002
2001
352
139
53
1830
25
95
429
127
84
170
29
29
81
41
174
355
286
73
99
4,441
4,698
2,579
4,044
5,046
2,954
3,514
1,960
1,317
269
1,230
3,454
3,263
2,567
1,914
1,855
1,487
2,496
2,408
1,799
2020
2018
2019
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
2004
2003
2002
2001
2018
2019
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
2004
2003
2002
2001
0
1,000
2,000
3,000
4,000
5,000
6,000
Number of Units
0
1,000
2,000
3,000
4,000
5,000
6,000
0
1,000
2,000
3,000
4,000
5,000
6,000
Units demolished
Net Change in Number of Units
SAN FRANCISCO PLANNING DEPARTMENT8
UNIT AUTHORIZATION FOR CONSTRUCTION TRENDS
20-year NET UNIT AUTHORIZATION FOR CONSTRUCTION trends, 2001–2020
2020
2018
2019
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
2004
2003
2002
2001
3,957
352
2,767
2,944
6,097
6,731
4,059
2,982
3,834
3,168
3,888
2,033
1,209
752
2,346
3,281
2,332
2,318
1,845
1,478
2,380
5,571
139
53
1830
25
95
429
127
84
170
29
29
81
41
174
355
286
73
99
2,309
4,461
4,270
4,895
2,472
3,454
2,330
794
348
1,082
3,366
3,019
2,197
1,675
1,872
1,780
2,730
2,260
1,619
4,441
4,698
2,579
4,044
5,046
2,954
3,514
1,960
1,317
269
1,230
3,454
3,263
2,567
1,914
1,855
1,487
2,4962,408
1,799
4,441
4,698
2,579
4,044
5,046
2,954
3,514
1,960
1,317
269
1,230
3,454
3,263
2,567
1,914
1,855
1,487
2,496
2,408
1,799
4,441
4,698
2,579
4,044
5,046
2,954
3,514
1,960
1,317
269
1,230
3,454
3,263
2,567
1,914
1,855
1,487
2,496
2,408
1,799
2020
2018
2019
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
2004
2003
2002
2001
2020
2018
2019
2017
2016
2015
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
2004
2003
2002
2001
0
1,000
2,000
3,000
4,000
5,000
6,000
Number of UnitsNumber of Units
0
1,000
2,000
3,000
4,000
5,000
6,000
Number of Units
0
1,000
2,000
3,000
4,000
5,000
6,000
20-Year Unit Authorization Trends, 2001‒2020
20-Year Unit Demolition Trends, 2001‒2020
20-Year New Construction Trends, 2001‒2020
GROSS Units Completed from New Construction
Net Change in Number of Units
Units demolished
Net Change in Number of Units
NET Units authorized for construction
Net Change in Number of Units
2,767
6% 28%
2020 change from 2019 (2,944) BELOW 10-year average (3,850)
San Francisco Housing Inventory | 2020
9
7,332
153% 38%
2020 change from 2019 (2,895) ABOVE 10-year average (5,308)
3,453
12% 14%
2020 change from 2019 (3,924) Below 10-year average (4,026)
UNIts filed and entitled TRENDS
10-year GROSS UNIts Filed and Entitled, 2011–2020
2018
2019
2020
2017
2016
2020
7,332
2,895
4,552
7,679
4,221
2,718
3,756
2,552
2,310
3,453
2,7672,944
6,097
6,731
4,059
14,929
19,792
26,595
24,623
17,286
3,924
5,416
5,149
6,783
5,099
2,458
4,840
2,115
1,020
15,060
2018
2019
2017
2016
2015
2014
2013
2012
2011
0
5,000
10,000
15,000
20,000
25,000
30,000
Number of Units
Number of Units
0
2,000
4,000
7,000
10,000
13,000
16,000
5-Year NET UNITS AUTHORIZED IN THE BAY, 2016‒2020
10-Year Units Filed and Entitled Trends, 2011‒2020
NET Units Authorized in San Francisco
NET Units Authorized in rest of bay area region
GROSS Units ENTITLED by the planning department
GROSS Units FIled at the planning department
Units filed at the Planning Department is defined as the number of
units associated with applications that have been fully completed and
accepted for review.
SAN FRANCISCO PLANNING DEPARTMENT10
2020 Housing Unit Trends
GROSS UNITS ADDED BY BUILDING TYPE, 2020
UNITS lost through alterations and demolitions by type of loss, 2020
UNITS demolished by building type, 2020
4,000
400
400
3,000
300
300
3,500
2,000
200
200
2,500
1,000
100
100
500
SINGLE FAMILY
SINGLE FAMILY
UNITS
DEMOLISHED
2 - 4 Units
2 - 4 Units
TOTAL
ALTERATIONS*
*TOTAL ALTERATIONS = Illegal units removed + Units Merged
into larger units + Corrections to official Records + Units
Converted
5 - 9 Units
5 - 9 Units
Illegal Units
Removed
Units Merged
into LaRGER
UNITS
10 - 19 Units
10 - 19 Units
20+ Units
20+ Units
CORRECTIONS TO
OFFICIAL
RECORDS
UNITS
CONVERTED
34
352
8
218
6
2
75
0
148
0
0
126
5
194
1
3,945
1,500
0
0
0
358
TOTAL units
lost, 2020
124%
Change from
2019 (160)
4,402
TOTAL GROSS
UNITS ADDED,
2020
9%
Change from
2019 (4,858)
352
TOTAL units
demolished,
2020
153%
Change from
2019 (139)
San Francisco Housing Inventory | 2020
11
new condominiums recorded by building type, 2020
CONDOMINIUMS in 2020
Condominium Conversions by Building Type, 2020
4,000
4,500
5,500
6,500
5,000
6,000
7,000
3,000
3,500
2,000
2,500
1,000
500
2 Units 3 - 4 Units 5 - 9 Units 10 - 19 Units 20+ Units
20
38
59
16
1,500
0
400
300
200
100
SINGLE FAMILY 2 - 4 Units 5 - 9 Units 10 - 19 Units 20+ Units
8
2
148
0
194
0
6,854
6,987
TOTAL NEW
CONDOMINIUMS
RECORDED BY
BUILDING TYPE,
2020
61%
Change from
2019 (4,327)
201
TOTAL
CONDOMINIUMS
conversions
BY BUILDING
TYPE, 2020
48%
Change from
2019 (387)
SAN FRANCISCO PLANNING DEPARTMENT12
AFFORDABLE HOUSING IN 2020
NET AFFORDABLE HOUSING AND MARKET-RATE HOUSING, 2020
NET NEW Affordable Housing Construction by Income Level, 2020
Affordable units include 100% affordable units,
inclusionary units, and units built as accessory
dwelling units. For definitions, see page 32.
Affordable units include 100% affordable units,
inclusionary units, and units built as accessory
dwelling units. For definitions, see page 32.
4,000
3,000
2,000
1,000
AFFORDABLE UNITS* MARKET RATE
(20%)
818
3,226
(80%)
0
818
TOTAL NET
Affordable,
2020
3,226
TOTAL
Market Rate,
2020
44%
Change from
2019 (1,456)
5%
Change from
2019 (3,402)
500
400
300
200
100
0
Extremely Low
(<30%)
0
VERY LOW
(30-50%)
LOW
(50-80%)
moderate
(80-120%)
0
458
(56%)
(44%)
360
818
TOTAL NET
Affordable,
2020
44%
Change from
2019 (1,456)
San Francisco Housing Inventory | 2020
13
HOUSING TRENDS BY GEOGRAPHY
Units Authorized for Construction for San Francisco and the Bay Area Counties, 2020
County Single-Family Units Multi-Family Units Total Units Percent of Total
Alameda 1,153 2,610 3,763 21%
Contra Costa 1,525 1,243 2,768 16%
Marin 96 3 99 1%
Napa 227 0 227 1%
San Francisco 37 2,730 2,767 16%
San Mateo 548 439 987 6%
Santa Clara 1,329 2,243 3,572 20%
Solano 981 716 1,697 10%
Sonoma 1,038 778 1,816 10%
TOTAL 6,934 10,762 17,696 100%
Source: California Homebuilding Foundation
Sonoma Napa
Solano
Santa Clara
Marin
Alameda
Contra Costa
San Mateo
SAN FRANCISCO
pacific ocean
North Bay
East Bay
Peninsula & South Bay
21%
16%
1%
1%
16%
6%
20%
10%
10%
SAN FRANCISCO PLANNING DEPARTMENT14
HOUSING TRENDS BY GEOGRAPHY
5-year NET units authorized in the bay area region, 2016–2020
2018
2019
2020
2017
2016
2020
7,332
2,895
4,552
7,679
4,221
2,718
3,756
2,552
2,310
3,453
2,7672,944
6,097
6,731
4,059
14,929
19,792
26,595
24,623
17,286
3,924
5,416
5,149
6,783
5,099
2,458
4,840
2,115
1,020
15,060
2018
2019
2017
2016
2015
2014
2013
2012
2011
0
5,000
10,000
15,000
20,000
25,000
30,000
Number of Units
Number of Units
0
2,000
4,000
7,000
10,000
13,000
16,000
5-Year NET UNITS AUTHORIZED IN THE BAY, 2016‒2020
10-Year Units Filed and Entitled Trends, 2011‒2020
NET Units Authorized in San Francisco
NET Units Authorized in rest of bay area region
GROSS Units ENTITLED by the planning department
GROSS Units FIled at the planning department
2,767
6% 27%
2020 change from 2019 (2,944) BELOW 10-year average (3,784)
14,929
25% 15%
2020 change from 2019 (19,792) below 10-year average (17,507)
San Francisco Housing Inventory | 2020
15
Household Affordability
Housing Goals
2015–2022
Actual Production
as of 2020
% of Production
Target Achieved
Production Deficit
as of 2020
Above Moderate
(> 120% AMI)
12,536 18,528 100%* -
Moderate Income
(80–120% AMI)
5,460 1,467 27% 3,993
Low Income
(< 80% AMI)
4,639 2,182 47% 2,457
Very Low Income
(< 50% AMI)
6,234 2,067 33% 4,167
TOTALS 28,869 24,244 84%* 6,855
Regional Housing Needs Allocation, Planning period 2015–2022
Very low income (<50% AMI)
Low Income (50–80% AMI)
Moderate Income (80–120% AMI)
Above Moderate (>120% AMI)
Actual Production, 2015-2022
The State Department of Housing and Community Development, along
with the Association of Bay Area Governments set the regional housing
needs allocation or RHNA targets for housing production in every county
in the Bay Area. Sixty percent of RHNA targets are required to be afford-
able to households with varying incomes. Over 28,000 net new housing
units have been allocated to San Francisco for the years 2015-2022. The
number of units produced as of 2020 are shown in the pie chart.
Actual production totals are not submitted to the State Department of Housing and Community Development as
progress towards RHNA. Building permits authorized count as progress towards RHNA. For the purposes of this report
only, actual production is shown in comparison to RHNA goals.
*Although market rate housing production is above the RHNA goal for that income level, 100% is shown here to
indicate that the goal has been met. The total percentage of target achieved reflects that as well.
Update Pie
Chart for 2020
Numbers
9%
76%
9%
6%
SAN FRANCISCO PLANNING DEPARTMENT16
FINDINGS:
HOUSING IN
SAN FRANCISCO
17
San Francisco Housing Inventory | 2020
Housing Stock
The number of units in San Francisco’s housing
stock is derived by taking the total units from the
decennial census count as baseline, then adding
net unit change each subsequent year until the
next census. Because the 2010 Census did not
collect detailed housing characteristics, the 2015
Housing Inventory used data from the 2010
Five Year American Community Survey (2010
ACS5), and the 2020 Housing Inventory uses this
calculation as a baseline for consistency. Annual
net unit change – the sum of units completed from
new construction and alterations minus units lost
from demolition and alterations – are added to this
2010 ACS5 baseline count.
According to the 2010 ACS5 and new production
over the last ten years, there are about 403,357
housing units in San Francisco, distributed
between single family units (30%), moderate
density buildings (two to nine units – 29%), and
higher density structures (10 or more units –
40%). This distribution is similar over
the last nine years and will likely change in the
next few years as the trend has been moving
towards increasingly larger buildings, as presented
in Table 11.
In 2020, there was a net gain of 4,044 units in
the City’s housing stock. As of December 2020,
units in buildings with 20 or more units comprised
30% of the City’s total housing. Of all units added
since the 2010 ACS5, about 93% have been in
buildings with 20 units or more.
Table 1 provides a profile of San Francisco’s
housing stock by building type from 2010 through
2020. Figure 2 illustrates San Francisco’s net
housing stock by building type for 2020.
TABLE 1.
San Francisco Net Housing Stock by Building Type, 2010–2020
Building Type Single Family 2 to 4 Units 5 to 9 Units 10 to 19 Units 20 + Units Total
2010 ACS5 123,951 79,774 37,088 37,656 93,496 372,535
Net Added
2011–2020
256 1,097 295 609 28,565 30,822
TOTAL 124,207 80,871 37,383 38,265 122,061 403,357
Source: U.S. Census Bureau; Planning Department
* This total includes other “housing” types that the Census Bureau counts, such as mobile homes, RVs, vans, and houseboats.
FIGURE 2.
San Francisco Net Housing Stock Added in 2020 by Building Type
4,000
3,000
3,500
2,000
2,500
1,000
500
-500
SINGLE FAMILY
NET POSITIVE UNITS
NET NEGATIVE UNITS
2 - 4 Units 5 - 9 Units 10 - 19 Units 20+ Units
21
219
-73
-68
3,945
1,500
0
4,044
TOTAL NET
units added,
2020
14%
Change from
2019 (4,698)
SAN FRANCISCO PLANNING DEPARTMENT18
Housing Production Trends
New Housing Construction
» In 2020, new construction units total 3,957
units compared to 4,461 units in 2019, a
decrease of 11% from 2019. New construction
in 2020 is 35% above the 10-year average of
2,929 new construction units.
» Alterations resulted in 445 units added through
conversion or expansion of existing structures
and addition or legalization of accessory dwell-
ing units, compared to 397 in 2019, resulting
in a 12% increase from 2019. Six (6) units
were lost due to removal of illegal units and
mergers compared to 21 units lost in 2019.
This means a net total of 439 units were added
to the housing stock through “alterations”
of existing units or buildings. This is a 17%
increase from the 376 net units added
in 2019 as a result of alterations.
» Three hundred fifty-two (352) units were
demolished in 2020.
» The net addition to the City’s housing stock in
2020 is 4,044 units compared to 4,698 units
in 2019, which represents a 14% decrease
from 2019 and is 31% above the 10-year
average of 3,082 net new units.
» In 2020, 818 affordable housing units were
completed compared to 1,456 units in 2019,
which is a 44% decrease from the previous
year. Affordable units completed in 2020 make
up 20% of the total new units built in 2020.
» In 2020, DBI authorized 2,767 units for
construction. This represents a 6% decrease
from the number of units authorized in 2019
(2,944).
Table 2 and the figure on page 6 show housing
production trends over the past 20 years. The
table and figure account for net new units gained
– which is the number of units newly constructed
and adjusted for alterations, which can add or
subtract units, and demolitions.
Three of the largest projects completed in 2020
include: 49 South Van Ness Avenue/1500 Mis-
sion St (550 units including 110 low-income
affordable inclusionary units), 160 Folsom Street
(390 units including 156 low-income affordable
and inclusionary units), and 1066 Market Street
(303 market rate units).
1150 3rd Street (100% affordable with 118 low-
income units) and 455 Fell Street (100% afford-
able, with 107 low-income units) are two major
affordable housing projects completed in 2020.
A list of all market rate projects with ten units or
more completed in 2020 is included in Appendix
A-1. Appendix A-2 includes all major affordable
housing projects with 20 or more units completed
in 2020.
19
San Francisco Housing Inventory | 2020
TABLE 2.
San Francisco Housing Trends, 2001–2020
Year
Units Authorized
for Construction
Units Completed
from New
Construction
Units
Demolished
Units Gained
or Lost from
Alterations
Net Change
In Number
of Units
2001 2,380 1,619 99 259 1,779
2002 1,478 2,260 73 221 2,408
2003 1,845 2,730 286 52 2,496
2004 2,318 1,780 355 62 1,487
2005 5,571 1,872 174 157 1,855
2006 2,332 1,675 41 280 1,914
2007 3,281 2,197 81 451 2,567
2008 2,346 3,019 29 273 3,263
2009 752 3,366 29 117 3,454
2010 1,209 1,082 170 318 1,230
2011 2,033 348 84 5 269
2012 3,888 794 127 650 1,317
2013 3,168 2,330 429 59 1,960
2014 3,834 3,454 95 155 3,514
2015 2,982 2,472 25 507 2,954
2016 4,059 4,895 30 181 5,046
2017 6,731 4,270 18 189 4,441
2018 6,097 2,309 53 323 2,579
2019 2,944 4,461 139 376 4,698
2020 2,767 3,957 352 439 4,044
TOTAL 62,015 50,890 2,689 5,074 53,275
Source: Planning Department, Department of Building Inspection
Note: Net Change equals Units Completed less Units Demolished plus Units Gained or (Lost) from Alterations.
SAN FRANCISCO PLANNING DEPARTMENT20
TABLE 3.
