Downtown Plan. | |
Eastern Neighborhoods Area Plans Monitoring Program. | |
Balboa Park Station Area Plan Monitoring. | |
Housing Element Production Reports and Hearings. |
Editor's Note:
The title of this chapter (formerly, "Neighborhood Area Plan Monitoring") was amended by Ord. 237-12, File No. 120352, App. 12/7/2012, Eff. 1/6/2013.
The title of this chapter (formerly, "Neighborhood Area Plan Monitoring") was amended by Ord. 237-12, File No. 120352, App. 12/7/2012, Eff. 1/6/2013.
(a) Findings. The Board of Supervisors makes the following findings in support of this ordinance.
(1) The Planning Commission has adopted the Downtown Plan as part of the General Plan of the City and County of San Francisco, and the Board of Supervisors, acting upon the recommendation of the Planning Commission, has adopted amendments to the Planning Code called for in the Downtown Plan. The Planning Commission and Board of Supervisors have adopted the Transit Center District Plan as a sub-area of the Downtown Plan, as well as implementing Planning Code provisions.
(2) The focus of the Downtown Plan is to prevent development where change would diminish the city's character or livability but to allow appropriately scaled development that would further the City's economic, fiscal and social objectives.
(3) The Downtown Plan is based on certain assessments about the ability of the City to absorb the impacts of growth in downtown San Francisco and the desirability of increasing housing, ridesharing and transit use in light of the anticipated downtown growth. The Downtown Plan proposes various actions which should be taken to achieve the following goals: An increase in the City's housing supply by an average of 1,000 to 1,500 new housing units per year; and increase in ridesharing to a point where the number of persons commuting by auto or van rises from 1.48 to 1.66 persons per vehicle; and an increase in the use of transit by downtown workers from 64 percent to 70 percent of all work trips.
(4) The Downtown Plan recommends the adoption of a formal process for monitoring progress toward Plan goals. This monitoring process is necessary to evaluate the effectiveness of the Plan and the impacts of downtown growth, and to make any adjustments deemed appropriate to the controls described in the Downtown Plan or to additions to the City's infrastructure and services.
(5) The purpose of this monitoring system shall be to determine whether the infrastructure and support systems necessary to accommodate the growth of downtown, particularly housing supply and transit capacity, have kept pace with development in the C-3 Districts. If downtown is growing at a faster pace than the necessary infrastructure and support systems, it may become necessary to make further efforts to slow down the pace of development, or devise additional mechanisms for providing required infrastructure and support systems.
(6) The Planning Department shall undertake a two-tiered monitoring program. The two tiers are: A) An annual collection and reporting of data from selected sources that are gathered on a regular basis, and B) every five years, a more extensive data collection effort that includes an analysis of long-term policy indicators such as the TDR program, urban form goals, any impact fee funds, and provides analysis of the Downtown Plan's policy objectives. The annual monitoring should provide an early warning system for trends that may develop, indicating a shortfall in the long range goals.
(b) Annual Report. The Planning Department shall prepare an annual report detailing the effects of downtown growth. The report shall be presented to the Board of Supervisors, Planning Commission, Historic Preservation Commission, and Mayor, and shall address: (1) the extent of development in the C-3 Districts; (2) the consequences of that development; (3) the effectiveness of the policies set forth in the Downtown Plan in maintaining San Francisco's environment and character; and (4) recommendations for measures deemed appropriate to deal with the impacts of downtown growth.
(1) Time Period and Due Date. Reports shall be due by July 1st of each year, and shall address the immediately preceding calendar year, except for the five year report, which shall address the preceding five calendar years.
(2) Data Source. The Planning Department shall assemble a data base for 1984 and subsequent years for the purpose of providing the reports. City records shall be used wherever possible. Outside sources shall be used when data from such sources are reliable, readily available and necessary in order to supplement City records.
(3) Categories of Information. The following categories of information shall be included:
Commercial Space and Employment.
(A) The amount of office space "Completed," "Approved," and "Under Construction" during the preceding year, both within the C-3 Districts and elsewhere in the City. This inventory shall include the location and square footage (gross and net) of those projects, as well as an estimate of the dates when the space "Approved" and "Under Construction" will become available for occupancy.
(B) Office Vacancy Ratio. An estimate of the current office vacancy rate in the C-3 Districts and citywide.
(C) Citywide and C-3 District Office Employment. An estimate of additional office employment, by occupation type, in the C-3 Districts and citywide.
(D) Tourist Hotel Rooms and Employment. An estimate of the net increment or tourist hotel rooms and additional hotel employment in the C-3 Districts.
(E) Retail Space and Employment. An estimate of the net increment of retail space and of the additional retail employment relocation trends and patterns within the City and the Bay Area.
(F) Business Formation and Relocation. An estimate of the rate of the establishment of new businesses and business and employment relocation trends and patterns within the City and the Bay Area.
Housing.
(G) Housing Units Certified for Occupancy. An estimate of the number of housing units throughout the City newly constructed, demolished, or converted to other uses.
(H) Jobs/Housing Linkage Program. A summary of the operation of the Jobs/Housing Linkage Program (formerly the Office Affordable Housing Production Program) and the Housing Affordability Fund, identifying the number and income mix of units constructed or assisted with these monies.
