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

SEC. 209.4. RTO (RESIDENTIAL TRANSIT ORIENTED) DISTRICTS.

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

RTO (Residential Transit Oriented) Districts, inclusive of RTO-1, RTO-M, and RTO-C Districts, are intended to recognize and enhance areas characterized by a mixture of houses and apartment buildings, covering a range of densities and building forms. RTO-1 (Residential, Transit -Oriented Neighborhood) and RTO-M (Residential Transit Oriented, Mission) Districts are composed of multi-family moderate-density areas, primarily areas formerly designated RM and RH3. RTO-C (Residential Transit Oriented, Commercial) permits neighborhood-serving uses at limited sizes along with housing. RTO Districts are well served within short walking distance, generally less than one-quarter mile, of transit and neighborhood commercial areas. Transit available on nearby streets is frequent and/or provides multiple lines serving different parts of the City or region. In RTO-1 and RTO-M Districts, limited small-scale neighborhood-oriented retail and services are common and permitted throughout the neighborhood on Corner Lots only to provide goods and services to residents within walking distance, but the Districts are otherwise residential. In RTO-1 and RTO-M Districts, only retail compatible with housing, generally those permitted in NC-1 Districts, is permitted and auto-oriented uses are not

permitted; hours of operation are restricted and off-street parking is not permitted for these very locally-oriented uses. In the RTO-C District, a greater amount and wider range of non-residential uses are permitted and not limited to corners, to provide goods and services to residents and visitors, especially adjacent to existing NC Districts and along transit corridors, though ground floor commercial uses are not required.

Areas of these districts off of major commercial or transit streets are largely characterized by a fine-grain pattern of 25foot to 35-foot building widths, with some larger and wider structures on major streets. While some one- and two-family structures are present, the character of the District is primarily of structures with three or more units of a range of sizes and types suitable for a variety of households. Buildings are moderately scaled and segmented, and units or groups of units have separate entrances directly from the street. Except in the RTO-1 District, housing density is generally limited not by lot area, but by the regulations on the built envelope of buildings, including height, bulk, setbacks, and lot coverage, and standards for Residential Uses, including open space and exposure, and urban design standards. Because of the high availability of transit service and the proximity of retail and services within walking distance, many households do not own cars; it is common that not every Dwelling Unit has a parking space and overall off-street residential parking is limited. Open space is provided on site, in the form of rear yards, decks, balconies, roof-decks, and courtyards, and is augmented by nearby public parks, plazas, and enhanced streetscapes.

Table 209.4

ZONING CONTROL TABLE FOR RTO DISTRICTS

Zoning Category	§ References	RTO-1	RTO-M	RTO-C

Zoning Category	§ References	RTO-1	RTO-M	RTO-C
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 250-252, 260, 261.1, 263.19, 270, 270.3, 271	Varies. See Height and Bulk Map and referenced sections.
Front Building Setback	§ 132	Required. 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. For RTO-C Districts, regardless of the depth of setback required by § 132, where the sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade.
Rear Yard	§§ 130, 134	30% of lot depth but in no case less than 15 feet.		25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet.
Side Yard	§ 133	Not Required.
Design Guidelines and Standards	§ 311	Subject to the Residential Design Guidelines, Citywide other design guidelines that have been approved by the		Design Standards, and any Planning Commission.
Street Frontage and Public Realm
Front Setback Landscaping and Permeability Requirements	§ 132	Generally required. At least 50% of Front Setback shall be permeable so as to increase storm water infiltration and 20% of Front Setback shall be unpaved and devoted to plant material. Not required where front setback is used to expand adjacent sidewalk to meet Better Streets Plan recommended dimensions.
Streetscape and Pedestrian Improvements (Street Trees)	§ 138.1	Required.
Street Frontage Requirements	§§ 144, 186, 231	Controls of § 144 apply to residential frontages. Additional controls apply to Limited Commercial Uses per §§ 186 and 231.
Street Frontage, Parking and Loading Access Restrictions	§ 155(r)	As specified in § 155(r).
Miscellaneous
Large Project Review	§ 303(r)	New buildings or significant enlargement of existing buildings on lots of 10,000 sq. ft. or larger requires C. New public rights-of-way may be required for sites larger than 1/2 acre.
Planned Unit Development	§ 304	C	C	C
Awning	§§ 136, 136.1	NP (1)	NP (1)	P
Canopy or Marquee	§§ 136, 136.1	NP (2)	NP (2)	NP (2)