Projects and Units Filed at Planning Department for
Review, 2016–2020
Year Projects Filed Units Filed
2016 562 6,783
2017 591 5,149
2018 708 5,416
2019 535 3,924
2020 413 3,453
TOTAL 2,809 24,725
Source: Planning Department
TABLE 4.
Units and Projects Authorized for Construction by DBI by Building Type, 2016–2020
Year
Units by Building Type
Total Projects
Single Family 2 Units 3 to 4 Units 5 to 19 Units 20+ Units
2016 52 151 105 192 3,559 4,059 386
2017 45 82 100 256 6,248 6,731 331
2018 31 219 93 393 5,361 6,097 504
2019 17 183 137 72 2,535 2,944 556
2020 37 119 97 258 2,256 2,767 352
TOTAL 182 754 532 1,171 19,959 22,598 2,129
Source: Planning Department, Department of Building Inspection
Projects Approved and Under Review
by Planning
Depending on the type of project, there are vari-
ous approvals by the Planning Department that a
project needs to be fully entitled. Full entitlement
of a project means that the project sponsor can
proceed with the next step in the development
process: securing approval and issuance of a
building permit.
» In 2020, 413 projects with 3,453 total gross
units were filed with the Planning Department,
compared to 535 projects and 3,924 gross
units filed in 2019. This is a 23% decrease
from the number of projects filed in 2019 and
is about 30% below the five-year average of
4,945 gross units.
» The Planning Department approved and fully
entitled 553 projects in 2020. These projects
propose a total of 7,332 gross units. Two of
the larger projects filed in 2020 include: Pier
70 Waterfront Site (1,100 net total units) and
10 South Van Ness Avenue (966 net total
units).
Table 3 shows the number of housing projects
filed with the Planning Department over the last
five years. Units filed at the Planning Department
is defined as the number of units associated with
applications that have been fully completed and
accepted for review. It is important to note that
Planning may not approve all projects under
review or may not approve projects at the unit lev-
els requested. Project sponsors may also change
or withdraw the project proposals. Some projects
listed in Table 3 as undergoing Planning Depart-
ment review may have reached their approval
stage, been authorized for construction, or may
have been completed. Lastly, many of the housing
projects under development by the Office of Com-
munity Investment and Infrastructure (OCII) or
other agencies with their own entitlement process
do not show up in Table 3 because those agencies
are responsible for the review of those projects.
Appendix A-3 records major projects (10 units
or more) that received Planning entitlements in
2020. Appendix A-4 contains a list of the major
projects filed at the Planning Department for
review during 2020.
21
San Francisco Housing Inventory | 2020
Units Authorized for Construction
» In 2020, DBI authorized the construction of
2,767 units compared to 2,944 units in 2019,
which is 6% less than in 2019. This number
is also about 39% below the five-year average
(4,520).
» There were fewer projects authorized in 2020:
352 compared to 556 projects in 2019. In
2020, the average number of units per project
citywide was 8 units, which is below the aver-
age number of units per project over the last
five-year period between 2016 and 2020 (10).
Table 4 summarizes the number of projects and
units by building type authorized for construction
by the DBI.
» The majority of units authorized for construc-
tion in 2020 (82%) involve projects with 20
units or more.
» Major projects authorized for construction dur-
ing the reporting year include: 1051 3rd Street
(258 units); 921 Howard Street (203 units);
and 474 O’Farrell Street (176 units).
Appendix A-5 lists all projects with 10 or more
units authorized for construction in 2020.
Demolitions
» A total of 352 units were demolished in 2020.
» The demolition of the 352 units in 2020 is
197% above the five-year demolition average
of 118 units. This increase is the result of
demolition permits pulled for rebuilding of pub-
lic housing. An example of this are the permits
pulled for the 200 Cameron Way project.
Table 5 shows the units demolished between
2016 and 2020 by building type and Table 6
shows the demolitions in 2020 by Zoning District.
It should be noted that city policies require a
minimum of one-to-one replacement of demol-
ished housing.
Alterations and Conversions
The majority of building permits issued by DBI are
for residential alterations. These alteration permits
are for improvements within existing buildings
or dwelling units. Some alterations expand the
building envelope without increasing the number
of units in the building. The Housing Inventory is
primarily concerned with alterations that result in
a net loss or gain in the total number of units in
the housing stock.
Dwelling units are gained by additions to existing
housing structures, conversions to residential use,
and legalization of illegal units. Dwelling units are
lost by merging separate units into larger units, by
conversion to commercial use, or by the removal
of illegal units.
The net gain of 439 units from alterations in 2020
is comprised of 445 units added and 6 units
eliminated.
» Units gained through alterations increased
12% from the previous year – 445 units in
2020 compared to 397 units in 2019.
» 197 units of alterations in 2020 are new
accessory dwelling units or legalized secondary
units.
» Of the 6 units lost through alteration in 2020,
five (5) units were lost due to mergers and one
(1) was a unit conversion. This represents a
71% decrease in units lost through alterations
from 2019 (21).
Table 7 shows the number of units added or
eliminated through alteration permits from 2016
to 2020. Table 8 profiles the type of alterations
and demolitions that caused the loss of units dur-
ing the same period.
» The net total of 358 units lost in 2020 due to
demolition or alteration is 124% more than the
net total lost in 2019 (160).
SAN FRANCISCO PLANNING DEPARTMENT22
TABLE 5.
Units Demolished by Building Type, 2016–2020
Year Buildings
Units by Building Type
Total
Single 2 Units 3 to 4 Units 5+ Units
2016 17 14 0 8 8 30
2017 14 11 4 3 0 18
2018 25 22 4 0 27 53
2019 27 9 0 12 118 139
2020 50 8 2 0 342 352
TOTAL 133 64 10 23 495 592
Source: Planning Department; Department of Building Inspection
TABLE 6.
Units Demolished by Zoning District, 2020
Zoning District Buildings
Units
Total Percent of Total
Single Family Multi-Family
RH-1 3 3 0 3 1%
RH-2 3 2 2 4 1%
RH-3 1 1 0 1 0%
RM-1 35 2 250 252 72%
RM-2 8 92 92 26%
TOTAL 50 8 344 352 100%
Source: Planning Department; Department of Building Inspection
23
San Francisco Housing Inventory | 2020
Year Units Added Units Eliminated Net Change
2016 359 178 181
2017 241 52 189
2018 381 58 323
2019 397 21 376
2020 445 6 439
TOTAL 1,823 315 1,508
Source: Planning Department; Department of Building Inspection
TABLE 7.
Units Added or Lost Through Alteration Permits, 2016–2020
TABLE 8.
Units Lost Through Alterations and Demolitions, 2016–2020
Year
Alterations
Units
Demolished
Total Units
Lost
Illegal Units
Removed
Units Merged
into Larger Units
Correction to
Official Records
Units
Converted
Total
Alterations
2016 72 16 12 78 178 30 208
2017 44 4 2 2 52 18 70
2018 31 5 21 1 58 53 111
2019 18 3 0 0 21 139 160
2020 0 5 0 1 6 352 358
TOTAL 165 33 35 82 315 592 907
Source: Planning Department; Department of Building Inspection
SAN FRANCISCO PLANNING DEPARTMENT24
TABLE 10.
Accessory Dwelling Units Added and Legalized through Ordinance by Building Type, 2017-2020
Year Buildings
Units by Building Type
Total
Detached Unit 2 to 4 Units 5 to 9 Units 10+ Units
2017 91 - 64 20 15 99
2018 110 5 61 24 51 141
2019 199 - 121 59 90 270
2020 152 7 90 45 46 188
TOTAL 552 12 336 148 202 698
Source: Planning Department, Department of Building Inspection Note: The building type is defined by the total number of units in the structure after net new units have been added.
TABLE 9. Table 9A.
Accessory Dwelling Units Added, 2017-2020 Accessory Dwelling Units Legalized, 2017-2020
Year
ADUs
Completed
Year Legalizations
Legalizations through
Ordinance 43-14
2017 23 2017 11 76
2018 79 2018 22 62
2019 177 2019 14 93
2020 133 2020 9 55
TOTAL 412 TOTAL 56 286
Accessory Dwelling Units
Accessory Dwelling Units (ADUs), also known
as secondary units, in-law units, or cottages,
are independent dwelling units added to existing
residential buildings. ADUs are subordinate to the
primary residential unit(s), generally due to the
location or size of the ADU. These units can either
be developed within the existing building, as an
extension to the existing building, or as an entirely
separate structure.
As part of an effort to address growing housing
demands, the ADU program offers homeowners
and contractors a way to add a unit to an exist-
ing residential building. By legally adding a unit, a
homeowner potentially subsidizes their mortgage
by creating a rental apartment, or enables the
creation of a multi-generational household.
A property owner or landlord can also turn under-
utilized spaces within an existing apartment
building into additional dwelling units, and as a
result, increase housing options for residents.
» In 2020, 133 ADUs were completed. 90 ADUs
were added in buildings with two to four units,
and 91 ADUs were added in building with five
or more units.
The legalization program also allows legalizations
of existing ADUs without any prior evidence. This
voluntary program allows property owners to for-
mally register and rent their unwarranted units in
San Francisco, and to ensure that each unit meets
safety conditions.
» In 2020, 55 illegal secondary units were
legalized through the legalization program.
Approximately 87% of these legalized units
were in buildings with two to four units.
Table 9 shows the number of ADUs added and
Table 9A shows the number of ADUs legalized
in 2020. Table 10 shows the number of ADUs
added and legalized by building type in 2020.
25
San Francisco Housing Inventory | 2020
Additional Units Proposed Through Density
Bonus Programs
The California State Density Bonus Law offers
development incentives to projects that provide
on-site affordable housing. In 2017, the City
established the Individually Requested State
Density Bonus Program, which incorporates
additional requirements and standards for local
implementation of the State Program. The housing
project utilizing this program must comply with
the Inclusionary Affordable Housing Requirement,
but the project may only seek a bonus at a single
income level. The State Program offers projects
the right to receive up to three incentives or
concessions that are required to provide for afford-
able housing costs. A concession or incentive can
be a reduction in site development standards,
or a modification of zoning code requirements,
approval of mixed-use zoning, or other regulatory
conessions or incentivies.
HOME-SF is an optional local density bonus
program that may be used by applicants in lieu
of the State Program to construct mixed-income
projects with a higher percentage of inclusionary
units in certain areas of San Francisco. Under
this program, 20 to 30 percent of the units in a
new housing project must be affordable to low,
middle, and moderate-income families. To provide
more family friendly housing, 40 percent of the
total units in the building must be two bedrooms
or larger. In return, density bonuses and zoning
modifications are provided, thus allowing project
sponsors to accommodate additional affordable
units.
Of all the density bonus projects filed, only one
project has been completed as of December 2020
(333 12th Street), adding 200 units to the hous-
ing production in year 2020.
» As of December 2020, 60 projects were in the
pipeline for the State Density Bonus Program.
These projects propose adding 6,577 units to
the housing stock.
» As of December 2020, 17 projects were in
the pipeline for the HOME-SF Density Bonus
Program. These projects propose adding 920
units to the housing stock.
Table 11 on the following page shows the number
of units associated with density bonus projects
in the pipeline. Table 12 on the following page
shows the number of projects in different stages
of application as of December 2020. Table A-6 in
Appendix A lists the density bonus projects in the
pipeline and any associated waivers or incentives
and concessions.
SAN FRANCISCO PLANNING DEPARTMENT26
TABLE 13.
Gross Housing Units Built by Building Type, 2016–2020
Year Single Family 2 Units 3 to 9 Units 10 to 19 Units 20+ Units Total
2016 66 68 106 76 4,579 4,895
2017 48 138 214 68 4,043 4,511
2018 37 108 95 110 2,340 2,690
2019 93 171 196 87 4,311 4,585
2020 34 144 149 126 3,949 4,402
TOTAL 278 629 760 467 19,222 21,356
Share of Total
Units Added,
2016-2020
1.3% 2.9% 3.6% 2.2% 90.0% 100%
Source: Planning Department
TABLE 12.
Density Bonus Projects in the Pipeline by Status of Application as of December 2020
Program Projects
Status of Application
PPA Filed Under Review Entitled Building Permit Issued
State Density Bonus 60 10 38 2 10
HOME-SF Density Bonus 17 2 14 1 0
TOTAL 77 12 52 3 10
Source: Planning Department, Department of Building Inspection
TABLE 11.
Density Bonus Projects in the Pipeline by Total Units as of December 2020
Program Projects
Units
Percent of Total
Units With BonusTotal Units Before
Bonus
Total Units With
Bonus
Affordable Units
State Density Bonus 60 5228 6577 1949 88%
HOME-SF Density Bonus 17 650 920 230 12%
TOTAL 77 5878 7,497 2,179
Source: Planning Department, Department of Building Inspection
Note: Unit counts may change as the application moves through different stages in the process of entitlement. In addition, because some of these applications are in very early stages,
information such as affordable housing units or total number of units before or after bonus is not available.
27
San Francisco Housing Inventory | 2020
New Housing Unit Trends
New construction and residential conversions are
the primary engine behind changes to the housing
stock. This section examines units added to the
housing stock over the past five years by looking
at the types of buildings and the Zoning Districts
where they occurred. For 2020, this section
examines all units added to the housing stock
including ADUs, not just those added through new
construction.
Types of Buildings
» Ninety percent (90%) of new housing units
added over the last 5 years involve buildings
with 20 or more units.
» Thirty-four (34) single-family units were added
in 2020 compared to 93 units in 2019, which
is a 63% decrease from the previous year.
Single-family building construction made up a
very small proportion of new construction in the
past five years (1.3%).
» Fewer units were added in the “Single Family”
category in 2020 than in the previous four
years (amounts ranging from 37 to 93 units
were added each year between 2016 and
2019).
» The share of units added in high-density build-
ings (20 or more units) matches the five-year
average of 90%.
Table 13 on the opposite page shows new
construction from 2016 through 2020 by building
type.
New Housing Units Added by
Zoning District
Approximately 55% of units added in 2020 were
in Mixed Use zoning districts. Commercial zoning
districts made up 27% of the total units added,
Residential, House and Mixed zoning districts con-
tributed 11%, and Public zoning districts followed
with 6% of total units added.
Table 14 summarizes new units added in 2020
by generalized Zoning Districts. Table 15 lists the
number of units constructed in various Zoning Dis-
tricts in the City. A complete list of San Francisco’s
Zoning Districts is included in Appendix C.
General Zoning Districts Units Percent of Total Rank
Commercial (RC, C-3-G, C-3-O(SD)) 1200 27% 2
Mixed Use (CMUO, CRNC, NC, NCT, RC, Etc.) 2438 55% 1
Public 280 6% 4
Residential, House and Mixed (RED, RH, RM, RTO) 484 11% 3
TOTAL 4,402 100%
Source: Planning Department
TABLE 14.
New Housing Units
Added by
Generalized
Zoning, 2020
SAN FRANCISCO PLANNING DEPARTMENT28
TABLE 15.
New Housing Units Added by Zoning District, 2020
Zoning Districts Units Percent of Total Rank
C-2 53 1% 14
C-3-G 998 23% 1
C-3-R 149 3% 9
CRNC 1 0% 29
MUG 39 1% 19
MUR 215 5% 7
NC-1 4 0% 28
NC-2 51 1% 16
NC-3 66 1% 13
NCD 28 1% 20
NCT 257 6% 6
PDR-1-D 280 6% 5
RC-3 41 1% 18
RC-4 16 0% 23
RED 1 0% 30
RED-MX 22 0% 21
RH DTR 182 4% 8
RH-1 68 2% 12
RH-1(D) 12 0% 24
RH-2 303 7% 4
RH-3 49 1% 17
RM-1 52 1% 15
RM-2 21 0% 22
RM-3 6 0% 26
RM-4 75 2% 11
RTO 8 0% 25
RTO-M 6 0% 27
TB DTR 392 9% 3
UMU 902 20% 2
WMUG 105 2% 10
TOTAL 4,402 100%
Source: Planning Department
29
San Francisco Housing Inventory | 2020
TABLE 16.
New Condominiums Recorded by DPW, 2011–2020
Year Units
% Change from
Previous Year
2011 1,625 121%
2012 976 -40%
2013 2,586 165%
2014 1,977 -24%
2015 2,099 6%
2016 2,019 -4%
2017 3,216 59%
2018 3,123 55%
2019 4,327 39%
2020 6,987 61%
TOTAL 23,517
Source: Department of Public Works, Bureau of Street-Use and Mapping
Condominiums
All condominium developments, whether new
construction or conversions, are recorded with the
Department of Public Works’s (DPW) Bureau of
Street-Use and Mapping (BSM). Annual condo-
minium totals recorded by DPW do not directly
correlate with annual units completed and counted
as part of the Housing Inventory because DPW’s
records may be for projects not yet completed or
from projects completed in a previous year. Large
multi-unit developments also file for condominium
subdivision when they are first built even though
the units may initially be offered for rent. Condo-
minium construction, like all real estate, is subject
to market forces and varies from year to year.
New Condominiums Recorded
» New condominiums recorded in 2020 com-
prised of 6,987 units compared to 4,327 units
in 2019, a 61% increase from the previous
year.
» Approximately 98% of the condominiums
recorded were in buildings with 20 or more
units (6,854 units which represented a 58%
increase from 2019).
TABLE 17.
