M DISTRICTS: INDUSTRIAL

SF Planning Code § 210.4

in effect

SEC. 210.4. M DISTRICTS: INDUSTRIAL.

M-1 Districts: Light Industrial. In general, the M-1 Districts are more suitable for smaller industries dependent upon truck transportation, while the M-2 Districts are more suitable for larger industries served by rail and water transportation and by large utility lines. In M-1 Districts, most industries are permitted, but some with particularly noxious characteristics are excluded. The permitted industries have certain requirements as to enclosure, screening, and minimum distance from Residential Districts. M-2 Districts: Heavy Industrial. These Districts are the least restricted as to use and are located at the eastern edge of the City, separated from residential and commercial areas. The heavier industries are permitted, with fewer requirements as to screening and enclosure than in M-1 Districts, but many of these uses are permitted only as conditional uses or at a considerable distance from Residential Districts. Most of the land zoned M-2 is controlled by the Port of San Francisco. Table 210.4 ZONING CONTROL TABLE FOR M DISTRICTS Table 210.4 ZONING CONTROL TABLE FOR M DISTRICTS Zoning Category § References M-1 M-2 BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits (See Height and Bulk Map for specific property information) §§ 102, 105, 106, 250-252, 260, 261, 270, Varies. See Height and Bulk District Maps. Front, Rear, and Side Setbacks §§ 130, 132, 133, 134 See Residential Standards. Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 Required. Street Frontage Requirements § 145.1 Not Required. Street Frontage, Required Ground Floor Commercial § 145.4 As specified in § 145.4, certain streets and districts are required to have "active commercial uses." Ground Floor Standards § 145.5 Ground floor spaces with a minimum clear ceiling height of 15 feet required. Street Frontage, Parking and Loading Access Restrictions § 155(r) As specified in § 155(r). Artworks and Recognition of Artists and Architects § 429 Not Required. Miscellaneous Large Project Review §§ 121.5, 253 None. Planned Unit Development § 304 C C Awnings, Canopy or Marquee §§ 136, 136.1 P P Signs § 607 As permitted by Section § 607. RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit] §§ 135, 136 At least 36 square feet if private, and 48 square feet per Dwelling Unit if public. Residential Parking Requirements § 151.1 None required. P up to one space for every two units. C up to three spaces for every four units. NP above. Rear Yard Setback §§ 130, 134 25 percent of the total depth lot depth, but in no case less than 15 feet. Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C Dwelling Unit Mix § 207.7 Generally required for creation of 10 or more Dwelling Units. No less than 25% of the total number of proposed Dwelling Units shall contain at least two Bedrooms, and no less than 10% of the total number of proposed Dwelling Units shall contain at least three Bedrooms. Use Characteristics Intermediate Length Occupancy §§102, 202.10 P(4) P(4) Single Room Occupancy § 102 P P Student Housing § 102 P P Residential Uses Dwelling Unit Density (3) § 207 C at a density ratio not exceeding the number of dwelling units permitted in the nearest R District, with the distance to such R District measured from the midpoint of the front lot line or from a point directly across the street therefrom, whichever permits the greater density; provided, that the maximum density ratio shall in no case be less than one unit for each 800 feet of lot area. Any remaining fraction of one-half or more of the minimum amount of lot area per dwelling unit shall be adjusted upward to the next higher whole number of dwelling units. NP above. Minimum Dwelling Unit Densities, if Applicable § 207.9 Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit Size §§ 207.10, 317 P up to 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1. C for Dwelling Units that exceed the greater of those thresholds. Senior Housing § 102 NP NP Residential Density, Group Housing § 208 C at a density ratio not exceeding the maximum density permitted for group housing in the nearest R District, with the distance to such R District measured from the midpoint of the front lot line or from a point directly across the street therefrom, whichever permits the greater density; provided that the maximum density shall in no case be less than one bedroom per 275 square feet of lot area. Any remaining fraction of one-half or more of the minimum amount of lot area per dwelling unit shall be adjusted upward to the next higher whole number of dwelling units. NP above. Homeless Shelter §§ 102, 208 P P NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123 , 207.9, 124 5 to 1. For Office Uses minimum intensities may apply pursuant to § 207.9. 