(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 | 3 units per lot or up to one unit per 800 square feet of lot area. | 3 units per lot or up to one unit per 600 square feet of lot area.
| 3 units per lot or up to one unit per 400 square feet of lot area. | 3 units per lot or up to one unit per 200 square feet of lot area.
(8) |
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.
(10) NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units.
(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)
(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.