San Francisco Zoning & Land Use Guide
Editor-verified· 2026-09-22
Last updated: Verified:
Key Zoning Facts
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: 2025 California Building Code (Title 24), with San Francisco amendments
- Energy Code: 2025 California Energy Code (Title 24, Part 6), as locally amended
- 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
RH-1Residential - House, One Family
- Min Lot
- 2,500 sq ft
- Max Height
- See mapped Height & Bulk District; 40 ft is common in many residential areas
- Front Setback
- Prevailing or average of block face
- Side Setback
- Varies by lot width and district; see Planning Code §133
- Rear Setback
- 30% of lot depth; 15 ft minimum (Planning Code §134, subject to exceptions/reductions)
- FAR
- N/A (controlled by height/bulk)
RH-2Residential - House, Two Family
- Min Lot
- 2,500 sq ft
- Max Height
- See mapped Height & Bulk District; 40 ft is common in many residential areas
- Front Setback
- Prevailing or average of block face
- Side Setback
- Varies by lot width and district; see Planning Code §133
- Rear Setback
- 30% of lot depth; 15 ft minimum (Planning Code §134, subject to exceptions/reductions)
- FAR
- N/A (controlled by height/bulk)
RM-1Residential - Mixed, Low Density
- Min Lot
- 2,500 sq ft
- Max Height
- See mapped Height & Bulk District; 40 ft is common in many residential areas
- Front Setback
- Prevailing or average of block face
- Side Setback
- Varies by lot width and district; see Planning Code §133
- Rear Setback
- 30% of lot depth; 15 ft minimum (Planning Code §134, subject to exceptions/reductions)
- FAR
- N/A (controlled by height/bulk and density ratio)
ADU Rules in San Francisco
ADUs:Allowed
- Max Size
- 1,200 sq ft
- Max Height
- At least 16 ft for qualifying detached ADUs; higher state-law height limits apply in specified circumstances
- Rear Setback
- 4 ft
- Side Setback
- 4 ft
- Parking
- No additional parking required
- Owner Occupancy
- Not required (per state law)
- Permit Timeline
- State-law ministerial review timelines apply to complete qualifying applications; verify the current City process
- Est. Permit Cost
- Varies by project scope and current City fee schedules
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 →Official Sources
City-specific
Frequently Asked Questions
Can I build an ADU in San Francisco?
San Francisco permits ADUs under California law and the San Francisco Planning Code, but the number, size, height, and configuration allowed depend on the existing development and ADU type. Confirm the current standards for the specific parcel with SF Planning.
How do I find the zoning for my property in San Francisco?
Use the SF Property Information Map (PIM) at sfplanninggis.org/pim. Enter your address to see zoning, height/bulk districts, special use districts, and other regulatory information.
What is the difference between RH-1 and RH-2 zoning in San Francisco?
RH-1 and RH-2 are residential zoning districts with different base dwelling-unit frameworks, while California and San Francisco ADU rules can allow additional accessory units. Always check the current Planning Code and the parcel's mapped zoning and Height & Bulk District.
Disclaimer: The information on this website is provided for general informational purposes only and does not constitute legal, financial, or professional advice. Zoning codes and building regulations change frequently. Always verify current requirements with your local planning department and building authority before making any decisions.