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FILE NO. 240637 AMENDED IN COMMITTEE 11/17/2025 ORDINANCE NO. 253-25 [Planning Code, Zoning Map - Central Neighborhoods Large Residence SUD, Corona Heights Large Residence SUD] Ordinance amending the Planning Code to expand the boundaries of the Central Neighborhoods Large Residence Special Use District (SUD), and to apply its controls to all lots within the SUD, with some exceptions; to delete the Corona Heights Large Residence SUD, and as a result to merge it into the Central Neighborhoods Large Residence SUD; amending the Zoning Map to reflect the deletion and boundary expansion; affirming the Planning Department's determination under the California Environmental Quality Act; and making public necessity, convenience, and welfare findings under Planning Code, Section 302, and findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1. NOTE: Unchanged Code text and uncodified text are in plain Arial font. Additions to Codes are in single-underline italics Times New Roman font. Deletions to Codes are in strikethrough italics Times 1Vev.' Roman font. Board amendment additions are in double-underlined Arial font. Board amendment deletions are in strikethrough Arial font. Asterisks (* * * *) indicate the omission of unchanged Code subsections or parts of tables. Be it ordained by the People of the City and County of San Francisco: Section 1. Environmental and Land Use Findings. (a) The Planning Department has determined that the actions contemplated in this ordinance comply with the California Environmental Quality Act (California Public Resources Code Sections 21000 et seq.). Said determination is on file with the Clerk of the Board of Supervisors in File No. 240637 and is incorporated herein by reference. The Board affirms this determination. (b) On August 1, 2024, the Planning Commission, in Resolution No. 21600, adopted Supervisor Mandelman BOARD OF SUPERVISORS Page 1 findings that the actions contemplated in this ordinance are consistent, on balance, with the City's General Plan and eight priority policies of Planning Code Section 101.1. The Board adopts these findings as its own. A copy of said Resolution is on file with the Clerk of the Board of Supervisors in File No. 240637, and is incorporated herein by reference. (c) Pursuant to Planning Code Section 302, this Board finds that these Planning Code amendments will serve the public necessity, convenience, and welfare for the reasons set forth in Planning Commission Resolution No. 21600, and the Board adopts such reasons as its own. A copy of said resolution is on file with the Clerk of the Board of Supervisors in File No. 240637 and is incorporated herein by reference. Section 2. Article 2 of the Planning Code is hereby amended by deleting Section 249.77 and revising Section 249.92, to read as follows: SEC. 249. 77. CORONA HEI~HTS L4RGE RESIDElVCE SPECL4L USE DISTRICT. (a) General. A special use d-ist-rict entitled the "Corona Heights Large Residence Special Use District, " consisting &jthe area v.·ithin a perimeter established by Atfarket Street, Clayton Street, Ashbury Street, Clifford Terrace, Roosevelt Way, },{useum Way, the eastern prOJJerty line &}parcel 2620/063, the eastem prOJJerty line ofparcel 2619/00JA, and Douglass Street; and in addition, all additional parcels fronting States Street, which includes RH 1, RH 2, and RH 3 Use Districts, is hereby established/or the purposes set forth belmv. The boundaries ofthe Corona Heights Lar1;e Residence Special Use District are designated on Sectional Afaps lV-o. SU06 and 1Vo. SU07 of the Zoning A{ap o_f the City and County· ofSan Francisco. (b) Purpose. To protect and enhance existing neighborhood character, encourage new in-fill housing at cornpatible densities and scale, andprm?ide for thorough assessment ofproposed large scale residences t,½at could Etdversely iH'lf)act the area and affordable housing OJJJJOrtunities, the following controls in subsections (c) (f) are imposed in the Corona Heights Large Residence Special Supervisor Mandelman BOARD OF SUPERVISORS Page 2 Use District. (c) Controls. All epplicable provisions o_fthe Planning Code shall contimtc to €1J)JJly in the Corona Heights Large Residence Special Use District, except as othen1>1ise provided in this Section 249. 