SEC. 250. HEIGHT AND BULK DISTRICTS ESTABLISHED.

SEC. 251. HEIGHT AND BULK DISTRICTS: PURPOSES.

SEC. 252. CLASSES OF HEIGHT AND BULK DISTRICTS.

SEC. 252.1. SPECIAL HEIGHT LIMITS.

SEC. 253.4. REVIEW OF PROPOSED BUILDINGS AND STRUCTURES EXCEEDING A HEIGHT OF 65 FEET IN THE MISSION STREET NCT DISTRICT.

SEC. 254. REVIEW OF PROPOSED BUILDINGS AND STRUCTURES EXCEEDING A HEIGHT OF 35 FEET IN CHINATOWN MIXED USE DISTRICTS.

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.

(See Interpretations related to this Section.)

   (a)   General. Notwithstanding any other height limit established by this Article 2.5 to the contrary, the height of dwellings in certain use districts established by Article 2 of this Code shall be further limited by this Section 261. The measurement of such height shall be as prescribed by Section 260.

   (b)   Height Limits Applicable to the Entire Property. 

      (1)   No portion of a dwelling in any RH-1(D), RH-1 or RH-1(S) District shall exceed a height of 35 feet, except that:

         (A)   The permitted Height of a Building, as defined in Section 102, shall be increased to 40 feet, as measured at curb per Section 260, where the average ground elevation at the rear line of the lot is higher by 20 or more feet than at the front line thereof;

 

         (B)   The permitted height shall be reduced to 30 feet where the average ground elevation at the rear line of the lot is lower by 20 or more feet than at the front line thereof; and

 

         (C)   The permitted height shall be reduced to 25 feet where the average ground elevation at the rear line of the lot is lower by 40 or more feet than at the front line thereof.

      (2)   No portion of a dwelling in any RH-2 District shall exceed a height of 40 feet, except that the permitted height shall be reduced to 35 feet where the average ground elevation at the rear line of the lot is lower by 20 or more feet than at the front line thereof.

   (c)   Height Limits Applicable to Front Portion of the Property. Except in cases where the average ground elevation at the rear line of the lot is higher by 20 or more feet than at the front line thereof, the following additional height limits shall apply to the front portion of properties containing dwellings in all RH-1(D), RH-1, RH-1(S) and RH-2 Districts:

      (1)   Basic Requirement. The height limit shall be 30 feet at the front lot line or, where the lot is subject to a legislated setback line or required front setback as described in Section 131 or Section 132 of this Code, then at such setback; and shall increase at an angle of 45 degrees from the horizontal toward the rear of the lot until the height limit prescribed by Subsection (b) above is reached.

 

      (2)   Increase Based Upon Conditions on Adjacent Lots. At the front wall of the building, and at every vertical cross-section of the building, parallel to the front lot line, to which the limit prescribed by Paragraph (c)(1) above is applicable, said limit shall be increased to the average of the heights of the two adjacent buildings measured in the same vertical plane; or, if there is only one adjacent building, then to the height of the one adjacent building measured in the same vertical plane. For purposes of this provision, an adjacent building shall mean a building on a lot adjoining the subject lot along a side lot line.

 

(Amended by Ord. 443-78, App. 10/6/78; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 188-15 , File No. 150871, App. 11/4/2015, Eff. 12/4/2015)

AMENDMENT HISTORY

Division (b)(1)(A) amended; Ord. 56-13 , Eff. 4/27/2013. Division (b)(1)(A) amended; Ord. 188-15 , Eff. 12/4/2015.

SEC. 261.1. ADDITIONAL HEIGHT LIMITS FOR NARROW STREETS AND ALLEYS IN, R, RTO, NC, NCT, AND EASTERN NEIGHBORHOODS MIXED USE DISTRICTS.

(See Interpretations related to this Section.)

   (a)   Purpose. The intimate character of Narrow Streets, as defined in subsection (b), and Alleys is an important and unique component of the City and certain neighborhoods in particular. The scale of these streets should be preserved to ensure they do not become overshadowed or overcrowded. Heights along Alleys and Narrow Streets are hereby limited to provide ample sunlight and air, as follows:

   (b)   Definitions. 

      (1)   "Narrow Street" shall be defined as a public right of way less than or equal to 40 feet in width, or any mid-block passage or alley that is less than 40 feet in width created under the requirements of Section 270.2.

      (2)   “Subject Frontage” shall mean:

         (A)   any building frontage in an RH-1(D), RH-1, or RH-1(S) District that abuts a Narrow Street and is more than 20 feet from an intersection with a street wider than 40 feet; or

         (B)   any building frontage in an RH-2, RH-3, RM, RTO, NC, NCT, Van Ness & Market Residential Special Use District, or Eastern Neighborhood Mixed Use District that abuts a Narrow Street and that is more than 60 feet from an intersection with a Street wider than 40 feet.

      (3)   "East-West Narrow Streets" shall mean all Narrow Streets, except those created pursuant to Section 270.2, that are oriented at 45 degrees or less from a true east-west orientation or are otherwise named herein: Elm, Redwood, Ash, Birch, Ivy, Linden, Hickory, Lily, Rose, Laussat, Germania, Clinton Park, Brosnan, Hidalgo, and Alert Streets.

      (4)   “North-South Narrow Streets” shall mean all Narrow Streets, except those created pursuant to Section 270.2, that are oriented at 45 degrees or less from a true north-south orientation.

      (5)   Streets in the South of Market area that are perpendicular to Market Street are considered North-South Streets, and streets that are parallel to Market Street are considered East-West Streets.

   (c)   Applicability. The controls in this Section shall apply in all RH, RM, RTO, NC, NCT, the Van Ness & Market Residential Special Use District, and Eastern Neighborhoods Mixed Use Districts, except in the Bernal Heights Special Use District. Notwithstanding the foregoing, in the CS Bulk District these controls shall only apply on certain frontages as described in Section 270(h).

   (d)   Controls.

      (1)   General Requirement. Except as described below, all Subject Frontages shall have upper stories set back at least 10 feet at the property line above a height equivalent to 1.25 times the width of the abutting Narrow Street. Buildings of two stories above grade may be built without a second-story setback, regardless of the width of the street.

      (2)   Southern Side of East-West Narrow Streets. All Subject Frontages on the southerly side of an East-West Narrow Street shall have upper stories which are set back at the property line such that they avoid penetration of a sun access plane defined by an angle of 45 degrees extending from the most directly opposite property line (as illustrated in Figure 261.1A.) No part or feature of a building, including but not limited to any feature listed in Section 260(b), may penetrate the required setback plane.

      (3)   Narrow Streets Controls Within the Central SoMa SUD.

         (A)   Notwithstanding subsection (d)(1) above, buildings of 65 feet or more in height shall not be subject to the 10-foot setback requirement, but instead shall be subject to the Apparent Mass Reduction controls of Section 270(h).

         (B)   Frontages on the westerly side of a North-South Narrow Street shall meet the sun access plane requirements of subsection (d)(2) above.

      (4)   Mid-block Passages. Subject Frontages abutting a mid-block passage provided pursuant to the requirements of Section 270.2 shall have upper story setbacks as follows:

         (A)   for mid-block passages between 20 and 30 feet in width, a setback of not less than 10 feet above a height of 25 feet.

