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San Francisco — Special Use Districts

Q: What is a Special Use District in San Francisco?

It’s a mapped overlay that customizes land-use rules for a defined area. The Planning Code authorizes SUDs in § 235 and says base district rules apply unless a specific SUD section states otherwise; where there’s a conflict, the SUD’s rules control.

Q: Do SUDs override base zoning like RH-2 or NC districts?

Often yes. Many SUDs say explicitly that their provisions govern over the underlying code in case of conflict (for example, Mission Rock § 249.80(d), Stonestown § 249.9(d), Balboa Reservoir § 249.90(b)). Always check the SUD’s “Relationship” subsection.

Q: Is Discretionary Review allowed inside SUDs?

Sometimes it’s barred. India Basin (§ 249.84(n)), Sunnydale HOPE SF (§ 249.75(5)), and 3333 California (§ 249.86(10)) all prohibit DR. Other SUDs may still allow standard Planning approvals.

Q: How do height and bulk work in SUDs?

Some SUDs assign custom height/bulk districts or rely on adopted design documents (e.g., Balboa Reservoir uses § 263.35; Stonestown uses § 263.36; Western SoMa uses § 263.29 for conditional height exceptions). Verify your HT map sheet and any SUD-specific rules.

Q: Do SUDs change parking and fee requirements?

Often. For example, the 2000 Marin SUD waives Article 4 development impact fees and multiple transportation/parking standards; Treasure Island/YBI sets custom parking maxima by use. Read the SUD’s “Controls” section carefully.

Q: What if my site is on Port land or in a Tidelands Trust area?

Waterfront SUDs and Treasure Island/YBI recognize state Public Trust and Port/TIDA jurisdiction. Projects may follow Port/TIDA design review and trust restrictions in addition to Planning Code references (§ 240; § 249.52(b)).

Q: Can residential density limits change inside SUDs?

Yes. Several SUDs modify or reframe density (e.g., Hunters View § 249.44(c); 1550 Evans allows residential density without lot area limits within other code constraints; Sunnydale manages density SUD‑wide against RM‑1.) Check the exact SUD language.

Q: Do I still need to follow design review or guidelines?

Often the SUD incorporates Design Standards/Guidelines or a Design for Development that function as the primary zoning for the area (e.g., Balboa Reservoir § 249.90(c); Pier 70; Potrero Power Station). Obtain the current version and follow its submittal procedures.

The San Francisco Special Use Districts, explained in plain English with the controlling citations.

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Last reviewed: July 6, 2026

Overview

San Francisco’s Special Use Districts (SUDs) are mapped overlays in the San Francisco Planning Code that tailor land-use rules to specific sites or corridors. The Planning Code authorizes SUDs in addition to the city’s base use districts and makes clear that the SUD’s controls prevail where they differ from the base zoning within the mapped SUD boundary (§ 235).
Many SUDs implement large, multi-phase plans governed by Design Standards/Guidelines and Development Agreements; others address a single site or narrowly targeted policy objective. Always verify the boundary on Zoning Map SU sheets referenced by the specific §.

Plain-English rule of thumb: if a parcel lies in a Special Use District, follow the SUD first—its specific section will either supplement the Planning Code or explicitly supersede it (§ 235; see also individual SUD sections below).

Before you start, orient yourself to the San Francisco Planning Code and related topics like Conditional Use, Height & Bulk, Setbacks & Yards, Density & Dwelling Units, and permitting via the Permits & Inspections pathway.

How SUDs fit into the Planning Code

The Planning Code creates SUDs “to carry out further the purposes of this Code,” mapping them on SU sheets; the base use district applies except where the SUD says otherwise (§ 235).
Some SUDs say outright that their provisions and adopted design documents supersede the Planning Code in full or in part (e.g., Mission Rock, Stonestown, Treasure Island/YBI). See the district entries and citations below.
SUDs often cross-reference core citywide sections on parking, open space, exposure, fees, and transportation demand management—watch for explicit exemptions or replacements in the SUD text (examples: 2000 Marin SUD; Treasure Island/YBI SUD).

