San Francisco — Residential Design Guidelines

Last reviewed: July 6, 2026

Overview

San Francisco’s Residential Design Guidelines (RDG) are used by Planning staff to evaluate how new residential buildings and major alterations fit their context—especially massing, scale, light and air, privacy, and the character created by rear yards and mid‑block open space. The Planning Code repeatedly points to design guidelines when reviewing residential projects, both through district‑specific controls and broader review authorities. See the San Francisco Planning Code for the controlling standards the RDG work alongside.

In plain English: rear yards and mid‑block open space form the “green heart” of San Francisco’s residential blocks; projects are shaped to protect light, air, privacy, and a compatible scale, with basic rear yards set by § 134 and contextual massing and scale guided by city design guidelines. § 134

How the Residential Design Guidelines are applied

• Where Planning Code tables call out RDG applicability, residential projects must be consistent with the RDG in addition to baseline code controls; for example, the RTO/RTO‑M and RC‑3/RC‑4 districts explicitly state projects are “Subject to the Residential Design Guidelines” under § 311 (Neighborhood Notification/Review). § 311 as referenced in Table 209.4 and Table 209.3
• In larger authorizations, the Commission may require “changes necessary to bring a project into conformance with any relevant design guidelines” as part of Large Project review under § 329. § 329
• Citywide objective San Francisco Design Standards operate alongside the RDG; they are mandatory objective criteria for site and architecture, including modulation, lightwells/side setbacks, and ground‑floor residential frontage. Citywide Design Standards document

Core RDG topics, with controlling code anchors

• Massing and scale: Evaluated for compatibility (height, proportions, streetwall, bay rhythm) per adopted design guidelines used by the City; Planning Code authorizes use of relevant design guidelines during project approvals (e.g., § 329). § 329; Appendix design guideline standards on “Composition and Massing” and “Scale” (applicable in Conservation Districts)
• Light, air, privacy, and rear yard character: The purpose of § 134 is to maintain mid‑block landscaped open spaces, preserve appropriate scale, and provide natural light/ventilation to residences and adjacent yards. § 134(a)
• Rear yard basics: In RH, RM‑1, RM‑2, RTO, and RTO‑M, the rear yard equals 30% of lot depth (min 15 ft). In “all other” districts (e.g., many RC and mixed‑use districts), the rear yard equals 25% of lot depth (min 15 ft). § 134(c)
• Rear yard placement by district: RH/RM/RTO/N(C‑1)/NCT‑1 and several named NCDs must provide rear yards “at grade and at each succeeding story,” while other named NCD/NCT/RC/MU districts provide rear yards starting at the first residential level and up. § 134(d)(1)–(3)
• Special substitutions/modifications to rear yards that still protect light, air, and mid‑block open space: Corner lots or alley intersections may substitute an open area if size/contiguity and light/air criteria are met; C‑3 projects may reduce rear yards if light/air are assured; Eastern Neighborhoods MUDs may modify rear yards under criteria that preserve light/air and interior block open space. § 134(g), § 134(h), § 134(i)

What “massing and scale” mean in practice

City guideline text (used by Planning) sets compatibility tests such as relating new height/mass to prevailing streetwall; breaking large facades into smaller bays; and maintaining two‑ or three‑part vertical compositions to reinforce human scale. These principles are stated for conservation contexts and inform citywide review. Standards and Guidelines for New Construction: “Composition and Massing,” “Scale”

Ground‑floor residential design

Where referenced, ground‑floor residential frontage and setbacks are shaped by adopted standards or guidelines. For example, the South Beach Downtown Residential Mixed Use (SBDRMU) district requires a 3–10 ft setback for ground‑floor residential per the “Ground Floor Residential Design Guidelines.” SBDRMU table (building siting standards)

Residential Design Drivers You’ll Use Most

District‑by‑District: RDG focus and key dimensional drivers

Note: “Typical permitted uses” are shown only where found in the retrieved materials; otherwise, Not found in retrieved materials. Always confirm mapped boundaries in San Francisco Use Districts.

