Memo to the Planning Commission€¦ · 16/07/2020 · Report Statutory Requirement Deadline Target Delivery Q1 2020 Quarterly Pipeline Dataset SF Planning Code Sec. 103(d) Q2 2020

Memo to the Planning Commission HEARING DATE: JULY 16, 2020

Date: July16, 2020

Project Name: 2019 Housing Inventory and Update on Monitoring Reports

Case Number: 2018-004047CWP-02

Staff Contact: Michelle Littlefield, Data & Analytics Manager

[email protected], 415-558-6251

Svetha Ambati, Senior Planner


Recommendation: None – Informational Only

BACKGROUND The Housing Inventory serves as the Planning Department’s annual survey of housing production trends in

San Francisco and has been published regularly since 1967. This report is the 50th in the series and presents

housing production activity completed or authorized during the year 2019. Staff will provide an overview of

changes in the City’s housing stock including housing construction, demolition, alterations and net housing

units gained. An update will also be provided on the latest Housing Balance Report as well as the estimated

completion of various monitoring reports.

Attachments:

1. Memo to the Land Use & Tra nsportation Committee: Update on Monitoring Reports & Staffing

Shortage

2. 2019 Housing Inventory

3. Housing Balance Report No. 10

www.sfplanning.org

Memorandum to the Board of Supervisors HEARING DATE JULY 20, 2020

Project Name: Update on Monitoring Reports & Staffing Shortage

Staff Contact: Michelle Littlefield, Data & Analytics Manager


Reviewed by: Joshua Switzky, Land Use & Community Planning Program Manager


The purpose of this memo is to provide an update on the delivery of mandated reports for 2020 and a

forecast of reports expected to be delivered in 2021 and beyond. The Planning Department’s Data and

Analytics Group (“DAG”) is responsible for the data collection, analysis and delivery of a range of State

and locally mandated monitoring reports. The DAG team is currently operating at 67% capacity with two

vacant positions for a Housing Data Analyst (Planner II) and Senior Business Analyst (Business Analyst

1053). Due to evolving circumstances arising from the COVID-19 pandemic including the deployment of

DAG staff to serve as Disaster Service Workers (“DSW”) and providing data and analysis support for

ongoing COVID-19 recovery efforts, as well as the hiring freeze resulting from the projected budget

shortfalls which impacts the Department’s ability to fill the existing vacant DAG positions, significant

delays are expected on the delivery of locally-mandated reports.

Completed Reports. The following 2020 monitoring reports have been completed by their respective

mandated deadlines:

Report Statutory Requirement Deadline

CA Dept of Finance Housing Unit Change Report CA RTC Sec. 2228 2/15/20

Housing Balance Report, Spring 2020 SF Planning Code Sec. 103(d) 4/1/20

Annual Housing Inventory SF Admin Code Sec. 10E.4(b)(3) 4/1/20

RHNA Annual Progress Report CA Government Code Sec. 65400 4/1/20

Timely Reports. The following 2020 monitoring reports are expected to be delivered on time barring

additional DSW deployments or sudden shifts in work program priorities to support COVID-19 recovery

efforts:

Report Statutory Requirement Deadline

Q2 2020 Quarterly Pipeline Dataset SF Planning Code Sec. 103(d) Q3 2020


2


Delayed Reports. The following 2020 monitoring reports will be delayed due to DSW deployments and

the hiring freeze resulting from the projected budget shortfalls. Please note that the target dates below may

be further delayed if additional DSW deployments are assigned to DAG staff or if significant DAG staff

time needs to be allocated to support ongoing COVID-19 recovery efforts.

Report Statutory Requirement Deadline Target

Delivery

Q1 2020 Quarterly Pipeline Dataset SF Planning Code Sec. 103(d) Q2 2020 July 2020

Jobs-Housing Fit Report SF Admin Code Sec. 10E.4(b)(4) 4/1/20 Q3 2020

Market & Octavia Monitoring Report SF Planning Code Sec. 341.2(a) 7/1/20 Q3 2020

Downtown Monitoring Report SF Planning Code Sec. 10E.1(c) 7/1/20 Q4 2020

Commerce and Industry Inventory Not Mandated1 9/30/20 Q1 2021

Housing Balance Report, Fall 2020 SF Planning Code Sec. 103(d) 10/1/20 Q1 2021

Note that the Jobs-Housing Fit Report is a newly mandated report that was legislated by the Board of

Supervisors half-way through the current Fiscal Year, on December 20, 2019. As a result, this report was

not in the Department’s current year FY19-20 work program and resources must be shifted to fulfill the

requirement this year. Moreover, this new report requires development of a new methodology and

assessment and analysis of available data, which requires additional time than long-standing reports with

established methodologies and data sources.

If DAG staffing shortages persist through subsequent DSW deployments and/or COVID-19 recovery

efforts, and the Department is not permitted to fill existing vacant DAG positions to perform the data

analysis, monitoring and reporting to meet both existing reporting obligations and the data needs of new

initiatives, policies, code amendments, State law and business processes, we expect compounding delays

that will significantly impact the delivery of mandated reports in 2021 and beyond and response times to

data requests.

Besides constraints in meeting mandated reporting requirements, ongoing staffing limitations would

severely limit efforts to modernize the Planning Department’s analytics capabilities, including undertaking

necessary staff training, investments in technologies and the development of analytics tools to improve

data collection, analysis, and forecasting, simplifying data access to critical information and improving

response times to data requests. In addition, data and analysis work needed to support long-range policy

initiatives will be impacted including support for the 2022 Housing Element, General Plan updates and

other Housing and Community Equity initiatives related to both COVID-19 recovery strategies and

addressing longstanding systemic challenges. Finally, as the Department begins to assess the data and

1 The Commerce & Industry Report serves as background information for the periodic update of the Commerce and Industry Element of the San Francisco General Plan.

3

analysis work that will be required to support the expanding Racial and Social Equity Initiative, including

the development of outcomes-based metrics and defining data analysis and reporting requirements ,

existing DAG staffing levels are not adequate to meet all of these workload demands.

Consolidation Proposal. In order to meet the City's and Department's evolving needs and to provide

decision makers and the public with useful, sufficient and accurate information given available resources,

staff is developing a proposal to consolidate and improve reporting requirements. A first draft of this

proposal will be presented to the Planning Commission and Board of Supervisors in Q3 2020.

Memo

July 7, 2020 Staff Contact: Svetha Ambati

2019 HOUSING INVENTORY

The Planning Department is pleased to send you the recently published 2019 Housing Inventory. This report is the 50th in the series and describes changes to San Francisco’s housing stock. Housing Inventory data account for new housing construction, demolitions, and alterations in a consistent format for analysis of housing production trends. Net housing unit gains are reported citywide, by zoning classification, and by planning district. Other areas of interest covered in the report include affordable housing, condominium conversions, and residential hotel stock. In ad-dition, the report lists major projects completed, authorized for construction, approved or are un-der review by Planning. Key findings discussed in the 2019 Housing Inventory include:

• New housing production in 2019 totaled over 4,850 units. This includes 4,461 units in new construc-tion and 397 new units added through expansion of existing structures or conversions of non-residential. Most of new housing development occurred in the South of Market Planning District.

• A net total of 4,698 units were added to the San Francisco housing stock in 2019, an 82% increase from 2018. This net addition is the result of 160 units lost through demolition (139), unit mergers (3), and the removal of illegal units (18).

• Affordable housing units made up 30% of new units added to the City’s housing stock. The number of new affordable housing units built in 2019 – 1,456 units — is about 50% above the five-year aver-age (980 units). Inclusionary housing accounted for 405 — or about 28% of these affordable units. About 83% of the new affordable units are affordable to very-low and low-income households.

• Projects proposing a little over 2,900 new units were authorized for construction in 2019. In addi-tion, the Planning Department approved and fully entitled 554 projects with a total of 2,895 units.

The 2019 Housing Inventory can be downloaded from:

https://sfplanning.org/resource/housing-inventory-2019

Please contact Svetha Ambati at 415.575.9183, or e-mail [email protected], if you have any questions.

https://sfplanning.org/resource/housing-inventory-2019

2019SAN FRANCISCO HOUSING INVENTORY

Front Cover: 210 Taylor Street, 112 Affordable Housing Units;

Photo Source: https://www.dbarchitect.com/ Photo Credit: Bruce Damonte

© 2020 San Francisco Planning Department

1650 Mission Street, Suite 400 San Francisco, CA 94103-3114 www.sfplanning.org

San Francisco Planning Department

March 2020

2019SAN FRANCISCO HOUSING INVENTORY

i

TABLE OF CONTENTS

Introduction 01

Highlights 05

Findings 17

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 47

Appendix A: Project Lists 48

Appendix B: Community Plan Area Annual Monitoring 67

Appendix C: San Francisco Zoning Districts 72

Appendix D: In-Lieu Housing Fees Collected 74

Appendix E: Glossary 75

S A N F R A N C I S C O P L A N N I N G D E P A R T M E N Tii

Tables

Table 1. San Francisco Housing Stock by Building Type, 2010-2019 17

Table 2. San Francisco Housing Trends, 2000-2019 19

Table 3. Projects and Units Filed at Planning Department for Review, 2015-2019 20

Table 4. Units and Projects Authorized for Construction by DBI by Building Type, 2015-2019 20

Table 5. Units Demolished by Building Type, 2015-2019 22

Table 6. Units Demolished by Zoning District, 2019 22

Table 7. Units Added or Lost Through Alteration Permits, 2015-2019 23

Table 8. Units Lost Through Alterations and Demolitions, 2015-2019 23

Table 9. Accessory Dwelling Units Added, 2019 24

Table 9A. Accessory Dwelling Units Legalized, 2019 24

Table 10. Accessory Dwelling Units Added and Legalized by Building Type, 2019 24

Table 11. Density Bonus Projects in the Pipeline by Total Units, 2019 26

Table 12. Density Bonus Projects in the Pipeline by Status of Application, 2019 26

Table 13. Housing Units Added by Building Type, 2015-2019 26

Table 14. Housing Units Added by Generalized Zoning, 2019 27

Table 15. Housing Units Added by Zoning District, 2019 28

Table 16. New Condominiums Recorded by DPW, 2010-2019 29

Table 17. New Condominiums Recorded by DPW by Building Type, 2015-2019 29

Table 18. Condominium Conversions Recorded by DPW, 2010-2019 30

Table 19. Condominium Conversions Recorded by DPW by Building Type, 2015-2019 30

Table 20. Changes in Residential Hotel Stock, 2015-2019 31

Table 21. 2019 Rental Affordable Housing Guidelines 33

Table 22. 2019 Homeownership Affordable Housing Guidelines 34

Table 23. New Affordable Housing Construction by Income Level, 2015-2019 36

Table 24. New Affordable Construction by Housing Type, 2015-2019 36

Table 25. New Affordable Housing Production by Source, 2015-2019 37

Table 26. Housing Price Trends, San Francisco Bay Area, 2015-2019 38

Table 27. Units Acquired or Rehabilitated, 2015-2019 39

Table 27A. Details of Units Acquired or Rehabilitated, 2019 39

Table 27B. Rental Assistance Demonstration Program, 2019 39

Table 28. Housing Units Completed and Demolished by Planning District, 2019 41

Table 29. San Francisco Housing Stock by Planning District, 2015-2019 43

Table 30. Units Authorized for Construction for San Francisco and the Bay Area Counties, 2019 46

Table A-1. Major Market Rate Housing Projects Completed, 2019 49

Table A-2. Major Affordable Housing Projects Completed, 2019 51

Table A-3. Major Housing Projects Reviewed and Entitled by Planning Department, 2019 52

Table A-4. Major Housing Projects Filed at Planning Department, 2019 54

Table A-5. Major Projects Authorized for Construction by DBI, 2019 57

Table A-6. Density Bonus Projects in the Pipeline by Program as of December 31, 2019 58

Table A-7. Major Affordable Projects in the Pipeline as of December 31, 2019 61

Table A-8. Housing Trends by Neighborhood, 2019 65

Table B-1. Housing Trends by Planning Area, 2019 67

Table B-2. Units Entitled by Planning Area, 2019 68

iii

Table B-3. Housing Units Added by Building Type and Planning Area, 2019 69

Table B-4. Units Demolished by Building Type and Planning Area, 2019 70

Table B-5. Units Lost Through Alterations and Demolitions by Planning Area, 2019 70

Table B-6. New Affordable Housing Constructed in Planning Areas, 2019 71

Table C. San Francisco Zoning Districts 72

Table D. In-Lieu Housing Fees Collected, Fiscal Years 2010-2019 74

FiguresFigure 1. Housing Production Process 2

Figure 2. San Francisco Housing Stock by Building Type, 2019 17

Figure 3. Units Completed & Demolished by Planning District, 2019 41

Figure 4. San Francisco Housing Stock by Planning District, 2019 42

Figure 5. Bay Area Housing Construction Trends, 2010-2019 46

Maps

Map 1. San Francisco Planning Districts 40

S A N F R A N C I S C O P L A N N I N G D E P A R T M E N Tiv

INTRODUCTION: ABOUT THE 2019 HOUSING INVENTORY

1

S a n F r a n c i s c o H o u s i n g I n v e n t o r y | 2019

five-year monitoring reports that detail housing production trends.

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 Fran-cisco Redevelopment Agency) provided informa-tion on affordable housing projects. The California Homebuilding Foundation/Construction Industry Research Board provided building permit data for the Bay Area region. The California Association of Realtors provided housing rental and ownership costs. Project sponsors also contributed data.

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, 1650 Mission Street, Suite 400, 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 Svetha Ambati, (415) 575-9183, [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 is 50th in the series and presents housing production activity completed or authorized during the year 2019.

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

S A N F R A N C I S C O P L A N N I N G D E P A R T M E N T2

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, the Department of Building Inspection (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 Occu-pancy (TCOs) or “Final Inspection Approval” from the Department of Building Inspection 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 UnitsUnder Planning/

DBI Review

Housing UnitsUNDER PLANNIng/

DBI REVIEW

Housing UnitsAuthorized for

Construction

Housing UnitsUnder

Construction

Housing UnitsCertifiedComplete

FIGURE 1.The Housing Production Process

3Alice Griffith Phase III; Photo Source: http://lowincomehousing.us


HIGHLIGHTS: 2019 SNAPSHOT


5

Summary of highlights

Housing stock

Housing Stock by Building Type

30%

10%

9%

20%

31% 20+ Units

10 to 19 Units

5 to 9 Units

2 to 4 Units

Single Family

In 2019, affordable housing production totaled 1,456 units, which is over twice the number of affordable housing units produced in 2018. This is also almost 50% above the five-year average of 980 affordable units. These new affordable units made up 30% of new units added to the City’s housing stock. This count includes approximately 405 inclusionary units and 177 accessory dwelling units. About 83% of the new affordable units are affordable to very-low and low-income households.