         (B)   for mid-block passages between 30 and 40 feet in width, a setback of not less than 5 feet above a height of 35 feet.

Figure 261.1A

(Added by Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 85-10, File No. 091271, App. 4/30/2010; amended by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 206-19, File No. 190048, App. 9/13/2019, Eff. 10/14/2019; Ord. 126-20, File No. 200559, App. 7/31/2020, Eff. 8/31/2020; Ord. 47-21, File No. 201175, App. 4/16/2021, Eff. 5/17/2021)

AMENDMENT HISTORY

Section header amended; division (b)(4) added; divisions (c), (d)(1), and (d)(2) amended; former division (d)(3) redesignated as division (d)(4) and amended; new divisions (d)(3)-(d)(3)(B) added; Ord. 296-18, Eff. 1/12/2019. Divisions (a), (c), (d)(1), and (d)(2) amended; division (b)(2) redesignated as (b)(2)- (b)(2)(B) and amended; Ord. 206-19, Eff. 10/14/2019. Divisions (b)(2)(B) and (c) amended; Ord. 126-20, Eff. 8/31/2020. Division (b)(5) added; divisions (d)(2) and (d)(3)-(d)(3)(B) amended; Ord. 47-21, Eff. 5/17/2021.

SEC. 261.2. ADDITIONAL HEIGHT LIMITS FOR THE FOLSOM STREET NCT DISTRICT.

SEC. 261.3. ADDITIONAL HEIGHT LIMITS FOR THE JAPANTOWN NC DISTRICT.

SEC. 262. ADDITIONAL HEIGHT LIMITS APPLICABLE TO SIGNS.

SEC. 263.30. SUNNYDALE HOPE SF SPECIAL USE DISTRICT AND THE 40/65-X HEIGHT AND BULK DISTRICT.

SEC. 263.31. POTRERO HOPE SF SPECIAL USE DISTRICT AND THE 40/65-X HEIGHT AND BULK DISTRICT.

SEC. 263.32. SPECIAL HEIGHT EXCEPTIONS: PERMITTED BUILDING HEIGHTS IN THE CENTRAL SOMA SPECIAL USE DISTRICT.

SEC. 263.33. SPECIAL HEIGHT EXCEPTIONS: VASSAR AND HARRISON STREETS.

SEC. 263.34. SPECIAL HEIGHT AND SETBACK EXCEPTIONS: FOURTH AND HARRISON STREETS.

SEC. 263.35. BALBOA RESERVOIR SPECIAL USE DISTRICT AND THE 48/78-X HEIGHT AND BULK DISTRICTS.

SEC. 263.36. STONESTOWN MIXED-USE HEIGHT AND BULK DISTRICT.

SEC. 270. BULK LIMITS: MEASUREMENT.

(See Interpretations related to this Section.)

   (a)   The limits upon the bulk of buildings and structures shall be as stated in this Section 270 (including Sections 270.1, 270.2, and 270.3) and in Sections 271 and 272. The terms Diagonal Dimension, Height, Length, and Plan Dimensions shall be as defined in this Code. In each height and bulk district, the maximum plan dimensions shall be as specified in the following table, at all horizontal cross-sections above the height indicated.

 

TABLE 270 BULK LIMITS
District Symbol on Zoning Map	Height Above Which Maximum Dimensions Apply (in feet)	Maximum Plan Dimensions (in feet)
		Length	Diagonal Dimension

TABLE 270 BULK LIMITS
District Symbol on Zoning Map	Height Above Which Maximum Dimensions Apply (in feet)	Maximum Plan Dimensions (in feet)
		Length	Diagonal Dimension
A	40	110	125
B	50	110	125
C	80	110	125
D	40	110	140
E	65	110	140
F	80	110	140
G	80	170	200
H	100	170	200
I	150	170	200
J	40	250	300
K	60	250	300
L	80	250	300
M	100	250	300
N	40	50	100
R	This table not applicable. But see Section 270(e).
R-2	This table not applicable. But see Section 270(f).
R-3	This table not applicable. But see Section 270(g)
R-4	This table not applicable. But see Section 270(i)
V		110	140
V	* At setback height established pursuant to Section 253.2.
OS	See Section 290.
S	This table not applicable. But see Section 270(d).
S-2	This table not applicable. But see Section 270(d).
T	At setback height established pursuant to Section 132.2, but no higher than 80 feet.	110	125
X	This table not applicable. But see Section 260(a)(3).
TB	This table not applicable. But see Section 263.18.
CP	This table not applicable. But see Section 263.24.
HP	This table not applicable. But see Section 263.25.
PM	This table not applicable. But see Section 249.64 Parkmerced Special Use District.
TI	This table not applicable. But see Section 263.26.
EP	This table not applicable. But see Section 263.27.
CS	This table not applicable. But see Section 270(h).
IB	This table not applicable. But see Section 249.84 India Basin Special Use District.
PY	This table not applicable. But see Section 249.98 Potrero Yard Special Use District.

 

   (b)   These limits shall not apply to the buildings, structures and equipment listed in Section 260(b)(2) (K), (L), (M) and (N) of this Code, subject to the limitations expressed therein.

   (c)   Maximum plan lengths and diagonal dimensions do not apply to cornices or other decorative projections.

   (d)   The bulk limits contained in this subsection shall apply in S and S-2 Bulk Districts as designated on Sectional Map Nos. 1H, 2H and 7H of the Zoning Map.

      (1)   Base. The base is the lowest portion of the building extending vertically to a streetwall height up to 1.25 times the width of the widest abutting street or 50 feet, whichever is more. There are no length or diagonal dimension limitations applicable to the base. The building base shall be delineated from the lower and upper tower and related to abutting buildings by a setback, cornice line or equivalent projection or other appropriate means. In the C-3-O(SD) District additional requirements for building base and streetwall articulation and setbacks are described in Section 132.1.

      (2)   Lower Tower. 

         (A)   Dimensions. Bulk controls for the lower tower apply to that portion of the building height above the base as shown on Chart B. For buildings of less than 160 feet in height, the lower tower controls are the only bulk controls above the base of the building. The bulk controls for the lower tower are a maximum length of 160 feet, a maximum floor size of 20,000 square feet, and a maximum diagonal dimension of 190 feet.

 

         (B)   Additional Bulk for Elevators. Solely in order to accommodate additional elevators required by tall buildings the lower portion (up to the height shown on Chart B) of the lower tower of a building 500 feet tall or taller may be enlarged up to a maximum length of 190 feet, a maximum diagonal dimension of 230 feet and a maximum floor size of up to 25,000 square feet without a corresponding reduction in upper floor size.

      (3)   Upper Tower. 

         (A)   Dimensions. Upper tower bulk controls apply to buildings taller than 160 feet. They apply to the upper tower portion of a building up to the height shown on Chart B, which height excludes the vertical attachment and other features exempted by Section 260 and excludes the extended upper tower height exceptions provided for in Section 263.7 of this Code. The bulk controls for the upper tower are: a maximum length of 130 feet; a maximum average floor size of 12,000 square feet; a maximum floor size for any floor of 17,000 square feet; and a maximum average diagonal measure of 160 feet. In determining the average floor size of the upper tower, areas with a cross-sectional area of less than 4,000 square feet may not be counted and sculptured architectural forms that contain large volumes of space but no usable floors shall be included in average floor size calculation by computing the cross section at 12.5-foot intervals.

