What is the San Francisco Family Zoning Plan? 

The San Francisco Family Zoning Plan proposes to change the zoning restrictions to allow increases in density and height near shopping, transit, and on major streets, with new high-rise buildings permitted only in limited areas. This change in height, combined with a new form-based density, created the capacity to build 36,000 more residential units (duplexes, condos, apartments, etc.) in the north and west sides of San Francisco. This rezoning is part of the City’s Housing Element, which must be approved by January 31st, 2026.

Mayor Lurie introduced this plan in June 2025, and it will be reviewed by the Planning Commission and the Board of Supervisors in the Fall of 2025.

Height Changes proposed by the San Francisco Family Zoning Plan 

In most areas, building heights stay at the current height limit of 40 feet, or about 4 stories. The plan allows modest increases, typically 2 to 4 additional stories, for the buildings located near shopping streets, transit, and other active corridors.

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Along key corridors, the plan allows mid-rise buildings of 6 to 8 stories and high-rise buildings of 9 stories or more. The tallest buildings are reserved for major intersections and transit hubs, where demand and activity are highest, like Van Ness, Geary and Market St.

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Density changes or unit count proposed by the San Francisco Family Zoning Plan 

In neighborhoods off these main streets, density limits will be removed, making it possible to add more units while staying within the existing height limits, usually around 4 stories. 

Properties near commercial streets can add an extra floor, reaching up to 5 stories. 

Corner lots and larger sites over 8,000 square feet could reach 6 stories. 

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The Family Zoning Plan uses form-based density, sometimes called “density decontrol”, to allow more homes while shaping the buildings to fit their surroundings. This approach doesn’t restrict how many units can be built; it just sets the building’s exterior shape and scale, including height, bulk, and setbacks from the property lines. Objective design standards further refine the building’s overall appearance, helping new construction blend into the neighborhood context.

Where does the Family Zoning Plan apply? 

The plan focuses on areas designated by the state as Housing Opportunity Areas: neighborhoods with better access to parks, quality schools, healthier environmental conditions, and higher median incomes. To create more inclusive neighborhoods and reduce housing segregation, state law requires a significant share of new housing, including affordable options, to be built in the northern and western parts of San Francisco.

These neighborhoods cover almost half of San Francisco, such as: Marina neighborhood, Pacific Heights, Lower Pacific Heights, Presidio Heights, Nob Hill, Russian Hill, Richmond neighborhoods, and Sunset are just a few.

In contrast, much of the city’s east and south sides have already been rezoned and have taken on the bulk of new housing in the past 2 decades. These neighborhoods are expected to keep adding tens of thousands of new units in the years to come.

The rezoning also looks at places with the most potential for new homes, such as streets lined with vacant commercial buildings or surface parking lots. It also considers ways to expand multi-family housing in nearby residential areas.

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What could this change mean for your Neighborhood? 

Changes in zoning could bring more housing variety and activity into neighborhoods. Residents may notice new neighbors moving in, more customers visiting local shops, and busier sidewalks. At the same time, there could be worries about parking and whether the new buildings fit in with the look of existing homes. The outcome will largely depend on how future projects are designed by the architects and how the developers see the demand for style in each neighborhood.

Still, these changes don’t force existing buildings to change. Property owners can leave their property as is. The only shift is that if your neighbors choose to develop their property, they can do so without asking your permission.

Zoning changes don’t mean mass teardowns. Demolition is already uncommon, just a few percent of evictions, even in the busiest years. Between 2012 and 2025, the city saw around 20 homes removed per year, and in most cases, more housing was built in return.

The plan also protects tenants by tightening rules on apartment demolitions and ensuring new housing fits the city’s character, focusing development on vacant and underused sites.

The plan leaves room for neighborhood-serving shops without making them mandatory. Services like childcare centers, corner groceries, or cafes can be included when new projects go up. This gives small businesses more chances to open or expand in growing areas.

What happens with historical buildings in San Francisco? 

The city’s older buildings are a big part of its identity, and those protections stay in place. Landmark structures can’t be torn down, and any changes must meet strict preservation rules. San Francisco is also working to recognize more historic properties, particularly along commercial streets, so neighborhoods can keep their character even as new housing comes in.

Is San Francisco’s infrastructure prepared to take on a higher density of population? 

When it comes to infrastructure and transportation, the City is coordinating growth with the services needed to support it. Since housing will be added step by step, agencies like SFMTA, SFPUC, Rec & Park, and SFUSD use long-term plans to prepare for future demand. On top of that, the City’s Capital Planning Committee updates the 10-year Capital Plan every two years to keep investments in sync with housing and population trends.

Beyond the changes in building heights and densities, the San Francisco Family Zoning Plan is designed to guide growth thoughtfully. It helps the city meet state housing requirements while keeping local control over land use and securing funding for housing and transportation.

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