Local code · San Francisco

San Francisco — Planning Code

The San Francisco Planning Code, explained in plain English with the controlling citations.

Last reviewed: July 6, 2026

Overview

The San Francisco Planning Code establishes the city’s use districts and development standards, and pairs them with mapped Height and Bulk Districts to regulate what can be built where. This page focuses on core Planning Code controls for the city’s Residential House (RH), Residential-Mixed (RM), and Neighborhood Commercial (NC) districts—permitted uses, typical dimensional standards (height, bulk, and setbacks), density concepts, and when a project triggers a Conditional Use. For a broader context on how these pieces fit citywide, see the San Francisco zoning & planning overview.

Key rule of thumb: when multiple Planning Code standards apply to a site (use, height, bulk, setbacks, FAR, density), the most restrictive standard prevails under § 250(d) .

How the Planning Code is structured (what matters for projects)

Use districts (e.g., RH, RM, NC) set permitted and conditional uses and many site standards (Article 2; district tables). Height is also affected by mapped Height & Bulk Districts (Article 2.5) .
Height & Bulk Districts are established in § 250; no building may exceed those mapped limits, except where the Code provides specific exceptions. In any conflict among applicable standards, the strictest rule controls (§ 250(b), (d)) .
Building height is measured per § 260, and additional special height rules apply in certain districts (e.g., § 261 for RH districts; § 261.1 for narrow streets/alleys referenced in NC and RM tables) .
The Planning Code defines when a use is “Conditional” and points to the authorization process in § 303 (see definition of Conditional Use in § 102) . For submittals and sequencing with other permits, also see San Francisco Permits & Forms.
Setbacks and yards are addressed across §§ 130–136, including front setbacks (§ 132), side yards (§ 133), and rear yards (§ 134). District tables specify how they apply by zone; RH/RM fundamentals and NC yard rules are excerpted below .

Height & Bulk Districts at a glance

Height & Bulk designations like 40‑X, 65‑A, 75‑B, etc., are mapped citywide (Article 2.5, § 250). They cap building height and control bulk form; many districts in RH, RM, and NC areas are “generally 40‑X,” with street- and area-specific variations shown on the Height & Bulk Map Sheets (cited in district tables) .
The Planning Code includes numerous special height exceptions tied to specific corridors or Special Use Districts (e.g., Western SoMa, Central SoMa, HOPE SF neighborhoods), typically processed via Conditional Use under § 303 (see § 263 series) .

District-by-district controls

RH-1(D) — Residential, House, One-Dwelling (Detached)

Purpose and character: Low-density houses; detached pattern implied by district title. Verify site-specific mapping.
Typical permitted uses: Dwellings; very limited commercial via corner stores subject to § 231 (ground-floor, on corner lots, strict size and operating limits; no accessory parking; formula retail not permitted in RH/RM) .
Key dimensional standards:
- Maximum dwelling height: 35 ft citywide baseline with slope adjustments (see § 261(b)(1)(A)–(C)) .
- Rear yard: In RH and RM‑1/RM‑2, provide 30% of lot depth, min 15 ft (§ 134(c)(1)) .
- Mapped Height & Bulk (e.g., 40‑X) still applies; the lower of mapped vs. § 261 applies (§ 250(d)) .
Where it applies: As mapped on the Zoning Map. Verify with the jurisdiction.

RH-1 — Residential, House, One-Dwelling

Typical permitted uses: Dwellings; limited § 231 corner commercial as above (size capped at 1,200 sf in RH/RM‑1/RM‑2; hours 6:00 a.m.–10:00 p.m.; no accessory parking) .
Key dimensional standards:
- Maximum dwelling height: 35 ft baseline; slope-based 30–40 ft adjustments (§ 261(b)(1)) .
- Rear yard: 30% of lot depth, min 15 ft (§ 134(c)(1)) .
Where it applies: As mapped. Verify with the jurisdiction.

RH-1(S) — Residential, House, One-Dwelling (Small)

Typical permitted uses: Dwellings; corner commercial per § 231 with the same RH limits (see RH‑1) .
Key dimensional standards:
- Maximum dwelling height: 35 ft baseline with slope adjustments (§ 261(b)(1)(A)–(C)) .
- Rear yard: 30% of lot depth, min 15 ft (§ 134(c)(1)) .
Where it applies: As mapped. Verify with the jurisdiction.