         (B)   Volume Reduction. When the average floor size of the lower tower exceeds 5,000 square feet, the volume of the upper tower shall be reduced to a percentage of the volume that would occur if the average floor size of the lower tower were extended to the proposed building height. The percentage varies with the bulk of the lower tower and with whether or not a height extension is employed pursuant to Section 263.7 and is shown on Chart C. In achieving the required volume reduction, a setback or change in profile at a specific elevation is not required.

         (C)   Extensions. Extension of the upper tower above the otherwise allowable height limits may be permitted as provided in Section 263.9.

         (D)   Termination of the Tower. The top of the tower shall be massed in a manner that will create a visually distinctive roof or other termination of the building facade. Modifications to a proposed project may be required, in the manner provided in Section 309, to achieve this purpose.

      (4)   Buildings Taller than 650 Feet in the S-2 Bulk District. For buildings taller than 650 feet in height in the S-2 Bulk District, the following controls shall apply in lieu of the controls of subsections (1)-(3):

         (A)   Lower Tower. There are no bulk controls for the lower tower except as required by Section 132.1. The lower tower for such buildings shall be defined as the bottom two-thirds of the building from sidewalk grade to roof of the uppermost occupied floor.

         (B)   Upper Tower. The average floor size of the upper tower shall not exceed 75 percent of the average floor size of the lower tower, and the average diagonal dimension shall not exceed 87 percent of the average diagonal dimension of the lower tower.

            (i)   In determining the average floor size and average diagonal of the upper tower, unoccupied architectural elements permitted according to Section 260(b)(1)(M), except for levels consisting of singular spires with a diagonal in cross-section of less than 18 feet, may be included in the calculations if the Planning Commission determines, according to the procedures of Section 309, that such unoccupied architectural elements produce a distinct visual tapering of the building as intended by the controls of subsection (B) and create an elegant profile for the upper tower from key public vantage points throughout the City and beyond. In calculating the floor size and diagonal of such architectural elements, a cross section floor proscribed by the most distant outside points of all elements shall be assumed at 12.5-foot intervals.

   (e)   Rincon Hill and South Beach. In Bulk District R (Rincon Hill and South Beach DTR Districts), bulk limitations are as follows:

      (1)   There are no bulk limits below the podium height as described in Section 263.19, except for the lot coverage limitations and setback requirements described in Sections 825 and 827.

      (2)   Tower Bulk and Spacing. All portions of structures above the podium height as described in Section 263.19 shall meet the following bulk limitations, as illustrated in Chart C.

         (A)   Buildings between the podium height limit and 240 feet in height may not exceed a plan length of 90 feet and a diagonal dimension of 120 square feet.

         (B)   Buildings between 241 and 300 feet in height may not exceed a plan length of 100 feet and a diagonal dimension of 125 feet, and may not exceed a maximum average floor area of 8,500 gross square feet.

         (C)   Buildings between 301 and 350 feet in height may not exceed a plan length of 115 feet and a diagonal dimension of 145 feet. They may not exceed a maximum average floor area of 9,000 gross square feet.

         (D)   Buildings between 351 and 550 feet in height may not exceed a plan length of 115 feet and a diagonal dimension of 145 feet. They may not exceed a maximum average floor area of 10,000 gross square feet.

         (E)   To allow variety in the articulation of towers, the floor plates of individual floors may exceed the maximums described above by as much as 5 percent, provided the maximum average floor plate is met.

         (F)   To encourage tower sculpting, the gross floor area of the top one-third of the tower shall be reduced by 10 percent from the maximum floor plates described in (A) - (D) above, unless the overall tower floor plate is reduced by an equal or greater volume.

         (G)   In order to provide adequate sunlight and air to streets and open spaces, a minimum distance of 115 feet must be preserved between all structures above 110 feet in height at all levels above 110 feet in height. Spacing shall be measured horizontally from the outside surface of the exterior wall of the subject building to the nearest point on the closest structure above 110 feet in height. Any project that is permitted pursuant to the exception described in Section 270(e)(3) shall not be considered for the purposes of measuring tower spacing pursuant to this Section.

         (H)   The procedures for granting special exceptions to bulk limits described in Section 271 shall not apply; exceptions may be granted pursuant to Sections 270(e)(3) and 270(e)(4).

         (I)   Additional setback, lot coverage, and design requirements for the DTR Districts are described in Sections 825, 827, 828 and 829.

      (3)   Exceptions to tower spacing and upper tower sculpting requirements in Rincon Hill DTR. An exception to the 115 feet tower spacing requirement and the upper tower sculpting requirement described in (e)(2)(F) and (G) above may be granted to a project only on Block 3747 on a lot formed by the merger of part or all of Lots 001E, 002 and 006, pursuant to the procedures described in 309.1 of this Code provided that projects meet the following criteria:

         (A)   Applications for environmental review and conditional use related to a building above 85 feet in height on the subject lot have been filed with the Department prior to March 1, 2003 and February 1, 2005, respectively;

         (B)   Given the 115 tower spacing requirement described in (G) above, the existence of an adjacent building greater than 85 feet in height precludes the development of a tower on the subject lot;

         (C)   The subject lot has a total area of no less than 35,000 square feet;

         (D)   The proposed project is primarily residential and has an area of no more than 528,000 gross square feet;

         (E)   The proposed project conforms to all other controls described or referenced in Section 827 and any other controls in this Code related to the Rincon Hill DTR District.

         (F)   For the purposes of subsection (D) above, the term "gross square feet" shall be the sum of the gross areas of all floors of a building or buildings above street grade measured from the exterior faces of exterior walls or from the center lines of walls separating two buildings, excluding area below street grade. Where columns are outside and separated from an exterior wall (curtain wall) which encloses the building space or are otherwise so arranged that the curtain wall is clearly separated from the structural members, the exterior face of the curtain wall shall be the line of measurement, and the area of the columns themselves at each floor shall also be counted.

      (4)   Allowance for limited reduction in spacing from existing towers in Rincon Hill DTR. To allow limited variation in tower placement from towers for which a certificate of occupancy has been issued prior to February 1, 2005, a reduction in tower spacing described in (e)(2)(G) above may be granted pursuant to the procedures described in 309.1 of this Code if all the following criteria are met:

         (A)   For every percent reduction from the maximum average floor area as described in (2) above, an equal percent reduction in tower separation may be granted subject to the following limits:

            (i)   Up to a height of one-and-one-half times the maximum permitted podium height, tower spacing described in (e)(2)(G) above may be reduced by not more than 15 percent;

            (ii)   up to a height of 180 feet, tower spacing described in (e)(2)(G) above may be reduced by not more than 10 percent; and

            (iii)   all floors above 180 feet achieve the full 115-foot minimum tower spacing requirement described in (e)(2)(G) above. A project may average the tower separation of all floors below 180 feet so long as the requirements of (ii) and (iii) herein are satisfied.

