Article 2 — USE DISTRICTS›SEC. 209. DESCRIPTION AND PURPOSE OF RESIDENTIAL AND RESIDENTIAL-COMMERCIAL DISTRICTS.

SEC. 209.3. RC (RESIDENTIAL-COMMERCIAL) DISTRICTS.

San Francisco Planning Code · 2025 edition · updated 2026-07-25 · San Francisco

(See Interpretations related to this Section.)

These Districts are intended to recognize, protect, conserve, and enhance areas characterized by structures combining Residential uses with neighborhood-serving Commercial uses. The predominant Residential uses are preserved, while provision is made for supporting Commercial uses that meet the frequent needs of nearby residents without generating excessive

vehicular traffic. The compact, walkable, transit-oriented and mixed-use nature of these Districts is recognized by no off-street parking requirements. The RC Districts are composed of two separate districts, as follows:

RC-3 Districts: Medium Density. These Districts provide for a mixture of medium-density Dwellings similar to those in RM-3 Districts, with supporting Commercial uses. Open spaces are required for Dwellings in the same manner as in RM-3 Districts, except that rear yards need not be at ground level and front setback areas are not required.

RC-4 Districts: High Density. These Districts provide for a mixture of high-density Dwellings similar to those in RM-4 Districts with supporting Commercial uses. Open spaces are required for Dwellings in the same manner as in RM-4 Districts, except that rear yards need not be at ground level and front setback areas are not required.

Table 209.3

ZONING CONTROL TABLE FOR RESIDENTIAL-COMMERCIAL DISTRICTS

Zoning Category	§ References	RC-3	RC-4
*Zoning Category*	*§ References*	*RC-3*	*RC-4*
*BUILDING STANDARDS*	*BUILDING STANDARDS*	*BUILDING STANDARDS*	*BUILDING STANDARDS*
*Massing and Setbacks*	*Massing and Setbacks*	*Massing and Setbacks*	*Massing and Setbacks*
Height and Bulk Limits	§§ 102, 105, 106, 122, 250-252, 260, 261.1 , 270, 271	Varies,.3 See Height and Bulk Maps.Height sculpting on Alleys per § 261.1.	Varies,.3 See Height and Bulk Maps.Height sculpting on Alleys per § 261.1.
Front and Side Yard Setback	§§ 130, 132, 133	Not Required.	Not Required.
Rear Yard	§§ 130, 134	Required at first residential level and above. 25% of the lot depth, but in no case less than 15 feet.	Required at first residential level and above. 25% of the lot depth, but in no case less than 15 feet.
Residential Design Guidelines	§ 311	Subject to the Residential Design Guidelines. Other design guidelines that have been approved by the Planning Commission may also apply.	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*	*Street Frontage and Public Realm*	*Street Frontage and Public Realm*	*Street Frontage and Public Realm*
Streetscape and Pedestrian Improvements (Street Trees)	§ 138.1	Required.	Required.
Street Frontage Requirements	§ 145.1	Required as specified in Section § 145.1.	Required as specified in Section § 145.1.
Street Frontage, Parking and Loading Access Restrictions	§ 155(r)	As specified in § 155(r).	As specified in § 155(r). Curb cuts are NP on The Embarcadero between King and Jefferson Streets, and on Broadway between Mason and The Embarcadero.
*Miscellaneous*	*Miscellaneous*	*Miscellaneous*	*Miscellaneous*
Planned Unit Development	§ 304	C	C
Awning, Canopy and Marquee	§ 136.1	P	P
Signs	§ 607.1	Per § 607.1.	Per § 607.1.
*RESIDENTIAL STANDARDS AND USES*	*RESIDENTIAL STANDARDS AND USES*	*RESIDENTIAL STANDARDS AND USES*	*RESIDENTIAL STANDARDS AND USES*
*Development Standards*	*Development Standards*	*Development Standards*	*Development Standards*
Usable Open Space [Per Dwelling Unit]	§§ 135, 136	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	§ 151.1	None Required. Up to one space for every two units permitted, and up to three spaces for every four units permitted with Conditional Use per § 151.1.	None Required. Up to one space for every two units permitted, and up to three spaces for every four units permitted with Conditional Use per § 151.1.
Residential Conversion, Demolition, or Merger	§ 317	C for Removal of one or more Residential Units or Unauthorized Units.	C for Removal of one or more Residential Units or Unauthorized Units.
*Use Characteristics*	*Use Characteristics*	*Use Characteristics*	*Use Characteristics*
Intermediate Length Occupancy	§§102, 202.10	P(11)	P(11)
Single Room Occupancy	§ 102	P	P
Student Housing	§ 102	P	P

