San Francisco, CA Zoning
Districts & Requirements
Every zoning district in San Francisco with permitted uses, setbacks, height limits, and density requirements — in plain English. SF uses a dual-map system: a Use District map controls what you can build, and a separate Height & Bulk District map (e.g. 40-X, 65-A) controls how tall and how big. You need both to know what's possible on a parcel. Recent state laws (SB 35, SB 330) and the 2026 Family Zoning Plan have significantly increased density allowances, allowing up to 4 units on any residential lot (6 on corners) and removing density limits in many districts.
19
Zoning districts
8
Overlay districts
808,000
Population
2026
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| RH-1 | Historically single-family only, but now allows up to 4 units (6 on corner lots) under the fourplex density exception. | 40 ft (per Height & Bulk District, typically 40-X) | 55% (approximate, controlled by open space + rear yard) |
| RH-2 | Two-family homes (flats). Now also allows up to 4 units (6 on corners) under the density exception. | 40 ft (per Height & Bulk District) | 55% |
| RH-3 | Three-family homes. Also now allows 4 units (6 on corners). Common in denser residential neighborhoods. | 40 ft (per Height & Bulk District) | 55% |
| RM-1 | Low-density apartments and houses mixed. 1 unit per 800 SF of lot area. Small apartment buildings. | 40 ft (per Height & Bulk District, typically 40-X) | 55% (controlled by rear yard + open space) |
| RM-2 | Moderate-density apartments. 1 unit per 600 SF of lot area. The workhorse apartment district. | 40 ft (per Height & Bulk District) | 55% |
| RM-4 | High-density residential. 1 unit per 200 SF of lot area. Produces large apartment buildings. | 40-65 ft (per Height & Bulk District) | 75% |
| RC-4 | High-density residential with ground-floor commercial permitted. 1 unit per 200 SF. Found near downtown. | 40-160 ft (per Height & Bulk District, varies widely) | 80% |
| NC-1 | Small-scale corner store clusters. Housing above. Commercial use capped at ~2,500 SF per unit. | 26-40 ft (per Height & Bulk District) | Controlled by rear yard and open space |
| NC-2 | Linear commercial streets. Small-scale retail and services with housing above. Moderate commercial uses. | 40 ft (per Height & Bulk District, typically 40-X) | Controlled by rear yard and open space |
| NC-3 | Larger commercial streets. More uses allowed, bigger retail permitted. Key corridors like Mission, Valencia. | 40-65 ft (per Height & Bulk District) | Controlled by rear yard and open space |
| NCT-3 | NC-3 equivalent near transit. No residential density limit — build as many units as the envelope allows. | 40-85 ft (per Height & Bulk District, often 45-65 ft) | Controlled by rear yard and open space |
| C-2 | General commercial — retail, office, and residential. Found along major thoroughfares and in shopping centers. | 40-105 ft (per Height & Bulk District, varies widely) | 80% |
| C-3 | Downtown core. No residential density limit. Height districts up to 700+ ft. Office, residential, hotels, retail. | 80-700+ ft (per Height & Bulk District) | 100% (varies by bulk district) |
| MUR | Residential-focused mixed use in Eastern Neighborhoods. Housing encouraged, PDR and retail on ground floor. | 40-85 ft (per Height & Bulk District) | 80% |
| MUG | Balanced mix of PDR, housing, retail, and arts. Low-rise character. Ground-floor PDR encouraged. | 40-68 ft (per Height & Bulk District) | 80% |
| UMU | Buffer between residential and PDR. Housing allowed but with higher affordability requirements. SOMA/Mission. | 40-85 ft (per Height & Bulk District) | 80% |
| RH-DTR | High-rise residential on Rincon Hill. Heights to 400-550 ft. No density limit. Tower form with podium. | 250-550 ft (per Height & Bulk District) | 80% at podium, tower above with bulk limits |
| PDR-1-G | General industrial. No housing allowed. Protects manufacturing, warehousing, and repair uses. | 40-65 ft (per Height & Bulk District) | 80% |
| PDR-1-D | Design-focused PDR. Protects design, arts, and light production clusters. No housing or office. | 40-65 ft (per Height & Bulk District) | 80% |
Residential
6 districts in San Francisco
RH-1
Residential House, One FamilyRH-1 covers 27% of San Francisco's private land — the largest single zoning designation in the city. Originally limited to one dwelling unit per lot, recent state and local legislation now permits up to 4 units on any lot (6 on corner lots) without rezoning, plus ADUs on top of that.
