HAC ED Recap: Zoning Ambition Meets State-Level Strategy
On August 27th, HAC welcomed two heavy-hitters shaping the future of California housing: Senator Scott Wiener, architect of major housing legislation, and Rachael Tanner, Director of Citywide Planning at SF Planning. Together, they offered an inside perspective on the bold policies defining housing in 2025.
A Legislative Reality Check with Senator Wiener
Senator Wiener offered a candid briefing on this year’s housing bills, unpacking what moved, what stalled, and what’s next in the State Capitol’s push for CEQA reform and land use accountability.
Key highlights:
CEQA Reform’s Evolution: While some CEQA reforms crossed the finish line, including exemptions tied to rezoning and Housing Elements, broader updates remain a work in progress.
Resilience After Defeat: A bill aiming to fix pieces of AB 423 and SB 9 failed in the Housing Committee. Wiener plans to return next session with a refined “kitchen sink” bill of technical improvements.
Transit Agency Land Use Authority: A revived bill would give transit agencies more control over their own land, moving a key step toward aligning transportation and housing forward. It faces a tough vote in the Assembly.
Pushing Back on Local Resistance: When asked about cities resisting state mandates, Wiener was clear: This is normal politics. The state has a role to play and we’re not backing down.
Affordability Levers & Fees: In response to developer concerns about impact fees, Wiener acknowledged the barrier. HAC and other players are exploring alternatives and work arounds, including delaying fees until later in the construction process.
Starter Homes, For-Sale Housing & SB 684: The Senator also highlighted a growing interest in small-scale, for-sale housing like SB 684 and SB 1123, which aim to make 10-unit subdivisions and “starter homes” more feasible. Though not widely adopted yet, he sees promise as people need time to learn how to use these tools.
And in case you were wondering – no, he’s not running for Governor. “I’m running for Congress, whenever Congresswoman Pelosi decides not to,” he laughed.
Inside SF’s Historic Rezoning Effort with Rachael Tanner
Rachael Tanner offered a clear and energizing look at San Francisco’s upcoming Family Zoning plan – a once-in-a-generation effort to expand housing options, legalize small-scale infill, and unlock 36,000 new homes across the city.
What’s changing:
A Zoning Map that Touches 92,000 Parcels: This is the biggest rezoning since the city’s 1970s downzoning. It shifts SF toward a form-based zoning system — regulating building shape instead of limiting unit count, allowing more homes to be built in existing structures.
Prioritizing Family Housing: The plan requires that at least 25% of new units be two-bedrooms or larger, directly targeting the city’s shortage of family-friendly housing.
Four Housing Typologies, One Clear Intent:
Gentle Density: Allows homeowners to convert existing single-family lots into 2–4 unit buildings through the Housing Choice SF program.
Commercial Transition Zones: Permits 5-story housing in small neighborhood shopping areas while maintaining retail character.
Mid-Rise Corridors: Enables 6–8 story buildings on larger lots near transit and key corridors.
High-Rise in High-Capacity Areas: Up to 12–65 stories allowed on major corridors like Van Ness, Geary, and Market, using either local or state programs.
Two Pathways for Building:
Housing Choice Program: A city-led pathway that eases zoning restrictions without requiring labor mandates, and offers fee-out options for inclusionary housing, while preserving design flexibility.
State Density Bonus (SDB): Still a popular option among developers for its flexibility on setbacks, yard reductions, and inclusionary rules.
What we learned from Q&A:
Housing Choice vs. SDB: Builders said SDB still feels more usable. Tanner explained that Housing Choice SF offers a different kind of flexibility (no labor requirement, easier compliance) but adoption will depend on specific site conditions.
Retail Requirements: Active ground-floor retail will remain required in commercial corridors, but SF Planning is expanding where retail can go without making it mandatory.
Inclusionary Rates: The Technical Advisory Committee (TAC) will soon review current inclusionary standards, but for now the 20% in-lieu fee remains in place.
Transit on the Westside: Tanner confirmed that MUNI has plans to expand service, alongside a new bike network for westside neighborhoods.
Rear Yard Constraints: Builders flagged rear yard rules as a major constraint. Tanner confirmed that Housing Choice SF allows more flexibility, and that reducing requirements from the current 15–20% could unlock far more viable infill development.
Remaining Barriers:
The two-stair rule continues to limit 4-story projects. HAC is advocating for single-stair reform as key to unlocking homes on the Westside.
How to Help:
Family Zoning Rally & Planning Commission hearing
Wednesday, September 11, 11:30am at City Hall
Join HAC, SPUR, YIMBY Action, teachers, families, and small business leaders for a rally ahead of the Planning Commission hearing. The Mayor, Planning Department, and key city officials will be in attendance and we need your voice in the crowd. Stick around to give public comment and help move the Family Zoning Plan progress afterward.
Final Thoughts
This RegComm put a spotlight on two parallel and powerful strategies: Sacramento’s steady work to reform state law, and San Francisco’s historic effort to reshape the local zoning landscape. Together, they remind us that winning the housing future means aligning policy, persistence, and politics at every level.
As always, thank you to our speakers and to our HAC community for showing up, asking tough questions, and driving change. See you September 11.