Residential Uses

Residential Density, Dwelling Units (7) (13)	§ 207	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. (13)	P if 3 units per lot or at least one unit per 267 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 200 square feet of lot area. No density limits in the Van Ness SUD (§ 243). (8), (13)
Senior Housing	§§ 102, 202.2(f)	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.	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 up to one bedroom for every 140 square feet of lot area. (9)	P up to one bedroom for every 70 square feet of lot area. (9)
Homeless Shelter	§§ 102, 208	P	P
*NON-RESIDENTIAL STANDARDS AND USES*
*Development Standards*	*Development Standards*	*Development Standards*	*Development Standards*
Floor Area Ratio	§§ 102, 123, 124	3.6 to 1.	4.8 to 1. Other FAR controls apply in the Van Ness SUD; § 243(c)(1).
Off-Street Parking	§ 151.1	None Required. Up to one space for every two units permitted, and up to 3 spaces for every four units permitted with Conditional Use per § 151.1.	None Required. Up to one space for every two units permitted, and up to 3 spaces for every four units permitted with Conditional Use per § 151.1.
Use Size	§§ 102, 121.5, 121.6	P if up to 6,000 square feet; C if 6,001 square feet or above. Division of large use sizes per § 121.5.	P if up to 6,000 square feet; C if 6,001 square feet or above. Division of large use sizes per § 121.5.

Zoning Category	§ References	RC-3	RC-4
Ground Floor Ceiling Height	§ 145.1(c)(4)	Minimum floor-to-floor height of 14 feet, as measured from grade except in 40-foot and 50-foot height districts, where buildings shall have a minimum floor-to-floor height of 10 feet.	Minimum floor-to-floor height of 14 feet, as measured from grade except in 40-foot and 50-foot height districts, where buildings shall have a minimum floor-to-floor height of 10 feet.
*Use Characteristics*	*Use Characteristics*	*Use Characteristics*	*Use Characteristics*
Drive-up Facility	§ 102	NP	NP
Formula Retail	§§ 102, 303.1	C (14)	C (14)
Maritime Use	§ 102	NP	NP
Open Air Sales	§ 102	NP	NP
Outdoor Activity Area	§ 102	P (1)	P (1)
Walk-up Facility	§ 102	P	P
*Agricultural Use Category*	*Agricultural Use Category*	*Agricultural Use Category*	*Agricultural Use Category*
Agricultural Uses*	§§ 102, 202.2(c)	C	C
Agriculture, Neighborhood	§§ 102, 202.2(c)	P	P
*Automotive Use Category*	*Automotive Use Category*	*Automotive Use Category*	*Automotive Use Category*
Automotive Uses*	§§ 102, 202.2(b)	C	C
Parking Lot, Private	§ 102	NP	NP
Service, Motor Vehicle Tow	§ 102	NP	NP
Service, Parcel Delivery	§ 102	NP	NP
Vehicle Storage Garage	§ 102	NP	NP
Vehicle Storage Lot	§ 102	NP	NP
*Entertainment, Arts and Recreation Use Category*

Entertainment, Arts and Recreation Uses*	§ 102	P	P
Entertainment, Outdoor	§ 102	NP	NP
Livery Stable	§ 102	NP	NP
Sports Stadium	§ 102	NP	NP
*Industrial Use Category*	*Industrial Use Category*	*Industrial Use Category*	*Industrial Use Category*
Industrial Uses*	§ 102	NP	NP
*Institutional Use Category*	*Institutional Use Category*	*Institutional Use Category*	*Institutional Use Category*
Institutional Uses*	§ 102	C	C
Child Care Facility	§ 102	P	P
Medical Cannabis Dispensary	§§ 102, 202.2(e)	P	P
Public Facilities	§ 102	P	P
Residential Care Facility	§ 102	P	P
Trade School	§ 102	NP	NP
*Sales and Service Category*	*Sales and Service Category*	*Sales and Service Category*	*Sales and Service Category*
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P	P
Adult Business	§ 102	NP	NP
Adult Sex Venue	§ 102	NP	NP (12)
Hotel	§ 102	C	C
Kennel	§ 102	NP	NP
Massage Establishment	§ 102	NP	NP
Mobile Food Facility	§ 102	P	P
Mortuary	§ 102	C (5)	C (5)
Motel	§§ 102, 202.2(a)	NP	NP
Storage, Self	§ 102	C	C
Tobacco Paraphernalia Establishment	§ 102	C (6)	C (2)(6)
Non-Retail Sales and Service*	§ 102	P (15)4	P (15)
Design Professional	§ 102	P	P
*Utility and Infrastructure Use Category*
Utility and Infrastructure*	§ 102	NP	NP
Internet Service Exchange	§ 102	C	C
Utility Installation	§ 102	C	C
Wireless Telecommunications Services Facility	§ 102	C or P (10)	C or P (10)