Transportation.
(I) Parking Inventory. An estimate of the net increment of off-street parking spaces approved in C-3 Districts.
(J) Vehicle Occupancy Rates. An estimate of vehicle occupancy rates for vehicles in or entering the City.
(K) Transit Service. An estimate of transit ridership for peak periods.
(L) Transit Impact Fee. A summary of the use of the transit impact development fee funds, collected from development.
Fiscal.
(M) Revenues. An estimate of the net increment of revenues by type (property tax, business taxes, hotel and sales taxes) from office, retail and hotel space.
(N) Transit Center District Revenues and Implementation of Improvements. A summary of the total revenues from Transit Center District Plan fees, including the Open Space Impact Fee and Transportation and Street Improvement Impact Fee, as well as from any Community Facilities District within the Transit Center District Plan area boundaries, and a summary of expenditures on public improvements as described in the Transit Center District Plan Program Implementation Document.
Preservation.
(O) Significant or Contributory Buildings. Buildings designated as significant or contributory buildings, or changes of designation, under Article 11 of the Planning Code.
(P) Transferred Development Rights. An inventory of buildings eligible for the Transfer of Development Rights, of buildings where Transfer of Development rights have been completed, and of Transfers of Development Rights completed within the year.
(4) Report. The analysis of the factors under Commercial Space and Employment will provide an estimate of the increase in housing and transit demand. The comparison of increased demand with the increase in the supply of housing and in transit ridership will indicate the degree that the City is able to accommodate new development. Based on this data, the Department shall analyze the effectiveness of City policies governing downtown growth and shall recommend any additional measures deemed appropriate.
(c) Five Year Report. On March 15, 1990, and every fifth year thereafter by July 1st, the report submitted shall address the preceding five calendar years and, in addition to the data described above, shall include, as deemed appropriate, a cordon count of downtown oriented travel and an employer/employee survey and any other information necessary for the purpose of monitoring the impact of downtown development. The five-year report shall monitor long-term policy indicators such as the TDR program, urban form goals, progress on the Downtown Streetscape Plan, any impact fee funds, and provide analysis of the Downtown Plan's policy objectives. If the Planning Department determines that early warnings from the annual reports indicate the need for collection of a cordon count and employer/employee survey, it may include such data in any annual report, and may include an analysis of data for a period of time earlier than the preceding calendar year.
(d) Information to be Furnished. It shall be the duty of the heads of all departments, offices, commissions, bureaus and divisions of the City and County of San Francisco, upon request by the Planning Department, to furnish such information as they may have or be able to obtain relating to the matters to be included in the reports required herein.
(Added by Ord. 500-85, App. 11/22/85; amended by Ord. 263-99, File No. 991548, App. 10/15/99; Ord. 199-06, File No. 060698, App. 7/21/2006; Ord. 300-08, File No. 081155, App 12/19/2008; Ord. 58-09, File No. 090179, App. 4/17/2009; Ord. 184-12, File No. 120667, App. 8/8/2012, Eff. 9/7/2012; Ord. 68-13, File No. 120474, App. 4/23/2013, Eff. 5/23/2013)
Editor's Note:
Ord. 58-09 redesignated former Secs. 10E.2, 10E.3, and 10E.4 as divisions (b), (c), and (d), respectively, of this section.
Ord. 58-09 redesignated former Secs. 10E.2, 10E.3, and 10E.4 as divisions (b), (c), and (d), respectively, of this section.
(a) FINDINGS.
(1) The Board of Supervisors and the Planning Commission have adopted the Eastern Neighborhoods Area Plans as part of the General Plan of the City and County of San Francisco as further described in Ordinance Nos. 297-08, 298-08, 299-08, and ______,1 copies of which are on file with the Clerk of the Board of Supervisors in File Nos. 081152, 081153, 081154, and 130001, and are incorporated herein by reference. The Area Plans outline specific goals that cumulatively frame the community's vision for the management of growth and development in the Eastern Neighborhoods (East SoMa, Western SoMa, Mission, Showplace Square/Potrero Hill, and Central Waterfront).
(2) The Eastern Neighborhoods Area Plans introduce innovative policies and land use controls to achieve the Plan goals. Successful realization of the Plan's goals requires a coordinated implementation of land use controls, community and public service delivery, key policies, and community infrastructure improvements.
(3) The Eastern Neighborhoods Area Plans also establish general public improvements and amenities needed to meet the needs of both existing residents, as well as those needs generated by new development, and identified these in the Eastern Neighborhoods Needs Assessment. A copy of this document is on file with the Clerk of the Board of Supervisors in File No. 081155 and is incorporated herein by reference.
(4) In order to ensure a Citywide commitment to implementation of the Eastern Neighborhoods Area Plans, the implementing agencies identified in each Plan's Implementation Matrix, including the Arts Commission, Department of Building Inspection (DBI), Department of Public Health (DPH), Division of Emergency Services (DEM), Capital Planning Committee, City Administrator's Office, Controller's Office, Department of Public Works (DPW), Human Services Agency (HSA), Mayor's Office on Community Investment (MOCI), Mayor's Office of Education, Mayor's Office of Housing (MOH), Office of Economic and Workforce Development (OEWD), or successor offices, Planning Department, Port of San Francisco, Public Utilities Commission (PUC), Recreation and Park Department (RPD), San Francisco County Transportation Authority (SFCTA), San Francisco Unified School District (SFUSD), San Francisco Municipal Transportation Agency (SFMTA), and other necessary agencies, shall be responsible for making progress towards the Plan's policies and implementation measures; for budgeting revenue towards such implementation where possible; and for cooperating with the Planning Department to report on such progress.
