San Francisco — Height & Bulk

Last reviewed: July 6, 2026

Overview

San Francisco assigns every parcel a Height & Bulk designation on the height/bulk maps; the number is the maximum building height in feet and the letter is the bulk class that controls building massing above specified levels. These rules are established in Article 2.5 of the San Francisco Planning Code and implemented through mapped Height & Bulk Districts and related special exceptions. The measurement of height and most exceptions to height limits are codified directly in § 260, with supplemental, district-specific limits and exceptions in §§ 261–263.

Quick read: A Height & Bulk label like “40‑X” means a mapped maximum height of 40 feet with bulk limits designated by the letter; bulk letters refer to controls in § 270, while the number is the cap on measured building height under § 260.

How Height & Bulk districts are set up

• The City establishes Height & Bulk districts and prohibits buildings from exceeding those limits unless a specific exception in Article 2.5 applies. Where several standards conflict, the most restrictive prevails. See §§ 250–252.
• Mapped height is given as a number; bulk limits are indicated by a letter that points to dimensional rules in § 270 (bulk measurement lives there; this page focuses on §§ 250–263). See § 252.
• Many neighborhood zoning tables reference Height & Bulk map sheets (e.g., districts “generally 40‑X” in neighborhood corridors). For context, see those tables and maps; uses continue to be governed by the underlying Use Districts.

How maximum building height is measured (the core rules in § 260)

• Reference point: height is measured from curb level or averaged ground elevations depending on whether the lot slopes up or down; lots with multiple frontages may choose the measuring street within § 260(a) rules.
• Lateral slope constraint: where the curb or ground laterally slopes, Table 260 limits how much of a building may be measured from one point (e.g., at >15–20% slope, max 55 feet of building width per measurement point).
• Rooftop features exempt from height (with caps): mechanical equipment and screening, chimneys, solar/wind panels, cooling towers, window-washing gear, elevator/stair/ mechanical penthouses, skylights, and some rooftop recreation structures may project above the height limit within the caps of § 260(b), including:
  • Area: generally up to 30% of roof plan area (may increase to 40% with unroofed screening), with special accounting in C‑3 and Rincon Hill towers.
  • Height: mechanical features up to the top 16 ft (if district ≤65 ft) or 20 ft (if >65 ft). Elevator penthouses are limited to the top 16 ft and to the shaft footprint.
• Separate sign height limits exist in Article 6; the more restrictive sign or building height rule applies per § 262.

Additional citywide height limits on dwellings in RH districts (§ 261)

• In RH‑1(D), RH‑1, RH‑1(S): no portion may exceed 35 ft; adjustments recognize topography (e.g., permitted height increases to 40 ft if the average rear elevation is ≥20 ft higher than the front; reduced to 30 ft or 25 ft in steep down‑slope conditions). See § 261(b)(1)(A)–(C).
• In RH‑2: no portion may exceed 40 ft; reduced to 35 ft where the rear is ≥20 ft lower than the front per § 261(b)(2).
• Additional limits apply to the front portion of lots with dwellings in RH‑1 and RH‑2 except where the rear is ≥20 ft higher than the front; see § 261(c). Details should be verified on a parcel‑by‑parcel basis.

Special review triggers tied to mapped heights

• In mapped 85‑X along Mission Street within the Mission Street NCT, building frontages must step back 15 ft above 65 ft; the Planning Commission may reduce/waive with Conditional Use under § 253.4.
• In the Chinatown Mixed Use districts, any building portion over 35 ft requires Conditional Use approval under § 254 (to address sidewalk sun access).

District-by-District breakdown (as used in §§ 250–263)

Note: “Typical permitted uses” are controlled by the underlying Use Districts. Article 2.5 does not assign uses to Height & Bulk districts. Where a use is listed below, it is for context and must be verified.

40‑X

• Purpose: Baseline mapped height regime in many neighborhood corridors; implements Urban Design policies in § 251.
• Typical permitted uses: Not found in retrieved materials (uses follow the Use District).
• Key dimensional standards: 40 ft max building height (measured per § 260); rooftop exceptions per § 260(b).
• Where it applies: Common on NCD/NCT corridors (e.g., neighborhood tables cite “generally 40‑X” and refer to Height & Bulk maps). Verify your map sheet.

50‑X

• Purpose: Corridor intensification consistent with § 251 goals.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: 50 ft max; measurement/exemptions per § 260; can pair with a local bonus (e.g., some districts allow a +5 ft bonus for active ground floor via § 263.20).
• Where it applies: Mapped on specified corridors; verify on Height & Bulk Map sheets.

