207.10

SEC. 207.10. MAXIMUM DWELLING UNIT SIZE. (a) Purpose. To encourage new infill multi-family housing, limit the proliferation and expansion of large houses that do not increase the housing stock of moderately-priced units, support the preservation of existing housing that serves lower- and middle-income households, and encourage maximizing residential density, this Section 207.10 sets forth citywide maximum Dwelling Unit sizes. (b) Applicability. This Section 207.10 applies to projects proposing to construct one or more Dwelling Units for which a Development Application is filed after January 31, 2026, and the project proposes any of the following: (1) construction of new Dwelling Unit(s), including the construction of a Dwelling Unit where an existing unit is proposed for demolition as defined in Section 317(b)(2); (2) merger of two or more Dwelling Units as defined in Section 317(b)(7); or (3) reduction in the number of existing Dwelling Units. (c) Requirements. Any project that meets one or more of the criteria in subsection (b) shall be restricted to a maximum Dwelling Unit size of 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1, whichever is greater, except in the following conditions: (1) any new construction project of four to nine Dwelling Units, where not more than one Dwelling Unit exceeds 4,000 square feet of Gross Floor Area; or (2) any new construction project of 10 or more Dwelling Units, where not more than 10% of such units exceed 4,000 square feet of Gross Floor Area. (d) Conditional Use Authorizations for Projects that Fail to Comply with this Section. Projects that fail to comply with the objective standards in this Section 207.10 shall be considered non-code-compliant. If not otherwise prohibited by the Code, a project may exceed the maximum Dwelling Unit size, without satisfying the conditions in subsection (c), if the Planning Commission approves a Conditional Use Authorization for the larger Dwelling Unit(s). (e) Conditional Use Criteria. In addition to the criteria outlined in Planning Code Section 303(c), in acting upon an application for Conditional Use Authorization, the Planning Commission shall consider whether facts are presented to establish based on the record before the Commission, that all of the following criteria are met: (1) the proposed project meets applicable Residential Design Guidelines, Citywide Design Standards, and other applicable adopted guidelines or standards; (2) the proposed project does not propose to reduce the size of any other existing Dwelling Unit or negatively impact the characteristics of a Residential Flat, as set forth in Section 317(g); (3) the proposed project increases the number of Dwelling Units on the Lot and, if applicable, meets the applicable minimum density requirement under Section 207.9; and

(4) the proposed project will not have specific adverse impacts on a Historic Building as defined in Planning Code Section 102 or would render the property ineligible for historic designation as an individual or contributing resource. (f) Calculation of Gross Floor Area. For the purposes of this Section 207.10, the following shall apply in the calculation of a Dwelling Unit’s total Gross Floor Area: (1) Gross Floor Area shall have the meaning set forth in Planning Code Section 401; (2) Shared spaces and common areas in multi-unit buildings shall not be included; (3) Storage areas, sheds, or other enclosed areas on the property that are accessory to and assigned to a specific Dwelling Unit but not contiguous with and directly accessible from the unit shall not be included; and (4) Gross Floor Area shall include (A) all expansions of the Residential Building for which a building permit was issued within the previous 10 years, and (B) any Gross Floor Area resulting from construction performed without a validly issued permit regardless of the date of construction. (Added by Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026) SEC. 207.11. TRANSIT-ORIENTED DEVELOPMENT - DENSITY AND HEIGHT EXCEPTION. (a) Purpose. This Section 207.11 implements the transit-oriented development policies in Senate Bill No. 79 (2025) (“SB79”), codified in California Government Code Sections 65912.155 et seq. That bill requires jurisdictions in certain urban transit counties to permit housing at specified densities and heights for development located near defined transit-oriented development stops, unless the jurisdiction makes findings that the sites are exempt, or adopts a transit-oriented development alternative plan (“Alternative Plan”). The density and height exception in this Section 207.11 facilitates the City’s adoption of its Alternative Plan. In the ordinance enacting this Section 207.11, on file in Board of Supervisors File No. 260132, the Board adopted the Alternative Plan, and made findings that certain parcels listed in that Board File are exempt from SB 79. (b) Applicability. This Section 207.11 applies to residential development projects on parcels meeting all of the following conditions: (1) Is partially or fully located within one-half mile of a “transit-oriented development stop,” as defined in California Government Code Section 65912.156. (2) Is located in a zoning district that principally permits residential Uses. (3) Either limits residential density by Numeric Density, or has a height limit of less than 40 feet. (4) Is