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(a) The dwelling unit density in the Chinatown Mixed Use District shall be at a density ratio not exceeding the amount set forth in the specific district tables in Article 8.
(b) There shall be no density limit for any residential use, as defined by Section 890.88 in any DTR district.
(c) There shall be no density limits for any residential use, as defined by Section 890.88, in the Eastern Neighborhoods Mixed Use Districts.
(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 368-94, App. 11/4/94; Ord. 217-05, File No. 050865, App. 8/19/2005; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 42-13
, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 227-14
, File No. 120796, App. 11/13/2014, Eff. 12/13/2014; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)
AMENDMENT HISTORY
[Former] Table 207.5(b) amended; Ord. 42-13
, Eff. 4/27/2013. Divisions (a) and (b) amended; former Tables 207.5(a) and 207.5(b) deleted; Ord. 227-14
, Eff. 12/13/2014. Former divisions (b) and (c) deleted; former divisions (d) and (e) redesignated as divisions (b) and (c); Ord. 296-18, Eff. 1/12/2019.
(a) Purpose. In order to foster flexible and creative infill development while maintaining the character of the district, dwelling unit density is not controlled by lot area in RTO, NCT, and Eastern Neighborhoods Mixed Use Districts but rather by the physical constraints of this Code (such as height, bulk, setbacks, open space, and dwelling unit exposure). However, to ensure an adequate supply of family-sized units in existing and new housing stock, new residential construction must include a minimum percentage of units of at least two bedrooms. In the Pacific Avenue and Polk Street Neighborhood Commercial Districts, and the Van Ness & Market Residential Special Use District, a dwelling unit mix requirement addresses the need for family-sized housing production in these districts.
(b) Applicability.
(1) This Section shall apply in the RTO, RCD, NCT, DTR, Eastern Neighborhoods Mixed Use Districts, the Van Ness & Market Residential Special Use District, and the Pacific Avenue and Polk Street NCDs.
(2) This Section shall apply to all applications for building permits and/or Planning Commission entitlements that propose the creation of five or more Dwelling Units.
(3) This Section does not apply to buildings for which 100 percent of the residential uses are: Group Housing, Dwelling Units that are provided at below market rates pursuant to Section 406(b)(1) of this Code, Single Room Occupancy (SRO) Units, Student Housing (all as defined in Section 102 of this Code) or housing specifically and permanently designated for seniors or persons with physical disabilities.
(4) This Section 207.6 shall not apply to applications for permits or entitlements to construct Accessory Dwelling Units or Junior Accessory Dwelling Units.
(c) Controls. For all RTO, RCD and NCT districts, as well as DTR, Eastern Neighborhoods Mixed Use Districts, the Van Ness & Market Residential Special Use District, and the Pacific Avenue and Polk Street NCDs, one of the following three must apply:
(1) no less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms. Any fraction resulting from this calculation shall be rounded to the nearest whole number of Dwelling Units, or
(2) no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. Any fraction resulting from this calculation shall be rounded to the nearest whole number of Dwelling Units, or
(3) no less than 35% of the total number of proposed Dwelling Units shall contain at least two or three bedrooms with at least 10% of the total number of proposed Dwelling Units containing three bedrooms. Any fraction resulting from this calculation shall be rounded to the nearest whole number of Dwelling Units.
(d) Modifications.
(1) In NCT, RCD, RTO and the Pacific Avenue and Polk Street NC Districts, these requirements may be waived or modified with Conditional Use Authorization. In addition to those conditions set forth in Section 303, the Planning Commission shall consider the following criteria:
(A) The project demonstrates a need or mission to serve unique populations, or
(B) The project site or existing building(s), if any, feature physical constraints that make it unreasonable to fulfill these requirements.
(2) In Eastern Neighborhoods Mixed Use Districts, these requirements may be waived in return for provision of family-sized affordable units, pursuant to Section 419 et seq. To receive this waiver, 100 percent of the total number of inclusionary units required under Section 415 et seq. or Section 419 et seq. shall contain at least two bedrooms. Also in Eastern Neighborhoods Mixed Use Districts, these requirements may be waived or modified through the Variance process set forth in Section 305, or in the case of projects subject to Section 329, through the procedures of that section.
(3) In DTR Districts, these requirements may be modified per the procedures of Section 309.1.
(4) In the Van Ness & Market Residential Special Use District, these requirements may only be modified pursuant to the procedures of Section 309, regardless of the underlying zoning district.
(e) Monitoring. The Department shall monitor projects that choose Option (2) or (3) in subsection (c) above and shall include that data in the annual Housing Inventory starting in 2019.
