SEC. 260. HEIGHT LIMITS: MEASUREMENT.
(See Interpretations related to this Section.)
(a) Method of Measurement. The limits upon the height of buildings and structures shall be as specified on the Zoning Map, except as permitted by Section 206. In the measurement of
height, the following rules shall be applicable:
(1) The point above which such measurements shall be taken shall be as specified as follows.
(A) In the case of either subsection (a)(1)(B) or (C) below, such point shall be taken at the centerline of the building or, where the building steps laterally in relation to a street that
is the basis for height measurement, separate points shall be taken at the centerline of each building step.
(B) Where the lot is level with or slopes downward from a street at the centerline of the building or building step, such point shall be taken at curb level on such a street. This point
shall be used for height measurement only for a lot depth not extending beyond a line 100 feet from and parallel to such street, or beyond a line equidistant between such street and the street
on the opposite side of the block, whichever depth is greater. Measurement of height for any portion of the lot extending beyond such line shall be considered in relation to the opposite
(lower) end of the lot, and that portion shall be considered an upward sloping lot in accordance with subsection (a)(1)(C) below, whether or not the lot also has frontage on a lower street.
(C) Where the lot slopes upward from a street at the centerline of the building or building step, such point shall be taken at curb level for purposes of measuring the height of the
closest part of the building within 10 feet of the property line of such street; at every other cross-section of the building, at right angles to the centerline of the building or building step, such
point shall be taken as the average of the ground elevations at either side of the building or building step at that cross-section. The ground elevations used shall be either existing elevations
or the elevations resulting from new grading operations encompassing an entire block. Elevations beneath the building shall be taken by projecting a straight line between ground elevations
at the exterior walls at either side of the entire building in the same plane.
(D) Where the lot has frontage on two or more streets, the owner may choose the street or streets from which the measurement of height is to be taken, within the scope of the rules
stated above.
Where the height limits for buildings and structures are established by this Code, the upper points to be taken for measurement of height shall be as prescribed in the provisions
relating to such height limits.
(2) The upper point to which such measurement shall be taken shall be the highest point on the finished roof in the case of a flat roof, and the average height of the rise in the case of a
pitched or stepped roof, or similarly sculptured roof form, or any higher point of a feature not exempted under subsection (b) below. For any building taller than 550 feet in height in the S-2
Bulk District, the height of the building shall be measured at the upper point of all features of the building and exempted features in such cases shall be limited to only those permitted in
subsection (b)(1)(M) and which are permitted by the Planning Commission according to the procedures of Section 309.
(3) In cases where the height limit is 65 feet or less and a street from which height measurements are made slopes laterally along the lot, or the ground slopes laterally on a lot that also
slopes upward from the street, there shall be a maximum width for the portion of the building or structure that may be measured from a single point at curb or ground level, according to the
definition of "height," as specified in the following table. These requirements shall not apply to any property to which the bulk limitations in Section 270 of this Code are applicable.
(4) The following requirements shall apply to all parcels within the R-4 Height and Bulk District, at or below 85 feet. In cases where the height limit is 85 feet or less and a street from
which height measurements are made slopes laterally along the lot, or the ground slopes laterally on a lot that also slopes upward from the street, there shall be a maximum width for the
portion of the building or structure that may be measured from a single point at curb or ground level, according to the definition of “height” as specified in the following table. These
requirements shall not apply to any property to which the bulk limitations in Sections 270 through 270.3 of this Code are applicable.
TABLE 260-1
HEIGHT MEASUREMENT
ON LATERAL SLOPES WHERE
HEIGHT LIMIT IS 65 FEET OR LESS
Average Slope of Curb or Ground From Which Height is Measured
Maximum Width for Portion of Building that May Be Measured from a Single Point
5% or less
No requirement
More than 5% but no more than 15%
65 feet
More than 15% but no more than 20%
55 feet
More than 20% but no more than 25%
45 feet
More than 25%
35 feet
TABLE 260-2
HEIGHT MEASUREMENT ON LATERAL SLOPES WHERE HEIGHT LIMIT IS BETWEEN 65 AND 85 FEET
Average Slope of Curb or Ground From Which Height is Measured
Maximum Width for Portion of Building that May Be Measured from a Single Point
5% or less
No requirement
More than 5% but no more than 15%
85 feet
More than 15% but no more than 20%
75 feet
More than 20% but no more than 25%
65 feet
More than 25%
55 feet
(b) Exemptions. In addition to other height exceptions permitted by this Code, the features listed in this subsection (b) shall be exempt from the height limits established by this Code, in
an amount up to but not exceeding that which is specified.