77. (d) Conditional Use ANthorizations. For all parcels zoned RH 1, RH 2, or RH 3 within the Corona Heights Large Residence Special Use District, the following developments shall require a Conditional Use aNthorization: (1) Development &j Vtwa1qt Property. Residential development on a vacant parcel that will result in total grossfloor area exceeding 3, 000 sqblare feet; (2) Expansion a/Large Existing De,;elopment. Residential development on a developed parcel that ,Fill resNlt in total gross floor area in excess of 3,000 sqblare feet if that expansion results in more than 75% increase in gross sqNare feet o_fdevelopment on the parcel (as it existed at any time in the lastfive years prior to epplicatiorl), and does not increase that mtmber of legal dwelling blnits on the parcel. The total gross square .footage calci1lation shall also include all development performed on the parcel within the lastfi','e years; (3) Expansion ofLarge Existing Development Plbts Additional Dwelling Units. Reside1qtial development on a developedparcel that will resbllt in total gross sqNarefloor area in excess of 3,000 gross sqblare feet, if that expansio,q resbtlts in more than 100% increase in gross sqNare feet o_f development, and increases the existing legal Nnit coblnt on the parcel; (<I) Residential de 1• 1elopment, either as an addition to an existing bbtilding or as a neH' building, that results in less than 45% rear yard depth. (e) In acting on any application fer' Conditional Use ablthorization within t}w Comna Heights Large Residence Special Use District, the Commission shall consider the Conditional Use authorization reqblirements set forth in subsection 303(c) and, in addition, shall consider ,v1hether facts are presented to establish, based on the record before the Commission, one or more &j the following: Supervisor Mandelman BOARD OF SUPERVISORS Page 3 (1) The proposedprojectpromotes housing affordability by increasing housing supply; (2) The proposed project maintains affordability <>f any existing housing 1,mit; or (3) The proposedproject is compatible with existilqg development. (/) In acting on any application for a Conditional Use Autlwrization where an additional new residential unit is proposed on a through lot on which there is already an existing building on tlw opposite streetfrontage, the Plamqing Commission shall only grant such authorization upon finding that it would be infeasible to add a unit to the already developed streetfrontage <>f the lot. (g) The Conditional Use requirement established by subsections (d) (/) of this Section 2 49. 77 shall sunset on December 31, 2024. After that date, no residential development or expansion <>fan existing Residential Building shall be permitted in the Corona Heights Lar1;e Residence Special Use District that w01,1ld result in Emy DH1elling Unit exceeding 3,000 square feet of Gross Floor Area, except where the total increase ofgrossjloor area of any existing Dwelling Unit is less thaH 15%. SEC. 249.92. CENTRAL NEIGHBORHOODS LARGE RESIDENCE SPECIAL USE DISTRICT. (a) General. A special use district entitled the "Central Neighborhoods Large Residence Special Use District," consisting of the area within a perimeter established by Waller Street, Steiner Street, Hermann Street, Buchanan Street, Haight Street. Octavia Street, 13th Street, Valencia Street, Duboce Avenue, Guerrero Street, 20th Street, Valencia Street, Titfany Avenue, 29th Street, San Jose Avenue, Randall Street, Mission Street, Alemany Boulevard, Tingley Street, crossing in a straight line over San Jose Avenue, 1-280 Northbound. and 1-280 Southbound to Monterey Boulevard, proceeding northeasterly along Monterey Boulevard to Joost Avenue, Joost Avenue, Congo Street, Bosworth Street, 0 'Shaughnessy Boulevard, Portola Drive, Twin Peaks Boulevard, following the eastern fork of Twin Peaks Boulevard north. Clarendon Avenue, west along Clarendon Avenue to the most westerly boundary o(the Lands o(Regents of the University of California, also known as Supervisor Mandelman BOARD OF SUPERVISORS Page4 Block 2634A Lot OJ 1 as shown on the City & County o(San Francisco Assessor's Block Map 2634A, north to the most southernly boundary of the Lands of City & County o(San Francisco, also known as Block 2634A Lot 003 as shown on the City & County o(San Francisco Assessor's Block Map 2634A, east to the most southeasterly corner of said Lot 003, following said Lot 003 boundaries