 

      (5)   Exceptions to Tower Bulk, Upper Tower Sculpting and Tower Spacing Requirements on Block 3764. Exceptions to the tower bulk, upper tower sculpting and tower spacing requirements described in Subsections (e)(2)(A), (F) and (G) above may be granted to a project only on Block 3764, Lot 063, pursuant to the procedures described in Section 309.1 of this Code, provided that the project meets all of the following criteria:

         (A)   Within 115 feet of Block 3764, Lot 063, there is a tower greater than 85 feet in height as part of a building that has received a First Construction Document;

         (B)   The project involves the construction of, or alteration to, a tower of no more than 250 feet in height;

         (C)   The subject lot has a total area of no more than 15,000 square feet;

         (D)   A minimum distance of 82 feet is preserved between any structures on the parcel and any other structure on or off the parcel above 110 feet in height at all levels above 110 feet in height. Spacing shall be measured horizontally from the outside surface of the exterior wall of structures, which shall include those features described in Planning Code Section 136(c)(2) and (3); and

         (E)   The project is primarily residential, contains no more than 250,000 gross square feet and provides on-site inclusionary affordable units equivalent to 15% of all units constructed on the site, which shall be subject to the requirements of the Inclusionary Affordable Housing Program under Planning Code Section 415 et seq., and the City's Inclusionary Affordable Housing Program Monitoring and Procedures Manual, as amended from time to time.

   (f)   Van Ness & Market Residential Special Use District. In Bulk District R-2 (Van Ness & Market Residential Special Use District), bulk limitations are as follows:

      (1)   Tower Bulk and Spacing. In the R-2 bulk district there are no bulk limitations below the podium height, and structures above the podium height shall meet the bulk limitations described in subsection (e)(2)(A)-(E). To ensure tower sculpting, the gross floor area of the top one-third of the height of the tower shall be reduced by not less than 10 percent from the maximum floor plates described in subsections (e)(2)(A) – (E) above, and the average diagonal of the top one-third of the height of the tower shall be reduced by not less than 13% from the average diagonal of the tower, unless the overall tower volume is reduced by an equal or greater volume.

      (2)   Exceptions. In the R-2 bulk district, the Planning Commission may grant bulk exceptions through the procedures and findings of Section 309(a)(17) to increase the allowed bulk of buildings up to the limits described in subsections (A) – (D) below. The procedures for granting exceptions to bulk limits described in Section 272 shall not apply.

         (A)   Towers up to 350 feet in height may not exceed an average floor area of 10,000 gross square feet.

         (B)   Towers taller than 350 feet may not exceed an average floor area of 12,000 gross square feet, maximum plan length of 150 feet, and maximum diagonal dimension of 190 feet.

         (C)   Towers taller than 550 feet in height districts of 590 feet and greater may not exceed an average floor area of 18,500 gross square feet between a podium height of 140 feet and 170 feet. Building mass above 150 feet shall be set back at least 10 feet from the property line for a minimum of 90% of all street frontages.

         (D)   Exceptions to the tower sculpting requirements described in subsection (f)(1) above may be considered up to the limits as follows:

            (i)   For towers less than 400 feet in height, the provision may be fully waived.

            (ii)   For towers taller than 400 feet in height, at least one-quarter of the tower’s floors shall be reduced by not less than 10% from the maximum floor areas described in (2)(B) above.

            (iii)   For towers between 500 and 550 feet in height, the average diagonal of the upper one-third of the height of the tower shall be reduced by not less than 5% of maximum diagonal dimension described in subsection 270(e), above.

      (3)   In order to provide adequate sunlight and air to streets and open spaces, a minimum distance of 115 feet must be preserved between all structures above the applicable podium height for the subject development lot. Spacing shall be measured horizontally from the outside surface of the exterior wall of the subject building to the nearest point on the closest structure above 120 feet in height.

      (4)   Exceptions shall be permitted as described in section (2)(a)-(c) above. The procedures for granting special exceptions to bulk limits described in Section 272 shall not apply.

   (g)   1500 Mission Street Special Use District (Planning Code Section 249.12). In Bulk District R-3, bulk limitations are as follows:

      (1)   In height districts 130/240-R-3 and 130/400-R-3, there are no bulk limitations below 130 feet in height, and structures above 130 feet in height shall meet the following bulk limitations.

         (A)   Buildings between the podium height limit and 240 feet in height may not exceed a plan length of 170 feet and a diagonal dimension of 225 feet.

         (B)   Buildings between 241 and 400 feet in height may not exceed a plan length of 156 feet and a diagonal dimension of 165 feet, and may not exceed a maximum average floor area of 13,100 gross square feet. To encourage tower sculpting, the gross floor area of the top one-third of the tower shall be reduced by 7% from the maximum floor plate of the tower above the podium height limit unless the overall tower floor plate is reduced by an equal or greater volume.

         (C)   To provide adequate sunlight and air to streets and open spaces, a minimum distance of 115 feet must be preserved between all structures above 130 feet in height at all levels above 130 feet in height. Spacing shall be measured horizontally from the outside surface of the exterior wall of the subject building to the nearest point on the closest structure above 130 feet in height.

      (2)   The procedures for granting special exceptions to bulk limits described in Section 272 shall not apply.

   (h)   Bulk Limits within the Central SoMa Special Use District. In the CS Bulk District and height and bulk districts that allow heights of 65 feet and above and that are within the Central South of Market Special Use District, the bulk limits contained in this subsection 270(h) shall apply.

      (1)   Definitions. For purposes of this subsection, the definitions of Section 102 and the following definitions apply unless otherwise specified in this Section:

         Apparent Mass Reduction. The percentage of the Skyplane that does not include the Projected Building Mass from the subject lot. For purposes of calculating Apparent Mass Reduction, any portion of the Projected Building Mass that projects above the Height limit shall be added to the projection within the Skyplane.

         Base Height. The lowest Height from which the Skyplane is measured.

         Lower Tower. The lower two-thirds of the Tower Portion of a Tower, rounded to the nearest floor.

         Major Street. 2nd Street, 3rd Street, 4th Street, 5th Street, 6th Street, Mission Street, Howard Street, Folsom Street, Harrison Street, Bryant Street, Brannan Street, and Townsend Street.

         Mid-Block Passage. Any passage created pursuant to Section 270.2.

         Narrow Street. A right-of-way with a width of 40 feet or less and more than 60 feet from an intersection with a street wider than 40 feet.

         Projected Building Mass. The portion of the subject building that projects into the Skyplane as viewed from the most directly opposite property line. This volume includes all parts and features of a building, including but not limited to any feature listed in Section 260(b).

         Skyplane.

            (i)   A plane along each street-facing property line of the subject lot extending:

               (aa)   Vertically from the Base Height up to the Height limit for the subject lot; and

               (bb)   Horizontally for the length of the street-facing property line.

            (ii)   The figure below illustrates how a skyplane is to be measured:

         Tower. Any building taller than 160 feet in Height.

         Tower Portion. The portion of a Tower above 85 feet in Height.

         Upper Tower. The upper one-third of the Tower Portion of a Tower, rounded to the nearest floor.

      (2)   Apparent Mass Reduction. Projects in the CS Bulk District are subject to the Apparent Mass Reduction controls of Table 270(h), as well as the setback requirements of Section 132.4.

