San Francisco County — Historic Preservation

Last reviewed: July 3, 2026

Overview

This page summarizes what the San Francisco Planning Code (Article 10) and its Article‑10 designating ordinances require for historic preservation in the unincorporated areas of San Francisco County. It covers the local authority and review triggers (landmarks, historic districts, Certificates of Appropriateness), how district ordinances relate to normal zoning and dimensional rules, and the practical steps applicants must take. Every standard below is tied to the Planning Code or a specific Article‑10 district ordinance; verify parcel‑specific rules with the jurisdiction.

Important related topics you may need while preparing an application: see parking for historic properties via San Francisco County Parking, design review procedures via San Francisco County Design Review, and how district rules interact with underlying development standards via San Francisco County Development Standards. If your work touches signs, consult San Francisco County Signage; for procedural remedies check San Francisco County Variances and Exceptions and San Francisco County Nonconforming Uses. Where technical construction or life-safety code overlap occurs, the California Building Standards Code (Title 24) applies and should be coordinated separately via California Building Standards Code. If you plan an ADU, consult California ADU law.

How the Code organizes historic preservation (key rules)

• The county’s local historic‑preservation program and review authority are codified in Article 10 of the Planning Code: the Planning Department and the Historic Preservation Commission (HPC) have powers to recommend designations and to review and decide applications for work on landmarks and in historic districts under § 1002 and § 1003 .
• The Board of Supervisors designates landmarks and historic districts by ordinance; each designation ordinance must include boundaries, a statement of significance, and features to be preserved (designation authority and contents are in § 1004).
• Work regulated by Article 10 cannot proceed until the Article 10 process has been satisfied: no permit for construction, alteration, removal, demolition, or sign work on a designated landmark site or in a historic district will be issued except in conformity with Article 10 § 1005.
• The code distinguishes major vs minor exterior alterations and uses that distinction to set review procedures and who issues a Certificate of Appropriateness; see the district appendices and the general review standards in § 1006.7 and related subsections.

District‑by‑district breakdown (what the designation ordinances actually say)

Note: each district listed below is an Article‑10 designation ordinance that sits atop the underlying zoning. In almost all cases the designation ordinance sets PURPOSE, BOUNDARIES, FEATURES, and ADDITIONAL REVIEW RULES; it generally does NOT replace the underlying permitted‑use tables or numerical dimension standards (height, FAR, lot coverage) — those remain controlled by the applicable development/regulatory districts. Where the designation ordinance refers to that relationship, the citation is provided.

For each district we list (A) Purpose/why designated, (B) Typical permitted uses (what the designation ordinance itself states), (C) Key dimensional / procedural standards that the designation ordinance imposes (if any), and (D) Where it applies (boundary statement as incorporated by ordinance).

• Civic Center Historic District — Purpose: preserve a unified Beaux‑Arts civic complex and its setting; maintain group character and streetscape. Permitted uses: the ordinance does not list new uses; underlying zoning/use regulations continue to apply (designation does not supersede planning code uses) (see § 4 of the Civic Center Appendix). Procedural standards: Certificates of Appropriateness required for major alterations; major vs. minor defined; vertical additions require a visibility/sightline analysis and perspective drawings for review; stone and masonry treatments are restricted (discourage sandblasting); demolition in the district generally cannot be approved until a Certificate for the replacement structure is approved. Where: bounded by Golden Gate Ave., Franklin St., Jones St., and Market St.; see the Civic Center ordinance.

• Alamo Square Historic District — Purpose: preserve a continuum of late 19th–early 20th century residential architecture. Permitted uses: Not set in the district ordinance; the Planning Code's normal use rules apply (designation expressly leaves uses, height, bulk, lot coverage, FAR, parking and signs to the Planning Code) (see § 4). Procedural standards: Certificates of Appropriateness apply; certain exterior changes (awnings, fences etc.) may need review; painting previously unpainted masonry may require review in some districts (Alamo Square explicitly incorporates the Landmarks Board case report and reserves certain controls). Where: boundaries are established in the Alamo Square case report and map.