What you can build
- ✓Single-family home
- ✓Up to 4 dwelling units (6 on corner lots)
- ✓ADUs (1 attached + 1 detached per lot)
- ✓Home occupation
- ✓Group housing (CU required)
- ✗Commercial or retail uses
- ✗Office
- ✗Industrial
- ✗Large-scale multifamily (beyond fourplex exception)
Key numbers
- Height
- 40 ft (per Height & Bulk District, typically 40-X)
- Lot min
- 1,200 SF (reduced from 2,500 SF in 2023)
- Width
- 20 ft (reduced from 25 ft in 2023)
- Coverage
- 55% (approximate, controlled by open space + rear yard)
- Front
- Based on legislated setback line or prevailing pattern
- Side
- None required (light/air via exposure requirements)
- Rear
- 25-45% of lot depth (based on adjacent buildings)
What this means in practice
The fourplex density exception is the headline story. On a standard 25x100 RH-1 lot (2,500 SF), you can now build 4 units within the 40-ft height envelope — that's a four-story building with one unit per floor. On a corner lot, 6 units. ADUs stack on top of the fourplex allowance. The constraint is the rear yard (25-45% of lot depth) and open space (300 SF private or 400 SF common per unit). Run the math on construction cost vs. 4-unit rental income — the fourplex pencils in many neighborhoods.
RH-2
Residential House, Two FamilyRH-2 covers 16% of SF's land and historically allowed two units per lot — the classic San Francisco Victorian flat. Like RH-1, the fourplex density exception now permits up to 4 units (6 on corners) plus ADUs.
What you can build
- ✓Two-family dwelling (classic SF flat)
- ✓Up to 4 dwelling units (6 on corner lots)
- ✓ADUs (1 attached + 1 detached)
- ✓Home occupation
- ✓Group housing (CU required)
- ✗Commercial or retail
- ✗Office
- ✗Industrial
Key numbers
- Height
- 40 ft (per Height & Bulk District)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- 55%
- Front
- Legislated setback line or prevailing pattern
- Side
- None required
- Rear
- 45% of lot depth (or average of adjacent buildings, min 25%)
What this means in practice
RH-2 is the most common zoning for San Francisco's iconic Victorian and Edwardian two-flat buildings. If you're buying an RH-2 property, the fourplex play is: convert from 2 to 4 units (or 6 on a corner) within the existing envelope or with a vertical addition to the 40-ft height limit. The rear yard requirement (45% of lot depth) is your biggest constraint — on a 100-ft deep lot, you keep 55 ft of buildable depth.
RH-3
Residential House, Three FamilyRH-3 permits three dwelling units per lot by right, plus the fourplex exception allows a fourth unit (or up to 6 on corners). Found in transitional areas between single-family neighborhoods and denser mixed-use corridors.
What you can build
- ✓Three-family dwelling
- ✓Up to 4 dwelling units (6 on corner lots)
- ✓ADUs (1 attached + 1 detached)
- ✓Home occupation
- ✓Group housing (CU required)
- ✗Commercial or retail
- ✗Office
- ✗Industrial
Key numbers
- Height
- 40 ft (per Height & Bulk District)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- 55%
- Front
- Legislated setback line or prevailing pattern
- Side
- None required
- Rear
- 45% of lot depth (or average of adjacent, min 25%)
What this means in practice
With the fourplex exception, RH-3 and RH-2 are nearly identical in development potential. The practical difference: RH-3 parcels were already denser, so you're more likely to find existing three-unit buildings to add a fourth unit to, rather than needing ground-up construction. ADUs are additive — a 3-unit building plus 1 ADU plus the fourplex exception could yield 6 units on a corner lot plus ADUs.
RM-1
Residential Mixed, Low DensityRM-1 is the lowest-density apartment district — a mix of houses, flats, and small apartment buildings. Density is controlled by lot area (1 unit per 800 SF) rather than a fixed unit count, so larger lots yield more units.
What you can build
- ✓Single-family homes
- ✓Two-family and three-family dwellings
- ✓Small apartment buildings (density limited by lot area)
- ✓Group housing
- ✓ADUs
- ✓Home occupation
- ✗Commercial or retail (except home occupation)
- ✗Office
- ✗Industrial
Key numbers
- Height
- 40 ft (per Height & Bulk District, typically 40-X)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- 55% (controlled by rear yard + open space)
- Front
- Legislated setback line or prevailing
- Side
- None required
- Rear
- 45% of lot depth (or average of adjacent, min 25% or 15 ft)
What this means in practice
On a standard 25x100 lot (2,500 SF), RM-1 density = 3 units (2,500/800 = 3.1, rounded down). On a 50x100 lot (5,000 SF), you get 6 units. The 40-ft height limit and rear yard eat into your buildable envelope, so the practical yield on a 2,500 SF lot is 3-4 units in a 3-story-over-garage building. RM-1 sites trade at a premium over RH because the density has always been higher — but the fourplex exception has narrowed that gap.