(Added by Ord. 72-08, File No. 071157, App. 4/3/2008; amended by Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 188-12
, File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 42-13
, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 56-13
, File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 62-13
, File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; Ord. 98-17, File No. 160281, App. 5/19/2017, Eff. 6/18/2017; Ord. 205-17, File No. 170418, App. 11/3/2017, Eff. 12/3/2017; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 126-20, File No. 200559, App. 7/31/2020, Eff. 8/31/2020; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024)
AMENDMENT HISTORY
Division (b)(3) amended; Ord. 188-12
, Eff. 10/11/2012. Section header and divisions (b)(1), (b)(3), (c)(2), and (d)(1) amended; Ord. 42-13
, Eff. 4/27/2013. Division (b)(3) amended; Ord. 56-13
, Eff. 4/27/2013. Division (d)(2) references corrected; Ord. 62-13
, Eff. 5/10/2013. Division (b)(3) amended; Ord. 22-15, Eff. 3/22/2015. Division (a) amended; divisions (c) - (c)(2)(B) amended and redesignated as (c) - (c)(2); divisions (c)(3) and (e) added; Ord. 98-17, Eff. 6/18/2017. Section header and divisions (a), (b)(1), (c), (c)(3), (d)(1), and (e) amended; Ord. 205-17, Eff. 12/3/2017. Division (c) amended; Ord. 63-20, Eff. 5/25/2020. Section header and divisions (a), (b)(1), and (c) amended; division (d)(4) added; Ord. 126-20, Eff. 8/31/2020. Division (b)(4) added; Ord. 62-24, Eff. 4/28/2024.
(a) Purpose. To ensure an adequate supply of family-sized units in new housing stock, new residential construction must include a minimum percentage of units of at least two and three bedrooms.
(b) Applicability.
(1) This Section 207.7 shall apply to all applications for building permits and/or Planning Commission entitlements that propose the creation of 10 or more Dwelling Units in all districts that allow residential uses, unless that project is located in the RTO, RCD, NCT, DTR, and Eastern Neighborhoods Mixed Use Districts, or in an area or Special Use District with higher specific bedroom mix requirements, or is a HOME SF project subject to the requirements of Planning Code Section 206.3.
(2) This Section 207.7 shall not apply to buildings for which 100% of the residential uses are: Group Housing, Dwelling Units that are provided at below market rates pursuant to Section 406(b)(1) of this Code, Single Room Occupancy (SRO) Units, Student Housing (all as defined in Section 102 of this Code), or housing specifically and permanently designated for seniors or persons with physical disabilities, including units to be occupied by staff serving any of the foregoing residential uses. This Section 207.7 shall apply to Student Housing unless the educational institution with which it is affiliated has an Institutional Master Plan that the City has accepted, as required under Planning Code Section 304.5.
(3) This Section 207.7 shall not apply to projects that filed a complete Environmental Evaluation Application on or prior to January 12, 2016, or to projects that have received an approval, including approval by the Planning Commission, as of June 15, 2017.
(5) This Section 207.7 shall not apply to applications for permits or entitlements to construct Accessory Dwelling Units or Junior Accessory Dwelling Units.
(c) Controls. In all residential districts subject to this Section 207.7
, the following criteria shall apply:
(1) No less than 25% of the total number of proposed dwelling units shall contain at least two bedrooms. Any fraction resulting from this calculation shall be rounded to the nearest whole number of dwelling units;
(2) No less than 10% of the total number of proposed dwelling units shall contain at least three bedrooms. Any fraction resulting from this calculation shall be rounded to the nearest whole number of dwelling units. Units counted towards this requirement may also count towards the requirement for units with two or more bedrooms as described in subsection (c)(1).
(d) Modifications.
(1) These requirements may be waived or modified with Conditional Use Authorization. In addition to those conditions set forth in Section 303, the Planning Commission shall consider the following criteria:
(A) The project demonstrates a need or mission to serve unique populations, or
(B) The project site or existing building(s), if any, feature physical constraints that make it unreasonable to fulfill these requirements.
AMENDMENT HISTORY
Editor’s Note:
For current provisions relating to demolition, merger, and conversion of dwelling units, see Sec. 317.
In order to ensure an adequate supply of family-sized units in existing and new housing stock, the subdivision of existing units is restricted. The division of any existing Dwelling Unit into two or more units in RTO, Polk Street NCD, Pacific Avenue NCD, and NCT districts shall be permitted only if it meets both of the following conditions:
(a) The existing unit exceeds 2,000 occupied square feet or contains more than 3 bedrooms; and
(b) At least one of the resulting units is no less than 2 bedrooms and 1,250 square feet in size.
AMENDMENT HISTORY
Section header and undesignated introductory paragraph amended; Ord. 205-17, Eff. 12/3/2017.
(See Interpretations related to this Section.)
(a) For Group Housing, the maximum number of Bedrooms on each Lot shall be as specified in the Zoning Control Table for the District in which the Lot is located, except that in RTO, RTO-M, RCD, UMU, MUG, WMUG, MUR, MUO, CMUO, WMUO, RED, RED-MX, SPD, DTR, and all NCT Districts the density of Group Housing shall not be limited by lot area, and except that for Lots in NC Districts, the group housing density shall not exceed the number of Bedrooms permitted in the nearest R District provided that the maximum density not be less than the amount permitted by the ratio specified for the NC District in which the lot is located. For Homeless Shelters, the maximum number of beds on each lot shall be regulated pursuant to the requirements of the Standards of Care for City Shelters contained in Administrative Code, Chapter 20, Article XIII, in addition to the applicable requirements of the Building Code and Fire Code.
