209 | Corpus

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. (a) Purpose. These Districts are established for purposes of implementing the Residence element and other elements of the General Plan, according to the objectives, principles and policies stated therein. Among these purposes are the following: (1) Preservation, improvement and maintenance of the existing housing stock through protection of neighborhood environments and encouragement of sound ownership practices and rehabilitation efforts; (2) Recognition and protection of the architectural characteristics and urban patterns of existing residential areas; (3) Maximizing of housing choice by assuring the availability of quality owner and rental housing of various kinds, suitable for a whole range of household types, lifestyles and economic levels; (4) Encouragement of residential development that will meet outstanding community needs, provide adequate indoor and outdoor spaces for its occupants, and relate well to the character and scale of existing neighborhoods and structures; and (5) Promotion of balanced and convenient neighborhoods having appropriate public improvements and services, suitable nonresidential activities that are compatible with housing and meet the needs of residents, and other amenities that contribute to the livability of residential areas. (b) Uses and Features Permitted in Residential and Residential-Commercial Districts. The uses and features permitted in Residential and Residential-Commercial Districts are listed in the Zoning Control Tables in Sections 209.1 through 209.4. (Amended as Sec. 206 by Ord. 443-78, App. 10/6/78; Ord. 115-90, App. 4/6/90; Ord. 298-08, File No. 081153, App. 12/19/2008; redesignated and amended by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by Ord. 245- 25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026) (Former Sec. 209 added by Ord. 532-85, 1985; amended by Ord. 443-78, App. 10/6/78; Ord. 217-05, File No. 050865, App. 8/19/2005; repealed by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015) AMENDMENT HISTORY Former Sec. 206 redesignated as Sec. 209; section header amended; undesignated introductory paragraph amended and portion thereof designated as current division (a); former divisions (a)-(e) redesignated as (a)(1)-(5); former undesignated concluding paragraph deleted; division (b) added; Ord. 22-15, Eff. 3/22/2015. Division (a)(2) amended; Ord. 245-25, Eff. 1/12/2026.

SEC. 209.1. RH (RESIDENTIAL, HOUSE) DISTRICTS.

(See Interpretations related to this Section.) These Districts are intended to recognize and enhance areas characterized by dwellings in the form of houses and small multi-family buildings, usually with one, two, or three units with separate entrances, and limited scale in terms of building width and height, and characterized by rear yards and a pattern of mid-block open spaces. Such areas tend to have similarity of building styles and predominantly contain large units suitable for family occupancy, considerable open space, and limited nonresidential uses. In all RH Districts, multi-family buildings with four or more units are permitted under various provisions of this Code. The RH Districts are composed of five separate classes of districts, as follows: RH-1(D) Districts: One-Family (Detached Dwellings). These Districts are characterized by lots of greater width and area than in other parts of the City, and by single-family houses with side yards. The structures are relatively large, but rarely exceed 35 feet in height. Ground level open space and landscaping at the front and rear are usually abundant. Much of the development has been in sizable tracts with similarities of building style and narrow streets following the contours of hills. RH-1 Districts: One-Family. These Districts have been occupied almost entirely by single-family houses on lots 25 feet in width, without side yards. Floor sizes and building styles vary, but tend to be uniform within tracts developed in distinct time periods. Though built on separate lots, the structures have the appearance of small-scale row housing, rarely exceeding 35 feet in height. Front setbacks are common, and ground level open space is generous. RH-1(S) Districts: One-Family with Minor Second Unit. These Districts are similar in character to RH-1 Districts, except that a small second dwelling unit has been installed in many structures, usually by conversion of a ground-story space formerly part of the main unit or devoted to storage. The second unit remains subordinate to the owner's unit, and may house one or two persons related to the owner or be rented to others. Despite these conversions, the structures retain the appearance of single-family dwellings. RH-2 Districts: Two-Family. These Districts have been historically developed with one-family and two-family houses, with the latter commonly consisting of two large flats, one occupied by the owner and the other available for rental. Structures are finely scaled and usually do not exceed 25 feet in width or 40 feet in height. Building styles are often more varied than in historically single-family areas, but certain streets and tracts are quite uniform. Considerable ground-level open space is available, and it frequently is private for each unit. The Districts may have easy access to shopping facilities and transit lines. In some cases, Group Housing and institutions are found in these areas, although nonresidential uses tend to be quite limited. RH-3 Districts: Three-Family. These Districts have many similarities to RH-2 Districts, but structures with three units are common in addition to one-family and two-family houses. The predominant form has historically been large flats rather than apartments, with lots 25 feet wide, a fine or moderate scale, and separate entrances for each unit. Building styles tend to be varied but complementary to one another. Outdoor space is available at ground level, and also on decks and balconies for individual units. Nonresidential uses are more common in these areas than in RH-2 Districts. Table 209.1 ZONING CONTROL TABLE FOR RH DISTRICTS Zoning Category § References RH-1(D) RH-1 RH-1(S) RH-2 RH-3 Zoning Category § References RH-1(D) RH-1 RH-1(S) RH-2 RH-3 BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 250-252, 253, 260, 261 , 261.1, 263.19, 270, 270.3, 271. See also Height and Bulk District Maps. No portion of a Dwelling may be taller than 35 feet. Structures with uses other than Dwellings may be constructed to the prescribed height limit, which is generally 40 feet. Per § 261 the height limit may be decreased or increased based on the slope of the lot. Varies, but generally 40 feet. Structures with uses other than Dwellings may be constructe d to the prescribed height limit. Per § 261 the height limit may be decreased based on the slope of the lot. Varies, but generally 40 feet. Height sculpting on Alleys per § 261.1. Front Setback §§ 130, 131, 132 Required. Based on the front setback of the adjacent property with the shortest front setback or if subject property has a Legislated Setback. When front setback is based on adjacent properties, in no case shall the required setback be greater than 10 feet. Rear Yard §§ 130, 134 30% of lot depth, but in no case less than 15 feet. Side Yard §§ 130, 133 Required for Lots 28 feet and wider. Width of side setback depends on width of lot. Not Required Design Guidelines and Standards § 311 Subject to the Residential Design Guidelines and Citywide Design Standards and any other applicable design guidelines that have been approved by the Planning Commission. Street Frontage and Public Realm Front Setback Landscaping and Permeability Requirements § 132 Required. At least 50% of Front Setback shall be permeable so as to increase storm water infiltration and 20% of Front Setback shall be unpaved and devoted to plant material. Streetscape and Pedestrian Improvements (Street Trees) § 138.1 Required.