Article 2 — USE DISTRICTS›SEC. 210. DESCRIPTION AND PURPOSE OF COMMERCIAL, INDUSTRIAL, AND PRODUCTION/DISTRIBUTION/REPAIR DISTRICTS.

SEC. 210.4. M DISTRICTS: INDUSTRIAL.

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

M-1 Districts: Light Industrial. In general, the M-1 Districts are more suitable for smaller industries dependent upon truck transportation, while the M-2 Districts are more suitable for larger industries served by rail and water transportation and by large utility lines. In M-1 Districts, most industries are permitted, but some with particularly noxious characteristics are excluded. The permitted industries have certain requirements as to enclosure, screening, and minimum distance from Residential Districts.

M-2 Districts: Heavy Industrial. These Districts are the least restricted as to use and are located at the eastern edge of the City, separated from residential and commercial areas. The heavier industries are permitted, with fewer requirements as to screening and enclosure than in M-1 Districts, but many of these uses are permitted only as conditional uses or at a considerable distance from Residential Districts. Most of the land zoned M-2 is controlled by the Port of San Francisco.

are located at the eastern edge of the City, separated from residential and commercial areas. The heavier industries are permitted, with fewer requirements as to screening and enclosure than in M-1 Districts, but many of these uses are permitted only as conditional uses or at a considerable distance from Residential Districts. Most of the land zoned M-2 is controlled by the Port of San Francisco.

Table 210.4 ZONING CONTROL TABLE FOR M DISTRICTS
Table 210.4 ZONING CONTROL TABLE FORM DISTRICTS

*Zoning Category*	*§ References*	*M-1*	*M-2*
*BUILDING STANDARDS*	*BUILDING STANDARDS*	*BUILDING STANDARDS*	*BUILDING STANDARDS*
*Massing and Setbacks*	*Massing and Setbacks*	*Massing and Setbacks*	*Massing and Setbacks*
Height and Bulk Limits (See Height and Bulk Map for specific property information)	§§ 102, 105, 106, 250- 252, 260, 261, 270, 271	Varies. See Height and Bulk District Maps.	Varies. See Height and Bulk District Maps.
Front, Rear, and Side Setbacks	§§ 130, 132, 133, 134	See Residential Standards.	See Residential Standards.
*Street Frontage and Public Realm*	*Street Frontage and Public Realm*	*Street Frontage and Public Realm*	*Street Frontage and Public Realm*
Streetscape and Pedestrian Improvements	§ 138.1	Required.	Required.
Street Frontage Requirements	§ 145.1	Not Required.	Not Required.
Street Frontage, Required Ground Floor Commercial	§ 145.4	As specified in § 145.4, certain streets and districts are required to have "active commercial uses."	As specified in § 145.4, certain streets and districts are required to have "active commercial uses."
Ground Floor Standards	§ 145.5	Ground floor spaces with a minimum clear ceiling height of 15 feet required.	Ground floor spaces with a minimum clear ceiling height of 15 feet required.
Street Frontage, Parking and Loading Access Restrictions	§ 155(r)	As specified in § 155(r).	As specified in § 155(r).
Artworks and Recognition of Artists and Architects	§ 429	Not Required.	Not Required.
*Miscellaneous*	*Miscellaneous*	*Miscellaneous*	*Miscellaneous*
Large Project Review	§§ 121.5, 253	None.	None.
Planned Unit Development	§ 304	C	C
Awnings, Canopy or Marquee	§§ 136, 136.1	P	P
Signs	§ 607	As permitted by Section § 607.	As permitted by Section § 607.
*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 36 square feet if private, and 48 square feet per Dwelling Unit if public.	At least 36 square feet if private, and 48 square feet per Dwelling Unit if public.
Residential Parking Requirements	§ 151	None required. P up to one space for every two units. C up to three spaces for every four units. NP above.	None required. P up to one space for every two units. C up to three spaces for every four units. NP above.
Rear Yard Setback	§§ 130, 134	25 percent of the total depth lot depth, but in no case less than 15 feet.	25 percent of the total depth lot depth, but in no case less than 15 feet.
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(4)	P(4)
Single Room Occupancy	§ 102	P	P
Student Housing	§ 102	P	P
*Residential Uses*	*Residential Uses*	*Residential Uses*	*Residential Uses*
Residential Density, Dwelling Units (3)	§ 207	C at a density ratio not exceeding the number of dwelling units permitted in the nearest R District, with the distance to such R District measured from the midpoint of the front lot line or from a point directly across the street therefrom, whichever permits the greater density; provided, that the maximum density ratio shall in no case be less than one unit for each 800 feet of lot area. Any remaining fraction of one-half or more of the minimum amount of lot area per dwelling unit shall be adjusted upward to the next higher whole number of dwelling units. NP above.	C at a density ratio not exceeding the number of dwelling units permitted in the nearest R District, with the distance to such R District measured from the midpoint of the front lot line or from a point directly across the street therefrom, whichever permits the greater density; provided, that the maximum density ratio shall in no case be less than one unit for each 800 feet of lot area. Any remaining fraction of one-half or more of the minimum amount of lot area per dwelling unit shall be adjusted upward to the next higher whole number of dwelling units. NP above.
Senior Housing	§ 102	NP	NP