In 2019, over 2,900 units were authorized for construction, representing a 52% decrease from 2018. New housing authorized for construction over the past five years continues to be over-whelmingly (86%) for buildings with 20 or more units. The Planning Department approved and fully entitled 554 projects in 2019. These projects propose a total of 2,895 units.

The construction of new housing in 2019 totaled over 4,850 units, which represents a 81% increase from 2018. This past year’s production represents the second-highest production total in the past twenty years. This production includes 4,461 units in new construction and 397 new units added through conversion of non-residential uses or expansion of existing structures. One hundred and sixty units were lost, including demolitions (139), unit mergers (3), and removal of illegal units (18). The city experienced a 4% increase in units added through alterations and a 64% decrease in units lost through alterations since 2018.

There was a net addition of 4,698 units to the City’s housing stock in 2019, an 82% increase from 2018’s net addition. The net addition in 2019 is also about 68% higher than the 10-year average net addition of 2,801, and signifies a higher year of production than seen in the recent past. By the end of 2019, there were approxi-mately 399,300 dwelling units in the city.

399,313 1.2%2019 change from 2018


NEW CONSTRUCTION trends

20-year new construction trends, 2000–2019

20192018201720162015201420132012201120102009200820072006200520042003200220012000

20192018201720162015201420132012201120102009200820072006200520042003200220012000

20192018201720162015201420132012201120102009200820072006200520042003200220012000

0

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20-Year Unit Authorization Trends, 2000‒2019

20-Year Unit Demolition Trends, 1997‒2016

20-Year New Construction Trends, 1997‒2016

0

1,000

2,000

3,000

4,000

5,000

6,000

20172016201520142013

0

1,000

2,000

3,000

4,000

5,000

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20162015201420132012

5-Year Units Authorization Trends, 2012‒2016



4,2704,441

Units Completed from New Construction Net Change in Number of Units Units Completed from New Construction Net Change in Number of Units

Units demolished Net Change in Number of UnitsUnits demolished Net Change in Number of Units

0

1,000

2,000

3,000

4,000

5,000

6,000

20162015201420132012

Units authorized for construction Net Change in Number of Units Units authorized for construction Net Change in Number of Units

4,461 93% 69% 2019 change from 2018 ABOVE 10-year average

4,698 82% 68% 2019 change from 2018 ABOVE 10-year average


7

139 162% 19%2019 change from 2018 ABOVE 10-year average

UNIT DEMOLITION TRENDS

20-year UNIT DEMOLITION trends, 2000–2019

20192018201720162015201420132012201120102009200820072006200520042003200220012000

20192018201720162015201420132012201120102009200820072006200520042003200220012000

20192018201720162015201420132012201120102009200820072006200520042003200220012000

0

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0

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4,2704,441



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20162015201420132012



UNIT AUTHORIZATION FOR CONSTRUCTION TRENDS

20-year UNIT AUTHORIZATION FOR CONSTRUCTION trends, 2000–2019

20192018201720162015201420132012201120102009200820072006200520042003200220012000

20192018201720162015201420132012201120102009200820072006200520042003200220012000

20192018201720162015201420132012201120102009200820072006200520042003200220012000

0

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2,944 52% 20% 2019 change from 2018 BELOW 10-year average


9


3,924 28% -% 2019 change from 2018 SAME AS 10-year average

UNIts filed and entitled TRENDS

10-year UNIts Filed and Entitled, 2010–2019

20192018201720162015

20192018201720162015201420132012201120102009200820072006200520042003200220012000

2019201820172016201520142013201220112010

0

5,000

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13,000

16,000


10-Year Units Filed and Entitled Trends, 2010‒2018


0

1,000

2,000

3,000

4,000

5,000

6,000

20172016201520142013

0

1,000

2,000

3,000

4,000

5,000

6,000

20162015201420132012



4,2704,441

Units Completed from New Construction Net Change in Number of Units Units Authorized in San Francisco

Units Authorized in rest of bay area region


Units ENTITLED by the planning department

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.


2019 Housing Unit Trends

UNITS ADDED BY BUILDING TYPE, 2019

UNITS lost through alterations and demolitions by type of loss, 2019

UNITS demolished by building type, 2019

85%

0.4%1.6%

1%

92%

5%

8.5%6.5%

20+ Unit BUILDINGS

10 to 19 Unit BUILDINGS



Single Family BUILDINGS

DEMOLITIONS

ALTERATIONS

ILLEGAL UNITS REMOVED

UNITS MERGED INTO LARGER UNITS

Correction TO OFFICIAL RECORDS

units converted

5+ Unit BUILDINGS

3 to 4 Unit BUILDINGS (0%)

2 Unit BUILDINGS


13%

87%

2%11%


11

new condominiums recorded by building type, 2019

CONDOMINIUMS in 2019

Condominium Conversions by Building Type, 2019

1% 1%

96%

61%

10%

18%

10%

20+ Units

10 to 19 Units

5 to 9 Units

3 TO 4 Units

2 Units

5 to 6 Units

4 Units

3 Units

2 units

4,327 39% 2019 change from 2018

387 103% 2019 change from 2018

1%

1%


AFFORDABLE HOUSING IN 2019

AFFORDABLE HOUSING AND MARKET-RATE HOUSING, 2019

New Affordable Housing Construction by Income Level, 2019

New Affordable Housing Construction by Housing Type, 2019

70%

30%

60%

23%

77%

4%

7%

MARKET RATE Units

AFFORDABLE Units

Extremely Low (<30% AMI) (0% Added)

Very Low (30-50% AMI)

Low (50-80% AMI)

Moderate (80-120% AMI)

OTher

FAMILY

SENIOR

INDIVIDUAL/SRO (0% Added)

HOMEOWNER

Affordable units include 100% affordable units, inclusionary units, and units built as accessory dwelling units. For definitions, see page 32.

1,456 126% 2019 change from 2018

17%

12%


13

HOUSING TRENDS BY GEOGRAPHY

Units Authorized for Construction for San Francisco and the Bay Area Counties, 2019

County Single-Family Units Multi-Family Units Total Units Percent of Total

Alameda 1,871 4,145 6,016 27%

Contra Costa 1,572 1,229 2,801 12%

Marin 130 86 216 1%

Napa 204 17 221 1%

San Francisco 17 2,927 2,944 13%

San Mateo 489 1,061 1,550 7%

Santa Clara 1,804 3,216 5,020 22%

Solano 1,134 56 1,190 5%

Sonoma 1,722 1,056 2,778 12%

TOTAL 8,943 13,793 22,736

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

27%

12%

1%

1%

13%

7%22%

5%

12%


HOUSING TRENDS BY GEOGRAPHY

5-year units authorized in the bay area region, 2015–2019

20192018201720162015

20192018201720162015201420132012201120102009200820072006200520042003200220012000

2019201820172016201520142013201220112010

0

5,000

10,000

15,000

20,000

25,000

30,000

Num

ber

of U

nits

Num

ber

of U

nits

Num

ber

of U

nits

Num

ber

of U

nits

0

1,000

2,000

3,000

4,000

5,000

6,000

Num

ber

of U

nits

0

2,000

4,000

7,000

10,000

13,000

16,000


10-Year Units Filed and Entitled Trends, 2010‒2018


0

1,000

2,000

3,000

4,000

5,000

6,000

20172016201520142013

0

1,000

2,000

3,000

4,000

5,000

6,000

20162015201420132012



4,2704,441

Units Completed from New Construction Net Change in Number of Units Units Authorized in San Francisco

Units Authorized in rest of bay area region


Units ENTITLED by the planning department

Units FIled at the planning department


19,792 26% 6% 2019 change from 2018 below 10-year average


15

Household Affordability Housing Goals 2015–2022

Actual Production as of 2019

% of Production Target Achieved

Production Deficit as of 2019

Above Moderate (> 120% AMI) 12,536 15,472 100%* -

Moderate Income (80–120% AMI) 5,460 1,057 19% 4,403

Low Income (< 80% AMI) 4,639 1,806 39% 2,833

Very Low Income (< 50% AMI) 6,234 3,679 59% 2,555

TOTALS 28,869 22,014 66%* 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)

70%

17%

8%

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 2019 are shown in the pie chart.

5%

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.


FINDINGS:HOUSING IN SAN FRANCISCO

17


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 2019 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 nine years, there are about 399,313 housing units in San Francisco, distributed between single family units (31%), moderate

density buildings (two to nine units – 30%), and higher density structures (10 or more units – 39%). 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 2019, there was a net gain of 4,698 units in the City’s housing stock. As of December 2019, 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 92% 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 2019. Figure 2 illustrates San Francisco’s housing stock by building type for 2019.

TABLE 1.San Francisco Housing Stock by Building Type, 2010–2019

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 2011–2019 235 878 368 677 24620 26,778

TOTAL 124,186 80,652 37,456 38,333 118,116 399,313

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 Housing Stock by Building Type, 2019

20+ Unit BUILDINGS


5 to 9 Unit BUILDINGS [<1%]

2-4 Unit BUILDINGS


<1%1.6%

1.3%

89%

5%


Housing Production Trends

New Housing Construction

» New construction unit totals for 2019 – 4,461 – is a 93% increase from 2018. New construc-tion in 2019 is 69% above the 10-year aver-age of 2,642 new construction units.

» Alterations resulted in 397 units added through conversion or expansion of existing structures, and the addition or legalization of accessory dwelling units. However, 21 units were lost due to removal of illegal units and mergers. This means a net total of 376 units were added to the housing stock through “alterations” of existing units or buildings. This is a 16% increase from the 323 net units added in 2018 as a result of alterations.

» One hundred and thirty-nine units were demol-ished in 2019.

» In 2019, net addition to the City’s housing stock increased by 82% from 2018. This 2019 net new unit count of 4,698 is also 68% above the 10-year average of 2,801 net new units.

» Affordable units made up 30% of new units built in 2019. The number of affordable units built in 2019 is more than twice the number of affordable units built in 2018.

» In 2019, the Department of Building Inspec-tion (DBI) authorized 2,944 units for construc-tion. This represents a 52% decrease from the number of units authorized in 2018 (6,097).

Table 2 and the figure on page six 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 2019 include: 245 1st Street (548 market-rate units and 149 low-income affordable inclusionary units), 510 Folsom Street (545 market rate units and 109 low-income affordable inclusionary units), and 600 Minnesota Street (318 student housing units).

The 2500 Arelious Walker Drive development (100% affordable, with 121 very low-income units and one manager’s unit) and 1150 3rd Street (100% affordable, with 118 low-income units) are two major affordable housing projects completed in 2019.

A list of all market rate projects with ten units or more completed in 2019 is included in Appendix A-1. Appendix A-2 includes all major affordable housing projects completed in 2019.

19


TABLE 2.San Francisco Housing Trends, 2000–2019

Year Units Authorized for Construction

Units Completed from New

Construction

Units Demolished

Units Gained or Lost from Alterations

Net Change In Number

of Units

2000 2,897 1,859 61 (1) 1,797

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

TOTAL 62,145 48,792 2,398 4,634 51,028

Source: Planning Department Note: Net Change equals Units Completed less Units Demolished plus Units Gained or (Lost) from Alterations.


TABLE 3. Projects and Units Filed at Planning Department for Review, 2015–2019

Year Projects Filed Units Filed

2015 409 5,099

2016 562 6,783

2017 591 5,149

2018 708 5,416

2019 535 3,924

TOTAL 2,805 26,371

Source: Planning Department

TABLE 4. Units and Projects Authorized for Construction by DBI by Building Type, 2015–2019

YearUnits by Building Type

Total ProjectsSingle Family 2 Units 3 to 4 Units 5 to 19 Units 20+ Units

2015 39 142 68 127 2,606 2,982 276

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

TOTAL 216 738 436 1,043 21,270 23,703 1,737


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 2019, 535 projects with 3,924 total units were filed with the Planning Department. This is a 24% decrease from the number of projects filed in 2018 and is about 25% below the five-year average of 5,274 units.

» The Planning Department approved and fully entitled 521 projects in 2019. These projects propose a total of 2,799 units. Two of the larger projects filed in 2019 include: 655 4th Street (957 total units) and 1064 Mission Street (254 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 2019. Appendix A-4 contains a list of the major projects filed at the Planning Department for review during 2019.

21


Units Authorized for Construction

» In 2019, DBI authorized 2,944 units for con-struction, 52% less than in 2018. This number is also about 35% below the five-year average (4,563).

» There were more projects authorized in 2019: 556 compared to 504 projects in 2018. In 2019, the average project size was 5 units, which below the the average project size for the five years between 2015 and 2019 (11).

Table 4 summarizes the number of projects and units by building type authorized for construction by the Department of Building Inspection (DBI).

» Majority of the units authorized for construction in 2019 (86%) are in projects with 20 units or more.

» Major projects authorized for construction during the reporting year include: 434 Minna Street (302 units); 1270 Mission Street (299 units); and 1068 Mission Street (254 units).

Appendix A-5 lists all projects with ten or more units authorized for construction in 2019.

Demolitions

» A total of 139 units were demolished in 2019.

» The demolition of the 139 units in 2019 is 162% above the five-year demolition average of 53 units. This increase is the result of demolition permits pulled for rehabilitation of public housing.

Table 5 shows the units demolished between 2015 and 2019 by building type and Table 6 shows the demolitions in 2019 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 which 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 376 units from alterations in 2019 is comprised of 397 units added and 21 units eliminated.

» Units gained through alterations increased 4% from the previous year – 397 units in 2019 compared to 381 units in 2018.

» 284 units of alterations in 2019 are new accessory dwelling units or legalized secondary units.

» Of the 21 units lost through alteration in 2019, 18 were illegal units removed and three units were lost due to mergers. This represents a 64% decrease in units lost through alterations from 2018 (58).

Table 7 shows the number of units added or eliminated through alteration permits from 2015 to 2019. Table 8 profiles the type of alterations and demolitions that caused the loss of units dur-ing the same period.

» The net total of 160 units lost in 2019 due to demolition or alteration is 44% more than the net total lost in 2018.


