SF Permits MCP Server

{ "metadata": { "title": "Housing Development in San Francisco: ADU, Inclusionary, Pipeline, and Density Bonus", "source_url": "https://www.sf.gov/topics/housing", "source_type": "SF Planning Code, SF Administrative Code, State Law (HCD), sf.gov", "date_scraped": "2026-02-25", "authority": "SF Planning Department, SF Department of Building Inspection, CA HCD", "notes": [ "SF housing rules are a layered combination of local Planning Code + State law overrides", "State ADU law (AB 68, AB 881, SB 13, AB 2221, AB 976) has significantly expanded ADU rights beyond local rules", "Inclusionary housing rules apply to new residential projects of 10+ units", "Density Bonus Law is state-mandated (Govt Code Section 65915) — SF must comply", "Housing development pipeline data comes from Planning Dept quarterly reports" ] }, "adu_programs": { "description": "Accessory Dwelling Units — secondary dwelling units on residential properties", "program_types": [ { "id": "ADU-01", "name": "Attached ADU", "description": "ADU added to main structure — room addition, above garage, dormer conversion", "state_law_protections": [ "Cannot be denied solely based on non-conforming setbacks if within existing footprint", "Cannot require replacement parking", "Ministerial approval required — no discretionary review" ], "permit_path": "Building permit required — in-house review (Form 1/2)", "typical_timeline_months": "3-6", "typical_cost_range": "$50,000-$200,000" }, { "id": "ADU-02", "name": "Detached ADU", "description": "Standalone structure in backyard or replacing accessory structure", "state_law_protections": [ "One detached ADU per lot regardless of lot size in single-family zones", "Up to 800 sq ft allowed (state law minimum)", "4-ft rear and side setbacks only", "16-ft height limit (single story) or 18-ft (within 1/2 mile of transit)" ], "permit_path": "Building permit — in-house review", "typical_timeline_months": "4-8", "typical_cost_range": "$150,000-$400,000" }, { "id": "ADU-03", "name": "Junior ADU (JADU)", "description": "ADU of 500 sq ft or less created entirely within existing single-family home", "eligibility": "Single-family homes only; owner-occupancy required (with limited exceptions)", "features": [ "Shared bathroom allowed with main unit", "Efficiency kitchen allowed (no full kitchen required)", "Owner must occupy either JADU or main unit" ], "permit_path": "Building permit — typically OTC eligible", "typical_timeline_months": "1-3" }, { "id": "ADU-04", "name": "Garage Conversion ADU", "description": "Converting existing garage or parking structure to ADU", "state_law_protections": [ "Cannot require replacement parking", "Ministerial approval — no design review or discretionary process", "Existing non-conforming setbacks are permitted to remain" ], "permit_path": "Building permit — in-house review", "typical_timeline_months": "3-5" }, { "id": "ADU-05", "name": "ADU Legalization", "description": "Legalizing an existing unpermitted unit as an ADU", "special_rules": [ "Plan Review Fee waived for legalizing units constructed without permits (Ord. 92-20)", "Fee waiver applied between 1/1/2020 and 12/31/2024 — check current status", "Must meet current life safety standards (smoke detectors, egress windows, CO detectors)" ], "permit_path": "Building permit — in-house review required", "typical_timeline_months": "3-9" } ], "state_preemption_rules": { "description": "State law significantly limits what SF can require or deny for ADUs", "key_limits": [ "Cannot require owner-occupancy for ADUs (only JADUs)", "Cannot require more than ministerial review for most ADUs", "Cannot require replacement parking", "Must approve ADUs ministerially within 60 days of complete application", "Cannot use design standards to effectively prohibit ADUs" ], "fee_limits": [ "No impact fees for ADUs under 750 sq ft", "Impact fees for ADUs 750+ sq ft must be proportional to main unit" ] }, "sf_adu_bonus_programs": { "adu_by_right": "Most ADU projects in SF are approved ministerially — no Planning Commission hearing required", "affordable_adu": "100% affordable ADU projects may qualify for additional density", "seismic_retrofit_bonus": "Properties completing mandatory seismic retrofit may receive bonus ADU allowance" } }, "inclusionary_housing": { "description": "Requirements for affordable housing units in new market-rate residential developments", "applicability": { "threshold": "Projects of 10 or more residential units", "smaller_projects": "Projects of 1-9 units are exempt from inclusionary requirements" }, "requirement_options": { "on_site_affordable": { "percentage_required": "21-25% of units depending on project size and location", "ami_targets": [ "55% AMI for very low income units", "80% AMI for low income units", "120% AMI for moderate income units (some programs)" ], "typical_percentage_by_size": { "10-24_units": "21%", "25_or_more_units": "25% (RH and RM zones) or 21% (C and PDR zones)" } }, "off_site_affordable": { "percentage_required": "33% of total units (1.5x the on-site rate)", "requirements": [ "Off-site units must be comparable to market-rate units in size", "Must be within 1 mile of the development site", "Must meet same income targeting as on-site option" ] }, "affordable_housing_fee": { "description": "Payment of per-square-foot fee in lieu of providing units", "eligibility": "Only available for projects under 25 units in most districts", "fee_calculation": "Per-square-foot fee set annually by Planning — varies by district and unit size" } }, "ami_definition": { "ami": "Area Median Income — set annually by HUD for the SF metro area", "2025_sf_ami_4_person_household": "Approximately $140,000 (verify with current HUD data)", "note": "AMI limits vary by household size — 1-person household AMI is lower than 4-person" }, "administration": { "mayor_office_of_housing": "Mayor's Office of Housing and Community Development (MOHCD) administers the Affordable Housing Fund", "lottery_process": "Affordable units are marketed and leased through MOHCD lottery program", "monitoring": "Owners