Daniel Lurie was the public safety mayor. Now he’s trying to be the affordability guy

This housing policy was too radical for CA Dems — until Trump embraced it

Year 1 of the Lurie era is done. Here’s how he kept — or whiffed — his biggest promises

SF’s real estate comeback is crawling. Repealing this tax hike might help it along

<div class="content-grid article-content"><div class="Metadata_container__fxAzw"><div class="flex flex-row gap-x-md"></div><div class="Metadata_metadata__W_0LF"><span>By <a class="" href="https://sfstandard.com/author/kevin-v-nguyen/">Kevin V. Nguyen</a></span><time datetime="2025-12-16T14:00:00.000Z">Published Dec. 16, 2025 • 6:00am</time></div></div><div class="floats"><p class="paragraph-block article-body undefined text-left">A moderate faction of the Board of Supervisors and members of the mayor’s office explored a repeal of Proposition I this year but put it off to focus on getting the <u><a data-post-id="38a05df3-a8ba-4582-a163-601c5740637a" href="https://sfstandard.com/2025/12/02/family-zoning-supervisors-vote-daniel-lurie/">Family Zoning Plan approved</a></u>. But sources say an effort to repeal the voter-approved transfer tax increase will be renewed next year. </p><p class="paragraph-block article-body undefined text-left">Prop. I in 2020 doubled the transfer tax rate on the sale of properties valued at $10 million or more from roughly 3% to 6%. On a $25 million sale, the seller pays $1.375 million, versus $687,000 before the measure passed.</p><p class="paragraph-block article-body undefined text-left">A spokesperson for Mayor Daniel Lurie declined to comment. TheOffice of Economic and Workforce Development has not prepared any legislation or studied the fiscal impact of a transfer tax cut, according to a spokesperson, but remains “keen to remove city barriers to construction.” </p></div><div class="!p-0 !m-0"></div><div class="floats"><p class="paragraph-block article-body undefined text-left">If such efforts begin next year, the office and the city economist would have to explore the full impact of such a cut and negotiate with supervisors to offset any reductions in funding. Of the supervisors who <u><a href="https://webbie1.sfpl.org/multimedia/pdf/elections/November3_2020.pdf" rel="noopener noreferrer" target="_blank">sponsored or endorsed Prop. I in 2020<span class="sr-only"> (opens in new tab)</span></a></u>, only Shamann Walton and Rafael Mandelman are still on the board. </p><p class="paragraph-block article-body undefined text-left">The renewed interest comes amid a broader movement to overhaul San Francisco’s tax system, which the business community says makes it too costly to invest in the city. Last year, voters passed both Prop. M, which <u><a data-post-id="83aee1de-c259-44b2-8478-f053a494114a" href="https://sfstandard.com/2024/10/31/sf-election-2024-prop-m/">reshaped business taxes</a></u> to assist small and large companies, and Prop. C, which <u><a data-post-id="002fa084-7477-49b3-bec4-18f348e77f08" href="https://sfstandard.com/2024/03/05/san-francisco-election-2024-prop-c-result-office-conversions/">waived taxes on office-to-housing conversion projects</a></u>. The latter made it easier for the Board of Supervisors to reduce, suspend, or repeal the transfer tax without putting those decisions to a citywide vote. </p></div><div class="floats"><p class="paragraph-block article-body undefined text-left">San Francisco has already <u><a data-post-id="85f1c56e-95ec-42e3-9d9f-7f203136bbac" href="https://sfstandard.com/2025/03/02/san-francisco-incentivizing-office-conversions/">dropped some fees and affordable housing requirements</a></u> in an effort to incentivize housing development.  </p><p class="paragraph-block article-body undefined text-left">But political divides are starting to reemerge. Business and labor groups are <u><a data-post-id="078ffa90-3efd-465c-9132-5e14c19553dd" href="https://sfstandard.com/opinion/2025/12/15/childish-spat-speeding-ballot-san-franciscans-caught-crossfire/">walking back earlier compromises</a></u> from the Prop. M negotiations, and there are growing fears of voter “tax fatigue” as residents face multiple <u><a data-post-id="6dae264f-1321-444b-a97d-df405822d8db" href="https://sfstandard.com/2025/12/09/save-muni-tax-how-much-youll-pay/">local</a></u> and <u><a data-post-id="f92d768b-49f4-4f45-874c-2581bb65e462" href="https://sfstandard.com/2025/10/13/bay-area-transit-tax-ballot-measure-2026/">regional tax proposals</a></u> next year.</p></div><div class="!p-0 !m-0"></div><div class="floats"><p class="paragraph-block article-body undefined text-left">Even though a transfer tax cut would not require voter approval, concerns about the loss of revenue could determine which supervisors would support such a move.</p><p class="paragraph-block article-body undefined text-left">The debate is unfolding as San Francisco’s real estate market continues to struggle despite signs of a mounting recovery. More than 20 million square feet of office space in San Francisco remains vacant. Once-thriving commercial corridors like <u><a data-post-id="29e0ce5d-84a9-4cfb-b0b7-9e18db992511" href="https://sfstandard.com/2025/07/16/powell-street-vacancies-leasing-momentum/">Powell Street</a></u> and <u><a data-post-id="e2ac7db5-bcfe-4f90-ab4c-fa1a80c953d0" href="https://sfstandard.com/2025/12/01/1000-van-ness-ave-legal-issues/">Van Ness Avenue</a></u> are still riddled with empty storefronts. The city’s largest mall, the San Francisco Centre, has been <u><a data-post-id="45c43bbb-3164-4bea-8dbc-6b95a6089f8f" href="https://sfstandard.com/2025/08/21/panda-express-san-francisco-centre-mall/">reduced to a single Panda Express</a></u>. </p></div><div class="w-full bg-warm-gray-50 border border-warm-gray-300 rounded-xl flex flex-col gap-md px-lg py-[20px]"><div class="flex flex-row text-medium leading-[1.1] text-black font-inter gap-xs"><span class="italic font-normal">More about</span><a href="https://sfstandard.com/tag/commercial-real-estate/"><span class="font-bold underline decoration-highlight decoration-[3.2px]">Commercial Real Estate</span></a></div><ul class="flex flex-col gap-md"><li class="flex flex-row gap-sm pb-md border-b border-warm-gray-300"><a href="https://sfstandard.com/2025/12/16/texas-real-estate-investment-san-francisco/" tabindex="-1"><div class="flex-none w-[90px] h-[60px] overflow-hidden"><img alt="A stylized map of Texas with a blue star section inset shows the state divided into three parts colored blue, white, and red, framed by a rope." class="object-cover w-full h-full lazyloaded" data-nimg="1" decoding="async" height="666.6666666666666" loading="lazy" src="https://assets.sfstandard.com/image/994911177489/image_7u7iq63ni569f3ltiu77edpo3u/-C100.00%25x100.00%25%2C0.00%25%2C0.00%25-S2048x1365-FPNG" srcset="https://assets.sfstandard.com/image/994911177489/image_7u7iq63ni569f3ltiu77edpo3u/-C100.00%25x100.00%25%2C0.00%25%2C0.00%25-S1024x683-FPNG 1x, https://assets.sfstandard.com/image/994911177489/image_7u7iq63ni569f3ltiu77edpo3u/-C100.00%25x100.00%25%2C0.00%25%2C0.00%25-S2048x1365-FPNG 2x" style="color:transparent;aspect-ratio:1.5;background-size:cover;background-position:50% 50%;background-repeat:no-repeat;background-image:url(&quot;data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1000 666.6666666666666'%3E%3Cfilter id='b' color-interpolation-filters='sRGB'%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3CfeColorMatrix values='1 0 0 0 0 0 1 0 0 0 0 0 1 0 0 0 0 0 100 -1' result='s'/%3E%3CfeFlood x='0' y='0' width='100%25' height='100%25'/%3E%3CfeComposite operator='out' in='s'/%3E%3CfeComposite in2='SourceGraphic'/%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3C/filter%3E%3Cimage width='100%25' height='100%25' x='0' y='0' preserveAspectRatio='none' style='filter: url(%23b);' href='data:image/gif;base64,R0lGODlhAQABAAAAACH5BAEKAAEALAAAAAABAAEAAAICTAEAOw=='/%3E%3C/svg%3E&quot;)" width="1000"/></div></a><a class="h-fit" href="https://sfstandard.com/2025/12/16/texas-real-estate-investment-san-francisco/"><h3 class="text-medium sm:text-lg leading-[1.3] font-medium text-warm-gray-900 font-ivar-headline">Giddy up! Texas money is flooding into cheap San Francisco real estate</h3></a></li><li class="flex flex-row gap-sm pb-md border-b border-warm-gray-300"><a href="https://sfstandard.com/2025/12/11/downtown-oceanwide-center-commercial-real-estate/" tabindex="-1"><div class="flex-none w-[90px] h-[60px] overflow-hidden"><img alt="Aerial view of an urban construction site with exposed steel frameworks and adjacent traffic." class="object-cover w-full h-full lazyloaded" data-nimg="1" decoding="async" height="2962" loading="lazy" src="https://assets.sfstandard.com/image/994911177489/image_2nn38pjnn14sn83uer1sfpio2l/-S3840x2157-FPNG" srcset="https://assets.sfstandard.com/image/994911177489/image_2nn38pjnn14sn83uer1sfpio2l/-S3840x2157-FPNG 1x" style="color:transparent;background-size:cover;background-position:50% 50%;background-repeat:no-repeat;background-image:url(&quot;data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 5272 2962'%3E%3Cfilter id='b' color-interpolation-filters='sRGB'%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3CfeColorMatrix values='1 0 0 0 0 0 1 0 0 0 0 0 1 0 0 0 0 0 100 -1' result='s'/%3E%3CfeFlood x='0' y='0' width='100%25' height='100%25'/%3E%3CfeComposite operator='out' in='s'/%3E%3CfeComposite in2='SourceGraphic'/%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3C/filter%3E%3Cimage width='100%25' height='100%25' x='0' y='0' preserveAspectRatio='none' style='filter: url(%23b);' href='data:image/gif;base64,R0lGODlhAQABAAAAACH5BAEKAAEALAAAAAABAAEAAAICTAEAOw=='/%3E%3C/svg%3E&quot;)" width="5272"/></div></a><a class="h-fit" href="https://sfstandard.com/2025/12/11/downtown-oceanwide-center-commercial-real-estate/"><h3 class="text-medium sm:text-lg leading-[1.3] font-medium text-warm-gray-900 font-ivar-headline">Downtown’s $1.6B ‘money pit’ is close to getting scooped up by local buyers </h3></a></li><li class="flex flex-row gap-sm"><a href="https://sfstandard.com/2025/12/11/goodwill-silicon-valley-new-hq/" tabindex="-1"><div class="flex-none w-[90px] h-[60px] overflow-hidden"><img alt="Office building with reflective blue windows, a Goodwill Institute for Career Development sign, bare trees, and a palm tree in the foreground." class="object-cover w-full h-full lazyloaded" data-nimg="1" decoding="async" height="1728" loading="lazy" src="https://assets.sfstandard.com/image/994911177489/image_cueebeuiop36374dct9ppce27i/-S3840x2560-FPNG" srcset="https://assets.sfstandard.com/image/994911177489/image_cueebeuiop36374dct9ppce27i/-S3840x2560-FPNG 1x" style="color:transparent;background-size:cover;background-position:50% 50%;background-repeat:no-repeat;background-image:url(&quot;data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 2592 1728'%3E%3Cfilter id='b' color-interpolation-filters='sRGB'%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3CfeColorMatrix values='1 0 0 0 0 0 1 0 0 0 0 0 1 0 0 0 0 0 100 -1' result='s'/%3E%3CfeFlood x='0' y='0' width='100%25' height='100%25'/%3E%3CfeComposite operator='out' in='s'/%3E%3CfeComposite in2='SourceGraphic'/%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3C/filter%3E%3Cimage width='100%25' height='100%25' x='0' y='0' preserveAspectRatio='none' style='filter: url(%23b);' href='data:image/gif;base64,R0lGODlhAQABAAAAACH5BAEKAAEALAAAAAABAAEAAAICTAEAOw=='/%3E%3C/svg%3E&quot;)" width="2592"/></div></a><a class="h-fit" href="https://sfstandard.com/2025/12/11/goodwill-silicon-valley-new-hq/"><h3 class="text-medium sm:text-lg leading-[1.3] font-medium text-warm-gray-900 font-ivar-headline">Your favorite thrift store just became a San Jose office landlord</h3></a></li></ul></div><div class="floats"><p class="paragraph-block article-body undefined text-left">Many properties stuck in purgatory require mass transformation or redevelopment. Incumbent owners rarely make that bet. After the downturn, they’re <u><a data-post-id="69c98ece-a1fb-4d63-853b-498945c8d9b5" href="https://sfstandard.com/2025/10/20/san-francisco-office-tenant-protections/">either underwater or out of patience</a></u>. But new buyers can, particularly when they <u><a data-post-id="9100d467-62ac-411f-8b0f-21bcf2e9c078" href="https://sfstandard.com/2025/10/06/presidio-bay-san-francisco-office-revivial/">get in at discounted prices</a></u>. </p><p class="paragraph-block article-body undefined text-left">Essentially, San Francisco needs more properties to trade hands to accelerate its real estate comeback. </p><p class="paragraph-block article-body undefined text-left">A way to grease the wheels would be to lower the cost of transacting. San Francisco has some of California’s <u><a href="https://www.californiacityfinance.com/PropTransfTaxRates.pdf" rel="noopener noreferrer" target="_blank">highest transfer tax rates<span class="sr-only"> (opens in new tab)</span></a></u>. Voters helped make it that way by passing four tax-rate increases on properties sold for more than $5 million since 2008; most recently, Prop. I.</p><p class="paragraph-block article-body undefined text-left">Those increases made sense during the city’s boom times and have helped fund critical services like emergency rent relief and acquisition of land for affordable housing development. Between 2021 to 2024, Prop. I generated $324 million in additional revenue for San Francisco, according to <u><a href="https://media.api.sf.gov/documents/2024-06-12_HSFOB_Report_-_Final.pdf" rel="noopener noreferrer" target="_blank">the Housing Stability Fund Oversight Board<span class="sr-only"> (opens in new tab)</span></a></u>, which was established to monitor how the funds were allocated. </p></div><div class="floats"><p class="paragraph-block article-body undefined text-left">But today, the measure is more likely to have a chilling effect on real estate transactions, especially on properties that are primed for redevelopment after trading hands. According to the Controller’s Office, the tax increase from Prop. I added the equivalent of $64 per square foot in costs on nonresidential development and more than $32,800 per unit on residential development. </p><p class="paragraph-block article-body undefined text-left">Independent of any local effort, there is an initiative by the Howard Jarvis Taxpayers Association to introduce a statewide measure <u><a href="https://calmatters.org/housing/2025/10/measure-ula-howard-jarvis-ballot-mansion/" rel="noopener noreferrer" target="_blank">to cap any city’s ability to raise transfer taxes<span class="sr-only"> (opens in new tab)</span></a></u> and raise the threshold needed to pass voter-backed tax hikes from a simple majority to a two-thirds vote. </p><p class="paragraph-block article-body undefined text-left">Should that initiative pass next year, it would make certain existing taxes null and void two years following enactment.</p></div></div>