Signs	§§ 606, 607.1	As permitted by § 606.	As permitted by § 606.	As permitted by controls of the nearest NC District described in § 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 80 square feet if private, and 106 square feet per Dwelling Unit if common.	At least 100 square feet if private, and 133 square feet per Dwelling Unit if common.	At least 60 square feet if private, and 80 square feet per Dwelling Unit if common.
Parking Requirements	§§ 150, 151.1	None required. Maximum	permitted per § 151.1.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Dwelling Unit Division	§ 207.8	P	P	P
Dwelling Unit Mix	§§ 207.6, 207.7	Generally required for creation of five or more Dwelling Units per § 207.6. No less than 40% of the total number of proposed dwelling units shall contain at least two bedrooms; or no less than 30% of the total number of proposed dwelling units shall contain at least three bedrooms.		Generally required for creation of 10 or more Dwelling Units. No less than 25% of the total number of proposed Dwelling Units shall contain at least two Bedrooms, and no less than 10% of the total number of proposed Dwelling Units shall contain at least three Bedrooms.
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	P(10)	P(10)	P(10)
Single Room Occupancy	§ 102	P	P	P
Student Housing	§ 102	P	P	P
Residential Uses
Dwelling Unit Density, General (7)	§ 207	Maximum density as of right is one unit per 600 square feet of lot area. C above, per criteria of § 207(a). (8)	Form-Based Density.	Form-Based Density.
Minimum Dwelling Unit Densities, If Applicable	§ 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), 207.9	Form-Based Density applies within the R-4	Form-Based Density.	Form-Based Density.

		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; C required to exceed that density limit.
Group Housing Density	§ 208	Form-Based Density.
Homeless Shelter	§§ 102, 208	P	P	P
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 102, 123, 124, 207.9	1.8 to 1	1.8 to 1	1.8 to 1. For Office Uses minimum intensities may apply pursuant to § 207.9.
Use Size3	§§ 102, 121.5	Division of large use sizes	per § 121.5

Zoning Category	§ References	RTO-1	RTO-M	RTO-C
Use Size3	§ 102	N/A	N/A	N/A: Non-Residential Uses of any size are either P or C, depending on specified lot or use features. (11)
Off-Street Parking	§§ 150, 151.1	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	P on a Corner Lot, with no part of the use extending more than 100 feet in depth from said corner	N/A
Limited Commercial Uses	§§ 186, 209	Continuing nonconforming uses are permitted, subject to the requirements of § 186.		N/A
Commercial Use Characteristics
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.; C 10:00 p.m. to 12:00 a.m.; NP 12:00 a.m. to 6:00 a.m.		P 6:00 a.m. to 2:00 a.m.; C 2:00 a.m. to 6:00 a.m.
Formula Retail	§§ 102, 303.1	NP (3)	NP (3)	C
Outdoor Activity Area	§§ 102, 145.2, 186, 202.2, 231	P if located in front of building; P if elsewhere and compliant with § 202.2(a)(7); NP otherwise.
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 (12).
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	C	C	C

Agriculture, Neighborhood	§§ 102, 202.2(c)	P	P	P
Automotive Use Category
Automotive Uses*	§ 102	NP	NP	NP
Electric Vehicle Charging Location	§ 102	NP	NP	NP
Parking Garage, Private	§ 102	C	C	C
Parking Garage, Public	§ 102	C	C	C
Parking Lot, Private	§§ 102, 144, 155(r), 158.1	C	C	C
Parking Lot, Public	§§ 102, 144, 155(r), 158.1	C	C	C
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102	NP	NP	P
Entertainment, Nighttime	§ 102	NP	NP	C
Movie Theater	§ 102	NP	NP	C
Open Recreation Area	§ 102	C	C	C
Passive Outdoor Recreation	§ 102	P	P	P
Industrial Use Category
Industrial Uses*	§ 102	NP	NP	NP
Institutional Use Category
Institutional Uses*	§ 102	NP	NP	P
Childcare Facility	§ 102	P	P	P
Community Facility	§ 102	P	P	P
Hospital	§ 102	C	C	C
Post-Secondary Ed. Institution	§ 102	C	C	P
Public Facilities	§ 102	P	P	P
Religious Institution	§ 102	C	C	P
Residential Care Facility	§ 102	P	P	P
School	§ 102	C	C	P
Sales and Service Category
Retail Sales and Service Uses*	§ 102	NP	NP	P
Flexible Retail	§ 102	NP	NP	P
Hotel	§ 102	C (4)	C (4)	C
Mobile Food Facility	§ 102	P (5)	P (5)	P
Services, Retail Professional	§ 102	NP	NP	P
Mortuary	§ 102	C (6)	C (6)	P
Non-Retail Sales and Service*	§ 102	NP	NP	C
Service, Non-Retail Professional	§ 102	NP	NP	C
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	NP	NP	C