located outside of the R-4 height and bulk district. (5) Is not seeking a density bonus pursuant to Section 206.6. (6) Is not a parcel permanently or temporarily exempted from SB79 pursuant to the ordinance enacting this Section 207.11, on file with the Clerk of the Board in File No. 260132. (7) Is not a parcel with a Historic Building that is individually designated as a landmark under Article 10 of this Code, listed as a contributor to an historic district listed in Article 10, or listed as a Significant or Contributory Building under Article 11 with a Category I, II, III, or IV rating. (8) The permitted density prior to applying the density and height exception in subsection (c) does not meet the minimum density required by California Government Code Section 65912.157. (c) Density and Height Exception. For a parcel meeting the criteria in subsection (b), the density and height exception in this subsection (c) shall apply. (1) Additional Density. The applicable residential density limit for any housing development project located on a site meeting the criteria in subsection (b) shall be up to 50% of the density permitted on that parcel pursuant to the requirements in California Government Code Section 65912.157. For any parcel that is partially located in the Coastal Zone, the density exception shall apply to the entire parcel, however residential development shall be limited to the portions of the parcel located outside of the Coastal Zone. (2) Additional Height. For any housing development project located on a site meeting the criteria in subsection (b) and with a height limit of less than 40 feet, the applicable height limit shall be 40 feet. (Added by Ord. 82-26, File No. 260132, App. 5/8/2026, Eff. 6/8/2026) SEC. 208. DENSITY LIMITATIONS FOR GROUP HOUSING OR HOMELESS SHELTERS. (See Interpretations related to this Section.) The density limitations for Group Housing or Homeless Shelters, as described in Sections 102 and 890.88(b) and (c) of this Code, shall be as follows: (a) For Group Housing, the maximum number of Bedrooms on each Lot shall be as specified in the Zoning Control Table for the District in which the Lot is located, except that in RTO, RCD, UMU, MUG, WMUG, MUR, MUO, CMUO, WMUO, RED, RED-MX, SPD, DTR, and all NCT Districts the density of Group Housing shall not be limited by lot area, and except that for Lots in NC Districts, the group housing density shall not exceed the number of Bedrooms permitted in the nearest R District provided that the maximum density not be less than the amount permitted by the ratio specified for the NC District in which the lot is located. For Homeless Shelters, the maximum number of beds on each lot shall be regulated pursuant to the requirements of the Standards of Care for City Shelters contained in Administrative Code, Chapter 20, Article XIII, in addition to the applicable requirements of the Building Code and Fire Code. (b) For purposes of calculating the maximum density for Group Housing as set forth in this Section 208, the number of Bedrooms on a lot shall in no case be considered to be less than one Bedroom for each two beds. Where the actual number of beds exceeds an average of two beds for each Bedroom, each two beds shall be considered equivalent to one Bedroom. (c) The rules for calculating dwelling unit density set forth in Section 207 shall also apply in calculating the density limits for Group Housing. (d) The group housing density in all RTO Districts and all NCT Districts, as listed in Section 702.1(b), shall not be limited by lot area, but by the applicable requirements and limitations elsewhere in this Code, including but not limited to height, bulk, setbacks, open space, and exposure, as well as by the Residential Design Guidelines in RTO Districts, other applicable design guidelines, applicable elements and area plans of the General Plan, and design review by the Planning Department. (Added by Ord. 443-78, App. 10/6/78; amended by Ord. 69-87, App. 3/13/87; Ord. 131-87, App. 4/24/87; Ord. 115-90, App. 4/6/90; Ord. 368-94, App. 11/4/94; Ord. 262-00, File No. 001426, App. 11/17/2000; Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; Ord. 30-15 , File No. 140954, App. 3/26/2015, Eff. 4/25/2015; Ord. 188-15 , File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 129-17 , File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026) AMENDMENT HISTORY Division (a) and [former] Table 208 amended; Ord. 42-13 , Eff. 4/27/2013. Section header, undesignated introductory paragraph, and division (a) amended; Ord. 14-15 , Eff. 3/15/2015. Undesignated introductory paragraph and division (a) amended; former Table 208 deleted; division (b) amended; Ord. 22-15, Eff. 3/22/2015. Division (c) amended; Ord. 30-15 , Eff. 4/25/2015. Nonsubstantive changes; Ord. 188-15 , Eff. 12/4/2015. Undesignated introductory paragraph amended; Ord. 129-17 ,, Eff. 7/30/2017. Undesignated introductory paragraph and division (a) amended; Ord. 296-18, Eff. 1/12/2019. Division (a) amended; Ord. 245-25, Eff. 1/12/2026. SEC. 209. DESCRIPTION AND PURPOSE OF RESIDENTIAL AND RESIDENTIAL-COMMERCIAL DISTRICTS. The following statements of description and purpose outline the main functions of the Residential and Residential-Commercial (Residential) Districts in the zoning plan for San Francisco, supplementing the statements of purpose contained in Section 101 of this Code.