RM-2
Residential Mixed, Moderate DensityRM-2 allows a step up in density from RM-1 — one unit per 600 SF of lot area. This produces the classic SF 6-8 unit apartment building on a standard lot. Found throughout the city's denser residential neighborhoods.
What you can build
- ✓Apartment buildings
- ✓Two- and three-family dwellings
- ✓Group housing
- ✓ADUs
- ✓Residential care facilities
- ✗Commercial or retail
- ✗Office
- ✗Industrial
Key numbers
- Height
- 40 ft (per Height & Bulk District)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- 55%
- Front
- Legislated setback line or prevailing
- Side
- None required
- Rear
- 45% of lot depth (or average of adjacent, min 25% or 15 ft)
What this means in practice
On a 25x100 lot: 2,500/600 = 4 units. On a 50x100 lot: 5,000/600 = 8 units. The difference between RM-1 and RM-2 is 33% more units on the same lot. At 40-ft height, you're building 3 stories over parking. Most RM-2 apartment projects are 6-12 units depending on lot size. Open space (100 SF private or 133 SF common per unit) is the constraint that shapes your floor plans.
RM-4
Residential Mixed, High DensityRM-4 is the highest-density purely residential district — one unit per 200 SF of lot area. Found in dense neighborhoods near downtown (Nob Hill, Russian Hill, Pacific Heights edges). Height is controlled by the Height & Bulk District, often 40-65 ft.
What you can build
- ✓Large apartment buildings
- ✓Group housing
- ✓SROs
- ✓ADUs
- ✓Residential care facilities
- ✗Commercial or retail
- ✗Office
- ✗Industrial
Key numbers
- Height
- 40-65 ft (per Height & Bulk District)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- 75%
- Front
- Legislated setback line or prevailing
- Side
- None required
- Rear
- 25% of lot depth minimum
What this means in practice
On a 25x100 lot: 2,500/200 = 12 units. On a 50x100 lot: 5,000/200 = 25 units. That's serious density — but the buildable envelope (height limit, rear yard, open space) constrains what you can actually fit. In a 65-ft height district, you're doing 5-6 stories with studio and one-bedroom units to hit the permitted density. RM-4 land is scarce and expensive — most of these parcels already have large buildings on them.
Residential-Commercial
1 district in San Francisco
RC-4
Residential-Commercial, High DensityRC-4 combines high-density residential (1 unit per 200 SF, same as RM-4) with permitted ground-floor commercial uses. This is the go-to district for mixed-use projects in dense neighborhoods — residential above, retail or services below.
What you can build
- ✓Large apartment buildings with ground-floor retail
- ✓Mixed-use residential/commercial
- ✓Group housing
- ✓Restaurants and bars
- ✓Retail and personal services
- ✓Office (limited)
- ✗Industrial uses
- ✗Large-scale office (above certain thresholds)
- ✗Auto-oriented commercial
Key numbers
- Height
- 40-160 ft (per Height & Bulk District, varies widely)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- 80%
- Front
- None or legislated setback
- Side
- None required
- Rear
- 25% of lot depth (reducible in some cases)
What this means in practice
RC-4 is where you find San Francisco's tallest residential buildings outside downtown proper. A 50x100 lot in an 85-X height district yields 25 units of density at 1/200 and 7 stories of building envelope. The commercial ground floor is permitted, not required — you choose based on location. Polk Street, upper Fillmore, and Van Ness corridor sites are classic RC-4.
Neighborhood Commercial
4 districts in San Francisco
NC-1
Neighborhood Commercial ClusterNC-1 districts are small clusters of neighborhood-serving stores — the corner grocery, dry cleaner, coffee shop. Limited to small commercial uses on the ground floor with housing above. Density is controlled by the building envelope (height, bulk, open space), not a per-lot-area ratio.
What you can build
- ✓Small retail and personal services (ground floor)
- ✓Residential above (density by building envelope)
- ✓Restaurants (up to 2,500 SF, CU above)
- ✓Professional services
- ✓ADUs
- ✗Bars and nightclubs
- ✗Large-format retail (over 2,500-4,000 SF needs CU)
- ✗Office above ground floor
- ✗Auto-oriented uses
- ✗Industrial
Key numbers
- Height
- 26-40 ft (per Height & Bulk District)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- Controlled by rear yard and open space
- Front
- None (build to property line)
- Side
- None required
- Rear
- 25% of lot depth at all residential levels
What this means in practice
NC-1 is the entry-level commercial district. In a 26-ft height district, you get 2 stories — retail below, one apartment above. In a 40-ft district, 3 stories over a commercial ground floor yields 2-3 apartments per lot. The commercial use size cap (~2,500 SF) keeps these as neighborhood-serving — no chain drugstores or big-box. If you're looking at NC-1, your play is a small mixed-use building: coffee shop or retail on the ground floor, 2-3 residential units above.