Decision-quick table

SUD	What it changes most	Typical added/limited uses	Key height/bulk or parking controls	Code reference
Mission Rock	Supersedes Planning Code except listed sections; governed by Design Controls	Mixed-use waterfront program per Port/DA	Design Controls govern; Planning Code generally superseded	§ 249.80(d)-(e)
Stonestown	Supersedes Planning Code except listed sections; has its own DSG and height district	Mixed-use town center framework	Stonestown Mixed-Use Height & Bulk District controls height/bulk	§ 249.9(d); § 263.36
Treasure Island/YBI	Supersedes Planning Code except voter-adopted and named sections	Island-wide mixed-use	Custom parking ratios; TIDA/City split jurisdiction	§ 249.52(a)-(b); Table/parking controls
Balboa Reservoir	DSG establishes controls; co-terminus BR-MU	Housing, childcare, open space; limited retail by block	Heights per § 263.35; use table by block	§ 249.90(c), (g); § 263.35
2000 Marin (Flower Market temp)	Broad exemptions from parking, TDM, landscaping, fees	Wholesale market operations	Accessory parking caps and numerous Article 1 exemptions waived	§ 249.89(c)-(d)
Parkmerced	Removes many base caps; Design Standards govern	Residential/mixed-use subdistricts (PM-R, PM-MU1, etc.)	Height/bulk via Parkmerced standards	§ 249.64(a)-(b)
India Basin	Development Agreement/DSG govern; no DR	Mixed-use waterfront neighborhood	SUD controls prevail on conflicts; no DR	§ 249.84(b)-(c), (n)
3333 California	DA governs; no DR	Large planned mixed-use	SUD prevails on conflict; Planning Director consistency review	§ 249.86(c), (9)-(10)

District-by-district guide

Below are frequently encountered SUDs, with what they do, where they apply, and control highlights. For citywide base rules, see the zoning & planning overview.

§ 240 Waterfront Special Use Districts (Nos. 1–4)

Purpose: Address unique maritime, historic, and access issues on Port lands; creates a waterfront design review process and recognizes state/regional controls (Burton Act; BCDC).
Permitted uses: Governed by both Planning Code and Port/State regimes; projects on Port lands must clear waterfront design review.
Dimensional standards: Not consolidated here; projects often also fall under waterfront-specific height/bulk maps. Verify with Height & Bulk.
Where: Zoning Map SU1, SU8, SU9; under Port jurisdiction as mapped.

§ 237 Automotive Special Use District

Purpose: Cluster major auto sales/service and related wholesaling.
Uses: Automotive uses and wholesale auto parts are principal; other automotive uses may be conditional. See Conditional Use.
Where: Sectional Map SU02.
Dimensional: Not modified here. Not found in retrieved materials.

§ 249.3 Oceanview Large Residence SUD

Purpose: Protect neighborhood character; adds review thresholds for large homes in RH-1/RH-2.
Uses/approvals: Certain projects trigger Conditional Use (e.g., 5+ bedrooms; FAR over table limits; smallest unit <33% of largest; includes projects with ADUs).
Dimensional: Adds FAR table and review triggers; check Setbacks & Yards if proposing expansions.
Where: Oceanview perimeter on SU12.

§ 249.21 California Street & Presidio Avenue – Community Center SUD

Purpose: Enable a community-serving campus across split-zoned RM-1/Sacramento NCD.
Uses: Broad institutional, arts, fitness, and accessory retail/food uses as principal; extended hours need Conditional Use. Formula retail excluded from “Eating and Drinking.”
Dimensional: Underlying RM-1 and Sacramento NCD controls apply unless modified here.
Where: SU03 map.