RH-2 — Residential, House, Two-Dwelling

Purpose and character: Two-family houses and large flats common; structures “usually do not exceed 40 ft in height” descriptionally (not a mandate) .
Typical permitted uses: Dwellings; § 231 corner commercial allowed with 1,200 sf cap and operating limits; formula retail not permitted in RH/RM via § 231(e) .
Key dimensional standards:
- Maximum dwelling height: 40 ft baseline, reduced to 35 ft on steep downslope lots (§ 261(b)(2)) .
- Rear yard: 30% of lot depth, min 15 ft (§ 134(c)(1)) .
Where it applies: As mapped. Verify with the jurisdiction.

RH-3 — Residential, House, Three-Dwelling

Purpose and character: Three-unit buildings and large flats; varied styles; outdoor space often on decks/balconies (descriptive) .
Typical permitted uses: Dwellings; limited § 231 corner commercial with higher cap only in RM‑3/RM‑4; RH‑3 follows RH/RM‑1/2 corner-store limits unless otherwise mapped; verify with the jurisdiction (§ 231) .
Key dimensional standards:
- Mapped Height & Bulk controls apply (e.g., many areas “generally 40‑X” per maps cited in district tables) and RH rear yard rules for the applicable district class (§ 250; § 134) .
Where it applies: As mapped. Verify with the jurisdiction.

RM-1 — Residential, Mixed, Low Density

Purpose and character: Mix of houses and small apartments; generally moderate scale; buildings “rarely exceed 40 ft in height” descriptionally (not a mandate) .
Typical permitted uses: Residential; supporting nonresidential uses present; limited corner commercial allowed per § 231 with a max 1,200 sf cap and operating limits; formula retail not permitted in RH/RM under § 231(e) .
Key dimensional standards:
- Front setback: Based on adjacent property with the shortest front setback; cap at 10 ft (§§ 130–132 as shown in RM table) .
- Rear yard: 30% of lot depth, min 15 ft (§ 134(c)(1)) .
- Height & Bulk: Varies by map; see Height & Bulk Map and § 261.1 alley sculpting reference in RM table .

RM-2 — Residential, Mixed, Moderate Density

Purpose and character: Higher unit density than RM‑1; careful design needed to provide resident amenities (descriptive) .
Typical permitted uses: Residential; limited § 231 corner commercial (max 1,200 sf) with operating limits; formula retail not permitted in RH/RM under § 231(e) .
Key dimensional standards:
- Front setback: Adjacent-shortest rule; max 10 ft (§§ 130–132 per RM table) .
- Rear yard: 30% of lot depth, min 15 ft (§ 134(c)(1)) .
- Height & Bulk: Per maps; alley height sculpting per § 261.1 reference in RM table .

RM-3 — Residential, Mixed, Medium Density

Purpose and character: Predominantly apartment buildings of 6–10+ units; many exceed 40 ft (descriptive) .
Typical permitted uses: Residential; § 231 corner commercial up to 2,500 sf with operating limits on corner lots in RM‑3/RM‑4; formula retail not permitted in RH/RM under § 231(e) .
Key dimensional standards: Front setback (adjacent-shortest, cap 10 ft) as shown in RM table; mapped Height & Bulk and alley sculpting references apply; rear yards per § 134 and district table .

RM-4 — Residential, Mixed, High Density

Purpose and character: High-density apartments; buildings over 40 ft common (descriptive) .
Typical permitted uses: Residential; § 231 corner commercial up to 2,500 sf (corner-lot, operating/hour limits) in RM‑4; formula retail not permitted under § 231(e) in RH/RM .
Key dimensional standards: As mapped (Height & Bulk); front setbacks per RM table framework; rear yards per § 134 and district table references .

NC‑1 — Neighborhood Commercial Cluster District

Purpose and character: Local-serving clusters with small-scale ground-floor retail; commercial intensity is low and limited in size, hours, and types; certain auto uses, financial services, hotels, drive-ups, and late-night activity are prohibited or restricted per district provisions; housing is encouraged above ground floor (§ 710) .
Typical permitted uses: Neighborhood-serving retail and services at ground story (generally limited to ~3,000 sf per § 710 table context); residential above ground floor; see district table for specific prohibitions and restrictions (§ 710) .
Key dimensional standards:
- Height & Bulk: Varies; “generally 40‑X” with alley sculpting per § 261.1 (Table 710) .
- Rear yard: 25% of lot depth, min 15 ft at grade and each story; table details exceptions for first story depending on dwellings present (Table 710; §§ 130, 134, 136) .
- Front setback/side yard: Not required (Table 710; §§ 130–133) .