NC-2
Small-Scale Neighborhood CommercialNC-2 is a step up from NC-1 — linear shopping streets (not just clusters) serving a wider neighborhood. Allows somewhat larger commercial uses and slightly more commercial intensity. Density controlled by building envelope.
What you can build
- ✓Retail and personal services (ground floor)
- ✓Residential above (density by building envelope)
- ✓Restaurants
- ✓Limited bars (CU required)
- ✓Professional and business services
- ✓ADUs
- ✗Large-format retail (over 4,000 SF needs CU)
- ✗Nightclubs
- ✗Auto repair/sales
- ✗Industrial
Key numbers
- Height
- 40 ft (per Height & Bulk District, typically 40-X)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- Controlled by rear yard and open space
- Front
- None (build to property line)
- Side
- None required
- Rear
- 25% of lot depth at residential levels
What this means in practice
NC-2 is the bread-and-butter neighborhood commercial zoning — think Clement Street, Noriega, outer Balboa. A typical NC-2 project: 3-story building, retail ground floor, 2-4 apartments above. The commercial use cap is roughly 4,000 SF, which fits most neighborhood retail. If you want a bar, you need a CU (plan for 6+ months of hearings). The no-density-limit approach means the height district is your real development constraint.
NC-3
Moderate-Scale Neighborhood CommercialNC-3 supports moderate-scale commercial activity on the city's busier neighborhood streets — Mission Street, Geary Boulevard, outer Mission. Allows larger commercial uses (up to 6,000 SF or more) and a broader range of uses including bars and entertainment.
What you can build
- ✓Retail up to 6,000 SF (CU above)
- ✓Restaurants and bars
- ✓Residential above (density by building envelope)
- ✓Office (limited, usually above ground floor)
- ✓Hotels (CU required)
- ✓Entertainment/nightlife (CU required)
- ✓ADUs
- ✗Large-format retail (over 6,000 SF without CU)
- ✗Heavy industrial
- ✗Auto-oriented uses
- ✗Adult entertainment (most districts)
Key numbers
- Height
- 40-65 ft (per Height & Bulk District)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- Controlled by rear yard and open space
- Front
- None (build to property line)
- Side
- None required
- Rear
- 25% of lot depth at residential levels
What this means in practice
NC-3 is where neighborhood commercial gets serious. In a 50-ft or 65-ft height district, you can do 4-5 stories of mixed-use — 15,000 SF retail on the ground floor with 8-15 apartments above on a larger lot. The wider range of permitted uses (bars, entertainment with CU) makes NC-3 parcels more valuable than NC-1 or NC-2. Most of the high-profile neighborhood development fights happen in NC-3 — neighbors are engaged and the Section 311 notification process applies.
NCT-3
Moderate-Scale Neighborhood Commercial TransitNCT-3 is the transit-oriented version of NC-3 — same commercial intensity, but with a critical difference: no residential density limit. Housing density is controlled entirely by the building envelope (height, bulk, open space, exposure), not by units-per-lot-area. Found along major transit corridors.
What you can build
- ✓Retail and restaurants (ground floor)
- ✓Residential above — no density cap (envelope-limited)
- ✓Bars and entertainment (CU required)
- ✓Office (limited)
- ✓Hotels (CU required)
- ✓ADUs
- ✗Formula retail over 4,000 SF (CU required)
- ✗Heavy industrial
- ✗Auto-oriented uses
Key numbers
- Height
- 40-85 ft (per Height & Bulk District, often 45-65 ft)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- Controlled by rear yard and open space
- Front
- None (build to property line)
- Side
- None required
- Rear
- 25% of lot depth at residential levels
What this means in practice
The 'no density limit' is what makes NCT districts special. In a 65-ft NCT-3 district, you can pack as many units as the building envelope and exposure requirements allow — often 20-30% more units than equivalent NC-3 sites. This is why transit corridor properties trade at a premium. The height bonus (5 extra feet for ground-floor commercial with 14-ft ceilings, up to 45 ft in a 40-ft district) helps pencil the commercial ground floor. NCT-3 is the most valuable neighborhood commercial zoning for residential development.
Commercial
2 districts in San Francisco
C-2
Community BusinessC-2 is the general-purpose commercial district for larger commercial areas — shopping strips, major intersections, commercial nodes. Permits a wide range of commercial uses plus residential. Found along Van Ness, Geary, and other major corridors.