New Condominiums Recorded by the DPW by Building Type, 2016–2020
Year 2 Units 3 to 4 Units 5 to 9 Units 10 to 19 Units 20+ Units Total
2016 18 29 0 77 1,895 2,019
2017 22 12 38 28 3,116 3,216
2018 20 42 25 56 2,980 3,123
2019 40 47 53 48 4,139 4,327
2020 20 38 59 16 6,854 6,987
TOTAL 120 168 175 225 18,984 19,672
Source: Department of Public Works, Bureau of Street-Use and Mapping
Table 16 shows construction of new condomini-
ums recorded by DPW over the past ten years and
Table 17 shows new condominium construction
by building type over the past five years.
SAN FRANCISCO PLANNING DEPARTMENT30
TABLE 18.
Condominium Conversions Recorded by DPW, 2011–2020
Year Units
% Change from
Previous Year
2011 472 -12%
2012 488 3%
2013 369 -24%
2014 730 98%
2015 661 -9%
2016 417 -37%
2017 296 -29%
2018 191 -35%
2019 387 103%
2020 201 -48%
TOTAL 4,212
Source: Department of Public Works, Bureau of Street-Use and Mapping
TABLE 19.
Condominium Conversions Recorded by DPW by Building Type, 2016–2020
Year 2 Units 3 Units 4 Units 5 to 6 Units Total
2016 118 120 80 99 417
2017 118 72 48 58 296
2018 86 48 12 45 191
2019 238 69 40 40 387
2020 104 27 24 46 201
TOTAL 664 336 204 288 1,492
Source: Department of Public Works, Bureau of Street-Use and Mapping
Condominium Conversions
The San Francisco Subdivision Code regulates
condominium conversions. Since 1983, conver-
sions of units from rental to condominium have
been limited to 200 units per year and to build-
ings with six or fewer units. More than 200 units
may be recorded in a given year because units
approved in a previous year may be recorded in
a subsequent year. The 200-unit cap on conver-
sions can also be bypassed for two-unit buildings
with owners occupying both units.
» Condominium conversions decreased by 48%
in 2020 (201 from 387 conversions in 2019).
This number is 52% lower than the 10-year
average of 421 units.
» About 52% of units converted in 2020
occurred in two-unit buildings, followed by
23% occurring in 5 to 6-unit buildings.
» Sixty-five percent (65%) of the condominium
conversions in 2020 (131) were in buildings
with two or three units, consistent with past
trend of 60-80% from 2014 through 2019.
Table 18 shows the number of conversions
recorded by DPW from 2011-2020. Table 19
shows condominium conversions by building type
over the past five years.
31
San Francisco Housing Inventory | 2020
TABLE 20.
Changes in Residential Hotel Stock, 2016–2020
Year
For Profit Residential Hotels Non-Profit Residential Hotels Total
Buildings Resid. Rooms Tourist Rooms Buildings Resid. Rooms Buildings Resid. Rooms
2016 403 13,247 2,732 95 5,781 498 19,028
2017 392 12,498 2,526 109 6,541 501 19,039
2018 397 12,710 2,674 106 6,489 503 19,199
2019 394 12,490 2,555 110 6,709 504 19,199
2020 389 12,424 2,509 114 6,645 503 19,069
Source: Department of Building Inspection
Residential Hotels
Residential hotels in San Francisco are regulated
by Administrative Code Chapter 41 – the Residen-
tial Hotel Conversion and Demolition Ordinance
(HCO), enacted in 1981. DBI Housing Inspection
Services Division administers the HCO. This
ordinance preserves the stock of residential hotels
and regulates the conversion and demolition of
residential hotel units.
Table 20 reports the number of residential hotel
buildings and units for both for-profit and nonprofit
residential hotels from 2016 through 2020.
» As of 2020, 19,069 residential hotel rooms
are registered in San Francisco; 65% are
residential rooms in for-profit residential hotels
and 35% are residential in non-profit hotels.
SAN FRANCISCO PLANNING DEPARTMENT32
Affordable Housing
Standards and Definitions of Affordability
Affordable housing by definition is housing that
is either rented or owned at prices affordable to
households with low to moderate incomes. The
United States Department of Housing and Urban
Development (HUD) determines the thresholds
by household size for these incomes for the San
Francisco HUD Metro Fair Market Rent Area
(HMFA). The HMFA includes San Francisco,
Marin, and San Mateo counties. The standard
definitions for housing affordability by income level
are as follows:
Extremely low income: Units affordable to house-
holds with incomes at or below 30% of the HUD
median income for the San Francisco HFMA;
Very low income: Units affordable to households
with incomes at or below 50% of the HUD
median income for the San Francisco HFMA;
Lower income: Units affordable to households
with incomes at or below 60% of the HUD
median income for the San Francisco HFMA;
Low income: Units affordable to households with
incomes at or below 80% of the HUD median
income for the San Francisco HFMA,
Moderate income: Units affordable to households
with incomes at or below 120% of the HUD
median income for the San Francisco HFMA; and
Market rate: Units at prevailing prices without
any affordability requirements. Market rate units
generally exceed rental or ownership affordability
levels, although some small market rate units may
be priced at levels that are affordable to moderate
income households.
Housing affordability for units is calculated as
follows:
Affordable rental unit: A unit for which rent
equals 30% of the income of a household with
an income at or below 80% of the HUD median
income for the San Francisco HFMA, utilities
included.
Affordable ownership unit: A unit for which the
mortgage payments, PMI (principal mortgage
insurance), property taxes, homeowners dues,
and insurance equal 33% of the gross monthly
income of a household earning between 80% and
120% of the San Francisco HFMA median income
(assuming a 10% down payment and a 30-year
8% fixed rate loan).
Inclusionary Affordable Housing Program —
Ownership Units: These are units for which the
mortgage payments, PITI (principal, interest, taxes
and insurance), and homeowners association
dues equal less than 38% of the gross monthly
income of a household earning between 80% and
120% of the San Francisco HFMA median income
(assuming a 5% down payment and a 30-year
fixed mortgage at the current market interest rate).
Inclusionary Affordable Housing Program —
Rental Units: These units are rental units for
households earning between 28% and 60% of
Area Median Income.
Tables 21 and 22 show the incomes and prices
for affordable rental and ownership units based on
2020 HUD income limits.
33
San Francisco Housing Inventory | 2020
TABLE 21.
2020 Rental Affordable Housing Guidelines
Income Levels Household Size Average Unit Size
Maximum
Annual Income
Monthly Rent
Extremely Low Income
(30% of HUD Median Income)
1 Studio $26,900 $622
2 1 Bedroom $30,750 $698
3 2 Bedroom $34,600 $774
4 3 Bedroom $38,450 $849
5 4 Bedroom $41,500 $896
6 5 Bedroom $44,600 $952
Very Low Income
(50% of HUD Median Income)
1 Studio $44,850 $1,070
2 1 Bedroom $51,250 $1,210
3 2 Bedroom $57,650 $1,350
4 3 Bedroom $64,050 $1,489
5 4 Bedroom $69,200 $1,588
6 5 Bedroom $74,300 $1,695
Lower Income
(60% of HUD Median Income)
1 Studio $53,800 $1,294
2 1 Bedroom $61,500 $1,467
3 2 Bedroom $69,200 $1,639
4 3 Bedroom $76,850 $1,809
5 4 Bedroom $83,000 $1,933
6 5 Bedroom $89,150 $2,066
Low Income
(80% of HUD Median Income)
1 Studio $71,700 $1,742
2 1 Bedroom $82,000 $1,979
3 2 Bedroom $92,250 $2,215
4 3 Bedroom $102,500 $2,451
5 4 Bedroom $110,700 $2,626
6 5 Bedroom $118,900 $2,810
Source: U.S. Department of Housing and Urban Development (HUD)
Note: Incomes are based on the 2020 Area Median Income (AMI) limits for the San Francisco HUD Metro FMR Area (HMFA). Rents are calculated based on 30% of gross monthly income.
(FMR = Fair Market Rents)
SAN FRANCISCO PLANNING DEPARTMENT34
TABLE 22.
2020 Homeownership Affordable Housing Guidelines
Income Levels
Household
Size
Average
Unit Size
Maximum
Annual Income
Monthly
Housing Expense
Maximum
Purchase Price
Low Income
(70% of HUD Median Income)
1 Studio $62,750 $1,726 N/A
2 1 Bedroom $71,750 $1,973 N/A
3 2 Bedroom $80,700 $2,219 N/A
4 3 Bedroom $89,650 $2,465 N/A
5 4 Bedroom $96,850 $2,663 N/A
Median Income
(90% of HUD Median Income)
1 Studio $80,700 $2,219 N/A
2 1 Bedroom $92,250 $2,537 N/A
3 2 Bedroom $103,750 $2,853 N/A
4 3 Bedroom $115,300 $3,171 N/A
5 4 Bedroom $124,500 $3,424 N/A
Moderate Income
(110% of HUD Median Income)
1 Studio $98,600 $2,712 N/A
2 1 Bedroom $112,750 $3,101 N/A
3 2 Bedroom $126,850 $3,488 N/A
4 3 Bedroom $140,900 $3,875 N/A
5 4 Bedroom $152,200 $4,186 N/A
Source: U.S. Department of Housing and Urban Development (HUD)
Note: Incomes are based on the 2020 Area Median Income (AMI) limits for the San Francisco HUD Metro FMR Area (HMFA). Monthly housing expenses are calculated based on 33% of
gross monthly income. (FMR = Fair Market Rents). Maximum purchase price is the affordable price from San Francisco’s Inclusionary Housing Program and incorporates monthly fees
and taxes into sales price. Maximum Purchase Price is not available for the year 2020.
35
San Francisco Housing Inventory | 2020
New Affordable Housing Construction
Table 23 shows the production of affordable hous-
ing by levels of affordability and Table 24 shows
new affordable housing by type. These numbers
do not include affordable units that result from
acquiring and rehabilitating residential buildings
by nonprofit housing organizations. Those units
are covered later in the report.
» In 2020, 818 affordable housing units were
completed compared to 1,456 units in 2019,
which is a 44% decrease from the previous
year. Of these, 480 are new inclusionary units.
» The number of affordable units built in 2020
(818) is 21% lower than the five year average
of affordable units built (1,037 units).
» Low-income units represented 56% of the new
affordable units that were constructed in 2020;
moderate income units made up the remaining
44%. There were no very-low income units
constructed in 2020.
» A total of 133 Accessory Dwelling Units
(ADUs) were added to existing residential build-
ings. Typically, these are smaller units and are
sometimes referred to as secondary or “granny”
units. These are also usually affordable to
households with moderate incomes, however,
these units are not income-restricted. In 2020,
130 of the 133 ADUs added qualified as
affordable units.
Major affordable housing projects completed in
2020 include: 1150 3rd Street (100% affordable
with 118 low-income units), 455 Fell Street
(100% affordable, with 107 low-income units),
and 1296 Shotwell Street (100% affordable with
93 low-income units).
Major (20 or more units) new affordable hous-
ing projects completed in 2020 are detailed in
Appendix A-2. On-site affordable inclusionary
units are listed under major market rate projects in
Appendix A-1. Affordable housing projects under
construction, or in pre-construction or preliminary
planning with either the Mayor’s Office of Housing
and Community Development or the Office of
Community Investment and Infrastructure are
presented in Appendix A-7.
SAN FRANCISCO PLANNING DEPARTMENT36
TABLE 23.
New Affordable Housing Construction by Income Level, 2016–2020
Year
Extremely Low
(30% AMI)
Very Low
(50% AMI)
Low
(80% AMI)
Moderate
(120% AMI)
Total
Affordable
Units
Total All
New Units*
% of All New
Units
2016 120 128 364 190 802 4,895 16%
2017 0 686 558 222 1,466 4,511 32%
2018 0 40 401 204 645 2,690 24%
2019 0 880 335 241 1,456 4,858 30%
2020 0 0 458 360 818 4,044 20%
TOTAL 120 1,734 2,116 1,217 5,187 20,998 25%
Source: Planning Department, Mayor’s Office of Housing and Community Development
*From 2016, 65 of these units, from 2017, 99 of these units, and from 2018, 141 of these units, from 2019, 177, and from 2020, 129 of these units are considered “secondary units” or
ADUs and are not income-restricted
TABLE 24.
New Affordable Housing Construction by Housing Type, 2016–2020
Year Family Senior Individual/SRO Homeowner Other Total
2016 452 147 20 118 65 802
2017 1,116 39 55 157 99 1,466
2018 434 - 19 51 141 645
2019 1,122 93 - 64 177 1,456
2020 N/A N/A N/A N/A N/A N/A
2020 Percent of
Total
N/A N/A N/A N/A N/A N/A
Source: Planning Department, Mayor’s Office of Housing
Note: Family units include projects with a majority of two or more bedroom units. Individual / SRO includes projects with a majority of or one bedroom, residential care facilities, shelters, and
transitional housing.
The category “Other” signifies the units that are considered “secondary units” or ADUs and are not income-restricted.
NOTE: Due to data quality ISSUES, Starting in 2020, table 24 is being deprecated as part of process improvements.
37
San Francisco Housing Inventory | 2020
Inclusionary Housing
In 1992, the Planning Commission adopted
guidelines for applying the City’s Inclusionary
Affordable Housing Policy. This policy required
housing projects with 10 or more units that seek a
conditional use (CU) permit or planned unit devel-
opment (PUD) to set aside a minimum of 10% of
their units as affordable units. In 2002, the Board
of Supervisors legislated these guidelines into law
and expanded the requirement to all projects with
10 or more units. In condominium developments,
the inclusionary affordable ownership units would
be available to households earning up to 100%
of the AMI; below market inclusionary rental units
are affordable to households earning 60% or less
of the area median income (AMI). If a housing
project required a conditional use permit, then
12% of the units would need to be made available
at the same levels of affordability.
In 2006, the inclusionary requirements were
increased to 15% if units were constructed
on-site, and to 20% if constructed off-site and
is applicable to projects of five units or more.
In 2013, the inclusionary requirements were
changed back to projects with 10 or more units
and the on-site requirement went back down to
12%. In August 2017, the inclusionary require-
ments were changed to 12% of on-site units for
projects with 10 to 24 units, and 18% on-site for
rental projects with 25 units or more and 20% on-
site for ownership projects with 25 units or more.
For projects within the Mission Planning Area,
North of Market Residential SUD (Tenderloin), and
SoMa NCT (6th Street), the inclusionary require-
ments are as follows: 25% on-site for rental,
27% on-site for ownership in projects with 25 or
more units.These increases apply to new projects
without an environmental evaluation initial study
on or after January 12th, 2016. Table 25 shows
inclusionary units completed from 2016 to 2020.
» 480 inclusionary units were completed in
2020.
» In 2020, the number of inclusionary units
built (480) represented a 19% increase from
that provided in 2019 (405). The number of
inclusionary housing units built in 2020 is also
25% above than the five-year annual average
of 384 units.
Appendix A-1 provides a complete list of projects
with ten or more units constructed in 2020 and
details of inclusionary units for those projects that
have them.
In Fiscal Year 2020, a total of $15 million was
collected as partial payments of in-lieu fees for
projects. Appendix D is a summary of in-lieu fees
collected since 2011.
TABLE 25.
New Affordable Housing Production by Source, 2016-2020
Year Inclusionary Units
Units in 100% Affordable
Developments
ADUs Total
2016 449 288 65 802
2017 421 946 99 1,466
2018 163 341 141 645
2019 405 874 177 1,456
2020 480 208 130 818
TOTAL 1,918 2,657 612 5,187
Source: Planning Department, Mayor’s Office of Housing and Community Development
SAN FRANCISCO PLANNING DEPARTMENT38
TABLE 26.
Housing Price Trends, San Francisco Bay Area, 2016–2020
Year
Rental (Two Bedroom Apartment) For Sale (Two Bedroom House)
San Francisco Bay Area San Francisco Bay Area
2016 $4,870 N/A $1,257,500 $777,160
2017 $4,500 $2,846 $1,469,000 $910,350
2018 $4,650 $2,963 $1,573,000 $939,216
2019 $4,500 $3,166 $1,450,000 $908,750
2020 $3,570 $2,110 $1,581,000 $1,058,000
Source: Zumper.com & Priceconomics for apartment rental prices, California Association of Realtors for home sale prices
Notes: The California Association of Realtors Bay Area data do not include Napa and Sonoma Counties
Affordability of Market Rate Housing
The San Francisco Bay Area remains one of the
nation’s most expensive housing markets, despite
median rents dropping by about 20% in 2020.
» In 2020, the median rental price for a two-bed-
room apartment in San Francisco was $3,570
compared to $4,500 in 2019, a 21% decrease
from the previous year. This significant drop in
rent has been attributed in part to the outward
migration of people from the city during the
COVID-19 pandemic.
» The 2020 median rental price for a two-
bedroom apartment in San Francisco is 69%
higher than the median rental price for the
entire Bay Area.
» In 2020, the median price for a two-
bedroom home in San Francisco increased to
$1,581,000. This price is 9% higher than the
2019 median home price ($1,450,000).
» A three-person household with a combined
household income at 80% of the median
income could pay a maximum rent of $2,215
(according to Table 21) or only about 62% of
the median rent ($3,570).
Table 26 gives rental and sales prices for 2016
through 2020.