Table 270(h) Apparent Mass Reduction***
Building Frontage	Side of the Street	Height District	Base Height*	Apparent Mass Reduction

Table 270(h) Apparent Mass Reduction***
Building Frontage	Side of the Street	Height District	Base Height*	Apparent Mass Reduction
Major Street	Southeast and southwest	130 feet	85 feet	67%
Major Street	Southeast and southwest	160 feet	85 feet	80%
Major Street	Northeast and northwest	130 feet	85 feet	50%
Major Street	Northeast and northwest	160 feet	85 feet	70%
Major Street	All	Above 160 feet	85 feet	None for the Tower Portion, as defined in Section 132.4. 80% for the remainder of the building, using a Height limit of 160 feet for purposes of this calculation.
Narrow Street	Northeast and northwest	130 feet and 160 feet	35 feet	85%
Narrow Street	Northeast and northwest	65 feet	35 feet	50%
Narrow Street	Northeast and northwest	85 feet	35 feet	70%
Narrow Street	All	Above 160 feet	35 feet	None for the Tower Portion, as defined in Section 132.4. 85% for the remainder of the building, using a Height limit of 160 feet for purposes of this calculation.
Mid-Block Passage	All	All	None	The controls of Section 261.1(d)(3) shall apply. **
Perry Street	Northwest	All	None	The controls of Section 261.1(d)(1) shall apply. **
Stillman Street	Southeast	All	35 feet	Between 2nd and 3rd Streets: the controls of Section 261.1 shall apply. Between 3rd and 4th Streets: the controls of Section 261.1 shall not apply, and for the first 60 feet from an intersection, 0% apparent mass reduction is required; elsewhere, 85% apparent mass reduction is required.
Other Street	All	All	Width of the abutting street	Same as the Apparent Mass Reduction for projects along Major Streets in the same height district and on the same side of the street.

* For projects that are required to provide PDR pursuant to Sections 202.8 and 249.78(c)(5), if such PDR is provided on the ground floor or above, add 3 vertical feet to the Base Height.

** For projects that are required to provide PDR pursuant to Sections 202.8 and 249.78 (c)(5), if such PDR is provided on the ground floor or above, add 3 vertical feet to the height where upper story setback is required pursuant to Section 261.1.

*** Any building that exceeds the height allowed by the applicable Height District shall comply with the apparent mass reduction requirement in this Table based on its actual height.

      (3)   Bulk Controls for Buildings Towers.

         (A)   Maximum Floor Area for the Tower Portion.

            (i)   For residential and hotel uses, the maximum Gross Floor Area of any floor is 12,000 gross square feet.

            (ii)   For all other uses, the maximum Gross Floor Area of any floor is 17,000 gross square feet and the average Gross Floor Area for all floors in the Tower Portion shall not exceed 15,000 gross square feet.

         (B)   Maximum Plan Dimensions for the Tower Portion.

            (i)   The maximum length shall be 150 feet.

            (ii)   The maximum diagonal shall be 190 feet.

            (iii)   For buildings with a Height of 250 feet or more, the average Gross Floor Area of the Upper Tower shall not exceed 85 percent of the average Gross Floor Area of the Lower Tower, and the average diagonal of the Upper Tower shall not exceed 92.5 percent of the average diagonal of the Lower Tower.

      (4)   Exceptions. Except as specifically described in this subsection (h) and in Section 329(e), no exceptions to the controls in the CS Bulk District shall be permitted. The procedures for granting special exceptions to bulk limits described in Section 272 shall not apply.

   (i)   R-4 Height and Bulk District. In the R-4 Height and Bulk District, the bulk limitation are as follows:

      (1)   Tower Bulk and Spacing. In the R-4 Height and Bulk District, the otherwise applicable bulk controls for structures below a height of 85 feet or below a different height threshold where explicitly specified elsewhere in the Code (“Podium Height”) shall govern, including, but not limited to, those found in the Citywide Design Standards. Portions of structures above the podium height shall comply with the bulk limitations described in subsection (i)(1)(A) and (B) below.

         (A)   Buildings between the Podium Height and 140 feet in height (exclusive of permitted height exceptions) shall:

            (i)   Provide 15-foot setback(s) from any interior property line(s) for portion(s) of the building above the Podium Height.

            (ii)   For portions of structures above the Podium Height, the average floor plate shall not exceed 12,000 square feet.

            (iii)   For portions of structures above the Podium Height, a maximum length of 130 feet and a maximum diagonal of 160 feet are permitted.

            (iv)   Building portions above the Podium Height and up to 140 feet must maintain a 30-foot distance from other buildings above the Podium Height on any lot.

         (B)   Buildings above 140 feet in height (exclusive of permitted height exceptions) shall:

            (i)   Provide 15-foot setback(s) from any interior property line(s) for portion(s) of the building above the Podium Height.

            (ii)   For portions of structures above the Podium Height, the average floor plate shall not exceed 12,000 square feet.

            (iii)   For portions of structures above the Podium Height, a maximum length of 130 feet and a maximum diagonal of 160 feet are permitted.

            (iv)   Building portions above the Podium Height shall be separated by no less than 115 feet from other buildings above 85 feet on any lot.

            (v)   For portions of buildings above the Podium Height, a maximum unbroken wall width of 100 feet is permitted. For building masses above 85 feet in height and with a plan length in excess of 100 feet, relief shall be provided through:

               a.   a notch, defined as a building recess or volumetric reduction that is provided at the indicated height and extending the full vertical height of the subject facade above 85-feet, of at least 10 feet by 10 feet; or

               b.   a change in plane of at least 10 feet.

            (vi)   The top one-third of a building above 85 feet shall be reduced in both floor plate and the allowed maximum plan and diagonal dimensions set forth in subsection (i)(1)(B) by 10% each.

(Amended by Ord. 414-85, App. 9/17/85; Ord. 532-85, App. 12/4/85; Ord. 131-87, App. 4/24/87; Ord. 537-88, App. 12/16/88; Ord. 217-05, File No. 050865, App. 8/19/2005; Ord. 94-06, File No. 050182, App. 5/19/2006; Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 208-10, File No. 208-10, App. 8/3/2010; Ord. 90-11, File No. 110301, App. 6/9/2011, Eff. 7/9/2011; Ord. 98-11, File No. 110229, App. 6/15/2011, Eff. 7/15/2011; Ord. 144-11 , File No. 110625, App. 7/18/2011, Eff. 8/17/2011; Ord. 182-12 , File No. 120665, App. 8/8/2012, Eff. 9/7/2012; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 217-15 , File No. 151063, App. 12/16/2015, Eff. 1/15/2016; Ord. 101-17, File No. 170348, App. 5/24/2017, Eff. 6/23/2017; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 206-19, File No. 190048, App. 9/13/2019, Eff. 10/14/2019; Ord. 126-20 , File No. 200559, App. 7/31/2020, Eff. 8/31/2020; Ord. 47-21, File No. 201175, App. 4/16/2021, Eff. 5/17/2021; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 58-24, File No. 231256, App. 3/22/2024, Eff. 4/22/2024; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Table 270 row PM added; Ord. 90-11, Eff. 7/9/2011. Table 270 row TI added; Ord. 98-11 , Eff. 7/15/2011. Table 270 row EP added; Ord. 144-11 , Eff. 8/17/2011. Table 270 row S-2 added; divisions (d) and (d)(1) amended; new division (d)(4) added; Ord. 182-12 , Eff. 9/7/2012. Table 270 row PM amended; former divisions (e)(3)(i) through (vi) redesignated as (e)(3)(A) through (F); former divisions (e)(4)(i) through (iv) redesignated as (e)(4)(A) through (e)(4)(A)(iii); Chart C replaced; Ord. 56-13 , Eff. 4/27/2013. Divisions (e)(2)(I), (e)(3)(B), and (e)(3)(F) amended; Division (e)(5) added; Ord. 217-15 , Eff. 1/15/2016. Division (g) added; Ord. 101-17, Eff. 6/23/2017. Table 270 row CS added; divisions (h)-(h)(4) and Table 270(h) added; Ord. 296-18, Eff. 1/12/2019. Division (a) amended; Ord. 206-19, Eff. 10/14/2019. Divisions (f) and (f)(1) amended; former divisions (f)(2)-(3) redesignated as (f)(3)-(4) and amended; new divisions (f)(2)-(f)(2)(D)(iii) added; Ord. 126-20 , Eff. 8/31/2020. Division (h) amended; Table 270(h) amended; Ord. 47-21, Eff. 5/17/2021. Table 270 row IB added; Ord. 33-24, Eff. 3/23/2024. Division (a) amended; Table 270 row PY added; Ord. 58-24, Eff. 4/22/2024. Division (a) amended; Table 270 rows R-3, R-4 added; divisions (i)-(i)(1)(B)(vi) added; Ord. 245-25, Eff. 1/12/2026.