(1) The following features shall be exempt provided the limitations indicated for each are observed; and provided further that the sum of the horizontal areas of all features listed in
this subsection (b)(1) shall not exceed 30% of the horizontal area of the roof above which they are situated, or, in C-3 Districts and in the Rincon Hill Downtown Residential District, where
the top of the building has been separated into a number of stepped elements to reduce the bulk of the upper tower, of the total of all roof areas of the upper towers; and provided further that
in any R, RC-3, or RC-4 District the sum of the horizontal areas of all such features located within the first 10 feet of depth of the building, as measured from the front wall of the building,
shall not exceed 20% of the horizontal area of the roof in such first 10 feet of depth.
As an alternative, the sum of the horizontal areas of all features listed in this subsection (b)(1) may be equal to but not exceed 30% of the horizontal area permitted for buildings and
structures under any bulk limitations in Section 270 of this Code applicable to the subject property.
Any such sum of 30% heretofore described may be increased to 40% by unroofed screening designed either to obscure the features listed under (A) and (B) below or to provide a more
balanced and graceful silhouette for the top of the building or structure.
(A) Mechanical equipment and appurtenances necessary to the operation or maintenance of the building or structure itself, including chimneys, ventilators, plumbing vent stacks,
cooling towers, water tanks, panels or devices for the collection of solar or wind energy, and window-washing equipment, together with visual screening for any such features. This
exemption shall be limited to the top 16 feet of such features where the height limit is 65 feet or less, and the top 20 feet of such features where the height limit is more than 65 feet. In C-3
districts, for existing buildings whose height exceeds the permitted height limit, these exempted features shall be measured from the existing roofline instead of the height limit.
(B) Elevator, stair and mechanical penthouses, fire towers, skylights, and dormer windows. This exemption shall be limited to the top 16 feet of such features where the height limit
is 65 feet or less, and the top 20 feet of such features where the height limit is more than 65 feet. However, for elevator penthouses, the exemption shall be limited to the top 16 feet and
limited to the footprint of the elevator shaft, regardless of the height limit of the building. The design of all elevator penthouses in Residential Districts shall be consistent with the
“Residential Design Guidelines” as adopted and periodically amended for specific areas or conditions by the Planning Commission. In C-3 districts, for existing buildings whose height
exceeds the permitted height limit, these exempted features shall be measured from the existing roofline instead of the height limit.
The Zoning Administrator may, after conducting a public hearing, grant a further height exemption for an elevator penthouse for a building with a height limit of more than 65 feet
but only to the extent that the Zoning Administrator determines that such an exemption is required to meet state or federal laws or regulations. All requests for height exemptions for
elevator penthouses located in Residential or Neighborhood Commercial Districts shall be subject to the neighborhood notification requirements of Section 311 of this Code.
(C) Stage and scenery lofts.
(D) Ornamental and symbolic fea- tures of public and religious buildings and struc- tures, including towers, spires, cupolas, belfries and domes, where such features are not used for
human occupancy.
(E) In any C-3 District, the CMUO District, and any MUR or MUG District within the Central SoMa Special Use District, enclosed space related to the recreational, Restaurant, or
Bar use of the roof, not to exceed 16 feet in height. In C-3 districts, for existing buildings whose height exceeds the permitted height limit, these exempted features shall be measured from
the existing roofline instead of the height limit.
(F) Rooftop enclosures and screening for features listed in subsections (b)(1)(A) and (B) above that add additional building volume in any C-3 District except as otherwise allowed in
the S-2 Bulk district according to subsection (M) below or the Eastern Neighborhoods Mixed Use Districts. The rooftop enclosure or screen creating the added volume:
(i) shall not be subject to the percentage coverage limitations otherwise applicable to this Section 260(b) but shall meet the requirements of Section 141;
(ii) shall not exceed 20 feet in height, measured as provided in subsection (a) above;
(iii) may have a volume, measured in cubic feet, not to exceed three-fourths of the horizontal area of all upper tower roof areas multiplied by the maximum permitted height of the
enclosure or screen;
(iv) shall not be permitted within the setbacks required by Sections 132.1, 132.2, and 132.3;
(v) shall not be permitted within any setback required to meet the sun access plane requirements of Section 146; and
(vi) shall not be permitted within any setback required by Section 261.1.