39
San Francisco Housing Inventory | 2020
Affordable Housing Acquisition
and Rehabilitation
Acquisition and rehabilitation involves non-profit
housing organizations purchasing existing
residential buildings in order to rehabilitate units
for low- and very low-income persons. Table 27
shows units that have been rehabilitated through
funding by the Mayor’s Office of Housing and
Community Development (MOHCD) and the
Office of Community Investment and Infrastructure
(OCII). Often it is more economical to purchase
and rehabilitate existing units than to build new
units. While many of these units are residential
hotel (single room occupancy or SRO) units,
acquisition and rehabilitation also includes homes
for residential care providers, apartments for fami-
lies, and conversions of commercial or industrial
buildings for homeless persons and families. The
Housing Inventory reports units in such projects as
adding to the housing stock only when new units
are created as a result of the rehabilitation.
» In 2020, the Mayor’s Office of Housing and
Community Development and the Office of
Community Investment and Infrastructure
rehabilitated 405 units.
TABLE 27.
Units Acquired or Rehabilitated, 2016–2020
Year Units Acquired / Rehabilitated
2016 152
2017 119
2018 49
2019 181
2020 405
TOTAL 906
Source: Mayor’s Office of Housing and Community Development
The City has also strengthened eviction and tenant
protections, and preserved the affordability of
563 units across 53 properties through its Small
Sites acquisition and rehabilitation program since
2014.
TABLE 27B.
Rental Assistance Demonstration Program, 2016–2020
Year
Very Low-Income
Units Turned Over
/ Rehabilitated
Low-Income
Units Turned Over
/ Rehabilitated
2016 2,042 118
2017 - -
2018 934 233
2019 - -
2020 - -
TOTAL 3,092 351
Source: Mayor’s Office of Housing and Community Development
TABLE 27A.
Details of Units Acquired or Rehabilitated, 2020
Address Total Units
Units Acquired /
Rehabilitated
3182-3198 24th 8 8
520 Shrader 7 7
937-949 Clay 73 73
3544 Taraval St 6 6
270 Turk St 86 86
2157 Grove St 9 9
1353 Stevenson 7 7
54 McAllister St 100 100
42 Washburn St 22 22
150 9th St 57 57
1045 Capp St 30 30
Source: Mayor’s Office of Housing and Community Development
The Mayor’s Office of Housing and Community
Development implemented the first phase of the
Rental Assistance Demonstration (RAD) program
in 2015. RAD is a voluntary, permanent conver-
sion of public housing to the Section 8 housing
program. Since 2016, 3,443 units of public hous-
ing properties were transferred to owner/developer
teams to rehabilitate.
SAN FRANCISCO PLANNING DEPARTMENT40
13. Ingleside
1. Richmond
7. Central
12. South Central
10. South Bayshore
15. Outer Sunset
Presidio
8. Mission
2. Marina
14. Inner Sunset
9. South of
Market
3. Northeast
4. Downtown
5. Western Addition
Golden Gate Park
6. Buena Vista
11. Bernal
Heights
Changes in Housing Stock
by Geography
This section discusses the City’s housing stock
by geography. Map 1 shows San Francisco‘s 15
Planning Districts.
Table 28 summarizes newly constructed units
completed, altered units, and units demolished in
each Planning District. The table also ranks each
Planning District by its position for each of the
ratings categories.
» The South of Market Planning District had the
most new construction in 2020 with 1,755
units built or 44% of the total new construc-
tion. It lost 93 units through demolition but
gained an additional 9 net units added through
conversion or alteration, making it the district
with the highest net gain of 1,671 net new
units or 41% of net new addition Citywide.
» The Mission (1,077 net new housing units)
and Downtown (675 net new housing units)
Planning Districts followed South of Market
in the highest net new housing units added
Citywide.
» The South Bayshore Planning District had the
highest number of units demolished, with 251
units lost or about 71% of the total 352 units
that were demolished in 2020.
» The South Bayshore Planning District gained
the least number of units in 2020, adding 21
units but losing 251 units through demolition,
resulting in a net loss of 230 units to the hous-
ing stock.
Figure 3 on the following page shows total
new housing constructed and demolished by
San Francisco Planning Districts in 2020.
MAP 1.
San Francisco Planning Districts
41
San Francisco Housing Inventory | 2020
TABLE 28.
Housing Units Completed and Demolished by Planning District, 2020
No. District Name
New Units
Completed
Rank
Units
Demolished
Rank
Units
Altered
Rank
Net Gain
Housing Units
Rank
1 Richmond 23
10
-1
4
47
2
69
10
2 Marina 106
5
4
14
110
5
3 Northeast 56
8
-1
4
32
4
87
8
4 Downtown 523
3
152
1
675
3
5 Western Addition 79
6
-1
4
11
12
89
7
6 Buena Vista 76
7
26
6
102
6
7 Central 8
13
-5
3
14
10
17
13
8 Mission 1,047
2
30
5
1,077
2
9 South of Market 1,755
1
-93
2
9
13
1,671
1
10 South Bayshore 9
12
-251
1
12
11
(230)
15
11 Bernal Heights 3
14
3
15
6
14
12 South Central 204
4
32
3
236
4
13 Ingleside 3
15
18
9
21
12
14 Inner Sunset 15
11
24
8
39
11
15 Outer Sunset 50
9
25
7
75
9
TOTAL 3,957 (352) 439 4,044
Source: Planning Department, Department of Building Inspection
Note: The “net gain housing units” calculation accounts for units lost/gained by alterations but those figures are not displayed.
FIGURE 3.
Units Completed & Demolished by Planning District, 2020
1 ‒ Richmond
1 ‒ Richmond
2 ‒ Marina
3 ‒ Northeast
4 ‒ Downtown
5 ‒ Western Addition
6 ‒ Buena Vista
7 ‒ Central
8 ‒ Mission
9 ‒ South of Market
10 ‒ South Bayshore
11 ‒ Bernal Heights
12 ‒ South Central
13 ‒ Ingleside
14 ‒ Inner Sunset
15 ‒ Outer Sunset
2 ‒ Marina
3 ‒ Northeast
4 ‒ Downtown
5 ‒ Western Addition
6 ‒ Buena Vista
7 ‒ Central
8 ‒ Mission
9 ‒ South of Market
10 ‒ South Bayshore
11 ‒ Bernal Heights
12 ‒ South Central
13 ‒ Ingleside
14 ‒ Inner Sunset
15 ‒ Outer Sunset
Presidio, treasure island
0 10,000 15,000 20,000 25,000 30,000 35,000 40,000 45,0005,000
2,000
1,000
1,500
500
-500
0
NUMBER OF UNITS
SINGLE FAMILY
2 TO 4 UNITS
5 TO 9 UNITS
10 TO 19 UNITS
20+ UNITS
NEW UNITS COMPLETED UNITS DEMOLISHED
Source: Planning Department, Department of Building Inspection
SAN FRANCISCO PLANNING DEPARTMENT42
FIGURE 4.
San Francisco Net Housing Stock by Planning District, 2020
Housing Stock by Planning District
Figure 4 shows the total overall housing stock by
building type for the 15 San Francisco Planning
Districts. Table 29 contains San Francisco housing
stock totals by Planning District and shows the net
gain since the 2010 Census.
» The Northeast and Richmond Planning Districts
continue to have the highest number of overall
units, having 41,344 units and 37,760 units
respectively. The Northeast District accounts for
about 10% of the City’s housing stock, while
the Richmond Planning District accounts for
about 9%.
» The South Central, Outer Sunset, and Ingleside
Planning Districts remain the areas with the
highest number of single-family homes in San
Francisco. Together these areas account for
approximately 46% of all single-family homes.
» The Richmond, Central, Northeast, and Mis-
sion Planning Districts are the areas with the
highest numbers of buildings with 2 to 4 units,
representing 19%, 11%, 10%, and 9% of
those units respectively.
» In the “5 to 9 Units” category, the Northeast,
Richmond, Western Addition, and Mission
Planning Districts have the highest numbers of
those units with 17%, 14%, 11%, and 10%
respectively.
» The Marina, Northeast, Western Addition, and
Richmond Planning Districts continue to have
the highest share of buildings with 10 to 19
units. Fifty-eight percent (58%) of the City’s
multi-family buildings with 10 to 19 units are
in these districts.
» The Downtown Planning District has the largest
stock of the city’s high-density housing – about
29,834 units. The South of Market District
closely follows with about 29,394 units.
Eighty-seven percent (87%) of all housing in
the Downtown Planning District is in buildings
with 20 or more units. This district accounts for
24% of all the high-density housing citywide.
The South of Market District, with 78% of its
units in buildings with 20 units or more, also
claims 24% of the City’s high-density housing.
1 ‒ Richmond
1 ‒ Richmond
2 ‒ Marina
3 ‒ Northeast
4 ‒ Downtown
5 ‒ Western Addition
6 ‒ Buena Vista
7 ‒ Central
8 ‒ Mission
9 ‒ South of Market
10 ‒ South Bayshore
11 ‒ Bernal Heights
12 ‒ South Central
13 ‒ Ingleside
14 ‒ Inner Sunset
15 ‒ Outer Sunset
2 ‒ Marina
3 ‒ Northeast
4 ‒ Downtown
5 ‒ Western Addition
6 ‒ Buena Vista
7 ‒ Central
8 ‒ Mission
9 ‒ South of Market
10 ‒ South Bayshore
11 ‒ Bernal Heights
12 ‒ South Central
13 ‒ Ingleside
14 ‒ Inner Sunset
15 ‒ Outer Sunset
Presidio, treasure island
0 10,000 15,000 20,000 25,000 30,000 35,000 40,000 45,0005,000
2,000
1,000
1,500
500
-500
0
NUMBER OF UNITS
SINGLE FAMILY
2 TO 4 UNITS
5 TO 9 UNITS
10 TO 19 UNITS
20+ UNITS
NEW UNITS COMPLETED UNITS DEMOLISHED
1 ‒ Richmond
1 ‒ Richmond
2 ‒ Marina
3 ‒ Northeast
4 ‒ Downtown
5 ‒ Western Addition
6 ‒ Buena Vista
7 ‒ Central
8 ‒ Mission
9 ‒ South of Market
10 ‒ South Bayshore
11 ‒ Bernal Heights
12 ‒ South Central
13 ‒ Ingleside
14 ‒ Inner Sunset
15 ‒ Outer Sunset
2 ‒ Marina
3 ‒ Northeast
4 ‒ Downtown
5 ‒ Western Addition
6 ‒ Buena Vista
7 ‒ Central
8 ‒ Mission
9 ‒ South of Market
10 ‒ South Bayshore
11 ‒ Bernal Heights
12 ‒ South C
entral
13 ‒ Ingleside
14 ‒ Inner Sunset
15 ‒ Outer Sunset
Presidio, treasure island
0 10,000 15,000 20,000 25,000 30,000 35,000 40,000 45,0005,000
2,000
1,000
1,500
500
-500
0
NUMBER OF UNITS
SINGLE FAMILY
2 TO 4 UNITS
5 TO 9 UNITS
10 TO 19 UNITS
20+ UNITS
NEW UNITS COMPLETED UNITS DEMOLISHED
Source: Planning Department, Department of Building Inspection
43
San Francisco Housing Inventory | 2020
TABLE 29.
San Francisco Net Housing Stock by Planning District, 2010–2020
Planning District Single Family 2 to 4 Units 5 to 9 Units
10 to 19
Units
20+ Units District Total
1 - Richmond
2010 ACS5 11,388 15,525 5,126 3,845 1,467 37,383
2011-2019 (7) 140 50 10 115 308
2020 (1) 31 18 21 - 69
TOTAL 11,380 15,696 5,194 3,876 1,582 37,760
Percent of Total 30.1% 41.6% 13.8% 10.3% 4.2% 9.4%
2 - Marina
2010 ACS5 3,469 5,636 3,824 7,404 5,817 26,165
2011-2019 (1) 33 10 26 230 298
2020 2 2 2 1 103 110
TOTAL 3,470 5,671 3,836 7,431 6,150 26,573
Percent of Total 13.1% 21.3% 14.4% 28.0% 23.1% 6.6%
3 - Northeast
2010 ACS5 2,080 7,621 6,147 6,585 17,965 40,462
2011-2019 1 54 32 39 669 795
2020 (1) 10 22 2 54 87
TOTAL 2,080 7,685 6,201 6,626 18,688 41,344
Percent of Total 5.0% 18.6% 15.0% 16.0% 45.2% 10.2%
4 - Downtown
2010 ACS5 547 719 494 2,460 24,967 29,348
2011-2019 3 11 15 46 4,229 4,304
2020 - - 1 36 638 675
TOTAL 550 730 510 2,542 29,834 34,327
Percent of Total 1.6% 2.1% 1.5% 7.4% 86.9% 8.5%
5 - Western Addition
2010 ACS5 2,535 6,065 4,055 4,381 12,283 29,319
2011-2019 2 66 38 67 1,464 1,637
2020 (1) 10 1 3 76 89
TOTAL 2,536 6,141 4,094 4,451 13,823 31,045
Percent of Total 8.2% 19.8% 13.2% 14.3% 44.5% 7.7%
6 - Buena Vista
2010 ACS5 2,777 6,633 3,339 2,099 2,062 16,950
2011-2019 - 60 27 11 995 1,093
2020 - 14 8 10 70 102
TOTAL 2,777 6,707 3,374 2,120 3,127 18,145
Percent of Total 15.3% 37.0% 18.6% 11.7% 17.2% 4.5%
CONTINUED >
SAN FRANCISCO PLANNING DEPARTMENT44
CONTINUED >
Planning District Single Family 2 to 4 Units 5 to 9 Units
10 to 19
Units
20+ Units District Total
7 - Central
2010 ACS5 10,219 8,671 2,935 2,398 2,167 26,395
2011-2019 16 97 31 22 176 342
2020 4 11 - 2 - 17
TOTAL 10,239 8,779 2,966 2,422 2,343 26,754
Percent of Total 38.3% 32.8% 11.1% 9.1% 8.8% 6.63%
8 - Mission
2010 ACS5 6,295 7,026 3,797 3,221 4,205 24,566
2011-2019 65 104 42 137 779 1,067
2020 5 126 57 157 1,075 1,420
TOTAL 6,303 7,166 3,865 3,396 6,311 27,063
Percent of Total 23.3% 26.5% 14.3% 12.5% 23.3% 6.7%
9 - South of Market
2010 ACS5 2,379 2,933 1,207 1,428 14,070 22,061
2011-2019 7 56 38 145 13,597 13,843
2020 - 7 1 (64) 1,727 1,671
TOTAL 2,386 2,996 1,246 1,509 29,394 37,575
Percent of Total 6.3% 8.0% 3.3% 4.0% 78.2% 9.3%
10 - South Bayshore
2010 ACS5 7,614 1,614 700 514 890 11,404
2011-2019 63 (45) 122 128 1,671 1,939
2020 6 10 (140) (106) - (230)
TOTAL 7,683 1,579 682 536 2,561 13,113
Percent of Total 58.6% 12.0% 5.2% 4.1% 19.5% 3.3%
11 - Bernal Heights
2010 ACS5 5,926 2,796 537 130 199 9,629
2011-2019 23 35 (1) - 1 58
2020 2 3 1 - - 6
TOTAL 5,951 2,834 537 130 200 9,693
Percent of Total 61.4% 29.2% 5.5% 1.3% 2.1% 2.4%
12 - South Central
2010 ACS5 21,602 3,005 858 589 800 26,866
2011-2019 9 (1) (64) (6) 117 55
2020 3 35 - - 198 236
TOTAL 21,614 3,039 794 583 1,115 27,157
Percent of Total 79.6% 11.2% 2.9% 2.1% 4.1% 6.73%
13 - Ingleside
2010 ACS5 16,497 1,565 606 900 4,832 24,424
2011-2019 104 154 - 17 274 549
2020 5 13 3 - 21
TOTAL 16,606 1,732 606 920 5,106 24,994
Percent of Total 66.4% 6.9% 2.4% 3.7% 20.4% 6.2%
45
San Francisco Housing Inventory | 2020
Housing Construction in the Bay Area
This section provides a regional context to the
City’s housing production trends. San Francisco is
one of nine counties that make up the Bay Area.
» In 2020, Bay Area counties authorized 17,696
units for construction, 22% less than the 2019
authorizations of 22,736 units.
» Alameda (21%), Santa Clara (20%) and San
Francisco (16%) counties accounted for 57%
of the total units authorized in 2020.
» In San Francisco, 99% of new housing is in
multi-family buildings. Alamada (69%), Santa
Clara (63%), Contra Costa (45%), and San
Planning District Single Family 2 to 4 Units 5 to 9 Units
10 to 19
Units
20+ Units District Total
14 - Inner Sunset
2010 ACS5 10,450 4,528 1,555 1,226 1,188 18,951
2011-2019 10 44 3 16 7 80
2020 2 33 2 2 - 39
TOTAL 10,462 4,605 1,560 1,244 1,195 19,070
Percent of Total 54.9% 24.1% 8.2% 6.5% 6.3% 4.7%
15 - Outer Sunset
2010 ACS5 19,321 4,750 1,385 442 495 26,427
2011-2019 - 48 1 2 - 51
2020 - 23 - 4 48 75
TOTAL 19,321 4,821 1,386 448 543 26,553
Percent of Total 72.8% 18.2% 5.2% 1.7% 2.0% 6.6%
Presidio, Treasure Island and Golden Gate Park
2010 ACS5 852 687 523 34 89 2,185
2011-2019 - - 9 - - 9
2020 - - - - -
TOTAL 852 687 532 34 89 2,194
Percent of Total 38.8% 31.3% 24.2% 1.5% 4.1% 0.5%
Citywide
2010 ACS5 123,951 79,774 37,088 37,656 93,496 372,535
2011-2019 235 878 368 677 24,620 26,778
2020 24 216 (73) (68) 3,945 4,044
TOTAL 124,210 80,868 37,383 38,265 122,061 403,357
Percent of Total 30.8% 20.0% 9.3% 9.5% 30.3% 100.0%
Source: Planning Department
Mateo (44%), also have a high percentage
of authorized units in multi-family structures.