(5) In order to ensure a balanced implementation of the Eastern Neighborhoods Area Plans, the Planning Department shall institute a formal monitoring program for the Area Plan policies and implementation measures. This monitoring program shall provide basic statistics on development activity, housing construction, and infrastructure improvements in the Eastern Neighborhoods Plan Areas, and shall evaluate the effectiveness of the Plans' implementation according to growth in the Plan Areas.
(6) The purpose of this Monitoring Program shall be to provide rigorous monitoring and review of the effectiveness of the Eastern Neighborhoods Area Plans, to ensure rational growth in these neighborhoods, and to ensure implementation of improvements to accompany this growth. The program shall monitor progress towards the Eastern Neighborhoods Area Plans' objectives and policies, by evaluating advancement according to each Plan's matrix of implementation actions; and measure the balance of growth against needed improvements, according to standards established in the Eastern Neighborhoods Needs Assessment.
(b) REPORTING REQUIREMENTS.
(1) Report. By July 1 two years after Plan adoption, and on July 1 every five years thereafter, the Planning Department shall prepare a report detailing development activity, housing construction, and infrastructure improvements in the Eastern Neighborhoods Plan Area. The information shall be presented to the Board of Supervisors, Planning Commission, the South of Market Community Planning Advisory Committee, the Eastern Neighborhoods Community Advisory Committee, and the Mayor, and shall also include recommendations for measures deemed appropriate to deal with the impacts of neighborhood growth.
(2) Time Period and Due Date. Reporting shall be presented by July 1st two years after Plan adoption to address the time period since Plan adoption; and by July 1st during each required year thereafter to address the five calendar years immediately preceding.
(3) Data Source. The Planning Department shall assemble data for the purpose of providing the reports. City records shall be used wherever possible. Outside sources shall be used when data from such sources are reliable, readily available and necessary in order to supplement City records. When data is not available for the exact boundaries of the Plan Area, a similar geography will be used and noted.
(4) Eastern Neighborhoods Implementation Matrix. The report shall review progress toward each implementation measure specified in each Plan's Implementation Matrix. Copies of these matrices are on file with the Clerk of the Board of Supervisors in File No. 081155 and are incorporated herein by reference. It shall evaluate the actions of each responsible agency/ies according to the timeline specified in the Implementation Matrix, and recommend amendments to implementation measures where relevant. All departments responsible for implementation measures shall cooperate and furnish information relating to their responsibilities as stated in the matrices.
(5) Development Activity. The report shall detail all development activity in the Plan Area over the Monitoring Period, including additions and deletions of residential and commercial space, and shall include unit size and bedroom count of units constructed, retail space and employment generated, conversions and other development statistics. The monitoring program shall include the following categories of information:
(A) Office Space. Amount of office space constructed in preceding years and related employment.
(B) Visitor and Hotel Space. Amount of hotel rooms constructed in preceding years and related employment.
(C) Retail Space. Amount of retail space constructed in preceding years and related employment.
(D) Business Formation and Relocation. An estimate of the rate of the establishment of new businesses and business and employment relocation trends and patterns within the City and the Bay Area.
(E) Housing. An estimate of the number of housing units newly constructed, demolished, or converted to other uses.
(6) Public Benefit. The report shall detail the construction of any improvements or infrastructure as described in the Eastern Neighborhoods Public Benefits Program, a copy of which is on file with the Clerk of the Board of Supervisors in File No. 081155 and is incorporated herein by reference. The report shall include the following categories of information:
(A) Inclusionary Housing Program. A summary of the number and income mix of units constructed or assisted through this program, an analysis of units constructed within each alternative, including new alternatives established for the Eastern Neighborhoods UMU districts.
(B) Jobs/Housing Linkage Program. A summary of the operation of the Jobs/Housing Linkage Program (formerly the Office Affordable Housing Production Program) and the Housing Affordability Fund, identifying the number and income mix of units constructed or assisted with these monies.
(C) Streetscape, Transportation, and Public Realm. A detailed description of any transportation serving infrastructure completed in the preceding five years, including transit, pedestrian, bike, traffic and other modes of transportation.
(D) Open Space and Recreational Facilities. A summary of new parks, trails, public rights-of-way, recreational facilities or activity space completed to serve the purposes of recreation in the preceding five years, as well as any improvements to parks or recreational facilities.
(E) Community Facilities. An assessment of the existing service capacity of community services and facilities, and of any new services or facilities joining the neighborhood in the past five years. This shall include a review of child care, library services and any other categories deemed relevant, such as health care centers, human services, and cultural centers.
(F) Neighborhood Serving Businesses. An assessment of neighborhood serving businesses in the area, including their establishment, displacement, and economic health.
(7) Fees and Revenues. The report shall monitor expenditure of all implemented fees, including the Eastern Neighborhoods Impact Fee and all Citywide fees, and tax revenue, as listed below. It shall report on studies and implementation strategies for additional fees and programming.
