Shadows no longer delay developments in San Francisco
A new San Francisco law is dialing back building delays caused by regulations over the shadows that new buildings cast.
The repeal of the environmental protections rule is the latest in a string of development-friendly Bay Area moves during the administration of Mayor Daniel Lurie, who calls himself a centrist Democrat. Lurie signed the SHADE Act on Friday.
“For decades, San Francisco has made it easier to block housing than to build it,” Lurie said. “Now we are using every tool available to build more housing more quickly, and this is just the latest example.”
The Slashing Housing Appeals and Delays Everywhere, or SHADE, Act was passed during an 8-1 vote by the 11-person San Francisco Board of Supervisors, with Supervisor Connie Chan the sole dissenter. The board governs the combined county and city of San Francisco.
The law removes a shadow impact analysis step that had been required by city law for many new buildings to be compliant with the California Environmental Quality Act. In addition to removing the shadow study, the law shortens the appeal window for CEQA rulings from 30 to 15 days.
“San Francisco is done letting red tape cast a shadow over our housing future,” said San Francisco Supervisor Bilal Mahmood, who introduced the legislation.
“The SHADE Act clears the way for more homes, a more predictable approval process, and a city where more people can afford to put down roots,” Mahmood told The Center Square in an email. “We can protect our parks, respect our environment and welcome more neighbors. We don’t have to choose. It’s time to let housing projects see the light of day.”
At a September committee meeting, Mahmood said, “We need to no longer be afraid of our own shadow.”
Proponents of the SHADE Act said it would reduce the cost and regulations on some construction projects in the city, which have been “extremely difficult” to complete in recent years, according to a report from the San Francisco Bay Area Planning and Urban Research Association.
Mahmood said the shadow reviews have blocked or delayed over 2,000 housing units from 12 projects over the past decade. He added that the SHADE Act would save between three to nine months on some environmental reviews and up to $25,000 on some projects.
During the committee meeting, one city planner said 18 project environmental appeals in the past six years had mentioned shadows, with four listing it as a primary reason for the appeal.
Neither Mahmood nor Lurie responded to requests for comment from The Center Square.
“Notably, the SHADE Act does not affect the voter mandate in 1984, known as Prop K,” Mahmood said at the meeting. “Shadow analyses, I want to be clear, will still be required to assess the impacts on Parks and Recreation jurisdiction.”
In 1984, San Francisco voters ruled in favor of Proposition K, which has since required developers of buildings taller than 40 feet to prove they do not impose a significant shadow on parks under Parks and Recreation jurisdiction.
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