Local zoning · San Francisco
San Francisco — Zoning
Zoning under the San Francisco local zoning and planning code, with the controlling citations.
Quick answer
In San Francisco, development must meet both its mapped Height & Bulk and base Use District, and when controls conflict the most restrictive applies (§§ 250–252; § 250(d)). In RH/RM/RTO districts, front setbacks follow a block‑average with a maximum required depth of 10 ft (up to 15 ft on deep‑setback blocks) and rear yards must be 30% of lot depth (≥ 15 ft) (§ 132(d); § 134(c)); RH‑1 dwellings are limited to 35 ft and RH‑2 to 40 ft, with a front 30‑ft/45° plane trim (§ 261(b)–(c)). In RC/NC/MUG and many commercial districts, no front setback is required and rear yards are typically 25% of lot depth (≥ 15 ft) (§ 134(c)–(d)); C‑2 areas are generally 40‑X with FAR 3.6:1–10.0:1 by adjacency (§ 210.1; § 124).
Last reviewed: July 17, 2026 · AI-generated analysis · General information, not legal advice · detailsless
Compiled from San Francisco's adopted code with AI research tools and grounded in the sources cited below. Verify with San Francisco planning staff before relying on it.
Overview
Zoning in San Francisco is established by the San Francisco Planning Code and its adopted Zoning Map, which together assign every parcel to a base “Use District” and a separate “Height & Bulk District.” Use districts set what activities and building forms are allowed (e.g., residential, neighborhood commercial, PDR). Height and bulk districts set maximum envelope controls by map symbol (e.g., 40‑X) and related rules. Where rules overlap, the most restrictive control governs. See the San Francisco Planning Code and the consolidated San Francisco Use Districts.
Key rule: When standards conflict (height, bulk, FAR, setbacks, open space, density), the most restrictive prevails under § 250(d).
How San Francisco’s zoning is structured
- Zoning Map and classes: The Code divides the City into classes of Height & Bulk Districts (map symbols show feet for height, letters for bulk). Base use districts (RH, RM, RTO, RC, NC, C, PDR, etc.) are applied separately; development must satisfy both. See Height & Bulk and §§ 250–252, 270.
- Front setbacks in house/mixed districts: A “block‑average” front setback applies in RH, RM, and RTO districts (with maximum required depths). § 132.
- Rear yards: RH, RM‑1, RM‑2, RTO/RTO‑M generally require a rear yard equal to 30% of lot depth (≥15 ft); other mapped districts are typically 25% (≥15 ft). § 134(c). Location by district varies.
- Additional house‑district height controls: Special height trims apply to the front of lots in RH‑1(D), RH‑1, RH‑1(S), RH‑2. § 261.
Below is a district‑by‑district reference to what the Planning Code itself establishes about zoning in San Francisco. For additional discretionary approvals, see San Francisco Conditional Use and San Francisco Design Standards.
District‑by‑District breakdown
RH (Residential, House) districts — RH‑1(D), RH‑1, RH‑1(S), RH‑2, RH‑3
- Purpose and character: Low‑scale houses and small multi‑family buildings, with mid‑block open space patterns; five classes from single‑family detached to three‑family. § 209.1.
- Typical permitted uses: Primarily residential; limited neighborhood uses in certain cases (see Corner Commercial, below). § 209.1; § 231.
- Key dimensional standards:
- Height: RH‑1(D)/RH‑1/RH‑1(S) dwellings ≤ 35 ft; RH‑2 dwellings ≤ 40 ft; slope‑based adjustments apply. § 261(b). Front portion “30‑ft + 45° plane” control applies in RH‑1(D), RH‑1, RH‑1(S), RH‑2, with adjacency averaging. § 261(c).
- Front setback: Required by block context; maximum ordinarily 10 ft (up to 15 ft where deep setback pattern exists). § 132(d).