Single-family housing units predominate
in Napa (100%), Marin (97%),and Solano
(58%).
The map on page 12 shows the nine counties
that make up the Greater San Francisco Bay
Area. Table 30 shows the total number of units
authorized for construction for San Francisco and
the rest of the Bay Area for 2020. Figure 5 shows
trends in housing construction by building type
from 2011 to 2020.
SAN FRANCISCO PLANNING DEPARTMENT46
0
5,000
10,000
20,000
15,000
22,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
NUMBER OF DWELLING UNITS
Single Family Multi-Family
0
5000
10000
15000
20000
Year 2016Year 2015Year 2014Year 2013Year 2012Year 2011Year 2010Year 2009Year 2008Year 2007
TABLE 30.
Units Authorized for Construction for San Francisco and the Bay Area Counties, 2020
County Single-Family Units Multi-Family Units Total Units Percent of Total
Alameda 1,153 2,610 3,763 21%
Contra Costa 1,525 1,243 2,768 16%
Marin 96 3 99 1%
Napa 227 0 227 1%
San Francisco 37 2,730 2,767 16%
San Mateo 548 439 987 6%
Santa Clara 1,329 2,243 3,572 20%
Solano 981 716 1,697 10%
Sonoma 1,038 778 1,816 10%
TOTAL 6,934 10,762 17,696 100%
Source: Construction Industry Research Board
FIGURE 5.
Bay Area Housing
Construction Trends,
2011–2020
Source: California Housing Foundation, from 2007-2013; Construction Industry Research Board, from 2014-2020
47
San Francisco Housing Inventory | 2020
APPENDICES:
A CLOSER LOOK
AT HOUSING IN
SAN FRANCISCO
SAN FRANCISCO PLANNING DEPARTMENT48
Appendix A:
Project Lists
This Appendix details major projects in various
stages of the planning or construction process:
projects under Planning Department review,
projects that have been authorized for construc-
tion by the DBI, and projects that have been
completed. A project’s status changes over time.
During a reporting period, a project may move
from approved to under construction or from under
construction to completed. Similarly, a project
may change from rental to condominiums, or vice
versa, before a project is completed or occupied.
Table A-1 details major market-rate housing proj-
ects with ten or more units that were completed
in 2020. This list also includes the number of
inclusionary units in the project.
Table A-2 is comprised of major affordable hous-
ing projects with twenty or more units that were
completed in 2020.
Table A-3 provides information for all projects
with twenty or more units that were fully entitled
by the Planning Department in 2020. These
projects typically require either a conditional use
permit, environmental review, or some other type
of review by the Planning Commission or Zoning
Administrator, or the Environmental Review
Officer.
Table A-4 provides information for all projects
with ten or more units that were filed with the
Planning Department in 2020. These projects
require a conditional use permit, environmental
review, or other types of review by the Planning
Commission, Zoning Administrator, or the Environ-
mental Review Officer. This list does not include
projects submitted for informal Planning project
review and for which no applications have been
filed, and only includes fully complete applications
accepted for review by the Planning Department.
Table A-5 contains residential projects with ten or
more units authorized for construction by DBI in
2020.
Table A-6 contains residential projects proposing
to utilize a density bonus program.
Table A-7 is an accounting of affordable housing
projects in the “pipeline”— projects that are under
construction, or in pre-construction or preliminary
planning with either the Mayor’s Office of Hous-
ing or the Office of Community Investment and
Infrastructure.
Table A-8 details 2020 housing production in
Analysis Neighborhoods as defined by San Fran-
cisco Indicator Project (DPH).
Appendix B:
Planning Area Annual Monitoring
Tables in Appendix B have been added to the
Housing Inventory to comply in part with the
requirements of Planning Code §341.2 and
Administrative Code 10E.2 to track housing devel-
opment trends in the recently-adopted community
area plans. These plan areas also have separate
monitoring reports that discusses housing produc-
tion trends in these areas in greater detail.
Table B-1 details 2020 housing trends in recently
adopted planning areas.
Table B-2 summarizes the units entitled by the
Planning Department in 2020 by planning areas.
Table B-3 summarizes units gained from new
construction in 2020 by planning areas.
Table B-4 summarizes units demolished in 2020
by planning areas.
Table B-5 summarizes units lost through altera-
tions and demolitions in 2020 by planning areas.
Table B-6 summarizes affordable housing projects
for 2020 in planning areas.
Appendix C: San Francisco Zoning Districts
Appendix D: In-Lieu Housing Fees Collected
Appendix E: Glossary
49
San Francisco Housing Inventory | 2020
TABLE A-1.
Major Market Rate Housing Projects Completed, 2020
Address /
Project Name
Total
Net
Units
Affordable
Units
Unit Mix Tenure Type Initial Sales or Rental Price
49 SOUTH VAN
NESS AV/1500
MISSION ST
550 110 NA Rental From $2950+ TO $7700
160 FOLSOM ST 390 156 NA Ownership From $1,175,000
1066 MARKET ST 303 0 NA NA NA
188 HOOPER ST 280 0 NA Rental NA
333 12TH ST 200 27 NA Rental From $950+
302 SILVER AV 198 0 NA Rental NA
2070 BRYANT ST 194 0 NA Rental From $2421
390 01ST ST 180 22 NA Rental From $2305 TO $11,080
1301 16TH ST 172 28
STUDIO: 7
1 BEDROOM: 9
2 BEDROOM: 10
3 BEDROOM:2
Rental NA
706 MISSION ST 169 0 NA Ownership From $11,340,000
210 ARKANSAS ST 154 60
STUDIO: 15
1 BEDROOM: 18
2 BEDROOM: 24
3 BEDROOM:4
Rental From $2,500-$7,900
200 VAN NESS AV 145 0 NA Rental NA
2171 03RD ST 109 8 NA Ownership
From $735,000 TO
$1,395,000
363 06TH ST 104 12 NA Rental From $1,750-$3,955
345 06TH ST 102 14 NA Rental NA
950 TENNESSEE ST 100 0 NA Ownership From $599,000
950 GOUGH ST 95 11
STUDIO: 19
1 BEDROOM: 40
2 BEDROOM: 40
Rental NA
2290 03RD ST 71 0 NA Rental From $2,800+
777 TENNESSEE ST 59 8 NA Rental From $2,350+
2898 SLOAT BL 56 7 NA Ownership NA
2444 LOMBARD ST 43 6 NA Rental NA
CONTINUED >
SAN FRANCISCO PLANNING DEPARTMENT50
Address /
Project Name
Total
Net
Units
Affordable
Units
Unit Mix Tenure Type Initial Sales or Rental Price
1700 MARKET ST 42 5 NA Rental NA
2465 VAN NESS AV 41 0 STUDIO : 41 Rental NA
119 07TH ST 39 0 NA Ownership NA
188 OCTAVIA ST 27 4
STUDIO: 16
2 BEDROOMS: 12
Rental NA
3620 CESAR
CHAVEZ ST
24 0 NA Ownership From $745,000+
2301 LOMBARD ST 22 0 NA Ownership NA
1801 MISSION ST 17 2 NA Rental From $2,550 - $4,500
540 DE HARO ST 16 0 NA Ownership From $1,150,000
Source: Planning Department
51
San Francisco Housing Inventory | 2020
TABLE A-2.
Major Affordable Housing Projects Completed, 2020
Address
Total
Net
Units
Affordable
Units
Unit Mix
Tenure
Type
Price (Rental
or Selling)
AMI %
Type of
Housing
95 Laguna 79 78
"Studios: 40
One bedroom: 36
Two bedroom: 2"
Rental
"Studio: $1,000/
month
One BR: $1,056-
$1,140/month
Two BR: $1,257-
$1,270/month"
40%-50% Senior
1296
Shotwell
94 93
"Studios: 24
One bedroom: 69"
Rental
"Studio: $266-
$1,021/month
One BR: $300-
$1,162/month"
15%-50% Senior
455 Fell St 108 107
"Studios: 1
One bedroom: 57
Two bedroom: 41
Three bedroom: 8"
Rental
"Studio: $1,187/
month
One BR: $1,306-
$1,351/month
Two BR: $1,502/
month
Three BR: $1,647/
month"
20%-60% Family
1601
Mariposa
299 60
"Studios: 15
One bedroom: 18
Two bedroom: 23
Three bedroom: 4"
Rental
"Studio: $1,021/
month
One BR: $1,141-
$1,163/month
Two BR: $1,292/
month
Three BR: $1,417/
month"
40%-50% Family
250 Fremont 80 79
"One bedroom: 39
Two bedroom: 16
Three bedroom:
24"
Rental
"One BR: $1,118/
month
Two BR: $1,244/
month
Three BR: $1,365/
month"
50% Family
1150 3rd St 119 118
"Studios: 12
One bedroom: 55
Two bedroom: 30
Three bedroom:
21"
Rental
"One BR: $1,170-
$1,417/month
Two BR: $1,306-
$1,583/month
Three BR: $1,441-
$1,749/month"
50%-60%
Family
and
Veterans
1491
Sunnydale
Ave
55 54
"Studios: 3
One bedroom: 19
Two bedroom: 18
Three bedroom:
14"
Rental
"Studio: $1,021/
month
One BR: $1,162/
month
Two BR: $1,289/
month
Three BR: $1,414/
month"
45%-60% Family
1550
Mission St
550 110
"Studios: 40
One bedroom: 29
Two bedroom: 39
Three bedroom: 2"
Rental
"Studio: $1,021/
month
One BR: $1,141-
$1,163/month
Two BR: $1,292/
month
Three BR: $1,417/
month"
40%-50% Family
Source: Planning Department, Mayor’s Office of Housing and Community Investment; Office of Community Investment and Infrastructure
* Units affordable to middle-income households (120% - 150% AMI), are not counted towards meeting the City’s Regional Housing Needs Allocation (RHNA) goals.
SAN FRANCISCO PLANNING DEPARTMENT52
TABLE A-3.
Major Housing Projects Reviewed and Entitled by Planning Department, 2020
Planning Case
No.
Address /
Project Name
Case Description
Net No.
Units
Approval Date Action
2014-
001272PRJ
Pier
70-Waterfront
Site
"The proposed project would involve development of a
28-acre site into a mixed-use development, including
parks, roads, and infrastructure. Below is a breakdown of
the use types of the Pier 70-waterfront site development.
Residential ? Development of a r"
1100 26-Mar-20 Approved
2015-
004568PRJ
10 SOUTH VAN
NESS AVE
The Project includes demolition of the existing two-story
commercial building on the project site, last used for
Automobile Sales and Repair, and new construction
of a 55-story, 590-ft tall (610 feet, including elevator
penthouses and screening features),
966 11-Jun-20 Approved
2012.1384 400 02ND ST
Demolition of existing 1-to-4 story buildings and construc-
tion of 3 new buildings.
489 20-Feb-20 Approved
2016-
014802PRJ
98 FRANKLIN ST
Demolition of an existing surface parking lot and
construction of a new 36-story mixed-use building with
345 dwelling units over the secondary school facilities
for the International High School of the French American
International School, ground floor re
345 28-May-20 Approved
2017-
008051PRJ
30 VAN NESS
AVE
The Project proposes an alteration of the existing 5-story
commercial office building and construction of a 47-story,
approximately 520-foot tall tower containing 333 dwelling
units, atop a podium containing approximately 234,000
square feet of office use
333 21-May-20 Approved
2018-
011363PRJ
941 MISSION ST
New construction of a 21-story, 302 unit mixed-use
building.
302 11-Dec-20 Approved
2018-
010889PRJ
1064-1068
MISSION ST
Approved Priority Processing for 100% Affordable Housing
project: The project proposes new construction of 6-story
building,105 studio dwelling units for formerly homeless
seniors, 153 studio dwelling units for formerly homeless
adults, 2 one bedroom uni
254 13-Nov-20 Approved
2017-
003559PRJ
3700
CALIFORNIA ST
Demolition of most existing buildings, conversion of
Marshall Hale building at 3698 California into residential,
retention of 401 Cherry building with 9 residential units,
and new construction of up to 37 buildings, with 3-7
stories, below-grade parking,
249 27-Feb-20 Approved
2017-
000275PRJ
921 HOWARD ST
The proposed project includes construction of a new 180'
High-Rise, eighteen story, mixed-use residential tower and
podium containing 203 residential units and 1,970 square
feet of ground floor retail. Three off-street parking spaces,
254 bicycle parking
203 15-Dec-20 Approved
2016-
007850PRJ
88 Broadway
The proposed project is two-six story buildings containing
affordable family and senior housing. First floor podium
will provide ground floor units, commercial, commercial
parking, bike parking, common space/social services for
resident use, and property
178 6-Apr-20 Approved
2016-
013312PRJ
542-550 Howard
Street (Transbay
Parcel F)
The Project proposes the construction of a 61-story,
approximately 800-foot tall mixed-use tower containing
a 189-guest room hotel, approximately 276,000 square
feet office space, and 165 dwelling units, in addition to 2
mechanical floors, 7 floors of sh
175 9-Jan-20 Approved
2020-
010665PRJ
242 HAHN ST Install exterior building maintenance system equipment 167 18-Nov-20 Approved
2015-
012729PRJ
600 VAN NESS
AVE
Demolition of existing McDonald's building; Construction
of new 9 floor (+ mech. penthouse) residential building:
Project includes ground level retail on Van Ness & golden
Gate Ave.; 2-story townhouses on Elm Street; new street
trees on Elm Street and gol
150 15-Jul-20 Approved
CONTINUED >
NOTE: The case descriptions were pulled from the system as-is.
53
San Francisco Housing Inventory | 2020
Planning Case
No.
Address /
Project Name
Case Description
Net No.
Units
Approval Date Action
2019-
000118PRJ
833 BRYANT ST
Construction of new 6-story residential apartment building
100 percent affordable housing, with associated offices
and common spaces at ground floor, 146 dwelling unit
and retail with no basement. New commercial space is
proposed at NW corner. New lands
146 3-Aug-20 Approved
2018-
015768PRJ
1351 42ND AVE
The proposed project will demolish the existing Francis
Scott key annex and construct a 100% affordable multi-
family housing project for educators. The proposed new
building approximate total of 159,205 gross square feet
will be a total of 4-stories on 42
134 9-Dec-20 Approved
2017-
014088PRJ
681 FLORIDA ST
Proposed development of 130-units of affordable
housing with 30% set aside for homeless families and
approximately 9,140sf of arts related ground floor PDR
space. Project includes (44) studios, (31) one-bedrooms,
(38) two-bedrooms, and (17) three-bedrooms
130 14-Jan-20 Approved
2019-
017795PRJ
1151 FAIRFAX
AVE
"1. Mayor directive# 17-02. 100% affordable housing.
To erect a 5-story, 76-unit residential with mixed used
building.
2. Mayor directive# 17-02. 100% affordable housing. To
erect a 6-story, 1-basement, 42-unit residential/mixed used
building."
118 6-Nov-20 Approved
2018-
011249PRJ
1567
CALIFORNIA ST
The project site is located on the northeast corner of
California and Polk streets with frontage on both streets,
on three parcels totaling 18,625 square feet in the Nob
Hill neighborhood. The lot is occupied by a two-story
10,020-gross-square-foot, comme
97 13-Feb-20 Approved
2016-
000173PRJ
950 Gough Street CONSTRUCT (N) RESIDENTIAL, ASSEMBLY, PARKING 95 16-Sep-20 Approved
2015-
010406PRJ
490 South Van
Ness Ave
New construction of a 100% affordable housing project
as per Section 315 and 329 of the Planning Code. See
Plans and NSR #20179K52801400009 dated 10/20/17.
Revision to Motion 19250 and BPA 201010052342.
81 9-Mar-20 Approved
2020-
003840PRJ
180 Jones St
This project would construct a nine (9) story multi-family
residential building with seventy (70) studio apartments.
Each studio apartment includes a full kitchen and
bathroom. The building will also include resident support
and management areas at the
70 19-Aug-20 Approved
2015-
015950PRJ
955 POST ST
The proposed project would demolish the existing two-story
auto repair garage on-site and construct an eight-story,
80-foot mixed-use residential and commercial building
over basement with 69 residential units and approximately
1,538 square feet of ground
69 19-Nov-20 Approved
2019-
021893PRJ
78 HAIGHT ST
100% affordable project. Construction of new mid-rise,
8-story, 63 unit building for TAY (transitional-aged youth
who are at risk of homelessness) and general population.
63 21-Feb-20 Approved
2006.0587
495 CAMBRIDGE
ST
The proposed project would demolish the four two-story
buildings and construct 56 dwelling units on 33 newly
subdivided lots in a new PUD development. Ten lots would
contain single-family homes and 23 lots would contain
duplexes. Acces would be provided v
56 29-Sep-20 Approved
2018-
008259PRJ
2030 Polk Street
- 1580 Pacific
Avenue
To demolish the existing one story commercial building and
parking lot and the construction of a 6-Story, 65'-0" tall,
mixed-use residential-commercial building.