north, northwest, and southwesterly until the intersection with previously described Lot 011, northernly following the eastern boundary o(Lot OJ 1, northernly along the eastern boundary o(Lot 005 as shown on Assessor's Block Map 2634A, to Parnassus Avenue, Hillway Avenue, Carl Street, Arguello Boulevard, Frederick Street, Stanyan Street, Waller Street, Clayton Street, Frederick Street, Masonic Avenue, Waller Street, Buena Vista Avenue West, Haight Street, and Buena Vista Avenue East, Waller Street, Steiner Street, Duboce Avenue, Sanchez Street, 16th Street, Guerrero Street, 20th Street, Valencia Street, Tiffany Awrwe, 29th Street, San Jose Avenue, },fission Street, Alemany Boulevard, Tingley Street, 1\fonterey Boule,1ard, Joost A'r'enue, Congo Street, BosH1orth Street, 0 'Shm1ghnessy Boulevard, Portola Drive, Twin Peaks Boulevard, Clayton Street, Ashbury Street, Frederick Street, Buena Vista Avenue West, Htlig,½t Street, and Buena Vista Avenue East, is hereby established for the purposes set forth in subsection (b), below. The boundaries of the Central Neighborhoods Large Residence Special Use District are designated on Sectional Map Nos. ZN06, ZN07, ZN11, and ZN12 of the Zoning Map of the City and County of San Francisco. (b) Purpose. To protect and enhance existing neighborhood context, encourage new infill housing at compatible densities and scale, and provide for thorough assessment of proposed large single family residences that could adversely impact neighborhood character and affordable housing opportunities, the following controls, set forth in subsections (c)-(§-~), below, are imposed in the Central Neighborhoods Large Residence Special Use District. (c) Applicability. (1) Except as provided in this subsection (c), the provisions of this Section 249.92 apply to all lots in Residential, House (RH) zoning districts located within the Central Supervisor Mandelman BOARD OF SUPERVISORS Page 5 Neighborhoods Large Residence Special Use District, in those instances where a complete Development Application was submitted on or after January 1, 2022. (2) All applicable provisions of the Planning Code shall continue to apply to Residential Buildings, except as otherwise stated in this Section 249. 92. (3) The provisions of this Scctio,q 2 49. 92 shall not apply to any lot within the Corona Heights Large Residence Special Use District. (3) The provisions ofthis Section 249.92 shall not apply to any applications that were filed prior to June 4, 202 4 for residential development or for an expansion of an existing Residential Building on lots that on that date were not sub;ect to the Corona Heights Large Residence Special Use District (former Section 249. 77) or this Special Use District. (d) Maximum Size of Dwelling Units. For all lots wnedRHwWithin the Central Neighborhoods Large Residence Special Use District, no residential development or expansion of an existing Residential Building shall be permitted that would result in any Dwelling Unit exceeding 4,-000 3,000 square feet of Gross Floor Area, except where the total increase of Gross Floor Area of any existing Dwelling Unit is less than 15%. (e) Conditional Use Authorizations. For all lots zoned RH wVVithin the Central Neighborhoods Large Residence Special Use District, a Conditional Use authorization shall be required for any residential development or expansion of a Residential Building that would result in any Dwelling Unit with a Gross Floor Area exceeding the equivalent of a 1.2:1 Floor Area Ratio, or would result in any Dwelling Unit exceeding 3,000 square feet of Gross Floor Area, except where the total increase of gross floor area of any existing Dwelling Unit is less than 15%. (f) Conditional Use Findings. In addition to the criteria outlined in Planning Code Section 303(c)(1 ), in acting upon an application for Conditional Use authorization 1.vithin the Central Neighborhoods Large Residence Special Use District the Planning Commission shall Supervisor Mandelman BOARD OF SUPERVISORS Page 6 also consider whether facts are presented to establish, based on the record before the Commission, that the following criteria are met: (1) the proposed project is contextual 1.vith the neighborhood, meets applicable Residential Design Guidelines, and seeks to retain any existing design elements; (2) the proposed project does not remove Rental Units