Time to build: Supervisors approve Lurie’s upzoning plan for 36,000 new homes

<div class="content-grid article-content"><div class="Metadata_container__fxAzw"><div class="flex flex-row gap-x-md"></div><div class="Metadata_metadata__W_0LF"><span>By <a class="" href="https://sfstandard.com/author/han-li/">Han Li</a></span><time datetime="2025-12-03T01:17:39.511Z">Published Dec. 02, 2025 • 5:17pm</time></div></div><div class="floats"><p class="paragraph-block article-body undefined text-left">After a lengthy debate Tuesday, the San Francisco Board of Supervisors approved Mayor Daniel Lurie’s plan to rezone large sections of the city to build taller buildings that could provide tens of thousands of homes.</p><p class="paragraph-block article-body undefined text-left">The supervisors approved what Lurie has dubbed the Family Zoning Plan in a 7-4 vote that divided the board’s moderate and progressive factions. The legislation, which needs a second board vote before heading to Lurie’s desk for a signature, aims to add roughly 36,000 units by 2031 to meet a state mandate for local governments to build more housing, amid what regulators in Sacramento estimate to be a shortage of <u><a href="https://storymaps.arcgis.com/stories/94729ab1648d43b1811c1698a748c136" rel="noopener noreferrer" target="_blank">2.5 million homes.<span class="sr-only"> (opens in new tab)</span></a></u></p><p class="paragraph-block article-body undefined text-left">Lurie has for months warned critics that the state could <u><a href="https://missionlocal.org/2025/10/sf-lurie-sunset-rezone-town-hall/" rel="noopener noreferrer" target="_blank">take control<span class="sr-only"> (opens in new tab)</span></a></u> of local housing decisions if supervisors did not approve his plan.</p></div><div class="!p-0 !m-0"></div><div class="floats"><p class="paragraph-block article-body undefined text-left">“With this plan, we will add affordable housing, support small businesses, and protect the character of the neighborhoods that make San Francisco so special,” Lurie said in a statement after the vote.</p><p class="paragraph-block article-body undefined text-left">Supervisor Myrna Melgar — a former planning commissioner and chair of the board’s Land Use and Transportation Committee — called the vote a historic moment for the city’s efforts to mitigate the affordability crisis.</p><p class="paragraph-block article-body undefined text-left">“We can move ahead with other important strategies to jumpstart more affordable housing, to incentivize the project that we want to see, and to ensure that tenants and small businesses are provided the strongest protection,” said Melgar, who helped negotiate amendments and shepherded the proposal through the legislative process.</p><p class="paragraph-block article-body undefined text-left">Newly sworn-in Supervisor Alan Wong, who represents the Sunset District, also voted in favor of the plan.</p><p class="paragraph-block article-body undefined text-left">Getting board approval for such a plan would have been much harder a year ago, when progressives maintained a majority vote on the 11-member panel. San Francisco has for years resisted aggressive efforts to build housing, especially on the north and west sides, where Lurie’s plan will have the biggest effect. </p></div><div class="!p-0 !m-0"></div><div class="floats"><p class="paragraph-block article-body undefined text-left">The Family Zoning Plan drew staunch opposition from NIMBY-aligned groups across the city, which argued that more development would destroy their neighborhoods, and from tenant activists worried about how upzoning might displace residents. </p><p class="paragraph-block article-body undefined text-left">Progressive Supervisors Connie Chan, Shamann Walton, Jackie Fielder, and Chyanne Chen tried to <u><a data-post-id="7d7194d1-9716-429a-9fae-79b932916a03" href="https://sfstandard.com/2025/10/20/lurie-family-zoning-housing-supervisors/">water down the legislation</a></u> with amendments to address those concerns. All four voted against the measure.</p></div><div class="flex flex-col p-md xl:px-lg bg-warm-gray-50 border border-warm-gray-200 rounded-xl" data-count="1"><div class="flex flex-row gap-x-xs text-black text-md"><span class="italic">Listen to</span><span class="font-bold underline underline-offset-[7.5%] decoration-highlight decoration-[20%]">The Standard Podcasts</span></div><div class="border-t border-warm-gray-200 my-md"></div><div class="flex flex-col gap-y-xxs"><div class="flex flex-row justify-between items-center"><span class="bg-warm-gray-200 text-text-primary px-xs py-xxs rounded-2xl text-xs uppercase">Pacific Standard Time</span><span class="text-xs text-text-secondary uppercase">6 days ago</span></div><div class="flex flex-row justify-between gap-x-sm"><div class="flex flex-col gap-y-xs items-start"><h3 class="text-sm text-text-primary font-semibold line-clamp-3 can-hover:hover:opacity-60"><a 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https://assets.sfstandard.com/image/994911177489/image_494nht6emd5ofcvha160hr3733/-S1024x683-FPNG 1024w, https://assets.sfstandard.com/image/994911177489/image_494nht6emd5ofcvha160hr3733/-S1080x720-FPNG 1080w, https://assets.sfstandard.com/image/994911177489/image_494nht6emd5ofcvha160hr3733/-S1200x800-FPNG 1200w, https://assets.sfstandard.com/image/994911177489/image_494nht6emd5ofcvha160hr3733/-S1920x1280-FPNG 1920w, https://assets.sfstandard.com/image/994911177489/image_494nht6emd5ofcvha160hr3733/-S2048x1365-FPNG 2048w, https://assets.sfstandard.com/image/994911177489/image_494nht6emd5ofcvha160hr3733/-S3840x2560-FPNG 3840w" style="color:transparent;background-size:cover;background-position:50% 50%;background-repeat:no-repeat;background-image:url(&quot;data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 3000 2000'%3E%3Cfilter id='b' color-interpolation-filters='sRGB'%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3CfeColorMatrix values='1 0 0 0 0 0 1 0 0 0 0 0 1 0 0 0 0 0 100 -1' result='s'/%3E%3CfeFlood x='0' y='0' width='100%25' height='100%25'/%3E%3CfeComposite operator='out' in='s'/%3E%3CfeComposite in2='SourceGraphic'/%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3C/filter%3E%3Cimage width='100%25' height='100%25' x='0' y='0' preserveAspectRatio='none' style='filter: url(%23b);' href='data:image/gif;base64,R0lGODlhAQABAAAAACH5BAEKAAEALAAAAAABAAEAAAICTAEAOw=='/%3E%3C/svg%3E&quot;)" width="3000"/></a></div></div></div><div class="floats"><p class="paragraph-block article-body undefined text-left">“I am disappointed that we are not choosing the path to figure out a way to either negotiate or, frankly, to fight some of these mandates,” Chan said.</p><p class="paragraph-block article-body undefined text-left">Pro-housing and YIMBY activists celebrated the win as a long-overdue step to building housing in San Francisco, which has an estimated 82,000-unit shortage.</p><p class="paragraph-block article-body undefined text-left">Graeme Joeck, director of advocacy at Abundant San Francisco, said the Family Zoning Plan reflects a city that welcomes families, builds for the future, and supports neighborhoods where everyone can afford to stay and put down roots.</p><p class="paragraph-block article-body undefined text-left">Abundant San Francisco was part of a coalition of volunteers that fanned out across the city to rally support for the plan. Over the past three months, volunteers held house parties and community events, peppered neighborhoods with flyers, sent emails, and attended hearings to vocalize their support. </p><p class="paragraph-block article-body undefined text-left">“This is exactly what residents have been asking for, and we thank everyone who worked to get this legislation through,” Joeck said.</p></div><h2 class="heading-block article-body text-left">Taller buildings</h2><div class="floats"><p class="paragraph-block article-body undefined text-left">The plan targets the western and northern parts of San Francisco for upzoning, meaning areas where development has for decades been more limited could soon see a construction boom.</p><p class="paragraph-block article-body undefined text-left">The plan calls for buildings up to 10 stories in most west-side commercial corridors, or up to 20 stories along some Geary Boulevard intersections. Sites at the Geary–Masonic crossing could reach 40 stories.</p></div><div class="floats"><p class="paragraph-block article-body undefined text-left">Van Ness Avenue, a major transit corridor, could experience the most dramatic changes, with towers up to 60 stories. Developers could build even higher because of state or local rules that allow for more housing units if a certain portion is reserved for low-income residents.</p><p class="paragraph-block article-body undefined text-left">Most residential neighborhoods would keep their four-story height limits, but a demolished single-family home could be redeveloped into multi-unit apartments.</p><p class="paragraph-block article-body undefined text-left">Even so, <u><a data-post-id="94a3edbb-e222-473e-8087-e7162392f7f5" href="https://sfstandard.com/2025/10/29/family-zoning-report-housing-construction/">an October city economist report</a></u> said the rezoning plan would produce half the amount of new housing in twice the time required by state authorities. </p></div><h2 class="heading-block article-body text-left">Supervisors soften the plan </h2><div class="floats"><p class="paragraph-block article-body undefined text-left">Though the plan easily passed the board, supervisors have for weeks negotiated amendments. While tweaks put forth by progressives largely failed, moderates were more successful in blunting the plan’s impact. </p><p class="paragraph-block article-body undefined text-left">Among the changes that made it into the final legislation:</p></div><ul class="list-block ListBlock_List__NF3JL article-body"><li>Melgar amended the plan to protect rent-controlled buildings with three or more units from redevelopment into larger housing projects. </li><li>Supervisor Danny Sauter, who represents downtown neighborhoods, made an amendment to incentivize housing developments that include space for commercial use.</li><li>Board President Rafael Mandelman, who represents the Castro, exempted historic buildings from demolition.</li><li>Supervisor Stephen Sherrill <u><a href="https://sfstandard.com/2025/11/17/one-lawmaker-shielding-wealthy-neighborhoods-mayor-s-housing-plan/">carved out</a></u> the Marina Boulevard Safeway, Ghirardelli Square and its adjacent block, and a seniors home and dialysis center on Geary Boulevard from development, while increasing allowable building heights on Van Ness.</li><li>Sherrill, Sauter, and Chen included amendments that push for more multi-bedroom units.</li><li>Chan restored a previously cut mandate for the city to hold hearings before approving the demolition of residential flats.</li></ul><div class="floats"><p class="paragraph-block article-body undefined text-left">Chan and Chen unsuccessfully pushed for amendments that would have exempted coastal areas, all residential neighborhoods, and low-income communities from the plan. Planning officials said those changes were noncompliant because they would significantly reduce the number of projected housing units under the plan without providing viable alternatives.</p><p class="paragraph-block article-body undefined text-left">Chen is pushing through the board a separate tenant-protection ordinance, which will likely pass as a majority of supervisors have signed on as sponsors.</p><p class="paragraph-block article-body undefined text-left">But the fight may not be over. Critics of the Family Zoning Plan are considering a <u><a href="https://www.sfchronicle.com/sf/article/lurie-housing-plan-21025719.php" rel="noopener noreferrer" target="_blank">ballot measure<span class="sr-only"> (opens in new tab)</span></a></u> next year to effectively roll back the legislation.</p><p class="paragraph-block article-body undefined text-left">“The mayor has failed to provide a commitment to funding any meaningful expansion in affordable housing,” said Yolanda Porrata, a business owner and a board member of Small Business Forward, an outspoken group opposing the plan. “The mayor’s plan will displace small business workers for new housing they cannot afford.”</p></div></div>

