(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 1 | P P 1 | P P 1 | 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)
(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.
CODIFICATION NOTE