2022 - Health and Human Services - Services Area Facility Maps
09. Health and Human Services
Services Area Facility Map
2022 - Economic + Neighborhood Development- Services Area Facility Maps - Cloned
07. Economic + Neighborhood Development
Service Area Facility Maps
2022 - Affordable Housing - Services Area Facility Maps
06. Affordable Housing
Service Area Facility Maps
2022 - Affordable Housing
03. Accomplishments
Affordable Housing
Neighborhood Development and Affordable Housing
- Met the goal of producing and preserving 10,000 affordable units by 2020.
- As of Q3 2020, 1,206 100% affordable multifamily rental units are under construction under MOHCD sponsorship, with another 2,051 units in active predevelopment (pre-entitlement or permitting) and 157 units leasing up. This represents 3,414 units in active new affordable housing production.
- Of the active new affordable housing in production, 1,139 units are supportive housing units for families, adults, seniors, transitional aged youth and veterans. 100% supportive projects that are under construction include Maceo May (see below), 1064-1068 Mission Street, and Mission Bay Block 9.
- Preserved 52 small and large sites totaling 543 residential units and 39 commercial units.
- Over the past two fiscal years, completed construction on 596 affordable units at OCII’s planned enhancement projects (Mission Bay, Transbay, and Shipyard/Candlestick) with funding for 415 units coming directly from OCII. Newly completed affordable units are housing approximately 1,800 people.
- 1,300 of the 5,900 units in Mission Bay are being developed as affordable housing. Construction is 91% complete.
- In Zone 1 of the Transbay Project Area, 720 units are being developed as affordable housing with an additional 300 affordable units of affordable in the development pipeline.
- Completed over 100 affordable housing units in Hunters Point Shipyard Phase 1.
- Completed the first four phases of the Alice Griffith HOPE SF public housing revitalization project in Candlestick Point, housing all the original residents of the site for a total of 337 homes.
- Sunnydale Parcel Q completed 55 units with 41 right-to-return units.
- At the end of FY2020, 231 affordable units were under construction in Mission Bay South and Transbay.
- OCII approved $95.5 million in predevelopment and construction funding toward the development of 626 affordable units in Mission Bay South and Hunter Point Shipyard Phase 1.
Planning Department
- Secured financing and broke ground on 100% affordable Maceo May Apartments. The project will feature modular construction and be ready for occupancy in 2022. The 105-unit project is a collaboration between co-developers Chinatown Community Development Center (Chinatown CDC) and Swords to Plowshares (a nonprofit supporting veterans) and will include deep supportive services for its occupants.
- Adopted the Balboa Reservoir Site Development Agreement which will include 550 units of affordable housing, including educator housing.
Treasure Island Development Authority
- Broke ground on the first 100% affordable housing building on Treasure Island in August 2020.
- Secured grants of $20 million for affordable housing and transportation improvements in the past two years.
2022 - Financial Summary
06. Affordable Housing
Financial Summary
| Programs / Projects (Dollars in Thousands) |
FY 2022 | FY 2023 | FY 2024 | FY 2025 | FY 2026 | FY 2027 - 2031 | Plan Total | |
| SPENDING PLAN | 4 | 5 | 6 | 7 | 8 | 14 | 15 | DEFERRED |
| Mayor's Office of Housing and Community Development | 256,003 | 484,469 | 247,145 | 254,529 | 51,210 | 351,900 | 1,645,256 | 9,343,671 |
| Office of Community Investment and Infrastructure | 117,440 | 227,110 | - | 121,768 | 3,520 | 209,400 | 679,238 | |
| Treasure Island | 93,500 | 193,000 | - | 162,000 | - | 397,000 | 845,500 | |
| Total | 466,943 | 904,579 | 247,145 | 538,297 | 54,730 | 958,300 | 3,169,994 | |
| REVENUES | ||||||||
| 2019 Affordable Housing G.O. Bond | 175,000 | - | 175,000 | - | - | - | 350,000 | |
| 2024 Affordable Housing G.O. Bond | - | - | - | 160,000 | - | - | 160,000 | |
| Federal | 4,137 | 7,350 | 6,350 | 7,350 | 6,350 | 34,750 | 66,287 | |
| HOPE SF Certificates of Participation | - | - | - | 34,000 | - | 34,000 | 68,000 | |
| Housing Trust Fund | 63,563 | 28,089 | 29,589 | 31,589 | 32,000 | 160,000 | 344,830 | |
| OCII Bonds | 25,680 | 226,148 | - | 103,377 | 3,520 | 209,400 | 568,125 | |
