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

SEC. 209.3. RC (RESIDENTIAL-COMMERCIAL) 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 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. These Districts provide for Residential Uses, 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. These Districts provide for Residential Uses, 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
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 122, 250-252, 260 , 261.1, 263.19, 270, 270.3, 271	Varies. See Height and Bulk Maps. Height sculpting on Alleys per § 261.1.
Front and Side Yard Setback	§§ 130, 132, 133	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.
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 may also apply.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements (Street Trees)	§ 138.1	Required.
Street Frontage Requirements	§ 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).
Miscellaneous
Planned Unit Development	§ 304	C	C
Awning, Canopy and Marquee	§ 136.1	P	P
Signs	§ 607.1	Per § 607.1.	Per § 607.1.
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 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.

Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
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
Dwelling Unit Density, General (7) (13)	§ 207	Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, total maximum permitted density is one unit per 400 square feet of lot area.	Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, total maximum permitted density is one unit per 200 square feet of lot area. No density limits in the Van Ness SUD (§ 243). (8)
Minimum Dwelling Unit Densities	§ 207.9	Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre.
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.
Senior Housing Density	§§ 102, 202.2(f) , 207	Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, 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	Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, P up to one bedroom for every 140 square feet of lot area. (9)	Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, 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
Floor Area Ratio	§§ 102, 123, 124 , 207.9	3.6 to 1. For Office Uses minimum intensities may apply pursuant to § 207.9.	4.8 to 1. Other FAR controls apply in the Van Ness SUD; § 243(c)(1). For Office Uses minimum

			intensities may apply pursuant to § 207.9.
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.
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.
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.
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
Non-Residential Uses
Uses in Historic Buildings
Historic Buildings	§ 202.11	In Historic Buildings, all Uses are P except Cannabis Retail, Hotel, and certain Industrial Uses, as specified in § 202.11.
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	C	C
Agriculture, Neighborhood	§§ 102, 202.2(c)	P	P
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

Zoning Category	§ References	RC-3	RC-4
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 Uses*	§ 102	NP	NP
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
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
Reproductive Health Clinic	§§ 102, 202.5	P	P
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 P 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 Within the Priority Equity Geographies SUD, 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) [Note Deleted]

(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. 7820, 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; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026; Ord. 1-26, File No. 250385, App. 1/8/2026, Eff. 2/8/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026) (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 209.3 amended; Note (10)2 added; Ord. 166-16 , Eff. 9/10/2016. Table 209.3 amended; Note (4) amended; Ord. 129-17 , Eff. 7/30/2017. Table 209.3 amended; Note (2) deleted; Ord. 189-17 , Eff. 10/15/2017. Table 209.3 amended; Ord. 202-18 , Eff. 9/10/2018. Table 209.3 amended; Note (3) deleted; Ord. 303-18 , Eff. 1/21/2019. Note (7) amended; Ord. 116-19 , Eff. 7/29/2019. Table 209.3 amended; Ord. 63-20 , Eff. 5/25/2020. Table 209.3 amended; Note (11) added; Ord. 78-20 , Eff. 6/22/2020. Table 209.3 amended; Ord. 111-21 , Eff. 9/4/2021. Table 209.3 and Note (11) amended; Ord. 136-21 , Eff. 9/4/2021. Table 209.3 amended; Note (12) added; Ord. 75-22 , Eff. 6/13/2022. Table 209.3 amended; Ord. 248-23 , Eff. 1/14/2024. Note (12) amended; Ord. 33-24 , Eff. 3/23/2024. Note (7) amended; Ord. 62-24 , Eff. 4/28/2024. Table 209.3 amended; Note (2) added; Ord. 70-24 , Eff. 5/6/2024. Table 209.3 amended; Note (13) added;

Ord. 292-24 , Eff. 1/19/2025. Table 209.3 amended; Note (14) added; Ord. 62-25 , Eff. 6/1/2025. First introductory

paragraph and table 209.3 amended; Note (15)[4] added; Ord. 124-25 , Eff. 9/1/2025. Table 209.3 amended; Ord. 173-25, Eff. 10/6/2025. Introductory material, Table 209.3, and Notes (7)- (9) amended; Note (13) deleted; Ord. 245-25 , Eff. 1/12/2026. Table 209.3 amended; Ord. 1-26 , Eff. 2/8/2026. Table 209.3 amended; Ord. 37-26 , Eff. 4/11/2026. CODIFICATION NOTES

Notes "(8)" and "(9)" are referenced as "(7)" and "(8)," respectively, in Ord. 188-15. The notes were redesignated by the codifier because a note designated as "(7)" previously had been added to this section by Ords. 161-15 and 162-15.
Note "(10)" is referenced as "(9)" in Ord. 166-16. The note was redesignated by the codifier because a note designated as "(9)" previously had been added to this section by Ord. 188-15.
So in Ord. 63-20 .
Note “(15)” is referenced as “(14)” in Ord. 124-25. The note was redesignated by the codifier because a note designated as “(14)” previously had been added to this section by Ord. 62-24.

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