(A) Impact Fee. A summary of the collected funds from the Eastern Neighborhoods Impact Fee collected from development, and a detailed accounting of its expenditure over that same period.
(B) Fiscal Revenues. An estimate of the net increment of revenues by type (property tax, business taxes, hotel and sales taxes) from all uses.
(C) Fee Adjustments.
(i) The Planning Department shall review the amount of the Eastern Neighborhoods fee against any increases in construction costs, according to changes published in the Construction Cost Index published by Engineering News Record, or according to another similar cost index should there be improvements to be funded through the Eastern Neighborhoods Impact Fee as listed in the Eastern Neighborhoods Program.
(ii) The Planning Department shall review the level of the Eastern Neighborhoods housing requirements and fees to ensure they are not so high as to prevent needed housing or commercial development.
(8) Agency Responsibilities. All implementing agencies identified in the Eastern Neighborhoods Implementation Matrix shall be responsible for:
(A) Reporting to the Planning Department, for incorporation into the Monitoring report, on action undertaken in the previous reporting period to complete the implementation actions under their jurisdiction, as referenced in the Eastern Neighborhoods Implementation Matrix.
(B) Providing an analysis of the actions to be completed in the next reporting period, for incorporation into the Monitoring report, including a description of the integrated approach that will be used to complete those tasks.
(i) To the extent the Agencies identified in the Implementation Matrix are outside the jurisdiction of this Board, this Board hereby urges such Agencies to participate in this process.
(9) Budget Implications. In cooperation with the Annual Progress reports required by Administrative Code Chapter 36.4, and prior to the annual budget process, the Board shall receive a presentation by the Interagency Planning and Implementation Committee and its member agencies to describe how each agency's proposed annual budget advances the Plans' objectives, including specific projects called for by this section. The Board of Supervisors shall give particular consideration to proposed agency budgets that meet the implementation responsibilities as assigned by the City's General Plan, including the Eastern Neighborhoods Implementation Matrix. Budget proposals that do not include items to meet these implementation responsibilities shall respond to Board inquiries as to why inclusion was not possible.
(c) EASTERN NEIGHBORHOODS CAPITAL EXPENDITURE EVALUATION.
(1) Purpose. The Board of Supervisors and the Planning Commission have adopted the Eastern Neighborhoods Area Plans in part to further the implementation of capital improvements within the neighborhoods affected by new development, as described in the Eastern Neighborhoods Public Benefits Program and incorporated herein by reference. A Capital Expenditure Evaluation, in conjunction with the Plan's Monitoring Programs, will provide a means to measure the balance of growth against these needed improvements, and to evaluate the effectiveness of the Plans' implementation as growth occurs.
(2) Controls.
(A) Reporting Requirements. By July 1 five years after Plan adoption, and every five years thereafter, the Planning Department shall submit to the Board of Supervisors and the Office of the Controller an Eastern Neighborhoods Capital Expenditure Evaluation Report. The Eastern Neighborhoods Capital Expenditure Evaluation Report shall specifically report the amount of funds collected to date from the Eastern Neighborhoods Impact Fee, Central SoMa Infrastructure Impact Fee, Central SoMa Community Services Facilities Fee, and Central SoMa Community Facilities District special tax. The Capital Expenditure Evaluation Report shall also describe how these funds have been allocated or spent for the purpose of developing capital projects as identified in the Eastern Neighborhoods Priority Capital Project list. The Capital Expenditure Evaluation shall specifically report on allocations of funds or expenditures, based on their percentages share of the total fees collected to date, toward the following Eastern Neighborhoods Priority Capital Project development activities: planning, design, environmental review, approval, and implementation. For the purposes of this Section 10E.2, the “Eastern Neighborhoods Priority Capital Project List” shall mean a list of capital projects which are a priority subset of the full Eastern Neighborhoods Public Benefits Program as set forth in the Eastern Neighborhoods Interdepartmental Memorandum of Understanding and the Central SoMa Implementation Program and amended from time to time by the Planning Commission with advice from the Eastern Neighborhoods Community Advisory Committee and the South of Market Community Planning Advisory Committee. A draft copy of said memorandum is on file with the Clerk of the Board of Supervisors in File No. 081446 and is incorporated herein by reference.
(B) Office of Controller Assessment. Within 60 days of receiving the Eastern Neighborhoods Capital Expenditure Evaluation Report, the Controller shall assess whether funds collected from the Eastern Neighborhoods Impact Fee are being effectively utilized for capital projects included on the Eastern Neighborhoods Priority Capital Project List, and whether such projects are successfully advancing towards implementation. For the purposes of this section, "effectively utilized" shall mean approximately eighty percent of total Eastern Neighborhoods impact fees collected in each Improvement Type category (as identified in Tables 423.5 and 423.5A) upon issuance of the Eastern Neighborhoods Capital Expenditure Evaluation Report have been allocated to one or more of the projects identified in the Eastern Neighborhoods Priority Capital Projects list, whether or not such projects have been approved or completed, or that all projects in that Improvement Type category have been funded. On or after the ten-year anniversary of Plan Adoption the Controller shall also consider whether projects that were initially funded by the issuance of the five year report, or any subsequent updated or revised report, have been fully funded and/or completed, assuming sufficient funds are available from the Eastern Neighborhoods impact fees collected to date.