NC‑2 — Small-Scale Neighborhood Commercial District

Purpose and character: Neighborhood-serving businesses are strongly encouraged; most new commercial permitted on ground and second stories; residential above ground story encouraged (§ 711) .
Typical permitted uses: Retail, personal services, offices (with district-specific constraints), and housing; see Table 711 for particulars (§ 711) .
Key dimensional standards:
- Height & Bulk: Varies; “generally 40‑X”; alley sculpting per § 261.1 (Table 711) .
- Rear yard: 25% of lot depth, min 15 ft, required at second story and above, and at first story if it contains a dwelling unit (Table 711; §§ 130, 134, 136) .
- Front setback/side yard: Not required (Table 711; §§ 130–133) .

NC‑3 — Moderate-Scale Neighborhood Commercial District

Purpose and character: Moderately scaled commercial corridors; some streets require ground-floor commercial; residential is protected and encouraged above ground floor (§ 712) .
Typical permitted uses: Wide range of neighborhood and community-serving retail/services; district tables flag CU thresholds and street-specific requirements (e.g., ground-floor commercial on designated streets per § 145.4) .
Key dimensional standards:
- Height & Bulk: Varies; “generally 40‑X”; alley sculpting per § 261.1 (Table 712) .
- Rear yard: 25% of lot depth, min 15 ft, at lowest story with a dwelling and above (Table 712; §§ 130, 134, 136) .
- Front setback/side yard: Not required (Table 712; §§ 131–133) .

Selected standards and triggers (quick table)

Topic	RH (typical)	RM (typical)	NC-1 / NC-2 / NC-3 (typical)	Code Reference
Base mapped height	Varies by Height & Bulk Map; often 40-X	Varies by map	Varies by map; often 40-X	§ 250; district tables cite map sheets
Extra RH height rules	RH‑1/1(S)/1(D) dwellings at 35 ft (30–40 ft w/ slope); RH‑2 at 40 ft (35 ft on some downslope lots)	Not found in retrieved materials	Not applicable	§ 261(b)(1)–(2)
Rear yard minimum	30% of lot depth, min 15 ft (RH; RM‑1/2)	30% of lot depth, min 15 ft (RM‑1/2)	25% of lot depth, min 15 ft at specified stories	§ 134(c)(1); Tables 710–712
Front setback	Pattern-based; verify district table	Adjacent-shortest, max 10 ft (per RM table)	Not required	RM Table 209.2; NC Tables 710–712; §§ 130–133
Corner stores in RH/RM	Allowed on ground floor at corners; strict size (1,200 sf in RH/RM‑1/2; 2,500 sf in RM‑3/4), hours (6 a.m.–10 p.m.), no accessory parking; formula retail not permitted in RH/RM	Same	Not applicable (see NC rules)	§ 231(b)–(j)
Conditional Use (CU) concept	Many higher-intensity or size thresholds can require CU; see each district table	Same	Same (e.g., frontage/size triggers in some NCs)	CU defined in § 102; processed under § 303 (referenced throughout)

Conditional Use (what it means here)

A Conditional Use is a use the Code allows on a case-by-case basis after Planning Commission review, considering neighborhood fit and Code criteria. The Code’s definition points to § 303 for procedures and criteria (§ 102) .
Many height/bulk exceptions in special districts or corridors are only available via CU (e.g., Western SoMa height exceptions in § 263.29 require CU under § 303) .
District tables also flag CU thresholds (e.g., maximum building frontage or size in certain commercial districts; see Table 712 notes) .
For project intake and parallel reviews (e.g., environmental, design), coordinate early with the Planning Department via San Francisco Permits & Forms and consult San Francisco Design Standards.

Related requirements you will still need to meet

Construction must comply with the California Building Standards Code and local enforcement under the San Francisco Building Inspection Commission Code.
Fire/life safety and access are governed by the San Francisco Fire Code.
Housing protections and demolition/conversion limits often cross-reference the San Francisco Rent Ordinance and San Francisco Administrative Code.
Accessory Dwelling Units are addressed on the city’s ADU page; see San Francisco ADUs and background under California ADU law.