53 3-Dec-20 Approved
CONTINUED >
NOTE: The case descriptions were pulled from the system as-is.
SAN FRANCISCO PLANNING DEPARTMENT54
Planning Case
No.
Address /
Project Name
Case Description
Net No.
Units
Approval Date Action
2017-
002915PRJ
3001 24TH ST
Construction of new 5 story type V-A over type I-A building
to accommodate 45 units of senior affordable apartments.
The building shall include office, community space,
laundry room, and other support spaces. Also includes the
construction of outdoor play
45 18-Feb-20 Approved
2019-
023628PRJ
3601 LAWTON
ST
Home SF - The project is located at 3601 Lawton Street &
42nd Ave. The site is currently occupied with a gas station
(76 Gas station). The proposed project consists of four
residential stories above commercial podium. The project
will consist of 41 apartm
41 30-Jul-20 Approved
2017-
009796PRJ
1088 HOWARD
ST
The proposed project would preserve the existing one
story over mezzanine industrial building and construct a
24,023-gross-square-foot (gsf), 70-foot-tall residential
addition. The residential portion of the proposed project
would provide 24 residential u
24 23-Oct-20 Approved
2016-
010589PRJ
2300 Harrison
Street
The Project includes the demolition of an existing surface
parking lot and the construction of a six-story over
basement garage, 75-foot tall, 77,365 square foot vertical
addition to an existing 3-story, 42-foot tall, 68,538 square
foot office building. T
24 6-Jan-20 Approved
2016-
005406PRJ
42 Otis Street
Construction of a five-story, mixed-use building to include
a total of 24 single-room occupancy units on four floors
with ground level retail space; UPDATE (03/09/20) - The
Project was revised to maintain the 24 SRO Dwelling Units
and revisions to the amo
24 12-Mar-20 Approved
2015-
011202PRJ
603 TENNESSEE
ST
The project will involve demolishing an existing two story
storage building and construct a new six story, 24 dwelling,
58 foot tall, multi-family residential building. The ground
floor will include active space (lobby), residential, 20
parking stalls a
24 8-Jul-20 Approved
2020-
003920PRJ
1335 Larkin
Street
Add unit to previously approved 22-unit building, changing
from 22 units to 23 units . Proposed project is to split the
6th floor rear unit #602 to large 2 bedroom unit into two
smaller one bedroom units (#602 and #604).
23 25-Sep-20 Approved
2016-
014062PRJ
3230 & 3236
24th Street
Project would demolish existing parking lot, merge the two
lots and construct a 55-foot-tall, five-story, 18,151-square-
foot, mixed-use building with 17 dwelling units, 2,090
square feet of ground-floor retail space (three units), 2,109
square feet of co
21 2-Jan-20 Approved
2018-
000468PRJ
3945 JUDAH
STREET
The approximately 4,750-square-foot project site is located
on the southeast corner of Judah Street and 45th Avenue,
on the block bounded by Judah Street to the north, 44th
Avenue to the east, 45th Avenue to the west, and Kirkham
Street to the south in th
20 23-Apr-20 Approved
2014.0168
2092 03RD
ST / 600 18TH
STREET
The proposed project involves the demolition of the existing
buildings and construction of a new six-story, 68-foot-tall
(84-foot-tall with elevator penthouse), 22,615-square-foot
building consisting of 19 dwelling units, 3,110 square feet
of ground-floor
19 24-Jan-20 Approved
2007.1347
3637-3657
SACRAMENTO ST
Demolish existing garage and medical office buildings and
construct a new 4-story building with 18 residential units
over retail, and 85 parking spaces on 3 basement levels.
18 15-Jul-20 Approved
2018-
012065PRJ
5500 MISSION
ST
The approximately 9,200-square-foot (sf), rectangular-
shaped project site consists of four lots (Assessor?s block
7066, lots 036, 001G, 001H, 001I) located on the
southwest corner of the intersection of Foote Avenue and
Mission Street in the Outer Mission
17 25-Jun-20 Approved
2018-
012918PRJ
986 SOUTH VAN
NESS AVE
The 5,222-square-foot rectangular project site (Assessor?s
Block/Lot 3610/010) is located on a block bounded by
South Van Ness Avenue to the east, 21st Street to the
south, Mission Street to the west, and 20th Street to the
north in the Mission neighborho
17 26-Aug-20 Approved
CONTINUED >
NOTE: The case descriptions were pulled from the system as-is.
55
San Francisco Housing Inventory | 2020
Planning Case
No.
Address /
Project Name
Case Description
Net No.
Units
Approval Date Action
2017-
002915PRJ
3001 24TH ST
Construction of new 5 story type V-A over type I-A building
to accommodate 45 units of senior affordable apartments.
The building shall include office, community space,
laundry room, and other support spaces. Also includes the
construction of outdoor play
45 18-Feb-20 Approved
2019-
023628PRJ
3601 LAWTON
ST
Home SF - The project is located at 3601 Lawton Street &
42nd Ave. The site is currently occupied with a gas station
(76 Gas station). The proposed project consists of four
residential stories above commercial podium. The project
will consist of 41 apartm
41 30-Jul-20 Approved
2017-
009796PRJ
1088 HOWARD
ST
The proposed project would preserve the existing one
story over mezzanine industrial building and construct a
24,023-gross-square-foot (gsf), 70-foot-tall residential
addition. The residential portion of the proposed project
would provide 24 residential u
24 23-Oct-20 Approved
2016-
010589PRJ
2300 Harrison
Street
The Project includes the demolition of an existing surface
parking lot and the construction of a six-story over
basement garage, 75-foot tall, 77,365 square foot vertical
addition to an existing 3-story, 42-foot tall, 68,538 square
foot office building. T
24 6-Jan-20 Approved
2016-
005406PRJ
42 Otis Street
Construction of a five-story, mixed-use building to include
a total of 24 single-room occupancy units on four floors
with ground level retail space; UPDATE (03/09/20) - The
Project was revised to maintain the 24 SRO Dwelling Units
and revisions to the amo
24 12-Mar-20 Approved
2015-
011202PRJ
603 TENNESSEE
ST
The project will involve demolishing an existing two story
storage building and construct a new six story, 24 dwelling,
58 foot tall, multi-family residential building. The ground
floor will include active space (lobby), residential, 20
parking stalls a
24 8-Jul-20 Approved
2020-
003920PRJ
1335 Larkin
Street
Add unit to previously approved 22-unit building, changing
from 22 units to 23 units . Proposed project is to split the
6th floor rear unit #602 to large 2 bedroom unit into two
smaller one bedroom units (#602 and #604).
23 25-Sep-20 Approved
2016-
014062PRJ
3230 & 3236
24th Street
Project would demolish existing parking lot, merge the two
lots and construct a 55-foot-tall, five-story, 18,151-square-
foot, mixed-use building with 17 dwelling units, 2,090
square feet of ground-floor retail space (three units), 2,109
square feet of co
21 2-Jan-20 Approved
2018-
000468PRJ
3945 JUDAH
STREET
The approximately 4,750-square-foot project site is located
on the southeast corner of Judah Street and 45th Avenue,
on the block bounded by Judah Street to the north, 44th
Avenue to the east, 45th Avenue to the west, and Kirkham
Street to the south in th
20 23-Apr-20 Approved
2014.0168
2092 03RD
ST / 600 18TH
STREET
The proposed project involves the demolition of the existing
buildings and construction of a new six-story, 68-foot-tall
(84-foot-tall with elevator penthouse), 22,615-square-foot
building consisting of 19 dwelling units, 3,110 square feet
of ground-floor
19 24-Jan-20 Approved
2007.1347
3637-3657
SACRAMENTO ST
Demolish existing garage and medical office buildings and
construct a new 4-story building with 18 residential units
over retail, and 85 parking spaces on 3 basement levels.
18 15-Jul-20 Approved
2018-
012065PRJ
5500 MISSION
ST
The approximately 9,200-square-foot (sf), rectangular-
shaped project site consists of four lots (Assessor?s block
7066, lots 036, 001G, 001H, 001I) located on the
southwest corner of the intersection of Foote Avenue and
Mission Street in the Outer Mission
17 25-Jun-20 Approved
2018-
012918PRJ
986 SOUTH VAN
NESS AVE
The 5,222-square-foot rectangular project site (Assessor?s
Block/Lot 3610/010) is located on a block bounded by
South Van Ness Avenue to the east, 21st Street to the
south, Mission Street to the west, and 20th Street to the
north in the Mission neighborho
17 26-Aug-20 Approved
Planning Case
No.
Address /
Project Name
Case Description
Net No.
Units
Approval Date Action
2016-
004707PRJ
2632 MISSION
ST
Construction of new 5 story mixed used building. Sixteen
residential units (8 one bedrooms, 8 two bedrooms) over
one retail space with basement storage. Sixteen bicycle
parking spaces are provided on the ground floor, with zero
vehicle parking spaces. Com
16 1-Oct-20 Approved
2019-
000506PRJ
2000 POST ST
Add units per ord 162-16. At existing garage, grade level,
removal of parking stalls and addition 15 adu's.
15 24-Sep-20 Approved
2018-
016944PRJ
388 Beale Street
The project site is in the RH-DTR (Rincon Hill Downtown
Residential) zoning district and in an 80/200-R Height and
Bulk District.The existing building was built in 1999. The
proposed project would convert the existing parking spaces
on floors 3 and 4 to 1
13 6-Feb-20 Approved
2013.1330
1900 MISSION
STREET
Project includes the demolition of an approximately 1,690
sq. ft. automotive repair shop and construction of a new
68-ft. 8-in tall, 15,518 sq. ft., six-story-over-basement
mixed-use building with full lot coverage that includes 817
sq. ft. of ground floo
12 23-Jul-20 Approved
2020-
003209PRJ
300, 320 & 340
Octavia Street
Revision to approved site permit BP# 2008.1001.3158,
add mezzanine at commercial level, revised interior layout
on first floor, modification to facade material to eliminate
retractable folding perf. metal screen
12 26-Jun-20 Approved
2020-
003868PRJ
350 Octavia
Street
Alter site to pa# 2008-1001-3162 to add mezzanine
at commercial level. Revised interior layout at 1st floor.
Modification of facade material to eliminate retractable
folding perf metal screen. Change type 3a to type 5a over
1.
12 26-Jun-20 Approved
2019-
017770PRJ
1535 JACKSON
ST
Construction of 11 additional SRO units to an existing
19-unit SRO building. Related exterior work including rais-
ing of lintel at basement-level entrance at Jackson Street
facade; in-kind replacement of front entrance terrazzo
steps; replacement of non-hi
11 9-Jun-20 Approved
2017-
013929PRJ
5616 MISSION
ST
The project proposes to demolish a one-story vacant
commercial building to construct a four-story mixed use
building with 8 dwelling units above a 3,151 sq. ft.
commercial space for trade office use with two accessory
vehicle spaces.
10 5-Sep-19 Approved
Source: Planning Department
NOTE: The case descriptions were pulled from the system as-is.
SAN FRANCISCO PLANNING DEPARTMENT56
TABLE A-4.
Major Housing Projects with Applications Accepted at the Planning Department, 2020
Planning
Case No.
Address / Project
Name
Case Description Net Units
2020-
006006PRJ
300 De Haro St
Large Project Authorization request for a proposed seven-story
mixed-use development consisting of 290 Group Housing units with
associated common facilities and open space provisions. The subject
property is triangular in shape, and has frontage on both 1
290
2020-
009570PRJ
600 07TH ST
The proposed mix-use building includes 100 studios and 107 family
units (one- to three-bedroom units), and one manager?s unit. These
will include 87 units for family households with incomes ranging
between 50%-80% Area Median Income (?MOHCD AMI?), averagi
208
2017-
000275PRJ
921 HOWARD ST
The proposed project includes construction of a new 180' High-Rise,
eighteen story, mixed-use residential tower and podium containing
203 residential units and 1,970 square feet of ground floor retail.
Three off-street parking spaces, 254 bicycle parking
203
2019-
022850PRJ
1101-1123
SUTTER ST
This new mixed-use development will be located at 1101-1123
Sutter on an approximately 29,700 SF site, currently occupied by two
structures: an auto repair shop with public garage (at 1101 Sutter)
and a mortuary (at 1123 Sutter). At the corner of Sutter a
201
2020-
011316PRJ
1454 20th
Avenue
Project proposes to infill ground floor 183 GSF under second floor to
be habitable spaces and remodel ground floor to have one bedroom,
family room, home office, two full bathrooms and laundry closet, and
to install gas furnace and water heater in garage.
183
2020-
010665PRJ
242 HAHN ST Install exterior building maintenance system equipment 167
2018-
013877PRJ
2588 MISSION
ST
The proposal includes new construction of a nine-story, approximately
80'-0" tall, 143,141 gross square feet (GSF) mixed-use building with
148 dwelling units (including 58 below market rate units consisting of
12 restricted affordable units for very low i
148
2020-
009596PRJ
436 GEARY ST
The property known as Hotel Diva located at 440 Geary Street in San
Francisco, CA includes 130 hotel rooms and approximately 4,700
sq feet of ground-floor retail space. The proposed project will convert
these units to provide 130 units of group housing/ p
130
2019-
013276PRJ
560 BRANNAN
ST
The project sponsor proposes to demolish a 2-story, 15,672 PDR
building and construct a 9-story, 77,220 sf building with 71,580 sf
residential use, and 5,640 sf of PDR space. The project will consist of
8 floors, 102 market-rate units, 18 on-site affordab
120
2020-
010648PRJ
240 VAN NESS
AVE
The project would demolish the existing structures and construct
an 8-story building with 100 dwelling units. Ninety-eight units will
be 100% affordable with 25% of the units serving individuals with
intellectual/developmental disabilities. Two units will
109
2019-
020740PRJ
468 TURK ST
Demolition of an existing 2-story commercial building and construc-
tion of a new 9-story building containing 91 Group Housing units.
This project will be seeking approval under the State Density Bonus
Law program.
101
2020-
006779PRJ
4200 GEARY
BLVD
"Priority Project per ED 13-01
Demolition of an existing mortuary and construction of a new 98
unit 100% affordable senior housing building with a ground floor
neighborhood commercial space. No parking provided"
98
2020-
010275PRJ
98
PENNSYLVANIA
AVE
"This proposal is a modification of the project that was approved by
the Planning Commission on September
22, 2016 under Case No. 2013.0517ENX. The new project will
utilize the State Density Bonus Program to
construct a seven-story, 68 foot tall, 76,012 sq"
79
CONTINUED >
NOTE: The case descriptions were pulled from the system as-is.
57
San Francisco Housing Inventory | 2020
Planning
Case No.
Address / Project
Name
Case Description Net Units
2020-
003840PRJ
180 Jones St
This project would construct a nine (9) story multi-family residential
building with seventy (70) studio apartments. Each studio apartment
includes a full kitchen and bathroom. The building will also include
resident support and management areas at the
70
2020-
005514PRJ
1010 Mission
Street
Proposed new construction of 9-story residential building with 57
SRO & a street level commercial space
57
2020-
000805PRJ
5425 MISSION
ST
Home-SF request for demolition of the existing vacant commercial
building, merge lots 19 & 19A. New construction of new mixed use
building above the 40' height limit.
50
2020-
006544PRJ
1721 15th ST
The Project site is a 10,083 sqft rectangular lot located within
the block bounded by 15th, Valencia ,16th and Albion Streets in
the Valencia NCT. It fronts 15th Street (95.125') and is currently
improved with a 10,470 gross sqft, two-story commercial bui
50
2019-
023105PRJ
2800 GEARY
BLVD
The project is to demolish the existing one-story Firestone Tire retail
and service center and build a mixed-use, residential building that
utilizes the HOME-SF program to increase the density from 19 to 43
units. The lot is irregularly shaped and is at
43
2019-
023628PRJ
3601 LAWTON
ST
Home SF - The project is located at 3601 Lawton Street & 42nd Ave.
The site is currently occupied with a gas station (76 Gas station). The
proposed project consists of four residential stories above commercial
podium. The project will consist of 41 apartm
41
2019-
012820PRJ
4742 MISSION
ST
"Demolition of an existing vacant commercial building. Lot merger.
Construction of a new 7-story, 36 unit mixed-use building.
The PPA was accepted on 6/18/19 and the 60 day deadline is
8/17/19."
38
2020-
004414PRJ
618-630 Octavia
ST
The proposed project will demolish an existing structure consisting
of 4x one-bedroom units and an on-grade parking lot, merging the
two lots to construct a new 7-story building with 38 dwelling units
including 4 replacement one-bedroom units, one ground
34
2020-
005253PRJ
3260 26TH ST
The project proposes demolition of an existing 1-story industrial
structure (auto repair) and the construction of a new 6-story / 37 unit
apartment (rental) building with ground floor residential and a small
commercial unit. A small basement will provide
34
2020-
009874PRJ
2318 MISSION
ST
The Project proposes to construct a new 7-story mixed-use residential
and commercial building at 2316- 2326 Mission Street (Block 3596,
Lots 004, 005 and 006), utilizing California state Density Bonus Law
(Cal. Gov. Code Sec. 65915, et. seq.). The Site is
32
2020-
007481PRJ
5367 DIAMOND
HEIGHTS BLVD
Conditional Use Authorization request to subdivide the 34,714 square
foot vacant RM-1 zoned lot into five lots and construct four 4-bed-
room single family homes on four of the lots and twenty 3-bedroom
condominium dwelling units on the fifth lot, for a tot
24
2020-
003920PRJ
1335 Larkin
Street
Add unit to previously approved 22-unit building, changing from 22
units to 23 units . Proposed project is to split the 6th floor rear unit
#602 to large 2 bedroom unit into two smaller one bedroom units
(#602 and #604).
