SEC. 210. DESCRIPTION AND PURPOSE OF COMMERCIAL, INDUSTRIAL, AND PRODUCTION/DISTRIBUTION/REPAIR DISTRICTS.

SEC. 210.1. C-2 DISTRICTS: COMMUNITY BUSINESS.

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

These districts serve several functions. They provide convenience goods and services to Residential areas of the City, both in outlying sections and in closer-in, more densely built communities. In addition, some C-2 Districts provide comparison shopping goods and services on a general or specialized basis to a Citywide or a regional market area, complementing the main area for such types of trade in downtown San Francisco. The extent of these districts varies from smaller clusters of stores to larger concentrated areas, including both shopping centers and strip developments along major thoroughfares, and in each case the character and intensity of commercial development are intended to be consistent with the character of other uses in the adjacent areas. The emphasis in C-2 Districts is upon compatible retail uses, but the district also allows a wider variety of goods and services to suit the longer-term needs of customers and a greater latitude is given for the provision of automobile-oriented uses.

Table 210.1

Table 210.1
ZONING CONTROL TABLE FOR		C-2 DISTRICTS

Zoning Category	§ References	C-2

Zoning Category	§ References	C-2
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 132.1, 250- 252, 260 , 263.19, 270,	Varies. Additional Height Limits of § 261 apply. See Height and Bulk District Maps.

	270.3, 271, 295
Floor Area Ratio	§§ 102, 123, 124 , 207.9	Basic FAR limit is 3.6 to 1. For a lot that is nearer to an RM-4 or RC-4 District than to any other R District, the FAR is 4.8 to 1. For a lot that is nearer to a C-3 District than to any R District the FAR is 10.0 to 1. FAR in the Waterfront and Washington-Broadway Special Use Districts is 5 to 1. For Office Uses minimum intensities may apply pursuant to § 207.9.
Front, Rear, and Side Setbacks	§§ 130, 132, 133, 134	See Residential Standards.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements (Street Trees)	§ 138.1	Required.
Street Frontage Requirements	§ 145.1	Required as specified in § 145.1.
Required Ground Floor Commercial	§ 145.4	As specified in § 145.4, certain streets and districts are required to have "active commercial uses."
Parking and Loading Access Restrictions	§ 155(r)	As specified in § 155(r), certain streets and districts have additional restrictions on vehicular access in addition to general standards.
Artworks and Recognition of Artists and Architects	§ 429	Required, except for those on Blocks 4991 (Executive Park) and 7295 (Stonestown Galleria Mall).
Miscellaneous
Uses in Enclosed Buildings	N/A	All permitted uses, and all storage, servicing, fabricating, processing or repair uses accessory thereto, shall be conducted within enclosed buildings, with the exception of accessory off-street parking and loading areas where permitted; accessory outdoor dining areas where permitted; accessory recreation areas where permitted; and as indicated in the use chart below.
Large Project Review	N/A	N/A
Planned Unit Development	§ 304	C
Awning, Canopy or Marquee	§ 136.1	P
Signs	§ 607	As permitted by § 607.
Design Guidelines and Standards	General Plan Commerce and Industry Element	Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission.
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 for Dwelling Units and Group Housing	§ 135	Same as for the R District establishing the dwelling unit density ratio for the property. Group Housing requirement is 1/3 the amount required for a Dwelling Unit. Group Housing requirement is per bedroom and 1/3 the amount required for a Dwelling Unit.2 See exceptions for Commercial to Residential Adaptive Reuse projects in Section 210.5

Residential Parking Requirements	§ 151.1 , 155, 161	None required. Maximum permitted per § 151.1.
Rear Yard Setback	§§ 130, 134	Lot coverage is limited to 80% at all levels containing Residential Uses, except that on levels that include only lobbies and circulation areas and on levels in which all residential uses, including circulation areas, are within 40 horizontal feet from a property line fronting a street or alley, up to 100% lot coverage may occur. The unbuilt portion of the lot shall be open to the sky except for those obstructions permitted in yards pursuant to subsections (1) through (23) of Section 136(c). Where the adjacent properties have an existing rear yard, the unbuilt area of the new project shall be designed to adjoin that rear yard. See exceptions for Commercial to Residential Adaptive Reuse projects in Section 210.5. Rear yards shall be provided at the lowest story containing a dwelling unit, and at each succeeding level or story of the building. 2
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Dwelling Unit Mix	§ 207.7	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(6)
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses
Dwelling Unit Density, General (5)	§ 207	P at a density ratio not exceeding the number of dwelling units permitted in the nearest R District, with the distance to such R District measured from the midpoint of the front lot line or from a point directly across the street therefrom, whichever permits the greater density; provided, that the maximum density ratio shall in no case be less than one unit for each 800 square feet of lot area. NP above. (8) Form-Based Density applies within the R-4 Height and Bulk District (§§ 263.19, 270(i)) and other parcels per footnote 8.
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.