TABLE 5.Units Demolished by Building Type, 2015–2019

Year BuildingsUnits by Building Type

TotalSingle 2 Units 3 to 4 Units 5+ Units

2015 17 15 2 - 8 25

2016 17 14 - 8 8 30

2017 14 11 4 3 - 18

2018 25 22 4 - 27 53

2019 27 9 - 12 118 139

TOTAL 100 71 10 23 161 265


TABLE 6.Units Demolished by Zoning District, 2019

Zoning District BuildingsUnits

Total Percent of Total Single Family Multi-Family

RH-1 3 3 - 3 2%

RH-1(D) 1 1 - 1 1%

RH-2 3 3 - 3 2%

RM-1 17 - 130 130 94%

RTO-M 1 1 - 1 1%

UMU 1 1 - 1 1%

TOTAL 26 9 130 139


23


Year Units Added Units Eliminated Net Change

2015 623 116 507

2016 359 178 181

2017 241 52 189

2018 381 58 323

2019 397 21 376

TOTAL 2,001 425 1,576


TABLE 7.Units Added or Lost Through Alteration Permits, 2015–2019

TABLE 8.Units Lost Through Alterations and Demolitions, 2015–2019

Year

AlterationsUnits

DemolishedTotal Units

LostIllegal Units Removed

Units Merged into Larger Units

Correction to Official Records

Units Converted

Total Alterations

2015 100 12 1 3 116 25 141

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 - - 21 139 160

TOTAL 265 40 36 84 425 265 690



TABLE 10.Accessory Dwelling Units Added and Legalized through Ordinance by Building Type, 2019

Year BuildingsUnits by Building Type

TotalDetached 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

TOTAL 400 5 246 103 156 510

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, 2019 Accessory Dwelling Units Legalized, 2019

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

TOTAL 279 TOTAL 47 231

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 2019, 177 ADUs were completed. One hundred and twenty-one ADUs were added in buildings with two to four units, and 149 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 2019, 93 illegal secondary units were legalized through the legalization program. Approximately 83% 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 2019. Table 10 shows the number of ADUs added and legalized by building type in 2019.

25


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.

As of December 2019, all density bonus projects filed with the Planning Department are in stages of Planning review or have had a building permit issued. None of the projects have been completed and do not count towards units added to the hous-ing production in year 2019.

» As of December 2019, 55 projects were in the pipeline for the State Density Bonus Program. These projects propose adding 6,113 units to the housing stock.

» As of December 2019, 15 projects were in the pipeline for the HOME-SF Density Bonus Program. These projects propose adding 686 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 late 2019. Table A-6 in Appendix A lists the density bonus projects in the pipeline and any associated waivers or incentives and concessions.


TABLE 13.Housing Units Built by Building Type, 2015–2019

Year Single Family 2 Units 3 to 9 Units 10 to 19 Units 20+ Units Total

2015 48 149 90 45 2,763 3,095

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

TOTAL 292 634 701 386 18,036 20,049

Share of Total Units Added, 2015-2019

1.5% 3.1% 3.5% 1.9% 90%


TABLE 12.Density Bonus Projects in the Pipeline by Status of Application as of December 2019

Program Projects

Status of Application

PPA Filed Under Review Entitled Building Permit Issued

State Density Bonus 55 8 37 - 10

HOME-SF Density Bonus 15 6 9 - -

TOTAL 70 14 46 - 10


TABLE 11.Density Bonus Projects in the Pipeline by Total Units as of December 2019

Program Projects

UnitsPercent of Total

Units With BonusTotal Units Before Bonus

Total Units With Bonus Affordable Units

State Density Bonus 55 5.090 6,113 1,851 90%

HOME-SF Density Bonus 15 460 686 177 10%

TOTAL 70 5,550 6,799 2,028


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


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 2019, this section examines all units added to the housing stock including ADUs, not just those added through new construction.

Types of Buildings

» New housing units added over the past five years continues to be overwhelmingly (90%) in buildings with 20 or more units.

» Ninety-three single-family units were added in 2019, 150% more than the previous year’s addition. Single-family building construction made up a very small proportion of new con-struction in the past five years (1.5%).

» More units were added in the “Single Family” and “2 Units” categories than in the previous four years (93 and 171 units added respec-tively in 2019).

» The share of units added in high-density build-ings (20 or more units) —89%— is just below than the five-year average of 90%.

Table 13 on the opposite page shows new construction from 2015 through 2019 by building type.

New Housing Units Added by Zoning District

Approximately 56% of units added in 2019 were in Mixed Use zoning districts. Residential, House and Mixed zoning districts contributed 40%, and Public zoning districts followed with 3% of total units added.

Table 14 summarizes new units added in 2019 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)) 57 1% 4

Mixed Use (CMUO, CRNC, NC, NCT, RC, Etc.) 2,707 56% 1

Public 132 3% 3

Residential, House and Mixed (RED, RH, RM, RTO) 1,962 40% 2

TOTAL 4,858 100%


TABLE 14. New Housing Units Added by Generalized Zoning, 2019


TABLE 15. New Housing Units Added by Zoning District, 2019

Zoning Districts Units Percent of Total Rank

C-2 20 < 1% 22

C-3-G 35 1% 18

C-3-O(SD) 2 < 1% 29

CMUO 106 2% 12

CRNC 38 1% 17

HP-RA 382 8% 4

MB-RA 1 < 1% 32

MUG 2 < 1% 30

MUR 139 3% 8

NC-1 15 < 1% 23

NC-2 1 < 1% 33

NC-3 167 3% 6

NCD 161 3% 7

NCT 123 3% 10

NCT-3 10 < 1% 25

RC-3 467 10% 3

RC-4 5 < 1% 28

RED 55 1% 16

RED-MX 85 2% 15

RH-1 21 < 1% 21

RH-1(D) 2 < 1% 31

RH-2 125 3% 9

RH-3 90 2% 13

RM-1 111 2% 11

RM-2 89 2% 14

RM-3 9 < 1% 26

RM-4 33 1% 19

RTO 269 6% 5

RTO-M 30 1% 20

TB DTR 1,093 22% 2

TI-OS 9 < 1% 27

UMU 1,148 24% 1

WMUG 15 < 1% 24

TOTAL 4,858 100%


29


TABLE 16. New Condominiums Recorded by DPW, 2010–2019

Year Units % Change from Previous Year

2010 734 -12%

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 -3%

2019 4,327 39%

TOTAL 22,682

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 2019 increased to 4,327 units from 3,123 units in 2018 (an increase of 39%).

» Approximately 96% of the condominiums recorded were in buildings with 20 or more units (4,139 units which represented a 39% increase from 2018).

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.

TABLE 17. New Condominiums Recorded by the DPW by Building Type, 2015–2019

Year 2 Units 3 to 4 Units 5 to 9 Units 10 to 19 Units 20+ Units Total

2015 18 16 40 16 2,009 2,099

2016 18 29 - 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

TOTAL 118 146 156 225 14,139 14,784



TABLE 18. Condominium Conversions Recorded by DPW, 2010–2019

Year Units % Change from Previous Year

2010 537 -33%

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%

TOTAL 4,548


TABLE 19.Condominium Conversions Recorded by DPW by Building Type, 2015–2019

Year 2 Units 3 Units 4 Units 5 to 6 Units Total

2015 154 267 200 40 661

2016 118 120 80 99 417

2017 118 72 48 58 296

2018 86 48 12 45 191

2019 238 69 40 40 387

TOTAL 714 576 380 282 1,952


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 increased by 103% in 2019 (387 from 191 conversions in 2018). This number is 15% lower than the 10-year average of 455 units.

» About 61% of units converted in 2019 occurred in two-unit buildings, followed by 18% occurring in three-unit buildings.

» Eighty percent of the condominium conversions in 2019 (307) were in buildings with two or three units, a trend repeated from 2014 through 2018.

Table 18 shows the number of conversions recorded by DPW from 2010-2019. Table 19 shows condominium conversions by building type over the past five years.

31


TABLE 20. Changes in Residential Hotel Stock, 2015–2019

YearFor Profit Residential Hotels Non-Profit Residential Hotels Total

Buildings Resid. Rooms Tourist Rooms Buildings Resid. Rooms Buildings Resid. Rooms

2015 412 13,742 2,922 90 5,424 502 19,166

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

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. The Department of Building Inspection (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 2015 through 2019.

» As of 2019, 19,199 residential hotel rooms are registered in San Francisco; 65% are resi-dential rooms in for-profit residential hotels and 35% are residential in non-profit hotels.


Affordable Housing

Standards and Definitions of AffordabilityAffordable 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 2019 HUD income limits.

33


TABLE 21.2019 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 $25,850 $594

2 1 Bedroom $29,550 $677

3 2 Bedroom $33,250 $747

4 3 Bedroom $36,950 $815

5 4 Bedroom $39,900 $864

6 5 Bedroom $42,850 $913

Very Low Income

(50% of HUD Median Income)

1 Studio $43,100 $1,026

2 1 Bedroom $49,250 $1,169

3 2 Bedroom $55,450 $1,302

4 3 Bedroom $61,600 $1,431

5 4 Bedroom $66,500 $1,529

6 5 Bedroom $71,450 $1,628

Lower Income


1 Studio $51,700 $1,241

2 1 Bedroom $59,100 $1,416

3 2 Bedroom $66,500 $1,579

4 3 Bedroom $73,900 $1,739

5 4 Bedroom $79,800 $1,861

6 5 Bedroom $85,700 $1,985

Low Income


1 Studio $68,950 $1,672

2 1 Bedroom $78,800 $1,908

3 2 Bedroom $88,700 $2,134

4 3 Bedroom $98,500 $2,354

5 4 Bedroom $106,400 $2,526

6 5 Bedroom $114,300 $2,700

Source: U.S. Department of Housing and Urban Development (HUD) Note: Incomes are based on the 2019 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)


TABLE 22. 2019 Homeownership Affordable Housing Guidelines

Income Levels Household Size

Average Unit Size

Maximum Annual Income

Monthly Housing Expense

Maximum Purchase Price

Low Income


1 Studio $60,350 $1,660 $200,525

2 1 Bedroom $68,950 $1,896 $231,494

3 2 Bedroom $77,600 $2,134 $262,907

4 3 Bedroom $86,200 $2,371 $288,449

5 4 Bedroom $93,100 $2,560 $304,869

Median Income


1 Studio $77,600 $2,134 $289,291

2 1 Bedroom $88,650 $2,438 $332,867

3 2 Bedroom $99,750 $2,743 $376,888

4 3 Bedroom $110,850 $3,048 $415,295

5 4 Bedroom $119,700 $3,292 $441,749

Moderate Income


1 Studio $94,800 $2,607 $377,800

2 1 Bedroom $108,350 $2,980 $434,241

3 2 Bedroom $121,950 $3,354 $491,126

4 3 Bedroom $135,450 $3,725 $541,883

5 4 Bedroom $146,300 $4,023 $578,629

Source: U.S. Department of Housing and Urban Development (HUD) Note: Incomes are based on the 2019 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.

35


New Affordable Housing Construction

» About 1,456 affordable units were completed in 2019, representing 30% of the new housing units added in 2019. Of these, 405 are new inclusionary units, and 177 are new accessory dwelling units (ADUs).

» The number of affordable units built in 2019 (1,456) is 49% higher than the five year aver-age of affordable units built (980 units).

» Very low-income units represented 60% of the new affordable units that were constructed in 2019; low-income units made up 23%, and moderate income units made up about 17%.

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.

» The number of new affordable units (1,456) produced in 2019 was 125% higher than in 2018 (645).

» A total of 177 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.

Major affordable housing projects completed in 2019 include: 2500 Arelious Walker Drive development (121 very low-income units and one manager’s unit) and 1150 3rd Street (118 low-income units and one manager’s unit), 210 Taylor Street (112 low-income units and one manager’s unit), and 455 Fell Street (107 low-income units and one manager’s unit).

All major (10 or more units) new affordable housing projects completed in 2019 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 or the Office of Community Investment and Infra-structure are presented in Appendix A-7.


TABLE 23. New Affordable Housing Construction by Income Level, 2015–2019

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

2015 - 213 66 250 529 3,095 17%

2016 120 128 364 190 802 4,895 16%

2017 - 686 558 222 1,466 4,511 32%

2018 - 40 401 204 645 2,690 24%

2019 - 880 335 241 1,456 4,858 30%

TOTAL 120 1,947 1,724 1,107 4,898 23,703 21%

Source: Planning Department, Mayor’s Office of Housing

*From 2015, 53 of these units, from 2016, 65 of these units, from 2017, 99 of these units, and from 2018, 141 of these units, and from 2019, 177 of these units are considered “secondary units” or ADUs and are not income-restricted

TABLE 24. New Affordable Housing Construction by Housing Type, 2015–2019

Year Family Senior Individual/SRO Homeowner Other Total

2015 282 - - 194 53 529

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

2019 Percent of Total 77% 6.4% - 4.4% 12.2%


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.

37


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 (Tender-loin), and SoMa NCT (6th Street), the inclusionary requirements will be as follows: 25% on-site for rental, 27% on-site for ownership in projects with 25 or more units.These increases will apply to new projects without an environmental evaluation initial study on or after January 12th, 2016. Table 25 shows inclusionary units completed from 2015 to 2019.

» Four hundred and five inclusionary units were completed in 2019. Three hundred and fifty-seven of these units are very low- and low-income units, and 48 are moderate income units.

» In 2019, the number of inclusionary units built (405) represented a 149% increase from that provided in 2018 (163). The number of inclusionary housing units built in 2019 is also 17% above than the five-year annual average of 345 units.

Appendix A-1 provides a complete list of projects with ten or more units constructed in 2019 and details of inclusionary units for those projects that have them.

In Fiscal Year 2019, a total of $31 million was collected as partial payments of in-lieu fees for projects. Appendix D is a summary of in-lieu fees collected since 2010.

TABLE 25. New Affordable Housing Production by Source, 2015–2019

Year Inclusionary Units Units in 100% Affordable Developments

ADUs or Legalizations Total

2015 286 190 53 529

2016 449 288 65 802

2017 421 946 99 1,466

2018 163 341 141 645

2019 405 874 177 1,456

TOTAL 1,724 2,639 535 4,898



TABLE 26.Housing Price Trends, San Francisco Bay Area, 2015–2019

YearRental (Two Bedroom Apartment) For Sale (Two Bedroom House)

San Francisco Bay Area San Francisco Bay Area

2015 $4,830 $2,213 $993,250 $561,170

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

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 decreasing minimally since 2016.

» In 2019, median rental prices for a two-bedroom apartment in San Francisco decreased slightly to $4,500 per month. The fairly small rent price fluctuations between the years 2015 and 2019 suggest that rent trends are begin-ning to flatten.

» The 2019 median rental price for a two-bedroom apartment in San Francisco is 42% higher than the median rental price for the entire Bay Area.

» In 2019, the median price for a two-bedroom home in San Francisco decreased to $1,450,000. This price is 8% lower than the 2018 median home price ($1,573,000).

» A San Francisco family of three with a combined household income that is 110% of the HUD median income (a household which can afford a maximum sales price of $491,126 according to Table 20) would fall about $950,000 short of being able to purchase a median-priced two-bedroom home ($1,450,000).

» A three-person household with a combined household income at 80% of the median income could pay a maximum rent of $2,134 (according to Table 19) or only about 47% of the median rent ($4,500).

Table 26 gives rental and sales prices for 2015 through 2019. The high cost of housing continues to prevent households earning less than the median income from being able to purchase or rent a median-priced home in San Francisco.

