San Francisco Zoning & Land Use Guide
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: 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
| District Code | Name | Min Lot | Max Height | Front Setback | Side Setback | Rear Setback | FAR |
|---|---|---|---|---|---|---|---|
| RH-1 | Residential - House, One Family | 2,500 sq ft | 40 ft | Prevailing or average of block face | None required (but light/air setbacks may apply) | 25% of lot depth or 15 ft minimum | N/A (controlled by height/bulk) |
| RH-2 | Residential - House, Two Family | 2,500 sq ft | 40 ft | Prevailing or average of block face | None required | 25% of lot depth or 15 ft minimum | N/A (controlled by height/bulk) |
| RM-1 | Residential - Mixed, Low Density | 2,500 sq ft | 40 ft | Prevailing or average of block face | None required | 25% of lot depth or 15 ft minimum | N/A (controlled by height/bulk and density ratio) |
ADU Rules in San Francisco
ADUs:Allowed
- 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)
Official Sources
Frequently Asked Questions
Frequently Asked Questions
Can I build an ADU in San Francisco?
Yes. ADUs are permitted on most residentially zoned lots in San Francisco under California state law and the SF Planning Code. You can build a detached ADU up to 1,200 square feet or convert existing non-habitable space (such as a garage) into a dwelling unit.
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 (Residential-House, One Family) allows one dwelling unit per lot, while RH-2 (Residential-House, Two Family) allows up to two dwelling units. Both zones permit ADUs in addition to the base unit count under state law.
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.