Table 210.1
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. (8) Form-Based Density applies within the R-4 Height and Bulk District (§§ 263.19, 270(i)) and other parcels per footnote 8.
Group Housing Density	§ 208	P at a density ratio not exceeding the maximum density permitted for group housing in the nearest R District, with the distance to such R District measured from the midpoint of the front lot line or from a point directly across the street therefrom, whichever permits the greater density; provided, that the maximum density ratio shall in no case be less than one bedroom for each 275 square feet of lot area. NP above. (8) Form-Based Density applies within the R-4 Height and Bulk District (§§ 263.19, 270(i)) and other parcels per footnote 8.
Homeless Shelter	§§ 102, 208	P
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Off-Street Parking	§§ 150, 151.1 , 155, 161	None required. None Required.1 Maximum permitted per § 151.1.
Use Size Limits	§§ 121.6; 121.5	C required for single Retail Use greater than 50,000 gross square feet. NP above 120,000 gross square feet. Division of large use ssizes 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.
Commercial Use Characteristics
Drive-up Facility	§ 102	C
Formula Retail	§ 102	P
Maritime Use	§ 102	P
Open Air Sales	§ 102	NP
Outdoor Activity Area	§ 102	P
Walk-up Facility	§ 102	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)	P (2)
Automotive Use Category
Automotive Repair	§ 102	NP
Automotive Sale/Rental	§ 102	P (3)
Automotive Service Station	§§ 102, 202.2(b)	P (2)

Automotive Wash	§§ 102, 202.2(b)	C (2)
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	P
Fleet Charging	§ 102	C
Gas Station	§§ 102, 187.1, 202.2(b)	P
Parking Garage, Private	§ 102	C
Parking Garage, Public	§ 102	C
Parking Lot, Private	§ 102, 142, 156	C (2)
Parking Lot, Public	§ 102, 142, 156	C (2)
Service, Motor Vehicle Tow	§ 102	NP
Service, Parcel Delivery	§ § 102 , 303(cc)	C
Services, Ambulance	§ 102	C
Vehicle Storage Garage	§ 102	NP
Vehicle Storage Lot	§ 102, 142	NP
Entertainment, Arts and Recreation Use Category
Entertainment and Recreation Uses*	§ 102	P
Livery Stable	§ 102	NP
Open Recreation Area	§ 102	P (2)
Sports Stadium	§ 102	NP
Industrial Use Category
Industrial Uses*	§ 102	NP
Agricultural and Beverage Processing 1	§ 102	P
Agricultural and Beverage Processing 2	§ 102	P
Manufacturing, Light	§ 102	P
Institutional Use Category
Institutional Uses*	§§ 102, 202.2(e)	P
Hospital	§ 102	C
Trade School	§ 102	NP
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P
Hotel	§ 102	C
Kennel	§ 102	NP
Massage Establishment	§§ 102, 204	P (7)
Mobile Food Facility	§ 102	P (2)
Mortuary	§ 102	C
Motel	§§ 102, 202.2(a)	C
Storage, Self	§ 102	C
Tobacco Paraphernalia Store	§ 102	C
Non-Retail Sales and Service*	§ 102	P
Storage, Commercial	§ 102	NP
Storage, Wholesale	§ 102	NP

Wholesale Sales	§ 102	NP
Utility and Infrastructure Use Category
Community Recycling Center	§ 102	C
Internet Service Exchange	§ 102	C
Power Plant	§ 102	NP
Public Transportation Facility	§ 102	C (2)
Public Utilities Yard	§ 102	NP
Utility Installation	§ 102	P (2)
Wireless Telecommunications Services Facility	§ 102	P (1), (4)

Not listed below.

(1) C required if taller than 25 feet above roof, grade or height limit (depending on site) or if within 1000 feet of an R District and includes a parabolic antenna with a diameter in excess of three meters or a composite diameter of antennae in excess of six meters. See definition in Section 102 for more information.