5 to 1. For Office Uses minimum intensities may apply pursuant to § 207.9. Use Size §§ 102, 121.5 Division of large use sizes per § 121.5 Off-Street Parking, Non-Residential §§ 150, 151.1 1 167 None Required. Maximums set in Planning Code § 151.1. Commercial Use Characteristics Drive-up Facility § 102 C C Formula Retail §§ 102, 303.1, 786 P (2) P (2) Maritime Use § 102 P P Open Air Sales § 102 P P Outdoor Activity Area § 102 P P Walk-up Facility § 102 P P Agricultural Use Category Agricultural Uses* §§ 102, 202.2(c) P P Automotive Use Category Automotive Uses* §§ 102, 202.2(b) P P Parking Garage, Private § 102 C C Parking Garage, Public § 102 C C Parking Lot, Public §§ 102, 142, 156 C C Service, Parcel Delivery §§ 102, 303(cc) C C Entertainment and Recreation Use Category Entertainment and Recreation Uses* § 102 P P Industrial Use Category Auto Wrecking §§ 102, 202.2(d) C C Automobile Assembly §§ 102, 202.2(d) P P Agricultural and Beverage Processing 1 §§ 102, 202.2(d) P P Agricultural and Beverage Processing 2 §§ 102, 202.2(d) NP P Grain Elevator §§ 102, 202.2(d) NP P Hazardous Waste Facility §§ 102, 202.2(d) NP C Junkyard §§ 102, 202.2(d) NP P Livestock Processing 1 §§ 102, 202.2(d) P P Livestock Processing 2 §§ 102, 202.2(d) NP C Manufacturing 1, Heavy §§ 102, 202.2(d) P P Manufacturing 2, Heavy §§ 102, 202.2(d) C P Manufacturing 3, Heavy §§ 102, 202.2(d) NP P Manufacturing, Light §§ 102, 202.2(d) P P Metal Workshop §§ 102, 202.2(d) P P Ship Yard §§ 102, 202.2(d) NP P Storage Yard §§ 102, 202.2(d) P P Storage, Volatile Materials §§ 102, 202.2(d) NP C Truck Terminal §§ 102, 202.2(d) C C Institutional Use Category Institutional Uses* P P Child Care Facility § 102 C NP Hospital § 102 C NP Medical Cannabis Dispensary §§ 102, 202.2(g) NP NP Post-Secondary Ed. Institution § 102 P NP Residential Care Facility § 102 P NP School § 102 P NP Sales and Service Category Retail Sales and Service Uses* §§ 102, 202.2(a) P P Hotel § 102 C C Massage Establishment § 102 C C Motel §§ 102, 202.2(a) C C Non-Retail Sales and Service* § 102 P P Utility and Infrastructure Use Category Utility and Infrastructure* § 102 P P Internet Service Exchange § 102 C C Public Transportation Facility § 102 C C Wireless Telecommunications Services Facility § 102 P (1) P (1) * Not listed below. (1) C required if taller than 25 feet above roof, grade or height limit depending on site or if within 1,000 feet of an R District and includes a parabolic antenna with a diameter in excess of three meters or a composite diameter of antennae in excess of six meters. See definition in § 102 for more information. (2) C required for properties within the Third Street Formula Retail Restricted Use District (§ 786), which includes properties fronting Third Street between Williams Avenue and Paul Street. (3) Construction of Accessory Dwelling Units may be permitted pursuant to Sections 207.1 and 207.2. (4) C for buildings with 10 or more Dwelling Units. (Added by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by Ord. 33-16 , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 162-16 , File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. 166-16 , File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff. 10/6/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026) (Former Sec. 210.4 added by Ord. 136-68, App. 5/29/68; repealed by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015) AMENDMENT HISTORY Former Secs. 210.5 and 210.6 consolidated and redesignated as Sec. 210.4 [see those sections for prior legislative history]; Table 210.4 added; Ord. 22-15, Eff. 3/22/2015. Table 210.4 amended; Ord. 33-16 , Eff. 4/10/2016. Note (3) added; Ord. 162-16 , Eff. 9/3/2016. Table 210.4 amended; Ord. 166-16 , Eff. 9/10/2016. Table 210.4 amended; Ord. 129-17, Eff. 7/30/2017. Table 210.4 amended; Ord. 189-17, Eff. 10/15/2017. Table 210.4 amended; Ord. 311-18, Eff. 1/21/2019. Note (3) amended; Ord. 116-19, Eff. 7/29/2019. Table 210.4 amended; Note (4) added; Ord. 78-20, Eff. 6/22/2020. Table 210.4 amended; Ord. 136-21, Eff. 9/4/2021. Table 210.4 amended; Ord. 33-24, Eff. 3/23/2024. Table 210.4 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Note (3) amended; Ord. 62-24, Eff. 4/28/2024. Table 210.4 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 210.4 amended; Ord. 173-25, Eff. 10/6/2025. Table 210.4 amended; Ord. 245-25, Eff. 1/12/2026. CODIFICATION NOTE 1. So in Ord. 311-18.