Trump’s ‘beautiful bill’ may drop 50,000 SF residents from care, trigger $400M deficit

<div class="content-grid article-content"><div class="Metadata_container__fxAzw"><div class="flex flex-row gap-x-md"></div><div class="Metadata_metadata__W_0LF"><span>By <a class="" href="https://sfstandard.com/author/joe-fitzgerald-rodriguez/">Joe Fitzgerald Rodriguez</a></span><time datetime="2025-11-25T12:00:00.000Z">Published Nov. 25, 2025 • 4:00am</time></div></div><div class="floats"><p class="paragraph-block article-body undefined text-left">President Donald Trump’s “<u><a href="https://www.congress.gov/bill/119th-congress/house-bill/1/text" rel="noopener noreferrer" target="_blank">One Big Beautiful Bill Act<span class="sr-only"> (opens in new tab)</span></a></u>” could blow a less-than-beautiful $400 million hole in San Francisco’s coffers, city officials have warned, with tens of thousands of people at risk of losing Medi-Cal coverage.</p><p class="paragraph-block article-body undefined text-left">The San Francisco Department of Public Health and Human Services Agency estimate that Trump’s signature bill could cost the city hundreds of millions in federal funding through 2038, according to <u><a href="https://media.api.sf.gov/documents/HR_1_and_State_Budget_Health_Commission_11.17.25.pdf" rel="noopener noreferrer" target="_blank">a new analysis<span class="sr-only"> (opens in new tab)</span></a></u>. The bill could also impact the Human Services Agency’s budget by up to $81 million, potentially affecting healthcare and food assistance programs.</p><p class="paragraph-block article-body undefined text-left">Between 25,000 and 50,000 San Franciscans could be kicked off Medi-Cal, which is California’s Medicaid plan, by the end of 2027, the analysis found, and nearly 20,000 San Franciscans may lose food-stamp benefits.</p></div><div class="!p-0 !m-0"></div><div class="floats"><p class="paragraph-block article-body undefined text-left">Undocumented people <u><a href="https://apnews.com/article/medicaid-big-beautiful-bill-trump-e2f61c37d6cc7b6d96e85a679944476a" rel="noopener noreferrer" target="_blank">are at particular risk<span class="sr-only"> (opens in new tab)</span></a></u> under the Trump administration’s freeze on Medicare enrollment for immigrants.</p><p class="paragraph-block article-body undefined text-left">Mayor Daniel Lurie said he’ll spend several months trying to mitigate the worst impacts of these cuts on next year’s budget, which is due in the summer. While the funding impacts stretch through the next decade, $315 million of the hit could come next year. </p><p class="paragraph-block article-body undefined text-left">“These changes at the state and federal level represent a real threat to San Francisco — to our residents and to our budget,” Lurie said in a statement.</p><p class="paragraph-block article-body undefined text-left">Trump signed the federal bill in July, celebrating its passage for dramatically increasing funding to Immigration and Customs Enforcement and <u><a href="https://www.whitehouse.gov/articles/2025/07/president-trumps-one-big-beautiful-bill-is-now-the-law/" rel="noopener noreferrer" target="_blank">eliminating “waste and fraud” in Medicaid<span class="sr-only"> (opens in new tab)</span></a></u>. Republicans said it would strengthen Medicaid for “<u><a href="https://www.majorityleader.gov/news/documentsingle.aspx?DocumentID=5590" rel="noopener noreferrer" target="_blank">those who need it most.<span class="sr-only"> (opens in new tab)</span></a></u>” </p></div><div class="!p-0 !m-0"></div><div class="floats"><p class="paragraph-block article-body undefined text-left">The law clawed back nearly $1 trillion in federal spending from healthcare and food assistance, while providing $4.5 trillion in tax breaks for <u><a href="https://www.npr.org/2025/11/05/nx-s1-5590112/trump-beautiful-bill-taxes-republican-rich-wealthy" rel="noopener noreferrer" target="_blank">wealthy Americans<span class="sr-only"> (opens in new tab)</span></a></u>. It included a bevy of new restrictions on Americans who receive public benefits, from instating work requirements to cutting funding to administer social safety-net programs. </p><p class="paragraph-block article-body undefined text-left">Many of the new restrictions target immigrants. Hospitals will no longer be reimbursed if they provide emergency-room care for undocumented adults, and lawful and undocumented immigrants will face new eligibility restrictions to receive food stamps. </p><p class="paragraph-block article-body undefined text-left">Under Trump’s policy, “more people will be uninsured, threatening their access to services including primary care, prenatal services, and chronic disease management,” the departments wrote in their analysis. “This will place additional pressure on San Francisco’s safety-net hospitals and clinics. Many clients will lose access to food assistance and be forced to make difficult tradeoffs between basic needs such as rent and healthcare.”</p><p class="paragraph-block article-body undefined text-left">Nationally, a staggering 10 million people may lose medical insurance by 2034; this could cause 22,000 medically preventable deaths per year, a Harvard Medical School <u><a href="https://apnews.com/article/medicaid-enrollment-cuts-big-beautiful-bill-26f8a24c2e495ea10b65c5bbc7b551af" rel="noopener noreferrer" target="_blank">study<span class="sr-only"> (opens in new tab)</span></a></u> estimates.</p></div><div class="w-full bg-warm-gray-50 border border-warm-gray-300 rounded-xl flex flex-col gap-md px-lg py-[20px]"><div class="flex flex-row text-medium leading-[1.1] text-black font-inter gap-xs"><span class="italic font-normal">More about</span><a href="https://sfstandard.com/tag/trump-vs-california/"><span class="font-bold underline decoration-highlight decoration-[3.2px]">Trump vs California</span></a></div><ul class="flex flex-col gap-md"><li class="flex flex-row gap-sm pb-md border-b border-warm-gray-300"><a href="https://sfstandard.com/2025/11/24/sfpd-police-trump-drug-crackdown-tenderloin/" tabindex="-1"><div class="flex-none w-[90px] h-[60px] overflow-hidden"><img alt="A police officer handcuffs a man wearing a plaid jacket and blue cap on a busy city street at night with cars and lights in the background." class="object-cover w-full h-full lazyloaded" data-nimg="1" decoding="async" height="666.6666666666666" loading="lazy" src="https://assets.sfstandard.com/image/994911177489/image_qunu4aj6pp59pbj77gd26jtm1r/-C100.00%25x98.19%25%2C0.00%25%2C0.00%25-S2048x1365-FPNG" srcset="https://assets.sfstandard.com/image/994911177489/image_qunu4aj6pp59pbj77gd26jtm1r/-C100.00%25x98.19%25%2C0.00%25%2C0.00%25-S1024x683-FPNG 1x, https://assets.sfstandard.com/image/994911177489/image_qunu4aj6pp59pbj77gd26jtm1r/-C100.00%25x98.19%25%2C0.00%25%2C0.00%25-S2048x1365-FPNG 2x" style="color:transparent;aspect-ratio:1.5;background-size:cover;background-position:50% 50%;background-repeat:no-repeat;background-image:url(&quot;data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 1000 666.6666666666666'%3E%3Cfilter id='b' color-interpolation-filters='sRGB'%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3CfeColorMatrix values='1 0 0 0 0 0 1 0 0 0 0 0 1 0 0 0 0 0 100 -1' result='s'/%3E%3CfeFlood x='0' y='0' width='100%25' height='100%25'/%3E%3CfeComposite operator='out' in='s'/%3E%3CfeComposite in2='SourceGraphic'/%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3C/filter%3E%3Cimage width='100%25' height='100%25' x='0' y='0' preserveAspectRatio='none' style='filter: url(%23b);' href='data:image/gif;base64,R0lGODlhAQABAAAAACH5BAEKAAEALAAAAAABAAEAAAICTAEAOw=='/%3E%3C/svg%3E&quot;)" width="1000"/></div></a><a