How Multifamily Housing Gets Approved in San Francisco

San Francisco multifamily capacity changed on January 12, 2026, when the Family Zoning Plan took effect and added height on transit corridors and commercial streets citywide. Three further pathways decide how a project is approved on top of that base zoning: the state density bonus, the city's own Housing Choice-SF program, and SB 423 ministerial review for qualifying housing, each ending at a different decision point.

The Family Zoning Plan

The Board of Supervisors passed the Family Zoning Plan on December 9, 2025, Mayor Lurie signed it December 12, 2025, and the zoning map ordinance (Board File 250700) and the Planning Code ordinance (Board File 250701) took effect January 12, 2026. The plan raises height limits on major transit corridors and commercial streets, generally to 6 to 8 stories, with taller buildings permitted at major intersections and transit hubs; height off those corridors generally holds at its prior limit, with some areas gaining added units at the same height through removed density controls. Corner lots and sites over 8,000 square feet can reach 6 stories under the plan (sfplanning.org, SF Family Zoning Plan).

Housing Choice-SF, the city's local density bonus

The Family Zoning Plan created Housing Choice-SF at Planning Code Section 206.10, the city's local alternative to the state density bonus, inside the R-4 Height and Bulk District. An eligible project adds a net increase in units, with at least 2 units or group housing bedrooms, and is not demolishing 3 or more rent-controlled units, a hotel or a historic landmark, and is not seeking another density bonus program. Housing Choice-SF sets unit count by the allowed building envelope and a required unit mix, and it offers the R-4 district's higher marked height plus added height for community benefits, including 20 feet for affordable units.

For a project that meets every Housing Choice-SF standard, the Planning Department reviews and decides the application administratively within 180 days, without a public hearing or appeal; a project asking for a modification beyond those standards instead goes to the Planning Commission as a Major Modification, decided on findings of design quality and community benefit (Planning Director Bulletin No. 11).

The state density bonus

San Francisco applies California's density bonus law (Cal. Gov. Code 65915) through Planning Code Sections 206.5 and 206.6. A project proposing 5 or more net new units, not counting group housing, efficiency units or density bonus units, that reserves a qualifying share of very low, low or moderate income units earns a density bonus of up to 50 percent, 1 to 5 incentives such as a reduced development standard or a zoning code modification, and waivers of any standard that would physically block the project at its approved density.

For a project that needs no other entitlement, Planning Department staff adopt written findings that the requested incentives produce an actual cost reduction and cause no adverse impact, an administrative process; a project that already needs Planning Commission approval, for example for demolition or a nonresidential use, has its density bonus request decided at that same hearing (Planning Director Bulletin No. 6).

SB 423 and who decides a project

SB 423 extends the ministerial approval process California Government Code 65913.4 created for qualifying multifamily housing. In San Francisco it covers projects of 2 to 9 code complying units, 10 units meeting inclusionary housing requirements, or 11 or more units meeting those requirements with at least 10 percent of units affordable at 50 percent of Area Median Income for rental or 80 percent for ownership. For a project that meets every SB 423 standard, the Planning Department decides the application without a public hearing, CEQA review or neighborhood notification, within 90 days for 150 units or fewer and 180 days above that.

Outside these state and local pathways, the Planning Commission keeps Discretionary Review: a power the Commission reserves for circumstances it finds outside the typical project, used to pull a project an applicant filed as a staff level approval into a Commission hearing (sfplanning.org, Discretionary Review).

Questions

Is San Francisco's Family Zoning Plan in force?

Yes. The Board of Supervisors passed it December 9, 2025, Mayor Lurie signed it December 12, 2025, and the zoning map and Planning Code ordinances took effect January 12, 2026.

What is Housing Choice-SF?

San Francisco's local alternative to the state density bonus, created by the Family Zoning Plan at Planning Code Section 206.10. It applies in the R-4 Height and Bulk District, sets unit count by building envelope and a required unit mix, and gets administrative approval where a project meets every program standard.

Does SB 423 review skip the Planning Commission in San Francisco?

For a project that meets every SB 423 eligibility standard, the Planning Department decides the application without a public hearing, within 90 or 180 days depending on unit count; a project outside SB 423 can still reach the Commission through Discretionary Review.

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