(C) Inclusion in Annual Capital Plan. Each year the Planning Department shall submit for inclusion into the City and County of San Francisco Proposed Capital Plan for the current fiscal year, in accordance with Sections 3.20 et seq., a schedule of capital improvements to be funded, developed and implemented within the Eastern Neighborhoods, by neighborhood. That schedule shall illustrate costs and revenue streams, total projects costs and the proposed timeline for implementation.
(d) EASTERN NEIGHBORHOODS COMMUNITY ADVISORY COMMITTEE. The Eastern Neighborhoods Community Advisory Committee, in Article XXXII of Chapter 5 of the Administrative Code, shall serve the purposes and functions stated in that Article XXXII, in the manner described therein.
(Added by Ord. 58-09, File No. 090179, App. 4/17/2009; amended by Ord. 230-09, File No. 090523, App. 11/10/2009; Ord. 197-11
; File No. 110787, App. 10/4/2011, Eff. 11/3/2011; Ord. 44-13
, File No. 130004, App. 3/28/2013, Eff. 4/27/2013; Ord. 71-14
, File No. 131205, App. 5/23/2014, Eff. 6/22/2014; Ord. 242-19, File No. 181215, App. 11/1/2019, Eff. 12/2/2019)
(Former Sec. 10E.2 added by Ord. 500-85, App. 11/22/85; amended by Ord. 263-99, File No. 991548, App. 10/15/99; Ord. 199-06, File No. 060698, App. 7/21/2006; redesignated as Sec. 10E.1(b) by Ord. 58-09, File No. 090179, App. 4/17/2009)
CODIFICATION NOTE
Editor's Notes:
Ord. 58-09 redesignated former Sec. 10E.2 as Sec. 10E.1(b) and redesignated former Secs. 10E.5 through 10E.9 as divisions (a) through (e) of this section.
Ord. 58-09 redesignated former Sec. 10E.2 as Sec. 10E.1(b) and redesignated former Secs. 10E.5 through 10E.9 as divisions (a) through (e) of this section.
Ord. 242-19 replaced division (d) of this section and redesignated former division (d), with amendments, as Ch. 5, Art. XXXII, Secs. 5.32-1 through 5.32-4.
(a) Findings.
(1) The Planning Commission has adopted the Balboa Park Station Area Plan as part of the General Plan of the City and County of San Francisco. The Area Plan outlines specific goals that cumulatively frame the community's vision for the management of growth and development in the Plan Area. The Balboa Park Station Area Plan introduces innovative policies and land use controls to achieve the Plan goals. Successful realization of the Plan's goals requires a coordinated implementation of land use controls, community and public service delivery, key policies, and community infrastructure improvements. The Balboa Park Station Area Plan also establishes general public improvements and amenities needed to meet the needs of both existing residents, as well as those needs generated by new development.
(2) In order to ensure a balanced implementation of the Balboa Park Station Area Plan, the Planning Department shall institute a formal monitoring program for the Plan's implementation measures and policies. This monitoring program shall provide basic statistics on development activity, housing construction, and infrastructure improvements in the Balboa Park Plan Area, and shall evaluate the effectiveness of the Plans' implementation according to growth in the Plan Area.
(3) The purpose of this Monitoring Program shall be to provide monitoring and review of the effectiveness of the Balboa Park Area Plan, to ensure implementation of improvements to accompany this growth. The program shall monitor progress towards the Plans' objectives and policies, by evaluating advancement according to the Plan's matrix of implementation actions and measure the balance of growth against needed improvements.
(b) Reporting Requirements.
(1) By July 1st two years after Plan adoption, and on July 1st every five years thereafter, the Planning Department shall prepare a report detailing development activity, housing construction, and infrastructure improvements in the Plan Area. The information shall be presented to the Board of Supervisors, Planning Commission and shall also include recommendations for measures deemed appropriate to deal with the impacts of neighborhood growth.
(2) Time Period and Due Date. Reporting shall be presented by July 1st two years after Plan adoption to address the time period since plan adoption; and by July 1st during each required year thereafter to address the five calendar years immediately preceding.
(3) Data Source. The Planning Department shall assemble data for the purpose of providing the reports. City records shall be used wherever possible, Outside sources shall be used when data from such sources are reliable, readily available, and necessary in order to supplement City records. When data is not available for the exact boundaries of the Plan Area, a similar geography will be used and noted.
(4) Balboa Park Implementation Matrix. The report shall review progress towards each implementation measure specified in the Plan's Implementation Matrix, adopted by reference with the Area Plan. It shall evaluate the actions of each responsible agency/ies according to the timeline specified in the Implementation Matrix, and recommend amendments to implementation measures where relevant. All departments responsible for implementation measures shall cooperate and furnish information relating to their responsibilities as stated in the matrices.
(5) Development Activity. The report shall detail all development activity in the Plan Area over the Monitoring Period, including additions and deletions of residential and non-residential space, and shall include unit size, retail space and employment generated, conversions, and other development statistics. The monitoring program shall include the following categories of information:
(A) Retail Space. Amount of retail space constructed in preceding years and related employment.
