Key Questions and Answers Related to the Eastern Neighborhoods Program
Will the zoning on my property change?
Zoning is proposed to change on some parcels within the four neighborhoods. To determine if a zoning change is proposed for your property, locate your property on the Existing Zoning and Proposed Zoning Maps. These maps can be found on our website.
What changes are proposed for properties currently zoned Residential (RH, RM, RED)?
Generally, the proposal is to leave these existing exclusively residential zones unchanged. An exception to this is the area generally between South Van Ness Avenue and Guerrero Street, where the current residential zoning is proposed to be changed to a new “Residential Transit-Oriented” (RTO) designation. This new zoning category continues to require exclusively residential uses, except that it also allows small retail on corner parcels. In recognition of the good transit service in this area, the RTO zoning also removes the minimum parking requirements and relaxes density controls.
What changes are proposed for properties currently zoned Industrial (M-1, M-2, C-M)?
Areas currently zoned industrial will generally be rezoned to one of following designations:
Production, Distribution and Repair Zones (PDR): In these zones, everything that is permitted today would continue to be permitted, except new residential development, which would be prohibited, and retail stores and offices, which would be limited in size.
Urban Mixed-Use Zones (UMU): These zones are designed to promote a mix of different types of activities. The rules applying to these new urban mixed-use zones are generally the same as the above PDR zones, however new residential development would also be permitted.
In both zones all existing offices, retail stores and residences which received a permit at the time they were built or established would be considered legal and allowed to remain indefinitely. For example, if a tenant of an office space were to move out, a similar office tenant would be able to move in to that space. In other words, all legal pre-existing offices, stores and residences are “grandfathered” with respect to the new zoning.
What changes are proposed for properties currently zoned Neighborhood Commercial (NC)?
Some neighborhood commercial zones will remain exactly the same. Others are proposed to be rezoned to Neighborhood Commercial – Transit (NCT) districts, which differ from the old designations (NC) generally in that they remove parking minimums and relax density controls.
What changes are proposed for properties in South of Market zoning districts?
The South of Market currently contains a series of specialized zoning districts intended to promote a mixture of activities. Proposed zoning controls update the existing zoning to encourage a greater mixture of residential, office and PDR activities, while introducing increased open space requirements and new design guidelines.
How much new housing and affordable housing will the Plans produce?
Under the proposed Plans, the Planning Department projects that over the next 20 years a total of 7,500 – 10,000 new housing units will be built in the four neighborhoods. Based on the affordable housing rules in the proposed new zoning, we expect that the majority of units built would be “market rate,” while 20–30 percent of the units produced would be below market rate, affordable to a range of families and individuals earning from 30–150% of city’s median income. (For context, the median income for a single individual in San Francisco is about $58,000 per year, while for a family of four it is about $83,000 per year. It requires an annual income of at least 200% of the median income to afford to buy a market rate priced house or condominium in San Francisco.)
Does the Plan affect building height limits?
Height limits are proposed to change on some parcels within the four neighborhoods. To determine if a height limit change is proposed for your property, locate your property on the Existing Zoning and Proposed Zoning Maps found on our website here (scroll down to the link entitled “Proposed Area Plans, Zoning and Heights Limits Maps”). In general, height limits are not proposed to increase by more than two stories.
How does the Plan affect parking requirements?
Currently, parking is required, in varying amounts, for most new residential or commercial development. The zoning proposal would remove minimum parking requirements, and instead replace them with a maximum number of spaces allowed. These maximums vary by neighborhood. However, parking requirements are not proposed to change in areas whose zoning remains RH or RM.
What are “Public Benefits” and how will they work in the Eastern Neighborhoods?
The Eastern Neighborhoods Plans propose to provide a full array of public benefits to ensure the development of “complete neighborhoods,” including open space, improved public transit, transportation, streetscape improvements, community facilities, and affordable housing. To help fund these community improvements the Plans propose an impact fee on new residential and commercial development as well as identifying other funding sources.