(G) In any C-3 District except as otherwise allowed in the S-2 Bulk district according to subsection (M) below, vertical extensions to buildings, such as spires, which enhance the
visual appearance of the structure and are not used for human occupancy may be allowed, pursuant to the provisions of Section 309, up to 75 feet above the height otherwise allowed. The
extension shall not be subject to the percentage coverage limitations otherwise applicable to this subsection, provided that the extension is less than 100 square feet in cross-section and 18
feet in diagonal dimension.
(H) In the Rincon Hill Downtown Residential District, enclosed space related to the recreational use of the roof, not to exceed 16 feet in height.
(I) In the Rincon Hill Downtown Residential District, additional building volume used to enclose or screen from view the features listed under Subsections (b)(1)(A) and (b)(1)(B)
above. The rooftop form created by the added volume shall not be subject to the percentage coverage limitations otherwise applicable to this subsection but shall meet the requirements of
Section 141, shall not exceed 10 percent of the total height of any building taller than 105 feet, shall have a horizontal area not more than 85 percent of the total area of the highest occupied
floor, and shall contain no space for human occupancy. The features described in (b)(1)(B) shall not be limited to 16 feet for buildings taller than 160 feet, but shall be limited by the
permissible height of any additional rooftop volume allowed by this Subsection.
(J) In the Van Ness Special Use District, additional building volume used to enclose or screen from view the features listed under Subsections (b)(1)(A) and (b)(1)(B) above and to
provide additional visual interest to the roof of the structure. The rooftop form created by the added volume shall not be subject to the percentage coverage limitations otherwise applicable
to this Subsection, but shall meet the requirements of Section 141 and shall not exceed 10 feet in height where the height limit is 65 feet or less or 16 feet where the height limit is more than
65 feet, measured as provided in Subsection (a) above, and may not exceed a total volume, including the volume of the features being enclosed, equal to ¾ of the horizontal area of all upper
tower roof areas of the building measured before the addition of any exempt features times 10 where the height limit is 65 feet or less or times 16 where the height limit is more than 65
feet.
(K) In the Northeast China Basin Special Use District, light standards for the purpose of lighting the ballpark.
(L) In the C-3-G District, on sites fronting on Van Ness Avenue in the 120-X height district, additional building volume used to enclose or screen from view the features listed under
subsections (b)(1)(A) and (b)(1)(B) above, to allow increased roof height for performance and common space, and to provide additional visual interest to the roof of the structure. The
rooftop form created by the added volume shall not be subject to the percentage coverage limitations otherwise applicable to this subsection (b)(1)(L), but shall meet the requirements of
Section 141 and shall not exceed 16 feet in height, measured as provided in subsection (a) above. Buildings that are eligible for this exemption are also eligible for exceptions to any
quantitative standards set forth in Article 1.2 of this Code through Section 309 of this Code.
(M) In the Central SoMa Special Use District, additional building volume used to enclose or screen from view the features listed in subsections (b)(1)(A) and (b)(1)(B) above. The
rooftop form created by the added volume shall not be subject to the percentage coverage limitations otherwise applicable to the building, but shall meet the requirements of Section 141;
shall not exceed 10% of the total height of any building taller than 200 feet; shall have a horizontal area not more than 100% of the total area of the highest occupied floor; and shall contain
no space for human occupancy. The features described in subsection (b)(1)(B) shall not be limited to 16 feet for buildings taller than 200 feet, but shall be limited by the permissible height
of any additional rooftop volume allowed by this subsection (M).