| Other Local | 365,422 | 147,287 | 16,386 | 158,893 | 27,504 | 233,624 | 949,116 | |
| State | 12,000 | 17,000 | - | 12,000 | - | 36,000 | 77,000 | |
| Treasure Island Debt | 7,000 | - | - | 8,000 | - | 24,000 | 39,000 | |
| Total | 652,802 | 425,874 | 227,325 | 515,209 | 69,374 | 731,774 | 2,622,358 | |
| Total San Francisco Jobs/Year | 2,924 | 1,907 | 1,018 | 2,308 | 311 | 3,278 | 11,746 | |
| Annual Surplus (Deficit) | 185,859 | (478,705) | (19,820) | (23,088) | 14,644 | (226,526) | (547,636) | |
| Cumulative Surplus (Deficit) | 185,859 | (292,846) | (312,666) | (335,754) | (321,110) | (547,636) |
2022 - Emerging Projects
06. Affordable Housing
OCII Hunters Point Shipyard Block 49, Photo Credit: Maximilian Barnes
Emerging Projects
| Project Name | Description |
| MOHCD – Future Pipeline Projects | MOHCD’s planned projects meet key criteria for investment, including scale, readiness, proximity to public transit, ability to leverage non-City sources of funding, and location in neighborhoods that have low production and/or high displacement. Phased projects are multi-year, multi-phase projects in a development area that include housing and infrastructure development. Together the pipeline for these projects represents an ambitious and significant commitment to producing more affordable housing in San Francisco. However, more units beyond these are needed, and the City will need to pursue opportunities and continue to prioritize affordability into the future. Emerging projects are opportunities to expand MOHCD’s pipeline that are not currently accounted for in MOHCD’s pipeline and allocations budget. MOHCD must be nimble and opportunistic in acquisition of properties that come on the market, as funding is available, and especially if the acquisition is below market value. It is important to note that the Housing Need targets represented in this chapter's financial tables represent a continuation of the City's level of effort during 2015-2019, where City subsidies have supported 82% of very low income, 54% of low income, and 23% of moderate income deed-restricted production. Based on these spending levels, the City is projected to meet approximately 50% of the very low income, 82% of the low income, and 42% of the moderate income targets in the current 2014-2022 RHNA cycle. Non deed-restricted moderate income housing is produced primarily through the City’s ADU program. To meet 100% of the current RHNA targets, excluding the portion that is projected to be met through Inclusionary units, the total housing expenditure plan would need to increase by approximately $5.1 billion. Meeting this full RHNA allocation would likely require policy decisions outside the purview of the Capital Plan and would also depend on the contribution of Inclusionary units delivered through market rate production, which is extremely difficult to model, especially given the economic impact of the COVID-19 pandemic. Still, San Francisco acknowledges the full need and strives to deliver as much affordability as possible while meeting other urgent challenges in its public capital portfolio and other service obligations. |
| OCII – Phase II Hunters Point Shipyard | The work at Phase II of the Shipyard project is delayed due to the environmental testing and remediation work being done by the U.S. Navy. As a result, OCII funded affordable housing projects are similarly delayed. |
| TIDA – Mercy Housing & Catholic Charities Project | The second 100% affordable housing project on Treasure Island, developed by Mercy Housing in partnership with Catholic Charities, is in planning and building permit review. Project financing is expected to close in Q2 of CY 2021 with construction following in Q3. The 135-unit building will provide replacement housing for existing Catholic Charities and market rate residents on Treasure Island as required by program transition plans. |
| TIDA – Community Housing Partnership & Health RIGHT 360 Projects |
The third and fourth 100% affordable housing developments are planned to be constructed in partnership with Community Housing Partnership and HealthRIGHT360 and to transition residents of those agencies’ facilities and programs to permanent locations on Treasure Island. The sequence and schedule for these developments will be determined by the availability of funding. Because HealthRIGHT360 operates treatment and transitional housing programs, many funding sources for the construction of permanent affordable housing will not be available to finance the construction of the HealthRIGHT360 building. |