subject to the Residential Rent Stabilization and Arbitration Ordinance; (3) the proposed project increases the number of Dv.ielling Units on the lot; (4) no O1.velling Unit is less than one third the gross floor area of the largest D1.velling Unit in a Residential Building; (5) the proposed project does not negatively impact the historic integrity of the property or any existing structure on a lot that is listed in or formally eligible for listing in the California Register of Historic Resources, or has been determined to appear eligible for listing in the California Register of Historic Resources or to qualify as a "historical resource" under CEQA; and (6) the project does not negatively impact the historic integrity of any existing structure on a lot that has been adopted as a local landmark or a contributor to a local historic district under Articles 10 or 11 of this Code, or would render the property ineligible for historic designation as an individual or contributing resource. (g~) Calculation of Gross Floor Area. For the purposes of this Section 249.92, the following shall apply in the calculation of total Gross Floor Area: (1) Gross Floor Area shall have the meaning set forth in Planning Code Section 102, except that floor space dedicated to accessory parking shall not be included; (2} In multi-unit buildings, shared spaces such as stairwells, atriums, and other communal spaces accessible to all building tenants occupants shall not be included in the Gross Floor Area thresholds; and Supervisor Mandelman BOARD OF SUPERVISORS Page 7 (2~) Any increase in Gross Floor Area shall include (A) all expansions of the Residential Building for which a building permit was issued within the previous 10 years, except that expansions for which building permits were issued prior to January 1, 2022 shall not be considered, and (B) any Gross Floor Area resulting from construction performed without a validly issued permit regardless of the date of construction. (h) The Conditional Use requirement established by subsections (e) (f) of this Section 249.92 shall sunset on December 31, 2024. After that date, for all lots zoned RH 1.vithin the Central Neighborhoods Large Residence Special Use District, no residential development or expansion of an existing Residential Building shall be permitted i,.vithin the Central Neighborhoods Large Residence Special Use District that would result in any Dwelling Unit exceeding 3,000 square feet of Gross Floor Area, except 1.vhere the total increase of gross floor area of any existing Dwelling Unit is less than 15%. Section 3. Pursuant to Sections 106 and 302( c) of the Planning Code, Sectional Map Sheet Nos. ZN06, ZN07, ZN11, and ZN12 of the Zoning Map of the City and County of San Francisco are hereby amended, as follows: Corona Heights Large Residence Special Use District Herein Deleted Perimeter established by Market Street, Clayton Street, Ashbury Street, Clifford Terrace, Roosevelt Way, Museum Way, the eastern property line of parcel 2620/063, the eastern property line of parcel 2619/001A, and Douglass Street; and in addition, all additional parcels fronting States Street, which includes RH-1, RH-2, and RH-3 Use Districts. Central Neighborhoods Large Residence Central Neighborhoods Large Residence Supervisor Mandelman BOARD OF SUPERVISORS Page 8 Special Use District Boundaries Herein Superseded Perimeter established by Waller Street, Steiner Street, Duboce Avenue, Sanchez Street, 16th Street, Guerrero Street, 20th Special Use District Boundaries Herein Established Perimeter established by Waller Street, Steiner Street, Hermann Street, Buchanan Street, Haight Street, Octavia Street, 13th Street, Valencia Street, Tiffany Avenue, 29th Street, Valencia Street, Duboce Avenue, Street, San Jose Avenue, Mission Street, Guerrero Street, 20th Street, Valencia Alemany Boulevard, Tingley Street, Street, Tiffany Avenue, 29th Street, San Monterey Boulevard, Joost Avenue, Congo Jose Avenue, Randall Street, Mission Street, Street, Bosworth Street, O'Shaughnessy Alemany Boulevard, Tingley Street, crossing Boulevard, Portola Drive, Twin Peaks in a straight line over San Jose Avenue, I- Boulevard, Clayton Street, Ashbury Street, 280 Northbound, and 1-280 Southbound to Frederick Street, Buena Vista Avenue West, Monterey Boulevard, proceeding Haight Street, and Buena Vista Avenue northeasterly