23
2020-
005897PRJ
233 GEARY ST
The project proposes conversion of an existing retail and office
department store building into a mixed-use building with 60,000 sf of
retail (3+basement floors), 93,000 of (existing and new) office use (5
floors), and 23 residential dwelling units (3+pen
23
CONTINUED >
NOTE: The case descriptions were pulled from the system as-is.
SAN FRANCISCO PLANNING DEPARTMENT58
Planning
Case No.
Address / Project
Name
Case Description Net Units
2014.0008 33 NORFOLK ST
The project sponsor proposes to merge Lots 053A and 093 and to
replace the existing industrial building and parking lot with a 5-story,
55-foot tall, residential building with a total of 11 residential units.
The project is proposing to provide 4 off-stre
22
2019-
012659PRJ
285 OCEAN AVE
Home-SF request for demolition of existing single story office building
. New construction of a 21-unit 6-story apartment building.
21
2019-
012676PRJ
159 FELL ST
Demolition of an existing 2-story building. Construction of a new
7-story building with ground-floor retail and 20 residential units.
20
2019-
022510PRJ
240-250
CHURCH ST
Demolition of an existing 1-story commercial building and construc-
tion of a new 20-unit dwelling with ground floor retail space. 250
Church LLC,the project sponsor, proposes to redevelop the property
per the state density bonus law (California government
20
2019-
020031PRJ
2861-2865 San
Bruno Ave
Conditional Use Authorization request to legalize potential additional
unauthorized four dwelling units and demolition, exterior alterations,
work beyond scope of approved permits, Revision permit issued to
configure the interior was not routed to Plannin
18
2020-
001610PRJ
3832 18TH ST
Conditional Use Authorization request for new construction of a
6-story residential building with 19 group housing units.
18
2018-
002909PRJ
4110-4116 Geary
Blvd
Demolition of an existing 2-story single family home with ground floor
commercial on one lot and a single story commercial on the other.
Construction of a new 16-unit apartment building with ground floor
commercial.
15
Source: Planning Department
CONTINUED >
NOTE: The case descriptions were pulled from the system as-is.
59
San Francisco Housing Inventory | 2020
TABLE A-5.
Major Projects Authorized for Construction by DBI, 2020
Address Net Units Construction Type Authorization Date
266 04TH ST 70 New Construction 1/3/2020
5 THOMAS MELLON DR 90 New Construction 1/14/2020
5 THOMAS MELLON DR 174 New Construction 1/14/2020
2525 VAN NESS AV 28 New Construction 2/4/2020
254 CLARA ST 24 New Construction 2/11/2020
988 OAKDALE AV 22 New Construction 2/19/2020
5 THOMAS MELLON DR 76 New Construction 2/20/2020
5 THOMAS MELLON DR 113 New Construction 2/20/2020
5 THOMAS MELLON DR 133 New Construction 2/20/2020
3236 24TH ST 17 New Construction 2/25/2020
351 FRIEDELL ST 67 New Construction 4/23/2020
151 FRIEDELL ST 45 New Construction 4/23/2020
474 OFARRELL ST 176 New Construction 5/13/2020
53 COLTON ST 96 New Construction 5/18/2020
4101 03RD ST 32 New Construction 6/30/2020
1610 JERROLD AV 85 New Construction 6/30/2020
1125 STEVENSON ST 64 New Construction 7/2/2020
78 HAIGHT ST 63 New Construction 7/21/2020
52 KIRKWOOD AV 77 New Construction 7/21/2020
180 JONES ST 70 New Construction 9/11/2020
999 OAKDALE AV 39 New Construction 10/5/2020
1051 03RD ST 258 New Construction 10/26/2020
2000 POST ST 15 Alternation 12/11/2020
1360 43RD AV 135 New Construction 12/14/2020
921 HOWARD ST 203 New Construction 12/22/2020
196 VALENCIA ST 29 Alternation 12/23/2020
Source: Planning Department; Department of Building Inspection
SAN FRANCISCO PLANNING DEPARTMENT60
TABLE A-6.
Density Bonus Program Projects in the Pipeline by Program, 2020
Address
Total Net Units
With Bonus
Affordable Units Waivers
Incentives and
Concessions
State Density Bonus Program
1500 15th Street
188 Group
Housing Room
32 Height and Rear Yard None
469 Stevenson Street 495 89
Bulk, FAR, Exposure,
Wind Height
Height
95 Hawthorne Street 392 55
Height, Exposure, Rear
Yard, Open Sapce,
Street Wall Articulation,
Wind
Not Available
598 Bryant Street 280 54 Not Available Not Available
457-475 Minna Street 270 143
Height, Wind, Open
Space, Rear Yard,
Exposure
Active Ground Floor
1068 Mission Street 258 258 Not Available
Rear yard and Bicycle
Space
650 Harrison Street 245 35 Not Available Not Available
1560 Folsom Street 231 44
Height, Rear Yard,
Exposure, Open Space,
Horizonal Mass Break,
Height Limits for
Narrow Streets
Height, Rear Yard,
Exposure, Open Space,
Horizonal Mass Break,
Height Limits for
Narrow Streets Not
Available
1458 San Bruno Avenue 205 25 Not Available Not Available
300 De Haro Street 204 30 Not Available Not Available
1101 Sutter Street 201 40 Not Available Not Available
600 McAllister Street 196 29 Not Available Not Available
401 South Van Ness 154 12 Not Available Not Available
321 Florida Street 151 28 Not Available Not Available
833 Bryant Street 146 146 Not Available Not Available
819 Ellis Street 138 Not Available Not Available Not Available
4840 Mission Street 137 114 Not Available Not Available
681 Florida Street 130 130
Height, Exposure, Rear
Yard Open Space
Ground Floor Ceiling
Height
300 5th Street 130 20 Not Available Not Available
2588 Mission Street 129 24 Not Available Not Available
2340 San Jose Avenue 121 121
Height, Wind, Open
Space, Rear Yard,
Exposure
Not Available
984 Folsom Street 111 Not Available Not Available Not Available
CONTINUED >
61
San Francisco Housing Inventory | 2020
Address
Total Net Units
With Bonus
Affordable Units Waivers
Incentives and
Concessions
1567 California Street 100 9
Height, Bulk, Rear
Yard, Open Space
Parking
1965 Market Street 96 14 None Height
750 Florida Street 94 9 Not Available Not Available
793 South Van Ness Avenue 75 11 Height
Rear Yard , Required
Off-Street Parking
2918 Mission Street 75 8
Height, Bulk, Rear
Yard, Exposure
None
1355 Fulton Street 75 18 Not Available Not Available
220 9th Street 74 12 Not Available Not Available
266 4th Street 70 70 Not Available Not Available
344 14th Street 69 8 Height and Rear Yard Not Available
468 Turk Street 66 Not Available Not Available Not Available
2205 Mission Street 63 63
Height, Rear Yard,
Open Space
None
78 Haight Street 63 63 Not Available Not Available
755 Brannan Street 58 8
Rear Yard, Height,
Open Space, Bay
Windows
None
2030 Polk Street 50 9 Bulk, Rear Yard Open Space
351 12th Street 50 8
Height, Exposure, Open
Space, Rear Yard
Not Available
2101 Van Ness Avenue 48 Not Available Not Available Not Available
425 Broadway 46 Rear Yard, Height, Bulk Not Available
346 9th Street 45 Not Available Not Available Not Available
3001 24th Street 45 45 Exposure, Bike Parking Rear Yard
1721 15th Street 41 9 Not Available Not Available
222 Dore Street 33 3
Height, Rear Yard,
Exposure, Open Space,
Bike Parking
Not Available
2140 Market Street 33 3
Height, Rear Yard,
Exposure
Not Available
2135 Market Street 33 3 Height, Open Space Not Available
618-630 Octavia Street 30 7 Not Available Not Available
2300 Harrison Street 24 4 Height, Alley Height
Rear Yard, Active Use,
Ground Floor Celing
height
CONTINUED >
SAN FRANCISCO PLANNING DEPARTMENT62
Address
Total Net Units
With Bonus
Affordable Units Waivers
Incentives and
Concessions
1021 Valencia Street 24 2 Height, Exposure None
280 7th Street 23 2 Not Available Open Space
240-242 Church Street 22 2 Not Available Not Available
5210 3rd Sreet 20 2 Not Available Not Available
1233 Folsom Street 13 2 Not Available Not Available
478-484 Haight Street 12 Not Available Height Height
2255 Taraval Street 10 1
Rear Yard, Usable
Open Space, Exposure
None
Height
875 Sansome Street 9 Not Available
Rear Yard and Open
Space
Not Available
180 Jones 70 Not Available Not Available Not Available
1585 Folsom Street 94 Not Available Not Available Not Available
98 Pennsylvania Avenue 79 Not Available Not Available Not Available
155 Grove Street 135 Not Available Not Available Not Available
4200 Geary Street 98 98 Not Available Not Available
HOME-SF Density Bonus Program
3945 Judah Street 20 5 Not Available Not Available
3330 Geary Boulevard 41 12 Not Available Not Available
2601 Van Ness Avenue 50 18 Not Available Not Available
65 Ocean Avenue 195 49 Not Available Not Available
3333 San Bruno Avenue 69 7 Not Available Not Available
999 Texas Street 25 7 Not Available Not Available
134 Porter Street 10 2 Not Available Not Available
2800 Geary Boulevard 44 13 Not Available Not Available
921 O'Farrell Street 51 16 Not Available Not Available
285 Ocean Avenue 21 6 Not Available Not Available
3565 Geary Boulevard 73 18 Not Available Not Available
4742 Mission Street 36 9 Not Available Not Available
4110 Geary Boulevard 16 4 Not Available Not Available
3055 Clement Street 6 2 Not Available Not Available
5012 3rd Street 29 9 Not Available Not Available
2700 Sloat Blvd 213 49 Not Available Not Available
4712-4720 3rd Street 21 4 Not Available Rear Yard
Source: Planning Department
63
San Francisco Housing Inventory | 2020
TABLE A-7.
Major Affordable Projects in the Pipeline as of December 31, 2020
Address / Project Name
Very Low
Income
Homeless
or Single
Very Low
Income
Seniors
Very Low
Income
Families
Very
Low
Income
Disabled
Lower
Income
Homeowner
Low to
Moderate
Income
Homeowner
Moderate
Income
Total
Affordable
Units
Total Net
Units
Development Type
Complete
95 Laguna St Senior 15 63 78 79
New
Construction
350 Ellis St 96 96 96 Rehabilitation
250 Fremont St / Transbay
Block 8
79 79 80
New
Construction
455 Fell St / Central Fwy
Parcel O
33 74 107 108
New
Construction
1150 3rd St / Edwin M. Lee
Apartments
62 33 23 118 119
New
Construction
1296 Shotwell / Casa Adelante 22 71 93 94
New
Construction
1491 Sunnydale Ave /
Sunnydale Parcel Q
54 54 55
New
Construction
1601 Mariposa St 60 60 299
New
Construction
1550 Mission St 110 110 550
New
Construction
SUBTOTALS 132 230 336 0 97 0 0 795 1,480
Currently Under Construction
160 Folsom St / Mira Transbay
Block 1
156 156 392
New
Construction
691 China Basin St / Mission
Bay South Block 6 West
68 46 37 151 152
New
Construction
490 South Van Ness Ave 27 62 89 89
New
Construction
1950 Mission St / Le Fenix 32 124 156 157
New
Construction
2060 Folsom / Casa Adelante 29 97 126 127
New
Construction
735 Davis / Seawall Lot 322-1
Senior
15 23 6 8 52 53
New
Construction
88 Broadway / Seawall Lot
322-1 Family
49 54 16 5 124 125
New
Construction
1990 Folsom / Casa Adelante 87 28 27 142 143
New
Construction
3001 24th Street / Casa de la
Mission
44 44 45
New
Construction
CONTINUED >
SAN FRANCISCO PLANNING DEPARTMENT64
Address / Project Name
Very Low
Income
Homeless
or Single
Very Low
Income
Seniors
Very Low
Income
Families
Very
Low
Income
Disabled
Lower
Income
Homeowner
Low to
Moderate
Income
Homeowner
Moderate
Income
Total
Affordable
Units
Total Net
Units
Development Type
555 Larkin St 75 21 11 107 108
New
Construction
1068 Mission St 153 103 256 258
New
Construction
681 Florida St 39 40 10 40 129 130
New
Construction
410 China Basin St / Mission
Bay South Block 9
140 140 141
New
Construction
401 Avenue of the Palms /
Maceo May Apts
104 104 105
New
Construction
242 Hahn St / Sunnydale
Block 6
126 41 167 168
New
Construction
3138 Kamille Ct / Bernal
Dwellings HOPE VI
159 159 160 Rehabilitation
401 Rose St / Hayes Valley
South HOPE VI
109 109 110 Rehabilitation
833 Bryant St 145 145 146
New
Construction
SUBTOTALS 624 103 468 0 716 440 5 2,356 2,609
In Pre-Construction Phase
667 Linden St / Hayes Valley
North HOPE VI
51 32 83 84 Rehabilitation
2340 San Jose Ave / Balboa
Park Upper Yard
89 5 36 130 131
New
Construction
4840 Mission St 74 61 135 137
New
Construction
1360 43rd Ave / Shirley
Chisholm Village
33 15 62 24 134 135
New
Construction
1 Avenue of the Palms /
Treasure Island Parcel C3.1
71 16 27 23 137 138
New
Construction
266 4th St 35 34 69 70
New
Construction
78 Haight St / Central Fwy
Parcel U
32 31 63 63
New
Construction
921 Howard St 150 51 201 203
New
Construction
730 Stanyan St 40 79 119 120
New
Construction
1151 Fairfax Ave / Hunters
View Phase III HOPE SF
97 20 117 118
New
Construction
CONTINUED >
65
San Francisco Housing Inventory | 2020
Address / Project Name
Very Low
Income
Homeless
or Single
Very Low
Income
Seniors
Very Low
Income
Families
Very
Low
Income
Disabled
Lower
Income
Homeowner
Low to
Moderate
Income
Homeowner
Moderate
Income
Total
Affordable
Units
Total Net
Units
Development Type
600 7th St 120 20 38 29 207 208
New
Construction
4200 Geary Blvd 20 10 67 97 98
New
Construction
299 Fremont St / Transbay
Block 2 West
30 74 34 14 152 153
New
Construction
Transbay Block 2 East 20 10 50 20 100 101
New
Construction
1801 25th St / Potrero Block
B
107 33 16 156 157
New
Construction
Sunnydale Block 3 126 41 167 168
New
Construction
SUBTOTALS 368 74 696 0 365 466 98 2,067 2,084
In Preliminary Planning
207 Cameron Wy / Alice
Griffith Ph 5 HOPE SF
30 5 35 36
New
Construction
207 Cameron Wy / Alice
Griffith Ph 6 HOPE SF
130 130 131
New
Construction
"1095 Connecticut St / 751
Missouri St
Potrero Terrace & Potrero
Annex HOPE SF"
619 181 800 1,600
New
Construction
1654 Sunnydale Ave /
Sunnydale HOPE SF
775 196 971 1,700
New
Construction
CONTINUED >
SAN FRANCISCO PLANNING DEPARTMENT66
Address / Project Name
Very Low
Income
Homeless
or Single
Very Low
Income
Seniors
Very Low
Income
Families
Very Low
Income
Disabled
Lower
Income
Homeowner
Low to
Moderate
Income
Homeowner
Moderate
Income
Total
Affordable
Units
Total Net
Units
Development
Type
HPSY II-Candlestick
Point 10a
40 115 155 156
New
Construction
HPSY II-Candlestick
Point 11a
38 137 175 176
New
Construction
Hunters Point Shipyard
Blocks 52 & 54
111 111 112
New
Construction
Balboa Reservoir
Building E
26 97 123 124
New
Construction
375 Laguna Honda Blvd
/ Laguna Honda Hospital
Continuum of Care
40 158 198 200
New
Construction
240 Van Ness Ave /
Kelsey Civic Center
80 27 107 109
New
Construction
Mission Bay Block 9A 148 148 148
New
Construction
TOTALS 78 130 1,535 0 634 0 0 2,377 3,911
Source: Mayor’s Office of Housing and Community Development
67
San Francisco Housing Inventory | 2020
TABLE A-8.