| TIDA – Inclusionary Affordable Developments | TICD has multiple rental and condominium projects in the second subphase area on Treasure Island in various stages of planning and building permit review and are expected to start construction between 2021-2023. These buildings will include for-rent and for-sale inclusionary affordable units. Street Improvement Permit (SIP) documentation and subdivision maps for the third subphase area are under review by City agencies. With the expectation that the SIP will be issued and subdivision map approved in Q1 2021, TICD has begun the demolition of structures within the subphase area. This subphase area will include four additional TIDA parcels for the development of affordable housing. |
| OCII – Mission Bay South Block 9 & Hunters Point Shipyard Blocks 52/54 |
OCII has several projects in various stages of predevelopment and early construction. Mission Bay South Block 9 started construction in summer 2020 and will included 141 units for formerly homeless individuals. Hunters Point Shipyard Blocks 52/54 is one family rental project on two nearby sites will total 112 units and is expected to start construction in 2022. Mission Bay South Block 9a will be a 148 units affordable homeownership project and is in schematic design and will start construction in mid-2022. Hunters Point Shipyard Phase 1 Block 56 is a 73- unit family rental project, and will start construction in mid-2022. Transbay Blocks 2 East and 2 West will include approximately 169 senior units and 80 family rental units; developer selection and predevelopment funding is expected early in calendar year 2021. |
2022 - Phased Projects
06. Affordable Housing
Phased Projects
| Project Name | Description |
| Balboa Reservoir | The City identified the Balboa Reservoir site as a priority for housing development under the Public Lands for Housing program. The Public Utilities Commission has jurisdiction of the site and has entered into an Exclusive Negotiation Agreement with the selected development team. The project will consist of approximately 1,100 units of housing, of which 50% would be market-rate. The developer will fund and construct 66.7% of the affordable units with the City providing financing for the remaining 33.3% of the affordable units. The populations that will be served include very low and low income households up to 80% AMI and moderate income households, including educator households, up to 130% AMI. All of MOHCD’s local sources of funding are eligible for new production like that planned for Balboa Reservoir, with the exceptions noted in the planned very low and low income and moderate income housing program description. |
| HOPE SF | The City has made a commitment to rebuild four public housing developments in the southeast region that have physically deteriorated: Alice Griffith, Hunters View, Potrero, and Sunnydale (see discussion in Economic and Neighborhood Development chapter). HOPE SF will replace the existing 1,900 units one-for-one and add another 5,300 units to transform long underserved communities into vibrant, mixed income neighborhoods. The populations served include existing public housing households, who are guaranteed a right to return to the rebuilt housing, and new very low and low income households up to 60% AMI. An example of a HOPE SF project in the pipeline is Sunnydale Block 3. This project will include approximately 170 units, of which 127 will be set aside for existing public housing residents with a right to return, and 52 will be set aside for new low income households up to 60% AMI. The project includes a mix of 1-bedrooms, 2-bedroom, 3-bedroom, and 4-bedrooms. Construction will start in 2022 and is expected to be complete by 2024. The majority of MOHCD’s sources of funding are eligible for HOPE SF, with the exception that impact fees can only be used on new units and not replacement units. The total need for HOPE SF is estimated at $750 million over the next 10 years, in addition to the development costs that are already accounted for in the Economic and Neighborhood Development chapter. |
2022 - Enhancement Projects / Production
06. Affordable Housing
TIDA C3.1 Rendering (4), Photo Credit Paulett: Taggart Architects
Enhancement Projects / Production
Production needs for very low, low and moderate-income housing total approximately $7B. The Plan allocates $844M towards these needs.