(N) In any S-2 Bulk District for any building which exceeds 550 feet in height, unoccupied building features including mechanical and elevator penthouses, enclosed and unenclosed
rooftop screening, and unenclosed architectural features not containing occupied space that extend above the height limit, only as permitted by the Planning Commission according to the
procedures of Section 309 and meeting all of the following criteria:
(i) such elements are demonstrated to not add more than insignificant amounts of additional shadow compared to the same building without such additional elements on any public
open spaces as deemed acceptable by the Planning Commission; and
(ii) such elements are limited to a maximum additional height equivalent to 7.5% of the height of the building to the roof of the highest occupied floor, except that in the case of a
building in the 1,000-foot height district such elements are not limited in height, and any building regardless of building height or height district may feature a single spire or flagpole with a
diagonal in cross-section of less than 18 feet and up to 50 feet in height in addition to elements allowed according to this subsection (N); and
(iii) such elements are designed as integral components of the building design, enhance both the overall silhouette of the building and the City skyline as viewed from distant public
vantage points by producing an elegant and unique building top, and achieve overall design excellence.
(O) In the Van Ness & Market Residential Special Use District and only in the block/lot districts 85-X // 120/365-R-2, additional building volume used to enclose or screen from
view the features listed in subsections (b)(1)(A) and (b)(1)(B) above. The rooftop form created by the added volume shall not be subject to the percentage coverage limitations otherwise
applicable to the building, but shall meet the requirements of Section 141; shall not exceed 10 percent of the total height of any building taller than 200 feet; shall have a horizontal area not
more than 100 percent of the total area of the highest occupied floor; and shall contain no space for human occupancy that is enclosed or otherwise not open to the sky. The features
described in subsection (b)(1)(B) shall not be limited to 16 feet for buildings taller than 200 feet but shall be limited by the permissible height of any additional rooftop volume allowed by
this subsection (O).
(2) The following features shall be exempt, without regard to their horizontal area, provided the limitations indicated for each are observed:
(A) Railings, parapets and catwalks, with a maximum height of four feet.
(B) Open railings, catwalks and fire escapes required by law, wherever situated.
(C) Unroofed recreation facilities with open fencing, including tennis and basketball courts at roof level, swimming pools with a maximum height of four feet and play equipment
with a maximum height of 10 feet.
(D) Unenclosed seating areas limited to tables, chairs and benches, and related windscreens, lattices and sunshades with a maximum height of 10 feet.
(E) Landscaping, with a maximum height of four feet for all features other than plant materials.
(F) Short-term parking of passenger automobiles, without additional structures or equipment other than trellises or similar overhead screening for such automobiles with a maximum
height of eight feet.
(G) Amusement parks, carnivals and circuses, where otherwise permitted as temporary uses.
(H) Flagpoles and flags, clothes poles and clotheslines, and weathervanes.
(I) Wireless Telecommunications Services Facilities and other antennas, dishes, and towers and related screening elements, subject to any other applicable Planning Code provisions,
including but not limited to applicable design review criteria and Planning Code Section 295.
(J) Warning and navigation signals and beacons, light standards and similar devices, not including any sign regulated by this Code.
(K) Public monuments owned by government agencies.
(L) Cranes, scaffolding and batch plants erected temporarily at active construction sites.
(M) Structures and equipment necessary for the operation of industrial plants, transportation facilities, public utilities and government installations, where otherwise permitted by this
Code and where such structures and equipment do not contain separate floors, not including towers and antennae for transmission, reception, or relay of radio, television, or other electronic
signals where permitted as principal or conditional uses by this Code.
(N) Buildings, structures and equipment of the San Francisco Port Commission, where not subject to this Code due to provisions of the San Francisco Charter or State law.
(O) Enclosed recreational facilities up to a height of 10 feet above the otherwise applicable height limit when located within a 65-U Height and Bulk District and an MUO District,
and only then when authorized by the Planning Commission as a Conditional Use pursuant to Section 303 of this Code, provided that the project is designed in such a way as to reduce the
apparent mass of the structure above a base 50-foot building height.
(P) Historic Signs and Vintage Signs permitted pursuant to Article 6 of this Code.
(Q) In the Eastern Neighborhoods Mixed Use Districts, enclosed utility sheds of not more than 100 square feet, exclusively for the storage of landscaping and gardening equipment
for adjacent rooftop landscaping, with a maximum height of 8 feet above the otherwise applicable height limit.