(b) For purposes of calculating the maximum density for Group Housing as set forth in this Section 208, the number of Bedrooms on a lot shall in no case be considered to be less than one Bedroom for each two beds. Where the actual number of beds exceeds an average of two beds for each Bedroom, each two beds shall be considered equivalent to one Bedroom.
(c) The rules for calculating dwelling unit density set forth in Section 207 shall also apply in calculating the density limits for Group Housing.
(d) The group housing density in all RTO Districts and all NCT Districts, as listed in Section 702.1(b), shall not be limited by lot area, but by the applicable requirements and limitations elsewhere in this Code, including but not limited to height, bulk, setbacks, open space, and exposure, as well as by the Residential Design Guidelines in RTO Districts, other applicable design guidelines, applicable elements and area plans of the General Plan, and design review by the Planning Department.
(Added by Ord. 443-78, App. 10/6/78; amended by Ord. 69-87, App. 3/13/87; Ord. 131-87, App. 4/24/87; Ord. 115-90, App. 4/6/90; Ord. 368-94, App. 11/4/94; Ord. 262-00, File No. 001426, App. 11/17/2000; Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 42-13
, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 14-15
, File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; Ord. 30-15
, File No. 140954, App. 3/26/2015, Eff. 4/25/2015; Ord. 188-15
, File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 129-17
, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)
AMENDMENT HISTORY
Division (a) and [former] Table 208 amended; Ord. 42-13
, Eff. 4/27/2013. Section header, undesignated introductory paragraph, and division (a) amended; Ord. 14-15
, Eff. 3/15/2015. Undesignated introductory paragraph and division (a) amended; former Table 208 deleted; division (b) amended; Ord. 22-15, Eff. 3/22/2015. Division (c) amended; Ord. 30-15
, Eff. 4/25/2015. Nonsubstantive changes; Ord. 188-15
, Eff. 12/4/2015. Undesignated introductory paragraph amended; Ord. 129-17
,, Eff. 7/30/2017. Undesignated introductory paragraph and division (a) amended; Ord. 296-18, Eff. 1/12/2019.
The following statements of description and purpose outline the main functions of the Residential and Residential-Commercial (Residential) Districts in the zoning plan for San Francisco, supplementing the statements of purpose contained in Section 101 of this Code.
(a) Purpose. These Districts are established for purposes of implementing the Residence element and other elements of the General Plan, according to the objectives, principles and policies stated therein. Among these purposes are the following:
(1) Preservation, improvement and maintenance of the existing housing stock through protection of neighborhood environments and encouragement of sound ownership practices and rehabilitation efforts;
(2) Recognition and protection of the architectural characteristics and densities of existing residential areas;
(3) Maximizing of housing choice by assuring the availability of quality owner and rental housing of various kinds, suitable for a whole range of household types, lifestyles and economic levels;
(4) Encouragement of residential development that will meet outstanding community needs, provide adequate indoor and outdoor spaces for its occupants, and relate well to the character and scale of existing neighborhoods and structures; and
(5) Promotion of balanced and convenient neighborhoods having appropriate public improvements and services, suitable nonresidential activities that are compatible with housing and meet the needs of residents, and other amenities that contribute to the livability of residential areas.
(Amended as Sec. 206 by Ord. 443-78, App. 10/6/78; Ord. 115-90, App. 4/6/90; Ord. 298-08, File No. 081153, App. 12/19/2008; redesignated and amended by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015)
(Former Sec. 209 added by Ord. 532-85, 1985; amended by Ord. 443-78, App. 10/6/78; Ord. 217-05, File No. 050865, App. 8/19/2005; repealed by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015)
AMENDMENT HISTORY
Former Sec. 206 redesignated as Sec. 209; section header amended; undesignated introductory paragraph amended and portion thereof designated as current division (a); former divisions (a)-(e) redesignated as (a)(1)-(5); former undesignated concluding paragraph deleted; division (b) added; Ord. 22-15, Eff. 3/22/2015.
(See Interpretations related to this Section.)
These Districts are intended to recognize, protect, conserve, and enhance areas characterized by dwellings in the form of houses and small multi-family buildings, usually with one, two, or three units with separate entrances, and limited scale in terms of building width and height, and characterized by rear yards and a pattern of mid-block open spaces. Such areas tend to have similarity of building styles and predominantly contain large units suitable for family occupancy, considerable open space, and limited nonresidential uses. The RH Districts are composed of five separate classes of districts, as follows:
RH-1(D) Districts: One-Family (Detached Dwellings). These Districts are characterized by lots of greater width and area than in other parts of the City, and by single-family houses with side yards. The structures are relatively large, but rarely exceed 35 feet in height. Ground level open space and landscaping at the front and rear are usually abundant. Much of the development has been in sizable tracts with similarities of building style and narrow streets following the contours of hills. In some cases private covenants have controlled the nature of development and helped to maintain the street areas.
RH-1 Districts: One-Family. These Districts are occupied almost entirely by single-family houses on lots 25 feet in width, without side yards. Floor sizes and building styles vary, but tend to be uniform within tracts developed in distinct time periods. Though built on separate lots, the structures have the appearance of small-scale row housing, rarely exceeding 35 feet in height. Front setbacks are common, and ground level open space is generous. In most cases the single-family character of these Districts has been maintained for a considerable time.