What you can build
- ✓Retail (no use-size limit)
- ✓Office
- ✓Residential (density per lot area or envelope)
- ✓Restaurants and bars
- ✓Hotels
- ✓Entertainment
- ✓Auto sales and repair (CU may be required)
- ✗Heavy industrial
- ✗Outdoor storage
- ✗Heavy manufacturing
Key numbers
- Height
- 40-105 ft (per Height & Bulk District, varies widely)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- 80%
- Front
- None
- Side
- None required
- Rear
- 25% of lot depth at residential levels
What this means in practice
C-2 is the workhorse commercial district — it handles everything from auto dealerships to 8-story mixed-use buildings, depending on the Height & Bulk District overlay. No formula retail restrictions (unlike NC districts), so national chains are permitted. If you're buying a C-2 parcel, the Height & Bulk District is the key variable — check whether it's 40-X (limited) or 65-B or 105-E (significant development potential). C-2 sites with high height limits near transit are among the most developable parcels in the city.
C-3
Downtown CommercialC-3 is downtown San Francisco — the Financial District, Union Square, Civic Center. No residential density limit. Height is controlled by the Height & Bulk District, which ranges from 80 ft to 700+ ft in the Transbay/Transit Center area. The most permissive commercial zoning in the city.
What you can build
- ✓Office towers (subject to Prop M annual cap)
- ✓Residential towers — no density limit
- ✓Hotels
- ✓Retail and entertainment
- ✓Cultural facilities
- ✓Mixed-use of any combination
- ✗Industrial or PDR uses
- ✗Auto-oriented uses
- ✗Heavy manufacturing
Key numbers
- Height
- 80-700+ ft (per Height & Bulk District)
- Lot min
- None
- Width
- None
- Coverage
- 100% (varies by bulk district)
- Front
- None
- Side
- None
- Rear
- None (bulk controls apply above certain heights)
What this means in practice
C-3 is where the towers go — but two constraints dominate: (1) Prop M caps new office space at ~950,000 SF/year citywide, creating an allocation queue; (2) bulk controls above 200 ft limit floorplate size, requiring tower step-backs and sculpted forms. The post-2020 office vacancy crisis has shifted C-3 activity toward residential conversions and housing development. If you're looking at C-3 sites, the office-to-residential conversion path (supported by recent city incentives) may be more viable than new office construction.
Mixed Use
3 districts in San Francisco
MUR
Mixed Use-ResidentialMUR prioritizes housing over other uses in the Eastern Neighborhoods (SOMA, Mission, Potrero). Ground-floor PDR, retail, and arts are permitted. Office is restricted. Part of the 2008 Eastern Neighborhoods rezoning that converted M-zoned industrial land to mixed use.
What you can build
- ✓Residential (primary use, encouraged)
- ✓Ground-floor retail and restaurants
- ✓Arts and light PDR
- ✓Live/work
- ✓Group housing
- ✓ADUs
- ✗Large office (prohibited or heavily restricted)
- ✗Heavy industrial or heavy PDR
- ✗Auto-oriented uses
- ✗Large-format retail without CU
Key numbers
- Height
- 40-85 ft (per Height & Bulk District)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- 80%
- Front
- None
- Side
- None required
- Rear
- 25% of lot depth at residential levels (reducible below 65 ft)
What this means in practice
MUR is the most housing-friendly of the Eastern Neighborhoods mixed-use districts. If you're building housing in SOMA or the Mission, MUR is the best zoning you can have — housing is principally permitted (not CU), and the office prohibition keeps land costs lower than MUO sites. In a 55-ft or 68-ft height district, expect 4-5 stories of residential over ground-floor PDR or retail. The Eastern Neighborhoods affordability requirements (typically 20-25% on-site or fee) are higher than the citywide baseline.
MUG
Mixed Use-GeneralMUG maintains a balance between PDR, housing, and neighborhood retail — it's the most PDR-protective of the mixed-use districts. Found in areas with existing small-scale manufacturing, arts, and warehouse uses. Housing is permitted but must coexist with production uses.
What you can build
- ✓Housing above ground-floor PDR or retail
- ✓Light manufacturing and arts production
- ✓Retail and personal services
- ✓Restaurants
- ✓Warehouse and wholesale
- ✓Live/work
- ✗Office (generally prohibited)
- ✗Heavy industrial
- ✗Large-format retail without CU
- ✗Hotels without CU
Key numbers
- Height
- 40-68 ft (per Height & Bulk District)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- 80%
- Front
- None
- Side
- None required
- Rear
- 25% of lot depth at residential levels (reducible below 65 ft)
What this means in practice
MUG is the district where you need to be careful about displacing PDR uses — replacement or in-lieu fees may apply. The typical MUG project: 4-5 stories, ground-floor production or retail space (high ceilings, loading access), 3-4 floors of apartments above. The PDR ground floor can be a challenge for pro formas — PDR rents are lower than retail. But the lower land cost compared to MUR or NCT sites compensates. Artists, breweries, and maker spaces are the ideal ground-floor tenants.