- Rear yard: 30% lot depth (≥ 15 ft), at grade and each story. § 134(c)(1), (d)(1).
- FAR: Listed in § 124 (basic FAR table includes RH classes).
- Where applied: Citywide residential neighborhoods; mapped on the Zoning Map (see § 105/106 references).
RM (Residential, Mixed) districts — RM‑1, RM‑2, RM‑3, RM‑4
- Purpose and character: Mixed houses and apartments, stepping from low to high density across RM‑1 to RM‑4. § 209.2.
- Typical permitted uses: Residential with supportive nonresidential uses appropriate to district scale; see district control tables. § 209.2.
- Key dimensional standards:
- Height & bulk: Per Height & Bulk Map; alley‑frontage sculpting may apply by § 261.1 referenced in RM tables. Table 209.2.
- Front setback: Block‑average method; RM tables note a maximum required depth (commonly ≤10 ft). Table 209.2.
- Rear yard: RM‑1/RM‑2 follow 30% lot depth (≥ 15 ft); RM‑3/RM‑4 use 25% (≥ 15 ft) and must be provided at the lowest story with dwelling units and above. § 134(c)–(d).
RTO and RTO‑M (Residential Transit Oriented)
- Purpose and character: Transit‑rich, moderate‑density neighborhoods (former RM/RH‑3 areas), typically 2–5 stories, fine‑grained lots. § 209.4.
- Typical permitted uses: Residential; limited small‑scale retail/services on corner lots only; no auto‑oriented uses; hours limited; no accessory parking for such corner uses. § 209.4; § 231(a), (c), (f), (g).
- Key dimensional standards (Table 209.4):
- Height & bulk: Per maps/§§ cited in table; district‑wide controls vary. Table 209.4.
- Front setback: Required by block context; in RTO/RTO‑M, the required depth is capped (table notes “in no case >15 ft”). Table 209.4; § 132.
- Rear yard: 30% lot depth (≥ 15 ft). Table 209.4; § 134.
- Formula retail: Conditional Use in RTO/RTO‑M; not permitted in RH/RM. § 231(e).
RC (Residential–Commercial) districts — RC‑3, RC‑4
- Purpose and character: Predominantly residential with neighborhood‑serving commercial; no off‑street parking requirements reflect walkable, transit‑oriented pattern. § 209.3.
- Typical permitted uses: Medium‑ or high‑density residential with supporting commercial at lower stories (by table). § 209.3.
- Key dimensional standards (Table 209.3):
- Front/side setbacks: Not required. Rear yard: 25% lot depth (≥ 15 ft) at first residential level and above. Height & bulk per maps; alley sculpting per § 261.1.
NC (Neighborhood Commercial) — NC‑1 and NC‑3 reference points
- NC‑1 (Neighborhood Commercial Cluster). Purpose: small clusters serving immediate neighborhoods; commercial intensity low; one‑story limit for commercial spaces. § 710.
- Typical permitted uses: Neighborhood‑serving retail/services with size generally limited (e.g., 3,000 sq ft guidance in district narrative); ground‑floor commercial requirements vary by street (§ 145.4). § 710; § 145.4.
- Key dimensional standards (Table 710): Height generally 40‑X; rear yard 25% at grade and all levels; front/side setbacks not required.
- NC‑3 (Moderate‑scale NC). Purpose: larger corridors with broader retail/service mix. Table 712.
- Key dimensional standards (Table 712): Height generally 40‑X; rear yard 25% at the lowest residential level and above; no front/side setbacks required; active ground‑floor controls (§ 145.1), and ground‑floor commercial may be required on designated streets (§ 145.4).
C‑2 (Community Business)
- Purpose: Comparison and convenience goods and services, often auto‑oriented, along major thoroughfares; FAR and height vary by adjacency to higher‑intensity districts. § 210.1.
