209.3

SEC. 209.3. RC (RESIDENTIAL-COMMERCIAL) DISTRICTS.

(See Interpretations related to this Section.) These Districts are intended to recognize, protect, conserve, and enhance areas characterized by structures combining Residential uses with neighborhood-serving Commercial uses. The predominant Residential uses are preserved, while provision is made for supporting Commercial uses that meet the frequent needs of nearby residents without generating excessive vehicular traffic. The compact, walkable, transit-oriented and mixed-use nature of these Districts is recognized by no off-street parking requirements. The RC Districts are composed of two separate districts, as follows: RC-3 Districts. These Districts provide for Residential Uses, with supporting Commercial Uses. Open spaces are required for Dwellings in the same manner as in RM-3 Districts, except that rear yards need not be at ground level and front setback areas are not required. RC-4 Districts. These Districts provide for Residential Uses, with supporting Commercial uses. Open spaces are required for Dwellings in the same manner as in RM-4 Districts, except that rear yards need not be at ground level and front setback areas are not required. Table 209.3 ZONING CONTROL TABLE FOR RESIDENTIAL-COMMERCIAL DISTRICTS Zoning Category § References RC-3 RC-4 Zoning Category § References RC-3 RC-4 BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 122, 250-252, 260 , 261.1, 263.19, 270, 270.3, 271 Varies. See Height and Bulk Maps. Height sculpting on Alleys per § 261.1. Front and Side Yard Setback §§ 130, 132, 133 Not Required. Rear Yard §§ 130, 134 Required at first residential level and above. 25% of the lot depth, but in no case less than 15 feet. Design Guidelines and Standards § 311 Subject to the Residential Design Guidelines and Citywide Design Standards and any other design guidelines that have been approved by the Planning Commission may also apply. Street Frontage and Public Realm Streetscape and Pedestrian Improvements (Street Trees) § 138.1 Required. Street Frontage Requirements § 145.1 Required as specified in Section § 145.1. Street Frontage, Parking and Loading Access Restrictions § 155(r) As specified in § 155(r). As specified in § 155(r). Miscellaneous Planned Unit Development § 304 C C Awning, Canopy and Marquee § 136.1 P P Signs § 607.1 Per § 607.1. Per § 607.1. Housing Choice-SF § 206.10 Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit] §§ 135, 136 At least 60 square feet if private, and 80 square feet per Dwelling Unit if common. At least 36 square feet if private, and 48 square feet per Dwelling Unit if common. Parking Requirements § 151.1 None Required. Up to one space for every two units permitted, and up to three spaces for every four units permitted with Conditional Use per § 151.1. Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C Use Characteristics Intermediate Length Occupancy §§102, 202.10 P(11) P(11) Single Room Occupancy § 102 P P Student Housing § 102 P P Residential Uses Dwelling Unit Density, General (7) (13) § 207 Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, total maximum permitted density is one unit per 400 square feet of lot area. Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, total maximum permitted density is one unit per 200 square feet of lot area. No density limits in the Van Ness SUD (§ 243). (8) Minimum Dwelling Unit Densities § 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 Density §§ 102, 202.2(f) , 207 Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, P up to twice the number of dwelling units otherwise permitted as a principal use in the district and meeting all the requirements of § 202.2(f)(1). C up to twice the number of dwelling units otherwise permitted as a principal use in the district and meeting all requirements of § 202.2(f)(1), except for § 202.2(f)(1)( D)(iv), related to location. Group Housing Density § 208 Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, P up to one bedroom for every 140 square feet of lot area. (9) Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, P up to one bedroom for every 70 square feet of lot area. (9) Homeless Shelter §§ 102, 208 P P NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 124 , 207.9 3.6 to 1. For Office Uses minimum intensities may apply pursuant to § 207.9. 