class="h-fit" href="https://sfstandard.com/2025/11/24/sfpd-police-trump-drug-crackdown-tenderloin/"><h3 class="text-medium sm:text-lg leading-[1.3] font-medium text-warm-gray-900 font-ivar-headline">San Francisco police ramp up late-night drug raids to appease Trump and feds </h3></a></li><li class="flex flex-row gap-sm pb-md border-b border-warm-gray-300"><a href="https://sfstandard.com/2025/11/22/immigration-judge-bond-matter-hurtado/" tabindex="-1"><div class="flex-none w-[90px] h-[60px] overflow-hidden"><img alt="A man wearing a striped shirt holds a toddler dressed in brown in a warmly lit kitchen with wooden cabinets." class="object-cover w-full h-full lazyloaded" data-nimg="1" decoding="async" height="3000" loading="lazy" src="https://assets.sfstandard.com/image/994911177489/image_4arssfa8ah28b3e1kabdim2s27/-S3840x2880-FPNG" srcset="https://assets.sfstandard.com/image/994911177489/image_4arssfa8ah28b3e1kabdim2s27/-S3840x2880-FPNG 1x" style="color:transparent;background-size:cover;background-position:50% 50%;background-repeat:no-repeat;background-image:url(&quot;data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 4000 3000'%3E%3Cfilter id='b' color-interpolation-filters='sRGB'%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3CfeColorMatrix values='1 0 0 0 0 0 1 0 0 0 0 0 1 0 0 0 0 0 100 -1' result='s'/%3E%3CfeFlood x='0' y='0' width='100%25' height='100%25'/%3E%3CfeComposite operator='out' in='s'/%3E%3CfeComposite in2='SourceGraphic'/%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3C/filter%3E%3Cimage width='100%25' height='100%25' x='0' y='0' preserveAspectRatio='none' style='filter: url(%23b);' href='data:image/gif;base64,R0lGODlhAQABAAAAACH5BAEKAAEALAAAAAABAAEAAAICTAEAOw=='/%3E%3C/svg%3E&quot;)" width="4000"/></div></a><a class="h-fit" href="https://sfstandard.com/2025/11/22/immigration-judge-bond-matter-hurtado/"><h3 class="text-medium sm:text-lg leading-[1.3] font-medium text-warm-gray-900 font-ivar-headline">A quiet immigration policy change leaves longtime residents trapped in ICE detention</h3></a></li><li class="flex flex-row gap-sm"><a href="https://sfstandard.com/2025/11/20/connie-chan-announces-campaign-congress-san-francisco-nancy-pelosi/" tabindex="-1"><div class="flex-none w-[90px] h-[60px] overflow-hidden"><img alt="A woman in a blue suit and black shoes stands confidently with hands in pockets by a concrete barrier, with the ocean and cloudy sky in the background." class="object-cover w-full h-full lazyloaded" data-nimg="1" decoding="async" height="3000" loading="lazy" src="https://assets.sfstandard.com/image/994911177489/image_ekl4g6bpst3rvdds225oclbf5d/-S3840x2880-FPNG" srcset="https://assets.sfstandard.com/image/994911177489/image_ekl4g6bpst3rvdds225oclbf5d/-S3840x2880-FPNG 1x" style="color:transparent;background-size:cover;background-position:50% 50%;background-repeat:no-repeat;background-image:url(&quot;data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 4000 3000'%3E%3Cfilter id='b' color-interpolation-filters='sRGB'%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3CfeColorMatrix values='1 0 0 0 0 0 1 0 0 0 0 0 1 0 0 0 0 0 100 -1' result='s'/%3E%3CfeFlood x='0' y='0' width='100%25' height='100%25'/%3E%3CfeComposite operator='out' in='s'/%3E%3CfeComposite in2='SourceGraphic'/%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3C/filter%3E%3Cimage width='100%25' height='100%25' x='0' y='0' preserveAspectRatio='none' style='filter: url(%23b);' href='data:image/gif;base64,R0lGODlhAQABAAAAACH5BAEKAAEALAAAAAABAAEAAAICTAEAOw=='/%3E%3C/svg%3E&quot;)" width="4000"/></div></a><a class="h-fit" href="https://sfstandard.com/2025/11/20/connie-chan-announces-campaign-congress-san-francisco-nancy-pelosi/"><h3 class="text-medium sm:text-lg leading-[1.3] font-medium text-warm-gray-900 font-ivar-headline">Supervisor Connie Chan launches 2026 bid to succeed Nancy Pelosi</h3></a></li></ul></div><div class="floats"><p class="paragraph-block article-body undefined text-left">The bill’s funding cuts could cause devastating financial losses to San Francisco’s Department of Public Health, which serves low-income and immigrant populations on public aid programs. The city could shore up that funding loss by slashing other department budgets.</p><p class="paragraph-block article-body undefined text-left">If not, impacts to services could create a ripple effect across the local healthcare system, said Johanna Liu, president and CEO of the San Francisco Community Clinic Consortium, which represents a dozen healthcare providers serving more than 100,000 San Franciscans at the Native American Health Center and Healthright 360, among other sites. </p><p class="paragraph-block article-body undefined text-left">“If one of us has to tighten up, or doesn’t have appointment times to see patients, then it sort of creates an impact on the system,” Liu said. </p><p class="paragraph-block article-body undefined text-left">The city analysis additionally warned that the $6 million drop in monthly food-stamp support may threaten hundreds of local grocery jobs. </p><p class="paragraph-block article-body undefined text-left">“A robust response is needed to help as many clients as possible maintain eligibility, first and foremost for the nutrition/health of the clients themselves, but also to mitigate the revenue losses and prevent further strain on the city’s food distribution and healthcare systems,” the department wrote. </p><p class="paragraph-block article-body undefined text-left">The city was facing a <u><a data-post-id="05c530d2-65a5-4876-b7f5-83011c4dd3ec" href="https://sfstandard.com/2025/05/30/san-francisco-budget-screwed-lurie/">tough budget outlook</a></u> even before the passage of Trump’s Big Beautiful Bill, and Lurie has warned that steep cuts are on the horizon for 2026. The mayor and Board of Supervisors closed a roughly $800 million deficit in the budget this year, about a third of which was recurring.</p><p class="paragraph-block article-body undefined text-left">In 2025 budget negotiations, Lurie and Supervisor Connie Chan, who chairs the Budget Committee, negotiated <u><a href="https://www.sf.gov/news-mayor-lurie-presents-balanced-responsible-budget-to-advance-san-franciscos-recovery" rel="noopener noreferrer" target="_blank">a $400 million reserve<span class="sr-only"> (opens in new tab)</span></a></u> to cushion the city from federal cuts. But that agreement focused on backfilling <u><a data-post-id="aedf6f52-d94b-44b4-8e8e-9ce99787d0e7" href="https://sfstandard.com/2025/04/10/san-francisco-lurie-budget-trump-2-billion/">one-time cuts</a></u>, not recurring deficits that will affect food-stamp and Medi-Cal programs in the long term.</p><p class="paragraph-block article-body undefined text-left">Before the Affordable Care Act was passed in 2010, Gavin Newsom, the mayor at the time, and Supervisor Tom Ammiano worked on legislation that created a city healthcare program called <u><a href="https://www.foundsf.org/Labor_and_the_San_Francisco_Universal_Health_Care_Security_Ordinance" rel="noopener noreferrer" target="_blank">Healthy San Francisco<span class="sr-only"> (opens in new tab)</span></a></u>. It served 51,000 San Franciscans, according to the Department of Public Health, but as of September, only 2,900 people were enrolled — largely because it was made redundant when the federal plans became available.  </p><p class="paragraph-block article-body undefined text-left">The Public Health Department wrote in its analysis that Healthy San Francisco may again need to be an option for those who will lose their benefits under Trump’s bill. </p></div></div>

‘They’re going to hate this’: Billionaire Tom Steyer jumps into crowded governor’s race