SEC. 270.1. SPECIAL BULK LIMITATIONS: HORIZONTAL MASS REDUCTIONS IN LARGE LOTS IN THE EASTERN NEIGHBORHOODS MIXED USE DISTRICTS.

   (a)   Purpose. There is a disproportionately high number of large lots in historically industrial and mixed-use areas, particularly in the South of Market, Showplace Square, Mission and Central Waterfront areas, which could be developed with long, monotonous and massive buildings. In recognition of this, special controls to allow for appropriate building articulation and mass reduction are provided in this Section.

   (b)   Applicability. This Section 270.1 applies to all buildings in the Eastern Neighborhoods Mixed Use Districts that have street or alley frontage greater than 200 feet in length, and that receive their first site or building permit after the effective date of this Section 270.1.

   (c)   Controls. Buildings subject to this Section must incorporate one or more mass reduction breaks in the building that reduce the horizontal scale of the building into discrete sections not more than 200 feet in length. As illustrated in Figure 270.1A, such mass reduction breaks shall:

      (1)   be not less than 30 feet in width;

      (2)   be not less than 60 feet in depth from the street-facing building facade;

      (3)   extend up to the sky from a level not higher than 25 feet above grade or the third story, whichever is lower; and

      (4)   result in discrete building sections with a maximum plan length along the street frontage not greater than 200 feet.

      Bays, balconies or other obstructions permitted over streets and alleys in Section 136(c), shall not be considered for the calculation of the above dimensions.

Figure 270.1.A Required Horizontal Mass Reduction

 

   (d)   Modifications. The Planning Commission may modify or waive this requirement through the process set forth in Section 329. When considering any such application, the Commission shall consider the following criteria:

      (1)   no more than 50% of the required mass is reduced unless special circumstances are evident;

      (2)   the depth of any mass reduction breaks provided is not less than 15 feet from the front facade, unless special circumstances are evident;

      (3)   the proposed building envelope can be demonstrated to achieve a distinctly superior effect of reducing the apparent horizontal dimension of the building; and

      (4)   the proposed building achieves unique and superior architectural design.

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 102-16 , File No. 160346, App. 6/24/2016, Eff. 7/24/2016)

AMENDMENT HISTORY

Division (b) amended; Ord. 102-16 , Eff. 7/24/2016.

SEC. 270.2. SPECIAL BULK AND OPEN SPACE REQUIREMENT: MID-BLOCK ALLEYS IN LARGE LOT DEVELOPMENT IN THE EASTERN NEIGHBORHOODS MIXED USE DISTRICTS, SOUTH OF MARKET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT, FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT, REGIONAL COMMERCIAL DISTRICT, C-3 DISTRICT, AND DTR DISTRICT.

SEC. 270.3. SPECIAL BULK REQUIREMENTS: MID-BLOCK ALLEYS IN LARGE LOT DEVELOPMENT OUTSIDE OF THE EASTERN NEIGHBORHOODS MIXED USE DISTRICTS, SOUTH OF MARKET COMMERCIAL TRANSIT DISTRICT, FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT, REGIONAL COMMERCIAL DISTRICT, C-3 AND DTR DISTRICTS.

SEC. 271. BULK LIMITS: SPECIAL EXCEPTIONS, IN DISTRICTS OTHER THAN C-3.

SEC. 272. BULK LIMITS: SPECIAL EXCEPTIONS IN C-3 DISTRICTS.

SEC. 290. HEIGHT AND BULK LIMITS FOR OPEN SPACE DISTRICTS.

SEC. 291. MISSION ROCK HEIGHT AND BULK DISTRICT.

   (a)   Purpose. The purpose of the Mission Rock Height and Bulk District is to enable development of Mission Rock as a mixed use, transit-oriented neighborhood, with significant open space, public access and affordable housing. The property within the District is divided into a number of separate blocks and varying height limits shall apply within such blocks as provided below. Design controls shall be adopted for the District to guide the design of improvements within the established height limits.

      In approving the “Mission Rock Affordable Housing, Park, Jobs and Historic Preservation Initiative” (“Proposition D”) on November 3, 2015, the voters of the City and County of San Francisco established certain limits and parameters for the height and bulk of buildings at Mission Rock. These parameters are laid out in subsections (a)(1) through (5) below. The detailed height and bulk controls contained in subsections (b) through (g), adopted subsequent to approval of Proposition D, as described in the Mission Rock Special Use District in Section 249.80, are consistent with and implement these voter-established limitations and requirements. Mission Rock Design Controls (Design Controls), adopted by the Planning Commission and the Port Commission subsequent to approval of Proposition D, are incorporated by reference in Section 249.80.

      The boundaries of the blocks and the height limits applicable within such blocks as shown in the graphic in subsection (b) below may only be modified in a manner consistent with all of the requirements set forth in the following subsections (a)(1) through (5), which requirements may not be amended without voter approval:

      (1)   Open Space. Approximately 8 acres of open space shall be provided within the District, and in these open space areas any buildings shall be limited in height to a single story, consistent with the height and bulk designation of OS (Open Space) in effect prior to the adoption of this Section 291 and the provisions of Planning Code Section 916.

      (2)   Pier 48. Pier 48, totaling approximately 5 acres (exclusive of the apron which shall remain as open space), shall be subject to a height limit of 40 feet and bulk designation of 40-X. No height limit in excess of 40 feet shall be established in the District within 100 feet landward of the shoreline of San Francisco Bay, measured from the mean high tide line as of the adoption of this Section 291.

      (3)   Lots Fronting Terry A. Francois Boulevard. Building frontages along the west side of the reconfigured Terry A. Francois Boulevard shall be no more than 40 feet in height, with height in excess of 40 feet stepping back from the street in accordance with the Design Controls. The maximum height of buildings on blocks fronting on the west side of reconfigured Terry A. Francois Boulevard shall be 120 feet, provided that floor area above 90 feet shall be used exclusively for residential uses and uses accessory thereto and/or restaurant uses.