4.8 to 1. Other FAR controls apply in the Van Ness SUD; § 243(c)(1). For Office Uses minimum intensities may apply pursuant to § 207.9. Off-Street Parking § 151.1 None Required. Up to one space for every two units permitted, and up to 3 spaces for every four units permitted with Conditional Use per § 151.1. Use Size §§ 102, 121.5, 121.6 P if up to 6,000 square feet; C if 6,001 square feet or above. Division of large use sizes per § 121.5. Ground Floor Ceiling Height § 145.1(c)(4) Minimum floor-to-floor height of 14 feet, as measured from grade except in 40-foot and 50-foot height districts, where buildings shall have a minimum floor-to-floor height of 10 feet. Use Characteristics Drive-up Facility § 102 NP NP Formula Retail §§ 102, 303.1 C (14) C (14) Maritime Use § 102 NP NP Open Air Sales § 102 NP NP Outdoor Activity Area § 102 P (1) P (1) Walk-up Facility § 102 P P Non-Residential Uses Uses in Historic Buildings Historic Buildings § 202.11 In Historic Buildings, all Uses are P except Cannabis Retail, Hotel, and certain Industrial Uses, as specified in § 202.11. Agricultural Use Category Agricultural Uses* §§ 102, 202.2(c) C C Agriculture, Neighborhood §§ 102, 202.2(c) P P Automotive Use Category Automotive Uses* §§ 102, 202.2(b) C C Parking Lot, Private § 102 NP NP Service, Motor Vehicle Tow § 102 NP NP Service, Parcel Delivery § 102 NP NP Vehicle Storage Garage § 102 NP NP Vehicle Storage Lot § 102 NP NP Entertainment, Arts and Recreation Use Category Entertainment, Arts and Recreation Uses* § 102 P P Entertainment, Outdoor § 102 NP NP Livery Stable § 102 NP NP Sports Stadium § 102 NP NP Industrial Use Category Industrial Uses* § 102 NP NP Institutional Use Category Institutional Uses* § 102 C C Child Care Facility § 102 P P Medical Cannabis Dispensary §§ 102, 202.2(e) P P Public Facilities § 102 P P Residential Care Facility § 102 P P Trade School § 102 NP NP Sales and Service Category Retail Sales and Service Uses* §§ 102, 202.2(a) P P Adult Business § 102 NP NP Adult Sex Venue § 102 NP NP (12) Hotel § 102 C C Kennel § 102 NP NP Massage Establishment § 102 NP NP Mobile Food Facility § 102 P P Mortuary § 102 C (5) C (5) Motel §§ 102, 202.2(a) NP NP Reproductive Health Clinic §§ 102, 202.5 P P Storage, Self § 102 C C Tobacco Paraphernalia Establishment § 102 C (6) C (2)(6) Non-Retail Sales and Service* § 102 P (15) 4 P (15) Design Professional § 102 P P Utility and Infrastructure Use Category Utility and Infrastructure* § 102 NP NP Internet Service Exchange § 102 C C Utility Installation § 102 C C Wireless Telecommunications Services Facility § 102 C or P (10) C or P (10) * Not listed below. (1) P if in front; C if elsewhere. (2) TOBACCO PARAPHERNALIA ESTABLISHMENTS IN THE NORTH OF MARKET RESIDENTIAL SPECIAL USE DISTRICT – A special definition of “Tobacco Paraphernalia Establishments” set forth in Section 102 applies to parcels in the North of Market Residential Special Use District (Sec. 249.5). Tobacco Paraphernalia Establishments are not permitted in the North of Market Residential Special Use District. Additionally, a legal non-conforming Tobacco Paraphernalia Establishment in the North of Market Residential Special Use District is deemed abandoned after 180 days of non-use. (3) [Note Deleted] (4) [Reserved] (5) Must be located on a landmark site, and where the site is within a Height and Bulk District of 40 feet or less, and where a columbarium use has lawfully and continuously operated since the time of designation. (6) NP above the second floor. (7) Construction of Accessory Dwelling Units may be P pursuant to Sections 207.1 and 207.2. (8)1 For purposes of this calculation, a Dwelling Unit in this District containing no more than 500 square feet of net floor area and consisting of not more than one habitable room in addition to a kitchen and a bathroom may be counted as equal to three-quarters of a Dwelling Unit. (9)1 Within the Priority Equity Geographies SUD, C required if the Group Housing is affiliated with and operated by a Hospital or an Institutional Educational Use as defined in Section 102. (10)2 C if a Macro WTS Facility; P if a Micro WTS Facility. (11) NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units. (12) P within the Transgender Cultural District. (13) [Note Deleted] (14) P on lots in the RC-3 District that front Van Ness Avenue, beginning immediately north of Chestnut Street to the north, to Broadway to