<div class="content-grid article-content"><div class="Metadata_container__fxAzw"><div class="flex flex-row gap-x-md"></div><div class="Metadata_metadata__W_0LF"><span>By <a class="" href="https://sfstandard.com/author/hannah-wiley/">Hannah Wiley</a></span><time datetime="2025-11-19T14:00:00.000Z">Published Nov. 19, 2025 • 6:00am</time></div></div><div class="floats"><p class="paragraph-block article-body undefined text-left">Billionaire climate activist and former hedge fund manager Tom Steyer announced Wednesday that he is running for California governor, becoming the most prominent San Franciscan to join the crowded 2026 field. </p><p class="paragraph-block article-body undefined text-left">In a video announcing his campaign, Steyer, 68, a <a href="https://time.com/6980235/tom-steyer-climate-activism/" rel="noopener noreferrer" target="_blank">climate activist<span class="sr-only"> (opens in new tab)</span></a> who earned his fortune as the founder of Farallon Capital and his fame as an advocate for President Donald Trump’s impeachment, focused on California’s affordability crisis and pledged to solve the problems he attributes to rising costs, including the housing shortage and corporations not paying their “fair share.” </p><p class="paragraph-block article-body undefined text-left">“The richest people in America think that they earned everything themselves. Bullshit, man,” Steyer said in the video. “That’s so ridiculous.”</p></div><div class="!p-0 !m-0"></div><div class="floats"><p class="paragraph-block article-body undefined text-left">A liberal Democrat who last ventured into politics with a <u><a href="https://www.npr.org/2020/02/29/801952931/tom-steyer-to-drop-out-of-2020-presidential-race" rel="noopener noreferrer" target="_blank">2020 bid for president<span class="sr-only"> (opens in new tab)</span></a></u>, Steyer was long expected to join the race to replace Gov. Gavin Newsom, who terms out of office next year. </p><p class="paragraph-block article-body undefined text-left">The field includes high-profile Democrats such as former Orange County Rep. Katie Porter, former Los Angeles Mayor Antonio Villaraigosa, and former California Attorney General Xavier Becerra, as well as Republicans <u><a data-post-id="ce1e6ef5-3a20-4102-a0c1-575c72beedbc" href="https://sfstandard.com/2025/02/16/steve-hilton-california-governor-doge-elon-musk/">Steve Hilton</a></u>, a former Fox News host, and Riverside County Sheriff Chad Bianco. </p></div><div class="floats"><p class="paragraph-block article-body undefined text-left">Current candidates were quick to criticize Steyer, with contenders from both parties focusing on his wealth. </p><p class="paragraph-block article-body undefined text-left">Porter, who is considered a frontrunner in the race, noted that Steyer was promising to crack down on industries that she claims made him money. </p><p class="paragraph-block article-body undefined text-left">“A new billionaire in our race claims he’ll fight the very industries he got rich helping grow — fossil fuel companies, tobacco, and private immigration detention facilities — at great cost to Californians,” Porter wrote in a <a href="https://x.com/katieporteroc/status/1991233723296014742" rel="noopener noreferrer" target="_blank">social media post<span class="sr-only"> (opens in new tab)</span></a>. “I call bullshit.”</p></div><div class="!p-0 !m-0"></div><div class="floats"><p class="paragraph-block article-body undefined text-left">“The last thing California needs is a billionaire ‘climate’ fanatic who wants more of the same ‘climate’ elitism that gave us the highest gas prices, electric bills, and housing costs in America,” Hilton said in a statement. </p><p class="paragraph-block article-body undefined text-left">Steyer’s deep pockets make him an easy target, but they’re also what could render him a formidable candidate. He’ll have endless cash to prop up his campaign and finance the advertising necessary to increase his name ID in large swaths of the state that might be unfamiliar with his activism. </p><p class="paragraph-block article-body undefined text-left">Steyer over the last 15 years has championed several California ballot measure campaigns that took aim at oil companies, big corporations, and the tobacco industry. </p><p class="paragraph-block article-body undefined text-left">“I wanted to build a business here. Now it’s worth billions of dollars. And I walked away from it because I wanted to give back to California,” he said in his announcement. </p><p class="paragraph-block article-body undefined text-left">He most recently dumped <u><a href="https://www.latimes.com/politics/story/2025-10-09/billionaire-tom-steyer-12-million-support-november-redistricting-ballot-measure" rel="noopener noreferrer" target="_blank">$12 million<span class="sr-only"> (opens in new tab)</span></a></u> into the effort to pass Newsom’s redistricting measure Proposition 50 in the Nov. 4 special election. His efforts rankled some within his party, who saw the spending as a self-serving <u><a href="https://www.politico.com/news/2025/10/16/tom-steyer-infuriating-democrats-again-00612185" rel="noopener noreferrer" target="_blank">attention grab<span class="sr-only"> (opens in new tab)</span></a></u> in preparation for a likely campaign announcement.  </p><p class="paragraph-block article-body undefined text-left">Steyer said his goals are to make it easier to live in the Golden State, and he promised to drive a housing boom and lower electricity costs by breaking up the “monopolistic power of utilities,” while bolstering the state’s education system. </p><p class="paragraph-block article-body undefined text-left">“Let’s get down to brass tacks,” he said. “Californians deserve a life they can afford. But the Californians who make this state run are being run over by the cost of living. We need to get back to basics.” </p><p class="paragraph-block article-body undefined text-left">As someone with a history of disrupting the Democratic status quo, Steyer said he would take on Sacramento politicians who are “afraid to change up the system.” </p><p class="paragraph-block article-body undefined text-left">“I’m not,” he said. “They’re going to hate this.”</p></div></div>

How one judge’s decision led to a child’s abduction — and exposed a broken system