UMU
Urban Mixed UseUMU serves as a transitional district between residential neighborhoods and PDR/industrial areas in the Eastern Neighborhoods. Permits a wide range of uses including housing, PDR, retail, and nighttime entertainment. Housing triggers higher affordability requirements than other mixed-use districts.
What you can build
- ✓Housing (with higher affordability requirements)
- ✓PDR and light manufacturing
- ✓Retail and restaurants
- ✓Nighttime entertainment
- ✓Arts and cultural uses
- ✓Office (upper floors only, restricted in Mission)
- ✗Large-scale office (generally)
- ✗Heavy industrial
- ✗Auto-oriented commercial
Key numbers
- Height
- 40-85 ft (per Height & Bulk District)
- Lot min
- 1,200 SF
- Width
- 20 ft
- Coverage
- 80%
- Front
- None
- Side
- None required
- Rear
- 25% of lot depth at residential levels
What this means in practice
UMU's higher affordability requirement is the key factor — plan for 20-33% affordable units on-site (depending on project size and approval path), compared to 12-20% in other districts. The trade-off: UMU allows nightlife and entertainment uses that are prohibited or CU-restricted elsewhere, which drives up ground-floor commercial rents. Family-sized unit requirements also apply (40% two-bedroom, 30% three-bedroom, or 20% all-affordable family units). Run the pro forma with the full affordability and unit-mix requirements before making an offer.
Downtown
1 district in San Francisco
RH-DTR
Rincon Hill Downtown ResidentialRH-DTR covers Rincon Hill, adjacent to the Bay Bridge — one of San Francisco's newest high-rise residential neighborhoods. No residential density limit; build as many units as the tower envelope allows. Height districts range from 250 to 550 ft. Tower spacing and wind controls apply.
What you can build
- ✓Residential towers (no density limit)
- ✓Ground-floor retail along Folsom Street
- ✓Hotels
- ✓Townhouse-style units at street level
- ✓Community facilities
- ✗Office (except small-scale neighborhood-serving)
- ✗Industrial
- ✗Large-format retail
Key numbers
- Height
- 250-550 ft (per Height & Bulk District)
- Lot min
- None
- Width
- None
- Coverage
- 80% at podium, tower above with bulk limits
- Front
- Varies by street (active use required on Folsom)
- Side
- Tower spacing: 115 ft between towers above 120 ft
- Rear
- None (bulk controls apply)
What this means in practice
Rincon Hill is where San Francisco builds its tallest residential towers — One Rincon Hill (60 stories), 340 Fremont (40 stories). Tower bulk limits apply above the podium: max 90-ft plan dimension, 120-ft diagonal above 200 ft. The tower spacing requirement (115 ft between towers above 120 ft) limits how many towers can fit on the hill. Ground-floor retail is required on Folsom Street. If you're evaluating a Rincon Hill site, the tower envelope (height x floorplate x spacing) determines unit count, not density limits.
Industrial
2 districts in San Francisco
PDR-1-G
Production, Distribution & Repair - GeneralPDR-1-G is San Francisco's primary industrial protection zone — no housing permitted, keeping land available for manufacturing, warehousing, distribution, and repair. Found in Bayview-Hunters Point, Visitacion Valley, and parts of the southeast waterfront.
What you can build
- ✓Light and heavy manufacturing
- ✓Warehousing and distribution
- ✓Auto repair and service
- ✓Wholesale and storage
- ✓Arts and production studios
- ✓Office accessory to PDR use only
- ✗Residential (prohibited)
- ✗Retail (except accessory to PDR)
- ✗Hotels
- ✗Office (standalone)
- ✗Entertainment
Key numbers
- Height
- 40-65 ft (per Height & Bulk District)
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- None
- Side
- None
- Rear
- None (or per Height & Bulk District)
What this means in practice
PDR-1-G land is cheap relative to other SF zoning — $50-150/SF vs. $300-600/SF for residential-zoned land. The city has been protective of PDR zones, resisting rezoning requests. If you're buying PDR, you're buying for industrial use, not for a future rezone — though some PDR parcels adjacent to mixed-use zones may have long-term conversion potential. Prop X (2016) requires replacement of PDR space in certain rezoned areas.
PDR-1-D
Production, Distribution & Repair - DesignPDR-1-D targets the preservation of design-related businesses — furniture showrooms, graphic design studios, architecture firms, and light production. Prohibits residential and office uses to prevent displacement of design businesses by higher-rent uses.