      (4)   Elsewhere in the District. Three buildings within the District shall be permitted to exceed a height of 190 feet; provided that (i) occupied floor area above 190 feet shall be used exclusively for residential uses and uses accessory thereto and/or restaurant uses, (ii) the maximum height of such buildings shall be 240 feet, and (iii) the Design Controls are in effect to ensure slender towers, including a requirement that typical floors above a height of 190 feet do not exceed 12,000 square feet of gross floor area, with minor variation permitted for articulation. Consequently, the typical floors above 190 feet in the three buildings combined shall comprise no more than about 3% of the approximately 28 acre area of the Mission Rock Height and Bulk District. The height limit on all other blocks within the Mission Rock Height and Bulk District shall not exceed 190 feet or such lower height limit as may be required in accordance with the provisions of paragraphs (1) through (3) above.

      (5)   Maximum Area Subject to Increased Height Limit. As compared to the height limits in effect prior to the adoption of this Section 291, the height limit shall be increased on a maximum of 10 acres of the approximately 28 acre Mission Rock Height and Bulk District. The 18 acres on which the height limit is not increased shall include: (i) areas to be devoted to open space (approximately 8 acres), (ii) the circulation network for pedestrians, bicycles and vehicles (approximately 5 acres), and (iii) Pier 48 (approximately 5 acres).

   (b)   Height Limits. The height limits applicable to the blocks within the Mission Rock Height and Bulk District are as shown on the graphic below.

Figure 291-MR1, Maximum Height and Bulk Plan

 

   (c)   Height and Bulk Measurement. Maximum building heights shall be measured from the highest point of the finished grade (as referenced in the Design Controls) along the property line, up to the highest point of the uppermost structural slab in the case of a flat roof, and up to the average height of the rise in the case of a pitched or stepped roof, or similarly sculptured roof form. Maximum Base Building heights shall be measured from the highest point of the finished grade (as referenced in the Design Controls of the finished grade (as referenced in the Design Controls)1 along the property line up to the highest point on the uppermost structural slab of the Base Building 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 of the Base Building.

   (d)   Building Envelopes. Building envelopes shall consist of the Base Building and the Upper Building, as illustrated in Figure 291-MR2, Components of the Building Envelope. Upper building massing must be located within the hatched zones and stepbacks are required above Base Buildings, both as indicated on Figure 291-MR1, Maximum Height and Bulk Plan.

Figure 291-MR2. Components of the Building Envelope

   (e)   Upper Building Tops. The tops of Upper Buildings may extend up to 20 feet vertically above the maximum permitted building height, except on Block F, where the building may extend up to 40 feet vertically above the maximum permitted building height. In both cases, the extension is allowed only for non-occupied architectural features.

   (f)   Rooftop Elements. The following rooftop elements may extend beyond the maximum permitted building height as specified below, provided that in no event shall the maximum height in subsection (e) be exceeded: mechanical enclosures, and sustainable infrastructure such as photovoltaic panels, windmills, fog catchers and Greenhouses (up to 20 feet in height). On the Base Building, rooftop elements must step back at a minimum ratio of 1.2 feet horizontally from the streetwall for every foot that they exceed the maximum permitted height limit. Common use structures are permitted on the Base Building up to 20 feet in height, provided that they are limited to 25% of the roof area for each Base Building. On the Upper Building, rooftop elements must be screened or enclosed within the building top. Railings, planters and visually permeable building elements no greater than 42 inches above the roof are exempt from step-back requirements.

   (g)   Upper Building Floorplate Reduction and Bulk Controls. For buildings taller than 160 feet, bulk floorplate reduction and controls shall be required in accordance with Figure 291-MR3 and Table 291-MR1 as follows:

Figure 291-MR3. Floorplate Reduction

 

Table 291-MR1 – Upper Building Bulk Controls
Block	Primary Land Use	Upper Building Max Plan Dimension	Upper Building Max Diagonal Dimension	Height of Building Top	Upper Building Max Average Floorplate	% Reduction of Max Average Floorplate	Height of Stepback

Table 291-MR1 – Upper Building Bulk Controls
Block	Primary Land Use	Upper Building Max Plan Dimension	Upper Building Max Diagonal Dimension	Height of Building Top	Upper Building Max Average Floorplate	% Reduction of Max Average Floorplate	Height of Stepback
Block A	Residential	140 feet	160 feet	20 feet	11,001 - 12,000	25%	Uppermost 5 floors
					11,000 square feet or less	None Required	Not Applicable
Block B	Commercial	NA	NA	20 feet	25,000 square feet	None Required	Not Applicable
Block C	Commercial	NA	NA	20 feet	20,000 square feet	10%	Uppermost 2 floors
Block D	Residential	140 feet	160 feet	20 feet	12,000 square feet	None Required	Not Applicable
Block E	Commercial	NA	NA	20 feet	NA	None Required	Not Applicable
Block F	Residential	140 feet	160 feet	40 feet	11,001 - 12,000 square feet	25%	Uppermost 5 floors
					11,000 square feet or less	None Required	Not Applicable
Block G	Commercial	NA	NA	20 feet	20,000 square feet	10%	Uppermost 2 floors
Block H (flex)	If Residential	115 feet	150 feet	20 feet	10,000 square feet	None Required	Not Applicable
	If Commercial	NA	NA	20 feet	20,000 square feet	None Required	Not Applicable
Block I (flex)	If Residential	115 feet	150 feet	20 feet	10,000 square feet	None Required	Not Applicable
	If Commercial	NA	NA	20 feet	20,000 square feet	None Required	Not Applicable
Block J (flex)	If Residential	115 feet	150 feet	20 feet	10,000 square feet	None Required	Not Applicable
	If Commercial	NA	NA	20 feet	20,000 square feet	None Required	Not Applicable
Block K	Residential	115 feet	150 feet	20 feet	10,000 square feet	None Required	Not Applicable

 

(Added by Prop. D, App. 11/3/2015; amended by Ord. 31-18, File No. 170940, App. 3/6/2018, Eff. 4/6/2018)

AMENDMENT HISTORY

Division (a) amended and second paragraph added; first paragraph of former division (b) and graphic deleted; second paragraph of former division (b) moved to division (a) and amended; former divisions (b)(1)-(5) redesignated as (a)(1)-(5) and divisions (a)(2)-(4) amended; divisions (b)-(g) added; Figures 291-MR1, 291-MR2, and 291-MR3 added; Table 291-MR1 added; Ord. 31-18, Eff. 4/6/2018.

CODIFICATION NOTE

1.   So in Ord. 31-18.

SEC. 295. HEIGHT RESTRICTIONS ON STRUCTURES SHADOWING PROPERTY UNDER THE JURISDICTION OF THE RECREATION AND PARK COMMISSION.

SEC. 263.1. [REPEALED.]

SEC. 263.2. [REPEALED.]

SEC. 263.3. [REPEALED.]

SEC. 263.4. SPECIAL EXCEPTIONS; SOUTH, EAST AND WEST OF CHINESE PLAYGROUND.

SEC. 263.5. SPECIAL EXCEPTIONS; EAST OF CHINESE PLAYGROUND ON NOB HILL.

SEC. 263.6. SPECIAL HEIGHT EXCEPTIONS: CHINATOWN CORNERS AND PARAPETS.

SEC. 263.7. SPECIAL HEIGHT EXCEPTIONS: NORTH OF MARKET RESIDENTIAL SPECIAL USE DISTRICT.