RH Districts (RH‑1, RH‑1(S), RH‑2, RH‑3)

• Purpose: Protect mid‑block landscaped open space; maintain district‑appropriate scale; provide light/ventilation to dwellings and adjacent yards. Rear yards are a primary tool. § 134(a)
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards:
  • Rear yard = 30% of lot depth, min 15 ft; in RH districts, rear yards are provided at grade and on each story. § 134(c)(1), § 134(d)(1)
  • In mapped RH‑1(D), side yards vary with lot width; only § 136 obstructions permitted. § 133(d)
• Where it applies: Wherever RH districts are mapped; verify on the Use Districts Map.

RM Districts (RM‑1, RM‑2 and higher)

• Purpose: Same rear‑yard purposes (mid‑block open space, light/air, appropriate scale) apply. § 134(a)
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards:
  • Rear yard = 30% of lot depth, min 15 ft; provide at the first residential level and above per § 134(d) listings that include RM districts. § 134(c)(1), § 134(d)(1)–(3)
• Where it applies: Wherever RM districts are mapped; verify with San Francisco Use Districts.

RTO and RTO‑M Districts

• Purpose: Urban rowhouse fabric; RDG explicitly apply per the district control table. “Subject to the Residential Design Guidelines.” § 311 as referenced in Table 209.4
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards:
  • Front setback required (averaging with cap at 15 ft). § 132 as referenced — Table 209.4
  • Rear yard = 30% of lot depth (min 15 ft). § 134 as referenced — Table 209.4
  • Side yard not required. § 133 as referenced — Table 209.4
• Where it applies: As mapped; verify on the Use Districts Map.

RC‑3 and RC‑4 Districts

• Purpose: Mixed residential‑commercial districts; RDG explicitly apply per the district control table. “Subject to the Residential Design Guidelines.” § 311 as referenced in Table 209.3
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards:
  • Rear yard = 25% of lot depth (min 15 ft) at the first residential level and above. § 134 as referenced — Table 209.3
• Where it applies: As mapped; verify.

Special area controls that influence massing/scale, light and privacy

• Corner lots/alley intersections: You may substitute the required rear yard with an open area if each horizontal dimension is at least 15 ft, it is contiguous to mid‑block open space, and it preserves light/air/views to neighbors; Zoning Administrator discretion applies. § 134(h)
• C‑3 districts: Rear yard exceptions may be allowed where building siting assures adequate light and air to residential windows and usable open space. § 134(g)
• Eastern Neighborhoods Mixed Use: Rear yards can be modified/waived if comparable open space is provided and light/air to neighbors and interior block space are preserved. § 134(i)
• Bernal Heights Special Use District (example of mass‑reduction control): Requires deletion of 650 sq ft of usable floor area (or 400 sq ft on deep lots) from the exterior of RH‑1/RH‑1(S) buildings to reduce perceived bulk; includes specific rear yard rules. Code reference: Not found in retrieved materials; see retrieved text for standards. Bernal Heights SUD content

Practical design cues for massing, scale, and character

• Relate to the prevailing streetwall height and adjacent building heights; consider a setback above the prevailing streetwall to limit perceived bulk. Conservation‑context guideline language used by SF Planning
• Break down long facades into narrower bays; continue existing fenestration rhythms; use a legible “base–middle–top” to reinforce human scale. Conservation‑context guideline language used by SF Planning
• Maintain and contribute to mid‑block open space; align rear yard solids/voids so you do not block light/air to neighbors and you support privacy across the block. § 134(a), (d)
• Where required by district rules, provide ground‑floor residential setbacks to buffer private windows/entries from the sidewalk. Example: SBDRMU requires 3–10 ft setbacks for ground‑floor residential. SBDRMU table

Link these design moves with your submittal narrative to applicable sections of the San Francisco Setbacks & Yards, San Francisco Height & Bulk, San Francisco Density & Dwelling Units, and the objective San Francisco Design Standards. Where construction details are involved, coordinate with the California Building Standards Code, and route permits through San Francisco Permits & Inspections. For overlays that modify these rules, check San Francisco Special Use Districts.