• Jackson Square Historic District — Purpose: preserve historic downtown commercial character and setting. Permitted uses: Not specified in designating ordinance (uses governed by underlying Planning Code) (see Jackson Square Appendix § 4). Procedural standards: Article 10 standards apply; designation includes a statement of significance and features to be preserved. Where: see Jackson Square Historic District map on file.

• Market Street Masonry Historic District — Purpose: preserve a set of masonry commercial buildings; Permitted uses: underlying code controls; Procedural standards: Article 10 review standards and certificate requirements apply; significance and boundaries listed in the Appendix.

• Northeast Waterfront Historic District — Purpose: protect historic warehouse and maritime building fabric. Permitted uses: not revised by the designation; zoning controls (uses, height, parking) remain in effect (see § 4). Procedural standards: Article 10 applies; the designation describes character‑defining elements to guide Certificates of Appropriateness.

• Blackstone Court Historic District — Purpose: preserve a small mid‑block enclave and landscape features tied to early settlement patterns. Permitted uses: underlying code controls; Procedural standards: Article 10 standards apply; district case report lists features to preserve.

• Liberty‑Hill Historic District — Purpose: protect a historically consistent residential group. Permitted uses and dimensional standards: not replaced by the designation; Article 10 review applies.

• Bush Street – Cottage Row Historic District — Purpose: retain an intact block of Italianate/Stick houses; Special note: Article 10 procedures do not apply to this district while a specified redevelopment plan remains in effect — the ordinance explicitly states Article 10 is displaced by the Redevelopment Plan for properties subject to that plan (verify for any given parcel) (see Appendix § 4).

• Clyde and Crooks Warehouse District, Chula‑Abbey Early Residential District, and others — Each district ordinance follows the same structure (findings, boundaries, statement of significance, relation to Article 10); they defer permitted‑use and dimensional rules to the Planning Code unless the district ordinance explicitly states otherwise. See respective appendices.

Important common theme across all district ordinances: designation ordinances generally do not themselves change the underlying use tables, lot coverage, FAR, or height rules but add preservation review steps and district‑specific character guidance; that relationship is explicitly stated repeatedly (e.g., “Except as may be specifically provided to the contrary … nothing in this ordinance shall supersede… uses, height, bulk, coverage, floor area ratio, required open space, off‑street parking and signs.”).

Decision‑relevant standards (quick reference table)

Practical guidance & interpretation

• Always start at the designation map and case report. Each Article‑10 district ordinance “incorporates by reference” a map and a case report that lists the features to be preserved — those documents define what the HPC and staff will treat as character‑defining for Certificate review (see multiple district appendices). file
• If your property is INSIDE a designated district: assume that any exterior work visible from a public street may trigger review; many appendices list awnings, fences, paint of masonry, street furniture and new paving as items that can require a Certificate even if no other permit is required. § 1005(c) makes explicit that districts can require review of visible exterior work even when a building permit would not normally be required.
• For vertical additions in sensitive districts (Civic Center example), be prepared to submit sightline cross sections, perspective drawings and a visibility analysis showing how the addition will be seen from prescribed viewpoints; this is required as part of Planning Department review in that district.
• Underlying zoning (uses, height, FAR, lot coverage, parking) remains the primary reference for what you may build — Article‑10 review adds preservation constraints but typically does not change the numeric standards unless a specific district appendix explicitly modifies them. Always cross‑check the parcel’s zoning district and the district appendix.

Checklist (applicant must satisfy)

• Confirm whether the parcel is inside a designated Article‑10 historic district or is a designated landmark (consult the district ordinance map / case report) — Verify with the jurisdiction.
• Determine whether the proposed work is visible from a public street or public place; if yes, identify whether the district ordinance requires Article‑10 approval for even non‑permit work (§ 1005(c)).
• Identify whether the work is major or minor under the applicable district’s criteria (see district Appendix SEC.7 definitions) and whether a Certificate of Appropriateness is required; prepare required materials (plans, elevations, materials, color, sightline analysis for vertical additions where specified). file
• Submit application to the Planning Department/HPC as required; include the district case report citations and an explanation of how the proposal meets the character‑compatibility standards (§ 1006.7).
• If demolition is involved, expect the HPC/department to require either a Certificate for the replacement or additional environmental review; do not schedule demolition permits until Article‑10 compliance is achieved.
• Check for other overlays or redevelopment plans that may change process (e.g., the Bush Street Cottage Row exception)—if an overlay or redevelopment plan applies, verify which rules control.
• Coordinate required building permits (Title 24 / California Building Standards Code) after Article‑10 approvals; technical building‑code work is separate and not replaced by Article‑10 decisions.

