The San Francisco Planning Code, part of the San Francisco Municipal Code, regulates land use and development in the city. As of 2024, the Planning Code consists of over 250 sections covering zoning districts, land use categories, development standards, and permitting procedures.
In This Article
Key Points
- The San Francisco Planning Code regulates land use and development through zoning districts, use categories, and development standards
- The Code aims to promote orderly growth, protect neighborhood character, and align with the city’s General Plan
- Recent updates have focused on streamlining housing production and responding to neighborhood context
Overview of the San Francisco Planning Code
The Planning Code is divided into several key articles:
- Article 1 covers general zoning provisions and definitions
- Article 2 defines use districts and use tables
- Article 3 outlines zoning procedures
- Articles 7 and 8 detail neighborhood commercial and mixed-use districts respectively
The code aims to promote orderly growth, protect neighborhood character, provide housing and commercial space, and align development with the city’s General Plan. It is administered by the San Francisco Planning Department and Planning Commission.
Key Zoning Districts and Controls
San Francisco has over 100 zoning districts that regulate allowed uses and building form. Major zoning district categories include:
- Residential (RH, RM, RC, RED)
- Downtown (C-3, DTR)
- Neighborhood Commercial (NC)
- Mixed Use (MUG, MUO, MUR, UMU)
- Industrial (M-1, M-2, PDR)12
Each district has specific controls for:
- Permitted, conditional, and prohibited uses
- Residential density
- Building height and bulk
- Setbacks and open space
- Parking and loading requirements
Projects must comply with the Planning Code standards for their zoning district, or seek a variance or conditional use authorization for exceptions.
Recent Updates and Initiatives
The Planning Code is regularly amended to address emerging issues and priorities. Some key updates in recent years include:
- HOME-SF program to incentivize affordable and family-friendly housing (2017)3
- Accessory Dwelling Unit (ADU) legislation to add small infill units (2016, 2022)
- Proposition H to streamline permitting in Neighborhood Commercial districts (2020)5
- Elimination of minimum parking requirements (2018)
The city has also launched several neighborhood-specific zoning initiatives, such as the Central SoMa Plan (2018) and Hub Area Plan (2020), to tailor land use policies to the unique context of different areas.
Development Review Process
Most development projects in San Francisco require some level of review by the Planning Department for conformance with the Planning Code and other regulations. Key stages include:
- Preliminary Project Assessment (PPA) for initial feedback
- Environmental review under the California Environmental Quality Act (CEQA)
- Entitlement hearings at the Planning Commission for conditional use and other approvals
- Building permit review for Code compliance
- Discretionary review hearing for projects that raise exceptional issues
The level of review depends on the project’s size, zoning district, and whether it is principally permitted or requires a conditional use authorization or variance. Some projects, like 100% affordable housing, are eligible for streamlined review under state law.
Challenges and Controversies
The Planning Code has been both praised and criticized for its role in shaping San Francisco’s built environment. Proponents argue it protects neighborhood character and promotes thoughtful growth, while critics claim it contributes to the city’s housing shortage and high costs.
Some controversial aspects of the Code include:
- Discretionary review process that allows for appeals of principally permitted projects
- Lengthy and complex permitting timelines
- Strict controls on density, height, and parking that limit housing production
- Lack of by-right approval for housing in many areas
The city has made efforts to streamline permitting and incentivize housing in recent years, but many argue more significant reforms are needed to address the scale of the affordability crisis.
Conclusion
The San Francisco Planning Code plays a central role in regulating land use and development in the city. While it has helped preserve the character of San Francisco’s unique neighborhoods, it has also been a source of controversy for its impact on housing production and affordability.
As the city continues to grow and evolve, ongoing updates to the Planning Code will be critical to strike a balance between protecting what makes San Francisco special and enabling the new housing and amenities needed to keep the city thriving.
FAQ
How do I find the zoning for my property?
You can look up the zoning for any property in San Francisco through the Planning Department’s Property Information Map at . Enter the address and click on the “Zoning” tab for details on the parcel’s zoning district and key controls.
What uses are allowed in my zoning district?
Each zoning district has a unique set of permitted, conditional, and prohibited uses. Consult the Planning Code’s use tables for your district to see what uses are allowed. In general, residential districts allow housing and limited commercial uses, while commercial and mixed-use districts enable a wider range of uses.
How tall can I build on my property?
Height limits vary by zoning district and can range from 25 feet in low-density residential areas to over 1,000 feet in downtown. Check the Planning Code and zoning maps to determine the height limit for your property. Keep in mind that other controls like setbacks and floor area ratio may constrain the buildable envelope as well.
What is a conditional use authorization?
A conditional use authorization is a special permit granted by the Planning Commission for uses that may be appropriate in a zoning district but are not principally permitted. Common examples include bars, cannabis dispensaries, and formula retail in Neighborhood Commercial districts. Conditional use requires a public hearing and is subject to specific criteria in the Planning Code.
How long does it take to get a project approved?
Permitting timelines vary widely depending on the complexity of the project and the level of review required. Small projects that are principally permitted can be approved in a matter of months, while large projects requiring conditional use and environmental review can take several years. The Planning Department’s permit processing data shows a median timeline of about 2 years from application to approval for major projects.