39


Affordable Housing Acquisition and Rehabilitation

Acquisition and rehabilitation involves non-profit housing organizations purchasing existing residen-tial 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 (MOH) 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 2019, the Mayor’s Office of Housing and the Office of Community Investment and Infrastruc-ture rehabilitated 181 units.

The Mayor’s Office of Housing implemented the first phase of the Rental Assistance Demonstration (RAD) program in 2015. RAD is a voluntary, permanent conversion of public housing to the Section 8 housing program. Since 2016, 3,443 units of public housing properties were transferred to owner/developer teams to rehabilitate. TABLE 27. Units Acquired or Rehabilitated, 2015–2019

Year Units Acquired / Rehabilitated

2015 104

2016 152

2017 119

2018 49

2019 181

TOTAL 605

Source: Mayor’s Office of Housing

TABLE 27B. Rental Assistance Demonstration Program, 2016–2019

YearVery Low-Income Units Turned Over

/ Rehabilitated

Low-Income Units Turned Over

/ Rehabilitated

2016 2,042 118

2017 - -

2018 934 233

2019 - -

TOTAL 3,092 351


TABLE 27A. Details of Units Acquired or Rehabilitated, 2019

Address Total Units Units Acquired / Rehabilitated

60 28th Street 6 6

966 Oak Street 10 10

1201 Powell Street 17 17

1411 Florida Street 6 6

4830 Mission Street 21 21

3280 17th Street 11 11

305 San Carlos Street 12 12

65-69 Woodward Street 6 6

654 Capp Street 7 7

520 Shrader Street 7 7

2782-2786 24th Street 3 3

172 6th Street 75 75



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 2019 with 2,847 units built or 64% of the total new construc-tion. Moreover, with no units lost though demolition and an additional 22 net units added through conversion or alteration, it also had the highest net gain with 2,869 net new units or 61% of net new addition Citywide.

» The Mission (353 net new housing units) and Western Addition (277 net new housing units) Planning Districts followed South of Market in the highest net new housing units added Citywide.

» The South Central Planning District had the highest number of units demolished, with 124 units lost or about 89% of the total 139 units that were demolished in 2019.

» The South Central Planning District gained the least number of units in 2019, adding 85 units but losing 124 housing unit through demoli-tion, resulting in a net loss of 39 units to the housing stock.

Figure 3 on the following page shows total new housing constructed and demolished by San Francisco Planning Districts in 2019.

MAP 1. San Francisco Planning Districts

41


TABLE 28. Housing Units Completed and Demolished by Planning District, 2019

No. District Name New Units Completed Rank Units

Demolished Rank Units Altered Rank Net Gain

Housing Units Rank

1 Richmond 56 9 -1 4 40 2 95 8

2 Marina 7 12 -1 4 41 1 47 9

3 Northeast 195 6 -1 4 23 8 217 6

4 Downtown 253 5 - - 7 14 260 5

5 Western Addition 256 4 - - 21 10 277 3

6 Buena Vista 182 7 - - 32 5 214 7

7 Central 10 11 -2 3 36 4 44 10

8 Mission 317 2 -2 3 38 3 353 2

9 South of Market 2,847 1 - - 22 9 2,869 1

10 South Bayshore 263 3 -1 4 10 13 272 4

11 Bernal Heights 11 10 -6 2 14 11 19 13

12 South Central 58 8 -124 1 27 7 (39) 15

13 Ingleside 2 14 -1 4 12 12 13 14

14 Inner Sunset 4 13 - - 23 8 27 11

15 Outer Sunset - 15 - - 30 6 30 12

TOTAL 4,461 (139) 376 4,698

Source: Planning Department Note: The “net gain housing units” calculation accounts for units lost/gained by alterations but those figures are not displayed.

0

250

500

750

1,000

1,250

1,500

1,750

1 ‒

Rich

mon

d

2 ‒

Mar

ina

3 ‒

Nort

heas

t

4 ‒

Dow

ntow

n

5 ‒

Wes

tern

Add

itio

n

6 ‒

Buen

a Vi

sta

7 ‒

Cent

ral

8 ‒

Mis

sion

9 ‒

Sout

h of

Mar

ket

10 ‒

Sou

th B

aysh

ore

11 ‒

Ber

nal

Heig

hts

12 ‒

Sou

th C

entr

al

13 ‒

Ingl

esid

e

14 ‒

Inne

r Su

nset

15 ‒

Out

er S

unse

t

NUM

BER

OF U

NITS

NEW Units completed

units demolished2,000

2,250

2,500

2,750

3,000

FIGURE 3. Units Completed & Demolished by Planning District, 2019


FIGURE 4. San Francisco Housing Stock by Planning District, 2019

0 10,000 20,000 30,000 40,000 50,000

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

NUMBER OF UNITS

Presidio, treasure island

0 10000 20000 30000 40000 50000Presidio, Treasure Island

15 - Outer Sunset14 - Inner Sunset

13 - Ingleside12 - South Central

11 - Bernal Heights10 - South Bayshore9 - South of Market

8 - Mission7 - Central

6 - Buena Vista5 - Western Addition

4 - Downtown3 - Northeast

2 - Marina1 - Richmond

SINGLE FAMILY

2 TO 4 UNITS

5 TO 9 UNITS

10 TO 19 UNITS

20+ UNITS

Housing Stock by Planning District

Figure 4 shows the total overall housing stock by building type for the fifteen San Francisco Plan-ning 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 41,257 units and 37,691 units respectively. The Northeast District accounts for about 10.3% of the City’s housing stock, while the Richmond Planning District accounts for about 9.4%.

» 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 a little over 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 two to four 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 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 29,200 units. The South of Market District closely follows with about 27,670 units. Eighty-seven percent of all housing in the Downtown Planning District is in buildings with 20 or more units. This district accounts for 25% of all the high-density housing citywide. The South of Market District, with 77% of its units in buildings with 20 units or more, claims 23% of the City’s high-density housing.

43


TABLE 29.San Francisco Housing Stock by Planning District, 2010–2019

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

2011-2018 (7) 106 36 6 72 213

2019 - 34 14 4 43 95

TOTAL 11,381 15,665 5,176 3,855 1,582 37,691

Percent of Total 30.2% 41.6% 13.7% 10.2% 4.2% 9.4%

2 - Marina

2010 ACS5 3,469 5,636 3,824 7,404 5,817 26,165

2011-2018 - 22 - 14 215 188

2019 (1) 11 10 12 15 47

TOTAL 3,468 5,669 3,834 7,430 6,047 26,463

Percent of Total 13.1% 21.4% 14.5% 28.1% 22.9% 6.6%

3 - Northeast

2010 ACS5 2,080 7,621 6,147 6,585 17,965 40,462

2011-2018 1 47 18 35 486 587

2019 - 7 14 4 183 208

TOTAL 2,081 7,675 6,179 6,624 18,634 41,257

Percent of Total 5.0% 18.6% 15.0% 16.1% 45.2% 10.3%

4 - Downtown

2010 ACS5 547 719 494 2,460 24,967 29,348

2011-2018 3 8 9 46 3,987 4,044

2019 - 3 6 - 251 260

TOTAL 550 730 509 2,506 29,196 33,652

Percent of Total 1.6% 2.2% 1.5% 7.4% 86.8% 8.4%

5 - Western Addition

2010 ACS5 2,535 6,065 4,055 4,381 12,283 29,319

2011-2018 - 63 26 54 1,217 1,360

2019 2 3 12 13 247 277

TOTAL 2,537 6,131 4,093 4,448 13,747 30,956

Percent of Total 8.2% 19.8% 13.2% 14.4% 44.4% 7.8%

6 - Buena Vista

2010 ACS5 2,777 6,633 3,339 2,099 2,062 16,950

2011-2018 - 47 13 (1) 820 863

2019 - 13 14 12 175 214

TOTAL 2,777 6,693 3,366 2,110 3,057 18,043

Percent of Total 15.4% 37.1% 18.7% 11.7% 16.9% 4.5%

CONTINUED >


CONTINUED >


7 - Central

2010 ACS5 10,219 8,671 2,935 2,398 2,167 26,395

2011-2018 17 67 25 20 169 298

2019 (1) 30 6 2 7 44

TOTAL 10,235 8,768 2,966 2,420 2,343 26,737

Percent of Total 38.3% 32.8% 11.1% 9.1% 8.8% 6.70%

8 - Mission

2010 ACS5 6,295 7,026 3,797 3,221 4,205 24,566

2011-2018 65 104 42 137 779 1,067

2019 - 22 15 20 296 353

TOTAL 6,300 7,152 3,854 3,378 5,280 25,986

Percent of Total 24.2% 27.5% 14.8% 13.0% 20.3% 6.5%

9 - South of Market

2010 ACS5 2,379 2,933 1,207 1,428 14,070 22,061

2011-2018 4 46 34 127 10,763 10,974

2019 3 10 4 18 2,834 2,869

TOTAL 2,386 2,989 1,245 1,573 27,667 35,904

Percent of Total 6.6% 8.3% 3.5% 4.4% 77.1% 9.0%

10 - South Bayshore

2010 ACS5 7,614 1,614 700 514 890 11,404

2011-2018 2 (62) 122 128 1,477 1,667

2019 61 17 - - 194 272

TOTAL 7,677 1,569 822 642 2,561 13,343

Percent of Total 57.5% 11.8% 6.2% 4.8% 19.2% 3.3%

11 - Bernal Heights

2010 ACS5 5,926 2,796 537 130 199 9,629

2011-2018 16 21 - - - 39

2019 7 14 (2) - - 19

TOTAL 5,949 2,831 536 130 200 9,687

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

2011-2018 8 (14) 21 18 61 94

2019 1 13 (85) (24) 56 (39)

TOTAL 21,611 3,004 794 583 917 26,921

Percent of Total 80.3% 11.2% 2.9% 2.2% 3.4% 6.74%

13 - Ingleside

2010 ACS5 16,497 1,565 606 900 4,832 24,424

2011-2018 104 141 - 17 274 536

2019 - 13 - - - 13

TOTAL 16,601 1,719 606 917 5,106 24,973

Percent of Total 66.5% 6.9% 2.4% 3.7% 20.4% 6.3%

45


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 2019, Bay Area counties authorized 22,736 units for construction, 30% less than the 2018 authorizations of 32,692 units.

» Alameda (27%), Santa Clara (22%) and San Francisco (13%) counties accounted for 62% of the total units authorized in 2019.

» In San Francisco, 99% of new housing is in multi-family buildings. Alamada (69%), San Mateo (69%), Santa Clara (64%), and Contra


14 - Inner Sunset

2010 ACS5 10,450 4,528 1,555 1,226 1,188 18,951

2011-2018 27 28 3 16 (1) 53

2019 3 16 - - 8 27

TOTAL 10,460 4,572 1,558 1,242 1,195 19,031

Percent of Total 55.0% 24.0% 8.2% 6.5% 6.3% 4.8%

15 - Outer Sunset

2010 ACS5 19,321 4,750 1,385 442 495 26,427

2011-2018 - 21 - - - 21

2019 - 27 1 2 - 30

TOTAL 19,321 4,798 1,386 444 495 26,478

Percent of Total 73.0% 18.1% 5.2% 1.7% 1.9% 6.6%

Presidio, Treasure Island and Golden Gate Park

2010 ACS5 852 687 523 34 89 2,185

2011-2018 - - - - - -

2019 - - - 9 - - 9

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

2011-2017 160 645 350 614 20,311 15,060

2018 14 128 38 110 2,289 22,080

TOTAL 124,186 80,652 37,456 38,333 118,116 399,313

Percent of Total 31.1% 20.2% 9.4% 9.6% 29.6%


Costa (44%) also have a high percentage of authorized units in multi-family structures. Single-family housing units predominate in Solano (95%), Napa (92%), and Sonoma (62%).

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 2019. Figure 5 shows trends in housing construction by building type from 2010 to 2019.


0

5,000

10,000

20,000

15,000

22,000

2010 2011 2012 2013 2014 2015 2016 2017 2018 2019

NUM

BER

OF D

WEL

LING

UNI

TS

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, 2019

County Single-Family Units Multi-Family Units Total Units Percent of Total

Alameda 1,871 4,145 6,016 27%

Contra Costa 1,572 1,229 2,801 12%

Marin 130 86 216 1%

Napa 204 17 221 1%

San Francisco 17 2,927 2,944 13%

San Mateo 489 1,061 1,550 7%

Santa Clara 1,804 3,216 5,020 22%

Solano 1,134 56 1,190 5%

Sonoma 1,722 1,056 2,778 12%

TOTAL 8,943 13,793 22,736

Source: Construction Industry Research Board

FIGURE 5.Bay Area Housing Construction Trends, 2010–2019

Source: California Housing Foundation, from 2007-2013; Construction Industry Research Board, from 2014-2019

47


APPENDICES:A CLOSER LOOK AT HOUSING IN SAN FRANCISCO


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 construction by the Department of Building Inspection, 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 2019. 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 2019.

Table A-3 provides information for all projects with twenty or more units that were fully entitled by the Planning Department in 2019. 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 2019. 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 2019.

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 2019 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 2019 housing trends in recently adopted planning areas.

Table B-2 summarizes the units entitled by the Planning Department in 2019 by planning areas.

Table B-3 summarizes units gained from new construction in 2019 by planning areas.

Table B-4 summarizes units demolished in 2019 by planning areas.

Table B-5 summarizes units lost through altera-tions and demolitions in 2019 by planning areas.

Table B-6 summarizes affordable housing projects for 2019 in planning areas.