- Key dimensional standards (Table 210.1): Height generally 40‑X; FAR 3.6:1 baseline; 4.8:1 if nearer to RM‑4/RC‑4; 10.0:1 if nearer to C‑3. § 210.1; § 124.
PDR (Production, Distribution, Repair) — PDR‑1‑B, PDR‑1‑D, PDR‑1‑G, PDR‑2
- Purpose and character: Protects and grows space for industrial, logistics, and repair uses; limits or prohibits residential and large office/retail to avoid conflicts. § 210.3.
- PDR‑1‑B (Light Industrial Buffer): Prohibits residential; limits office/retail; less intensive PDR.
- PDR‑1‑D (Design): Retains less‑intensive PDR and design‑related businesses; prohibits residential/office; limits retail/institutional.
- PDR‑1‑G (General): Allows more intensive PDR than 1‑B/1‑D; prohibits residential/office; limits retail/institutional.
- PDR‑2 (Core PDR): Heavier PDR emphasis (see full section). § 210.3.
- Targeted allowances: In PDR‑1‑D/G north of 20th Street, certain non‑PDR uses (office/institutional) may be Conditioned to subsidize new PDR space, with required loading/freight facilities. § 210.3C.
MUG (Mixed Use–General)
- Purpose: Mix of small‑scale PDR, housing over ground‑floor non‑residential, and neighborhood‑serving retail; ADUs allowed per § 207.1 (as referenced in district text). § 831.
- Key dimensional standards (Table 831): Height per maps; rear yard 25% lot depth (≥ 15 ft); front setbacks generally not required except where residential GF design guidelines apply; additional mass reduction and alley rules may apply by §§ 261.1, 270.1–270.2. § 831 Table.
DTR (Downtown Residential) — umbrella for several downtown residential districts
- Purpose: High‑density, transit‑oriented residential neighborhoods in and around downtown with mixed ground floors; traditional mid‑block rear yards generally not required. § 825.
Corner Commercial in RH/RM/RTO
- Limited corner retail/services are allowed at ground floor on corner lots, with strict size, hours, and no accessory parking, tied to nearby NC/SUD first‑story use limits; in RTO/RTO‑M formula retail requires Conditional Use; in RH/RM it is not permitted. § 231(c)–(j).
Height & Bulk mechanics you must satisfy in every district
- Establishment and classes: Height & Bulk districts are created by Article 2.5; map symbols control, and bulk is measured via Table 270 plan‑dimension limits. §§ 250–252, 270.
- RH front‑portion height: In RH‑1(D), RH‑1, RH‑1(S), RH‑2, a special 30‑ft limit at the front line applies and then rises at a 45° plane; certain minor features are exempt under § 260(b) per § 261(c)(1) interpretation. § 261(c); ZA interpretations.
Development standards snapshot
The figures below are decision‑drivers you will check on almost every project. Always verify your mapped Height & Bulk symbol and whether a Special Use District (SUD) overrides a base rule. See San Francisco Special Use Districts.