RH-1(S) Districts: One-Family with Minor Second Unit. These Districts are similar in character to RH-1 Districts, except that a small second dwelling unit has been installed in many structures, usually by conversion of a ground-story space formerly part of the main unit or devoted to storage. The second unit remains subordinate to the owner's unit, and may house one or two persons related to the owner or be rented to others. Despite these conversions, the structures retain the appearance of single-family dwellings.
RH-2 Districts: Two-Family. These Districts are devoted to one-family and two-family houses, with the latter commonly consisting of two large flats, one occupied by the owner and the other available for rental. Structures are finely scaled and usually do not exceed 25 feet in width or 40 feet in height. Building styles are often more varied than in historically single-family areas, but certain streets and tracts are quite uniform. Considerable ground-level open space is available, and it frequently is private for each unit. The Districts may have easy access to shopping facilities and transit lines. In some cases, Group Housing and institutions are found in these areas, although nonresidential uses tend to be quite limited.
RH-3 Districts: Three-Family. These Districts have many similarities to RH-2 Districts, but structures with three units are common in addition to one-family and two-family houses. The predominant form is large flats rather than apartments, with lots 25 feet wide, a fine or moderate scale, and separate entrances for each unit. Building styles tend to be varied but complementary to one another. Outdoor space is available at ground level, and also on decks and balconies for individual units. Nonresidential uses are more common in these areas than in RH-2 Districts.
Zoning Category | § References | RH-1(D) | RH-1 | RH-1(S) | RH-2 | RH-3 |
Zoning Category | § References | RH-1(D) | RH-1 | RH-1(S) | RH-2 | RH-3 |
BUILDING STANDARDS | ||||||
Massing and Setbacks | ||||||
Height and Bulk Limits | No portion of a Dwelling may be taller than 35 feet. Structures with uses other than Dwellings may be constructed to the prescribed height limit, which is generally 40 feet. Per § 261 the height limit may be decreased or increased based on the slope of the lot. | No portion of a Dwelling may be taller than 40 feet. Structures with uses other than Dwellings may be constructed to the prescribed height limit. Per § 261 the height limit may be decreased based on the slope of the lot. | Varies, but generally 40 feet.
Height sculpting on Alleys per § 261.1. | |||
Front Setback | Required. Based on the front setback of the adjacent property with the shortest front setback or if subject property has a Legislated Setback. When front setback is based on adjacent properties, in no case shall the required setback be greater than 10 feet. | |||||
Rear Yard | 30% of lot depth, but in no case less than 15 feet. | |||||
Side Yard | Required for Lots 28 feet and wider. Width of side setback depends on width of lot. | Not Required | ||||
Residential Design Guidelines | § 311 | Subject to the Residential Design Guidelines. Other design guidelines that have been approved by the Planning Commission may also apply. | ||||
Street Frontage and Public Realm | ||||||
Front Setback Landscaping and Permeability Requirements | § 132 | Required. At least 50% of Front Setback shall be permeable so as to increase storm water infiltration and 20% of Front Setback shall be unpaved and devoted to plant material. | ||||
Streetscape and Pedestrian Improvements (Street Trees) | § 138.1 | Required. | ||||
Street Frontage Requirements | § 144 | |||||
Street Frontage, Parking and Loading Access Restrictions | § 155(r) | As specified in § 155(r) | ||||
Miscellaneous | ||||||
Planned Unit Development | § 304 | C | C | C | C | C |
Awning | § 136.1 | P (1) | P (1) | P (1) | P (1) | P (1) |
Canopy or Marquee | § 136.1 | NP | NP | NP | NP | NP |
Signs | § 606 | As permitted by Section § 606 | ||||
RESIDENTIAL STANDARDS AND USES | ||||||
Development Standards | ||||||
Usable Open Space [Per Dwelling Unit] | At least 300 square feet if private, and 400 square feet if common. | At least 300 square feet if private, and 400 square feet if common. | At least 300 square feet for the first unit and 100 for the minor second unit if private, and 400 square feet for the first unit and 133 square feet for the second unit if common. | At least 125 square feet if private, and 166 square feet if common. | At least 100 square feet if private, and 133 square feet if common. | |
