Local zoning · San Francisco County

San Francisco County — Land Use

Q: What are the San Francisco County setback and height rules for Dolores Heights (unincorporated areas)?

The Dolores Heights Special Use District substitutes the usual RH‑1 rear yard and height rules: minimum rear yard equals 45% of the lot depth but not less than 25 feet, and no portion of a building may exceed 35 feet measured per the Code’s height rules. See § 241(a)–(b) .

Land Use under the San Francisco County local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

This page explains how the local Planning Code controls land use in the unincorporated areas of San Francisco County. It summarizes which uses are permitted or conditional in the County’s zoning districts, how Special Use and Overlay districts modify base rules, and the most decision‑relevant numeric controls applicants must check before proposing development. Core procedural rules (permitted vs conditional uses, accessory uses, and how to resolve unlisted uses) are set out in the Planning Code and summarized here. Always verify with the jurisdiction for parcel‑specific interpretations. § 202 .

Note: this guidance treats the local Planning Code as the controlling ordinance for unincorporated areas and uses the Code’s district names (for example P, RH‑1, UMU, PDR) and Special Use District names exactly as written in the Code. Links below point to related technical topics you will likely need: development standards, parking, design review, overlay districts, ADUs, and the California Building Standards Code.

How the Code organizes land use rules (baseline rules)

Uses in each district are classified as Principal (permitted) Uses, Conditional Uses, or Accessory Uses; the Code defines those categories and requires you to check the district Zoning Control Table for the district‑level listing. § 202 and § 202.1 explain the structure and location of Zoning Control Tables.
If a use is not listed, the Zoning Administrator may determine whether it is permitted in that district per the procedures referenced in the Code (see cross‑references to § 307(a)). § 202
Conditional uses require authorization under the Code’s Article 3 procedures (see § 303 references throughout the Code). For many Special Use Districts, the Code explicitly makes certain uses conditional even if they might be allowed elsewhere. See specific district sections cited below. Multiple Code sections reference the conditional use process. § 303 Not quoted verbatim here; verify application requirements with the Planning Department.

District-by-district (selected, decision‑relevant) — where it applies: unincorporated areas

Below are district summaries using the Code’s actual district names and the controlling § (where available in the retrieved materials). This is not a complete list of every district in the Planning Code; it focuses on those most commonly encountered and those whose sections were retrieved in the ordinance excerpt provided.

P District — Public / Institutional (see § 211.1)

Purpose: Relate zoning to General Plan for public lands; intended for public facilities and governmental uses. § 211.1(b).
Typical principally permitted uses: Public structures and uses of the City and County, governmental agency structures, Neighborhood Agriculture (as defined in the Code). § 211.1(a)–(b).
Accessory use limits: accessory non‑public uses are tightly limited—if the lot has an OS Height & Bulk designation, accessory non‑public uses cannot exceed one‑third of the open space; on other lots, accessory uses may not exceed one‑third of the principal use floor area. § 211.1(c)(1)–(2).
Where it applies: public parcels (check zoning map). Verify any conditional uses under § 211.2. § 211.1.

Residential Districts — RH‑1, RM‑1, RTO (Zoning Control Tables in Article 2; see § 202.1)

Purpose: regulate dwelling types, setbacks, lot coverage, rear yard, and height rules by subdistrict and rule table. § 202.1 directs users to Article 2 for Zoning Control Tables.
Example special rule: Dolores Heights Special Use District substitutes rear‑yard and height limits for lots in that SUD — minimum rear yard equals 45% of lot depth (no less than 25 ft); max building height 35 ft measured per Code’s height rules. § 241(a)–(b).
Typical permitted uses: dwelling units, group housing (subject to definitions and any story‑specific restrictions in the Zoning Control Table). See Article 2 zoning tables for numeric yard, coverage and FAR controls. § 202.1.
Where it applies: residentially zoned parcels; consult the Zoning Map and the Article 2 tables for lot‑by‑lot dimensional limits. § 202.1.

Commercial and Mixed‑Use Districts — UMU / MUG / MUR / CMUO and Neighborhood Commercial Districts

Purpose and use mix: these districts are regulated by Zoning Control Tables in Articles 7 and 8 and by local standards for ground‑floor active uses and transparency. § 202.1.
Example controls: Urban Mixed Use (UMU) style districts have explicit first‑floor use limits (see references to Table 838 and other tables in Special Use Districts). Some SUDs make specific first‑floor non‑residential uses principally permitted or conditional via those tables. See the Third Street SUD and Urban Mixed Use references in the SUD sections. § 249.98(d)(3) and references to Table 838.
Where it applies: commercial corridors and mixed‑use blocks — check the Zoning Control Table for the exact permitted categories and any story‑specific restrictions. § 202.1.