(2) Not required to be in an enclosed building.

(3) Allowed to operate on an open lot, but C required if operated on open lot.

(4) C if an unscreened Wireless Telecommunications Services Facility is within Waterfront Special Use District 2 or 3, pursuant to Section 240.2(e) and 240.3(i) of this Code.

(5) Construction of Accessory Dwelling Units permitted pursuant to Sections 207.1 and 207.2.

(6) NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units. P for Commercial to Residential Adaptive Reuse projects pursuant to Section 210.5, regardless of building size.

(7) C on the 2nd floor and above, except that a Massage Establishment located on the 2nd floor or above accessory to a Hotel, Personal Service or Health Service is P.

(8) Form-Based Zoning applies in C-2 zoning districts: (i) on parcels in the R-4 Height and Bulk District; and (ii) on parcels east of or fronting Franklin Street/13th Street and north of Townsend Street, except for parcels within the Northeast Waterfront Historic District, the Jackson Square Historic District, and the Jackson Square Historic District Extension. The Jackson Square Historic District Extension shall include parcels within the area bounded by the northern boundary of the Jackson Square Historic District and the centerline of Sansome Street, Kearny Street, and Broadway. (Amended as Sec. 210.2 by Ord. 136-68, App. 5/29/68; redesignated and amended by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by 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. 16616 , 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. 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. 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. 233-21, File No. 210381, App. 12/22/2021, Eff. 1/22/2022; Ord. 37-22, File No. 211263, App. 3/14/2022, Eff. 4/14/2022; Ord. 190-22, File No. 220036, App. 9/16/2022, Eff. 10/17/2022; Ord. 264-22, File No. 220811, App. 12/22/2022, Eff. 1/22/2023; Ord. 12223, File No. 230371, App. 7/5/2023, Eff. 8/5/2023; Ord. 159-23, File No. 230732, App. 7/28/2023, Eff. 8/28/2023; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 59-24, File No. 231079, App. 3/26/2024, Eff. 4/26/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; 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. 210.1 amended by Ord. 136-68, App. 5/29/68; repealed by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015)

AMENDMENT HISTORY

Former Sec. 210.2 redesignated as Sec. 210.1; undesignated introductory paragraph amended; Table 210.1 added; Ord. 2215, Eff. 3/22/2015. Note (5) added; Ord. 162-15 , Eff. 10/18/2015. Table 210.1 amended; Ord. 188-15 , Eff. 12/4/2015. Table 210.1 amended; Ord. 33-16 , Eff. 4/10/2016. Table 210.1 amended; Note (4) added; Ord. 166-16 , Eff. 9/10/2016. Table 210.1 amended; Ord. 129-17, Eff. 7/30/2017. Undesignated introductory paragraph amended; Table 210.1 amended; Ord. 202-18, Eff. 9/10/2018. Table 210.1 amended; Ord. 277-18, Eff. 12/21/2018. Table 210.1 amended; Ord. 311-18, Eff. 1/21/2019. Note (5) amended; Ord. 116-19, Eff. 7/29/2019. Table 210.1 amended; Ord. 63-20, Eff. 5/25/2020. Table 210.1 amended; Note (6) added; Ord. 78-20, Eff. 6/22/2020. Note (6) amended; Ord. 136-21, Eff. 9/4/2021. Table 210.1 amended; Note (7) added; Ord. 233-21, Eff. 1/22/2022. Table 210.1 and Note (7) amended; Ord. 37-22, Eff. 4/14/2022. Table 210.1 amended; Ord. 190-22, Eff. 10/17/2022. Table 210.1 amended; Ord. 264-22, Eff. 1/22/2023. Table 210.1 and Notes (6) and (7) amended; Note (8) added; Ord. 122-23, Eff. 8/5/2023, and Ord. 159-23, Eff. 8/28/2023. Table 210.1 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Note (8) amended; Ord. 59-24, Eff. 4/26/2024. Note (5) amended; Ord. 62-24, Eff. 4/28/2024. Table 210.1 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 210.1 amended; Ord. 173-25, Eff. 10/6/2025. Table 210.1 and Notes (5) and (8) amended; Ord. 245-25, Eff.

1/12/2026. Table 210.1 amended; Ord. 37-26, Eff. 4/11/2026. CODIFICATION NOTES

So in Ord. 311-18.
So in Ord. 122-23 and Ord. 159-23.

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