Risks & Ambiguities

Plain‑English summary

If your property is in a designated historic district or is a landmark in the unincorporated areas of San Francisco County, you must follow Article‑10 review: find the district map and case report, see whether your work is “major” or “minor,” and obtain a Certificate of Appropriateness from the Planning Department/Historic Preservation Commission (or satisfy their procedures) before any permit is issued; the district rules add preservation review to — but generally do not replace — the ordinary zoning and development standards. file

Source References

• Article 10 general powers and duties: § 1002 (Powers and duties of Planning Department and HPC)
• Historic Preservation Commission, designation authority: § 1003 and § 1004 (designation of landmarks and historic districts)
• Permit and conformity rules (permits not issued until Article 10 complied with; sign restrictions): § 1005
• Standards for review and Certificates of Appropriateness (see § 1006.7, related review subsections and references to § 1017 requirements in appendices)
• Civic Center Historic District Appendix (Appendix J) — findings, features to preserve, additional Certificate rules and sightline/visibility analysis requirements (Civic Center Appendix SEC.1–10 and SEC.7) file
• Alamo Square Historic District Appendix — features, Certificate rules, and paint color note (Appendix F SEC.6–8)
• Clyde and Crooks Warehouse District Appendix — designation and relation to Article 10 (Appendix text)
• Market Street Masonry Historic District Appendix — designation, boundaries, and relation to Article 10
• Northeast Waterfront Historic District Appendix — statement of significance and preservation goals
• Blackstone Court, Liberty‑Hill, Bush Street‑Cottage Row Appendices — district purposes, boundaries, and special provisions (Bush Street RDA exception) filefile

(Primary materials above are the Article‑10 Planning Code and its Appendix district ordinances as provided in the retrieved local code excerpts. For any parcel‑specific interpretation or map/assessor‑parcel lookup, verify with the County/Planning Department.)

Retrieved passages

• San Francisco County Zoning Code (ARTICLE 10) High relevance show source text
• San Francisco County Zoning Code (section of) High relevance show source text
• San Francisco County Zoning Code (Section 1004) High relevance show source text
• San Francisco County Zoning Code (Section 1001) High relevance show source text
• San Francisco County Zoning Code (Section 1001) High relevance show source text
• San Francisco County Zoning Code (section of) High relevance show source text
• San Francisco County Zoning Code (Section and) High relevance show source text
• San Francisco County Zoning Code (Article 10) High relevance show source text

Cited sections

• Article 10 general powers and duties: **§ 1002** (Powers and duties of Planning Department and HPC) (Article 10)
• Historic Preservation Commission, designation authority: **§ 1003** and **§ 1004** (designation of landmarks and historic districts) (§ 1003)
• Permit and conformity rules (permits not issued until Article 10 complied with; sign restrictions): **§ 1005** (Article 10)
• Standards for review and Certificates of Appropriateness (see **§ 1006.7**, related review subsections and references to **§ 1017** requirements in appendices) (§ 1006.7)
• Civic Center Historic District Appendix (Appendix J) — findings, features to preserve, additional Certificate rules and sightline/visibility analysis requirements (Civic Center Appendix SEC.1–10 and SEC.7) file
• Alamo Square Historic District Appendix — features, Certificate rules, and paint color note (Appendix F SEC.6–8)
• Clyde and Crooks Warehouse District Appendix — designation and relation to Article 10 (Appendix text) (Article 10)
• Market Street Masonry Historic District Appendix — designation, boundaries, and relation to Article 10 (Article 10)
• Northeast Waterfront Historic District Appendix — statement of significance and preservation goals
• Blackstone Court, Liberty‑Hill, Bush Street‑Cottage Row Appendices — district purposes, boundaries, and special provisions (Bush Street RDA exception) filefile
• SanFranciscoCounty_ZoningCode.md

• Official San Francisco County code library