§ 249.44 Hunters View SUD

Purpose: Rebuild and expand public/affordable housing; allow density above base.
Uses: Mixed-income housing with supportive non-residential uses.
Dimensional: Density may exceed underlying if criteria in § 249.44(c) met; specifics project/phase-based.
Where: Hunters View site (Housing Authority).

§ 249.54 Executive Park SUD

Purpose: Convert an office park to a higher-density, predominantly residential mixed-use area; ties to Executive Park Design Guidelines.
Uses: Mixed-use with residential focus; guidelines supplement base district.
Dimensional: Governed by Executive Park Design Guidelines and Bayview Hunters Point Plan references.
Where: SU10 (Harney Way/US‑101 area).

§ 249.59 Calle 24 SUD

Purpose: Preserve the Calle 24 Latino Cultural District’s character and support Latino arts/legacy businesses.
Uses/controls: Cultural/legacy emphasis; additional controls not fully listed here. Not found in retrieved materials.
Where: SU07 & SU08 (Mission corridor).

§ 249.64 Parkmerced SUD

Purpose: Long-term rebuild/expand Parkmerced; removes certain base limits; Design Standards govern.
Uses: Multiple Parkmerced zoning subdistricts (PM-R, PM‑MU1, PM‑MU2, PM‑S, PM‑CF, PM‑OS) with residential, neighborhood retail, childcare as listed; some uses prohibited (e.g., Drive-Up Facility, Adult Business).
Dimensional: Height/bulk per Parkmerced Design Standards; not Article 2.5.
Where: SU13.

§ 249.68 Cesar Chavez/Valencia Streets Medical Use SUD

Purpose: Enable hospital/medical center expansion around St. Luke’s.
Uses: Hospital/medical center and medical office; FAR up to 2.6:1 by Conditional Use if part of medical institution.
Dimensional: RH‑2 base applies except listed exceptions.
Where: SU07 (Cesar Chavez/Valencia).

§ 249.69 Chinese Hospital SUD

Purpose: Facilitate new Chinese Hospital at 835–845 Jackson.
Uses: CRNC controls apply with added conditional-use flexibility (e.g., exceed size limits in § 121.4); special sign allowances described.
Dimensional: Per underlying CRNC except where SUD specifies.
Where: SU01 (Chinatown).

§ 249.79 Pier 70 SUD

Purpose: Implement Pier 70 mixed-use per DA/DDA; Port lands/public trust apply.
Uses: Mixed-use including housing, small-scale manufacturing; details via Design for Development.
Dimensional: Governed by Design for Development; state law (Burton Act; AB 418) also applies.
Where: SU08 (Dogpatch waterfront).

§ 249.80 Mission Rock SUD

Purpose: Establish Mission Rock mixed-use program with Port; Design Controls are the primary zoning.
Uses: Defined by Design Controls; Planning Code largely superseded except enumerated sections (e.g., § 105, § 201, § 291, § 901, key voter-adopted provisions).
Dimensional: Per Design Controls; see Height & Bulk for referenced districts.
Where: Port waterfront south of Oracle Park.

§ 249.81 1629 Market Street SUD

Not found in retrieved materials.

§ 249.82 430 29th Avenue SUD

Purpose: Allow administrative/office support for Social Service/Philanthropic Facilities while keeping a residential street presence.
Uses: Back-of-house social service/philanthropic administrative functions are principal; may not serve the public; street-facing principal use must remain Residential; § 311 notice not required for those permits.
Dimensional: Underlying code otherwise applies; SUD prevails on conflict.
Where: SU04.

§ 249.84 India Basin SUD

Purpose: Implement India Basin mixed-use waterfront with Public Trust parcels; DSG incorporated; Port and RPD roles specified.
Uses/approvals: DSG governs; “No requests for discretionary review” accepted for SUD projects.
Dimensional: DSG and mapped height/bulk; SUD controls prevail on conflict.
Where: SU09 (Innes Ave/India Basin shoreline).

