San Francisco Planning Code § 209.2 Rm (residential

(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.

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
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 250-252, 253, 260 , 261.1, 263.19, 270, 270.3, 271	Varies. See Height and Bulk Map and Alleys per § 261.1.	referenced sections. H	eight sculpting on
Front Setback	§§ 130, 131, 132	Based on the front setback of the adja setback or if subject property has a Le based on adjacent properties, in no ca than 10 feet.	cent property with the gislated Setback. Whe se shall the required se	shortest front n front setback is tback be greater
Rear Yard	§§ 130, 134	30% of lot depth but in no case less than 15 feet.	25% of lot depth, b than 15 feet.	ut in no case less
Side Yard	§§ 130, 133	Not Required.
Design Guidelines and Standards	§ 311	Subject to the Residential Design Gui and any other design guidelines that h Commission.	delines and Citywide D ave been approved by	esign Standards the Planning
Street Frontage and Public Realm
Front Setback Landscaping and Permeability Requirements	§ 132	At least 50% of Front Setback shall be infiltration and 20% of Front Setback material.	permeable so as to in shall be unpaved and d	crease stormwater evoted to plant
Streetscape and Pedestrian Improvements (Street Trees)	§ 138.1	Required.
Street Frontage Requirements	§ 144	§ 144 applies generally. Additional re Uses, as specified in § 186.	quirements apply to Li	mited Commercial
Moderation of Building Frontage	§ 144.1	Stepping of the front of the buildings feet.	required when lot widt	h is greater than 35
Street Frontage, Parking and Loading Access Restrictions	§ 155(r)	As specified in § 155(r).
Miscellaneous
Planned Unit Development	§ 304	C C	C	C
Awning	§ 136.1	NP (1) NP (1)	NP (1)	NP (1)
Canopy or Marquee	§ 136.1	NP (2) NP (2)	NP (2)	NP (2)
Signs	§ 606	As permitted by § 606.
Housing Choice-SF	§ 206.10	Form-based density, additional height eligible projects in the R-4 Height and	, and other zoning mod Bulk District.	ifications for

RESIDENTIAL STANDARDS AND	USES
Development Standards
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	§§ 151.1 , 155, 161	None required. Max	imum permitted per	§ 151.1.
Residential Conversion, Demolition, o Merger of Dwelling Units, including Residential Flats	r § 317	C
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
Dwelling Unit Density, General (7)	§ 207	Total maximum permitted density is one unit per 800 square feet of lot	Total maximum permitted density is one unit per 600 square feet of lot	Total maximum permitted density is one unit per 400 square feet of lot	Total maximum permitted density is one unit per 200 square feet of lot
		area.	area.	area	area. (8)
Minimum Dwelling Unit Densities	§ 207.9	Varies depending o dwelling units per a	n project location, b cre.	ut generally ranges b	etween 50 and 100
Maximum Dwelling Unit Size	§§ 207.10, 317	P up to 4,000 squar for any individual D greater of those thre	e feet of Gross Floor welling Unit of 1.2: sholds.	Area or an equivale 1. C for Dwelling U	nt Floor Area Ratio nits that exceed the
Senior Housing Density	§§ 102, 202.2(f) , 207	P up to twice the nu Use in the district a C up to twice the nu Use in the district a 202.2(f)(1)(D)(iv),	mber of dwelling un nd meeting all the re mber of dwelling u nd meeting all requi related to location.	its otherwise permit quirements of § 202 nits otherwise permit rements of § 202.2(f	ted as a Principal .2(f)(1). ted as a Principal )(1) except for §
Group Housing Density	§ 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
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 us	e sizes per § 121.5
Off-Street Parking	§§ 150, 151.1, 155, 161	None required. Max	imum 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; 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, w use extending more depth from said cor LCCU would requir Conversion of a Res Unauthorized Unit u Code Section 317, u proposed for conver a garage or storage s Basement or First S	ith no part of the than 100 feet in ner; NP if the e the Residential idential Unit or nder Planning nless the space sion is occupied by pace located in the tory.
Limited Commercial Uses	§ 186	Continuing nonconforming uses are per 186.	mitted, subject to the	requirements of §
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	NP
Hours of Operation	§§ 102, 186, 231	For Limited Corner Commercial Uses u Uses under § 186: P 6:00 a.m. to 10:00	nder § 231 and Limit p.m.; NP 10:00 p.m. t	ed Commercial o 6:00 a.m.
Maritime Use	§ 102	NP
Open Air Sales	§ 102	NP
Outdoor Activity Area	§§ 102, 145.2, 186, 202.2, 231	P if located in front of building; NP if el	sewhere.
Walk-up Facility	§ 102	NP	P
Non-Residential Uses
Uses in Historic Buildings
Historic Buildings	§§ 202.11; 710	In Historic Buildings, any Use listed as ground floor in the NC-1 District, excep in § 202.11 (3).	NP below is C, if it is t for certain Uses and	C or P on the areas, as specified
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 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 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 Uses*	§ 102	NP NP	NP	NP
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
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
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 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) The controls for Historic Buildings modified by Section 202.11 do not apply in portions of the RM-1, RM-2, and RM-3 Districts that are located both in the area bounded by Valencia, 13th, Harrison, and Cesar Chavez Streets and in the Calle 24 Special Use 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.

