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San Francisco, CA Zoning Overlays & Bonuses: Density Bonus Law (2026)

Some Restrictions
Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

Key Facts

Code section
Planning Code 206.3
Required affordability
25-30%
Height bonus
Up to 2 stories
State law layer
Gov Code 65915
Affordability term
55 years

Summary

San Francisco offers density and height bonuses to projects that include affordable housing through the local HOME-SF program (Planning Code 206.3) and the California State Density Bonus Law, with stacked incentives possible.

65915. (a) (1) When an applicant seeks a density bonus for a housing development within... the jurisdiction of a city, county, or city and county, that local government shall comply with this section. A city, county, or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented... (b) (1) A city, county, or city and county shall grant one density bonus, the amount of which shall be as specified in subdivision (f)... if an applicant for a housing development seeks and agrees to construct a housing development... that will contain at least any one of the following: (A) Ten percent of the total units... for rental or sale to lower income households... (B) Five percent of the total units... for rental or sale to very low income households...

Source: SF Planning Code 206.3View official code

Full Breakdown

HOME-SF, codified at Planning Code Section 206.3, gives qualifying multifamily projects on transit corridors up to two extra stories of height and 30 percent more density when 25-30 percent of units are affordable to low- and moderate-income households. Projects can layer the State Density Bonus (Government Code 65915) for additional concessions including reduced parking minimums and waivers from off-street loading. Planning reviews HOME-SF applications in approximately six months, faster than discretionary review, and requires recorded affordability covenants for 55 years.

Violations & Fines

Failure to maintain affordable units triggers reverter clauses, allowing the city to reclaim entitlements; affordability covenant breaches carry per-unit damages.

Frequently Asked Questions

Do single-family lots qualify for HOME-SF?
No. HOME-SF targets multifamily and mixed-use sites along major transit corridors. Single-family lots may use the State Density Bonus or SB 9 instead.
Can a project use HOME-SF and State Density Bonus together?
Yes. Planning Code 206.3 explicitly allows stacking with state law, but the project must meet the higher affordability threshold of HOME-SF to qualify.

Sources & Official References

Other rules in San Francisco

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All San Francisco rules

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