Planning Commission approves HomeSF changes to create new rent‑control path, splits on historic‑district exclusion
February 16, 2023 | San Francisco City, San Francisco County, California
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The San Francisco Planning Commission on Feb. 16 approved two separate ordinances to change the HomeSF local density‑bonus program, voting to adopt Supervisor Dorsey’s ordinance with four staff‑recommended modifications while separately approving President Peskin’s ordinance to exclude historic districts without the narrower staff modification.
The first ordinance (11A) creates an alternative HomeSF path where project sponsors can elect to provide the required inclusionary units and subject remaining units in a building to rent control, in exchange for density relief and up to one or two additional stories. Planning staff recommended four clarifying changes, including explicitly allowing projects with fewer than 10 units to participate by subjecting an entire building to rent control, adding administrative notice language so new rent‑controlled units understand rent‑increase limits, removing shadow/wind/historic resources from HomeSF eligibility screening (while preserving CEQA review), and permitting demolition of one residential unit where state law requires replacement housing.
"This new option has the opportunity to bring rent controlled units into neighborhoods that currently don't have any," said Madison Tam, an aide representing Supervisor Dorsey, urging commissioners to support the measure.
Commissioners approved item 11A, with Commissioner Moore the lone dissent, by a vote of 6–1.
On the second ordinance (11B), which would exclude Article 10 historic districts from HomeSF, planning staff recommended narrowing the exclusion to individually listed or contributor resources rather than entire districts. The Historic Preservation Commission had urged a broader district‑level exclusion. Community speakers including Stan Hayes of the Telegraph Hill Dwellers urged the commission to reject the staff narrowing, saying "The HOME SF exclusion in our view should apply to the entire district." Commissioners split over competing goals: protecting historic character versus preserving a local tool that can limit height compared with the state density bonus. The commission ultimately approved item 11B without the staff modification by a 4–3 vote.
Why it matters: Supporters said the Dorsey ordinance will expand an underused local program and create new rent‑protected units; opponents and preservation advocates said whole‑district protections are needed to prevent out‑of‑scale projects next to historic buildings. Commissioners pressed for careful implementation language on demolition limits and CEQA timing.
What’s next: Both ordinances will proceed to the Board of Supervisors for legislative action.
The first ordinance (11A) creates an alternative HomeSF path where project sponsors can elect to provide the required inclusionary units and subject remaining units in a building to rent control, in exchange for density relief and up to one or two additional stories. Planning staff recommended four clarifying changes, including explicitly allowing projects with fewer than 10 units to participate by subjecting an entire building to rent control, adding administrative notice language so new rent‑controlled units understand rent‑increase limits, removing shadow/wind/historic resources from HomeSF eligibility screening (while preserving CEQA review), and permitting demolition of one residential unit where state law requires replacement housing.
"This new option has the opportunity to bring rent controlled units into neighborhoods that currently don't have any," said Madison Tam, an aide representing Supervisor Dorsey, urging commissioners to support the measure.
Commissioners approved item 11A, with Commissioner Moore the lone dissent, by a vote of 6–1.
On the second ordinance (11B), which would exclude Article 10 historic districts from HomeSF, planning staff recommended narrowing the exclusion to individually listed or contributor resources rather than entire districts. The Historic Preservation Commission had urged a broader district‑level exclusion. Community speakers including Stan Hayes of the Telegraph Hill Dwellers urged the commission to reject the staff narrowing, saying "The HOME SF exclusion in our view should apply to the entire district." Commissioners split over competing goals: protecting historic character versus preserving a local tool that can limit height compared with the state density bonus. The commission ultimately approved item 11B without the staff modification by a 4–3 vote.
Why it matters: Supporters said the Dorsey ordinance will expand an underused local program and create new rent‑protected units; opponents and preservation advocates said whole‑district protections are needed to prevent out‑of‑scale projects next to historic buildings. Commissioners pressed for careful implementation language on demolition limits and CEQA timing.
What’s next: Both ordinances will proceed to the Board of Supervisors for legislative action.
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