| District | Height baseline | Front setback | Rear yard | Notes | Code Reference |
|---|---|---|---|---|---|
| RH‑1/RH‑1(S) | Dwellings ≤ 35 ft; front 30‑ft/45° plane; slope adjustments | Block‑average; max required 10 ft (15 ft in deep‑setback contexts) | 30% lot depth (≥15 ft), at grade and each story | Most restrictive rule controls citywide | §§ 261(b)–(c); § 132(d); § 134(c)(1), (d)(1); § 250(d) |
| RH‑2 | Dwellings ≤ 40 ft; front 30‑ft/45° plane; slope adjustments | Same as above | Same as above | — | § 261(b)(2), (c); § 132; § 134 |
| RH‑3 | Per Height & Bulk Map; no RH‑front‑plane control | Block‑average | 30% lot depth (≥15 ft), at grade and each story | — | § 134(c)(1), (d)(1) |
| RM‑1/RM‑2 | Per maps; alley sculpting may apply | Block‑average (tables note max req. typically ≤10 ft) | 30% lot depth (≥15 ft), at grade and each story | — | Table 209.2; § 134(c)(1), (d)(1) |
| RM‑3/RM‑4 | Per maps | Block‑average (≤10 ft max per table) | 25% lot depth (≥15 ft), at first res. level and above | — | Table 209.2; § 134(c)(2), (d)(3) |
| RTO/RTO‑M | Per maps; mid‑scale | Block‑average; max required 15 ft (table) | 30% lot depth (≥15 ft) | Limited corner retail; no accessory parking; formula retail CU | Table 209.4; § 231(c)–(g) |
| NC‑1 | Generally 40‑X | Not required | 25% lot depth (≥15 ft), at grade and all levels | One‑story limit for commercial; ADUs allowed per § 207.1 (not shown) | § 710 Table; § 145.4 |
| NC‑3 | Generally 40‑X | Not required | 25% lot depth (≥15 ft), at lowest res. level and above | Active ground‑floor standards | Table 712; § 145.1, § 145.4 |
| C‑2 | Generally 40‑X; FAR 3.6:1 to 10:1 by adjacency | Not specified | 25% lot depth (≥15 ft) unless superseded | Auto‑oriented uses more common | § 210.1 Table; § 124; § 134(c)(2) |
| PDR‑1‑G | Per maps | Not required (by Code norms) | 25% lot depth (≥15 ft) unless otherwise mapped | Residential/office prohibited; limits on retail/institutional | § 210.3 |
| MUG | Per maps | Not required except GF residential guidelines | 25% lot depth (≥15 ft) | Mix of PDR/retail/housing; ADUs allowed | § 831 Table |
Notes:
- “Per maps” refers to Height & Bulk Map sheets incorporated by §§ 250–252; measure and massing by § 270.
- Front‑setback maxima differ among tables; § 132(d) independently caps RH/RM/RTO requirements (10 ft, with a 15‑ft cap in certain blockface conditions). Table 209.4 caps RTO at 15 ft.
Process pointers anchored in the Code
- Find your use district and height/bulk map symbol on the City Zoning Map (Code incorporates the maps at §§ 105–106). Then confirm applicable rear yard, front setback, and any district‑specific tables.
- Check for SUDs that supersede base standards (e.g., Balboa Reservoir, Stonestown, HOPE SF; their sections reset height/bulk, setbacks, open space). §§ 249.9, 249.76; §§ 263.30–263.36.
- If proposing limited corner retail in RH/RM/RTO, conform to § 231 location, size, hours, formula‑retail, and no‑parking rules.
- For residential projects near low‑height neighborhoods or taller than 55 ft, review the City’s adopted design standards referenced by the Code. See San Francisco Design Standards.
Checklist
- Verify base Use District (RH/RM/RTO/RC/NC/C/PDR/MUG/DTR) and your Height & Bulk map symbol; note any SUD overlays. §§ 105–106, 250–252.
- Confirm front setback (§ 132) and whether a legislated setback line (§ 131) applies.
- Confirm rear yard by district and level (§ 134(c)–(d)).
- In RH‑1/‑2, apply § 261 front‑portion height control and slope adjustments; check § 260(b) exceptions.
- For RTO/RTO‑M, apply § 209.4 table and corner‑use limits in § 231.
- In NC corridors, confirm ground‑floor standards (§ 145.1) and any “required GFC” streets (§ 145.4).
- If in PDR, confirm residential and office prohibitions/limits (§ 210.3) and any § 210.3C allowances.
- Check basic FAR where applicable (§ 124) and dwelling‑unit density controls in district tables. See San Francisco Density & Dwelling Units.
- Identify whether Conditional Use authorization is required (e.g., formula retail in RTO; large uses). See San Francisco Conditional Use.
- For ADUs, confirm allowance noted in district texts (e.g., NC‑1, MUG reference § 207.1) and see San Francisco ADUs.