Lurie family invested in tech firm that won controversial city contract

New report says SF Family Zoning Plan will fall short of state housing mandates

<div class="content-grid article-content"><div class="Metadata_container__fxAzw"><div class="Metadata_metadata__W_0LF"><span>By <a class="" href="https://sfstandard.com/author/kevin-truong/">Kevin Truong</a> and <a class="" href="https://sfstandard.com/author/kevin-v-nguyen/">Kevin V. Nguyen</a></span><time datetime="2025-10-29T23:00:00.000Z">Published Oct. 29, 2025 • 4:00pm</time></div></div><div class="floats"><p class="paragraph-block article-body undefined text-left">The controversial plan to upzone wide swaths of San Francisco is projected to produce only half the amount of new housing in twice the time required by state authorities, according to <u><a href="https://drive.google.com/file/d/1lpexmRoDuPoR2qG0Zq0LYUUtJWaY7kpx/view?usp=sharing" rel="noopener noreferrer" target="_blank">a new analysis<span class="sr-only"> (opens in new tab)</span></a></u> from the city’s chief economist.</p><p class="paragraph-block article-body undefined text-left">In the most optimistic scenario projected by the controller’s office, the proposed rezoning could create about 14,600 new units over the next 20 years — a fraction of the benchmark set by the state. But the study is limited in what it can forecast, since it is impossible to gauge exactly how new state and local housing policies would spur construction projects.</p><p class="paragraph-block article-body undefined text-left">San Francisco is mandated by state officials to plan for 82,000 new homes by 2031. Of that, the city must rezone to reasonably allow for about 36,000 homes in the next six years.</p></div><div class="!p-0 !m-0"></div><div class="floats"><p class="paragraph-block article-body undefined text-left">The Planning Department, which manages the so-called Family Zoning Plan and has been developing it since before the Lurie administration, created <u><a href="https://sfplanning.org/sites/default/files/documents/citywide/FZP-Factsheet-Capacity-Calculations.pdf" rel="noopener noreferrer" target="_blank">its own projections<span class="sr-only"> (opens in new tab)</span></a></u> using various models that estimate rezoning would allow for the creation of up to 64,000 homes.</p><p class="paragraph-block article-body undefined text-left">The new study from Chief Economist Ted Egan potentially puts San Francisco in an awkward situation: on one hand, advancing a zoning plan it says meets state law, while on the other projecting it will fall well short of its mandated targets. </p><p class="paragraph-block article-body undefined text-left">Zoning laws don’t guarantee that homes will get built, but they do determine what kinds of projects get greenlit. </p></div><figure class="ImageBlock_ImageFigure__ZnquR inset-image mobile-grid-full mobile-grid-full" data-align="none"><div class="relative"><div><img alt="Two men in suits are standing and conversing near a wooden wall with a computer and office equipment on a desk beside them." class="block lazyloaded" data-nimg="1" decoding="async" height="3812" loading="lazy" sizes="(min-width: 1001px) 600px, (min-width: 768px) 700px, 100vw" src="https://assets.sfstandard.com/image/994911177489/image_hojtcs0ach00letju2mo0l5j4l/-S3840x2684-FPNG" srcset="https://assets.sfstandard.com/image/994911177489/image_hojtcs0ach00letju2mo0l5j4l/-S640x447-FPNG 640w, https://assets.sfstandard.com/image/994911177489/image_hojtcs0ach00letju2mo0l5j4l/-S750x524-FPNG 750w, https://assets.sfstandard.com/image/994911177489/image_hojtcs0ach00letju2mo0l5j4l/-S768x537-FPNG 768w, https://assets.sfstandard.com/image/994911177489/image_hojtcs0ach00letju2mo0l5j4l/-S828x579-FPNG 828w, https://assets.sfstandard.com/image/994911177489/image_hojtcs0ach00letju2mo0l5j4l/-S1024x716-FPNG 1024w, https://assets.sfstandard.com/image/994911177489/image_hojtcs0ach00letju2mo0l5j4l/-S1080x755-FPNG 1080w, https://assets.sfstandard.com/image/994911177489/image_hojtcs0ach00letju2mo0l5j4l/-S1200x839-FPNG 1200w, https://assets.sfstandard.com/image/994911177489/image_hojtcs0ach00letju2mo0l5j4l/-S1920x1342-FPNG 1920w, https://assets.sfstandard.com/image/994911177489/image_hojtcs0ach00letju2mo0l5j4l/-S2048x1431-FPNG 2048w, https://assets.sfstandard.com/image/994911177489/image_hojtcs0ach00letju2mo0l5j4l/-S3840x2684-FPNG 3840w" style="color:transparent;background-size:cover;background-position:50% 50%;background-repeat:no-repeat;background-image:url(&quot;data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 5454 3812'%3E%3Cfilter id='b' color-interpolation-filters='sRGB'%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3CfeColorMatrix values='1 0 0 0 0 0 1 0 0 0 0 0 1 0 0 0 0 0 100 -1' result='s'/%3E%3CfeFlood x='0' y='0' width='100%25' height='100%25'/%3E%3CfeComposite operator='out' in='s'/%3E%3CfeComposite in2='SourceGraphic'/%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3C/filter%3E%3Cimage width='100%25' height='100%25' x='0' y='0' preserveAspectRatio='none' style='filter: url(%23b);' href='data:image/gif;base64,R0lGODlhAQABAAAAACH5BAEKAAEALAAAAAABAAEAAAICTAEAOw=='/%3E%3C/svg%3E&quot;)" width="5454"/></div></div><figcaption class="basis-full mt-[10px] text-xs text-gray-550 font-inter leading-[18px]">One of Mayor Daniel Lurie’s toughest political tests has been securing passage of the Planning Department’s upzoning ordinance.<span class="image-caption-divider"> | </span><span class="image-credit"><span class="sr-only">Source: </span>Minh Connors for The Standard</span></figcaption></figure><div class="floats"><p class="paragraph-block article-body undefined text-left">California’s Department of Housing and Community Development <u><a href="https://sfplanning.org/sites/default/files/documents/housing-for-all/housingelement-HCD-sf-draft-rezoning-package-09092025.pdf" rel="noopener noreferrer" target="_blank">conducted a preliminary review<span class="sr-only"> (opens in new tab)</span></a></u> of the Family Zoning Plan last month and <u><a data-post-id="d8c3d00a-17fa-4786-8471-96bfa5a133fb" href="https://sfstandard.com/2025/09/11/newsom-gives-tentative-ok-sf-s-plan-juice-housing-construction/">found that it meets state requirements</a></u>, partly based on the Planning Department’s projections.</p></div><div class="!p-0 !m-0"></div><div class="floats"><p class="paragraph-block article-body undefined text-left">But the new analysis could create leverage for those pushing for more aggressive housing policies by making it possible for developers or pro-housing activists to argue that San Francisco’s zoning plan is inadequate, according to research produced by one of the city’s own agencies. </p><p class="paragraph-block article-body undefined text-left">In Los Angeles, housing advocacy groups YIMBY Law and Californians for Homeownership are <u><a href="https://www.latimes.com/california/story/2025-02-14/la-housing-plan-lawsuit" rel="noopener noreferrer" target="_blank">suing the city<span class="sr-only"> (opens in new tab)</span></a></u> for not doing enough to rezone for new housing capacity as laid out under state law. If successful, the lawsuit could force sweeping rezoning or trigger the “builder’s remedy,” under which a city loses the ability to approve or deny housing developments.</p><p class="paragraph-block article-body undefined text-left">San Francisco’s new analysis will be presented to the Land Use and Transportation Committee on Monday. The city has until January to fold in or reject <u><a data-post-id="7d7194d1-9716-429a-9fae-79b932916a03" href="https://sfstandard.com/2025/10/20/lurie-family-zoning-housing-supervisors/">amendments made by some supervisors</a></u> and adopt the plan.