| Project Name | Description |
| MOHCD – Very Low and Low Income Housing | MOHCD’s planned projects include very low and low income housing that serve households between 0-80% AMI. The vulnerable populations served include formerly homeless individuals and families, transitional age youth, seniors, and families. An example of a very low and low income project in the pipeline is 730 Stanyan Street. This project will include approximately 120 units for individuals and families earning from 30-80% AMI, including formerly homeless young adults. The building will include a mix of studios, 1-bedrooms, 2-bedrooms and 3-bedrooms, and a generous offering of neighborhood serving, ground floor uses. Construction is expected to begin in 2022 with completion in 2024. The majority of MOHCD’s sources of funding are eligible for new production for very low and low income households, although some impact or Area Plan fees are limited to use in specific geographies, No Place Like Home funds from the State are limited to use for chronically homeless individuals, and 60% of excess ERAF allocated to MOHCD could be used for new construction. The estimated need to continue the City's level of effort in these categories according to the draft 2022-2031 RHNA targets for the next cycle is approximately $6.6 billion through FY2031. |
| MOHCD – Moderate Income Housing | MOHCD’s planned projects include moderate income housing that serves households between 80-120% AMI. The populations served include moderate income individuals and families and educators. An example of a moderate income project in the pipeline is 921 Howard Street. This project will include 203 units for individuals and families earning from 50-120% AMI, and it will include a mix of studios 1-bedrooms, 2-bedrooms and 3-bedrooms. Construction is expected to begin in mid-2021 with completion in 2023. Certain MOHCD sources of funding are eligible for production of moderate-income rental housing, including 60% of excess ERAF allocated to MOHCD, portions of the 2015 and 2019 General Obligation bonds, and the Housing Trust Fund, which allow for the acquisition, rehabilitation and new construction of rental units serving households up to 120% AMI. Additionally, the G.O. bonds allow for first-time homeownership assistance programs serving households up to 175% AMI and educators up to 200% AMI, and the Housing Trust Fund allows for first-time homeownership assistance programs for households up to 120% AMI. The estimated need to continue the City's level of effort in these categories according to the draft 2023-2031 RHNA targets for the next cycle is approximately $353 million through FY2031. |
| TIDA - Treasure Island Development Authority | The Disposition and Development Agreement (DDA) Housing Plan and Financing Plan for Treasure Island set forth a strategic framework for funding 2,173 of the housing units to be affordable units. Of these, 1,866 units are to be developed by the City with the balance to be inclusionary units constructed by Treasure Island Community Development (TICD). Due to an escalation in costs since 2011, an increase in the number of affordable units to be delivered, and other changes, revised funding strategies will be required to close the resultant funding gap. TIDA’s current Capital Plan focuses on financing the initial six 100% affordable housing developments encompassing an estimated 776 units and the HealthRIGHT360 residential treatment facilities. These projects should transition current residents of the island eligible for replacement housing and several hundred net new affordable units. |
| TIDA – The Bristol Project | Treasure Island Community Development (TICD) is developing market rate housing in the first subphase of development on Yerba Buena Island. The Bristol, a five-story 124-unit building with 14 inclusionary affordable units, is currently in construction. Other market-rate flats and townhomes on Yerba Buena Island are beginning construction. |
| OCII – Hunters Point Shipyard/Candlestick Point | Through FY2031, 1,394 affordable housing units in 14 projects will be in various development stages (predevelopment, construction, completion and lease up). The individual projects will consist primarily of family rental affordable housing for households earning up to 60% AMI. Some of the projects will include ground floor retail space and other related uses such as child care. Funding from OCII for these units through FY2031 is approximately $490 million. |
| OCII – Mission Bay South | Through FY2031, 445 affordable housing units in three projects will be in various development stages (predevelopment, construction, completion, and lease up/sales). 291 units are under construction and were funded prior to FY2022. The individual projects will consist of permanent supportive housing for adults, family rental affordable housing, and moderate-income homeownership housing. These projects will serve households earning from 30% to 110% AMI. Funding from OCII for 445 of these units through FY2031 is approximately $66 million. |
| OCII – Transbay Transit Center | Through FY2031, 323 affordable housing units in three projects will be in various development stages (predevelopment, construction, completion, and lease up). The individual projects will consist of senior rental housing and family rental affordable housing. These projects will serve households earning from 30% to 80% AMI. Some of the projects will include ground floor retail space and other related uses such as child care. Funding from OCII for these units through FY2031 is approximately $103 million. |