along Monterey Boulevard to East. Joost Avenue, Joost Avenue, Congo Street, Bosworth Street, O'Shaughnessy Boulevard, Portola Drive, Twin Peaks Boulevard, following the eastern fork of Twin Peaks Boulevard north, Clarendon Avenue, west along Clarendon Avenue to the most westerly boundary of the Lands of Regents of the University of California, also known as Block 2634A Lot 011 as shown on the City & County of San Francisco Assessor's Block Map 2634A, north to the most southernly Supervisor Mandelman BOARD OF SUPERVISORS Page 9 boundary of the Lands of City & County of San Francisco, also known as Block 2634A Lot 003 as shown on the City & County of San Francisco Assessor's Block Map 2634A, east to the most southeasterly corner of said Lot 003, following said Lot 003 boundaries north, northwest, and southwesterly until the intersection with previously described Lot 011, northernly following the eastern boundary of Lot 011, northernly along the eastern boundary of Lot 005 as shown on Assessor's Block Map 2634A, to Parnassus Avenue, Hillway Avenue, Carl Street, Arguello Boulevard, Frederick Street, Stanyan Street, Waller Street, Clayton Street, Frederick Street, Masonic Avenue, Waller Street, Buena Vista Avenue West, Haight Street, and Buena Vista Avenue East. Section 4. Effective Date. This ordinance shall become effective 30 days after enactment. Enactment occurs when the Mayor signs the ordinance, the Mayor returns the ordinance unsigned or does not sign the ordinance within ten days of receiving it, or the Board of Supervisors overrides the Mayor's veto of the ordinance. Section 5. Scope of Ordinance. In enacting this ordinance, the Board of Supervisors Supervisor Mandelman BOARD OF SUPERVISORS Page 10 intends to amend only those words, phrases, paragraphs, subsections, sections, articles, numbers, punctuation marks, charts, diagrams, or any other constituent parts of the Municipal Code that are explicitly shown in this ordinance as additions, deletions, Board amendment additions, and Board amendment deletions in accordance with the "Note" that appears under the official title of the ordinance. APPROVED AS TO FORM: DAVID CHIU, City Attorney By: /s/ Andrea Ruiz-Esquide ANDREA RUIZ-ESQUIDE Deputy City Attorney 4909-5609-6888 v.2.docx Supervisor Mandelman BOARD OF SUPERVISORS Page 11 City and County of San Francisco Tails Ordinance City Hall I Dr. Carlton B. Goodlett Place San Francisco, CA 94102-4689 File Number: 240637 Date Passed: December 09, 2025 Ordinance amending the Planning Code to expand the boundaries of the Central Neighborhoods Large Residence Special Use District (SUD), and to apply its controls to all lots within the SUD, with some exceptions; to delete the Corona Heights Large Residence SUD, and as a result to merge it into the Central Neighborhoods Large Residence SUD; amending the Zoning Map to reflect the deletion and boundary expansion; affirming the Planning Department's determination under the California Environmental Quality Act; and making public necessity, convenience, and welfare findings under Planning Code, Section 302, and findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1. September 16, 2024 Land Use and Transportation Committee - AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE September 16, 2024 Land Use and Transportation Committee - CONTINUED TO CALL OF THE CHAIR AS AMENDED November 17, 2025 Land Use and Transportation Committee -AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE November 17, 2025 Land Use and Transportation Committee - CONTINUED AS AMENDED December 01, 2025 Land Use and Transportation Committee - RECOMMENDED AS COMMITTEE REPORT December 02, 2025 Board of Supervisors - PASSED, ON FIRST READING Ayes: 11 - Chan, Chen, Dorsey, Fielder, Mahmood, Mandelman, Melgar, Sauter, Sherrill, Walton and Wong December 09, 2025 Board of Supervisors - Fl NALLY PASSED City and County of San Francisco Ayes: 10 - Chan, Chen, Dorsey, Fielder, Mahmood, Mandelman, Melgar, Sauter, Sherrill and Walton Excused: 1 - Wong Page 1 Pri11ted at 9:50 am 01112/10/25 File No. 240637 ft;L City mu/ County of Sm, Francisco Daniel Lurie Mayor Page2 I hereby certify that the foregoing Ordinance was Fl NALLY PASSED on 12/9/2025 by the Board of Supervisors of the City and County of San Francisco. Angela Calvillo Clerk of the Board Date Approved Primed at 9:50 am 01112//0/25