(B) Business Formation and Relocation. An estimate of the rate of the establishment of new businesses and business and employment relocation trends and patterns within the City and the Bay Area. An assessment of neighborhood serving businesses in the Plan Area, including their establishment, displacement, and economic health.
(C) Housing. An estimate of the number of housing units newly constructed, demolished, or converted to other uses.
(6) Public Benefits. The report shall detail the construction of any improvements or infrastructure as described in the Balboa Park Community Improvements Program, including the following categories of information:
(A) Streetscape, Transportation, and Public Realm. A detailed description of any transportation-serving infrastructure completed in the preceding five years, including pedestrian, bike, traffic and other modes of transportation.
(B) Open Space and Recreational Facilities. A summary of new parks, trails, public rights-of-way, recreational facilities or activity space completed to serve the purposes of recreation in the preceding five years, as well as any improvements to parks or recreational facilities.
(C) Community Facilities. An assessment of the existing service capacity of community services and facilitate, and of any new services or facilities joining the neighborhood in the past five years. This shall include a review of child care, library services, and any other categories deemed relevant, such as health care centers, human services, and cultural centers.
(D) Neighborhood Serving Businesses. An assessment of neighborhood serving businesses in the area, including their establishment, displacement, and economic health.
(7) Fees and Revenues. The report shall monitor expenditure of all implemented fees, including the Balboa Park Impact Fee and all Citywide fees, and tax revenue, as listed below. It shall report on studies and implementation strategies for additional fees and programming.
(A) Impact Fee. A summary of the collected funds from the Balboa Park Impact Fee collected from development and a detailed accounting of its expenditure over that same period.
(B) Fiscal Revenues. An estimate of the net increment of revenues by type (property tax, business taxes, hotel and sales taxes) from all uses.
(C) Fee Adjustments.
(i) The Planning Department shall review the amount of the Balboa Park impact fee against any increases in construction costs, according to changes published in the Construction Cost Index published by Engineering News Record, or according to another similar cost index should there be improvements to be funded through the Balboa Park Impact Fee as listed in the Balboa Park Community Improvements Program.
(ii) The Planning Department shall review the level of the Balboa Park Impact Fee to ensure that it is not so high as to prevent needed housing or commercial development.
(8) Agency Responsibilities. All implementing agencies identified in the Balboa Park Implementation Matrix shall be responsible for:
(A) Reporting to the Planning Department, for incorporation into the Monitoring report, on action undertaken in the previous reporting period to complete the implementation actions under their jurisdiction, as referenced in the Balboa Park Implementation Matrix.
(B) Providing an analysis of the actions to be completed in the next reporting period, for incorporation into the Monitoring report, including a description of the integrated approach that will be used to complete those tasks.
(i) To the extent the Agencies identified in the Implementation Matrix are outside the jurisdiction of this Board, this Board hereby urges such Agencies to participate in this process.
(9) Budget Implications. In cooperation with the Annual Progress reports required by Administrative Code Chapter 36.4, and prior to the annual budget process, the Board shall receive a presentation by the Interagency Planning and Implementation Committee and its member agencies to describe how each agency's proposed annual budget advances the Plans' objectives, including specific projects called for by this section. The Board of Supervisors shall give particular consideration to proposed agency budgets that meet the implementation responsibilities as assigned by the City's General Plan, including the Balboa Park Implementation Matrix. Budget proposals that do not include items to meet these implementation responsibilities shall respond to Board inquiries as to why inclusion was not possible.
(Added by Ord. 58-09, File No. 090179, App. 4/17/2009)
(Former Sec. 10E.3 added by Ord. 500-85, App. 11/22/85; amended by Ord. 263-99, File No. 991548, App. 10/15/99; Ord. 199-06, File No. 060698, App. 7/21/2006; redesignated as Sec. 10E.1(c) by Ord. 58-09, File No. 090179, App. 4/17/2009)
(a) Findings.
(1) In Section 65580 of the California Government Code, the State Legislature declared that:
(A) the availability of decent housing and a suitable living environment for every Californian is of vital statewide importance and a priority of the highest order,
(B) attainment of the State's housing goal requires the cooperative participation of government and the private sector to expand housing opportunities and accommodate housing needs at all economic levels,
(C) the provision of housing affordable to low- and moderate-income households requires the cooperation of all levels of government,
(D) local and state governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segments of the community,
(E) in carrying out this responsibility, each local government also has the responsibility to consider, among other things, community goals set forth in the general plan, and
(F) each local government has a responsibility to cooperate with the state in addressing regional housing needs.
(2) The State of California has enacted several laws to implement the State's housing goals. Among these is a requirement that a local jurisdiction have a Housing Element as part its General Plan that, among other things, contains an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing that meets the existing and projected needs of all economic segments of the community. (Gov. Code Section 65583 et seq.)
(3) Pursuant to Government Code Section 65584, the Association of Bay Area Governments (ABAG), in coordination with the California State Department of Housing and Community Development (HCD), determines the Bay Area's regional housing need based on regional trends, projected job growth, and existing needs. ABAG has calculated San Francisco's fair share of the regional housing need for January 2007 through 2014 – the implementation period for the current Housing Element – as 31,390 units, or about 4,160 units per year.