PDR and Industrial — PDR‑1 / PDR‑2 / M‑1

Purpose: production, distribution, repair, and light industrial uses. The Code limits demolition and replacement requirements in PDR districts in some SUDs and applies special controls for industrial demolition. See 1550 Evans SUD and PDR references. § 249.85(c)(4).
Where it applies: established industrial and production areas as designated on the zoning map; Zoning Control Tables in Article 2 apply. § 202.1.

Selected Special Use Districts (examples that change the base rules)

Nob Hill Special Use District — allows hotels by conditional use, restricts signage and incidental commercial uses, special rules for restaurants and arts activities. § 238(a)–(h).
Potrero Yard Special Use District — allows public transportation facilities as principal uses and authorizes residential and limited non‑residential uses; residential development is allowed as a Planned Unit Development subject to Conditional Use authorization; dwelling‑unit usable open space requirements are specified (80 sq ft private/common or 54 sq ft publicly accessible; reduced to 50 sq ft if certain conditions apply). § 249.98(d)(1)–(e)(1).
Potrero Center Mixed‑Use SUD — adjusts FAR for retail/gym uses (Retail Sales and Services and Gyms permitted up to 3.0:1 FAR in this SUD), modifies formula retail rules, and sets special change‑of‑use provisions. § 249.40(c)(1)–(3).
Parkmerced and other SUDs — implement site‑specific bulk, signage, kiosk, and public‑space rules (see Parkmerced controls and bulk table references). See § 249.x excerpts.

Quick reference table — selected decision‑relevant items

District / Topic	Typical principal uses	Typical conditional uses	Key numeric standard or rule	Code Reference
P District	Public structures, governmental agencies, Neighborhood Agriculture	Conditional uses listed in the P District list	Accessory nonpublic uses ≤ 1/3 of OS area or principle floor area (as applicable)	§ 211.1
Dolores Heights SUD (RH‑1 rules substituted)	Residential uses per RH‑1	Variances as permitted under § 305	Rear yard = 45% lot depth (≥25 ft); max height 35 ft	§ 241
Potrero Yard SUD	Public facilities, PTF, PUD residential (subject to CU)	Some non‑residential uses per Table 838	Residential usable open space: 80 sq ft private / 54 sq ft public; density regulated by height/bulk	§ 249.98(d)(1)–(e)(1)
Potrero Center SUD	Retail and gym principally permitted	Expansions >25,000 sq ft require CU	Retail/Gym FAR cap 3.0:1 (special SUD override)	§ 249.40(c)(1)–(2)
Parking calculations	Mixed‑use sum of requirements per use	Substitutions allowed in some districts (e.g., service vehicle spaces)	See off‑street parking and loading rules; fractional rules described	§ 153 and § 151.1

What the Code says about conditional uses, changes of use, and abandonment

Conditional uses are authorized under the Planning Commission procedures (Article 3 references; see § 303 and repeated SUD cross‑references that call out conditional use authorization). § 303 referenced throughout SUD sections; see, e.g., Potrero Yard SUD and Nob Hill SUD.
A permitted conditional use abandoned or discontinued for three years generally cannot be restored without a new conditional use approval; some restricted districts (Castro, Jackson Square) have a shorter 18‑month abandonment trigger. § 249.x change‑of‑use and abandonment rules; see text referencing abandonment and change in use (e.g., § 249 and related subsections).
Changes in Formula Retail uses have special procedures (see § 303.1 references in multiple SUDs); check the Code and the local formula retail change rules. § 303.1 referenced in Third Street Formula Retail SUD.

How numeric standards are found and applied

The Code uses Zoning Control Tables for each district; Article 2 (and Articles 7–9 for particular district sets) contain the zoning control tables that list setbacks, lot coverage, FAR, height and exposure standards. § 202.1.
Many Special Use Districts replace or modify the base numeric rules; always read the SUD text for overrides (for example, Potrero Center SUD modifies FAR for retail/gym uses to 3.0:1). § 249.40(c)(1).
Parking and loading calculation rules (including fractional rounding and mixed‑use aggregation) are in the off‑street parking and loading sections (§ 151.1, § 153). Use those sections to compute required spaces; substitutions and exceptions vary by district. § 153.

