SEC. 209.2. RM (RESIDENTIAL, MIXED) DISTRICTS. — San Francisco Planning Code

(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.

itional 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

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*	*BUILDING STANDARDS*	*BUILDING STANDARDS*	*BUILDING STANDARDS*	*BUILDING STANDARDS*	*BUILDING STANDARDS*
*Massing and Setbacks*	*Massing and Setbacks*	*Massing and Setbacks*	*Massing and Setbacks*	*Massing and Setbacks*	*Massing and Setbacks*
Height and Bulk Limits	§§ 102, 105, 106, 250-252, 253, 260, 261.1 , 270, 271	Varies, See Height and Bulk Map and referenced sections.Height sculpting on Alleys per § 261.1.	Varies, See Height and Bulk Map and referenced sections.Height sculpting on Alleys per § 261.1.	Varies, See Height and Bulk Map and referenced sections.Height sculpting on Alleys per § 261.1.	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.	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.	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.	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.	30% of lot depth but in no case less than 15 feet.	25% 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.	Not Required.	Not Required.	Not Required.
Residential Design Guidelines	§ 311	Subject to the Residential Design Guidelines. Other design guidelines that have been approved by the Planning Commission may also apply.	Subject to the Residential Design Guidelines. Other design guidelines that have been approved by the Planning Commission may also apply.	Subject to the Residential Design Guidelines. Other design guidelines that have been approved by the Planning Commission may also apply.	Subject to the Residential Design Guidelines. Other design guidelines that have been approved by the Planning Commission may also apply.
*Street Frontage and Public Realm*	*Street Frontage and Public Realm*	*Street Frontage and Public Realm*	*Street Frontage and Public Realm*	*Street Frontage and Public Realm*	*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.	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.	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.	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.	Required.	Required.	Required.
Street Frontage Requirements	§ 144	§ 144 applies generally. Additional requirements apply to Limited Commercial Uses, as specified in § 186.	§ 144 applies generally. Additional requirements apply to Limited Commercial Uses, as specified in § 186.	§ 144 applies generally. Additional requirements apply to Limited Commercial Uses, as specified in § 186.	§ 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.	Stepping of the front of the buildings required when lot width is greater than 35 feet.	Stepping of the front of the buildings required when lot width is greater than 35 feet.	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).	As specified in § 155(r).	As specified in § 155(r).	As specified in § 155(r).
*Miscellaneous*	*Miscellaneous*	*Miscellaneous*	*Miscellaneous*	*Miscellaneous*	*Miscellaneous*
Planned Unit Development	§ 304	C	C	C	C
Awning	§ 136.1	P (1)	P (1)	P (1)	P (1)
Canopy or Marquee	§ 136.1	NP	NP	NP	NP
Signs	§ 606	As permitted by Section § 606.	Col4	Col5	Col6
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*RESIDENTIAL STANDARDS AND USES*	*RESIDENTIAL STANDARDS AND USES*	*RESIDENTIAL STANDARDS AND USES*	*RESIDENTIAL STANDARDS AND USES*	*RESIDENTIAL STANDARDS AND USES*	*RESIDENTIAL STANDARDS AND USES*
*Development Standards*	*Development Standards*	*Development Standards*	*Development Standards*	*Development Standards*	*Development Standards*

Zoning Category	§ References	RM-1	RM-2	RM-3	RM-4
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, 155, 161	None required. Maximum permitted per § 151.	None required. Maximum permitted per § 151.	None required. Maximum permitted per § 151.	None required. Maximum permitted per § 151.
Residential Conversion, Demolition, or Merger	§ 317	C for Removal of one or more Residential Units or Unauthorized Units.	C for Removal of one or more Residential Units or Unauthorized Units.	C for Removal of one or more Residential Units or Unauthorized Units.	C for Removal of one or more Residential Units or Unauthorized Units.
*Use Characteristics*	*Use Characteristics*	*Use Characteristics*	*Use Characteristics*	*Use Characteristics*	*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*	*Residential Uses*	*Residential Uses*	*Residential Uses*	*Residential Uses*	*Residential Uses*
Residential Density, Dwelling Units (7)	§ 207	P if 3 units per lot or at least one unit per 1067 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 800 square feet of lot area. (11)	P if 3 units per lot or at least one unit per 800 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 600 square feet of lot area. (11)	P if 3 units per lot or at least one unit per 533 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 400 square feet of lot area (11)	P if 3 units per lot or at least one unit per 267 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 200 square feet of lot area. (8), (11)
Senior Housing	§§ 102, 202.2(f)	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 Section § 202.2(f)(1) except for § 202.2(f)(1)(D)(iv), related to location.	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 Section § 202.2(f)(1) except for § 202.2(f)(1)(D)(iv), related to location.	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 Section § 202.2(f)(1) except for § 202.2(f)(1)(D)(iv), related to location.	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 Section § 202.2(f)(1) except for § 202.2(f)(1)(D)(iv), related to location.
Residential Density, Group Housing	§ 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*	*NON-RESIDENTIAL STANDARDS AND USES*	*NON-RESIDENTIAL STANDARDS AND USES*	*NON-RESIDENTIAL STANDARDS AND USES*	*NON-RESIDENTIAL STANDARDS AND USES*	*NON-RESIDENTIAL STANDARDS AND USES*
*Development Standards*	*Development Standards*	*Development Standards*	*Development Standards*	*Development Standards*	*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 use sizes per § 121.5	Division of large use sizes per § 121.5	Division of large use sizes per § 121.5	Division of large use sizes per § 121.5
Off-Street Parking	§§ 150, 151, 155, 161	None required. Maximum permitted per § 151.	None required. Maximum permitted per § 151.	None required. Maximum permitted per § 151.	None required. Maximum permitted per § 151.