| SFHA – Disposition Projects | The Housing Authority is an important partner in the HOPE SF projects described in the Economic and Neighborhood Development chapter. To better support low-income residents in San Francisco, SFHA plans to convert the sites to Project-Based Vouchers, then transfer ownership and management to a non-profit developer entity. The increased rent subsidies from the vouchers will enable the private owners to secure the additional resources needed to complete full rehabilitations of the sites. A combination of this financing with a public land trust in the form of a long-term ground lease and local developers is a public-private partnership consistent with SFHA’s re-envisioning. This structure ensures long-term affordability and oversight through the lend-lease structure, access to new funds not available to SFHA, and improved housing conditions. SFHA is also working on dispositions of other properties: scattered sites, and Plaza East. Disposing of these properties will allow the flow of funding needed to enhance the quality of life for the residents. The Housing Authority is committed to protecting the rights of the current residents in these units and meeting all requirements pursuant to HUD’s public housing regulations. |
| SFHA – Rental Assistance Demonstration (RAD) Program |
On Phases 1 and 2, conversion of 3,480 public housing units to Project Based Vouchers (PBV) under RAD addressed critical immediate and long-term rehabilitation needs and preserving affordability for very low-income residents by increasing revenue and by attracting new capital. In addition to RAD, the financing strategy as contemplated by the Plan relies upon HUD’s Section 18 Disposition/Demolition program which has permitted the Authority to obtain additional Housing Choice Voucher/Section 8 vouchers to supplement the RAD program. On a third phase of RAD conversions for the HOPE VI sites, an additional 425 units were transferred to the new program by December 2020. All 39 RAD projects utilize private debt, equity generated by the Low-Income Housing Tax Credit program, and soft debt from the Authority and the City and County of San Francisco. This approach has resulted in a $2.3 billion conversion project and generated $830 million in construction and rehabilitation work that benefits the tenants of Authority sites while preserving existing affordability. |
2022 - Renewal Projects
06. Affordable Housing
OCII Hunters View Phase 2a, Photo Credit: John Stewart Company
Renewal Projects
| Project Name | Description |
| SFHA – San Francisco Housing Authority | With extensive support from the City, over 4,000 public housing and HOPE VI units have been preserved and rehabilitated under the Rental Assistance Demonstration (RAD) program. The remaining 1,500 public housing units are slated for rehabilitation, replacement, and/or conversion to the Section 8 platform. In the interim, funding for maintenance, including annual federal operating subsidies, have been and are expected to continue to be inadequate, making deterioration of these units a continual challenge. |
2022 - Renewal Program / Preservation
06. Affordable Housing
Renewal Program / Preservation
Acquisition/Rehabilitation
MOHCD's planned preservation includes the acquisition and rehabilitation of at-risk housing for households between 0-120% AMI to prevent the displacement of existing residents and loss of affordability from Ellis Act and Owner Move-In evictions, buyouts, condominium conversions, and demolitions. Based on the Housing Balance Report, an average of 400 units per year have been removed from protected status.
An example of an acquisition and rehabilitation project in the pipeline is 3254-3264 23rd Street. This project consists of 6 residential units serving households at an average of less than 80% AMI, and 5 commercial spaces. The sponsor acquired the site with conventional bridge financing in March 2020. The rehabilitation is expected to be completed in the Summer of 2021, when it will convert to permanent financing from the City through the PASS and SSP programs.
Sources eligible for this purpose include 10% of Inclusionary and Jobs/Housing Linkage Fees, 25% of condominium conversion fees, 40% of excess ERAF allocated to MOHCD, and the Housing Trust Fund. Additionally, the City makes below-market loans available for eligible projects through the Preservation and Seismic Safety (PASS) Program, which had capacity for up to $260 million in below-market loans when voters approved the modification of the Seismic Safety Loan Program in November 2016.
The estimated need to acquire and rehabilitate 400 units annually is approximately $1.9 billion through FY2031.
MOHCD-Subsidized Housing
MOHCD's planned preservation includes the recapitalization of existing 100% affordable housing that is owned and managed by private developers and monitored by MOHCD. About 15,500 units in MOHCD’s portfolio do not have any project-based rental or building operating subsidies to leverage additional debt, so they will need City capital subsidy to recapitalize.
An example of an existing MOHCD subsidized project in the pipeline for recapitalization is Throughline Apartments. This scattered site project consists of three buildings totaling 88 units serving households at an average of less than 30% AMI. Pending an award of competitive financing sources, construction is expected to begin in 2021 with completion in 2022.
Sources eligible for this purpose include the Housing Trust Fund and 40% of excess ERAF allocated to MOHCD.
The estimated need to recapitalize 15,500 units of existing MOHCD-subsidized housing is approximately $1.2 billion through FY2031.
HUD-Subsidized Housing
MOHCD's planned preservation includes the recapitalization of federally subsidized affordable housing that is owned and managed by non-profit or for-profit developers and monitored by the HUD. About 1,000 units of HUD subsidized housing are high-risk for loss of affordability over the next 10 years because these projects have either opted out of their HUD contracts or have year-to-year or soon-to-expire contracts and can convert to market-rate rents after the expiration of their affordability restrictions.
An example of a HUD-subsidized project in the pipeline for recapitalization is Frederick Douglas Haynes Apartments. This project consists of 104 units serving households at an average of less than 50% AMI. Construction began in August 2020 with an anticipated completion in January 2022.
Sources eligible for this purpose include the Housing Trust Fund and 40% of excess ERAF allocated to MOHCD.
The estimated need to recapitalize 1,000 units of existing HUD-subsidized housing is approximately $146 million through FY2031.