65‑A / 65‑B (examples of bulk‑lettered districts)

• Purpose: Allow modest mid‑rise while controlling apparent mass through bulk class. Letters reference § 270 bulk rules. § 252 clarifies that letters denote bulk classes.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: 65 ft height cap; rooftop exceptions per § 260(b). Bulk sculpting is by the mapped letter and § 270 (outside this page’s scope).
• Where it applies: Selected corridors/districts (e.g., Divisadero cites 65‑A). Verify your sheet (HT02/HT07).

80‑130‑F and 80‑130‑X

• Purpose: Ensure that height above 80 ft occurs only when it won’t overwhelm scale or cast significant shadows; exceptions are discretionary. § 263.8.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: Base 80 ft; exception up to 130 ft may be granted if: no significant new shadows on sidewalks/parks, appropriate transitions to neighbors, and upper mass set back to maintain the predominant streetwall. § 263.8(a)–(b).
• Where it applies: As mapped on Sectional Map No. 1H.

85‑X (Mission Street NCT frontage control)

• Purpose: Maintain streetwall and sky exposure along Mission Street.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: Above 65 ft, provide a 15 ft setback at Mission Street frontage; Planning Commission may waive/reduce with Conditional Use per § 253.4(c).
• Where it applies: Parcels in the Mission Street NCT with Mission frontage, mapped 85‑X.

40‑X/50‑X (Fulton Street Grocery Store SUD)

• Purpose: Facilitate a grocery‑anchored project by allowing height up to 50 ft via Conditional Use within a mapped 40‑X/50‑X envelope. § 263.22.
• Typical permitted uses: Grocery and related ground floor activation (see SUD controls; uses not established by Article 2.5). Not found in retrieved materials.
• Key dimensional standards: Exception above 40 ft to 50 ft by Conditional Use within the SUD on Map 2H. § 263.22(a)–(b).
• Where it applies: Fulton Street Grocery Store Special Use District (see Zoning Map).

40/65‑X (Hunters View SUD and HOPE SF SUDs)

• Purpose: Enable phased rebuilding of public/affordable housing with carefully located taller elements. § 263.23 (Hunters View); similar “mapped 40/65‑X” frameworks govern Sunnydale and Potrero HOPE SF SUDs.
• Typical permitted uses: Residential as principal (Article 2.5 notes for exceptions); confirm with SUD controls.
• Key dimensional standards: Exceptions from 40 ft to 65 ft subject to findings (e.g., no significant new park shadows, appropriate transitions; caps on percentage of site over specified heights). § 263.23(c).
• Where it applies: Mapped SUD areas on the Height & Bulk maps HT sheets (see SUD sections for specific maps).

SALI in 40‑55‑X

• Purpose: Encourage arts activities by granting extra height when dedicated arts space is provided. § 263.28(a).
• Typical permitted uses: Arts activities are emphasized; confirm allowed uses in the SALI District (outside Article 2.5). Not found in retrieved materials.
• Key dimensional standards: Max 40 ft unless criteria met; then up to 55 ft with conditions (e.g., a designated arts‑activity story with minimum 15 ft floor‑to‑floor and recorded restrictions). § 263.28(c)(1)–(3).
• Where it applies: Western SoMa Planning Area SALI within mapped 40‑55‑X.

S Districts (Skyline tower districts, e.g., S, S‑2)

• Purpose: Shape the skyline and require slender upper towers; limited, discretionary upper‑tower height extensions may enhance tower “termination.” § 263.9.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: The Planning Commission may allow up to a 10% height extension of the upper tower in S districts if the upper tower volume is reduced per § 271 Chart C and findings on skyline, light/air, and shadows are met. § 263.9(a)–(b).
• Where it applies: Mapped on Height & Bulk Maps 1H, 2H, 7H; verify S or S‑2 designation on your parcel.

200‑400‑S (Special)

• Purpose: Allow heights up to 400 ft in exchange for creating a large, privately owned publicly accessible open space (urban park) by aggregating open space requirements. § 263.10.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: Up to 400 ft via the § 309 process if open space aggregation standards are met. Mapped on a portion of Assessor’s Block 3737 on Map 1H. § 263.10.

