SEC. 209. DESCRIPTION AND PURPOSE OF RESIDENTIAL AND RESIDENTIAL-COMMERCIAL DISTRICTS.

SEC. 209.2. RM (RESIDENTIAL, MIXED) DISTRICTS.

San Francisco County Zoning Code · 2026-06 edition · updated 2026-07-25 · San Francisco County

(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 ç 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 ç 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 ç 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.

Table 209.2

may be accommodated in some instances. Despite the intensity of development, distinct building styles and moderation of fa ç 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.
Table 209.2
	ZONING CONTROL TABLE FOR		RM DISTRICTS

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	§§ 102, 105, 106, 250-252, 253, 260 , 261.1, 263.19, 270, 270.3, 271	Varies. See Height and Bulk Map and referenced sections. Height sculpting on Alleys per § 261.1.
Front Setback	§§ 130, 131, 132	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	§§ 130, 134	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	§§ 130, 133	Not Required.
Design Guidelines and Standards	§ 311	Subject to the Residential Design Guidelines and Citywide Design Standards and any other design guidelines that have been approved by the Planning Commission.
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	§ 144 applies generally. Additional requirements apply to Limited Commercial Uses, as specified in § 186.
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	NP (1)	NP (1)	NP (1)	NP (1)
Canopy or Marquee	§ 136.1	NP (2)	NP (2)	NP (2)	NP (2)
Signs	§ 606	As permitted by § 606.
Housing Choice-SF	§ 206.10	Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District.

RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136	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	§§ 151.1 , 155, 161	None required. Maximum permitted per § 151.1.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Use Characteristics
Intermediate Length Occupancy	§§102, 202.10	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
Dwelling Unit Density, General (7)	§ 207	Total maximum permitted density is one unit per 800 square feet of lot area.	Total maximum permitted density is one unit per 600 square feet of lot area.	Total maximum permitted density is one unit per 400 square feet of lot area	Total maximum permitted density is one unit per 200 square feet of lot area. (8)
Minimum Dwelling Unit Densities	§ 207.9	Varies depending o dwelling units per a	n project location, but generally ranges between 50 and 100 cre.
Maximum Dwelling Unit Size	§§ 207.10, 317	P up to 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1. C for Dwelling Units that exceed the greater of those thresholds.

may be accommodated in some instances. Despite the intensity of development, distinct building styles and moderation of fa ç 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.
Senior Housing Density	§§ 102, 202.2(f) , 207	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 § 202.2(f)(1) except for § 202.2(f)(1)(D)(iv), related to location.
Group Housing Density	§ 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	§§ 102, 208	P	P	P	P
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 102, 123, 124	1.8 to 1	1.8 to 1	3.6 to 1	4.8 to 1
Use Size	§§ 102, 121.5	Division of large us	e sizes per § 121.5
Off-Street Parking	§§ 150, 151.1, 155, 161	None required. Maximum permitted per § 151.1.

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 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.	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 Uses	§ 186	Continuing nonconforming uses are permitted, subject to the requirements of § 186.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	NP
Hours of Operation	§§ 102, 186, 231	For Limited Corner Commercial Uses under § 231 and Limited Commercial Uses under § 186: P 6:00 a.m. to 10:00 p.m.; NP 10:00 p.m. to 6:00 a.m.
Maritime Use	§ 102	NP
Open Air Sales	§ 102	NP
Outdoor Activity Area	§§ 102, 145.2, 186, 202.2, 231	P if located in front of building; NP if elsewhere.
Walk-up Facility	§ 102	NP		P
Non-Residential Uses
Uses in Historic Buildings
Historic Buildings	§§ 202.11; 710	In Historic Buildings, any Use listed as NP below is C, if it is C or P on the ground floor in the NC-1 District, except for certain Uses and areas, as specified in § 202.11 (3).
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	C	C	C	C
Agriculture, Industrial	§§ 102, 202.2(c)	NP	NP	NP	NP
Agriculture, Neighborhood	§§ 102, 202.2(c)	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

may be accommodated in some instances. Despite the intensity of development, distinct building styles and moderation of fa ç 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.
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	P	P	P	P
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	P	P	P	P
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)

Not listed below.

(1) P if required as a wind mitigation feature. Additionally, P for Limited Commercial Uses and Limited Corner Commercial Uses per § 136.1.

(2) Canopy is P if required as a wind mitigation feature.

(3) The controls for Historic Buildings modified by Section 202.11 do not apply in portions of the RM-1, RM-2, and RM-3 Districts that are located both in the area bounded by Valencia, 13th, Harrison, and Cesar Chavez Streets and in the Calle 24 Special Use District, for the following Uses: Adult Business, Adult Sex Venue, Bar, Chair and Foot Massage, Cannabis Retail, Electric Vehicle Charging Location, Fleet Charging, Fringe Financial Service, Gym, Hotel, Laboratory, Life Science, Liquor Store, Massage Establishment, Nighttime Entertainment, Office, Private Community Facility, Restaurant, and Tobacco Paraphernalia Establishment, and all Uses within the Industrial Use category other than Agricultural and Beverage Processing 1 and Light Manufacturing.

(4) C for 5 or fewer guest rooms or suites of rooms; NP for 6 or more guest rooms; provided, however, that a total of up to 47 Tourist Hotel rooms are Principally Permitted on Block 0976, Lot 001, subject to the provisions of Ordinance No. 251-22.

(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) C required if the Group Housing is affiliated with and operated by a Hospital or an Institutional Educational Use as defined in Section 102.

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

(8) 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) C if a Macro WTS Facility; P if a Micro WTS Facility.

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

(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; Ord. 292-24, File No. 230596, App. 12/19/2024, Eff. 1/19/2025; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff. 10/6/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026) (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

6; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026) (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. 16115 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. Table 209.2 amended; Note (11) added; Ord. 292-24, Eff. 1/19/2025. Table 209.2 amended; Ord. 173-25, Eff. 10/6/2025. Table 209.2 and Notes (1), (8) amended; Note (2) added; Note (11) deleted; Ord. 245-25, Eff. 1/12/2026. Table 209.2 amended; Note (3) added; Ord. 37-26, Eff. 4/11/2026.

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