(R) Hospitals, as defined in this Code, that are legal non-complying structures with regard to height, may add additional mechanical equipment so long as the new mechanical
equipment 1) is not higher than the highest point of the existing rooftop enclosure, excluding antennas; 2) has minimal visual impact and maximum architectural integration; 3) is necessary
for the function of the building; and 4) no other feasible alternatives exist. Any existing rooftop equipment that is out of service or otherwise abandoned shall be removed prior to
installation of new rooftop equipment.
(Amended by Ord. 414-85, App. 9/17/85; Ord. 532-85, App. 12/4/85; Ord. 537-88, App. 12/16/88; Ord. 115-90, App. 4/6/90; Proposition B, 3/26/96; Proposition F, 6/3/97; Ord. 276-98, App. 8/28/98; Ord. 217-05, File No. 050865, App.
8/19/2005; Ord. 269-05, File No. 050496, App. 11/30/2005; Proposition G, 6/3/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 182-12 , File No. 120665, App. 8/8/2012, Eff. 9/7/2012; Ord. 252-14 , File No. 141096, App.
12/17/2014, Eff. 1/16/2015; Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; Ord. 102-16 , File No. 160346, App. 6/24/2016, Eff. 7/24/2016; Ord. 143-16 , File No. 160687, App. 7/29/2016, Eff. 8/28/2016; Ord. 166-16 , File No.
160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 217-16, File No. 160424, App. 11/10//2016, Eff. 12/10/2016; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 58-18, File No. 180114, App. 4/12/2018, Eff. 5/13/2018; Ord. 296-
18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 126-20, File No. 200559, App. 7/31/2020, Eff. 8/31/2020; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021;
Ord. 122-23, File No. 230371, App. 7/5/2023, Eff. 8/5/2023; Ord. 159-23, File No. 230732, App. 7/28/2023, Eff. 8/28/2023; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)
AMENDMENT HISTORY
Divisions (a)(2), (b)(1)(F), and (b)(1)(G) amended; division (b)(1)(M) added; Ord. 182-12 , Eff. 9/7/2012. Division (b)(2)(S) added; Ord. 252-14 , Eff. 1/16/2015. Division (a)(1) amended; divisions (a)(1)(A)-(D) added; division (b)(2)(I)
amended; Ord. 22-15, Eff. 3/22/2015. Divisions (b)(1) and (b)(1)(F) amended; Ord. 102-16 , Eff. 7/24/2016. Division (a) amended; Ord. 143-16 , Eff. 8/28/2016. Division (b)(2)(I) amended; Ord. 166-16 , Eff. 9/10/2016. Division (b)(2)(Q)
amended; Ord. 217-16, Eff. 12/10/2016. Divisions (b) and (b)(2)(P) amended; Ord. 129-17, Eff. 7/30/2017. Divisions (b)(1), (b)(1)(A), and (b)(1)(L) amended; Ord. 58-18, Eff. 5/13/2018. Divisions (b)(1)(E) and (F) amended; second division (b)
(1)(L) added, former division (b)(2)(O) deleted; former divisions (b)(2)(P)-(S) redesignated as divisions (b)(2)(O)-(R); current divisions (b)(2)(O) and (b)(2)(R) amended; Ord. 296-18 , Eff. 1/12/2019. Divisions (b)(1)(B) and (b)(1)(E) amended;
second division (b)(1)(L) and division (b)(1)(M) redesignated as (b)(1)(M)-(N); current divisions (b)(1)(M) and (b)(1)(N)(ii) amended; Ord. 63-20, Eff. 5/25/2020. New division (b)(1)(N)1 added; Ord. 126-20 , Eff. 8/31/2020. Second division (b)
(1)(N) redesignated as (b)(1)(O); Ord. 136-21, Eff. 9/4/2021. Divisions (b)(1)-(b)(1)(B) and (b)(1)(E) amended; Ord. 122-23, Eff. 8/5/2023, and Ord. 159-23, Eff. 8/28/2023. Divisions (a)(1)(A)-(B), (a)(2) amended; division (a)(4) added; Table
260 amended and redesignated as Table 260-1; Table 260-2 added; Ord. 245-25, Eff. 1/12/2026.
SEC. 261. ADDITIONAL HEIGHT LIMITS APPLICABLE TO CERTAIN RH DISTRICTS.