Residential Density, Group Housing	§ 208	C at a density ratio not exceeding the maximum density permitted for group housing in the nearest R District, with the distance to such R District measured from the midpoint of the front lot line or from a point directly across the street therefrom, whichever permits the greater density; provided that the maximum density shall in no case be less than one bedroom per 275 square feet of lot area. Any remaining fraction of one-half or more of the minimum amount of lot area per dwelling unit shall be adjusted upward to the next higher whole number of dwelling units. NP above.
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	5 to 1	5 to 1
Use Size	§§ 102, 121.5	Division of large use sizes per § 121.5	Division of large use sizes per § 121.5

Table 210.4
ZONING CONTROL TABLE FOR M DISTRICTS

Off-Street Parking, Non-Residential	§§ 150, 151.11 167	None Required. Maximums set in Planning Code § 151.1.
*Commercial Use Characteristics*	*Commercial Use Characteristics*	*Commercial Use Characteristics*	*Commercial Use Characteristics*
Drive-up Facility	§ 102	C	C
Formula Retail	§§ 102, 303.1, 786	P (2)	P (2)
Maritime Use	§ 102	P	P
Open Air Sales	§ 102	P	P
Outdoor Activity Area	§ 102	P	P
Walk-up Facility	§ 102	P	P
*Agricultural Use Category*	*Agricultural Use Category*	*Agricultural Use Category*	*Agricultural Use Category*
Agricultural Uses*	§§ 102, 202.2(c)	P	P
*Automotive Use Category*	*Automotive Use Category*	*Automotive Use Category*	*Automotive Use Category*
Automotive Uses*	§§ 102, 202.2(b)	P	P
Parking Garage, Private	§ 102	C	C
Parking Garage, Public	§ 102	C	C
Parking Lot, Public	§§ 102, 142, 156	C	C
Service, Parcel Delivery	§§ 102, 303(cc)	C	C
*Entertainment and Recreation Use Category*
Entertainment and Recreation Uses*	§ 102	P	P
*Industrial Use Category*	*Industrial Use Category*	*Industrial Use Category*	*Industrial Use Category*
Auto Wrecking	§§ 102, 202.2(d)	C	C
Automobile Assembly	§§ 102, 202.2(d)	P	P
Agricultural and Beverage Processing 1	§§ 102, 202.2(d)	P	P
Agricultural and Beverage Processing 2	§§ 102, 202.2(d)	NP	P
Grain Elevator	§§ 102, 202.2(d)	NP	P
Hazardous Waste Facility	§§ 102, 202.2(d)	NP	C
Junkyard	§§ 102, 202.2(d)	NP	P
Livestock Processing 1	§§ 102, 202.2(d)	P	P
Livestock Processing 2	§§ 102, 202.2(d)	NP	C
Manufacturing 1, Heavy	§§ 102, 202.2(d)	P	P
Manufacturing 2, Heavy	§§ 102, 202.2(d)	C	P

Manufacturing 3, Heavy	§§ 102, 202.2(d)	NP	P
Manufacturing, Light	§§ 102, 202.2(d)	P	P
Metal Workshop	§§ 102, 202.2(d)	P	P
Ship Yard	§§ 102, 202.2(d)	NP	P
Storage Yard	§§ 102, 202.2(d)	P	P
Storage, Volatile Materials	§§ 102, 202.2(d)	NP	C
Truck Terminal	§§ 102, 202.2(d)	C	C
*Institutional Use Category*	*Institutional Use Category*	*Institutional Use Category*	*Institutional Use Category*
Institutional Uses*		P	P
Child Care Facility	§ 102	C	NP
Hospital	§ 102	C	NP
Medical Cannabis Dispensary	§§ 102, 202.2(g)	NP	NP
Post-Secondary Ed. Institution	§ 102	P	NP
Residential Care Facility	§ 102	P	NP
School	§ 102	P	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
Hotel	§ 102	C	C
Massage Establishment	§ 102	C	C
Motel	§§ 102, 202.2(a)	C	C
Non-Retail Sales and Service*	§ 102	P	P
*Utility and Infrastructure Use Category*
Utility and Infrastructure*	§ 102	P	P
Internet Service Exchange	§ 102	C	C
Public Transportation Facility	§ 102	C	C
Wireless Telecommunications Services Facility	§ 102	P (1)	P (1)

Not listed below.

(1) C required if taller than 25 feet above roof, grade or height limit depending on site or if within 1,000 feet of an R District and includes a parabolic antenna with a diameter in excess of three meters or a composite diameter of antennae in excess of six meters. See definition in § 102 for more information.

(2) C required for properties within the Third Street Formula Retail Restricted Use District (§ 786), which includes properties fronting Third Street between Williams Avenue and Paul Street.

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

(4) C for buildings with 10 or more Dwelling Units.

(Added by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by 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. 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. 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. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff. 10/6/2025)

(Former Sec. 210.4 added by Ord. 136-68, App. 5/29/68; repealed by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015)

AMENDMENT HISTORY