San Francisco Planning talks SB 9 and SB 10 housing reforms amidst community concerns

The San Francisco Planning Commission convened on July 4, 2025, to discuss significant developments regarding Senate Bills 9 and 10, which aim to address housing shortages in the city. A key focus of the meeting was the implications of these bills for local neighborhoods, particularly those with single-family zoning.

Senate Bill 9 (SB 9) allows for the construction of duplexes on single-family lots and facilitates lot splits, enabling homeowners to create additional housing units. This legislation is particularly relevant in neighborhoods designated as Residential House 1 (RH1), which includes areas like Sunset Parkside and Excelsior. The Planning Department estimates that approximately 50,000 parcels in San Francisco are eligible for SB 9, with about 32,000 suitable for lot splits.

Commissioners and community members expressed concerns about the potential impact of SB 9 on racial and social equity. Many speakers highlighted that the bill could lead to increased displacement of low-income residents and exacerbate existing inequalities. Critics pointed out that the lack of affordability requirements in SB 9 means that new duplexes may not be accessible to families earning below 120% of the area median income, raising fears of gentrification in historically marginalized neighborhoods.

The Planning Department acknowledged these concerns and emphasized the need for robust tenant protections and financial assistance programs to support low-income homeowners. They are exploring ways to verify owner occupancy and prevent displacement, particularly for vulnerable populations.

Senate Bill 10 (SB 10), which allows local jurisdictions to increase housing density without environmental review, was also discussed. While it aims to streamline housing development, there are apprehensions about its potential to override community input and local zoning laws.

As the city prepares for the implementation of these bills on January 1, 2026, the Planning Commission is committed to ensuring that the benefits of increased housing density are equitably distributed and that protections are in place for existing residents. The upcoming months will be crucial for developing guidelines and support systems that align with the community's needs and values.