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

SEC. 210.4. M DISTRICTS: INDUSTRIAL.

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

M-1 Districts: Light Industrial. In general, the M-1 Districts are more suitable for smaller industries dependent upon truck transportation, while the M-2 Districts are more suitable for larger industries served by rail and water transportation and by large utility lines. In M-1 Districts, most industries are permitted, but some with particularly noxious characteristics are excluded. The permitted industries have certain requirements as to enclosure, screening, and minimum distance from Residential Districts.

M-2 Districts: Heavy Industrial. These Districts are the least restricted as to use and are located at the eastern edge of the City, separated from residential and commercial areas. The heavier industries are permitted, with fewer requirements as to screening and enclosure than in M-1 Districts, but many of these uses are permitted only as conditional uses or at a considerable distance from Residential Districts. Most of the land zoned M-2 is controlled by the Port of San Francisco.

Table 210.4

ZONING CONTROL TABLE FOR M DISTRICTS

	Table 210.4 ZONING CONTROL TABLE FORM DISTRICTS

Zoning Category	§ References	M-1	M-2
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits (See Height and Bulk Map for specific property information)	§§ 102, 105, 106, 250-252, 260, 261, 270, 271	Varies. See Height and Bulk District Maps.
Front, Rear, and Side Setbacks	§§ 130, 132, 133, 134	See Residential Standards.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required.
Street Frontage Requirements	§ 145.1	Not Required.
Street Frontage, Required Ground Floor Commercial	§ 145.4	As specified in § 145.4, certain streets and districts are required to have "active commercial uses."
Ground Floor Standards	§ 145.5	Ground floor spaces with a minimum clear ceiling height of 15 feet required.
Street Frontage, Parking and Loading Access Restrictions	§ 155(r)	As specified in § 155(r).
Artworks and Recognition of Artists and Architects	§ 429	Not Required.
Miscellaneous
Large Project Review	§§ 121.5, 253	None.
Planned Unit Development	§ 304	C	C
Awnings, Canopy or Marquee	§§ 136, 136.1	P	P
Signs	§ 607	As permitted by Section § 607.
RESIDENTIAL STANDARDS AND USES

Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136	At least 36 square feet if private, and 48 square feet per Dwelling Unit if public.
Residential Parking Requirements	§ 151.1	None required. P up to one space for every two units. C up to three spaces for every four units. NP above.
Rear Yard Setback	§§ 130, 134	25 percent of the total depth lot depth, but in no case less than 15 feet.
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(4)	P(4)
Single Room Occupancy	§ 102	P	P
Student Housing	§ 102	P	P
Residential Uses
Dwelling Unit Density (3)	§ 207	C 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 feet of lot area. Any remaining fraction of one-half or more of the minimum amount of lot area per dwelling unit shall be adjusted upward to the next higher whole number of dwelling units. NP above.
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	§ 102	NP	NP
Residential Density, Group Housing	§ 208	C 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 shall in no case be less than one bedroom per 275 square feet of lot area. Any remaining fraction of one-half or more of the minimum amount of lot area per dwelling unit shall be adjusted upward to the next higher whole number of dwelling units. NP above.
Homeless Shelter	§§ 102, 208	P	P
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 102, 123 , 207.9, 124	5 to 1. For Office Uses minimum intensities may apply pursuant to § 207.9.	5 to 1. For Office Uses minimum intensities may apply pursuant to § 207.9.
Use Size	§§ 102, 121.5	Division of large use sizes per § 121.5