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| RH front‑height “30‑ft/45°” rule vs height map | Projects can meet map height yet fail the RH front‑portion limit | Apply § 261(c) envelope and § 260(b) exceptions; see ZA interpretations for § 261(c)(1) |
| Front‑setback depth | Over‑ or under‑setting can trigger DR/plan check holds | Use § 132 block‑average method and its 10–15 ft caps; confirm any legislated setback (§ 131) |
| Rear‑yard level requirements | Level at which rear yards apply varies by district | Use § 134(d)(1) for RH/RM/RTO and § 134(d)(3) for RC/NC‑3/MUG, etc. |
| Formula retail in RTO/RTO‑M | CU triggers affect timeline/feasibility | § 231(e) requires CU in RTO/RTO‑M; bans in RH/RM for corner uses |
| PDR allowances | Non‑PDR space may be limited or prohibited | Confirm § 210.3 use limits and any § 210.3C subsidized‑PDR provisions |
| SUD overrides | SUDs can reset height, bulk, setbacks, parking | Check your map for SUDs (e.g., Balboa Reservoir § 263.35; Stonestown § 263.36) |
| Alley massing rules | Projects on alleys may require height sculpting | See § 261.1 references in district tables; confirm applicability |
Plain-English Summary
San Francisco zoning first tells you what types of uses fit on a site (e.g., houses, apartments, shops, PDR), then how big the building can be via a mapped height/bulk symbol. House districts have extra front‑of‑lot height trims and block‑average front setbacks, while most other districts skip front setbacks but still require rear yard open space at specific levels. Limited corner stores are possible in some residential areas, and industrial PDR districts strongly protect maker/logistics space. Always check your district table, the height/bulk map, and whether any Special Use District resets the rules.
Source References
- Planning Code §§ 105–106 (Zoning Map incorporation), § 121 (lot standards), §§ 122, 124 (FAR), § 130–§ 136.1 (yards/setbacks/obstructions), § 138.1 (streetscape), §§ 145–145.5 (frontages/ground floor), § 147 (shadows), §§ 250–252, 270–272 (height & bulk) — San Francisco Planning Code (see consolidated reference) Planning Code
- Residential districts: § 209.1 (RH), § 209.2 (RM), § 209.3 (RC), § 209.4 (RTO/RTO‑M); RH additional height § 261.
- Neighborhood Commercial: § 710 (NC‑1), Table 712 (NC‑3); Ground‑floor standards § 145.1; Required GFC streets § 145.4.
- Commercial: § 210.1 (C‑2; FAR), FAR table § 124.
- Industrial/PDR: § 210.3 (PDR‑1‑B/‑D/‑G/‑2), § 210.3C (allowances to support new PDR).
- Mixed Use: § 831 (MUG).
- Special Use Districts and special height/bulk districts: §§ 249.9, 249.76; §§ 263.30–263.36.