Checklist

Confirm your lot’s mapped use district (e.g., RH‑2, RM‑2, NC‑2) and Height & Bulk District (e.g., 40‑X) on the Zoning Map; apply the strictest overlapping rule (§ 250(d)) .
Determine whether your proposed use is principally permitted or conditional in your district (see district table; CU defined in § 102 and processed under § 303) .
Verify maximum height per the Height & Bulk Map and, if in RH, the additional RH dwelling height limits in § 261 (slope adjustments can change 35/40 ft limits) .
Lay out setbacks and yards: apply § 134 rear yard (e.g., 30% of lot depth in RH/RM‑1/2; 25% in many NCs at specified stories) and any front/side yard rules in the district table or §§ 130–133 .
If proposing a corner store in RH/RM, ensure location, size, hours, and parking comply with § 231 (and note formula retail prohibition) .
Check for special height/bulk exceptions in your area (Article 2.5, § 263 series). Many require CU authorization under § 303 (e.g., Western SoMa) .
Coordinate submittals and reviews with Planning and DBI; ensure alignment with Permits & Forms and applicable building/fire codes.

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlap of mapped height vs. RH-specific height limits	RH dwellings have special caps that can be lower than mapped heights	Confirm both the Height & Bulk Map cap and the § 261 cap; the stricter applies (§ 250(d))
Front setback basis in RM	Setback ties to adjacent shortest front yard up to a cap	Use RM Table 209.2 and §§ 130–132 to calculate; field-measure adjacent setbacks; “max 10 ft” cap in RM table
Rear yard story-by-story rules in NC	Yard often required only where there are dwellings and above certain levels	Check the specific NC table (NC‑1/2/3) for which stories require the 25% rear yard and exceptions
Corner-store eligibility in RH/RM	Location, size, hours, and formula retail rules are strict	Confirm corner-lot status, depth limit from corner, 1,200/2,500 sf cap, 6 a.m.–10 p.m. hours, no accessory parking (§ 231)
CU triggers in commercial districts	Some streets impose extra ground-floor or frontage rules	Read your NC table notes (e.g., § 145.4 requirements in NC‑3) and be ready for § 303 CU review if triggered
Special Use District overlays	SUDs can supersede baseline Article 2/2.5 rules	If within a SUD (e.g., HOPE SF), follow SUD section for uses, height, setbacks, parking

Plain-English Summary

In San Francisco, every parcel sits in a use district (like RH, RM, or NC) and a mapped Height & Bulk District (like 40‑X). Your permitted uses and basic form come from the district table, but you must also meet your height cap, yard/setback rules, and—if needed—secure a Conditional Use. Houses in RH zones face extra height caps in § 261; RM adds pattern-based front setbacks and the same rear yards as RH‑1/2; and NC corridors usually allow 40‑ft buildings with rear yards only where there are dwellings above the ground floor.

Information Gaps

Exact density formulas (e.g., lot area per unit) for base RH and RM districts: Not found in retrieved materials.
Comprehensive permitted-use lists for each RH and RM district beyond corner store allowances: Not found in retrieved materials.
Detailed front setback rules for RH districts (whether the RM “adjacent-shortest” rule applies identically in RH): Not found in retrieved materials.
Full CU thresholds by use/size for NC districts (beyond table excerpts and street-specific references): Not found in retrieved materials.

Source References

Article 2.5 Height & Bulk Districts overview; section list including § 260 and § 261; and “most restrictive prevails” rule in § 250(d)
RH dwelling height limits and slope adjustments (§ 261(b))
Rear yard standards (§ 134(c)(1); story/location and alternatives)
RM district purposes and table references (§ 209.2; Table 209.2 excerpts for front setbacks and height references)
Corner commercial in RH/RM (§ 231; location, size, hours, parking; formula retail limits)
NC‑1, NC‑2, NC‑3 district tables (height notes, rear yards, frontage rules) (§§ 710–712)
Conditional Use definition (§ 102) and references to § 303 process; example of height exceptions requiring CU in Western SoMa (§ 263.29)