What you can build
- ✓Design-related businesses and showrooms
- ✓Light manufacturing and arts production
- ✓Warehouse and wholesale
- ✓Limited retail (accessory)
- ✗Residential (prohibited)
- ✗Office (prohibited)
- ✗Retail (standalone)
- ✗Hotels
- ✗Heavy industrial
Key numbers
- Height
- 40-65 ft (per Height & Bulk District)
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- None
- Side
- None
- Rear
- None
What this means in practice
PDR-1-D is found in the Design District (Showplace Square, Potrero) and similar areas. If you're an investor, PDR-1-D properties are valued for their tenant base — design firms, showrooms, and makers pay decent rents ($20-35/SF NNN) with stable tenancy. The no-office prohibition means you can't convert to tech workspace, which has kept these areas somewhat protected from the office boom.
Development Bonus Program
California's State Density Bonus Law (Government Code 65915) allows projects that include affordable units to exceed local density limits by up to 50%, receive up to 3 concessions/incentives (reduced setbacks, increased height, reduced parking), and unlimited waivers of standards that physically preclude the bonus units. In San Francisco, 100% affordable projects receive form-based density (no density limit), 3 additional stories (33 ft) of height, up to 4 incentives/concessions, and unlimited waivers. SB 35 provides streamlined ministerial approval for projects where at least 50% of units are affordable to low-income households — bypassing CEQA, discretionary review, and public hearings. SB 330 (extended to 2030) freezes zoning standards at preliminary application date, limits public hearings to 5, and prohibits downzoning. The 2026 Family Zoning Plan adds further density on corridors: 6-8 stories on major transit streets and up to 9+ stories at transit hubs and major intersections.
Overlay Districts
Height & Bulk Districts (Citywide)
Every parcel in San Francisco has both a Use District (RH-1, NC-3, etc.) and a Height & Bulk District (40-X, 65-A, 85-X, etc.). The number is the max height in feet; the letter controls bulk (building mass above certain heights). Common designations: 40-X (residential neighborhoods, no bulk limit), 65-A (moderate height, bulk controls above 40 ft), 85-X, 105-E, 120/200-R-2 (downtown stepped heights with tower bulk). You must check both maps to understand development potential. A property zoned RM-4 in a 40-X district has very different potential than RM-4 in a 65-A district.
Central SOMA Special Use District
Adopted 2018, covers 2nd to 6th Street south of Market. Raised heights up to 160-400 ft. Allows office, residential, and mixed-use at significant density. Requires community benefits (affordable housing, PDR preservation, open space, transit fees). The most significant rezoning in San Francisco in decades — large development sites with entitled height are highly sought.
Mission Area Plan / Mission NCT
Special controls for the Mission District limiting office use and requiring affordability. The Mission moratorium of 2015-2016, while expired, signaled intense community opposition to market-rate development. Office is prohibited in UMU zones within the Mission. Higher affordability requirements apply. Budget extra time for community engagement on any Mission project.
Western SOMA Special Use District
Preserves the mixed residential, PDR, and nightlife character of western SOMA. Design standards address building form, ground-floor uses, and neighborhood character. Nighttime entertainment and arts production are encouraged. Development proposals face additional design review beyond standard planning review.
Proposition K Shadow Ordinance (Section 295)
Any new building above 40 feet that would cast new shadow on a park under Recreation & Parks jurisdiction requires a shadow analysis and Planning Commission finding that the shadow is not significant. Shadow budgets exist for each park — some parks are at or near their budget. This can kill or significantly reshape projects near major parks (Dolores Park, Golden Gate Park, Washington Square). If your site is near a park, get a shadow study before committing to a purchase.
Proposition M Office Allocation (Section 321)
Caps new office space at approximately 950,000 SF per year citywide (with unused allocation banking forward). Large office projects (over 49,999 SF) compete in an annual allocation process. This creates scarcity and delays for large office development — but also protects the value of existing entitled office space.
Article 10 / Article 11 Historic Districts
Article 10 covers individually designated landmarks and historic districts. Article 11 covers conservation districts downtown. Any exterior modification to a designated building requires a Certificate of Appropriateness. Demolition is extremely difficult. The Historic Preservation Commission reviews projects in these areas. If a property is in a historic district or is individually designated, plan for 2-4 months of additional review and design constraints that limit your building envelope.
Coastal Zone
The western edge of San Francisco along Ocean Beach falls within the California Coastal Zone. Development requires a Coastal Zone permit in addition to standard planning approvals, with additional constraints on building height, public access, and environmental impact.
Frequently Asked Questions
How do I check zoning for a specific property in San Francisco?
