San Francisco Zoning & Land Use Guide
Key Zoning Facts
San Francisco Zoning Overview
San Francisco's zoning is governed by the San Francisco Planning Code, administered by the SF Planning Department. As a consolidated city-county, San Francisco operates a single planning jurisdiction covering the entire 47-square-mile peninsula.
Zoning Framework
The city divides land into residential, commercial, industrial, and mixed-use zoning districts. Residential zones use the "RH" (Residential-House) and "RM" (Residential-Mixed) designation system. Height and bulk are controlled separately through height/bulk district overlays that apply on top of the base zoning.
San Francisco's zoning is notably complex due to numerous special use districts (SUDs), neighborhood commercial districts, and historic preservation overlays. The city's density is primarily controlled through height limits and lot coverage ratios rather than traditional FAR calculations.
ADU Policies
San Francisco permits ADUs under California state law and has adopted local implementing ordinances. The city allows ADUs in most residential zones including RH-1, RH-2, and RM districts. Garage conversions are a particularly common ADU type in San Francisco due to the city's dense urban fabric and prevalence of ground-floor garages.
Key Considerations
Property owners should be aware that many San Francisco properties are subject to additional regulatory layers including historic district requirements, special use district rules, and rent stabilization ordinances. The Planning Department offers pre-application meetings to help property owners understand applicable regulations before submitting permit applications.
Regulatory Layers That Apply in San Francisco
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
- Coastal Zone: Yes
- Wetlands: Limited wetland areas along the bayfront and Ocean Beach shoreline.
State — California
- Building Code: 2022 California Building Code (Title 24)
- Energy Code: 2022 California Energy Code (Title 24, Part 6)
- Seismic Zone: Seismic Design Category D/E
- Fire Zone: Limited VHFHSZ areas in Twin Peaks and surrounding hillsides
- State ADU Override: Yes (Government Code Sections 65852.2, 65852.22 (AB 68, SB 13, AB 881, AB 2221))
County — City and County of San Francisco
- Role: San Francisco is a consolidated city-county; there are no separate county planning functions.
- As a consolidated city-county, San Francisco handles all planning and land use functions through a single government.
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
- Historic Districts — Numerous historic districts with additional design review requirements, including the Civic Center, Jackson Square, and South End historic districts.
- Special Use Districts (SUD) — Over 30 special use districts imposing additional regulations for areas like the Mission, SOMA, and Chinatown.
- Coastal Zone — Western shoreline areas subject to California Coastal Commission jurisdiction.
Private Restrictions
- HOA / CC&Rs common: Yes
- Condo and tenancy-in-common (TIC) associations are prevalent in San Francisco and may impose restrictions beyond city zoning.
Primary Zoning Districts
- Min Lot
- 2,500 sq ft
- Max Height
- 40 ft
- Front Setback
- Prevailing or average of block face
- Side Setback
- None required (but light/air setbacks may apply)
- Rear Setback
- 25% of lot depth or 15 ft minimum
- FAR
- N/A (controlled by height/bulk)
- Min Lot
- 2,500 sq ft
- Max Height
- 40 ft
- Front Setback
- Prevailing or average of block face
- Side Setback
- None required
- Rear Setback
- 25% of lot depth or 15 ft minimum
- FAR
- N/A (controlled by height/bulk)
- Min Lot
- 2,500 sq ft
- Max Height
- 40 ft
- Front Setback
- Prevailing or average of block face
- Side Setback
- None required
- Rear Setback
- 25% of lot depth or 15 ft minimum
- FAR
- N/A (controlled by height/bulk and density ratio)
ADU Rules in San Francisco
- Max Size
- 1,200 sq ft
- Max Height
- 16 ft (detached)
- Rear Setback
- 4 ft
- Side Setback
- 4 ft
- Parking
- No additional parking required
- Owner Occupancy
- Not required (per state law)
- Permit Timeline
- 60 days (ministerial review)
- Est. Permit Cost
- $5,000 - $20,000 (varies by scope)
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for San Francisco are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check San Francisco permit fees →