§ 249.85 1550 Evans Avenue SUD

Purpose: Enable a new Southeast Community Center and allow additional community-serving and BMR residential uses on a PDR site.
Uses: Adds principal Institutional Community/Education, Restaurants/Limited Restaurants, Arts Activities, and below-market-rate Residential Buildings to PDR‑2 baseline.
Dimensional: Density not limited by lot area; subject to height, bulk, setbacks, open space, exposure, unit mix and applicable design guidelines; accessory parking exempt from § 151(c) limits.
Where: SU08 (Block 5203 Lot 035).

§ 249.86 3333 California Street SUD

Purpose/DA: Implements mixed-use with DA; Planning provisions apply unless in conflict; SUD prevails.
Approvals: Planning Department/Commission consistency review; no Discretionary Review requests accepted.
Dimensional: Per SUD/DA/Design for Development where applicable.
Where: SU08 mapping reference in code context.

§ 249.87 Potrero Power Station SUD

Purpose: Implement mixed-use reuse of former power plant with waterfront parks; Port role on certain open spaces.
Uses: Mixed-use neighborhood with community facilities, retail, and open space; Design for Development governs.
Dimensional: SUD prevails over conflicting Planning Code provisions.
Where: SU08 (Dogpatch waterfront south of 22nd).

§ 249.88 Bayview Industrial Triangle Cannabis Restricted Use District

Purpose/control: No new Cannabis Retail permitted.
Where: As mapped. Dimensional: Not found in retrieved materials.

§ 249.89 2000 Marin Street SUD (Temporary Flower Market)

Purpose: Temporary site for the Wholesale Flower Market.
Uses/controls: Broad exemptions from multiple Planning Code sections (industrial PDR demolition replacement, streetscape, landscaping, ground-floor height, “Better Roofs,” off-street parking maximums, bike/shower facilities, car share, TDM, and Article 4 impact fees); sunsets six years after effective date unless readopted.
Where: SU08 (APN Block 4346 Lot 003).

§ 249.90 Balboa Reservoir SUD

Purpose: Family-friendly mixed-use neighborhood adjacent to CCSF; governed with a DSG and a block-by-block land use table.
Uses: Land uses permitted by block (residential, childcare, community facilities, limited retail/arts in certain blocks; townhouses in TH blocks only).
Dimensional: Heights per § 263.35 (48-X and 78-X districts by block).
Where: SU12.

§ 249.93 Group Housing SUD

Purpose: Limit group housing in already saturated areas unless it’s Affordable Housing under § 315 or required SROs.
Uses: Group Housing prohibited except for Affordable Housing Projects and SRO units required by Admin. Code § 41.13.
Where: SU01 & SU02 (defined perimeter areas around Polk/Market/Bush and North Beach/Financial edges).

§ 249.94 Family and Senior Housing Opportunity SUD

Purpose: Incentivize multifamily housing in well-resourced neighborhoods; Planning Code applies except where § 249.94 states otherwise.
Uses/Dimensional: Not found in retrieved materials. Verify with the jurisdiction.

§ 249.97 Priority Equity Geographies SUD

Purpose: Implement Housing Element policies in vulnerable neighborhoods; focuses on §§ 311 and 317 controls.
Uses/Dimensional: Planning Code otherwise applies; see § 311 (Neighborhood Notice/DR) and § 317 (Dwelling Unit Merger) as tailored.
Where: SU01, SU02, SU07–SU13.

§ 249.98 Potrero Yard SUD

Purpose: Modernize SFMTA bus yard and allow high-density residential/commercial above/alongside the facility.
Uses: Public Facilities (incl. Public Transportation Facility, Public Utility Yard) are principal; Residential Uses allowed as Planned Unit Development with Conditional Use per §§ 303–304.
Dimensional: Public District controls in §§ 211 et seq. plus SUD-specific allowances; SUD prevails on conflict.
Where: 2500 Mariposa (Block 3971 Lot 001).

