Article 2 — USE DISTRICTS›SEC. 209. DESCRIPTION AND PURPOSE OF RESIDENTIAL AND RESIDENTIAL-COMMERCIAL DISTRICTS.
San Francisco Planning Code § 209.3 Rc (residential-Commercial) Districts
San Francisco Planning Code · 2026-08 edition · updated 2026-09-23 · San Francisco
Cite as: San Francisco Planning Code § 209.3 · Text as of 2026-09-23
(See Interpretations related to this Section.)
These Districts are intended to recognize, protect, conserve, and enhance areas characterized by structures combining Residential uses with neighborhood-serving Commercial uses. The predominant Residential uses are preserved, while provision is made for supporting Commercial uses that meet the frequent needs of nearby residents without generating excessive vehicular traffic. The compact, walkable, transit-oriented and mixed-use nature of these Districts is recognized by no off-street parking requirements. The RC Districts are composed of two separate districts, as follows:
RC-3 Districts. These Districts provide for Residential Uses, with supporting Commercial Uses. Open spaces are required for Dwellings in the same manner as in RM-3 Districts, except that rear yards need not be at ground level and
front setback areas are not required.
RC-4 Districts. These Districts provide for Residential Uses, with supporting Commercial uses. Open spaces are required for Dwellings in the same manner as in RM-4 Districts, except that rear yards need not be at ground level and front setback areas are not required.
Table 209.3
ZONING CONTROL TABLE FOR RESIDENTIAL-COMMERCIAL DISTRICTS
| Zoning Category | § References | RC-3 | RC-4 |
|---|---|---|---|
| Zoning Category | § References | RC-3 | RC-4 |
| BUILDING STANDARDS | |||
| Massing and Setbacks | |||
| Height and Bulk Limits | §§ 102, 105, 106, 122, 250-252, 260 , 261.1, 263.19, 270, 270.3, 271 |
Varies. See Height and Bul Alleys per § 261.1. |
k Maps. Height sculpting on |
| Front and Side Yard Setback | §§ 130, 132, 133 | Not Required. | |
| Rear Yard | §§ 130, 134 | Required at first residential lot depth, but in no case les |
level and above. 25% of the s than 15 feet. |
| Design Guidelines and Standards | § 311 | Subject to the Residential D Citywide Design Standards guidelines that have been a Commission may also appl |
esign Guidelines and and any other design pproved by the Planning y. |
| Street Frontage and Public Realm | |||
| Streetscape and Pedestrian Improvements (Street Trees) | § 138.1 | Required. | |
| Street Frontage Requirements | § 145.1 | Required as specified in Se | ction § 145.1. |
| Street Frontage, Parking and Loading Access |
§ 155(r) | As specified in § 155(r). | As specified in § 155(r). |
| Restrictions | |||
| Miscellaneous | |||
| Planned Unit Development | § 304 | C | C |
| Awning, Canopy and Marquee | § 136.1 | P | P |
| Signs | § 607.1 | Per § 607.1. | Per § 607.1. |
| Housing Choice-SF RESIDENTIAL STANDARDS AND USES |
§ 206.10 | Form-based density, additio modifications for eligible p and Bulk District. |
nal height, and other zoning rojects in the R-4 Height |
| Development Standards | |||
| Usable Open Space [Per Dwelling Unit] |
§§ 135, 136 | 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 | None Required. Up to one s permitted, and up to three s permitted with Conditional |
pace for every two units paces for every four units Use per § 151.1. |
| Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats |
§ 317 | C | |
|---|---|---|---|
| Use Characteristics | |||
| Intermediate Length Occupancy | §§102, 202.10 | P(11) | P(11) |
| Single Room Occupancy | § 102 | P | P |
| Student Housing | § 102 | P | P |
| Residential Uses | |||
| Dwelling Unit Density, General (7) (13) | § 207 | Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, total maximum permitted density is one unit per 400 square feet of lot area. |
Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, total maximum permitted density is one unit per 200 square feet of lot area. No density limits in the Van Ness SUD (§ 243). (8) |
| Minimum Dwelling Unit Densities | § 207.9 | Varies depending on projec ranges between 50 and 100 |
t location, but generally dwelling units per acre. |
| Maximum Dwelling Unit Size | §§ 207.10, 317 | P up to 4,000 square feet of equivalent Floor Area Ratio Dwelling Unit of 1.2:1. C f exceed the greater of those |
Gross Floor Area or an for any individual or Dwelling Units that thresholds. |
| Senior Housing Density | §§ 102, 202.2(f) , 207 | Form-Based Density applie Bulk District (§ 263.19). O Bulk District, P up to twice units otherwise permitted a district and meeting all the (1). C up to twice the number o permitted as a principal use all requirements of § 202.2 (1)( D)(iv), related to locati |
