After months of hearings, numerous proposed amendments, and substantial public comment for and against, the San Francisco Family Zoning Plan passed by a 7-4 vote at the Board of Supervisors, and was approved by Mayor Lurie on December 12. At a high level, the Family Zoning Plan is intended to provide zoning capacity for 36,000 new housing units, as part of San Francisco’s implementation of its 2023-2031 Housing Element. This increased zoning capacity is largely concentrated in San Francisco’s northern and western neighborhoods, along existing public transit corridors.

The key component of the Family Zoning Plan is the Housing Choice-SF Program, which allows developers to opt in to a local density bonus program by meeting the City’s affordable housing requirements. Under Housing Choice-SF, projects can qualify for the local program even if they provide affordable units off-site or through land dedication; projects with fewer than 25 units can also elect to subject all units to rent control rather than providing on-site affordable units. By contrast, the State Density Bonus Law and related approval pathways such as SB 35/423 require affordable units to be provided on-site to unlock bonus density and ministerial approvals.

Projects that opt in can use the new local program to:

1. Obtain relief from applicable numeric density controls (for example, one unit per 600 square feet of lot area), and instead be governed by form-based density controls, such as height, bulk, setbacks, and lot coverage.
2. Unlock building height that exceeds base zoning, in many locations by one to two stories, but in some locations by five or more stories.
3. Modify or eliminate otherwise applicable development standards such as required open space, dwelling unit exposure, and rear yards, and obtain up to 15% reductions of many other quantitative development standards.
4. Utilize an administrative review process with Planning Director-level approvals and limited appeal opportunities.

If a developer elects to use Housing Choice-SF, that developer must forgo use of State Density Bonus Law. The Planning Department’s September staff report to the Planning Commission acknowledges that in some circumstances, State Density Bonus Law could allow for projects that exceed heights achievable through Housing Choice-SF.

At any potential development site, a developer will need to evaluate, among other criteria, the following:

1. Between Housing Choice-SF and State Density Bonus Law, which path would allow a denser or taller project?
2. Even if Housing Choice-SF would result in less density or height, does its administrative review process, with limited appeals, make it a more desirable path? Or could a State Density Bonus approach, especially if combined with a ministerial review through SB 35/423, provide a comparably streamlined approach with greater density or height?
3. Are there any Planning Code compliance issues that are better or more effectively solved through use of Housing Choice-SF, or would State Density Bonus Law waivers and concessions achieve a similar or better result?
4. Does the affordable housing flexibility provided by Housing Choice-SF, discussed above, make it a more attractive option?

The Family Zoning Plan also expands protections for existing residential tenants and historic structures, and provides assistance for businesses displaced by new residential development.

The Coblentz Real Estate Team is ready to assist as developers weigh their options under Housing Choice-SF and State Density Bonus Law.

San Francisco, CA December 17, 2025 – Coblentz Patch Duffy & Bass LLP is pleased to announce the election of Leah Collins to the firm’s partnership, effective January 1, 2026.

“We are so pleased to welcome Leah to the partnership,” said Sara Finigan, Managing Partner of the firm. “Leah is a talented real estate lawyer whose thoughtful, business-focused counsel exemplifies the commitment to client service and excellence that defines Coblentz. We are proud to have her as our partner and look forward to her continued contributions.”

Leah is a real estate transactional attorney who represents investors, developers, owners, lenders, and borrowers in complex real estate transactions across California and the United States. Her practice covers the full lifecycle of real estate assets, including acquisitions and dispositions, joint ventures, development, and sophisticated debt and equity financing, across a range of property types such as office, retail, hospitality and luxury resort, mixed-use projects, multifamily, and entitled and unentitled land. She routinely structures, negotiates, and closes complex purchase and sale deals, handles new and modified financings on behalf of both borrowers and lenders, and oversees project-related documentation for ground-up and redevelopment projects. Leah delivers pragmatic, business-forward guidance that balances opportunity and risk to achieve successful outcomes for her clients. Known for being practical, responsive, and efficient, she is a collaborative advisor who translates complex issues into clear, actionable paths to closing, which builds and strengthens lasting client relationships through her calm, solutions-driven approach.

Leah is an elected member of the California Lawyers Association’s Real Property Law Executive Committee and a member of the Real Property Sections of the American Bar Association, California State Bar, and Bar Association of San Francisco. She has been named to the Best Lawyers: Ones to Watch® in America for Real Estate Law (2023–2026) and recognized as a Northern California Rising Star by Super Lawyers.

Leah earned her J.D. from Santa Clara University School of Law, where she served as Managing Editor of the Santa Clara Law Review, and her B.A. in Political Science from the University of California, Davis.