§ 249.52 Treasure Island/Yerba Buena Island SUD

Purpose: Implement island-wide redevelopment; Planning Code superseded except for enumerated voter-adopted and referenced sections; TIDA has jurisdiction within Tidelands Trust overlay.
Uses: Mixed-use as set out in island Design for Development; split City/TIDA review.
Dimensional/parking: Custom accessory parking maxima by use across the plan area; additional vertical/horizontal development procedures.
Where: SU14.

§ 249.9 Stonestown Special Use District

Purpose: Long-term mixed-use redevelopment around Stonestown; DSG incorporated and prevails over conflict; Planning Code otherwise superseded except specified sections.
Uses: Mixed-use center with open space, childcare, retail, jobs, and housing as guided by DSG.
Dimensional: Height/bulk via Stonestown Mixed-Use Height & Bulk District (§ 263.36).
Where: SU13.

§ 249.75 Sunnydale HOPE SF SUD

Purpose: Replace Sunnydale/Velasco with mixed-income neighborhood per DSG and DA.
Uses: RM‑1 base with NC‑2-type uses allowed to NC‑2 extent; public facilities are principal; certain frontages require active/health service uses at ground floor; Liquor Stores/Medical Cannabis Dispensaries prohibited.
Dimensional: Density managed SUD-wide; height set on HT‑11 and per DSG; no Discretionary Review for projects in the District.
Where: SU11.

Western SoMa SUD (height reference)

Dimensional: § 263.29 authorizes height exceptions above base to mapped maxima via Conditional Use in Western SoMa SUD (excluding SALI). See Height & Bulk.
Where: Section Maps HT01, HT07, HT08 (Western SoMa).

Central SoMa SUD (height reference)

Dimensional: § 263.34 provides Central SoMa height exception mechanics cross-referencing § 249.78(e)(2) for projects dedicating land for affordable housing.
Where: Central SoMa mapped districts. Further use standards not found in retrieved materials.

Checklist

Confirm your parcel is inside a mapped SUD boundary on the SU sectional maps cited in the applicable § (e.g., SU08 for Pier 70; SU13 for Stonestown) and note any overlay height/bulk map references.
Read the SUD’s “Relationship to Other Planning Code Provisions” to see if it supersedes citywide rules, or if base zoning still applies except as modified (§ 235; e.g., Mission Rock § 249.80(d); Stonestown § 249.9(d)).
If the SUD incorporates a Design Standards/Guidelines document or Design for Development, obtain it and follow its procedures and standards (e.g., Balboa Reservoir § 249.90(c); Pier 70; Potrero Power Station).
Check whether Discretionary Review is barred in the SUD (e.g., India Basin § 249.84(n); Sunnydale § 249.75(5); 3333 California § 249.86(10)).
Confirm approval path: standard building permit, Conditional Use under the SUD, or Planned Unit Development (§§ 303–304, as referenced in Potrero Yard § 249.98(d)(2)(A)).
Validate height/bulk on the HT maps or § 263.xx provisions (e.g., Balboa § 263.35; Western SoMa § 263.29; Stonestown § 263.36).
Review SUD-specific exceptions to parking, open space, exposure, landscaping, or fees that may affect your design and submittals (e.g., 2000 Marin § 249.89(c); Treasure Island parking table).
Coordinate with other agencies when the SUD assigns jurisdiction (e.g., Port/TIDA on waterfront/islands; see Waterfront § 240; Treasure Island § 249.52(b)).