Not listed below.

(1) P if in front; C if elsewhere.

(2) TOBACCO PARAPHERNALIA ESTABLISHMENTS IN THE NORTH OF MARKET RESIDENTIAL SPECIAL USE DISTRICT – A special definition of “Tobacco Paraphernalia Establishments” set forth in Section 102 applies to parcels in the North of Market Residential Special Use District (Sec. 249.5). Tobacco Paraphernalia Establishments are not permitted in the North of Market Residential Special Use District. Additionally, a legal non-conforming Tobacco Paraphernalia Establishment in the North of Market Residential Special Use District is deemed abandoned after 180 days of non-use.

(3) [Note Deleted]

(4) [Reserved]

(5) Must be located on a landmark site, and where the site is within a Height and Bulk District of 40 feet or less, and where a columbarium use has lawfully and continuously operated since the time of designation.

(6) NP above the second floor.

(7) Construction of Accessory Dwelling Units may be permitted pursuant to Sections 207.1 and 207.2.

(8) [1] For purposes of this calculation, a Dwelling Unit in this district containing no more than 500 square feet of net floor area and consisting of not more than one habitable room in addition to a kitchen and a bathroom may be counted as equal to three-quarters of a Dwelling Unit.

(9) [1] 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) [2] C if a Macro WTS Facility; P if a Micro WTS Facility.

(11) NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units.

(12) P within the Transgender Cultural District.

(13) 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.

(14) P on lots in the RC-3 District that front Van Ness Avenue, beginning immediately north of Chestnut Street to the north, to Broadway to the south, and on lots in the RC-4 District that front Van Ness Avenue, from Broadway to Redwood Street.

(15) [4 ] Catering and Laboratory are C on ground floor; all other Non-Retail Sales and Service Uses are NP on ground floor.

(Added as Sec. 206.3 by Ord. 443-78, App. 10/6/78; amended by Ord. 63-11, File No. 101053, App. 4/7/2011, Eff. 5/7/2011; Ord. 56-13, File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 232-14, File No. 120881, App. 11/26/2014, Eff. 12/26/2014; 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. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 303-18, File No. 180915, 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. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 248-23, File No. 230446, 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. 70-24, File No. 231225, App. 4/5/2024, Eff. 5/6/2024; Ord. 292-24, File No. 230596, App. 12/19/2024, Eff. 1/19/2025; Ord. 62-25, File No. 250101, App. 5/1/2025, Eff. 6/1/2025; Ord. 124- 25, File No. 250542, App. 8/1/2025, Eff. 9/1/2025; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff. 10/6/2025)

(Former Sec. 209.3 added by Ord. 443-78, App. 10/6/78; amended by Ord. 115-90, App. 4/6/90; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 225-06, File No. 060032; Ord. 225-07, File No. 070677, App. 10/2/2007; Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 90-08, File No. 080232, App. 5/21/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 140-11, File No. 110482, App. 7/5/2011, Eff. 8/4/2011; repealed by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015)

AMENDMENT HISTORY

Section header and section amended; Ord. 63-11, Eff. 5/7/2011. Former references to RC-1 and RC-2 Districts deleted; Ord. 56-13, Eff. 4/27/2013. Section amended; Ord. 232-14, Eff. 12/26/2014. Former Sec. 206.3 redesignated as Sec. 209.3;

Table 209.3 added; Ord. 22-15, Eff. 3/22/2015. Note (7) added; Ords. 161-15 and 162-15, Eff. 10/18/2015. Table 209.3 amended, Notes (8) and (9) [1 ] added; Ord. 188-15, Eff. 12/4/2015. Table 209.3 amended; Ord. 33-16, Eff. 4/10/2016. Table