Sources

Retrieved passages

San Francisco Zoning Code (Section 303) High relevance
San Francisco Zoning Code (section originally) High relevance
San Francisco Zoning Code (Section Maps) High relevance
San Francisco Zoning Code (Section 303) High relevance
San Francisco Zoning Code (Section 413) High relevance
San Francisco Zoning Code (Section 249.52) High relevance
San Francisco Zoning Code (Article 2.5.) High relevance
San Francisco Zoning Code (Section 304.) High relevance
San Francisco Zoning Code (Section 710) High relevance
San Francisco Zoning Code (Section 249.23) High relevance
San Francisco Zoning Code (Section 303) High relevance
San Francisco Zoning Code (Section 249.76.) Medium relevance
San Francisco Zoning Code (Section 249.75) Medium relevance
San Francisco Zoning Code (section must) Medium relevance

Cited sections

Article 2.5 Height & Bulk Districts overview; section list including § 260 and § 261; and “most restrictive prevails” rule in § 250(d) (Article 2.5)
RH dwelling height limits and slope adjustments (§ 261(b)) (§ 261)
Rear yard standards (§ 134(c)(1); story/location and alternatives) (§ 134)
RM district purposes and table references (§ 209.2; Table 209.2 excerpts for front setbacks and height references) (§ 209.2)
Corner commercial in RH/RM (§ 231; location, size, hours, parking; formula retail limits) (§ 231)
NC‑1, NC‑2, NC‑3 district tables (height notes, rear yards, frontage rules) (§§ 710–712) (§ 710)
Conditional Use definition (§ 102) and references to § 303 process; example of height exceptions requiring CU in Western SoMa (§ 263.29) (§ 102)
SF Planning Code.md

Frequently asked questions

What can I build on an RH-1 lot in San Francisco?

Principally, dwellings. Height for dwellings is capped at 35 ft (with slope-based adjustments to 30–40 ft) under § 261(b)(1); your mapped Height & Bulk limit must also be respected, with the stricter rule controlling per § 250(d). Rear yards are 30% of lot depth, minimum 15 ft (§ 134(c)(1)). Limited corner-store uses may be allowed under § 231 with strict size and hour limits .

What are the typical rear yard requirements in RH and RM districts?

In RH and in RM‑1 and RM‑2, the basic rear yard is 30% of lot depth, but not less than 15 ft (§ 134(c)(1)). Additional configuration rules apply to corner and through lots (§ 134(f), (h)). In NC districts, yard is typically 25% at specified residential stories (see NC tables) .

Do NC districts require a front setback?

Generally no. NC‑1, NC‑2, and NC‑3 tables state front setback/side yard are “Not Required,” but rear yards apply where there are dwellings and at upper stories (25% lot depth, min 15 ft). See Tables 710–712 for story-by-story details and street frontage requirements (§ 145.1) .

When do I need a Conditional Use in these districts?

The Planning Code flags CU when a use or design exceeds baseline allowances—examples include certain height exceptions (e.g., Western SoMa under § 263.29) and district-specific thresholds (frontage, size, or ground-floor use requirements). CU is defined in § 102 and processed under § 303 .

Can I add a corner store to a residential RH or RM corner lot?

Possibly. § 231 allows limited ground-floor commercial at corners subject to strict siting (corner-lot depth constraints), size caps (1,200 sf in RH/RM‑1/2; 2,500 sf in RM‑3/4), hours (6 a.m.–10 p.m.), and a prohibition on accessory parking. Formula retail is not permitted in RH/RM under § 231(e) .

How is building height measured?

Height is measured per § 260, and different mapped Height & Bulk districts set maximum heights citywide. In RH districts, § 261 adds dwelling-specific caps and slope adjustments (e.g., 35 ft in RH‑1, up to 40 ft in some cases). Always apply the strictest applicable cap (§ 250(d)) .

What about density limits (how many units) in RH or RM?

The base Code ties density to each district’s zoning control table, and some Special Use Districts state “density follows the underlying RM district.” Specific numeric density formulas were not found in the retrieved materials; verify with the district table for your site and the Planning Department. See examples in HOPE SF SUDs where density follows RM‑1/2 controls (§§ 249.75–249.76 excerpts) .

Are there special height bonuses for active ground-floor uses?

Some NC districts reference a 5‑ft height bonus for active ground-floor uses (see § 263.20 note in district tables). Whether it applies depends on the specific mapped district and table footnotes; check your NC table (710–712) and Height & Bulk Map references .

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