(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) [Note Deleted]

(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; 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. 209.2 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

Former Sec. 206.2 redesignated as Sec. 209.2; Table 209.2 added; Ord. 22-15, Eff. 3/22/2015. Note (8) added; Ords. 161- 15 and 162-15 , Eff. 10/18/2015. Table 209.2 amended; second Note (8) added; Ord. 188-15 , Eff. 12/4/2015. Table 209.2 amended; Ord. 33-16 , Eff. 4/10/2016. Table 209.2 amended; Note (9) added; Ord. 166-16, Eff. 9/10/2016. Table 209.2 amended; Note (5) deleted; Notes (6), (7) and first Note (8) redesignated as Notes (5)-(7); Ord. 129-17, Eff. 7/30/2017. Table 209.2 amended; Note (2) deleted; Ord. 189-17, Eff. 10/15/2017. Table 209.2 amended; Ord. 229-17, Eff. 1/5/2018. Table 209.2 amended; Ord. 202-18, Eff. 9/10/2018. Table 209.2 amended; Ord. 277-18, Eff. 12/21/2018. Table 209.2 amended; Note (3) deleted; Ord. 303-18, Eff. 1/21/2019. Table 209.2 amended; Ord. 311-18, Eff. 1/21/2019. Note (7) amended; Ord. 116-19, Eff. 7/29/2019. Table 209.2 amended; Ord. 63-20, Eff. 5/25/2020. Table 209.2 amended; Note (10) added; Ord. 78-20, Eff. 6/22/2020. Note (10) amended; Ord. 136-21, Eff. 9/4/2021. Note (4) amended; Ord. 76-23, Eff. 6/19/2023. Table 209.2 amended; Ord. 248-23, Eff. 1/14/2024. Table 209.2 and Note (1) amended; Ord. 249-23, Eff. 1/14/2024. Note (7) amended; Ord. 62-24, Eff. 4/28/2024. Table 209.2 amended; Ord. 85-24, Eff. 5/27/2024. Table 209.2 amended; Note (11) added; Ord. 292-24, Eff. 1/19/2025. Table 209.2 amended; Ord. 173-25, Eff. 10/6/2025. Table 209.2 and Notes (1), (8) amended; Note (2) added; Note (11) deleted; Ord. 245-25, Eff. 1/12/2026. Table 209.2 amended; Note (3) added; Ord. 37-26, Eff. 4/11/2026.

San Francisco Planning Code § 209.2 Rm (residential, Mixed) Districts

Table 209.2

ZONING CONTROL TABLE FOR RM DISTRICTS

Explained in plain English