the south, and on lots in the RC-4 District that front Van Ness Avenue, from Broadway to Redwood Street. (15)4 Catering and Laboratory are C on ground floor; all other Non-Retail Sales and Service Uses are NP on ground floor. (Added as Sec. 206.3 by Ord. 443-78, App. 10/6/78; amended by Ord. 63-11, File No. 101053, App. 4/7/2011, Eff. 5/7/2011; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 232-14 , File No. 120881, App. 11/26/2014, Eff. 12/26/2014; redesignated and amended by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by Ord. 161-15, File No. 150804, App. 9/18/2015, Eff. 10/18/2015; Ord. 162-15 , File No. 150805, App. 9/18/2015, Eff. 10/18/2015; Ord. 188-15 , File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 33-16 , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; 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. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Ord. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 70-24, File No. 231225, App. 4/5/2024, Eff. 5/6/2024; Ord. 292-24, File No. 230596, App. 12/19/2024, Eff. 1/19/2025; Ord. 62-25, File No. 250101, App. 5/1/2025, Eff. 6/1/2025; Ord. 124- 25, File No. 250542, App. 8/1/2025, Eff. 9/1/2025; 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; Ord. 1-26, File No. 250385, App. 1/8/2026, Eff. 2/8/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026) (Former Sec. 209.3 added by Ord. 443-78, App. 10/6/78; amended by Ord. 115-90, App. 4/6/90; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 225-06, File No. 060032; Ord. 225-07, File No. 070677, App. 10/2/2007; Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 90-08, File No. 080232, App. 5/21/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 140-11, File No. 110482, App. 7/5/2011, Eff. 8/4/2011; repealed by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015) AMENDMENT HISTORY Section header and section amended; Ord. 63-11, Eff. 5/7/2011. Former references to RC-1 and RC-2 Districts deleted; Ord. 56-13 , Eff. 4/27/2013. Section amended; Ord. 232-14 , Eff. 12/26/2014. Former Sec. 206.3 redesignated as Sec. 209.3; Table 209.3 added; Ord. 22-15, Eff. 3/22/2015. Note (7) added; Ords. 161-15 and 162-15 , Eff. 10/18/2015. Table 209.3 amended, Notes (8) and (9)1 added; Ord. 188-15 , Eff. 12/4/2015. Table 209.3 amended; Ord. 33-16 , Eff. 4/10/2016. Table 209.3 amended; Note (10)2 added; Ord. 166-16 , Eff. 9/10/2016. Table 209.3 amended; Note (4) amended; Ord. 129-17 , Eff. 7/30/2017. Table 209.3 amended; Note (2) deleted; Ord. 189-17 , Eff. 10/15/2017. Table 209.3 amended; Ord. 202-18 , Eff. 9/10/2018. Table 209.3 amended; Note (3) deleted; Ord. 303-18 , Eff. 1/21/2019. Note (7) amended; Ord. 116-19 , Eff. 7/29/2019. Table 209.3 amended; Ord. 63-20 , Eff. 5/25/2020. Table 209.3 amended; Note (11) added; Ord. 78-20 , Eff. 6/22/2020. Table 209.3 amended; Ord. 111-21 , Eff. 9/4/2021. Table 209.3 and Note (11) amended; Ord. 136-21 , Eff. 9/4/2021. Table 209.3 amended; Note (12) added; Ord. 75-22 , Eff. 6/13/2022. Table 209.3 amended; Ord. 248-23 , Eff. 1/14/2024. Note (12) amended; Ord. 33-24 , Eff. 3/23/2024. Note (7) amended; Ord. 62-24 , Eff. 4/28/2024. Table 209.3 amended; Note (2) added; Ord. 70-24 , Eff. 5/6/2024. Table 209.3 amended; Note (13) added; Ord. 292-24 , Eff. 1/19/2025. Table 209.3 amended; Note (14) added; Ord. 62-25 , Eff. 6/1/2025. First introductory paragraph and table 209.3 amended; Note (15)4 added; Ord. 124-25 , Eff. 9/1/2025. Table 209.3 amended; Ord. 173-25, Eff. 10/6/2025. Introductory material, Table 209.3, and Notes (7)- (9) amended; Note (13) deleted; Ord. 245-25 , Eff. 1/12/2026. Table 209.3 amended; Ord. 1-26 , Eff. 2/8/2026. Table 209.3 amended; Ord. 37-26 , Eff. 4/11/2026. CODIFICATION NOTES 1. Notes "(8)" and "(9)" are referenced as "(7)" and "(8)," respectively, in Ord. 188-15. The notes were redesignated by the codifier because a note designated as "(7)" previously had been added to this section by Ords. 161-15 and 162-15. 2. Note "(10)" is referenced as "(9)" in Ord. 166-16. The note was redesignated by the codifier because a note designated as "(9)" previously had been added to this section by Ord. 188-15. 3. So in Ord. 63-20 . 4. Note “(15)” is referenced as “(14)” in Ord. 124-25. The note was redesignated by the codifier because a note designated as “(14)” previously had been added to this section by Ord. 62-24.