Links to related application topics you will likely need

Development standards and numeric controls: San Francisco County Development Standards
Parking and loading computation and exemptions: San Francisco County Parking (see § 151.1, § 153 calculations)
Design and discretionary review obligations: San Francisco County Design Review (many SUDs require mandatory discretionary review or planning commission hearings — look for DR / Mandatory Discretionary Review flags in the district tables) § 202.1 and legend.
Overlays and Special Use Districts: San Francisco County Overlay Districts (see § 249 SUD sections for numerous examples).
Historic controls that can affect use and change‑of‑use: San Francisco County Historic Preservation (historic preservation and signage rules are cross‑referenced in SUDs).
Signage rules that change in SUDs: San Francisco County Signage (see Potrero SUD and Parkmerced signage adjustments).
Nonconforming uses and abandonment rules: San Francisco County Nonconforming Uses (abandonment and intensification rules are described in Article excerpts).
Variances and exceptions procedures: San Francisco County Variances and Exceptions (SUDs often allow variances under § 305 language).
Landscaping and buffering that affect use layout: San Francisco County Landscaping and Screening (some SUDs incorporate design standards and DSGs).
State requirements that intersect land‑use (ADUs and Title 24): California ADU law and California Building Standards Code. The Planning Code references that building permits and construction are still subject to state building standards; do not treat Code land‑use authorizations as building‑code compliance. Not a substitute for building‑permit review. (Verify with the jurisdiction.)

Checklist — what an applicant must satisfy for a typical land‑use proposal (unincorporated areas)

Confirm the parcel’s base district on the Zoning Map and read that district’s Zoning Control Table per § 202.1.
Confirm whether the proposed use is a Principal use, Conditional use, or Accessory use in that district (Zoning Control Table / Article 2, 7–9). § 202.
If use is not listed, request a use determination from the Zoning Administrator per the Code (see cross‑references to § 307(a)). § 202.
If conditional use authorization is required, prepare an application consistent with Article 3 criteria (see § 303 and SUD conditional use calls). § 303.
Check applicable Special Use District text for site‑specific overrides (e.g., FAR, height, open space). See the SUD sections such as § 249.40 (Potrero Center) and § 249.98 (Potrero Yard).
Compute off‑street parking and loading per § 151.1 and rules of calculation in § 153; confirm any SUD parking exceptions.
Identify any mandatory discretionary or design review triggers noted as DR in the district tables and SUD text; prepare materials for Planning Commission or Director review if required. § 202.1 and district legends.
Confirm signage/advertising rules and any formula‑retail or façade transparency requirements in the applicable district/SUD. See signage cross‑references in SUDs.
Verify that other approvals (e.g., building permits subject to the California Building Standards Code, public works encroachment permits) are achievable — Planning authorization is not a building permit. Link: California Building Standards Code.

Risks & Ambiguities

Issue	Why it matters	What to verify
Use classification for an unlisted or new business model	Zoning Administrator may reclassify a use and require a different approval pathway	Confirm written use determination per § 202 and § 307(a); ask Planning Dept.
Conflicts between base district tables and Special Use District text	SUD text often expressly controls in event of conflict; numeric overrides are common	Read the SUD section carefully (e.g., § 249.40, § 249.98) and rely on the SUD controlling language.
Abandonment/Restoration of conditional uses	Discontinuance rules can make a previously allowed use ineligible without a new CU	Check abandonment durations and restoration rules in the applicable Code subsections (abandonment rules referenced in SUDs and change‑of‑use text).
Parking and loading aggregation in mixed‑use projects	Incorrect parking calculations can trigger separate conditional reviews or denial	Use § 153 rules for mixed uses and fractional rounding; verify SUD parking exceptions.
Design guidelines or Design Standards & Guidelines (DSG) incorporated by reference	DSGs may impose site plan, open space, or signage requirements that change permitted program	Confirm whether the SUD or district incorporates a DSG (many SUD sections explicitly incorporate DSGs by reference). Example: Potrero HOPE SF and Potrero Yard SUD.