Zoning Category	§ References	RM-1	RM-2	RM-3	RM-4
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. Limited Commercial	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
Limited Commercial Uses	§§ 186, 186.3	Continuing nonconforming uses are permitted, subject to the requirements of § 186. Limited Commercial Uses may be conditionally permitted in historic buildings subject to § 186.3.	Continuing nonconforming uses are permitted, subject to the requirements of § 186. Limited Commercial Uses may be conditionally permitted in historic buildings subject to § 186.3.	Continuing nonconforming uses are permitted, subject to the requirements of § 186. Limited Commercial Uses may be conditionally permitted in historic buildings subject to § 186.3.	Continuing nonconforming uses are permitted, subject to the requirements of § 186. Limited Commercial Uses may be conditionally permitted in historic buildings subject to § 186.3.
*Commercial Use Characteristics*	*Commercial Use Characteristics*	*Commercial Use Characteristics*	*Commercial Use Characteristics*	*Commercial Use Characteristics*	*Commercial Use Characteristics*
Drive-up Facility	§ 102	NP	NP	NP	NP
Formula Retail	§§ 102, 303.1	NP	Col4	Col5	Col6
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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.	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.	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.	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	NP	NP	NP
Open Air Sales	§ 102	NP	NP	NP	NP
Outdoor Activity Area	§§ 102, 145.2, 186, 202.2, 231	P if located in front of building; NP if elsewhere.	P if located in front of building; NP if elsewhere.	P if located in front of building; NP if elsewhere.	P if located in front of building; NP if elsewhere.
Walk-up Facility	§ 102	NP	NP	P	P
*Agricultural Use Category*	*Agricultural Use Category*	*Agricultural Use Category*	*Agricultural Use Category*	*Agricultural Use Category*	*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 Use Category*	*Automotive Use Category*	*Automotive Use Category*	*Automotive Use Category*	*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 Use Category*	*Entertainment, Arts and Recreation Use Category*	*Entertainment, Arts and Recreation Use Category*	*Entertainment, Arts and Recreation Use Category*	*Entertainment, Arts and Recreation Use Category*
Entertainment, Arts and Recreation Uses*	§ 102	NP	NP	NP	NP
Open Recreation Area	§ 102	C	C	C	C
Passive Outdoor Recreation	§ 102	P	P	P	P
*Industrial Use Category*	*Industrial Use Category*	*Industrial Use Category*	*Industrial Use Category*	*Industrial Use Category*	*Industrial Use Category*
Industrial Uses*	§ 102	NP	NP	NP	NP
*Institutional Use Category*	*Institutional Use Category*	*Institutional Use Category*	*Institutional Use Category*	*Institutional Use Category*	*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*	*Sales and Service Category*	*Sales and Service Category*	*Sales and Service Category*	*Sales and Service Category*	*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

Zoning Category	§ References	RM-1	RM-2	RM-3	RM-4
*Utility and Infrastructure Use Category*	*Utility and Infrastructure Use Category*	*Utility and Infrastructure Use Category*	*Utility and Infrastructure Use Category*	*Utility and Infrastructure Use Category*	*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 for Limited Commercial Uses and Limited Corner Commercial Uses per § 136.1 only, otherwise NP.

(2) [Note Deleted]

(3) [Note Deleted]

(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) NP if less than minimum density as set forth in the table. Expansions of existing single-family residential buildings may not exceed more than 25% of Gross Floor Area over 10 years, or result in a building over 3,000 square feet. In new construction, no unit may be smaller than one-third the Gross Floor Area of the largest unit in the building.

(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)

(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