Appendix C: San Francisco Zoning Districts

Appendix D: In-Lieu Housing Fees Collected

Appendix E: Glossary

49


TABLE A-1.Major Market Rate Housing Projects Completed, 2019

Address / Project Name

Total Units

Affordable Units Unit Mix Tenure Type Initial Sales or Rental Price

245 1ST Street/ The Avery 548 149 Not Available Rental/

Ownership From $1 million+

510 Folsom Street 545 109 Not Available Rental From $3,200 to $10,000+

600 Minnesota Street/ The Tidelands 318 - Not Available Rental Not Available

590 Minnesota Street / The Tidelands 277 - Not Available Rental Not Available

718 Long Bridge Street / Arden

263 - Not Available Ownership From $1 million+

1395 22nd Street/ The Landing 256 -

Studio: 10 One Bedroom: 146 Two Bedroom: 90

Three Bedroom: 10

Rental From $3,800 to $8,000+

338 Main Street 245 - Not Available Ownership From $1 million+

1699 Market Street/ The Rise Hayes Valley

160 19 Studio: 15

One Bedroom: 81 Two Bedroom: 64

Rental From $3,800 to $6,150+

555 Fulton Street 139 17One Bedroom: 73 Two Bedroom+:

66 Ownership From $775,000 - $1.5

million+

1601 Mariposa Street/ Mason on Mariposa 145 60 Not Available Rental From $3,700 - $7,200+

2100 Market Street 60 7Studio: 6


Rental From $3,675+

777 Tennessee Street/ 777 Tenn 59 8

One Bedroom: 23 Two Bedroom: 24 Three Bedroom: 2

Rental From $3,800 - $7,500+

915 Minna Street/ The Sutherland 49 7

Studio: 13 One Bedroom: 14 Two Bedroom: 15 Three Bedroom: 7

Rental From $3,000 - $4,340+

719 Larkin Street 42 6 One Bedroom: 42 Ownership From $600,000+

369 18th Avenue/ The Alexandria 41 5

Studio: 2 One Bedroom: 23 Two Bedroom: 16

Ownership From $800,000+

1433 Bush Street 40 6One Bedroom: 31 Two Bedroom: 14 Three Bedroom: 2

Ownership From $800,000+

901 Tennessee Street 40 6Studio: 14


Ownership From $730,000 to $1.6 million+

24 Franklin Street 35 4Studio: 7


Rental From $3,500+

CONTINUED >


Address / Project Name

Total Units

Affordable Units Unit Mix Tenure Type Initial Sales or Rental Price

875 California Street/ Crescent Nob Hill 32 - Not Available Ownership Not Available

1452 Bush Street / The Midtown 22 2 Not Available Ownership From $845,000+

2600 Harrison Street 20 - One Bedroom: 3 Two Bedroom: 17 Rental From $4,000+

606 Capp Street 20 - One Bedroom: 12 Two Bedroom: 8 Ownership Not Available

595 Mariposa Street / The Mariposa 20 - Not Available Rental Not Available

1255 Columbus Avenue 20 - Three Bedroom: 20 Rental From $7,000+

502 7th Street 16 - Not Available Ownership Not Available

1532 Howard Street 15 - Studio: 15 Rental From $2,375


51


TABLE A-2. Major Affordable Housing Projects Completed, 2019

Address Total Units

Affordable Units Unit Mix Tenure

TypePrice (Rental

or Selling) AMI % Type of Housing

2500 Arelious Walker Drive

122 121 Not Available Rental

One BR: $1,085/month

Two BR: $1,205/month Three BR:

$1,311/month

VLI Family

1150 3rd Street 119 118 Not Available Rental



$1,441/month

LOW Family

210 Taylor Street 113 112 Not Available Rental


Two BR: $1,270/month

Three BR: $1,393/month

LOW Family

455 Fell Street 108 107 Not Available Rental



$1,647/month

LOW Family

555 Jackson Street 104 104 Not Available Rental Not Available VLI Not

Available

1294 Shotwell Street

94 93

Studio: 24 One bedroom: 69Two bedroom: 1

Rental Studio: $266/month One BR: $300/month VLI Senior

95 Laguna Street 79 78 Not Available Rental Not Available VLI Senior

1101 Connecticut Street

72 71 Not Available Rental

Studio: $979/month One BR: $1,115/

monthTwo BR: $1,238/

month

LOW Family

1491 Sunnydale Avenue

55 54 Not Availble Rental

Studio: $1,021 One BR: $1,162/

monthTwo BR: $1,289/month Three BR: $1,411/month

VLI Family

Source: Planning Department, Mayor’s Office of Housing; Office of Community Investment and Infrastructure

* Units affordable to middle income households (120% - 150% AMI), not counted towards meeting the City’s RHNA goals


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TABLE A-4.Major Housing Projects with Applications Accepted at the Planning Department, 2019

Planning Case No.

Address / Project Name Case Description Net Units

2018-014043PRJ 598 BRYANT ST

Demolition of an existing gas station and construct a new 25 story mixed-use residential building, utilizing the California State Density Bonus Law. The proposed is 259'-6" feet in height with 353 dwelling units and 5,648 square feet of PDR space.

353

2016-014802PRJ 98 FRANKLIN ST

Demolish existing surface parking lot and construct a 31-story resi-dential tower above a 5-story podium. The podium (Floors 1 to 5) will be occupied by new secondary school facilities for the International High School of the French American International School. Floors 6 to 31 will contain approximately 345 rental dwelling units.

345

2019-022404PRJ

1458 San Bruno Avenue

Construction of a 70-foot-tall, seven story over basement, residential building, consisting of 139,941 square feet (sf) of residential use, which will include 205 dwelling units; 60% studio units and 40% two-bedroom units. Three industrial buildings totaling 24,313 sf will be demolished. This project qualifies for the State Density Bonus program that will allow for 35% above the residential square footage.

200

2019-014735PRJ

600 MCALLISTER ST

The Project would demolish the existing surface parking lot and utilize the Individually Requested State Density Bonus Program to construct a 14-story, mixed-use residential building containing ground floor commercial space, including 2,799 gsf of ground floor commercial/residential "flex" space, and 196 dwelling units (including 83 two-bedroom units and 113 studio units).

306

2018-016808PRJ 321 FLORIDA ST

The proposed project is a mixed-use residential development, located in the Urban Mixed-Use (UMU) District, which would be built on an existing surface parking lot. The project as proposed applies the State Density Bonus Program, which allows for a 35% increase in density. The base project is a 7 story building with 112 units, and the density bonus project is a 9 story building with 151 units and 133 bicycle parking spaces. Twenty eight affordable units will be provided on site.

151

2019-006114PRJ 300 05TH ST Demolition of an existing commercial building and construction of a

new Mixed-Use Residential high-rise building. 130

2019-002743PRJ

853 Jamestown AVE

The project proposes the construction of 122 dwelling units. The units will vary in size from 1,100 to 1,550 square feet, and each will contain two or three bedrooms. The project will contain 160,434 square feet of residential use in total.

122

2014.0334PRJ 262 - 7TH ST

The proposed project is to demolish the existing one story, approximately 7,800 square-foot warehouse and construct two new 65-feet tall mixed-use buildings, containing 96 single room occupancy (SRO) units.

96

2017-012086PRJ

770 WOOLSEY ST

To permit demolition of the existing structures on the project site and construction of 63 new single family homes. 86

2018-015169PRJ 1355 FULTON ST

Project proposes construction of an 8-Story vertical above the existing building for a 9-story building with a total of 70,976 square feet of residential use and a 1,394 square foot ground floor retail space.

75

2018-007573PRJ 220 09TH ST

New construction of three new residential buildings containing a total of 74 dwelling units. One building will contain ground floor commercial.

74

2017-002951PRJ

755 BRANNAN ST

The Project includes demolition of the existing, two-story, 12,880 square foot commercial building and construct a five-story, approximately 53-foot, 9-inch tall, 45,564 square foot residential building. The Project will include 57 dwelling unit. The dwelling unit mix includes 20 studios, 11 one-bedroom units and 26 two-bedroom units. The Project Sponsor has elected to utilize the State Density Bonus Law.

57

CONTINUED >

55


Planning Case No.


2018-008259PRJ

2030 POLK ST/ 1580 PACIFIC AVE

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.

50

2017-015678PRJ 425 BROADWAY

Replace the existing parking garage and construct a new multi-family mixed use building with 48 residential units over an accessory car parking garage as well as a commercial parking garage and retail use. The project seeks a density bonus to increase dwelling unit density from 36 to 48 units.

48

2017-016083PRJ

3330 GEARY BLVD

The (e) 3-story office building will be demolished, replaced with a new 6-story building with basement. Program includes 41 residential units (16 one-bedroom, 19 two-bedroom, and 6 three-bedroom).

41

2015-006513PRJ 45 DORE ST

Retain all existing exterior walls, restore the damaged portions of the faade and redevelop the site into a new 4-story residential building containing rental group housing.

36

2018-014886PRJ 535 GREEN ST

The project proposes the preservation of this A listed Buon Gusto historic resource and the construction of new building area on the lot to the east (where a parking lot currently exists). The proposal will use the State Density Bonus to include 6 stories of housing for 34 units.

34

2018-013577PRJ

2140 MARKET ST

This is a State Density Bonus Law Project. It involves the demolition of a commercial building currently used as a bar and the redevelop-ment of a surface parking lot. The proposed Project contains 33 Dwelling Units (100% of the Units are 3-Bedroom or larger).

33

2018-013580PRJ 222 DORE ST

This is a State Density Bonus Law Project. It involves the demolition of tilt-up concrete warehouse building. The proposed Project contains 33 Dwelling Units. No automobile parking is proposed.

33

2018-013451PRJ

2135 MARKET ST

This is a State Density Bonus Law Project and it involves the demoli-tion of a commercial building which was formerly used for religious purposes. The proposed Project contains 30 Dwelling Units (100% of the Units are 3-Bedroom or larger) and street-level Retail space.

30

2019-020818PRJ 5012 03RD ST

Construction of a new 6-story building with 29 condo units and ground floor commercial space. This project is seeking approval under the Home-SF Program.

29

2018-015815PRJ 999 TEXAS ST Proposed new 25 units apartment building as per home SF guidelines

with one additional story above 40-X height limit. 25

2017-013728PRJ

1021 VALENCIA ST

Proposed project will have 25 dwelling units within a 6 floor building. Project would meet affordable housing component with 2 BMR dwelling units. Owner may decide to utilize 20% inclusionary in lieu fee instead of adding BMR on site.

25

2018-013448PRJ

1233 FOLSOM ST

This is a State Density Bonus Law Project which involves the demoli-tion of a small industrial building and its associated parking lot. The proposed Project contains 13 Dwelling Units.

24

2019-021974PRJ

2293-2299 POWELL ST

Revision to the previously approved 2015 project to demolish two existing vacant buildings and utilize the Individually Requested State Density Bonus Program to construct a six-story mixed-use residential building containing 24 dwelling units.

24

2016-010589PRJ

2300 Harrison Street

The Project includes the demolition of an existing surface parking lot and the construction of a six-story building. The addition will result in a mixed-use building with 24 dwelling units.

24

CONTINUED >


Planning Case No.


2018-007380PRJ

1320 WASHINGTON ST

Project proposes to demolish the existing building and construct a 65-foot, six-story over basement residential condominium building, containing approximately 40,369 gross square feet of residential space and 22 dwelling units.

22

2018-017328PRJ

1120 VALENCIA ST

New mixed-use building on a surface parking lot to include ground floor commercial/retail and 18 residential units within the proposed 5-story structure. Given the lot depth, double street frontages and adjacent context, proposal includes full lot coverage (rear yard variance) and proposes a common roof deck for the residential units.

18

2018-009487PRJ

811 VALENCIA ST

The proposed project (Project) would demolish an existing one-story commercial building and construct a six-story mixed use building, of approximately 55 feet in height and 8,000 gross square feet in area, containing 18 Single Room Occupancy (SRO) units.

18

2018-012065PRJ

5500 MISSION ST

The proposed project would demolish the existing warehouse and construct a new 40-foot tall, four-story mixed-use building. The proposed project would include three stories of residential care for the elderly and approximately 17 single room occupancy units and one 2-bedroom owners unit on the top floor.

17

2019-014461PRJ

1324-1326 POWELL ST

Demolition of existing 2-story commercial building. Construction of new 6-story building with ground floor commercial, 17 residential dwelling units, and shared open space.

17

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

2018-016944PRJ 388 Beale Street

The proposed project would convert the existing parking spaces on floors 3 and 4 to 12 new dwelling units and one new Accessory Dwelling Unit (ADU). The proposed units would include four studio units, three one-bedroom units, four two bedroom units, and two three-bedroom units.

13

2019-021356PRJ

168 BLUXOME ST

Legalization of 12 illegal dwelling units in n existing 6-story 48-unit building. 12


CONTINUED >

57


TABLE A-5.Major Projects Authorized for Construction by DBI, 2019

Address Units Construction Type Authorization Date

434 MINNA ST 302 New Construction August 2, 2019

1270 MISSION ST 299 New Construction October 17, 2019

1068 MISSION ST 254 New Construction June 5, 2019

1601 MISSION ST 220 New Construction April 4, 2019

242 HAHN ST 167 New Construction February 15, 2019

833 BRYANT ST 146 New Construction November 20, 2019

410 CHINA BASIN ST 141 New Construction May 14, 2019

2340 SAN JOSE AV 131 New Construction January 31, 2019

1830 ALEMANY BL 116 New Construction September 16, 2019

1 AVENUE OF THE PALMS * 105 New Construction April 8, 2019

1965 MARKET ST 96 New Construction July 11, 2019

999 FOLSOM ST 95 New Construction March 26, 2019

655 FOLSOM ST 89 New Construction August 12, 2019

135 HYDE ST 69 New Construction June 28, 2019

1075 FOLSOM ST 48 New Construction December 20, 2019

3001 24TH ST 45 New Construction March 18, 2019

1298 VALENCIA ST 35 New Construction January 2, 2019

483 CLEMENTINA ST 33 New Construction February 27, 2019

2525 VAN NESS AV 28 New Construction August 29, 2019

42 OTIS ST 24 New Construction September 18, 2019

725 CLEMENTINA ST 24 New Construction September 17, 2019

33 NORFOLK ST 19 New Construction June 26, 2019

282 07TH ST 17 New Construction August 20, 2019

380 OCTAVIA ST 12 New Construction June 20, 2019

320 OCTAVIA ST 12 New Construction June 21, 2019

1900 MISSION ST 11 New Construction September 19, 2019

1924 MISSION ST 11 New Construction August 22, 2019



TABLE A-6.Density Bonus Program Projects in the Pipeline by Program, 2019

Address Total Units With Bonus Affordable Units Waivers Incentives and

Concessions

State Density Bonus Program

1500 15th Street 188 Group Housing Rooms 32 Height and Rear Yard None

469 Stevenson Street 495 89 Bulk, FAR, Exposure, Wind 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 143Height, Wind, Open Space, Rear Yard,

ExposureActive Ground Floor

1068 Mission Street 258 258 Not Available Rear yard and Bicycle Parking

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

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

333 12th Street 200 27Rear Yard, Height,

Open Space, Exposure, Loading

None

600 McAllister Street 196 29 Not Available Not Available

401 South Van Ness Avenue 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


2340 San Jose Avenue 121 121Height, Wind, Open Space, Rear Yard,

ExposureNot Available

984 Folsom Street 111 Not Available Not Available Not Available

CONTINUED >

59



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



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 8Rear 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

2101 Van Ness Avenue 48 Not Available Not Available Not Available

425 Broadway 46 Not Available 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


222 Dore Street 33 3Height, 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 HeightRear Yard, Active Use, Ground Floor Ceiling