Plain‑English summary (homeowner)

The Planning Code tells you what you can do on property in the unincorporated parts of San Francisco County by district: some zones are for public uses, some for housing, some for industry or mixed‑use. Each district’s Zoning Control Table lists permitted (principal) uses and conditional uses; Special Use Districts and overlays often change the standard rules. If your proposed activity isn’t listed, the Planning Department must interpret whether it’s allowed — always check the Zoning Map, the district table, and the SUD text for parcel‑specific rules before spending on plans. § 202 and § 202.1.

Source References

San Francisco Planning Code — Use classifications and Zoning Control Table organization: § 202, § 202.1.
P District permitted principal and accessory uses: § 211.1.
Dolores Heights Special Use District (RH‑1 substitutions — rear yard and height): § 241.
Potrero Yard Special Use District (uses; residential PUD conditional use; usable open space): § 249.98(d)–(e).
Potrero Center Mixed‑Use SUD (FAR and retail/gym rules): § 249.40(c).
Parking and loading calculation rules (mixed‑use sums; rounding): § 153 and related parking sections (§ 151.1).
Change of use, conditional use, abandonment and conditional use procedures: various SUD references and Article 3 cross‑references (see § 303 and change/abandonment language in SUDs).
Zoning legend (P/C/DR/R notation) and interpretation notes: Zoning legend and guidance (see Code legend excerpt). See legend in planning code.

Sources

Retrieved passages

San Francisco County Zoning Code (Section 211.1) High relevance
San Francisco County Zoning Code (Section 838) High relevance
San Francisco County Zoning Code (Section 102) High relevance
San Francisco County Zoning Code (Section 201) High relevance
San Francisco County Zoning Code (Section 151.1) High relevance
San Francisco County Zoning Code (Section 205) High relevance
CFC § 102 (Section 102) High relevance
San Francisco County Zoning Code (Section 249.98) Medium relevance

Cited sections

Official San Francisco County code library

Frequently asked questions

What can I build on a P District lot in the unincorporated areas of San Francisco County?

Public structures and uses of governmental agencies and public facilities are principally permitted in the P District; accessory non‑public uses are allowed but limited (generally no more than one‑third of the open space area or principal use floor area, depending on the lot). See § 211.1.

What are the San Francisco County setback and height rules for Dolores Heights (unincorporated areas)?

The Dolores Heights Special Use District substitutes the usual RH‑1 rear yard and height rules: minimum rear yard equals 45% of the lot depth but not less than 25 feet, and no portion of a building may exceed 35 feet measured per the Code’s height rules. See § 241(a)–(b).

How do I know if my proposed use is permitted, conditional, or requires a special review?

Start with the parcel’s Zoning Control Table (Article 2 or Articles 7–9 as applicable) per § 202.1. If the use isn’t listed, the Zoning Administrator may make a determination under the procedures referenced in the Code; conditional uses require Planning Commission authorization under Article 3 (§ 303). § 202 and § 202.1.

Do Special Use Districts change permitted uses and numeric standards?

Yes. Special Use Districts (SUDs) frequently modify base district rules—examples include different FAR caps, open‑space requirements, and story‑specific use permissions. When an SUD conflicts with base provisions, the SUD controls. See Potrero Center SUD § 249.40 and Potrero Yard SUD § 249.98.

Are there special parking rules I should expect for mixed‑use projects?

Parking is calculated by summing the requirements for each use; rules about rounding and exemptions are in the off‑street parking/loading sections. Certain districts or SUDs allow substitutions or have unique parking caps—consult § 151.1 and the calculation rules in § 153.

Do I automatically get a building permit if Planning authorizes the land use?

No. Planning authorization addresses land use; building permits are subject to the California Building Standards Code and other building/fire/health requirements. Verify building‑permit compliance separately with the applicable enforcement agency. See cross‑references to building‑permit and building‑code obligations in the Planning Code (and see the California Building Standards Code). Not a substitute for permit review.

What triggers a Conditional Use vs. a Principal Use in Special Use Districts like Nob Hill or Third Street?

SUD text frequently identifies particular uses (hotels, drive‑up facilities, certain restaurants) as conditional even if they might be allowed elsewhere; for example, Nob Hill SUD makes hotels conditional and restricts Eating & Drinking uses to defined floors/stories. Always read the SUD language—see Nob Hill § 238 and Third Street SUD § 249.14.

What happens if a conditional use is discontinued?

A permitted conditional use that is discontinued for three years typically cannot be restored without approval of a new conditional use application; some districts have different timeframes (e.g., 18 months in certain districts). See change‑of‑use and abandonment provisions referenced in the Code.

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