SEC. 209.4. RTO (RESIDENTIAL TRANSIT ORIENTED) DISTRICTS.

RTO (Residential Transit Oriented) Districts, inclusive of RTO-1, RTO-M, and RTO-C Districts, are intended to recognize and enhance areas characterized by a mixture of houses and apartment buildings, covering a range of densities and building forms. RTO-1 (Residential, Transit -Oriented Neighborhood) and RTO-M (Residential Transit Oriented, Mission) Districts are composed of multi-family moderate-density areas, primarily areas formerly designated RM and RH-3. RTO-C (Residential Transit Oriented, Commercial) permits neighborhood- serving uses at limited sizes along with housing. RTO Districts are well served within short walking distance, generally less than one-quarter mile, of transit and neighborhood commercial areas. Transit available on nearby streets is frequent and/or provides multiple lines serving different parts of the City or region. In RTO-1 and RTO-M Districts, limited small-scale neighborhood-oriented retail and services are common and permitted throughout the neighborhood on Corner Lots only to provide goods and services to residents within walking distance, but the Districts are otherwise residential. In RTO-1 and RTO-M Districts, only retail compatible with housing, generally those permitted in NC-1 Districts, is permitted and auto-oriented uses are not permitted; hours of operation are restricted and off-street parking is not permitted for these very locally-oriented uses. In the RTO-C District, a greater amount and wider range of non-residential uses are permitted and not limited to corners, to provide goods and services to residents and visitors, especially adjacent to existing NC Districts and along transit corridors, though ground floor commercial uses are not required. Areas of these districts off of major commercial or transit streets are largely characterized by a fine-grain pattern of 25-foot to 35-foot building widths, with some larger and wider structures on major streets. While some one- and two-family structures are present, the character of the District is primarily of structures with three or more units of a range of sizes and types suitable for a variety of households. Buildings are moderately scaled and segmented, and units or groups of units have separate entrances directly from the street. Except in the RTO-1 District, housing density is generally limited not by lot area, but by the regulations on the built envelope of buildings, including height, bulk, setbacks, and lot coverage, and standards for Residential Uses, including open space and exposure, and urban design standards. Because of the high availability of transit service and the proximity of retail and services within walking distance, many households do not own cars; it is common that not every Dwelling Unit has a parking space and overall off-street residential parking is limited. Open space is provided on site, in the form of rear yards, decks, balconies, roof-decks, and courtyards, and is augmented by nearby public parks, plazas, and enhanced streetscapes. Table 209.4 ZONING CONTROL TABLE FOR RTO DISTRICTS Zoning Category § References RTO-1 RTO-M RTO-C Zoning Category § References RTO-1 RTO-M RTO-C BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 250-252, 260, 261.1, 263.19, 270, 270.3, 271 Varies. See Height and Bulk Map and referenced sections. Front Building Setback § 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. For RTO-C Districts, regardless of the depth of setback required by § 132, where the sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. Rear Yard §§ 130, 134 30% of lot depth but in no case less than 15 feet. 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet. Side Yard § 133 Not Required.