HOME-SF

Tier 1 (<25 units)

Tier 1 (25+ units)

Tier 2

Tier 3

55% AMI

10%

10%

10%

10%

80% AMI

5%

8%

8%

10%

110% AMI

5%

5%

7%

10%

Tier 1 (<25 units)

Tier 1 (25+ units)

Tier 2

Tier 3

80% AMI

10%

10%

10%

10%

105% AMI

5%

8%

8%

10%

130% AMI

5%

5%

7%

10%

1. Income levels served adjusted as follows:
   • Rental BMR units offered at:
     55% AMI
     80% AMI
     110% AMI
   • Ownership BMR units offered at:
     90% AMI
     120% AMI
     140% AMI
2. Family-friendly amenities: Encourages the inclusion of 3+ bedroom units
3. Enhances protections and options for existing commercial tenants

1. Fillmore and Divisadero NCT districts removed from the program
2. Formula retail prohibited on any HOME-SF project that replaces a non-formula retail business
3. Clarifies that all regulations in section 415 (Inclusionary Housing) of the Planning Code apply to HOME-SF units except:
   • Percentage requirement
     (HOME-SF is higher – 30% on-site)
   • That the qualifying income levels for the below-market-rate units available through the program are independently set
     10% at 90% of Area Median Income; 
     10% at 120% of Area Median Income; and
     10% at 140% of Area Median.  
     Rental units are set at
     10% at 55% of Area Median Income;
     10% at 80% of Area Median Income; and
     10% shall have an average affordable rent set at 110% Area Median Income. 
   • That the unit mix requirement shall be either
     (A) a minimum unit mix of at least 40% of all units as two bedroom units or larger; or
     (B) any unit mix which includes some three bedroom or larger units such that 50% of all bedrooms within the Local HOME-SF Project are provided in units with more than one bedroom.

1. Conforms State Analyzed hybrid program to contain same programmatic details as HOME-SF, with the exception of three requirements under state law (allows for up to 35% density bonus; different income level requirements; and affordability lasting up to 55 years)
2. Removes Northeast quadrant area north of Polk Street and east of Van Ness Avenue, with exception of soft sites (defined as lots 12,500 square feet or more with existing structures that cover less than 20% of the zoned capacity), gas stations, parking lots, and banks – unless historic or eligible for historic registry/preservation.
3. Clarifies that formula retail prohibition on ground floor does not apply to sites with existing fringe financial, self-storage, motel, automobile sales/rental, gas station, car wash, mortuaries, adult entertainment, massage, medical cannabis dispensary, and tobacco shop uses.

1. Affordability of ownership units revised to 80%/105%/130% of AMI to match Inclusionary Ordinance proposal
2. Changes the distribution of HOME-SF units to:

   12% at the lowest income tier
   9% at the middle tier
   9% at the highest income tier

3. Specifies that HOME-SF would apply in District 9 until the Board of Supervisors directs the Planning Department to study the creation of an Area Plan in the District

1. Projects seeking to use HOME-SF would be able to choose from the following three options:
   
   Tier 1 – Relief from density controls but no extra height – 20% affordable 10% of units at 55% of AMI (rental) or 80% of AMI (owner) 5% of units at 80% of AMI (rental) or 105% of AMI (owner) 5% of units at 110% of AMI (rental) or 130% of AMI (owner)
   
   Tier 2 – Relief from density controls and one extra story of height – 25% affordable 10% of units at 55% of AMI (rental) or 80% of AMI (owner) 8% of units at 80% of AMI (rental) or 105% of AMI (owner) 7% of units at 110% of AMI (rental) or 130% of AMI (owner)
   
   Tier 3 – Relief from density controls and two extra stories of height – 30% affordable 10% of units at 55% of AMI (rental) or 80% of AMI (owner) 10% of units at 80% of AMI (rental) or 105% of AMI (owner) 10% of units at 110% of AMI (rental) or 130% of AMI (owner)

1. HOME-SF projects would seek entitlement through the process provided for in Section 328 instead of Conditional Use (Section 303). Section 328, which currently establishes the process for the 100% Affordable Housing Bonus Program Project Authorization, is similar to a Large Project Authorization (Sec. 329). Section 328 requires approval by the Planning Commission at a public hearing and allows the Commission to grant certain modifications. The Planning Commission’s decision would be appealable to the Board of Appeals rather than the Board of Supervisors. Section 328 would require HOME-SF projects be approved, approved with conditions, or disapproved by the Planning Commission within 120 days of receipt of a complete HOME-SF application.

1. Amend Section 206.3(d)(4) to allow HOME-SF projects to receive any of the zoning modifications listed, rather than only allowing three.
2. Amend Section 206.3(f)(2)(A) to modify the proposed Tier 1 as follows:
   • If a Tier 1 HOME-SF project consists of 24 units or fewer, require 20% on-site affordable HOME-SF units at the proposed affordability levels
   • If a Tier 1 HOME-SF project consists of 25 units or more, require 23% on-site affordable HOME-SF units at the following affordability levels: i. 10% at 55% AMI (rental) or 80% AMI (owner) ii. 8% at 80% AMI (rental) or 105% AMI (owner) iii. 5% at 110% AMI (rental) or 130% AMI (owner)
3. Amend Section 206.3(f)(2) language to set the prescribed AMI levels as maximums, allowing HOME-SF project sponsors to provide HOME-SF units at deeper affordability levels.
4. Amend language in Section 328 to require HOME-SF projects receive a Planning Commission hearing withi 180 days of completion of environmental review.
5. Amend language to include a “use it or lose it” provision, requiring HOME-SF projects to file a Building Permit Application within 2 years of entitlement.

1. by adding ‘in an amount higher than the amount required by the Inclusionary Housing Ordinance’ after ‘rent or sales’; on Page 9, Lines 2-3,
2. by adding ‘receive’ before ‘may’ and striking ‘select up to three of’ before ‘the following
3. zoning modifications:’; on Page 9, Lines 9-10,
4. by striking ‘120’ and replacing it with ‘180’; on Page 9, Lines 10-12, by adding ‘submittal of a complete project application, unless the Environmental Review Officer determines that an environmental impact report is required for the project under Administrative Code Section 31.09.’ after ‘days of'; on Page 9, Lines 12-13,
5. by striking ‘the date that the HOME-SF application is deemed complete.’

1. Amend the legislation to allow projects with fewer than 10 units to participate in HOME-SF by subjecting the entire building to rent control.
2. Amend the Administrative Code to require leases for these new HOME-SF rent-controlled units to disclose the unit is subject to the rent increase limitations of the Rent Ordinance.
3. Eliminate the shadow/wind/historic resources criterion from the eligibility criteria.
4. Revise the eligibility requirement that precludes a HOME-SF project from demolishing any existing dwelling units to allow the demolition of one unit.

1. Eliminate the exemption from parking requirements since there are no longer parking minimums.
2. Make the minimum Below Market Rate unit sizes for studios consistent across HOME-SF and Inclusionary Housing requirements.
3. Revise the common open space reduction to simply 10%.
4. Add a zoning modification to allow reduced requirements for private open space. Private open space would still need to be a minimum of 36 square feet in size, measuring at least six feet in each direction.