Parking Requirements | None required. Maximum permitted per § 151. | |||||
Residential Conversion, Demolition, or Merger | § 317 | C for Removal of one or more Residential Units or Unauthorized Units. | ||||
Use Characteristics | ||||||
Intermediate Length Occupancy | P(9) | P(9) | P(9) | P(9) | P(9) | |
Single Room Occupancy | § 102 | P | P | P | P | P |
Student Housing | § 102 | P | P | P | P | P |
Residential Uses | ||||||
P up to one One1 unit per lot, or one unit per 3,000 square feet of lot area, with no more than three units per lot. | P up to one unit per lot, or up to one unit per 3,000 square feet of lot area. | P up to two units per lot, if the second unit is 600 sq. ft. or less, or up to one unit per 3,000 square feet of lot area, with no more than three units per lot. | P up to two units per lot, or up to one unit per 1,500 square feet of lot area. | P up to three units per lot, or up to one unit per 1,000 square feet of lot area. | ||
Senior Housing | P up to twice the number of dwelling units otherwise permitted as a principal use in the district and meeting all the requirements of § 202.2(f)(1). | |||||
Residential Density, Group Housing | § 208 | NP (10) | NP (10) | NP (10) | P, up to one bedroom for every 415 square feet of lot area. | P, up to one bedroom for every 275 square feet of lot area. |
Homeless Shelter | P | P | P | P | P | |
NON-RESIDENTIAL STANDARDS AND USES | ||||||
Development Standards | ||||||
Floor Area Ratio | 1.8 to 1 | 1.8 to 1 | 1.8 to 1 | 1.8 to 1 | 1.8 to 1 | |
Off-Street Parking | None required. Maximum permitted per § 151. | |||||
Limited Commercial Uses | ||||||
Limited Corner Commercial Uses | § 231 | P on a Corner Lot, with no part of the use extending more than 50 feet in depth from said corner; NP if the LCCU would require the Residential Conversion of a Residential Unit or Unauthorized Unit under Planning Code Section 317, unless the space proposed for conversion is occupied by a garage or storage space located in the Basement or First Story. | ||||
Commercial Use Characteristics | ||||||
Drive-up Facility | § 102 | NP | ||||
Formula Retail | NP | |||||
Hours of Operation | ||||||
Maritime Use | § 102 | NP | ||||
Open Air Sales | § 102 | NP | ||||
Outdoor Activity Area | P if located in front of building; NP if elsewhere. | |||||
Walk-up Facility | § 102 | NP | ||||
Agricultural Use Category | ||||||
Agricultural Uses* | C | C | C | C | C | |
Agriculture, Industrial | NP | NP | NP | NP | NP | |
Agriculture, Neighborhood | P | P | P | P | P | |
Automotive Use Category | ||||||
Automotive Uses* | § 102 | NP | NP | NP | NP | NP |
Parking Garage, Private | § 102 | C | C | C | C | C |
Parking Lot, Private | § 102 | C | C | C | C | C |
Parking Lot, Public | NP | NP | NP | NP (8) | NP | |
Entertainment, Arts and Recreation Use Category | ||||||
Entertainment, Arts and Recreation Uses* | § 102 | NP | NP | NP | NP | NP |
Open Recreation Area | § 102 | C | C | C | C | C |
Passive Outdoor Recreation | § 102 | P | P | P | P | P |
Industrial Use Category | ||||||
Industrial Uses* | § 102 | NP | NP | NP | NP | NP |
Institutional Use Category | ||||||
Institutional Uses* | § 102 | NP | NP | NP | NP | NP |
Child Care Facility | § 102 | |||||
Community Facility | § 102 | C | C | C | C | C |
Hospital | § 102 | C | C | C | C | C |
Post-Secondary Ed. Institution | § 102 | C | C | C | C | C |
Public Facilities | § 102 | P | P | P | P | P |
Religious Institution | § 102 | C | C | C | C | C |
Residential Care Facility | § 102 | P | P | P | P | |
School | § 102 | C | C | C | C | C |
Sales and Service Category | ||||||
Retail Sales and Service Uses* | § 102 | NP | NP | NP | NP | NP |
Hotel | § 102 | NP | NP | NP | C (4) | C (4) |
Mortuary | § 102 | C (5) | C (5) | C (5) | C (5) | C (5) |
Non-Retail Sales and Service* | § 102 | NP | NP | NP | NP | NP |
Utility and Infrastructure Use Category | ||||||
Utility and Infrastructure* | § 102 | NP | NP | NP | NP | NP |
Internet Service Exchange | § 102 | C | C | C | C | C |
Utility Installation | § 102 | C | C | C | C | C |
Wireless Telecommunications Services Facility | § 102 | C or P (7) | C or P (7) | C or P (7) | C or P (7) | C or P (7) |
(1) P for Limited Commercial Uses and Limited Corner Commercial Uses per § 136.1 only; otherwise NP.
(10) Group Housing permitted at one room per 415 sq. ft. of lot area according to the provisions in Planning Code Section 207(c)(8).
(11) P for up to four dwelling units per lot, excluding Corner Lots, and P for up to six dwelling units in Corner Lots, pursuant to Section 207(c)(8).