Use the SF Property Information Map (PIM) at sfplanninggis.org/pim — enter any address and select the Zoning Information tab. You'll see both the Use District (e.g. RH-1) and the Height & Bulk District (e.g. 40-X), plus any special use districts and historic designations. You need both the use district and height/bulk district to understand what you can build.
What is the fourplex density exception?
San Francisco now allows up to 4 dwelling units on any lot in RH-1, RH-1(D), RH-2, and RH-3 zoning districts, and up to 6 units on corner lots — without rezoning or a conditional use permit. ADUs are allowed on top of this. This effectively ended single-family-only zoning in San Francisco. Projects must still comply with height limits, rear yard requirements, and open space standards.
What's the difference between a Use District and a Height & Bulk District?
San Francisco uses a dual-map system. The Use District (RH-1, NC-3, C-3, etc.) controls what you can build — permitted uses, density, and some dimensional standards. The Height & Bulk District (40-X, 65-A, 85-X, etc.) controls how tall and how big — the number is the max height in feet, the letter controls building mass and bulk above certain heights. You need both to understand development potential. A parcel zoned NC-3 in a 40-X district allows 3-4 stories; the same NC-3 in a 65-A district allows 5-6 stories.
Can I build an ADU in San Francisco?
Yes. San Francisco allows at least 1 attached ADU plus 1 detached ADU on lots with 4 or fewer existing units. On lots with 5+ existing units, unlimited ADUs are allowed (plus 1 detached). ADUs must be at least 220 SF. Approval is ministerial (no discretionary review or neighbor notification). No additional parking is required. ADUs on lots with 3 or fewer existing units are exempt from impact fees if under 750 SF. Junior ADUs (JADUs, up to 500 SF carved from existing space) are also permitted.
What is Section 311 notification and Discretionary Review?
Section 311 requires the Planning Department to notify neighbors within 150 ft of certain building permits — additions, new construction, and changes of use in most districts. Neighbors who object can file a Discretionary Review (DR) request, which sends the project to the Planning Commission for a public hearing. DR is San Francisco's most controversial planning process — it can add 3-6 months of delay and result in project modifications or denial. Recent legislation has narrowed the scope of Section 311, particularly for ADUs and affordable housing, but it remains a significant factor for market-rate projects.
How does the shadow ordinance work?
Planning Code Section 295 (Prop K, 1984) requires shadow analysis for any new building above 40 feet that would cast new shadow on parks under Recreation & Parks jurisdiction. The Planning Commission must find the shadow insignificant — each park has a shadow budget. Near major parks like Dolores Park or Washington Square, the shadow ordinance effectively caps building heights regardless of what the zoning allows. Get a preliminary shadow study before committing to a site near a park.
What is SB 35 and does it apply in San Francisco?
SB 35 provides streamlined ministerial approval for housing projects in cities that haven't met their RHNA (Regional Housing Needs Allocation) targets. San Francisco qualifies. To use SB 35, a project must provide at least 50% affordable units (for low-income households), pay prevailing wages, and meet objective zoning standards. SB 35 bypasses CEQA, discretionary review, design review, and public hearings — it's the most powerful tool for affordable housing development in the city. Several large 100% affordable projects have used SB 35 to bypass years of potential review.
What makes San Francisco zoning uniquely complex?
Several factors: (1) The dual-map system (Use Districts + Height & Bulk Districts) means every parcel has two overlapping zoning designations. (2) Dozens of special use districts layer additional rules. (3) Discretionary review (Section 311/DR) gives neighbors significant power to challenge projects. (4) The shadow ordinance (Prop K) constrains height near parks. (5) Prop M limits new office space to ~950,000 SF/year. (6) Historic preservation (Articles 10 and 11) restricts modifications to designated buildings. (7) Eastern Neighborhoods affordability requirements vary by district and project size. (8) State laws (SB 35, SB 330, density bonus) override local rules in specific circumstances, creating a complex interaction between state and local regulations.
What's the most common development scenario in San Francisco?
The most common projects are: (1) ADU additions to existing 1-3 unit buildings — lowest risk, ministerial approval, strong rent-to-cost ratio. (2) Fourplex conversions in RH districts — adding units to existing single-family or two-family buildings under the density exception. (3) Small multifamily (6-15 units) in RM, NC, and NCT districts — ground-up or major rehab of an existing building. (4) Mid-rise mixed-use (20-80 units) on NC-3, NCT, MUR, or C-2 sites with favorable height districts. (5) Affordable housing using SB 35 or state density bonus. Large-scale market-rate towers are rare outside C-3 and DTR zones due to height limits, shadow constraints, and the discretionary review process.
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any address in San Francisco
Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.