s within the R-4 Height and utside the R-4 Height and the number of dwelling s a principal use in the requirements of § 202.2(f) f dwelling units otherwise in the district and meeting (f)(1), except for § 202.2(f) on. |
| Group Housing Density | § 208 | Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, P up to one bedroom for every 140 square feet of lot area. (9) |
Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, P up to one bedroom for every 70 square feet of lot area. (9) |
| Homeless Shelter | §§ 102, 208 | P | P |
| NON-RESIDENTIAL STANDARDS AND USES | |||
| Development Standards | |||
| Floor Area Ratio | §§ 102, 123, 124 , 207.9 | 3.6 to 1. For Office Uses minimum intensities may apply pursuant to § 207.9. |
4.8 to 1. Other FAR controls apply in the Van Ness SUD; § 243(c)(1). For Office Uses minimum |
| intensities may apply pursuant to § 207.9. |
||
|---|---|---|
| Off-Street Parking | § 151.1 | None Required. Up to one space for every two units permitted, and up to 3 spaces for every four units permitted with Conditional Use per § 151.1. |
| Use Size | §§ 102, 121.5, 121.6 | P if up to 6,000 square feet; C if 6,001 square feet or above. Division of large use sizes 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. |
| Use Characteristics | ||
| Drive-up Facility | § 102 | NP NP |
| Formula Retail | §§ 102, 303.1 | C (14) C (14) |
| Maritime Use | § 102 | NP NP |
| Open Air Sales | § 102 | NP NP |
| Outdoor Activity Area | § 102 | P (1) P (1) |
| Walk-up Facility | § 102 | P 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) | C C |
| Agriculture, Neighborhood | §§ 102, 202.2(c) | P P |
| Automotive Use Category | ||
| Automotive Uses* | §§ 102, 202.2(b) | C C |
| Parking Lot, Private | § 102 | NP NP |
| Service, Motor Vehicle Tow | § 102 | NP NP |
| Service, Parcel Delivery | § 102 | NP NP |
| Vehicle Storage Garage | § 102 | NP NP |
| Vehicle Storage Lot | § 102 | NP NP |
| Entertainment, Arts and Recreation Use Category | ||
| Entertainment, Arts and Recreation Uses* | § 102 | P P |
| Entertainment, Outdoor | § 102 | NP NP |
| Livery Stable | § 102 | NP NP |
| Sports Stadium | § 102 | NP NP |
| Industrial Use Category | ||
| Industrial Uses* | § 102 | NP NP |
| Institutional Use Category | ||
| Institutional Uses* | § 102 | C C |
| Child Care Facility | § 102 | P P |
| Medical Cannabis Dispensary | §§ 102, 202.2(e) | P | P |
|---|---|---|---|
| Public Facilities | § 102 | P | P |
| Residential Care Facility | § 102 | P | P |
| Trade School | § 102 | NP | NP |
| Sales and Service Category | |||
| Retail Sales and Service Uses* | §§ 102, 202.2(a) | P | P |
| Adult Business | § 102 | NP | NP |
| Adult Sex Venue | § 102 | NP | NP (12) |
| Hotel | § 102 | C | C |
| Kennel | § 102 | NP | NP |
| Massage Establishment | § 102 | NP | NP |
| Mobile Food Facility | § 102 | P | P |
| Mortuary | § 102 | C (5) | C (5) |
| Motel | §§ 102, 202.2(a) | NP | NP |
| Reproductive Health Clinic | §§ 102, 202.5 | P | P |
| Storage, Self | § 102 | C | C |
| Tobacco Paraphernalia Establishment | § 102 | C (6) | C (2)(6) |
| Non-Retail Sales and Service* | § 102 | P (15)4 | P (15) |
| Design Professional | § 102 | P | P |
Utility and Infrastructure Use Category |
|||
| Utility and Infrastructure* | § 102 | NP | NP |
| Internet Service Exchange | § 102 | C | C |
| Utility Installation | § 102 | C | C |
| Wireless Telecommunications Services Facility | § 102 | C or P (10) | C or P (10) |
- Not listed below.
(1) P if in front; C if elsewhere.
(2) TOBACCO PARAPHERNALIA ESTABLISHMENTS IN THE NORTH OF MARKET RESIDENTIAL SPECIAL USE DISTRICT – A special definition of “Tobacco Paraphernalia Establishments” set forth in Section 102 applies to parcels in the North of Market Residential Special Use District (Sec. 249.5). Tobacco Paraphernalia Establishments are not permitted in the North of Market Residential Special Use District. Additionally, a legal non-conforming Tobacco Paraphernalia Establishment in the North of Market Residential Special Use District is deemed abandoned after 180 days of non-use.
(3) [Note Deleted]
(4) [Reserved]
(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) NP above the second floor.
(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)1 Within the Priority Equity Geographies SUD, C required if the Group Housing is affiliated with and operated by a Hospital or an Institutional Educational Use as defined in Section 102.
(10)2 C if a Macro WTS Facility; P if a Micro WTS Facility.
- (11) NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units.