Height

1021 Valencia Street 24 2 Height, Exposure None

280 7th Street 23 2 Not Available Open Space

CONTINUED >



Concessions

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 Not Available Height

2255 Taraval Street 10 1 Rear Yard, Usable Open Space, Exposure None

875 Sansome Street 9 Not Available Rear Yard and Open Space 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


921 O'Farrell Street 51 16 Not Available Not Available

285 Ocean Avenue 21 6 Not Available Not Available




3055 Clement Street 6 2 Not Available Not Available

5012 3rd Street 29 9 Not Available Not Available


61


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65


TABLE A-8.Housing Trends by Neighborhood, 2019

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 263 (1) 10 272 6

Bernal Heights 11 (6) 14 19 18

Castro/Upper Market 64 - 14 78 10

Chinatown 104 - 5 109 9

Crocker Amazon - - - - 36

Diamond Heights - - - - 37

Downtown/Civic Center - - - - 38

Excelsior 2 - 6 8 25

Financial District/South Beach 1,338 - (1) 1,337 1

Glen Park - - 6 6 28

Haight Ashbury - - 15 15 20

Hayes Valley 374 - 11 385 3

Inner Richmond 9 - 7 16 19

Inner Sunset 3 - 20 23 17

Japantown - - - - 39

Lakeshore 1 - - 1 33

Lone Mountain - - 11 11 23

Marina 7 (1) 34 40 13

Mission 317 (2) 38 353 5

Mission Bay 382 - - 382 4

Nob Hill 102 - 8 110 8

Noe Valley 7 (1) 21 27 16

North Beach - - 2 2 32

Oceanview/Merced/Ingleside 1 (1) 1 1 34

Outer Mission 1 - 14 15 21

Outer Richmond 46 (1) 28 73 12

Outer Sunset - - - - 40

Pacific Heights - - 7 7 27

Parkside - - - - 41

Portola - - 5 5 29

Potrero Hill 1,111 - 21 1,132 2

Presidio - - - - -

CONTINUED >


Analysis Neighborhood Units Completed from New Construction Units Demolished Units Gained or Lost

from Alterations Net Change in

Number of Units Rank

Presidio Heights - - 5 5 30

Russian Hill 20 (1) 13 32 15

Seacliff 1 - - 1 35

South of Market 74 - 2 76 11

Sunset/Parkside - - 33 33 14

Tenderloin 155 - 2 157 7

Treasure Island/YBI 9 - - 9 24

Twin Peaks - (1) 5 4 31

Visitacion Valley 55 (124) 2 (67) 42

West of Twin Peaks 2 - 11 13 22

Western Addition 2 - 6 8 26

San Francisco 4,461 (139) 376 4,698


Note: Net Change equals Units Completed less Units Demolished plus Units Gained or Lost from Alterations

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TABLE B-1.Housing Trends by Planning Area, 2019

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 131 - - - 131

Bayview Hunters Point (224) 132 (1) 9 140

Central SoMa 523 - - - -

Central Waterfont (1) 714 - - 714

Chinatown 2 104 - 4 108

Downtown 622 - - - -

East SoMa 49 - - 2 2

Hunters Point Shipyard - 59 - - 59

Market and Octavia 410 587 - 18 605

Mission (EN) 168 141 (2) 27 166

Mission Bay - 382 - - 382

Rincon Hill (1) 245 - (1) 244

Showplace Square/ Potrero Hill (80) 485 - 21 506

Van Ness Corridor 29 62 - 5 67

Western Shoreline 3 - - 1 1

Western SoMa (EN) 218 73 - - 73

Rest of City 1,095 1,477 (136) 290 1,631

San Francisco 2,944 4,461 (139) 376 4,698

Source: Planning Department Note: Net Change equals Units Completed less Units Demolished plus Units Gained or (Lost) from Alterations.


Planning Area No. of Projects Units Entitled

Balboa Park 1 1

Bayview Hunters Point 32 45

Central SoMa 3 967

Chinatown 3 7

Downtown 3 325

East SoMa 2 4

Market and Octavia 15 51

Mission 34 81

Northeast Waterfront - -

Rincon Hill 1 13

Showplace Square/Potrero Hill 12 15

Van Ness Corridor 3 57

Western Shoreline 4 4

Western SoMa 7 253

Rest of the City 434 1,072

San Francisco 554 2,895


TABLE B-2.Units Entitled by Planning Area, 2019

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TABLE B-3.Net Housing Units by Building Type and Planning Area, 2019

Planning Area Single Family 2 Units 3 to 9 Units 10 to 19 Units 20+ Units Total

Balboa Park - - - - - -

Bayview Hunter's Point 2 11 5 - 122 140

Central Waterfont - - - - 714 714

Chinatown - 3 1 - 104 108

Downtown - - - - - 0

East SoMa - - 2 - - 2

Hunter's Point Shipyard 59 - - - - 59

Japantown - - - - - -

Market and Octavia 1 - 10 10 584 605

Mission (EN) (1) 5 26 2 134 166

Mission Bay - - - - 382 382

Northeast Waterfont - - - - - -

Rincon Hill - - - - 244 244

Showplace Square/ Potrero Hill 3 9 3 18 473 506

Transbay - - - - 1,093 1,093

Van Ness Corridor - - - 1 66 67

Western Shoreline - 1 - - - 1

Western SoMa (EN) - - 9 15 49 73

Rest of City 11 134 32 17 344 538

Total 75 163 88 63 4,309 4,698



TABLE B-4.Units Demolished by Building Type and Planning Area, 2019

Planning Area BuildingsUnits by Building Type

TotalSingle 2 Units 3 to 4 Units 5+ Units

Bayview Hunters Point 1 (1) - - - (1)

Mission (EN) 2 (2) - - - (2)

Rest of City 23 (6) - (12) (118) (136)

San Francisco 26 (9) 0 (12) (118) (139)


TABLE B-5.Units Lost Through Alterations and Demolitions by Planning Area, 2019

Planning Area

AlterationsUnits

DemolishedTotal Units

LostIllegal Units Removed

Units Merged into Larger Units

Correction to Official Records

Units Converted

Total Alterations

Bayview Hunters Point (3) - - - (3) (1) (4)

Mission (1) - - - (1) (2) (3)

Rincon Hill - (1) - - (1) - (1)

Showplace Square/Potrero Hill (1) - - - (1) - (1)

Rest of City (13) (2) - - (15) (136) (151)

San Francisco (18) (3) - - (21) (139) (160)


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TABLE B-6.New Affordable Housing Constructed in Planning Areas, 2019

Planning Area Affordable Units

Total Units AMI Target Tenure Funding Source

Bayview Hunters Point

2500 ARELIOUS WALKER DR 121 122 VERY LOW Rental CDLAC/TCAC

Central Waterfront (EN)

777 TENNESSEE ST 8 58 MOD Ownership Inclusionary

901 TENNESSEE ST 6 40 LOW Rental Inclusionary

Chinatown

555 JACKSON ST 104 104 VERY LOW Rental CDLAC/TCAC

Market and Octavia

455 FELL ST 107 108 LOW Rental CDLAC/TCAC

1699 MARKET ST 19 160 LOW Rental Inclusionary

555 FULTON ST 17 139 MOD Ownership Inclusionary

95 LAGUNA ST 78 79 VERY LOW Rental CDLAC/TCAC

2100 MARKET ST 7 60 LOW Rental Inclusionary

24 FRANKLIN ST 4 35 MOD Ownership Inclusionary

Mission

1294 SHOTWELL ST 93 94 VERY LOW Rental CDLAC/TCAC

Mission Bay

1150 3RD ST 118 119 LOW Rental CDLAC/TCAC

Showplace Square/Potrero Hill

1101 CONNECTICUT ST 72 72 LOW Rental CDLAC/TCAC

1601 MARIPOSA ST 60 134 LOW Rental Inclusionary

Transbay

245 1ST ST 149 548 VERY LOW Rental Inclusionary

510 FOLSOM ST 109 545 VERY LOW Rental Inclusionary

Van Ness Corridor

1433 BUSH ST 6 40 MOD Ownership Inclusionary

1452 BUSH ST 2 22 MOD Ownership Inclusionary

Western SoMa (EN)

915 MINNA ST 7 49 LOW Rental Inclusionary

Rest of City

210 TAYLOR ST 112 113 VERY LOW Rental CDLAC/TCAC

1491 SUNNYDALE AV 54 55 VERY LOW Rental CDLAC/TCAC

719 LARKIN ST 6 42 MOD Ownership Inclusionary

369 18TH AV 5 41 MOD Ownership Inclusionary

San Francisco 1,264 2,779 -- -- --

Note: Does not include the 177 secondary units that are not deed-restricted and developments with less than 5 affordable units.


TABLE C.San Francisco Zoning Districts, as of 2019

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 >

73


CONTINUED >


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



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


TABLE D.In-Lieu Housing Fees Collected, 2010–2019

Fiscal Year Amount Collected

2010 $992,866

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

TOTAL $395,855,856


75


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 Department, the Redevelopment Agency (SFRA), or the Department of Building Inspections (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

Sandra Lee Fewer Matt Haney Rafael Mandelman Gordon Mar Aaron Peskin Dean Preston Hillary Ronen Ahsha Safai Catherine Stefani Shamann Walton Norman Yee, President

Planning Department

Rich Hillis, Director of Planning AnMarie Rodgers, Director of Citywide Planning Josh Switzky, Manager, Land Use and Community Planning Michelle Littlefield, Manager, Data and Analytics Group Svetha Ambati, Lead Planner

Department of Building Inspection

Mayor’s Office of Housing and Community Development

Office of Community Investment and Infrastructure

Published March 2019

ACKNOWLEDGMENTS

Planning Commission

Sue Diamond Frank S. Fung Theresa Imperial Joel Koppel, President Myrna Melgar Kathrin Moore, Vice-President Dennis Richards

Memo I:\Citywide\Data Products\C&I Inventory\2011\Transmittals\electronic transmittal BOS.doc

Notice of Electronic Transmittal

Planning Department Report Housing Balance Report No. 10

9 March 2020 DATE: 9 March 2020

TO: Angela Calvillo, Clerk of the Board of Supervisors

FROM: Rich Hillis, Director – Planning Department (415) 558-6411 Josh Switzky, Planning Department (415) 575-6815 Michelle Littlefield, Planning Department (415) 558-6251 Svetha Ambati, Planning Department (415) 575-9183

RE: Housing Balance Report No. 10

HEARING DATE: To be arranged. Informational item.

In compliance with San Francisco’s Administrative Code Section 8.12.5 “Electronic Distribution of Multi-Page Documents,” the Planning Department has attached the Housing Balance Report No. 10 in digital format.

A hard copy of this document is available from the Clerk of the Board.

Digital copies are also available on the Planning Department’s web site from this link: https://sfplanning.org/housing-balance-report.

https://sfplanning.org/housing-balance-report

Memo

DATE: 9 March 2020

TO: Honorable Members of the San Francisco Board of Supervisors

FROM: Rich Hillis, Director of Planning

RE: HOUSING BALANCE REPORT No. 10 1 January 2010 – 31 December 2019 STAFF CONTACT: Svetha Ambati, (415) 575-9183 REVIEWED BY: Michelle Littlefield, Data and Analytics Manager Joshua Switzky, Land Use & Community Planning Program Manager

SUMMARY

This report is submitted in compliance with Ordinance No. 53-15 requiring the Planning Department to monitor and report on the housing balance between new market rate and new affordable housing production. One of the stated purposes of the Housing Balance is “to ensure that data on meeting affordable housing targets Citywide and within neighborhoods informs the approval process for new housing development.” This report is the tenth in the series and covers the ten-year period from 1 January 2010 through 31 December 2019. The report is published twice annually in April and October.

The ordinance defines the “Housing Balance” as the proportion of all new affordable housing units to the total number of all new housing units for a 10-year “Housing Balance Period”, accounting for any loss of units removed from “protected status.”1 In addition, the reporting must include a calculation of “Projected Housing Balance” which is focused exclusively on forward-looking housing production and includes residential projects that have received approvals from the Planning Commission or Planning Department, including projects under construction, permitted for construction, and those entitled but that have not yet received permits to commence construction.

In the 2010 Q1 -2019 Q4 Housing Balance Period, the Cumulative Housing Balance is 21.5%, which is higher than the previous period (20.5% for 2009Q3 – 2019 Q2). The expanded Citywide Cumulative Housing Balance is 28.6%, although this varies by Supervisor district. Distribution of the expanded Cumulative Housing Balance over the 11 Board of Supervisor Districts ranges from -178% (District 4) to 68% (District 5). This variation, especially with negative housing balances, is due to the larger number of units permanently withdrawn from

1 Units under “protected status” include units that are subject to rent control under the City’s Residential Rent Stabilization and Arbitration Ordinance.

2

rent control protection relative to the number of total net new units and net affordable units built in those districts.

The Projected Housing Balance Citywide is 22.7%, which is slightly higher than the previous 10-year period. The ordinance specifically directs the exclusion of master planned multi-phase development projects from the projected housing balance calculations until site permits are obtained. In addition to three named projects in the ordinance (Treasure Island/Yerba Buena Island, Candlestick Point/Hunters Point Shipyard, and Parkmerced), another six master planned development projects were identified for exclusion as well: Pier 70, HopeSF (Potrero and Sunnydale), India Basin, Schlage Lock, and Mission Rock. Remaining phases from all eight projects will yield an additional 31,520 net new units, of which 23% (or about 7,101 units) would be affordable to low- and moderate-income households.

The Projected Housing Balance methodology as required by the ordinance is not necessarily an accurate predictor of current or future affordable housing production as it does not account for the expected (but not yet entitled or permitted) affordable housing projects with funding either in hand or expected by the City. Examples of these projects include those funded through inclusionary fees paid by housing projects otherwise included in the Balance calculation, jobs-housing linkage fees paid by commercial development, voter-approved bonds, and other sources of funding. For the past ten years, affordable housing production has accounted for 26% of overall production. As of 2019 Q4, 25% of units that have received approved permits from DBI or are currently under construction will be affordable.

BACKGROUND

On 21 April 2015, the Board of Supervisors passed Ordinance No. 53-15 amending the Planning Code to include a new Section 103 requiring the Planning Department to monitor and report on the Housing Balance between new market rate housing and new affordable housing production. The Housing Balance Report will be submitted bi-annually by April 1 and October 1 of each year and will also be published on a visible and accessible page on the Planning Department’s website. Planning Code Section 103 also requires an annual hearing at the Board of Supervisors on strategies for achieving and maintaining the required housing balance in accordance with the City’s housing production goals. (See Appendix A for complete text of Ordinance No. 53-15.) This hearing typically accompanies the April report.

The stated purposes for the Housing Balance Monitoring and Reporting are: a) to maintain a balance between new affordable and market rate housing Citywide and within neighborhoods; b) to make housing available for all income levels and housing need types; c) to preserve the mixed-income character of the City and its neighborhoods; d) to offset the withdrawal of existing housing units from rent stabilization and the loss of single-room occupancy hotel units; e) to ensure the availability of land and encourage the deployment of resources to provide sufficient housing affordable to households of very low, low, and moderate incomes; f) to ensure adequate housing for families, seniors and the disabled communities; g) to ensure that data on meeting

3

affordable housing targets Citywide and within neighborhoods informs the approval process for new housing development; and h) to enable public participation in determining the appropriate mix of new housing approvals.