SEC. 210.5. COMMERCIAL TO RESIDENTIAL ADAPTIVE REUSE PROGRAM.

(a) Purpose and Findings. This Section 210.5 describes the Commercial to Residential Adaptive Reuse Program. The purpose of the Program is to facilitate the adaptive reuse of non- residential buildings to support the City’s housing needs by allowing for conversion, but not the demolition, of those buildings to residential use. (b) Commercial to Residential Adaptive Reuse Projects. A Commercial to Residential Adaptive Reuse project is a project that includes a change of use of any existing Gross Floor Area from a non-residential use, excluding a hotel use, to a residential use as those uses are defined in Section 102. (c) Eligibility. To be eligible for the Commercial to Residential Adaptive Reuse Program, a project must: (1) be located in a C-3 zoning district or a C-2 zoning district that is east of or fronting Franklin Street/13th Street and north of Townsend Street; (2) not seek approval under Section 206.5 or 206.6; and (3) not expand an existing building’s envelope in a manner where the addition to the building envelope represents more than 33% of the existing building’s Gross Floor Area; provided that if a project would exceed this limit, the portions of the building additions in excess of 33% must meet generally prevailing code requirements. For purposes of this section, additional Gross Floor Area shall be counted from the lowest floor to the highest floor. (d) Controls. Applicable provisions of the Planning Code shall control except as otherwise provided in this Section 210.5. If there is a conflict between other provisions of the Planning Code and this Section 210.5, this Section shall prevail; provided that this Section does not alter, amend, or modify Section 249.93 (Group Housing Special Use District). For Commercial to Residential Adaptive Reuse projects, the following zoning controls shall be waived or modified, as described: (1) Lot Coverage. Lot coverage requirements per Section 134 shall not apply. (2) Open Space. Usable open space requirements per Section 135 shall not apply. (3) Streetscape and Pedestrian Improvements. Required streetscape and pedestrian improvements per Section 138.1 shall not apply. (4) Dwelling Unit Exposure. The dwelling unit exposure requirements of Section 140 may be satisfied by either of the following: (a) providing an unobstructed open area that is at least as wide as the exposed exterior width of the Dwelling Unit and is no less than five feet in every horizontal dimension at each story containing the Dwelling Unit and all stories above. (b) providing an unobstructed open area that is at least 5 feet wide by 15 feet long at each story containing the Dwelling Unit and all stories above. (5) Bicycle Parking. The Bicycle Parking requirements in Sections 155.1 and 155.2 shall not apply. (6) Dwelling Unit Mix. The required minimum dwelling unit mix per Section 207.7 shall not apply. (7) Intermediate Length Occupancy. The establishment of Intermediate Length Occupancy units shall be consistent with Section 202.10, provided that the controls in Section 202.10(b)(1) and (b)(2) shall not apply. Intermediate Length Occupancy units shall be principally permitted in Commercial to Residential Adaptive Reuse projects. (8) Live Work Units. Live Works units are permitted in any Commercial to Residential Adaptive Reuse project. (9) Transportation Demand Management (TDM) Plan Requirements. The Transportation Demand Management Plan requirements in Section 169 shall not apply. (10) Preservation of Privately Owned Public Open Spaces (POPOS). Nothing in this Section 210.5 is intended to modify, alter, or waive the applicability of Section 138 (POPOS) to Commercial to Residential Adaptive Reuse projects that retain non-residential uses. (11) Off-Street Freight Loading and Service Vehicle Spaces. The requirements of Sections 152 and 152.1 for Off-Street Freight Loading and Service Vehicle Spaces shall not apply. (12) Protected Pedestrian, Cycling, and Transit-Oriented Street Frontages. Pre-existing garage entries, driveways, or other vehicular access to off-street parking and loading via curb cuts for Commercial to Residential Adaptive Reuse projects are not subject to Section 155(r). Creation of new or expanded garage entries, driveways, or other vehicular access to off- street parking and loading via curb cuts shall be subject to Section 155(r). (13) Density Limits. No density limit for projects located within the Northeast Waterfront Historic District, the Jackson Square Historic District, and the Jackson Square Historic District Extension. The Jackson Square Historic District Extension shall include parcels within the area bounded by the northern boundary of the Jackson Square Historic District and the

Source: SF Municipal Code PDF (amlegal)URL: https://codelibrary.amlegal.com/codes/san_francisco/latest/sf_planning/0-0-0-1Fetched: 7/4/2026