R, R‑2, R‑3 Bulk Districts (podium/tower format)

• Purpose: Podium‑and‑slender‑tower form with adequate tower spacing. § 263.19(a).
• Typical permitted uses: Not found in retrieved materials (uses per underlying districts).
• Key dimensional standards: Heights are given as “podium/tower” pairs (e.g., 130/400); buildings may exceed the podium height only as compliant towers under § 270(e)–(f) bulk/spacing controls. § 263.19(b).
• Where it applies: R bulk districts on maps HT01, HT02, HT07; special R‑2 (Van Ness & Market) provisions use double pairs and add spacing/bulk specifics. § 263.19(c).

TB Bulk District (Transbay Downtown Residential)

• Purpose: Governed by the Transbay Redevelopment Project’s adopted Development Controls & Design Guidelines; map numbers are generalized ranges by block. § 263.18.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: Heights/locations/setbacks/bulk are as specified in the Transbay documents; “TB” mapping shows a range from base to maximum tower heights by block. § 263.18.
• Where it applies: Transbay Redevelopment Area, as shown on Map 1H.

65/240‑EP (Executive Park)

• Purpose: Define a master‑planned cluster including three identified towers with strict siting, height, and floorplate caps. § 263.27.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: Tower A 240 ft (max floorplate 10,000 sf), Tower B 200 ft (10,000 sf), Tower C 170 ft (10,500 sf), with 150 ft minimum separations and orientation rules. § 263.27(4).
• Where it applies: Executive Park parcels identified on figures referenced by § 263.27.

Western SoMa mapped combos (e.g., 40‑X/65‑B, 55‑X/65‑B)

• Purpose: Allow Conditional Use exceptions to reach the maximum mapped height where findings and Western SoMa criteria are met. § 263.29.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: In specified Western SoMa SUD Height & Bulk combinations, the Commission may approve height above the base limit up to the mapped max through Conditional Use per §§ 303, 823(c)(12). § 263.29.
• Where it applies: Mapped portions of HT01, HT07, HT08 within the Western SoMa SUD (excluding SALI). § 263.29.

Chinatown Mixed Use height sets (e.g., 50‑N, 65‑N, 110‑G)

• Purpose: Protect small‑scale pattern while addressing sidewalk sun access; special corner/parapet features may exceed limits modestly. §§ 254, 263.4–263.6.
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: CU required for any portion above 35 ft in Chinatown Mixed Use; decorative corner pavilions and parapets allowed as exceptions (size/height‑limited). §§ 254, 263.6.
• Where it applies: Chinatown Community Business/Visitor Retail/Residential NC districts with mapped height sets (verify Map sheets).

Decision-relevant height rules and exceptions (selected)

Checklist

• Confirm your parcel’s mapped Height & Bulk designation and map sheet (e.g., HT01, HT02, HT07, HT08). See § 252 and district tables that reference the maps.
• Apply the § 260(a) height measurement rules to your site conditions (which street, slope up/down, lateral slope table).
• If proposing rooftop elements, demonstrate compliance with § 260(b) caps (area, height, screening).
• In RH‑1/RH‑2, check the additional dwelling height limits in § 261(b) and any front‑portion limit in § 261(c).
• If in 80‑130‑F/‑X, S, R bulk, or a Special Use District listed in § 263, verify whether a mapped exception pathway applies (and whether Conditional Use or § 309 review is required).
• In Mission Street NCT and Chinatown Mixed Use, check § 253.4/§ 254 triggers before design submittal.
• Coordinate with related standards such as Setbacks & Yards, Density & Dwelling Units, and Design Standards, as the most restrictive rule prevails under § 250(d).
• Plan your permit path early; see Permits & Inspections. Building safety still must meet the California Building Standards Code.

Risks & Ambiguities

Information Gaps

• Full text of § 261.1 (Additional Height Limits for Narrow Streets and Alleys) was not found in retrieved materials. Many district tables reference alley “height sculpting” per § 261.1; Verify with the jurisdiction and the current code text.
• Detailed bulk letter standards (A, B, F, etc.) live primarily in § 270; only cross‑references appear in § 252 within the retrieved materials. Not found in retrieved materials here beyond references; consult § 270.

Plain-English Summary

Your lot’s Height & Bulk label sets a hard cap on how tall the building can be and how bulky the upper stories can feel. Height is measured from specific points at the street or averaged ground, with limited allowances for rooftop equipment. Some districts let you go higher if you meet strict findings (like protecting sidewalk sun or shaping a slender tower), but others add extra limits—especially for houses in RH‑1/RH‑2 and for narrow streets and alleys. Start by confirming your map label, measure exactly as § 260 requires, and then check whether any special district rule in §§ 261–263 either constrains or enables your project.