(Added as Sec. 206.1 by Ord. 443-78, App. 10/6/78; redesignated and amended by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by Ord. 161-15, File No. 150804, App. 9/18/2015, Eff. 10/18/2015; Ord. 162-15
, File No. 150805, App. 9/18/2015, Eff. 10/18/2015; Ord. 188-15
, File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 33-16
, File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 162-16
, File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. 166-16
, File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 168-18
, File No. 180191, App. 7/17/2018, Eff. 8/17/2018; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 206-19, File No. 190048, App. 9/13/2019, Eff. 10/14/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 149-21, File No. 210535, App. 9/29/2021, Eff. 10/30/2021; Ord. 210-22, File No. 210866, App. 10/28/2022, Eff. 11/28/2022; Ord. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord. 249-23, File No. 230701, App. 12/14/2023, Eff. 1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 85-24, File No. 231221, App. 4/26/2024, Eff. 5/27/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025)
(Former Sec. 209.1 added by Ord. 443-78, App. 10/6/78; amended by Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 130-10, File No. 090906, App. 6/24/2010; repealed by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015)
AMENDMENT HISTORY
Former Sec. 206.1 redesignated as Sec. 209.1; Table 209.1 added; Ord. 22-15, Eff. 3/22/2015. Note (7) added; Ords. 161-15 and 162-15
, Eff. 10/18/2015. Table 209.1 amended; Ord. 188-15
, Eff. 12/4/2015. Table 209.1 amended; Ord. 33-16
, Eff. 4/10/2016. Note (7) amended; Ord. 162-16
, Eff. 9/3/2016. Table 209.1 amended; second Note (7) added; Ord. 166-16
, Eff. 9/10/2016. Table 209.1 amended; Note (5) deleted; Note (6) and first Note (7) redesignated as Notes (5) and (6); Ord. 129-17, Eff. 7/30/2017. Table 209.1 amended; Note (2) deleted; Ord. 189-17, Eff. 10/15/2017. Table 209.1 amended; Ord. 229-17, Eff. 1/5/2018. Table 209.1 amended; Ord. 229-17, Eff. 1/5/2018. Table 209.1 and Notes (3) and (4) amended; Note (8) added; Ord. 168-18
, Eff. 8/17/2018. Note (6) amended; Ord. 116-19, Eff. 7/29/2019. Table 209.1 amended; Ord. 206-19, Eff. 10/14/2019. Table 209.1 amended; Ord. 63-20, Eff. 5/25/2020. Table 209.1 amended; Note (9) added; Ord. 78-20, Eff. 6/22/2020. Note (9) amended; Ord. 136-21, Eff. 9/4/2021. Table 209.1 amended; Note (3) deleted; Ord. 149-21, Eff. 10/30/2021. Undesignated introductory paragraphs and Table 209.1 amended; Notes (10) and (11) added; Ord. 210-22, Eff. 11/28/2022. Table 209.1 and Note (10) amended; Ord. 248-23, Eff. 1/14/2024. Undesignated introductory paragraphs, Table 209.1, and Note (1) amended; Ord. 249-23, Eff. 1/14/2024. Table 209.1 amended; Ord. 33-24, Eff. 3/23/2024. Note (6) amended; Ord. 62-24, Eff. 4/28/2024. Table 209.1 amended; Ord. 85-24, Eff. 5/27/2024. Note (8) expired 8/17/2024. Table 209.1 amended; Ord. 297-24, Eff. 1/19/2025.
CODIFICATION NOTE
(See Interpretations related to this Section.)
These Districts are intended to recognize, protect, conserve and enhance areas characterized by a mixture of houses and apartment buildings, covering a range of densities and building forms according to the individual district designations. Despite the range of densities and building sizes, most structures are of a scale that respects the traditional lot patterns, open spaces and articulation of fa
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ades typical of San Francisco neighborhoods. These Districts provide unit sizes and types suitable for a variety of households, and contain supporting nonresidential uses. The RM Districts are composed of four separate classes of districts, as follows:
RM-1 Districts: Low Density. These Districts contain a mixture of the dwelling types found in RH Districts, but in addition have a significant number of apartment buildings that broaden the range of unit sizes and the variety of structures. A pattern of 25-foot to 35-foot building widths is retained, however, and structures rarely exceed 40 feet in height. The overall density of units remains low, buildings are moderately scaled and segmented, and units or groups of units have separate entrances. Outdoor space tends to be available at ground and upper levels regardless of the age and form of structures. Shopping facilities and transit lines may be found within a short distance of these districts. Nonresidential uses are often present to provide for the needs of residents.
RM-2 Districts: Moderate Density. These Districts are generally similar to RM-1 Districts, but the overall density of units is greater and the mixture of building types and unit sizes is more pronounced. Building widths and scales remain moderate, and considerable outdoor space is still available. The unit density permitted requires careful design of new structures in order to provide adequate amenities for the residents. Where nonresidential uses are present, they tend to offer services for wider areas than in RM-1 Districts.
RM-3 Districts: Medium Density. These Districts have some smaller structures, but are predominantly devoted to apartment buildings of six, eight, 10 or more units. Most of these districts are close to downtown and have been developed in this manner for some time. The units vary in size, but tend to be smaller than in RM-1 and RM-2 Districts. Many buildings exceed 40 feet in height, and in some cases additional buildings over that height may be accommodated without disruption of the district character. Although lots and buildings wider than 25 or 35 feet are common, the scale often remains moderate through sensitive fa
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ade design and segmentation. Open spaces are smaller, but decks and balconies are used to advantage for many units. Supporting nonresidential uses are often found in these areas.
RM-4 Districts: High Density. These Districts are devoted almost exclusively to apartment buildings of high density, usually with smaller units, close to downtown. Buildings over 40 feet in height are very common, and other tall buildings may be accommodated in some instances. Despite the intensity of development, distinct building styles and moderation of fa
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ades are still to be sought in new development, as are open areas for the residents. Group housing is especially common in these districts, as well as supporting nonresidential uses.
