Encouraging widespread adoption of this innovative small site, infill mixed-affordable housing model
This project is the first of its kind in San Francisco but it does not have to be the last. With help from policy makers, this innovative idea for small site, infill mixed-affordable housing could be repeated hundreds of times throughout San Francisco.
The City Could Unlock Thousands of Potential Units of Affordable Housing
There are over 100k lots in San Francisco. The majority of those lots were drawn over 100 years ago, before any Planning Code was in place. That plus SF’s unique topography created thousands of odd-shaped and over-sized lots. With some flexibility on variance from the Planning Code, each of these is an opportunity for small site, infill mixed-affordable housing.
The City approves 89% of all lot subdivision variances
Over the previous 20 years, 111 variance applications were considered by the City. Of those 99 of 111 (or 89.2%) were granted. Of the 12 applications that were denied, nine were largely due to the loss of affordable housing generally and rent-controlled housing specifically and one involved illegal housing. That means that over the past 20 years 99 out of 101 (or 98%) variance applications that didn’t adversely affect affordable housing or involve illegal housing were approved.
The City’s General Plan is Committed to Supporting Affordable Housing
The City’s number one housing policy is to “[p]rioritize permanently affordable housing.” To accomplish its goal of building affordable housing it is official City policy to make “process and zoning accommodations” (7.5), “[c]reate certainty in the development entitlement process” (10.1), “[e]nsure that new permanently affordable housing is located in all of the city’s neighborhoods” (4.5).
San Francisco could take the following steps to support small scale, infill mixed-Affordable Housing projects
Only the City of San Francisco can solve our affordable housing crisis. The City has within its power to makes discretionary entitlement decisions, establish official City policy, and pass legislation to encourage and realize the addition of affordable housing in this City - to encourage projects like this one.
Step One: Approve This Project
This project is the first of its kind in San Francisco and it will likley be the last if denied. On the other hand, if this project is approved it will send a powerful signal to the market that this innovative model is yet another potential path to building affordable housing in San Francisco and will likely result in others following suit.
Step Two: Set Official City Policy
The City - the Mayor’s Office and the Planning Department - could announce its support for these types of affordable housing projects. As General Plan Policy 7.5 acknowledges, “[p]ublic processing time, staffing, and fees related to City approval make up a considerable portion of affordable housing development costs.” The City could make clear that accommodations will be made to encourage, reduce the cost of, and speed development of this type of affordable housing.
Step Three: Pass Legislation
The most significant and impactful commitment to small scale, infill mixed-affordable housing would be through legislation. The allowance of certain specific and narrow exceptions to the Planning Code plus eligibility for certain financial support, special application and permit handling, and fee waivers would take this model from single digits per year to hundreds or even thousands over the next decade.