(12) P within the Transgender Cultural District.
(13) [Note Deleted]
(14) P on lots in the RC-3 District that front Van Ness Avenue, beginning immediately north of Chestnut Street to the north, to Broadway to the south, and on lots in the RC-4 District that front Van Ness Avenue, from Broadway to Redwood Street.
(15)4 Catering and Laboratory are C on ground floor; all other Non-Retail Sales and Service Uses are NP on ground floor.
(Added as Sec. 206.3 by Ord. 443-78, App. 10/6/78; amended by Ord. 63-11, File No. 101053, App. 4/7/2011, Eff. 5/7/2011; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 232-14 , File No. 120881, App. 11/26/2014, Eff. 12/26/2014; 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. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; 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. 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. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 70-24, File No. 231225, App. 4/5/2024, Eff. 5/6/2024; Ord. 292-24, File No. 230596, App. 12/19/2024, Eff. 1/19/2025; Ord. 62-25, File No. 250101, App. 5/1/2025, Eff. 6/1/2025; Ord. 124-25, File No. 250542, App. 8/1/2025, Eff. 9/1/2025; 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. 1-26, File No. 250385, App. 1/8/2026, Eff. 2/8/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026) (Former Sec. 209.3 added by Ord. 443-78, App. 10/6/78; amended by Ord. 115-90, App. 4/6/90; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 225-06, File No. 060032; Ord. 225-07, File No. 070677, App. 10/2/2007; Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 90-08, File No. 080232, App. 5/21/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 140-11, File No. 110482, App. 7/5/2011, Eff. 8/4/2011; repealed by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015)
AMENDMENT HISTORY
Section header and section amended; Ord. 63-11, Eff. 5/7/2011. Former references to RC-1 and RC-2 Districts deleted; Ord. 56-13 , Eff. 4/27/2013. Section amended; Ord. 232-14 , Eff. 12/26/2014. Former Sec. 206.3 redesignated as Sec. 209.3; Table 209.3 added; Ord. 22-15, Eff. 3/22/2015. Note (7) added; Ords. 161-15 and 162-15 , Eff. 10/18/2015. Table 209.3 amended, Notes (8) and (9)1 added; Ord. 188-15 , Eff. 12/4/2015. Table 209.3 amended; Ord. 33-16 , Eff. 4/10/2016. Table 209.3 amended; Note (10)2 added; Ord. 166-16 , Eff. 9/10/2016. Table 209.3 amended; Note (4) amended; Ord. 129-17 , Eff. 7/30/2017. Table 209.3 amended; Note (2) deleted; Ord. 189-17 , Eff. 10/15/2017. Table 209.3 amended; Ord. 202-18 , Eff. 9/10/2018. Table 209.3 amended; Note (3) deleted; Ord. 303-18 , Eff. 1/21/2019. Note (7) amended; Ord. 116-19 , Eff. 7/29/2019. Table 209.3 amended; Ord. 63-20 , Eff. 5/25/2020. Table 209.3 amended; Note (11) added; Ord. 78-20 , Eff. 6/22/2020. Table 209.3 amended; Ord. 111-21 , Eff. 9/4/2021. Table 209.3 and Note (11) amended; Ord. 136-21 , Eff. 9/4/2021. Table 209.3 amended; Note (12) added; Ord. 75-22 , Eff. 6/13/2022. Table 209.3 amended; Ord. 248-23 , Eff. 1/14/2024. Note (12) amended; Ord. 33-24 , Eff. 3/23/2024. Note (7) amended; Ord. 62-24 , Eff. 4/28/2024. Table 209.3 amended; Note (2) added; Ord. 70-24 , Eff. 5/6/2024. Table 209.3 amended; Note (13) added;
Ord. 292-24 , Eff. 1/19/2025. Table 209.3 amended; Note (14) added; Ord. 62-25 , Eff. 6/1/2025. First introductory
paragraph and table 209.3 amended; Note (15)4 added; Ord. 124-25 , Eff. 9/1/2025. Table 209.3 amended; Ord. 173-25, Eff. 10/6/2025. Introductory material, Table 209.3, and Notes (7)- (9) amended; Note (13) deleted; Ord. 245-25 , Eff. 1/12/2026. Table 209.3 amended; Ord. 1-26 , Eff. 2/8/2026. Table 209.3 amended; Ord. 37-26 , Eff. 4/11/2026. CODIFICATION NOTES
Notes "(8)" and "(9)" are referenced as "(7)" and "(8)," respectively, in Ord. 188-15. The notes were 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 "(10)" is referenced as "(9)" in Ord. 166-16. The note was redesignated by the codifier because a note designated as "(9)" previously had been added to this section by Ord. 188-15.
So in Ord. 63-20 .
Note “(15)” is referenced as “(14)” in Ord. 124-25. The note was redesignated by the codifier because a note designated as “(14)” previously had been added to this section by Ord. 62-24.
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