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Zoning Overlay

• CORONA HEIGHTS LARGE RESIDENCE SPECIAL USE DISTRICT

No residential development or expansion of an existing Residential Building is permitted in the Corona Heights Large Residence Special Use District that would result in any Dwelling Unit exceeding 3,000 square feet of Gross Floor Area, except where the total increase of gross floor area of any existing Dwelling Unit is less than 15%.

The purpose is to protect and enhance existing neighborhood character, encourage new infill housing at compatible densities and scale, and provide for thorough assessment of proposed large-scale residences that could adversely impact the area and affordable housing opportunities.

• CENTRAL NEIGHBORHOODS LARGE RESIDENCE SPECIAL USE DISTRICT

All lots zoned RH within the Central Neighborhoods Large Residence Special Use District, no residential development or expansion of an existing Residential Building is permitted that would result in any Dwelling Unit exceeding 3,000 square feet of Gross Floor Area, except where the total increase of gross floor area of any existing Dwelling Unit is less than 15%.

The purpose is to protect and enhance existing neighborhood character, encourage new infill housing at compatible densities and scale, and provide for thorough assessment of proposed large-scale residences that could adversely impact the area and affordable housing opportunities.

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CEQA Information

• Slopes of 25% or Greater

Greater Projects on a parcel with an average slope of at least 25 percent and include any of the following: (1) New building construction, except one-story storage or utility occupancy, (2) horizontal additions, if the footprint area increases more than 50%, or (3) horizontal and vertical additions increase more than 500 square feet of new projected roof area.

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Bonus Overlay

• Option 1

Senate Bill 684 + Senate Bill 1123 (Ministerial permitting process)

This bill would require a local agency to ministerially consider, without discretionary review or a hearing, a housing project that proposes a subdivision that results in 10 or fewer parcels or a development project of 10 or fewer residential units. The maximum parcel size that can be divided is no larger than 5 acres and it is substantially surrounded by qualified urban uses. The properties eligible for SB-684 have to be located on a lot zoned for multifamily residential development. The bill would exempt the housing development project from certain requirements relating to minimum parcel size and dimensions and the formation of a homeowners’ association, except as specified in SB-684.

If divided, the newly created parcels are no smaller than 600 square feet and the average total area of floorspace for the proposed housing units on the lot proposed to be subdivided does not exceed 1,750 net habitable square feet.

SB-1123, expands SB-684, to vacant lots zoned for single-family residential development. The newly created parcels are no smaller than 1,200 square feet. The bill would, notwithstanding the prohibition related to physical preclusion, authorize a local agency to impose a specified height limit on a lot that is vacant and zoned for single-family residential development.

Read more about SB-684 in Zoning Academy

• Option 2

Family and Senior Housing Opportunity Special Use District (Ministerial permitting process)

Incentivizes the development of multifamily housing in the City’s well-resourced neighborhoods. Projects that meet the eligibility criteria are exempt from residential density limits which don't include any Accessory Dwelling Units. Projects on a single Corner Lot may propose the greater of up to six dwelling units per lot or one dwelling unit per 1,000 square feet of lot area. For projects on Corner Lots that propose at least five units, or at least 15 units for a three-lot merger or at least 10 units for a two-lot merger the height limit is 65 feet.

• Option 3

Dwelling Unit Density Exception (Discretionary permitting process)

This property may be eligible for this Bonus. This is a new ordinance issued in San Francisco that allows 4 units and 6 units for corner lots on all residential (RH) lots if the project follows certain restrictions. If the proposed project applies under this overlay, it'll go through a discretionary permit review. Learn more about Dwelling Unit Density Exception ordinance ..

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Permitting

• SB-423 (Ministerial permitting process)

The proposed project may be eligible for Ministerial Approval Processes for Mixed-Income Housing per SB-423.

A ministerial decision involves only the use of fixed or objective standards, and government agencies cannot use personal, subjective judgment in deciding whether or how the project should be carried out. Ministerial projects are not subject to environmental review under the California Environmental Quality Act (CEQA) or conditional use authorization or other similar discretionary review or entitlements under the Planning Code.

Projects filled under SB-423 covers:

Affordability: Not Required for 2-10 unit density

Labor requirements: Not Required for 2-10 unit density

Eligibility Review deadline (from submittal): 60 days

Approval deadline, including Design Review (from submittal): 90 days

Locational criteria: No demolition of a historic structure on a national, state, or local historic register; housing units that have been occupied by tenants in the last 10 years; housing subject to rent or price control; restricted affordable housing.

Read more about SB-423 in Zoning Academy