Internet Service Exchange	§ 102	C	C	C
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP
Utility Installation	§ 102	C	C	C
Wireless Telecommunications Services Facility	§ 102	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) C for Limited Commercial Uses per § 303.1.

(4) C for 5 or fewer guest rooms or suites of rooms; NP for 6 or more guest rooms.

(5) Use must be located on a parcel that contains a Hospital or a Post-Secondary Educational Institution, additional operating restrictions apply.

(6) 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.

(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)2 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) No use size limit applies for Non-residential uses located on a lot where at least 2/3 of the total gross floor area contains Residential uses. No use size limit applies to a Non-residential use that is principally permitted in a RM-1 District. Conditional Use authorization is required for all use sizes if the Use does not meet one of those conditions. The controls applicable to each Use as provided in this Table 209.4 continue to apply. Nothing in the foregoing principally permits or conditionally authorizes a Use that is not permitted in this Table 209.4.

(12) The controls for Historic Buildings modified by Section 202.11 do not apply in the RTO-M 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.

s 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.

(Added as Sec. 206.4 by Ord. 72-08, File No. 071157, App. 4/3/2008; 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. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; 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. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 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. 8524, 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. 209.4 added by Ord. 443-78, App. 10/6/78; amended by Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; repealed by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015)

AMENDMENT HISTORY

Former Sec. 206.4 redesignated as Sec. 209.4; section header and first undesignated paragraph amended; Table 209.4 added; Ord. 22-15, Eff. 3/22/2015. Note (7) added; Ords. 161-15 and 162-15 , Eff. 10/18/2015. Table 209.4 amended; Note (8)1 added; Ord. 188-15 , Eff. 12/4/2015. Table 209.4 amended; Ord. 33-16 , Eff. 4/10/2016. Table 209.4 amended; Note (9)2 added; Ord. 166-16 , Eff. 9/10/2016. Table 209.4 amended; Note (2) deleted; Ord. 189-17 , Eff. 10/15/2017. Table 209.4 amended; Ord. 277-18 , Eff. 12/21/2018. Table 209.4 amended; Note (3) deleted; Ord. 303-18 , Eff. 1/21/2019. Note (7) amended; Ord. 116-19 , Eff. 7/29/2019. Table 209.4 amended; Note (10) added; Ord. 78-20 , Eff. 6/22/2020. Note (10) amended; Ord. 136-21 , Eff. 9/4/2021. Table 209.4 amended; Ord. 248-23 , Eff. 1/14/2024. First undesignated paragraph, Table 209.4, and Note (1) amended; Ord. 249-23 , Eff. 1/14/2024. Note (7) amended; Ord. 62-24 , Eff. 4/28/2024. Table 209.4 amended; Ord. 85-24 , Eff. 5/27/2024. Table 209.4 amended; Note (11) added; Ord. 292-24 , Eff. 1/19/2025. Table 209.4 amended; Ord. 173-25, Eff. 10/6/2025. Undesignated introductory paragraphs, Table 209.4, and Notes (1), (7), (8), and (11) amended; Notes (2) and (3) added; Ord. 245-25 , Eff. 1/12/2026. Table 209.4 amended; Note (12) added; Ord. 37-26 , Eff. 4/11/2026.

CODIFICATION NOTES

Note "(8)" is referenced as "(7)" in Ord. 188-15. The note was 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 "(9)" is referenced as "(8)" in Ord. 166-16. The note was redesignated by the codifier because a note designated as "(8)" previously had been added to this section by Ord. 188-15.
So in Ord. 245-25.

Get a plain-English answer with a citation back to this text.

Ask AI about this code

▸ Contents — San Francisco County Zoning Code

San Francisco County Zoning Code