Off-Street Parking, Non-Residential	§§ 150, 151.1 1 167	None Required. Maximums set in Planning Code § 151.1.
Commercial Use Characteristics
Drive-up Facility	§ 102	C	C
Formula Retail	§§ 102, 303.1, 786	P (2)	P (2)
Maritime Use	§ 102	P	P
Open Air Sales	§ 102	P	P
Outdoor Activity Area	§ 102	P	P
Walk-up Facility	§ 102	P	P
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	P	P
Automotive Use Category
Automotive Uses*	§§ 102, 202.2(b)	P	P
Parking Garage, Private	§ 102	C	C
Parking Garage, Public	§ 102	C	C
Parking Lot, Public	§§ 102, 142, 156	C	C
Service, Parcel Delivery	§§ 102, 303(cc)	C	C
Entertainment and Recreation Use Category
Entertainment and Recreation Uses*	§ 102	P	P
Industrial Use Category
Auto Wrecking	§§ 102, 202.2(d)	C	C
Automobile Assembly	§§ 102, 202.2(d)	P	P
Agricultural and Beverage Processing 1	§§ 102, 202.2(d)	P	P
Agricultural and Beverage Processing 2	§§ 102, 202.2(d)	NP	P
Grain Elevator	§§ 102, 202.2(d)	NP	P
Hazardous Waste Facility	§§ 102, 202.2(d)	NP	C
Junkyard	§§ 102, 202.2(d)	NP	P
Livestock Processing 1	§§ 102, 202.2(d)	P	P
Livestock Processing 2	§§ 102, 202.2(d)	NP	C

Manufacturing 1, Heavy	§§ 102, 202.2(d)	P	P
Manufacturing 2, Heavy	§§ 102, 202.2(d)	C	P
Manufacturing 3, Heavy	§§ 102, 202.2(d)	NP	P
Manufacturing, Light	§§ 102, 202.2(d)	P	P
Metal Workshop	§§ 102, 202.2(d)	P	P

	Table 210.4 ZONING CONTROL TABLE FORM DISTRICTS
Ship Yard	§§ 102, 202.2(d)	NP	P
Storage Yard	§§ 102, 202.2(d)	P	P
Storage, Volatile Materials	§§ 102, 202.2(d)	NP	C
Truck Terminal	§§ 102, 202.2(d)	C	C
Institutional Use Category
Institutional Uses*		P	P
Child Care Facility	§ 102	C	NP
Hospital	§ 102	C	NP
Medical Cannabis Dispensary	§§ 102, 202.2(g)	NP	NP
Post-Secondary Ed. Institution	§ 102	P	NP
Residential Care Facility	§ 102	P	NP
School	§ 102	P	NP
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P	P
Hotel	§ 102	C	C
Massage Establishment	§ 102	C	C
Motel	§§ 102, 202.2(a)	C	C
Non-Retail Sales and Service*	§ 102	P	P
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	P	P
Internet Service Exchange	§ 102	C	C
Public Transportation Facility	§ 102	C	C
Wireless Telecommunications Services Facility	§ 102	P (1)	P (1)

Not listed below.

(1) C required if taller than 25 feet above roof, grade or height limit depending on site or if within 1,000 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 § 102 for more information.

(2) C required for properties within the Third Street Formula Retail Restricted Use District (§ 786), which includes properties fronting Third Street between Williams Avenue and Paul Street.

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

(4) C for buildings with 10 or more Dwelling Units.

(Added by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by Ord. 33-16 , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 162-16 , File No. 160657, App. 8/4/2016, Eff. 9/3/2016; 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. 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. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Ord. 13621, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 4724, 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. 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)

(Former Sec. 210.4 added 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 Secs. 210.5 and 210.6 consolidated and redesignated as Sec. 210.4 [see those sections for prior legislative history]; Table 210.4 added; Ord. 22-15, Eff. 3/22/2015. Table 210.4 amended; Ord. 33-16 , Eff. 4/10/2016. Note (3) added; Ord. 162-16 , Eff. 9/3/2016. Table 210.4 amended; Ord. 166-16 , Eff. 9/10/2016. Table 210.4 amended; Ord. 129-17, Eff. 7/30/2017. Table 210.4 amended; Ord. 189-17, Eff. 10/15/2017. Table 210.4 amended; Ord. 311-18, Eff. 1/21/2019. Note (3) amended; Ord. 116-19, Eff. 7/29/2019. Table 210.4 amended; Note (4) added; Ord. 78-20, Eff. 6/22/2020. Table 210.4 amended; Ord. 136-21, Eff. 9/4/2021. Table 210.4 amended; Ord. 33-24, Eff. 3/23/2024. Table 210.4 amended; Ord. 4724, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Note (3) amended; Ord. 62-24, Eff. 4/28/2024. Table 210.4 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 210.4 amended; Ord. 173-25, Eff. 10/6/2025. Table 210.4 amended; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTE

So in Ord. 311-18.

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