Housing production targets adopted by the state and the Association of Bay Area Governments, and reflected in the City’s Housing Element, last adopted in April 2015, calls for a minimum of 28,870 new units to be built in San Francisco between 2015 and 2022, including a minimum of 16,333 affordable units (57%2 of the total). As mandated by law, the City provides the State Department of Housing and Community Development an annual progress report.3 In addition, in November 2014, San Francisco’s voters endorsed Proposition K, which set as city policy a goal to help construct or rehabilitate at least 30,000 homes by 2020, at least 33% of which will be affordable to low- and moderate-income households. 4 While the Housing Balance Report is intended to supplement analysis towards adopted City housing goals, the report and its calculations do not specifically track performance toward meeting goals set by the City’s Housing Element/RHNA and Proposition K and are not comparable because the metrics and methodologies differ.

This Housing Balance Report was prepared from data gathered from other published sources including the Planning Department’s annual Housing Inventory and quarterly Pipeline Report data, San Francisco Rent Board data, and data from the Mayor’s Office of Housing and Community Development.

2 The Ordinance inaccurately stated that “22% of new housing demands to be affordable to households of moderate means”; San Francisco’s Regional Housing Needs Assessment (RHNA) allocation for moderate in-come households is 19% of total production goals. 3 Printed annual progress reports submitted by all California jurisdictions can be accessed here – http://www.hcd.ca.gov/community-development/housing-element/annual-progress-reports/index.php .-- or by calling HCD at 916-263-2911 for the latest reports as many jurisdictions now file reports online. 4 For tracking of the Prop K affordable housing goal, see https://sfmohcd.org.

http://www.hcd.ca.gov/community-development/housing-element/annual-progress-reports/index.php

https://sfmohcd.org/

4

CUMULATIVE HOUSING BALANCE CALCULATION

Planning Code Section 103 calls for the Housing Balance “be expressed as a percentage, obtained by dividing the cumulative total of extremely low, very low, low, and moderate income affordable housing (all units 0-120% AMI) minus the lost protected units, by the total number of net new housing units within the Housing Balance Period.” The ordinance requires that the “Cumulative Housing Balance” be provided using two calculations: a) one consisting of net housing built within a 10 year Housing Balance period, less units withdrawn from protected status, plus net units in projects that have received both approvals from the Planning Commission or Planning Department and site permits from the Department of Building Inspection, and b) the addition of net units gained through acquisition and rehabilitation of affordable units, HOPE SF and RAD units5. “Protected units” include units that are subject to rent control under the City’s Residential Rent Stabilization and Arbitration Ordinance. Additional elements that figure into the Housing Balance include completed HOPE SF and RAD public housing replacement, substantially rehabilitated units, and single-room occupancy hotel units (SROs). The equation below shows the second, expanded calculation of the Cumulative Housing Balance.

[Net New Affordable Housing +

Completed Acquisitions & Rehabs + Completed HOPE SF + RAD Public Housing Replacement +

Entitled & Permitted Affordable Units] – [Units Removed from Protected Status]

=

EXPANDED CUMULATIVE

HOUSING BALANCE

[Net New Housing Built + Net Entitled & Permitted Units]

The first “Housing Balance Period” is a ten-year period starting with the first quarter of 2005 through the last quarter of 2014. Subsequent housing balance reports will cover the 10 years preceding the most recent quarter. This report covers January 2010 (Q1) through December 2019 (Q4).

5 HOPESF and Rental Assistance Demonstration (RAD) Program units are deed-restricted affordable units that have been acquired and rehabilitated.

5

Table 1A below shows the Cumulative Housing Balance for 10-year 2010 Q1 – 2019 Q4 period is 21.5% Citywide. With the addition of RAD units, the expanded Cumulative Housing Balance is 28.6%. The expanded Cumulative Housing Balance for the previous 10-year 2009 Q3 – 2019 Q2 period was slightly lower at 27.4%. In 2016, the Board of Supervisors revised the ordinance to include Owner Move-Ins (OMIs) 6in the “Units Removed from Protected Status” section of the Housing Balance calculation. Although OMIs were not specifically called out by in the original Ordinance in the calculation of the Housing Balance, these were included in earlier reports because this type of no-fault eviction results in the loss of rent controlled units either permanently or for a period of time.

Table 1A Cumulative Housing Balance Calculation, 2010 Q1 – 2019 Q4

BoS Districts

Net New Affordable

Housing Built

Acquisitions & Rehabs and Small

Sites Completed

Units Removed

from Protected

Status

Total Entitled & Permitted Affordable

Units

Total Net New Units

Built

Total Entitled & Permitted

Units

Cumulative Housing Balance

BoS District 1 234 21 (456) - 416 278 -29.0%BoS District 2 99 25 (277) 29 982 365 -9.2%BoS District 3 257 112 (273) 244 1,027 504 22.2%BoS District 4 26 - (449) 10 64 168 -178.0%BoS District 5 763 710 (311) 97 1,613 1,446 41.2%BoS District 6 3,280 1,462 (141) 2,116 15,118 10,008 26.7%BoS District 7 124 - (219) - 555 1,118 -5.7%BoS District 8 325 74 (577) 27 1,465 413 -8.0%BoS District 9 209 196 (600) 800 947 1,943 20.9%BoS District 10 1,723 - (274) 1,362 5,663 4,530 27.6%BoS District 11 41 21 (374) 131 160 415 -31.5%TOTALS 7,081 2,621 (3,951) 4,816 28,010 21,188 21.5%

6 Owner Move-In (OMI) Evictions occur when a landlord or property owner recovers possession of a rental unit for the occupancy of the owner or relative of the owner for use as their principal residence for a period of at least 36 continuous months. This information is collected from the Rent Board.

6

Table 1B below shows the Expanded Cumulative Housing Balances for Board of Supervisor Districts ranging from -178% (District 4) to 68% (District 5). Negative balances in Districts 1 (-8.2%), 4 (-178%), and 11 (-32%) resulted from the larger numbers of units removed from protected status relative to the net new affordable housing and net new housing units built in those districts.

Table 1B Expanded Cumulative Housing Balance Calculation, 2010 Q1 – 2019 Q4

BoS Districts

Net New Affordable

Housing Built


Sites Completed

RAD Program and Hope SF Replacement

Units

Units Removed

from Protected

Status

Total Entitled & Permitted Affordable

Units

Total Net New Units

Built

Total Entitled & Permitted

Units

Expanded Cumulative

Housing Balance

BoS District 1 234 21 144 (456) - 416 278 -8.2%

BoS District 2 99 25 251 (277) 29 982 365 9.4%

BoS District 3 257 112 576 (273) 244 1,027 504 59.8%

BoS District 4 26 - - (449) 10 64 168 -178.0%

BoS District 5 763 710 806 (311) 97 1,613 1,446 67.5%

BoS District 6 3,280 1,462 560 (141) 2,116 15,118 10,008 29.0%

BoS District 7 124 - 109 (219) - 555 1,118 0.8%

BoS District 8 325 74 330 (577) 27 1,465 413 9.5%

BoS District 9 209 196 268 (600) 800 947 1,943 30.2%

BoS District 10 1,723 - 436 (274) 1,362 5,663 4,530 31.9%

BoS District 11 41 21 - (374) 131 160 415 -31.5%

TOTALS 7,081 2,621 3,480 (3,951) 4,816 28,010 21,188 28.6%

PROJECTED HOUSING BALANCE

Table 2 below summarizes residential projects that have received entitlements from the Planning Commission or the Planning Department, have received an approved building permit from the Department of Building Inspection (DBI), or are currently under construction. Table 2 is the summary of Tables 3 and 4, thus providing a projected housing balance that includes any residential project that has received approval from the Planning Commission and Planning Department, as required by the ordinance.

Overall projected housing balance at the end of 2019 Q4 is 22.7%; for the previous 10-year reporting period, this projected balance was 24%. The projected balance is also expected to change as several major projects have yet to declare how their affordable housing requirements will be met. In addition, nine entitled major development projects – Treasure Island, Parkmerced, Candlestick Point/Hunters Point, Pier 70, HopeSF (Potrero and Sunnydale), India Basin, Schlage

7

Lock, and Mission Rock – are not included in the accounting until applications for building permits are filed or issued as specified in the ordinance. Remaining phases from these projects will yield an additional 31,520 net new units; 23% (or about 7,101 units) would be affordable to low- and moderate-income households.

As established by the ordinance, the Projected Housing Balance also does not account for af-fordable housing units that will be produced with current and future affordable housing funding (e.g. Inclusionary Housing Fee, Jobs-Housing Linkage Fee, bond funds), including funds owed or already paid by projects in a given reporting cycle. Those affordable housing units are produced several years after the fee is collected. Units produced through the fee typically serve lower income households than do the inclusionary units, including special needs populations requiring services, such as seniors, transitional aged youth, families, and veterans.

Table 2 Projected Housing Balance (Entitled, Permitted, and Under Construction Units), 2019 Q4

BoS District Very Low Income

Low Income

Moderate TBDTotal

Affordable Units

Net New Units

Total Affordable Units as % of

Net New Units

BoS District 1 - - - - - 278 0.0%BoS District 2 - - 6 23 29 365 7.9%BoS District 3 - 10 - 234 244 504 48.4%BoS District 4 - - 10 - 10 168 6.0%BoS District 5 - 22 58 17 97 1,446 6.7%BoS District 6 - 578 327 1,211 2,116 10,008 21.1%BoS District 7 - - - - - 1,118 0.0%BoS District 8 - - 25 2 27 413 6.5%BoS District 9 94 563 56 87 800 1,943 41.2%BoS District 10 - 335 63 964 1,362 4,530 30.1%BoS District 11 - - - 131 131 415 0.0%

TOTALS 94 1,508 545 2,669 4,816 21,188 22.7%

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Permitted and Under Construction Units

Table 3 below lists the number of units that have received approved building permits or are currently under construction in 2019 Q4.

Fifty percent of these units will be built in or are currently being built in District 6. Another 18 percent will be built in or are currently being built in District 10. Twenty-five percent of units that have received approved permits from DBI or are currently under construction will be affordable.

Table 3 Building Permits Approved or Under Construction, 2019 Q4


Low Income

Moderate TBDTotal

Affordable Units

Net New Units


Net New Units

BoS District 1 - - - - 274 0.0%BoS District 2 - 6 23 29 315 9.2%BoS District 3 10 - 234 244 477 51.2%BoS District 4 - 7 - 7 156 4.5%BoS District 5 22 58 8 88 1,078 8.2%BoS District 6 520 302 1,098 1,920 8,521 22.5%BoS District 7 - - - - 1,117 0.0%BoS District 8 - 22 - 22 373 5.9%BoS District 9 94 563 37 86 780 1,685 46.3%BoS District 10 322 63 701 1,086 3,126 34.7%BoS District 11 - - 131 131 415 0.0%

TOTALS 94 1,437 495 2,281 4,307 17,537 24.6%

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Entitled Units

Table 4 below lists the number of units that have received entitlements from the Planning Commission or the Planning Department in 2019 Q4. Nine entitled major development projects – Treasure Island, ParkMerced, Candlestick Point/Hunters Point, Pier 70, HopeSF (Potrero and Sunnydale), India Basin, Schlage Lock, and Mission Rock – are not included in the accounting as specified in the ordinance.

Forty-one percent of these units will be built in District 6. Fourteen percent of units that have received Planning entitlements will be affordable. Table 4 Entitled Units without a Building Permit Issued, 2019 Q4


Low Income

Moderate TBDTotal

Affordable Units

Net New Units


Net New Units

BoS District 1 - - - - - 4 0.0%BoS District 2 - - - - - 50 0.0%BoS District 3 - - - - - 27 0.0%BoS District 4 - - 3 - 3 12 25.0%BoS District 5 - - - 9 9 368 2.4%BoS District 6 - 58 25 113 196 1,487 13.2%BoS District 7 - - - - - 1 0.0%BoS District 8 - - 3 2 5 40 12.5%BoS District 9 - - 19 1 20 258 7.8%BoS District 10 - 13 - 263 276 1,404 19.7%BoS District 11 - - - - - - -

TOTALS - 71 50 388 509 3,651 13.9%

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CUMULATIVE HOUSING BALANCE ELEMENTS

Because the scope covered by the Housing Balance calculation is broad, each element – or group of elements – will be discussed separately. The body of this report will account for figures at the Board of Supervisor district level. The breakdown of each element using the Planning Department District geographies, as required by Section 103, is provided separately in Appendix B. This is to ensure simple and uncluttered tables in the main body of the report.

Affordable Housing and Net New Housing Production

Table 5 below shows housing production between 2010 Q1 and 2019 Q4. This ten-year period resulted in a net addition of over 28,000 units to the City’s housing stock, including 7,081 affordable units (or approximately 25%). Most of the net new housing units and affordable units built in the ten-year reporting period were in District 6 (15,118 and 3,280 respectively). District 10 follows with over 5,660 net new units, including 1,723 affordable units.

The table below also shows that approximately 25% of net new units built between 2010 Q1 and 2019 Q4 were affordable units. Over half (54%) of the affordable units built during that period were in District 6.

Table 5 New Housing Production by Affordability, 2010 Q1 – 2019 Q47

BoS District Very Low Low Moderate MiddleTotal

Affordable Units

Total Net Units

Affordable Units as % of Total

Net Units

BoS District 1 170 - 64 - 234 416 56.3%BoS District 2 - - 99 - 99 982 10.1%BoS District 3 178 2 77 - 257 1,027 25.0%BoS District 4 - - 26 - 26 64 40.6%BoS District 5 335 290 138 - 763 1,613 47.3%BoS District 6 1,391 1,529 337 23 3,280 15,118 21.7%BoS District 7 70 29 25 - 124 555 22.3%BoS District 8 117 99 109 - 325 1,465 22.2%BoS District 9 93 40 76 - 209 947 22.1%BoS District 10 936 605 182 - 1,723 5,663 30.4%BoS District 11 - 2 39 - 41 160 25.6%TOTAL 3,290 2,596 1,172 23 7,081 28,010 25.3%

7 It should be noted that units affordable to Extremely Very Low Income (EVLI) households are included under the Very Low Income (VLI) category because certain projects that benefit homeless individuals and families – groups considered as EVLI – have income eligibility caps at the VLI level.

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Acquisition and Rehabilitation of Affordable Housing Units

Table 6 below lists the number of units that have been rehabilitated and/or acquired between 2010 Q1 and 2019 Q4 to ensure permanent affordability. These are mostly single-room occupancy hotel units that are affordable to extremely very low and very low-income households.

