YCD Studio
Journal

Field notes on building better.

San Francisco Multi-Family Development in 2026: SB 423, the New Fee Cuts, and What Finally Pencils
LatestMulti-Family

San Francisco Multi-Family Development in 2026: SB 423, the New Fee Cuts, and What Finally Pencils

On July 21, 2026, San Francisco approved a landmark package: no inclusionary requirement under 25 units, a 5% on-site rate above it, and a permanent 67% cut to development impact fees. Combined with SB 423 ministerial approval, the math on small and mid-size multi-family projects just changed in a way it has not in decades.

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Recent essays

How to Legalize an Unpermitted ADU in Oakland: Amnesty, AB 2533, and the Full-Permit Path
Residential9 min read

How to Legalize an Unpermitted ADU in Oakland: Amnesty, AB 2533, and the Full-Permit Path

If your Oakland ADU was built before January 1, 2020, you may qualify for AB 2533's limited-scope legalization — corrections keyed to health and safety, not a full rebuild to current code, with impact fees generally waived. If you can't prove the date, plan for the full building-code path. Here's how the two routes actually work.

ADU Cost in Oakland 2026: What You'll Actually Pay, Neighborhood by Neighborhood
Residential11 min read

ADU Cost in Oakland 2026: What You'll Actually Pay, Neighborhood by Neighborhood

Most permitted Oakland ADUs land between roughly $200,000 and $450,000 all-in in 2026 — and where your lot sits matters more than almost anything else. The flats-vs-hills breakdown, real permit and EBMUD fee numbers, and the savings levers Oakland actually gives you.

Change of Use vs. Change of Occupancy in San Francisco: The Distinction That Decides Your Permit Track
Tenant Improvement8 min read

Change of Use vs. Change of Occupancy in San Francisco: The Distinction That Decides Your Permit Track

Change of use is a Planning Code concept. Change of occupancy is a Building Code concept. They sometimes coincide; they often don't. Knowing which one your project actually triggers determines whether the permit clears in days or weeks — and it's a design decision, not an afterthought.

Prop H and the Small Business Recovery Act: SF's Streamlined Path for Restaurants and Retail (2026)
Tenant Improvement6 min read

Prop H and the Small Business Recovery Act: SF's Streamlined Path for Restaurants and Retail (2026)

Prop H + the Small Business Recovery Act streamlined SF's small-business permitting in 2020–2021: administrative OTC instead of Planning Commission hearings, no more §311/312 notification on most storefront flips, and a 30-day cap on non-Planning review. 5,600+ projects benefiting through mid-2025. Mayor Lurie's late-2025 packages widened the framework further. Here's the practical guide.

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