Sources
Source passages
- San Francisco Zoning Code (Section 304.) High relevance
- San Francisco Zoning Code (Section 249.78) High relevance
- San Francisco Zoning Code (Section 249.75) High relevance
- San Francisco Zoning Code (Section 249.76.) High relevance
- San Francisco Zoning Code (Article 2.5.) High relevance
- San Francisco Zoning Code (Section 201) High relevance
- San Francisco Zoning Code (Section 710) High relevance
- San Francisco Zoning Code (Section 249.90) High relevance
- San Francisco Zoning Code (Section 304) High relevance
- San Francisco Zoning Code (§ References) High relevance
- San Francisco Zoning Code (Section 102) High relevance
- San Francisco Zoning Code (section must) High relevance
- San Francisco Zoning Code (Section 136) High relevance
- CFC § 151 (Chapter 37) High relevance
- San Francisco Zoning Code (§ References) High relevance
- San Francisco Zoning Code (Section 260) High relevance
- San Francisco Zoning Code High relevance
- San Francisco Zoning Code (§ References) High relevance
- San Francisco Zoning Code (§ References) High relevance
- San Francisco Zoning Code (Section 136) High relevance
Cited sections
- Planning Code §§ 105–106 (Zoning Map incorporation), § 121 (lot standards), §§ 122, 124 (FAR), § 130–§ 136.1 (yards/setbacks/obstructions), § 138.1 (streetscape), §§ 145–145.5 (frontages/ground floor), § 147 (shadows), §§ 250–252, 270–272 (height & bulk) — San Francisco Planning Code (see consolidated reference) /us/california/san-francisco/planning-code (§ 105)
- Residential districts: § 209.1 (RH), § 209.2 (RM), § 209.3 (RC), § 209.4 (RTO/RTO‑M); RH additional height § 261. (§ 209.1)
- Neighborhood Commercial: § 710 (NC‑1), Table 712 (NC‑3); Ground‑floor standards § 145.1; Required GFC streets § 145.4. (§ 710)
- Commercial: § 210.1 (C‑2; FAR), FAR table § 124. (§ 210.1)
- Industrial/PDR: § 210.3 (PDR‑1‑B/‑D/‑G/‑2), § 210.3C (allowances to support new PDR). (§ 210.3)
- Mixed Use: § 831 (MUG). (§ 831)
- Special Use Districts and special height/bulk districts: §§ 249.9, 249.76; §§ 263.30–263.36. (§ 249.9)
- SF Planning Code.md
- San-Francisco-Design-Standards.md
Frequently asked questions
What can I build on an RH‑1 lot in San Francisco?
Primarily a single‑family dwelling; typical height for the dwelling is capped at 35 ft, with a special 30‑ft/45° front‑portion limit and slope adjustments. A block‑average front setback applies, and a rear yard equal to 30% of lot depth (≥15 ft) is required at grade and each level. See §§ 261(b)–(c), 132, 134.
What are the front setback rules for houses?
In RH, RM, and RTO districts, you match the shallowest adjacent front setback (with special cases for corners/alleys), and you generally cannot be required to set back more than 10 ft (15 ft where a deep‑setback pattern dominates the block). § 132(d).
Do RTO districts allow corner stores?
Yes—small, neighborhood‑oriented ground‑floor uses are allowed on corner lots with strict size, hours, and no accessory parking. Formula retail requires Conditional Use in RTO/RTO‑M and is not permitted in RH/RM for these corner‑use provisions. § 231(c)–(g), (e).
What rear yard do apartment districts need?
RM‑1/RM‑2 require a rear yard at 30% of lot depth (≥15 ft) at grade and each story; RM‑3/RM‑4 require 25% (≥15 ft) at the first residential level and above. § 134(c)–(d).
How tall can neighborhood commercial buildings be?
NC‑1 and NC‑3 are generally mapped 40‑X for height; rear yard is 25% of lot depth (≥15 ft), with NC‑1 requiring it at all levels and NC‑3 at the lowest residential level and above. § 710 Table; Table 712.
Can I put housing in a PDR district?
Generally, no. PDR districts prohibit residential and limit office/retail to protect industrial space. Some targeted allowances let non‑PDR uses subsidize new PDR space in PDR‑1‑D/G north of 20th Street under § 210.3C. §§ 210.3, 210.3C.
Do RH‑2 lots have a different height limit than RH‑1?
Yes. RH‑2 dwellings may reach 40 ft (reduced to 35 ft on steep downslope lots), plus the same 30‑ft/45° front‑portion rule applies unless exempted by slope. § 261(b)(2), (c).
Are ADUs allowed in mixed districts?
Yes. Several district texts (e.g., NC‑1, MUG) note ADUs are permitted pursuant to § 207.1, subject to citywide ADU rules. Verify feasibility on your parcel. See district narratives and San Francisco ADUs.
General information, not legal advice.
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