(4) The regional housing needs assessment (RHNA) determination includes production targets addressing housing needs of a range of household income categories. ABAG has projected that at least 39% of new housing demands will be from low and very low income households (households earning under 80% of area median income), and another 22% should be affordable to households of moderate means (earning between 80% and 120% of area median income). Market-rate housing is considered housing that is generally available to households making at or above 120% of median income. Because the median income in San Francisco is lower than the regional median income, the Mayor's Office of Housing publishes a local AMI standard.
(5) In 1996, San Francisco enacted a Jobs-Housing Linkage Program in an effort to increase the amount of affordable housing being built in the City. In 2002, San Francisco enacted an inclusionary housing ordinance in a further attempt to increase the supply of affordable housing. Nonetheless, although over 4,920 new affordable housing units were added to the City's housing stock between 2000 and 2008, the City did not meet its fair share of the regional housing needs production targets, especially for low and moderate income housing.
(6) Housing affordability continues to be a major concern as San Francisco has one of the least affordable housing markets in the nation. Under the heading "Why is Housing an Issue," Part II: Objectives & Policies of the Housing Element's introduction says:
"Based on the growing population, and smart growth goals of providing housing in central areas like San Francisco, near jobs and transit, the State Department of Housing and Community Development (HCD), with the Association of Bay Area Governments (ABAG), estimates that San Francisco must plan for the capacity for roughly 31,000 new units, 60% of which should be suitable for housing for the extremely low, very low, low and moderate income households, in the 2007-2014 Housing Element period to meet its share of the region's projected housing demand."
Objective 1 of the San Francisco Housing Element states that the City should "identify and make available for development adequate sites to meet the City's housing needs, especially permanently affordable housing." Objective 7 states that San Francisco's projected affordable housing needs far outpace the capacity for the City to secure subsidies for new affordable units. Therefore, the City needs to look for creative ways to facilitate affordable housing development.
(7) In January 2012, the San Francisco Budget and Legislative Analyst published a Performance Audit of San Francisco's Affordable Housing Policies and Programs, which was prepared at the request of the Board of Supervisors. Table 1 of the Performance Audit shows that between 1999 and 2006, San Francisco met 153.4% of its production goal for market-rate housing, 82.8% of its goal for very low income housing, 52.4% of its goal for low income housing, and 12.9% of its goal for moderate income housing. In Table 2 of the Performance Audit, San Francisco's housing production goals for 2007-2014 are: 10.6% of all new housing for extremely low income households, 10.6% for very low income households, 17.7% for low income households, 21.7% for moderate income households, and 39.5% for market rate housing.
(8) Among other things, the Performance Audit concluded that the Planning Commission does not receive a sufficiently comprehensive evaluation of the City's achievement of its housing goals and that the Board of Supervisors does not receive consistent information on the overall impact of the City's housing policies on the development of affordable housing in San Francisco. Among other things, the Budget and Legislative Analyst recommended that:
(A) Planning Department staff reports to the Planning Commission include data on the expected unit type and income level of any proposed projects or area plans under review, including how such units would address the City's fair share of the regional housing need,
(B) the Planning Department resume providing the Commission with a Quarterly Housing Production Report, and
(C) the Planning Department include in the annual Housing Inventory an evaluation of
(i) how residential projects entitled in the preceding calendar year contributed to the City's housing goals for each income level and to the Housing Element's policies and objectives,
(ii) how entitled housing projects met inclusionary housing or affordable housing fee requirements, and their expected impact on achieving the City's housing goals for each income level,
(iii) whether entitled housing projects advanced various Area Plan goals and objectives, and
(iv) the current and projected status of housing development in the City compared to the City's housing goals.
(b) Planning Department Reports.
(1) Housing Production Summary Attachment. Beginning within 30 days after the effective date of this Section, Planning Department staff reports to the Planning Commission, Historic Preservation Commission or the Board of Supervisors on all proposed projects of five residential units or more shall include data on the total number of units at all stages of the housing production process, within the current Housing Element statutory period, as it contributes towards meeting San Francisco's quantified production goals for different household income levels as determined in the General Plan's Housing Element, and including data on households earning approximately 120% to 150% of area median income based on sponsors' disclosure of unit pricing for market rate housing proposals and other available data; senior housing units; the number of efficiency, studio, one bedroom, two bedroom and three bedroom and above units (when the ability to collect this data exists); and data tracking revenue generated from the Affordable Housing Fee under Planning Code Section 415 et seq. Baseline data on housing production for this reporting shall be updated quarterly.
(2) Quarterly Housing Production Reports. Planning Department staff shall provide the Planning Commission with a quarterly Housing Production Report every three months that contains, at a minimum, a comparative analysis of current housing production and regional housing needs allocation for San Francisco for different household incomes as determined in the General Plan's Housing Element, and including data on households earning approximately 120% to 150% of area median income based on sponsors' disclosure of unit pricing for market rate housing proposals and other available data; senior housing units; the number of efficiency, studio, one bedroom, two bedroom and three bedroom and above units (when the ability to collect this data exists); and data tracking revenue generated from the Affordable Housing Fee under Planning Code Section 415 et seq. This report should also include information regarding the approval process for newly entitled housing. Specifically, the report should show which projects were considered at a public hearing before the Planning Commission, including Conditional Use or Mandatory Discretionary Review.