Table 6a Acquisitions and Rehabilitation of Affordable Housing, 2010 Q1 – 2019 Q4

BoS District No. of Buildings

No. of Units

BoS District 2 1 25

BoS District 3 2 88

BoS District 5 5 690

BoS District 6 14 1,405

BoS District 8 1 40

BoS District 9 3 64

TOTALS 26 2,312

Small Sites Program

The San Francisco Small Sites Program (SSP) is an initiative of the Mayor’s Office of Housing and Community Development (MOHCD) to acquire small rent-controlled buildings (with four to 25 units) where tenants are at risk of eviction through the Ellis Act 8or owner move-ins. Since its inception in 2014, some 38 buildings with 309 units have been acquired.

Table 6b Small Sites Program, 2014-2019 Q4

BoS District No. of Buildings

No. of Units

BoS District 1 2 21

Bos District 3 2 24

BoS District 5 3 20

BoS District 6 5 57

BoS District 8 7 34



TOTALS 38 309

8 Ellis Act evictions occur when a landlord withdraws the rental unit from the residential rental housing market.

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RAD Program

The San Francisco Housing Authority’s Rental Assistance Demonstration (RAD) program preserves at risk public and assisted housing projects. According to the Mayor’s Office, RAD Phase I transferred 1,425 units to developers in December 2015. An additional 2,055 units were transferred as Phase II in 2016.

Table 7 RAD Affordable Units, 2015-2019 Q4

BoS District No ofBuildings

No ofUnits

BoS District 1 2 144 BoS District 2 3 251 BoS District 3 4 576 BoS District 5 6 806 BoS District 6 4 560 BoS District 7 1 109 BoS District 8 4 330 BoS District 9 2 268 BoS District 10 2 436 BoS District 11 - -

TOTALS 28 3,480

Units Removed From Protected Status

San Francisco’s Residential Rent Stabilization and Arbitration Ordinance protects tenants and preserves affordability of about 175,000 rental units by limiting annual rent increases. Landlords can, however, terminate tenants’ leases through no-fault evictions including condo conversion, owner move-in, Ellis Act, demolition, and other reasons that are not the tenants’ fault. The Housing Balance calculation takes into account units permanently withdrawn from rent stabilization as loss of affordable housing. The following no-fault evictions affect the supply of rent controlled units by removing units from the rental market: condo conversion, demolition, Ellis Act, and owner move-ins (OMIs). It should be noted that initially, OMIs were not specifically called out by the Ordinance to be included in the calculation. However, because owner move-ins have the effect of the losing rent controlled units either permanently or for a substantial period of time, these numbers are included in the Housing Balance calculation as intended by the legislation’s sponsors. Some of these OMI units may return to being rentals and will still fall under the rent control ordinance. On 14 November 2016, the Board of Supervisors amended Planning Code Section 103 to include OMIs as part of the housing balance calculation.

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Table 8 below shows the distribution of no-fault eviction notices issued between January 2010 and December 2019. Eviction notices have been commonly used as proxy for evictions. Owner Move-In and Ellis Act notices made up most of no-fault evictions (60% and 29% respectively). Distribution of these no-fault eviction notices is almost evenly dispersed, with Districts 9 and 8 leading (each at approximately 15% of the total units removed from protected status).

Table 8 Units Removed from Protected Status, 2010 Q1 – 2019 Q4

BoS District Condo Conversion Demolition Ellis Act

OwnerMove-In

Units Removed from Protected

Status

BoS District 1 2 20 126 308 456 BoS District 2 18 9 71 179 277 BoS District 3 6 7 150 110 273 BoS District 4 - 69 76 304 449 BoS District 5 16 12 73 210 311 BoS District 6 - 75 55 11 141 BoS District 7 - 28 55 136 219 BoS District 8 26 26 211 314 577 BoS District 9 8 43 226 323 600 BoS District 10 2 26 47 199 274 BoS District 11 - 59 56 259 374 TOTALS 78 374 1,146 2,353 3,951

PERIODIC REPORTING AND ONLINE ACCESS

This report complies with the Planning Code Section 103 requirement that the Planning Department publish and update the Housing Balance Report bi-annually on April 1 and October 1 of each year. Housing Balance Reports are available online, as mandated by the ordinance, by going to this link: https://sfplanning.org/housing-balance-report.

ANNUAL HEARING

An annual hearing on the Housing Balance before the Board of Supervisors will be scheduled by April 1 of each year. The Mayor’s Office of Housing and Community Development, the Mayor’s Office of Economic and Workforce Development, the Rent Stabilization Board, the Department of Building Inspection, and the City Economist will present strategies for achieving and maintaining a housing balance consistent with the City’s housing goals at this annual hearing. The ordinance also requires that MOHCD will determine the amount of funding needed to bring the City into the required minimum 33% should the cumulative housing balance fall below that threshold.

https://sfplanning.org/housing-balance-report

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APPENDIX A Ordinance 53-15

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APPENDIX B CUMULATIVE HOUSING BALANCE REPORT No 10 TABLES BY PLANNING DISTRICTS

Table 1A Cumulative Housing Balance Calculation, 2010 Q1 – 2019 Q4

Planning Districts

New Affordable

Housing Built


Sites Completed

Units Removed

from Protected

Status

Total Entitled

Affordable Units

Permitted

Total Net New Units

Built

Total Entitled

Permitted Units

Cumulative Housing Balance

0 Presidio - - - - 161 - 0.0%

1 Richmond 285 21 (512) 23 482 242 -25.3%

2 Marina 43 25 (163) 6 318 219 -16.6%

3 Northeast 244 112 (288) 236 837 451 23.6%

4 Downtown 1,300 1,359 (119) 802 4,395 4,321 38.3%

5 Western Addition 668 674 (174) 63 1,757 984 44.9%

6 Buena Vista 306 81 (190) 37 1,109 659 13.2%

7 Central 71 6 (310) 7 347 159 -44.7%

8 Mission 348 266 (550) 1,078 1,538 3,913 21.0%

9 South of Market 2,256 27 (119) 1,941 14,093 7,163 19.3%

10 South Bayshore 1,290 - (103) 307 2,139 1,041 47.0%

11 Bernal Heights 12 29 (178) 1 59 62 -112.4%

12 South Central 78 21 (433) 305 64 646 -4.1%13 Ingleside 132 - (189) - 555 1,099 -3.4%14 Inner Sunset 26 - (174) - 100 62 -91.4%15 Outer Sunset 22 - (449) 10 56 167 -187.0%TOTALS 7,081 2,621 (3,951) 4,816 28,010 21,188 21.5%

*Treasure Island developments permitted are included as part of Planning District 9 South of Market.

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Table 1B Expanded Cumulative Housing Balance Calculation, 2010 Q1 – 2019 Q4

Planning Districts

New Affordable

Housing Built


Sites Completed

RAD Program &

HopeSF Replacement

Units

Units Removed

from Protected

Status

Total Entitled

Affordable Units

Permitted

Total Net New Units

Built

Total Entitled

Permitted Units

Expanded Cumulative

Housing Balance

0 Presidio - - - - - 161 - 0.0%

1 Richmond 285 21 144 (512) 23 482 242 -5.4%

2 Marina 43 25 138 (163) 6 318 219 9.1%

3 Northeast 244 112 576 (288) 236 837 451 68.3%

4 Downtown 1,300 1,359 284 (119) 802 4,395 4,321 41.6%

5 Western Addition 668 674 919 (174) 63 1,757 984 78.4%

6 Buena Vista 306 81 132 (190) 37 1,109 659 20.7%

7 Central 71 6 107 (310) 7 347 159 -23.5%

8 Mission 348 266 91 (550) 1,078 1,538 3,913 22.6%

9 South of Market 2,256 27 276 (119) 1,941 14,093 7,163 20.6%

10 South Bayshore 1,290 - 436 (103) 307 2,139 1,041 60.7%

11 Bernal Heights 12 29 268 (178) 1 59 62 109.1%

12 South Central 78 21 - (433) 305 64 646 -4.1%13 Ingleside 132 - - (189) - 555 1,099 -3.4%14 Inner Sunset 26 - 109 (174) - 100 62 -24.1%15 Outer Sunset 22 - - (449) 10 56 167 -187.0%

TOTALS 7,081 2,621 3,480 (3,951) 4,816 28,010 21,188 28.6% *Treasure Island developments permitted are included as part of Planning District 9 South of Market.

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Table 2 Projected Housing Balance (Entitled, Permitted, and Under Construction Units), 2019 Q4

Planning Districts Very Low Income

Low Income

Moderate TBDTotal

Affordable Units

Net New Units


Net New Units

1 Richmond - - - 23 23 242 9.5%2 Marina - - 6 - 6 219 2.7%3 Northeast - 2 - 234 236 451 52.3%4 Downtown - 193 70 539 802 4,321 18.6%5 Western Addition - 18 28 17 63 984 6.4%6 Buena Vista - 4 33 - 37 659 5.6%7 Central - - 5 2 7 159 4.4%8 Mission 94 686 88 210 1,078 3,913 27.5%9 South of Market - 438 298 1,205 1,941 7,163 27.1%10 South Bayshore - - - 307 307 1,041 29.5%11 Bernal Heights - - - 1 1 62 1.6%12 South Central - 167 7 131 305 646 47.2%13 Ingleside - - - - - 1,099 0.0%14 Inner Sunset - - - - - 62 0.0%15 Outer Sunset - - 10 - 10 167 6.0%

TOTALS 94 1,508 545 2,669 4,816 21,188 22.7% *Treasure Island developments permitted are included as part of Planning District 9 South of Market.

Table 3 Building Permits Approved or Under Construction, 2019 Q4

Planning Districts Very Low Income

Low Income

Moderate TBDTotal

Affordable Units

Net New Units


Net New Units

1 Richmond - - 23 23 220 10.5%2 Marina - 6 - 6 190 3.2%3 Northeast 2 - 234 236 432 54.6%4 Downtown 170 70 526 766 3,590 21.3%5 Western Addition 18 28 8 54 917 5.9%6 Buena Vista 4 30 - 34 333 10.2%7 Central - 5 - 5 149 3.4%8 Mission 94 673 69 110 946 3,291 28.7%9 South of Market 403 273 1,143 1,819 5,773 31.5%10 South Bayshore - - 106 106 621 17.1%11 Bernal Heights - - - - 61 0.0%12 South Central 167 7 131 305 646 47.2%13 Ingleside - - - - 1,099 0.0%14 Inner Sunset - - - - 60 0.0%15 Outer Sunset - 7 - 7 155 4.5%

TOTALS 94 1,437 495 2,281 4,307 17,537 24.6% *Treasure Island developments permitted are included as part of Planning District 9 South of Market.

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Table 4 Entitled Units without a Building Permit Issued, 2019 Q4

Planning District Very Low Income

Low Income

Moderate TBDTotal

Affordable Units

Net New Units

Total Affordable Units as %

of Net New Units

1 Richmond - - - - - 22 0.0%2 Marina - - - - - 29 0.0%3 Northeast - - - - - 19 0.0%4 Downtown - 23 - 13 36 731 4.9%5 Western Addition - - - 9 9 67 13.4%6 Buena Vista - - 3 - 3 326 0.9%7 Central - - - 2 2 10 20.0%8 Mission - 13 19 100 132 622 21.2%9 South of Market - 35 25 62 122 1,390 8.8%10 South Bayshore - - - 201 201 420 47.9%11 Bernal Heights - - - 1 1 1 100.0%12 South Central - - - - - - 0.0%13 Ingleside - - - - - - 0.0%14 Inner Sunset - - - - - 2 0.0%15 Outer Sunset - - 3 - 3 12 25.0%TOTALS - 71 50 388 509 3,651 13.9%

Table 5 New Housing Production by Affordability, 2010 Q1 – 2019 Q4

Planning Districts Very Low Low ModerateMiddleIncome

Total Affordable

Units

Total Net Units

Affordable Units as % of Total

Net Units

0 Presidio - - - - - 161 0.0%1 Richmond 207 12 66 - 285 482 59.1%2 Marina - - 43 - 43 318 13.5%3 Northeast 178 2 64 - 244 837 29.2%4 Downtown 601 468 208 23 1,300 4,395 29.6%5 Western Addition 266 278 124 - 668 1,757 38.0%6 Buena Vista 149 81 76 - 306 1,109 27.6%7 Central - 18 53 - 71 347 20.5%8 Mission 169 81 98 - 348 1,538 22.6%9 South of Market 774 1,271 211 - 2,256 14,093 16.0%10 South Bayshore 822 354 114 - 1,290 2,139 60.3%11 Bernal Heights - - 12 - 12 59 20.3%12 South Central 54 2 22 - 78 64 121.9%13 Ingleside 70 29 33 - 132 555 23.8%14 Inner Sunset - - 26 - 26 100 26.0%15 Outer Sunset - - 22 - 22 56 39.3%

TOTALS 3,290 2,596 1,172 23 7,081 28,010 25.3%

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Table 6a Acquisitions and Rehabilitation of Affordable Housing, 2010 Q1 – 2019 Q4

Planning District No. of Buildings

No. of Units

2 Marina 1 25

3 Northeast 2 88

4 Downtown 13 1,329

5 Western Addition 3 661

6 Buena Vista 3 69

8 Mission 4 140

TOTALS 26 2,312

Table 6b Small Sites Program Acquisitions, 2014 – 2019 Q4

Planning District No. of Buildings

No. of Units

1 Richmond 2 21

3 Northeast 2 24

4 Downtown 3 30

5 Western Addition 2 13

6 Buena Vista 2 12

7 Central 1 6

8 Mission 16 126

9 South of Market 2 27

11 Bernal Heights 7 29

12 South Central 1 21

TOTALS 38 309

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Table 7 RAD Affordable Units, 2015 – 2019 Q4

Planning District No ofBuildings

No ofUnits

1 Richmond 2 144 2 Marina 2 138 3 Northeast 4 576 4 Downtown 3 284 5 Western Addition 7 919 6 Buena Vista 2 132 7 Central 1 107 8 Mission 1 91 9 South of Market 1 276 10 South Bayshore 2 436 11 Bernal Heights 2 268 12 South Central - - 13 Ingleside - - 14 Inner Sunset 1 109 15 Outer Sunset - -

TOTALS 28 3,480

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Table 8 Units Removed from Protected Status, 2010 Q1 – 2019 Q4

Planning District Condo Conversion

Demolition Ellis Act OwnerMove-In

Total Units Permanently

Lost1 Richmond 4 24 148 336 512 2 Marina 11 4 34 114 163 3 Northeast 11 8 148 121 288 4 Downtown - 68 48 3 119 5 Western Addition 7 7 31 129 174 6 Buena Vista 5 3 71 111 190 7 Central 23 14 79 194 310 8 Mission 4 30 270 246 550 9 South of Market 2 18 34 65 119 10 South Bayshore - 11 12 80 103 11 Bernal Heights 6 18 53 101 178 12 South Central - 53 55 325 433 13 Ingleside - 35 28 126 189 14 Inner Sunset 5 12 59 98 174 15 Outer Sunset - 69 76 304 449 Totals 78 374 1,146 2,353 3,951