<br/><br/>Notable among the <u><a href="https://sfplanning.org/sites/default/files/documents/citywide/fzp_land_use_committee_amendments-102025.pdf" rel="noopener noreferrer" target="_blank">slew of proposed last-minute changes <span class="sr-only"> (opens in new tab)</span></a></u> are exempting certain rent-controlled properties identified by Supervisor Myrna Melgar, historical landmark restrictions proposed by Supervisor Rafael Mandelman, and a “shot clock” requirement for developers to speed up housing production, pitched by Supervisor Connie Chan.    </p><p class="paragraph-block article-body undefined text-left">In response to the decades-long housing crisis, California officials have in recent years been <u><a data-post-id="82534087-b633-4670-87da-83e407c19a3c" href="https://sfstandard.com/2024/11/14/portola-valley-and-the-perils-of-housing-mandates/">pressuring local governments to loosen zoning requirements</a></u> or risk losing state funding or land-use control.</p><p class="paragraph-block article-body undefined text-left">Jane Natoli, San Francisco organizing director for YIMBY Action, said that while the group supports the Family Zoning Plan, it has tracked the removal of provisions that could have allowed for more housing.</p><p class="paragraph-block article-body undefined text-left">“We’re in this to solve a housing shortage, not a math problem,” Natoli said. </p></div><div class="floats"><p class="paragraph-block article-body undefined text-left">Traditionally, large-scale developments have been clustered in the city’s east, but the Family Zoning Plan would allow developers to build taller, denser buildings in predominantly residential northern and western neighborhoods. Height limits would rise from 40 to 50 or 65 feet in residential areas and from 65 to 85 feet in many commercial corridors. Heights above 140 feet would be allowed on streets that already permit high-rises or have large development parcels.</p><p class="paragraph-block article-body undefined text-left">The controller’s report says the likelihood of new housing development in residential neighborhoods such as the Sunset under today’s zoning standards is virtually 0%. Under Family Zoning, that probability rises to 20%-35%, depending on the parcel. </p><p class="paragraph-block article-body undefined text-left">Family Zoning is being deliberated as Gov. Gavin Newsom has <u><a data-post-id="18f95da4-5061-4efd-8f53-902a21d02efe" href="https://sfstandard.com/2025/10/10/newsom-sb-79-housing-transit/">signed into law SB 79</a></u>, which requires cities to upzone certain neighborhoods near bus or train lines. An analysis of the state law by San Francisco’s Planning Department found that nearly all parcels in the city would be exempt from SB 79’s more aggressive height provisions until 2032.</p><p class="paragraph-block article-body undefined text-left">The controller’s office analyzed two scenarios: a high-growth case that assumes housing prices return to pre-pandemic rates, and a low-growth case that assumes slower price gains.</p></div><figure class="ImageBlock_ImageFigure__ZnquR inset-image mobile-grid-full mobile-grid-full" data-align="none"><div class="relative"><div><img alt="" class="block lazyloaded" data-nimg="1" decoding="async" height="2000" loading="lazy" sizes="(min-width: 1001px) 600px, (min-width: 768px) 700px, 100vw" src="https://assets.sfstandard.com/image/994911177489/image_rhtl1vqvgd0n51qm9tufrif37h/-S3840x2560-FPNG" srcset="https://assets.sfstandard.com/image/994911177489/image_rhtl1vqvgd0n51qm9tufrif37h/-S640x427-FPNG 640w, https://assets.sfstandard.com/image/994911177489/image_rhtl1vqvgd0n51qm9tufrif37h/-S750x500-FPNG 750w, https://assets.sfstandard.com/image/994911177489/image_rhtl1vqvgd0n51qm9tufrif37h/-S768x512-FPNG 768w, https://assets.sfstandard.com/image/994911177489/image_rhtl1vqvgd0n51qm9tufrif37h/-S828x552-FPNG 828w, https://assets.sfstandard.com/image/994911177489/image_rhtl1vqvgd0n51qm9tufrif37h/-S1024x683-FPNG 1024w, https://assets.sfstandard.com/image/994911177489/image_rhtl1vqvgd0n51qm9tufrif37h/-S1080x720-FPNG 1080w, https://assets.sfstandard.com/image/994911177489/image_rhtl1vqvgd0n51qm9tufrif37h/-S1200x800-FPNG 1200w, https://assets.sfstandard.com/image/994911177489/image_rhtl1vqvgd0n51qm9tufrif37h/-S1920x1280-FPNG 1920w, https://assets.sfstandard.com/image/994911177489/image_rhtl1vqvgd0n51qm9tufrif37h/-S2048x1365-FPNG 2048w, https://assets.sfstandard.com/image/994911177489/image_rhtl1vqvgd0n51qm9tufrif37h/-S3840x2560-FPNG 3840w" style="color:transparent;background-size:cover;background-position:50% 50%;background-repeat:no-repeat;background-image:url(&quot;data:image/svg+xml;charset=utf-8,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 3000 2000'%3E%3Cfilter id='b' color-interpolation-filters='sRGB'%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3CfeColorMatrix values='1 0 0 0 0 0 1 0 0 0 0 0 1 0 0 0 0 0 100 -1' result='s'/%3E%3CfeFlood x='0' y='0' width='100%25' height='100%25'/%3E%3CfeComposite operator='out' in='s'/%3E%3CfeComposite in2='SourceGraphic'/%3E%3CfeGaussianBlur stdDeviation='20'/%3E%3C/filter%3E%3Cimage width='100%25' height='100%25' x='0' y='0' preserveAspectRatio='none' style='filter: url(%23b);' href='data:image/gif;base64,R0lGODlhAQABAAAAACH5BAEKAAEALAAAAAABAAEAAAICTAEAOw=='/%3E%3C/svg%3E&quot;)" width="3000"/></div></div><figcaption class="basis-full mt-[10px] text-xs text-gray-550 font-inter leading-[18px]">An attendee inspects a map of proposed changes during a town hall about the Family Zoning Plan.<span class="image-caption-divider"> | </span><span class="image-credit"><span class="sr-only">Source: </span>Manuel Orbegozo for The Standard</span></figcaption></figure><div class="floats"><p class="paragraph-block article-body undefined text-left">In the high-growth scenario, the analysis found that approximately 14,600 more units would be created than under current zoning. In the low-growth scenario, around 10,000 units would be added, versus just 1,600 under existing zoning.</p><p class="paragraph-block article-body undefined text-left"><u><a data-post-id="cae30d02-5ac3-478b-87db-44e4646bd3f0" href="https://sfstandard.com/opinion/2025/10/07/debate-lurie-s-family-zoning-plan-emotions-still-trumping-facts/">Opposition to the Family Zoning Plan</a></u> has focused on displacement — the concern that new development will push out existing residents and small businesses.</p><p class="paragraph-block article-body undefined text-left">According to the controller’s analysis, 400 to 1,000 units would be lost over 20 years — about 6% of the number gained through rezoning.</p><p class="paragraph-block article-body undefined text-left">The report notes that state law heavily restricts tenant evictions for demolition or replacement of rent-controlled housing. Such cases have been rare in recent years, and tenants are entitled to relocation payments.</p><p class="paragraph-block article-body undefined text-left">Meanwhile, housing prices would likely decline as new units are built, with decreases ranging from 2.4% under low growth to 4% under high growth. </p><p class="paragraph-block article-body undefined text-left">The city could also lose 1.5 million to 2.6 million square feet of occupied commercial space, with annual business disruption and relocation costs of $16 million to $28 million.</p><p class="paragraph-block article-body undefined text-left">However, the overall economic impact of rezoning would be positive, adding between $560 million and $940 million to San Francisco’s GDP and as many as 4,500 jobs, especially in construction, healthcare, real estate, accommodations, and food services.</p><p class="paragraph-block article-body undefined text-left">“For us, the key point is that this is good for our economy,” Egan said. “Our development environment is fairly challenged. … The more housing we can get, the better.”</p></div></div>

