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From Offices to Apartments: How San Francisco’s New Guidelines Simplify Adaptive Reuse
San Francisco’s Department of Building Inspection (DBI) has released a detailed set of adaptive reuse guidelines designed to streamline the conversion of office spaces into multi-family residential buildings. As part of the city’s larger 30×30 initiative, which aims to revitalize 30% of underutilized office space by 2030, these new Commercial-to-Residential Adaptive Reuse guidelines provide updated code provisions and outline potential exceptions, allowing for flexibility in office-to-residential conversions. This new approach could transform the city’s office vacancy crisis into an opportunity to create much-needed housing.
What Are The Key Updates to the DBI Guidelines for Adaptive Reuse Projects?
1. Exterior Walls and Openings Protection
In many residential conversions, exterior walls will not require significant upgrades in fire resistance due to the existing ratings of commercial buildings. However, in cases where exterior walls must meet fire-resistance standards from both sides, developers can propose alternative solutions, such as a water curtain system, to maintain compliance. These solutions need to be approved by DBI or the San Francisco Fire Department (SFFD). Additionally, projects with more windows or openings than typically allowed can apply for equivalencies, ensuring that safety standards are maintained while allowing design flexibility.
2. Seismic and Structural Requirements
For substantial alterations, compliance with current seismic and wind load standards is required. However, DBI introduces flexibility for some structures, such as concrete buildings, where reduced seismic forces may be allowed. Developers can take advantage of pending retrofit standards that reduce financial burdens while maintaining safety, particularly in buildings undergoing minimal changes.
4. Means of Egress
Converting office spaces to residential units requires adherence to current egress standards, including the number and location of exits. However, historic buildings with existing stairways or fire escapes may receive allowances to retain these features, as long as safety improvements are made. This flexibility helps avoid expensive renovations that would otherwise be required to meet the current code. This document also clarified where the California Existing Buildings Code can be applied, for example existing stairways can remain as-is if space does not permit a change in pitch.
5. Lighting
To meet residential standards, all habitable rooms must have access to natural light. Where direct access to natural light is impractical, alternative solutions such as skylights, light courts, or indirect lighting from adjacent spaces may be used. These alternatives ensure that converted residential units meet health and safety standards while maintaining flexibility in design.
6. Minimum Unit Size
Conversions from office to residential can apply the minimum unit size typically used for new construction, rather than the larger sizes required for existing buildings. This flexibility allows for more efficient use of space and can make it easier to create smaller, more space-efficient units within existing buildings.
7. Historic Buildings Considerations
Via the State Historical Building Code, historic buildings may be partially or fully exempt from energy conservation standards. Existing fire escapes may remain as a means of egress, provided they extend to the ground and are in good working order. This code can be applied to Category A buildings and a letter obtained to show the applicability of the SHBC.
8. Elevator Upgrades
For low-rise buildings being converted from office to residential, the guidelines offer flexibility by not requiring costly elevator upgrades to meet current standards, such as those for gurney size or Firefighters Emergency Operation. This flexibility reduces the financial burden for developers, making conversions more feasible. High-rise buildings face stricter requirements, such as the need for fire service access elevators and enhanced emergency systems, however hardship equivalencies will be offered on a case by case basis via the AB-005 process.
9. Green Building Code Exemptions
For most commercial-to-residential conversions, the San Francisco Green Building Code does not apply unless the project qualifies as a Major Alteration, which includes renovations exceeding 25,000 square feet. Larger projects must meet energy efficiency standards, while smaller projects can take advantage of the exemption to reduce costs.
10. Accessibility and Fair Housing Compliance
Converting office buildings to residential use does not automatically trigger accessibility upgrades per Chapter 11A. However, if significant additions or modifications are made, certain common areas and paths of travel may need to meet modern accessibility standards. This is determined on a project-by-project basis.
Download Information Sheet G-29: Commercial-to-Residential Adaptive Reuse – Code Provisions Here
Additional Resource on Adaptive Reuse
These new guidelines are further supported by San Francisco’s new brochure on adaptive reuse, which provides essential guidance for converting underutilized downtown spaces into residential housing, offering clear insights, incentives, and steps for getting started. Designed for developers, designers, and property owners, this guide makes it easier to navigate the City’s updated Downtown Adaptive Reuse Program, covering key changes like streamlined planning requirements, creative building code alternatives, and fee reductions. These updates aim to breathe new life into vacant office spaces and expand housing options in the heart of San Francisco.
What You’ll Find in the Brochure
The brochure provides links to essential resources and incentives to support adaptive reuse, including:
- Streamlined planning code requirements: Updated guidelines that remove common roadblocks to conversion, such as relaxed bike parking, open space, and unit mix requirements.
- Financial incentives: A breakdown of fee reductions, tax waivers, and new financing options, including the Housing Fee Reform Plan, which offers substantial cost savings by reducing fees by one-third and deferring 80% of impact fees until occupancy.
- Flexible building code equivalencies: Alternative compliance options that address the unique needs of adaptive reuse projects, including seismic upgrades, existing, ventilation, and accessibility provisions.
What’s Next for Developers and Architects?
With San Francisco’s adaptive reuse brochure and the DBI’s updated guidelines, developers now have a clearer, more practical path for converting office spaces into housing. By introducing exceptions, design equivalencies, and seismic retrofit options, the guidelines make adaptive reuse projects more feasible and affordable. The brochure offers essential guidance and incentives—streamlined planning requirements, creative building code alternatives, and fee reductions—aimed at lowering financial barriers and simplifying compliance. Together, these resources create a strategic framework to revitalize vacant office buildings, providing much-needed housing options while ensuring safety and design flexibility across the city.
Curious about how San Francisco has paved the way for these changes? Take a look at our previous coverage on commercial-to-residential guidelines and how downtown office conversions are getting easier.
To learn how we can help bring your adaptive reuse project to life, email info@openscopestudio.com or call 415-891-0954 and get in touch with our team today.