Zoning Category | § References | RM-1 | RM-2 | RM-3 | RM-4 |
Zoning Category | § References | RM-1 | RM-2 | RM-3 | RM-4 |
BUILDING STANDARDS | |||||
Massing and Setbacks | |||||
Height and Bulk Limits | |||||
Front Setback | Based on the front setback of the adjacent property with the shortest front setback or if subject property has a Legislated Setback. When front setback is based on adjacent properties, in no case shall the required setback be greater than 10 feet. | ||||
Rear Yard | 30% of lot depth but in no case less than 15 feet. | 25% of lot depth, but in no case less than 15 feet. | |||
Side Yard | Not Required. | ||||
Residential Design Guidelines | § 311 | Subject to the Residential Design Guidelines. Other design guidelines that have been approved by the Planning Commission may also apply. | |||
Street Frontage and Public Realm | |||||
Front Setback Landscaping and Permeability Requirements | § 132 | At least 50% of Front Setback shall be permeable so as to increase stormwater infiltration and 20% of Front Setback shall be unpaved and devoted to plant material. | |||
Streetscape and Pedestrian Improvements (Street Trees) | § 138.1 | Required. | |||
Street Frontage Requirements | § 144 | ||||
Moderation of Building Frontage | § 144.1 | Stepping of the front of the buildings required when lot width is greater than 35 feet. | |||
Street Frontage, Parking and Loading Access Restrictions | § 155(r) | As specified in § 155(r). | |||
Miscellaneous | |||||
Planned Unit Development | § 304 | C | C | C | C |
Awning | § 136.1 | P (1) | P (1) | P (1) | P (1) |
Canopy or Marquee | § 136.1 | NP | NP | NP | NP |
Signs | § 606 | As permitted by Section § 606. | |||
RESIDENTIAL STANDARDS AND USES | |||||
Development Standards | |||||
Usable Open Space [Per Dwelling Unit] | At least 100 square feet if private, and 133 square feet per Dwelling Unit if common. | At least 80 square feet if private, and 106 square feet per Dwelling Unit if common. | At least 60 square feet if private and 80 square feet per Dwelling Unit if common. | At least 36 square feet if private, and 48 square feet per Dwelling Unit if common. | |
Parking Requirements | None required. Maximum permitted per § 151. | ||||
Residential Conversion, Demolition, or Merger | § 317 | C for Removal of one or more Residential Units or Unauthorized Units. | |||
Use Characteristics | |||||
Intermediate Length Occupancy | P(10) | P(10) | P(10) | P(10) | |
Single Room Occupancy | § 102 | P | P | P | P |
Student Housing | § 102 | P | P | P | P |
Residential Uses | |||||
Residential Density, Dwelling Units (7) | § 207 | P if 3 units per lot or at least one unit per 1067 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 800 square feet of lot area. (11) | P if 3 units per lot or at least one unit per 800 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 600 square feet of lot area. (11) | P if 3 units per lot or at least one unit per 533 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 400 square feet of lot area (11) | |
Senior Housing | P up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all the requirements of § 202.2(f)(1). C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of Section § 202.2(f)(1) except for § 202.2(f)(1)(D)(iv), related to location. | ||||
Residential Density, Group Housing | § 208 | P (6), Up to one bedroom for every 275 square feet of lot area. | P (6), Up to one bedroom for every 210 square feet of lot area. | P (6), Up to one bedroom for every 140 square feet of lot area. | P (6), Up to one bedroom for every 70 square feet of lot area. |
Homeless Shelter | P | P | P | P | |
NON-RESIDENTIAL STANDARDS AND USES | |||||
Development Standards | |||||
Floor Area Ratio | 1.8 to 1 | 1.8 to 1 | 3.6 to 1 | 4.8 to 1 | |
Off-Street Parking | None required. Maximum permitted per § 151. | ||||
Limited Corner Commercial Uses | § 231 | P on a Corner Lot, with no part of the use extending more than 50 feet in depth from said corner; NP if the LCCU would require the Residential Conversion of a Residential Unit or Unauthorized Unit under Planning Code Section 317, unless the space proposed for conversion is occupied by a garage or storage space located in the Basement or First Story. | P on a Corner Lot, with no part of the use extending more than 100 feet in depth from said corner; NP if the LCCU would require the Residential Conversion of a Residential Unit or Unauthorized Unit under Planning Code Section 317, unless the space proposed for conversion is occupied by a garage or storage space located in the Basement or First Story. Limited Commercial | ||
Limited Commercial Uses | |||||
Commercial Use Characteristics | |||||
Drive-up Facility | § 102 | NP | |||
Formula Retail | NP | ||||
Hours of Operation | |||||
Maritime Use | § 102 | NP | |||
Open Air Sales | § 102 | NP | |||