(3) Annual Housing Inventory Reports. The Planning Department shall publish an annual Housing Inventory on April 1st of each year that contains at a minimum:
(A) an evaluation of how residential projects entitled or at any other stage of the housing production process during the preceding calendar year contribute to the City's quantified regional housing needs allocation for different household income levels as determined in the General Plan's Housing Element, and including data on households earning approximately 120% to 150% of area median income based on sponsors' disclosure of unit pricing for market rate housing proposals and other available data; senior housing units; and the number of efficiency, studio, one bedroom, two bedroom and three bedroom and above units (when the ability to collect this data exists).
(B) how residential projects in the housing production process met inclusionary housing requirements as on-site below-market-rate (BMR) units, off-site BMR units, or payment of an in-lieu fee, including data tracking revenue generated from the Affordable Housing Fee under Planning Code Section 415 et seq.; and
(C) the number of residential projects at any stage of the housing production process during the preceding calendar year within the City's Planning Districts and Plan Areas for different housing income levels as determined in the General Plan's Housing Element, and including data on households earning approximately 120% to 150% of area median income based on sponsors' disclosure of unit pricing for market rate housing proposals and other available data; senior housing units; and the number of efficiency, studio, one bedroom, two bedroom and three bedroom and above units (when the ability to collect this data exists).
(4) Annual Jobs-Housing Fit Report. The Planning Department shall publish a Jobs-Housing Fit Report (“Report”) on April 1 of each year, as a companion report to the annual Housing Inventory. The Report shall analyze the number, types, and wage distribution by quartile of jobs created or lost in the City, and provide an estimate of the housing needs associated with those jobs. The Report shall compare those housing needs by wages to actual housing production in San Francisco by affordability levels (“Jobs-Housing Fit”). The Report shall use available and relevant data from regularly published sources on jobs, wages, commercial and housing production, project approvals, standard assumptions for jobs per square foot by industry type, occupations and wage distribution by quartile associated with those industry types, workers per household and household size, and shall use the household income classifications expressed in the Housing Element of the General Plan. The Report shall include the following components:
(A) Ten-year Retrospective Assessment. The Report shall provide an assessment of the Jobs-Housing Fit in the City for the preceding ten years through the end of the preceding calendar year.
(B) Pipeline Projection. The Report shall project the expected Jobs-Housing Fit for the current pipeline of entitled projects. The projection shall include: commercial and housing development projects that have received their first building or site permit; entitled commercial and housing developments that have been approved but have not yet received their first building or site permit; and projects subject to development agreements, but shall not include the portions of multi-phase projects with phases expected to continue beyond ten years. The projection shall use the affordability levels associated with entitled housing developments including on-site inclusionary units. The Report shall compare projected housing needs by wages directly associated, and indirectly associated, to the extent feasible, with the entitled commercial pipeline to the affordability levels of the entitled housing pipeline. The Report shall separately evaluate the Jobs-Housing Fit for the extended development pipeline including those portions of multi-phase projects extending beyond ten years.
(C) Area Plan and Major Projects. For each draft Area Plan and major commercial or mixed-use development project larger than two acres subject to a development agreement under consideration or approved in the previous two years, the Report shall identify the Jobs-Housing Fit for each such project. To the extent Planning Department staff reports already have evaluated the Jobs-Housing Fit for these projects, the Report may reference those staff reports.
(c) Annual Planning Commission Housing Hearing; Report to the Board of Supervisors.
(1) Commission Hearing. The Planning Commission shall hold an annual public hearing subsequent to publishing the Housing Inventory. This hearing shall provide, at a minimum, information on:
(A) Findings of the annual Housing Inventory regarding how housing production trends match with San Francisco's quantified regional housing needs allocation for different income levels as determined in the General Plan's Housing Element, and including data on households earning approximately 120% to 150% of area median income based on sponsors' disclosure of unit pricing for market rate housing proposals and other available data; senior housing units; and the number of efficiency, studio, one bedroom, two bedroom and three bedroom and above units (when the ability to collect this data exists); and
(B) Findings of the state mandated annual Housing Element Progress Report regarding how housing production trends advance the Housing Element's policies and goals.
(C) Findings of the Annual Jobs-Housing Fit Report regarding how the housing needs associated with job growth compare to actual housing production by income levels. The Planning Department, in consultation with the Mayor’s Office of Housing and Community Development, shall report in writing on the allocated funding, sites, and timing necessary to meet the affordable housing needs identified in the Report, and, insofar as the Report identifies unmet past and projected needs, the amount of additional funding, and sites for affordable housing, that would need to be allocated in order to meet the projected housing needs associated with job growth.
(2) Annual Report to the Board. The Planning Department shall provide an annual report to the Board of Supervisors concerning the results of the Commission's hearing and any recommendations for legislation.
(Former Sec. 10E.4 added by Ord. 500-85, App. 11/22/85; amended by Ord. 263-99, File No. 991548, App. 10/15/99; Ord. 199-06, File No. 060698, App. 7/21/2006; redesignated as Sec. 10E.1(d) by Ord. 58-09, File No. 090179, App. 4/17/2009)
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