Risks & Ambiguities

Issue	Why it matters	What to verify
SUD supersession	Some SUDs override the Planning Code entirely/partially	Whether the SUD says it supersedes (e.g., § 249.80(d); § 249.9(d)) and which sections still apply.
Discretionary Review barred	DR may be unavailable	If the SUD disallows DR (e.g., § 249.84(n); § 249.86(10); § 249.75(5)).
Dual jurisdiction on Port/Tidelands	State trust and Port/TIDA procedures can control	Whether project area is on Port trust lands or in Tidelands Overlay (e.g., § 240; § 249.52(b)).
DA/Design documents change details	Many standards live outside Code text	Latest adopted DSG/Design for Development and any amendments on file.
Height/bulk differ by block	SUDs often map custom heights	Applicable § 263.xx section and HT map reference (e.g., § 263.35; § 263.36; § 263.29).
Temporary/sunset clauses	Rules can expire	Presence of sunset dates (e.g., 2000 Marin § 249.89(d)).
Fee/parking exemptions	Budget/design implications	Whether Article 4 fees, § 151, § 169 TDM, etc. are waived or modified (e.g., 2000 Marin § 249.89(c)).

Plain-English Summary

Special Use Districts are San Francisco-made overlays that fine-tune what can be built and how in certain places. If your lot is inside an SUD, start with that section’s map and rules; many SUDs plug in their own design manuals, waive some standard rules, or even bar Discretionary Review. When the SUD conflicts with base zoning, the SUD wins—so confirm the right map sheet, height/bulk, and any SUD-specific approvals before you design or file.

Source References

San Francisco Planning Code: § 235 (Special Use Districts—framework) and mapped SUDs (§§ 240; 237; 249.3; 249.21; 249.44; 249.54; 249.59; 249.64; 249.68; 249.69; 249.79; 249.80; 249.82; 249.84; 249.85; 249.86; 249.87; 249.88; 249.89; 249.90; 249.93; 249.94; 249.97; 249.98), plus related height/bulk §§ 263.29; 263.35; 263.36. See consolidated code at: /us/california/san-francisco/planning-code.
Related city topics referenced above: San Francisco zoning & planning overview, San Francisco Use Districts, San Francisco Height & Bulk, San Francisco Setbacks & Yards, San Francisco Conditional Use, San Francisco Density & Dwelling Units, Permits & Inspections, and the California Building Standards Code.

Sources

Retrieved passages

San Francisco Zoning Code (Section 249.85.) High relevance
San Francisco Zoning Code (Section heading.) High relevance
San Francisco Zoning Code (Section 249.86) High relevance
San Francisco Zoning Code (Section 249.82) High relevance
San Francisco Zoning Code (Section 249.21.) High relevance
San Francisco Zoning Code (Section 249.98) High relevance
San Francisco Zoning Code (Section 249.11.) High relevance
San Francisco Zoning Code (Section Map) High relevance
San Francisco Zoning Code (§ 66600) High relevance
San Francisco Zoning Code (Article 4) High relevance
San Francisco Zoning Code (Section 249.75.) High relevance
San Francisco Zoning Code (Section 249.93) High relevance
San Francisco Zoning Code (Article 3) High relevance
San Francisco Zoning Code (Section 249.75.) High relevance
San Francisco Zoning Code (Section Maps) High relevance
San Francisco Zoning Code (Section 208) High relevance

Cited sections

San Francisco Planning Code: § 235 (Special Use Districts—framework) and mapped SUDs (§§ 240; 237; 249.3; 249.21; 249.44; 249.54; 249.59; 249.64; 249.68; 249.69; 249.79; 249.80; 249.82; 249.84; 249.85; 249.86; 249.87; 249.88; 249.89; 249.90; 249.93; 249.94; 249.97; 249.98), plus related height/bulk §§ 263.29; 263.35; 263.36. See consolidated code at: /us/california/san-francisco/planning-code. (§ 235)
Related city topics referenced above: San Francisco zoning & planning overview, San Francisco Use Districts, San Francisco Height & Bulk, San Francisco Setbacks & Yards, San Francisco Conditional Use, San Francisco Density & Dwelling Units, Permits & Inspections, and the California Building Standards Code.
SF Planning Code.md

Frequently asked questions

What is a Special Use District in San Francisco?