of affordable units must record deed restrictions and submit annual reports to MOHCD" } }, "density_bonus_programs": { "description": "State and local programs allowing developers to exceed base density in exchange for affordable units", "state_density_bonus": { "authority": "California Government Code Section 65915 — state law that SF must comply with", "how_it_works": [ "Projects providing minimum percentage of affordable units receive density bonus (units above base zoning)", "Bonus tiers: 5% very-low income units = 22.5% density bonus, scaling up to 50% bonus at 24% very-low income", "Additional incentives and concessions reduce development standards (height, setbacks, parking)" ], "bonus_tiers": [ {"affordable_percentage": "5% very-low income", "density_bonus": "22.5%"}, {"affordable_percentage": "10% very-low income", "density_bonus": "32.5%"}, {"affordable_percentage": "15% very-low income", "density_bonus": "42.5%"}, {"affordable_percentage": "24% very-low income", "density_bonus": "50% (maximum)"}, {"affordable_percentage": "10% low income", "density_bonus": "20%"}, {"affordable_percentage": "100% affordable", "density_bonus": "Up to unlimited in some zones"} ], "incentives_and_concessions": "Developer may request up to 3 incentives (e.g., height increase, setback reduction, parking reduction) — city must grant unless it finds specific adverse impact" }, "sf_local_programs": { "home_sf": { "name": "HOME-SF", "description": "Local density bonus program predating state law; now operates in tandem with state density bonus", "benefit": "Additional stories above height limit in exchange for higher affordability percentage" }, "affordable_housing_bonus_program": { "name": "Affordable Housing Bonus Program (AHBP)", "description": "State-required program — allows up to 5 additional stories above height limit for 100% affordable projects or mixed-income projects with higher affordable percentage" } } }, "development_pipeline": { "description": "SF Planning Department tracks all housing projects in the development pipeline", "tracking_stages": [ { "stage": "Pre-application", "description": "Developer has filed preliminary application or PRE application — no permit yet" }, { "stage": "Planning entitlement", "description": "Project awaiting or has received Planning Commission approval (CU, large project authorization, etc.)" }, { "stage": "Building permit filed", "description": "Building permit application submitted to DBI — under review" }, { "stage": "Building permit issued", "description": "Building permit approved and issued — construction may begin" }, { "stage": "Under construction", "description": "Active construction underway — tracked via inspection records" }, { "stage": "Completed", "description": "Certificate of Occupancy issued — units available" } ], "data_sources": [ "SF Planning Department Quarterly Pipeline Report", "DBI building permit data (SODA dataset)", "Certificate of Occupancy issuances" ], "reporting": "Planning Dept publishes quarterly pipeline updates; annual housing inventory report tracks net new units added" }, "dwelling_unit_completions": { "description": "Tracking of newly completed housing units in SF", "reporting_entity": "SF Planning Department (annual Housing Inventory Report)", "key_metrics": [ "Net new units (additions minus demolitions)", "Units by type (single-family, multi-family, ADU)", "Units by affordability (market-rate, affordable, very-affordable)", "Units by neighborhood" ], "recent_context": "SF has struggled to meet state RHNA (Regional Housing Needs Assessment) goals. ADU completions have accelerated significantly post-2019 state law changes.", "rhna_goals": { "description": "Regional Housing Needs Assessment — state-mandated housing production goals by income level", "sf_sixth_cycle": "SF must plan for approximately 82,000 new units by 2031 across income categories" } }, "unit_types_and_definitions": { "single_family": "One dwelling unit on a lot — RH-1 zoning", "two_family": "Two dwelling units on a lot — RH-2 zoning", "multi_family": "Three or more dwelling units — various RM, RC, C zoning", "adu": "Accessory dwelling unit — secondary unit on property with primary dwelling", "jadu": "Junior ADU — up to 500 sq ft within existing structure of single-family home", "affordable_unit": "Unit deed-restricted to rent/sell below market rate to income-qualifying households", "bmr": "Below Market Rate — SF term for affordable housing units in market-rate developments", "sro": "Single Room Occupancy hotel — protected housing type in SF, demolition or conversion requires replacement" }, "permit_process_for_housing": { "new_construction": { "planning_entitlement": "Required for most multi-unit projects — CU, Section 309, or large project authorization depending on size and zoning", "permit_form": "Form 1 (New Building) or Form 2 (Addition)", "review_path": "In-house — always", "key_agencies": ["DBI", "Planning", "SFFD", "DPH (if food service or childcare)", "SFPUC"], "typical_timeline_months": "12-36 depending on size and entitlement complexity" }, "unit_addition": { "description": "Adding a new unit to existing building (legalization or new construction)", "permit_form": "Form 1 or 2 depending on scope", "review_path": "In-house — always (IH-11 in otc-criteria.json)", "planning_review": "Required — likely triggers Section 317 residential unit demolition/merger review" }, "adu": { "description": "See adu_programs section above", "permit_form": "Form 1 or 2", "review_path": "In-house — IH-12 in otc-criteria.json" } }, "related_urls": { "sf_planning_housing": "https://www.sf.gov/topics/housing", "adu_programs": "https://www.sf.gov/topics/accessory-dwelling-units", "inclusionary_housing": "https://www.sf.gov/topics/below-market-rate-housing", "density_bonus": "https://www.sf.gov/topics/affordable-housing-bonus-program", "mohcd": "https://www.sf.gov/departments/mayors-office-housing-and-community-development", "planning_pipeline": "https://www.sf.gov/reports/housing-inventory", "rhna": "https://www.abag.ca.gov/our-work/housing/rhna" } }