Checklist

• Identify mapped district(s) and any applicable overlays; confirm if your district table flags “Subject to the Residential Design Guidelines” (e.g., RTO/RTO‑M, RC‑3/RC‑4). § 311 as referenced — district tables
• Demonstrate rear yard compliance: depth, location by story, and any allowed substitutions/adjustments (corner/alley, C‑3, Eastern Neighborhoods). § 134(c)–(d), (g)–(i)
• Explain massing/scale compatibility: streetwall height, bay rhythm, facade articulation, and how bulk is reduced at upper stories. Guideline principles; § 329 enables guideline conformance conditions
• Show how light, air, and privacy are preserved for adjacent properties and the interior block open space. § 134(a), (d)
• If in RH‑1(D), document side‑yard compliance and any allowable reductions. § 133
• If in a special district with unique massing rules (e.g., Bernal Heights SUD), include required mass‑reduction diagrams. Code reference: Not found in retrieved materials; see retrieved text for standards
• Coordinate any objective frontage/ground‑floor residential standards that apply in your district. SBDRMU example; Citywide Design Standards

Risks & Ambiguities

Plain-English Summary

For most neighborhoods, you must keep a usable rear yard that protects the shared mid‑block open space, preserve light/air and neighbor privacy, and shape your building to the block’s height and rhythm. District tables often call out when a project is “Subject to the Residential Design Guidelines,” which Planning uses—alongside § 134 and other controls—to tune massing, scale, and rear‑yard character to San Francisco’s fabric. § 134; § 311 as referenced — district tables

Source References

• SF Planning Code — Rear Yards, purposes, basic requirements, and location by district: § 134(a)–(d), (g)–(i)
• SF Planning Code — RH‑1(D) side yards: § 133
• SF Planning Code — RTO/RTO‑M Zoning Control Table (front setbacks, rear yards; RDG applicability via § 311): Table 209.4
• SF Planning Code — RC‑3/RC‑4 Zoning Control Table (rear yards; RDG applicability via § 311): Table 209.3
• SF Planning Code — Large Project Authorization and design guideline conformance: § 329
• SF Planning Code — Bernal Heights SUD mass‑reduction and related rear‑yard provisions: Code reference: Not found in retrieved materials; see retrieved text
• Citywide Design Standards — objective standards for modulation, lightwells/side setbacks, and ground‑floor residential: Document reference

Retrieved passages

• San Francisco Zoning Code (Section 270) High relevance show source text
• San Francisco Zoning Code (Section 134) High relevance show source text
• San Francisco Zoning Code (Section 6) High relevance show source text
• San Francisco Zoning Code (Section 6) High relevance show source text
• San Francisco Zoning Code (Section 207.1) High relevance show source text
• San Francisco Zoning Code (Section 134) High relevance show source text
• San Francisco Zoning Code (Section 134) High relevance show source text

Cited sections

• SF Planning Code — Rear Yards, purposes, basic requirements, and location by district: § 134(a)–(d), (g)–(i) (§ 134)
• SF Planning Code — RH‑1(D) side yards: § 133 (§ 133)
• SF Planning Code — RTO/RTO‑M Zoning Control Table (front setbacks, rear yards; RDG applicability via § 311): Table 209.4 (§ 311)
• SF Planning Code — RC‑3/RC‑4 Zoning Control Table (rear yards; RDG applicability via § 311): Table 209.3 (§ 311)
• SF Planning Code — Large Project Authorization and design guideline conformance: § 329 (§ 329)
• SF Planning Code — Bernal Heights SUD mass‑reduction and related rear‑yard provisions: Code reference: Not found in retrieved materials; see retrieved text
• Citywide Design Standards — objective standards for modulation, lightwells/side setbacks, and ground‑floor residential: Document reference
• SF Planning Code.md
• San-Francisco-Design-Standards.md