Housing Trends by Neighborhood, 2020
Analysis Neighborhood
Units Completed from
New Construction
Units Demolished
Units Gained or Lost
from Alterations
Net Change in
Number of Units
Rank
Bayview Hunters Point 9 -251 12 (230) 32
Bernal Heights 3 3 6 26
Castro/Upper Market 4 -2 6 8 23
Chinatown 2 2 30
Crocker Amazon 10 10 21
Diamond Heights 0 31
Downtown/Civic Center 0 31
Excelsior 203 203 7
Financial District/South Beach 627 149 776 2
Glen Park 2 2 4 28
Haight Ashbury 4 20 24 14
Hayes Valley 74 8 82 9
Inner Richmond 21 21 15
Inner Sunset 13 13 19
Japantown 0 31
Lakeshore 0 31
Lone Mountain -1 4 3 29
Marina 106 -1 105 8
Mission 1047 30 1,077 1
Mission Bay 452 452 3
Nob Hill 14 4 18 17
Noe Valley 3 -3 4 4 28
North Beach 9 9 22
Oceanview/Merced/Ingleside 3 12 15 18
Outer Mission 11 11 20
Outer Richmond 23 -1 22 44 12
Outer Sunset 7 7 25
Pacific Heights 0 31
Parkside 0 31
Portola 8 8 24
Potrero Hill 514 -93 8 429 5
Presidio - - - - -
CONTINUED >
SAN FRANCISCO PLANNING DEPARTMENT68
Analysis Neighborhood
Units Completed from
New Construction
Units Demolished
Units Gained or Lost
from Alterations
Net Change in
Number of Units
Rank
Presidio Heights 4 4 28
Russian Hill 3 -1 17 19 16
Seacliff 0 31
South of Market 276 2 278 6
Sunset/Parkside 50 26 76 10
Tenderloin 448 2 450 4
Treasure Island 0 31
Twin Peaks 1 4 5 27
Visitacion Valley 1 3 4 28
West of Twin Peaks 15 16 31 13
Western Addition 75 1 76 11
San Francisco 3,957 (352) 439 4,044
Source: Department of Building Inspection
Note: Net Change equals Units Completed less Units Demolished plus Units Gained or Lost from Alterations
69
San Francisco Housing Inventory | 2020
TABLE B-1.
Housing Trends by Planning Area, 2020
Planning Area
Units Authorized
for Construction
Units Completed
from New
Construction
Units
Demolished
Units Gained
or Lost from
Alterations
Net Change
In Number
of Units
Balboa Park - 3 - 3 6
Bayview Hunters Point - - -251 12 (239)
Central SoMa - 215 - - 215
Central Waterfont - 334 - - 334
Chinatown - - - 1 1
Downtown - 448 - 149 597
East SoMa - 39 - 1 40
Hunters Point Shipyard - - - - 0
Japantown - - - - 0
Market and Octavia - 620 - 11 631
Mission (EN) - 393 - 22 415
Mission Bay - - - - 0
Northeast Waterfront - 53 - - 53
Parkmerced - - - - 0
Rincon Hill - - - - 0
Showplace Square/
Potrero Hill
- 632 -93 8 547
Van Ness Corridor - 41 - 2 43
Western Shoreline - - - - 0
Western SoMa (EN) - 126 - 1 127
Rest of City - 1053 -8 229 1,274
San Francisco 0 3,957 (352) 439 4,044
Source: Planning Department; Department of Building Inspection
Note: Net Change equals Units Completed less Units Demolished plus Units Gained or (Lost) from Alterations.
SAN FRANCISCO PLANNING DEPARTMENT70
Planning Area No. of Projects Units Entitled
Bayview Hunters Point 36 174
Central SoMa 6 1,005
Central Waterfront (EN) 5 1,158
Chinatown 1 2
Downtown 1 254
East SoMa (EN) 1 24
Fisherman's Wharf 3 4
Glen Park 1 1
Japantown 1 6
Market and Octavia 15 1,769
Mission (EN) 46 438
Northeast Waterfront 1 178
Rincon Hill 1 13
Schlage Lock 1 6
Showplace Square/Potrero Hill (EN) 15 18
Transbay 1 175
Van Ness Corridor 7 159
Western Shoreline 4 4
Western SoMa (EN) 3 153
Rest of the City 404 1,791
San Francisco 553 7,332
Source: Planning Department
TABLE B-2.
Units Entitled by Planning Area, 2020
71
San Francisco Housing Inventory | 2020
TABLE B-3.
Net Housing Units Completed by Building Type and Planning Area, 2020
Planning Area Single Family 2 Units 3 to 9 Units 10 to 19 Units 20+ Units Total
Balboa Park - - - 3 0 3
Bayview Hunter's
Point
- 10 (140) (106) - -236
Central SoMa - - 9 - 206 215
Central Waterfont - - - - 334 334
Chinatown - - - - 1 1
Downtown - - - - 597 597
East SoMa - - 1 - 39 40
Hunter's Point
Shipyard
- - - - - 0
Japantown - - - - - 0
Market and Octavia - 2 8 1 620 631
Mission (EN) 3 2 15 18 377 415
Mission Bay - - - - - 0
Northeast Waterfront - - - - 53 53
Rincon Hill - - - - - 0
Showplace Square/
Potrero Hill
- - - - - 0
Transbay (1) 5 (8) (64) 615 547
Van Ness Corridor - - - - - 0
Western Shoreline - - - - 43 43
Western SoMa (EN) 1 - - 22 104 127
Rest of City 21 123 116 58 956 1,274
Total 24 142 1 -68 3,945 4,044
Source: Department of Building Inspection
SAN FRANCISCO PLANNING DEPARTMENT72
TABLE B-4.
Units Demolished by Building Type and Planning Area, 2020
Planning Area Buildings
Units by Building Type
Total
Single 2 Units 3 to 4 Units 5+ Units
Bayview Hunters
Point
34 -1 - - (250) -251
Showplace Square/
Potrero Hill (EN)
9 -1 - - (92) -93
Rest of City 7 -6 (2) - - -8
San Francisco 50 -8 -2 0 -342 -352
Source: Planning Department; Department of Building Inspection
TABLE B-5.
Units Lost Through Alterations and Demolitions by Planning Area, 2020
Planning Area
Alterations
Units
Demolished
Total Units
LostIllegal Units
Removed
Units Merged
into Larger Units
Correction to
Official Records
Units
Converted
Total
Alterations
Bayview Hunters
Point
- - - - - (251) -251
Showplace Square/
Potrero Hill
- - - - - (93) -93
Rest of City - (5) - (1) (6) (8) -14
San Francisco 0 -5 0 -1 -6 -352 -358
Source: Planning Department; Department of Building Inspection
73
San Francisco Housing Inventory | 2020
TABLE B-6.
New Affordable Housing Constructed in Planning Areas, 2020
Planning Area
Affordable
Units
Total Net
Units
AMI Target Tenure Funding Source
Central SoMa
363 6th St 12 104 LOW Rental Inclusionary
345 6th St 14 102 LOW Rental Inclusionary
Central Waterfront (EN)
2171 3rd St 8 109 MOD Ownership Inclusionary
777 TENNESSEE ST 8 59 MOD Rental Inclusionary
Market and Octavia
49 SOUTH VAN NESS 110 550 LOW Rental Inclusionary
188 OCTAVIA ST 4 27 LOW Rental Inclusionary
1700 MARKET ST 5 42 MOD Rental Inclusionary
Mission
1950 MISSION ST 150 157 LOW Rental AHSC, CDLAC, LIHTC, Other
1801 MISSION ST 2 17 MOD Rental Inclusionary
490 SOUTH VAN NESS 7 84 LOW Rental CDLAC, LIHTC, Other
NORTHEAST WATERFRONT
735 DAVIS ST 52 53 LOW Rental AHP, CDLAC, LIHTC, Other
Showplace Square/Potrero Hill
1301 16TH ST 28 172 MOD Rental Inclusionary
210 ARKANSA ST/1601
MARIPOSA ST
60 154 LOW Rental Inclusionary
Western SoMa (EN)
333 12TH ST 27 200 LOW Rental Inclusionary
Rest of City
160 FOLSOM ST 156 390 MOD Ownership Inclusionary
390 1ST ST 22 180 LOW Rental Inclusionary
950 GOUGH ST 11 95 MOD Rental Inclusionary
2898 SLOAT BL 7 56 MOD Ownership Inclusionary
2444 LOMBARD ST 6 43 MOD Rental Inclusionary
San Francisco 689 2,577 -- -- --
Source: Mayor’s Office of Housing and Community Development
Note: Does not include the 130 secondary units that are not deed-restricted.
SAN FRANCISCO PLANNING DEPARTMENT74
TABLE C.
San Francisco Zoning Districts, as of 2020
Zoning General Descriptions
Residential, House and Mixed Districts
RH-1 Residential, House – One Family
RH-1(D) Residential, House – One Family (Detached Dwellings)
RH-1(S) Residential, House – One Family with Minor Second Unit
RH-2 Residential, House – Two Family
RH-3 Residential, House – Three Family
RM-1 Residential, Mixed – Low Density
RM-2 Residential, Mixed – Moderate Density
RM-3 Residential, Mixed – Medium Density
RM-4 Residential, Mixed – High Density
Residential Transit-Oriented Districts
RTO Residential Transit-Oriented
RTO-M Residential Transit-Oriented, Mission
Residential-Commercial Districts
RC-3 Residential-Commercial – Medium Density
RC-4 Residential-Commercial – High Density
Public District
P Public District
Neighborhood Commercial Districts
NC-1 Neighborhood Commercial Cluster District
NC-2 Small-Scale Neighborhood Commercial District
NC-3 Moderate-Scale Neighborhood Commercial District
NC-S Neighborhood Commercial Shopping Center District
NCD-24th-Noe 24th - Noe Valley Neighborhood Commercial District
NCD-Broadway Broadway Neighborhood Commercial District
NCD-Castro Castro Neighborhood Commercial District
NCD-Haight Haight Neighborhood Commercial District
NCD-Inner Clement Inner Clement Neighborhood Commercial District
NCD-Inner Sunset Inner Sunset Neighborhood Commercial District
NCD-North Beach North Beach Neighborhood Commercial District
NCD-Outer Clement Outer Clement Neighborhood Commercial District
NCD-Pacific Pacific Neighborhood Commercial District
NCD-Polk Polk Neighborhood Commercial District
NCD-Sacramento Sacramento Neighborhood Commercial District
NCD-Union Union Neighborhood Commercial District
NCD-Upper Fillmore Upper Fillmore Neighborhood Commercial District
CONTINUED >
75
San Francisco Housing Inventory | 2020
CONTINUED >
Zoning General Descriptions
NCD-Upper Market Upper Market Neighborhood Commercial District
NCD-West Portal West Portal Neighborhood Commercial District
Neighborhood Commercial Transit Districts
NCT-1 Neighborhood Commercial Transit Cluster District
NCT-2 Small-Scale Neighborhood Commercial Transit District
NCT-3 Moderate-Scale Neighborhood Commercial Transit District
NCT-24th-Mission 24th - Mission Neighborhood Commercial Transit District
NCT-Hayes-Gough Hayes - Gough Neighborhood Commercial Transit District
NCT-Mission Mission Neighborhood Commercial Transit District
NCT-Ocean Ocean Neighborhood Commercial Transit District
NCT-SoMa South of Market Neighborhood Commercial Transit District
NCT-Upper Market Upper Market Neighborhood Commercial Transit District
NCT-Valencia Valencia Neighborhood Commercial Transit District
Chinatown Mixed Use Districts
CRNC Chinatown Residential Neighborhood Commercial District
CVR Chinatown Visitor Retail District
CCB Chinatown Community Business District
South of Market Mixed Use Districts
RED South of Market Residential Enclave District
RSD South of Market Residential Service District
SLI South of Market Service-Light Industrial District
SLR South of Market Light Industrial-Residential District
SSO South of Market Service / Secondary Office District
Eastern Neighborhoods Mixed Use Districts
MUG Mixed Use - General District
MUO Mixed Use - Office District
MUR Mixed Use - Residential District
SPD South Park Mixed Use District
UMU Urban Mixed Use District
Downtown Residential Districts
DTR-RH Downtown Residential - Rincon Hill District
DTR-SB Downtown Residential - South Beach District
Western SoMa Mixed Use Districts
WMUG Western SOMA Mixed Use General
Commercial Districts
C-2 Community Business District
Downtown Commercial Districts
C-3-S Downtown Commercial - Service District
C-3-G Downtown Commercial - General District
SAN FRANCISCO PLANNING DEPARTMENT76
Zoning General Descriptions
C-3-R Downtown Commercial - Retail District
C-3-O Downtown Commercial - Office District
C-3-O(SD) Downtown Commercial - Office (Special Development) District
Industrial Districts
M-1 Light Industrial District
M-2 Heavy Industrial District
C-M Heavy Commercial District
PDR-1-B Production Distribution and Repair Light Industrial Buffer District
PDR-1-G Production Distribution and Repair General District
PDR-1-D Production Distribution and Repair Design District
PDR-2 Core Production Distribution and Repair District
Redevelopment Agency Districts
MB-OS Mission Bay, Open Space
MB-O Mission Bay, Office
MB-RA Mission Bay Redevelopment Area Plan District
HP-RA Bayview Hunters Point Redevelopment Area Plan District
Source: Planning Department
TABLE D.
In-Lieu Housing Fees Collected, 2011–2020
Fiscal Year Amount Collected
2011 $1,173,628
2012 $1,536,683
2013 $9,130,671
2014 $29,911,959
2015 $73,576,017
2016 $91,178,296
2017 $107,299,676
2018 $51,133,873
2019 $30,922,187
2020 $14,826,324
TOTAL $410,689,314
Source: Department of Building Inspection
77
San Francisco Housing Inventory | 2020
Appendix E: Glossary
Affordable Housing Unit: A housing unit – owned
or rented – at a price affordable to low- and middle-
income households. An affordable rental unit is
one for which rent equals 30% of the income of a
household with an income at or below 80% of the
HUD median income for the San Francisco PMSA,
utilities included. An affordable ownership unit is
one for which the mortgage payments, PMI, property
taxes, homeowners dues, and insurance equal 33%
of the gross monthly income of a household earning
between 80% and 120% of the San Francisco
PMSA median income, assuming a 10% down pay-
ment and a 30-year, 8% fixed-rate loan.
Alterations: Improvements and enhancements to an
existing building. At DBI, building permit applications
for alterations use Forms 3 and 8. If you are not
demolishing an existing building (Form 6) or newly
constructing a new building (Forms 1 and 2), you
are “altering” the building.
Certificate of Final Completion (CFC): A document
issued by DBI that attests that a building is safe and
sound for human occupancy.
Conditional Use Permit: A permit that is only
granted with the consent of the Planning Commis-
sion, and not as of right.
Condominium: A building or complex in which
units of property, such as apartments, are owned by
individuals and common parts of the property, such
as the grounds and building structure, are owned
jointly by all of the unit owners.
Current dollars: The dollar amount for a given period
or year not adjusted for inflation. In the case of
income, it is the income amount in the year in which
a person or household receives it. For example, the
income someone received in 1989 unadjusted for
inflation is in current dollars.
General Plan: Collection of Objectives, Policies, and
Guidelines to direct guide the orderly and prudent
use of land.
HMFA: HUD Metro FMR (Fair Market Rent) Area an
urbanized county or set of counties with strong social
and economic ties to neighboring communities.
PMSAs are identified within areas of one million-plus
populations.
Housing Unit: A dwelling unit that can be a single
family home, a unit in a multi-unit building or
complex, or a unit in a residential hotel.
Inclusionary Housing Units: Housing units made
affordable to lower- and moderate-income house-
holds as a result of legislation or policy requiring
market rate developers to include or set aside a
percentage (usually 10% to 20%) of the total hous-
ing development to be sold or rented at below market
rates (BMR). In San Francisco, this is usually 15%,
and it applies to most newly constructed housing
developments containing five or more dwelling units.
Median Income: The median divides the household
income distribution into two equal parts: one-half of
the households falling below the median household
income and one-half above the median.
Pipeline: All pending development projects –
filed, approved or under construction. Projects are
considered to be “in the pipeline” from the day they
are submitted for review with the Planning Depart-
ment, the Redevelopment Agency (SFRA), or DBI,
until the day the project is issued a Certificate of
Final Completion by DBI.
Planning Code: A local law prescribing how and for
what purpose each parcel of land in a community
may be used.
Primary Metropolitan Statistical Area (PMSA): A
PMSA is an urbanized county or set of counties with
strong social and economic ties to neighboring com-
munities. PMSAs are identified within areas of one
million-plus populations.
Single Room Occupancy (SRO) Units: Residential
hotel rooms, typically occupied by one person, lack-
ing bathroom and/or kitchen facilities.
Temporary Certificate of Occupancy (TCO): Like a
CFC, a TCO allows occupancy of a building pending
final inspection.
Mayor
London Breed
Board of Supervisors
Connie Chan
Matt Haney
Rafael Mandelman
Gordon Mar
Myrna Melgar
Aaron Peskin
Dean Preston
Hillary Ronen
Ahsha Safaí
Catherine Stefani
Shamann Walton, President
Planning Department
Rich Hillis, Director of Planning
Tom DiSanto, Director of Administration
Michelle Littlefield, Manager, Data & Analytics Group
John Boldrick, Analyst, Data & Analytics Group
Oscar Hernandez-Gomez, Planner, Analyst, Data & Analytics Group
Ken Qi, Planner, Analyst, Data & Analytics Group
Department of Building Inspection
Mayor’s Office of Housing and Community Development
Office of Community Investment and Infrastructure
Department of Public Works
Office of Economic and Workforce Development
Rent Board
Office of Civic Invesment & Infrastructure
Published April 2021
ACKNOWLEDGMENTS
Planning Commission
Deland Chan
Sue Diamond
Frank S. Fung
Theresa Imperial
Joel Koppel, President
Kathrin Moore, Vice-President
Rachael Tanner