Source References

• Planning Code Article 2.5, Height & Bulk Districts — establishment, purposes, classes: §§ 250–252.
• Height measurement and exemptions: § 260 (including Table 260 and § 260(b) rooftop features).
• Additional RH dwelling height limits: § 261(b)–(c).
• Mission Street NCT stepback: § 253.4.
• Chinatown >35‑ft Conditional Use and Chinatown height exceptions: § 254, §§ 263.4–263.6.
• Exceptions in 80‑130‑F/‑X: § 263.8.
• S‑district upper‑tower extension: § 263.9.
• 200‑400‑S special district: § 263.10.
• R bulk district podium/tower system: § 263.19.
• SALI extra height in 40‑55‑X: § 263.28.
• Western SoMa height exceptions: § 263.29.
• Fulton Street Grocery Store SUD: § 263.22.
• Executive Park (65/240‑EP): § 263.27.
• For general city planning context, see: San Francisco zoning & planning overview, San Francisco Planning Code, San Francisco Design Standards, and permitting at Permits & Inspections.

Retrieved passages

• San Francisco Zoning Code (ARTICLE 2.5) High relevance show source text
• San Francisco Zoning Code (Section 303) High relevance show source text
• San Francisco Zoning Code (Section 303) High relevance show source text
• San Francisco Zoning Code (Section shall) High relevance show source text
• San Francisco Zoning Code (section originally) High relevance show source text
• San Francisco Zoning Code (Section 249.78) High relevance show source text
• San Francisco Zoning Code (Section 249.23) High relevance show source text
• San Francisco Zoning Code (Section Maps) High relevance show source text
• San Francisco Zoning Code (Section 309.) High relevance show source text
• San Francisco Zoning Code (Section 271) High relevance show source text
• San Francisco Zoning Code High relevance show source text
• San Francisco Zoning Code (Article 2.5) High relevance show source text
• San Francisco Zoning Code (Article 6) High relevance show source text
• San Francisco Zoning Code (Section 155) High relevance show source text
• San Francisco Zoning Code (Section 106) High relevance show source text
• San Francisco Zoning Code (Section 303) High relevance show source text
• San Francisco Zoning Code (§ References) High relevance show source text
• San Francisco Zoning Code (Section 270) Medium relevance show source text
• San Francisco Zoning Code (§ References) Medium relevance show source text
• San Francisco Zoning Code (Section amended) Medium relevance show source text
• San Francisco Zoning Code (Section 260) Medium relevance show source text
• San Francisco Zoning Code (Section 303) High relevance show source text
• San Francisco Zoning Code (Section 132.3) High relevance show source text
• San Francisco Zoning Code (Article 2.5.) High relevance show source text
• San Francisco Zoning Code (§ References) High relevance show source text
• San Francisco Zoning Code (§ References) Medium relevance show source text
• San Francisco Zoning Code (Section shall) Medium relevance show source text
• San Francisco Zoning Code (Section shall) Medium relevance show source text

Cited sections

• Planning Code Article 2.5, Height & Bulk Districts — establishment, purposes, classes: **§§ 250–252**. (Article 2.5)
• Height measurement and exemptions: **§ 260** (including Table 260 and § 260(b) rooftop features). (§ 260)
• Additional RH dwelling height limits: **§ 261(b)–(c)**. (§ 261)
• Mission Street NCT stepback: **§ 253.4**. (§ 253.4)
• Chinatown >35‑ft Conditional Use and Chinatown height exceptions: **§ 254**, **§§ 263.4–263.6**. (§ 254)
• Exceptions in 80‑130‑F/‑X: **§ 263.8**. (§ 263.8)
• S‑district upper‑tower extension: **§ 263.9**. (§ 263.9)
• 200‑400‑S special district: **§ 263.10**. (§ 263.10)
• R bulk district podium/tower system: **§ 263.19**. (§ 263.19)
• SALI extra height in 40‑55‑X: **§ 263.28**. (§ 263.28)
• Western SoMa height exceptions: **§ 263.29**. (§ 263.29)
• Fulton Street Grocery Store SUD: **§ 263.22**. (§ 263.22)
• Executive Park (65/240‑EP): **§ 263.27**. (§ 263.27)
• For general city planning context, see: San Francisco zoning & planning overview, San Francisco Planning Code, San Francisco Design Standards, and permitting at Permits & Inspections.
• SF Planning Code.md