The San Francisco Planning Commission Thursday unanimously approved a plan to allow fourplexes to be constructed on more than 110,000 parcels currently zoned for single-family homes or two-unit buildings.
The legislation, introduced by Supervisor Rafael Mandelman, comes as the YIMBY “legalize apartments” movement has swept the United States, leading to upzoning in cities from Berkeley to Sacramento and Seattle to Minneapolis.
The rezoning would apply to both corner and mid-block properties. Currently, the city has 75,000 parcels zoned for single-family homes and another 36,000 zoned for two-units. While the Mandelman’s legislation only included four-unit buildings, the Planning Commission recommended the city also allow six unit projects on corner lots.
The commission vote was proceeded by public testimony of about 75 residents, more than 80% of whom voiced approval of the legislation and hope that the modest increase in density might create more places to live for city dwellers who don’t have the means to fork over $1.7 million for a home or $2,800 a month in rent.
Commissioner Frank Fung said that all too often the planning panel entertains proposals for either soaring towers near downtown or the expansion of single-family homes already worth millions. The taller the building the more expensive construction costs and areas of the city where density is allowed tend to have higher land costs, he said.
“Rarely do we see a multiplex project. Rarely do we see anything that looks like medium density,” he said, adding that fourplexes will cost less and be faster to construct. “I think that it’s time we try something different.”
The legislation is somewhat urgent because it comes about two months before Senate Bill 9 goes into effect, state legislation that will get rid of single-family zoning throughout California. By passing local legislation, city planners are recommending that San Francisco’s local changes will include provisions that the state legislation lacks.
Planning tweaks to Mandelman’s legislation, which the commission endorsed, include requirements that would preserve rear yard and mid-block open space and give city planners some design review powers. In addition, the city also will not allow the additional density if there has been an Ellis Act eviction in the 15 years prior. Homeowners building complexes would sign an affidavit stating intent to occupy for three years after the complex is completed. Staff also recommended that six-unit buildings be allowed on corner lots.
Prior to the vote several city residents expressed hope that a proliferation of fourplexes would allow them to stay in the city. Portola resident Sean Donovan, who grew up in San Francisco, said he has “watched as friends leave the city one by one.”
“Me and my girlfriend do not want to be living with my mother but that is the only place we can afford,” he said. “We are stuck.”
Noe Valley resident Milo Trauss said that he lives in a four-unit building “that became illegal in 1978 when the city downzoned the area.”
“There is no way my wife and I would be able to live in Noe Valley if this four unit building didn’t exist,” he said.
The legislation drew opposition from some who expressed concern that the new multi-unit buildings would not be affordable to working-class residents. Several opponents to the legislation said that they support an alternate bill that would allow fourplexes but require that the rent be affordable to households earning 100% of area median income.
Ozzie Rohm, a Noe Valley homeowner who frequently opposes multi-family housing development, said that the spoils of the legislation would mostly go to property owners rather than tenants.
“Where is the public’s share of this exponential gain of the landed gentry?” she said.
Jacob Bintliff, a legislative aide to Mandelman, said the next step is to incorporate the planner’s recommended tweaks before sending it to the Board of Supervisors Land Use and Transportation Committee in early January.
J.K. Dineen is a San Francisco Chronicle staff writer. Email: jdineen@sfchronicle.com Twitter: @sfjkdineen
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November 19, 2021 at 09:54AM
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S.F. approves plan to allow fourplexes be built on 110,000 city parcels - San Francisco Chronicle
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