Asian Art Museum

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SF Civil Grand Jury

The Abatement Appeals Board provides a final review process for City permitting decisions. It ensures fair and efficient adjudication of permit-related disputes before an impartial panel. The board holds authority to make binding decisions on appeals concerning notices of abatement.

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Adult Day Health Care Planning Council

Adult Probation Department supervises individuals on probation and facilitates their reintegration into the community. It provides reentry and rehabilitative services, including victim restitution and financial assistance for crime victims. The department values public safety, offender rehabilitation, and community partnerships.

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San Francisco Airport manages air traffic operations and ensures safe aircraft movement. It provides parking facilities and maintains airport infrastructure to accommodate travelers and staff. The department oversees ground transportation and coordinates with airlines for efficient passenger services.

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The Airport Commission oversees policy and strategic planning for San Francisco International Airport. It makes key decisions on airport development projects and financial management. It ensures compliance with regulations and collaborates on initiatives like terminal naming.

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The Asian Art Commission determines policy and administers the Asian Art Museum of San Francisco. It oversees museum operations and collaborates with the Asian Art Museum Foundation on fundraising efforts. Commissioners ensure the museum's strategic direction and financial sustainability.

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Asian Art Museum showcases Asian art and culture through exhibitions and educational programs. It offers diverse collections and hosts special events to engage the community. The museum fosters cultural appreciation and understanding by providing access to its extensive art collections.

Dr. Soyoung Lee

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The Assessment Appeals Board #1 hears property tax assessment appeals in San Francisco. It evaluates evidence presented by taxpayers and the Assessor to determine property values. The Board has the authority to make final decisions on assessments regardless of property type or value.

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Assessment Appeals Board #1 Commissioner 1

Assessment Appeals Board #1 Commissioner 2

Richard Lee

Stephen Wasserman

Adena Gilbert

Paul Bellar

Quirina Mitchell

Hilary Winslow

The Assessment Appeals Board #2 adjudicates property tax assessment appeals for San Francisco taxpayers. It evaluates evidence presented by taxpayers and the Assessor to determine accurate property values. The Board exercises authority to render final decisions on residential properties and specific real estate assessments.

Assessment Appeals Board #2

Assessment Appeals Board #2 Commissioner 1

Assessment Appeals Board #2 Commissioner 2

Assessment Appeals Board #2 Commissioner 3

Claire Ervin Lee

Louisa Mendoza

Joyce Lewis

Nicholas Goldman

Michelle Domingo

The Assessment Appeals Board #3 provides a platform for San Francisco taxpayers to contest property tax assessments. It conducts hearings where evidence from both taxpayers and the Assessor is evaluated. The Board makes binding decisions on property assessments based on presented evidence.

Assessment Appeals Board #3

Assessment Appeals Board #3 Commissioner 1

Assessment Appeals Board #3 Commissioner 2

Assessment Appeals Board #3 Commissioner 3

Marc Dickow

Assessment Appeals Board #3 Commissioner 5

Assessment Appeals Board #3 Commissioner 6

Assessment Appeals Board #3 Commissioner 7

Assessment Appeals Board #3 Commissioner 8

Assesses property, applies exemptions, collects transfer taxes, and records official documents.

Assessor-Recorder

Joaquín Torres

The Ballot Simplification Committee ensures voter materials are clear and understandable. It reviews and revises ballot language to accurately reflect propositions and measures. The committee advises on simplifying complex legal and technical terms for voter comprehension.

Ballot Simplification Committee

The Bayview Hunters Point Citizens Advisory Committee provides policy advice on planning and land use matters in Zone 2 of Bayview Hunter's Point. It offers expertise in land use policies, zoning issues, and urban development. The committee advises the Board of Supervisors, City Boards, and commissions on relevant projects and initiatives.

Bayview Hunters Point Citizens Advisory Committee

The Behavioral Health Commission advises on mental health policy implementation and quality service delivery. It reviews and advocates for effective mental health services, ensuring policies meet community needs. It educates stakeholders to integrate mental health considerations into broader health strategies.

Behavioral Health Commission

The Bicycle Advisory Committee advises on making bicycling safer and more accessible in San Francisco. It provides recommendations to city agencies to address traffic violence and climate change. The committee advocates for cyclists and addresses biking-related complaints.

Bicycle Advisory Committee