Outdoor Activity Area | P if located in front of building; NP if elsewhere. | ||||
Walk-up Facility | § 102 | NP | P | ||
Agricultural Use Category | |||||
Agricultural Uses* | C | C | C | C | |
Agriculture, Industrial | NP | NP | NP | NP | |
Agriculture, Neighborhood | P | P | P | P | |
Automotive Use Category | |||||
Automotive Uses* | § 102 | NP | NP | NP | NP |
Parking Garage, Private | § 102 | C | C | C | C |
Parking Lot, Private | § 102 | C | C | C | C |
Entertainment, Arts and Recreation Use Category | |||||
Entertainment, Arts and Recreation Uses* | § 102 | NP | NP | NP | NP |
Open Recreation Area | § 102 | C | C | C | C |
Passive Outdoor Recreation | § 102 | P | P | P | P |
Industrial Use Category | |||||
Industrial Uses* | § 102 | NP | NP | NP | NP |
Institutional Use Category | |||||
Institutional Uses* | § 102 | NP | NP | NP | NP |
Child Care Facility | § 102 | ||||
Community Facility | § 102 | C | C | C | C |
Hospital | § 102 | C | C | C | C |
Post-Secondary Ed. Institution | § 102 | C | C | C | C |
Public Facilities | § 102 | P | P | P | P |
Religious Institution | § 102 | C | C | C | C |
Residential Care Facility | § 102 | ||||
School | § 102 | C | C | C | C |
Sales and Service Category | |||||
Retail Sales and Service Uses* | § 102 | NP | NP | NP | NP |
Hotel | § 102 | C (4) | C (4) | C (4) | C (4) |
Mortuary | § 102 | C (5) | C (5) | C (5) | C (5) |
Non-Retail Sales and Service* | § 102 | NP | NP | NP | NP |
Utility and Infrastructure Use Category | |||||
Utility and Infrastructure* | § 102 | NP | NP | NP | NP |
Internet Service Exchange | § 102 | C | C | C | C |
Utility Installation | § 102 | C | C | C | C |
Wireless Telecommunications Services Facility | § 102 | C or P (9) | C or P (9) | C or P (9) | C or P (9) |
(1) P for Limited Commercial Uses and Limited Corner Commercial Uses per § 136.1 only, otherwise NP.
(6) C required if the Group Housing is affiliated with and operated by a Hospital or an Institutional Educational Use as defined in Section 102.
(11) NP if less than minimum density as set forth in the table. Expansions of existing single-family residential buildings may not exceed more than 25% of Gross Floor Area over 10 years, or result in a building over 3,000 square feet. In new construction, no unit may be smaller than one-third the Gross Floor Area of the largest unit in the building.
(Added as Sec. 206.2 by Ord. 443-78, App. 10/6/78; redesignated and amended by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by Ord. 161-15, File No. 150804, App. 9/18/2015, Eff. 10/18/2015; Ord. 162-15
, File No. 150805, App. 9/18/2015, Eff. 10/18/2015; Ord. 188-15
, File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 33-16
, File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 166-16
, File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 76-23, File No. 230058, App. 5/19/2023, Eff. 6/19/2023; Ord. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord. 249-23, File No. 230701, App. 12/14/2023, Eff. 1/14/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 85-24, File No. 231221, App. 4/26/2024, Eff. 5/27/2024; Ord. 292-24, File No. 230596, App. 12/19/2024, Eff. 1/19/2025)
(Former Sec. 209.2 added by Ord. 443-78, App. 10/6/78; amended by Ord. 47-92, App. 2/14/92; Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 14-15
, File No. 141210, App. 2/13/2015, Eff. 3/15/2015; repealed by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015)
AMENDMENT HISTORY
Former Sec. 206.2 redesignated as Sec. 209.2; Table 209.2 added; Ord. 22-15, Eff. 3/22/2015. Note (8) added; Ords. 161-15 and 162-15
, Eff. 10/18/2015. Table 209.2 amended; second Note (8) added; Ord. 188-15
, Eff. 12/4/2015. Table 209.2 amended; Ord. 33-16
, Eff. 4/10/2016. Table 209.2 amended; Note (9) added; Ord. 166-16, Eff. 9/10/2016. Table 209.2 amended; Note (5) deleted; Notes (6), (7) and first Note (8) redesignated as Notes (5)-(7); Ord. 129-17, Eff. 7/30/2017. Table 209.2 amended; Note (2) deleted; Ord. 189-17, Eff. 10/15/2017. Table 209.2 amended; Ord. 229-17, Eff. 1/5/2018. Table 209.2 amended; Ord. 202-18, Eff. 9/10/2018. Table 209.2 amended; Ord. 277-18, Eff. 12/21/2018. Table 209.2 amended; Note (3) deleted; Ord. 303-18, Eff. 1/21/2019. Table 209.2 amended; Ord. 311-18, Eff. 1/21/2019. Note (7) amended; Ord. 116-19, Eff. 7/29/2019. Table 209.2 amended; Ord. 63-20, Eff. 5/25/2020. Table 209.2 amended; Note (10) added; Ord. 78-20, Eff. 6/22/2020. Note (10) amended; Ord. 136-21, Eff. 9/4/2021. Note (4) amended; Ord. 76-23, Eff. 6/19/2023. Table 209.2 amended; Ord. 248-23, Eff. 1/14/2024. Table 209.2 and Note (1) amended; Ord. 249-23, Eff. 1/14/2024. Note (7) amended; Ord. 62-24, Eff. 4/28/2024. Table 209.2 amended; Ord. 85-24, Eff. 5/27/2024. Table 209.2 amended; Note (11) added; Ord. 292-24, Eff. 1/19/2025.
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