SEC. 263.8. EXCEPTIONS TO HEIGHT LIMITS IN 80-130-F AND 80-130-X HEIGHT AND BULK DISTRICTS.

SEC. 263.9. HEIGHT LIMITS: SPECIAL EXCEPTIONS FOR UPPER TOWER EXTENSIONS IN S DISTRICTS.

SEC. 263.10. SPECIAL EXCEPTIONS: 200-400-S SPECIAL HEIGHT AND BULK DISTRICT.

SEC. 263.12. SPECIAL HEIGHT EXCEPTIONS: PORTION OF CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT.

SEC. 263.13. SPECIAL EXCEPTIONS: 40-65-J SPECIAL HEIGHT AND BULK DISTRICT.

SEC. 263.14. SPECIAL HEIGHT EXCEPTIONS: PERMITTED BUILDING HEIGHT IN THE ALEXANDRIA THEATER SPECIAL USE DISTRICT.

SEC. 263.15. SPECIAL HEIGHT AND BULK EXCEPTIONS: SCOTT STREET SENIOR HOUSING SPECIAL USE DISTRICT.

SEC. 263.16. SPECIAL HEIGHT AND BULK EXCEPTIONS; FOURTH AND FREELON STREETS SPECIAL USE DISTRICT.

SEC. 263.17. SPECIAL HEIGHT EXCEPTION: HAIGHT STREET SENIOR AFFORDABLE HOUSING SPECIAL USE DISTRICT.

SEC. 263.18. SPECIAL HEIGHT AND BULK DISTRICT: TRANSBAY DOWNTOWN RESIDENTIAL DISTRICT.

SEC. 263.19. HEIGHT LIMITS: PERMITTED TOWER HEIGHTS IN THE R BULK DISTRICTS.

   (a)   This Section 263.19(a) shall apply to R Bulk Districts, except for the R-4 Height and Bulk District.

      (1)   Intent. The general development concept for R Bulk Districts is of podium buildings that vary from 65 to 170 feet in height depending on the district and location, with adequately spaced slender towers up to 650 feet in height rising above the podium buildings.

      (2)   Maximum Height Controls for Podiums and Towers. In the R, R-2, and R-3 bulk districts as designated on Sectional Map No. HT01, HT02, and HT07 of the Zoning Map, maximum permitted building heights for both podiums and towers are expressed as two numbers separated by a slash. The number preceding the slash represents the height limit for podium buildings. The number following the slash represents the height limit for towers. No building may exceed the podium height limit except for towers meeting the bulk and tower spacing controls established in Section 270(e) and (f).

      (3)   Maximum Height Controls for Podiums and Towers in the R-2 Bulk District and the Van Ness & Market Residential Special Use District. In the R-2 bulk district and within the Van Ness & Market Residential Special Use District, maximum permitted building heights for both podiums and towers are expressed as two sets of numbers separated by a double slash in the format described above, in subsection (a)(2). Each set of numbers represents the maximum heights for podium and tower applicable to the parcel and as regulated per subsection (a)(2) above as follows: The first set of numbers represents the principally permitted height limits for the parcel, both for the podium and for the tower. The second set of numbers after the double slash represents the maximum height limits for podium and tower that can be granted by the Planning Commission for that parcel through an exception pursuant to the procedures and findings of Section 309(a)(17).

   (b)   This Section 263.19(b) shall apply to the R-4 Height and Bulk District.

      (1)   Intent. The general development concept for the R-4 Height and Bulk District is for buildings that vary in height depending on the location, and in some locations providing for adequately spaced slender towers rising above the podiums of lower height(s). In addition to establishing bulk controls for all buildings in the district as further described in Section 270(i), the R-4 district implements the Housing Choice-San Francisco (HC-SF) program by providing for a secondary height limit for projects using the HC-SF Program per Section 206.10.

      (2)   Maximum Height Controls for the HC-SF Program. In the R-4 Height and Bulk District, as designated on Sectional Maps Nos. HT01, 02, 03, 04, 05, 06, 07, 11, 12, and 13 of the Zoning Map, the permitted building heights are expressed as two sets of numbers separated by a double slash. Preceding the double slash is the permitted building height limit for projects not using the HC-SF Program. Following the double slash is the height limit for projects using the HC-SF Program per Section 206.10. Where there is a set of two numbers separated by a single slash, the number preceding the single slash is the maximum height for podium buildings and the number following the single slash is the maximum tower height subject to the bulk and tower spacing controls of Section 270(i).

      The following represents an example of height limits subject to both podium and tower controls, and high limits for projects not using the HC-SF Program and projects using the HC-SF Program.

 

(Added by Ord. 217-05, File No. 050865, App. 8/19/2005; amended by Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 126-20, File No. 200559, App. 7/31/2020, Eff. 8/31/2020; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Section header and divisions (a) and (b) amended; division (c) added; Ord. 126-20, Eff. 8/31/2020. Section header amended; divisions (a)- (c) redesignated as (a)(1)-(3) and amended; new divisions (a), (b)-(b)(2) and image added; Ord. 245-25, Eff. 1/12/2026.

SEC. 263.20. SPECIAL HEIGHT EXCEPTION: ADDITIONAL FIVE FEET HEIGHT FOR ACTIVE GROUND FLOOR USES IN CERTAIN DISTRICTS AND ALL GROUND FLOOR USES IN THE R-4 HEIGHT AND BULK DISTRICT.

   (a)   Intent. In order to encourage generous ground floor ceiling heights for commercial and other active uses, encourage additional light and air into ground floor spaces, allow for walk-up ground floor residential uses to be raised slightly from sidewalk level for privacy and usability of front stoops, and create better building frontage on the public street, up to an additional 5' of height is allowed along major streets in NCT districts, or in specific districts listed below, for buildings that feature either higher ground floor ceilings for non-residential uses or ground floor residential units (that have direct walk-up access from the sidewalk) raised up from sidewalk level.

   (b)   Applicability. The special height exception described in this Section 263.20 shall only apply to projects that meet both of the following criteria:

      (1)   project is located in a 30-X, 40-X, or 50-X Height and Bulk District, or in the R-4 Height and Bulk District with a height limit of 40, 50, or 80 feet, as designated on the Zoning Map;

      (2)   project features ground floor commercial space or other active use as defined by Section 145.1(b)(2) with clear ceiling heights in excess of ten feet from sidewalk grade, or in the case of residential uses, such walk-up residential units are raised up from sidewalk level.

   (c)   One additional foot of height, up to a total of five feet, shall be permitted above the designated height limit for each additional foot of ground floor clear ceiling height in excess of 10 feet from sidewalk grade, or in the case of residential units, for each foot the unit is raised above sidewalk grade.

 

(Added by Ord. 72-08, File No. 071157, App. 4/30/2008; amended by Ord. 5-10, File No. 090319, App. 1/22/2010; Ord. 25-11, File No. 101464, App. 2/24/2011; Ord. 170-11 , File No. 110592, App. 8/8/2011, Eff. 9/7/2011; Ord. 35-12 , File No. 111305, App. 2/21/2012, Eff. 3/22/2012; Ord. 92-12 , File No. 111247, App. 5/21/12, Eff. 6/20/12; Ord. 175-12 , File No. 120241, App. 8/7/2012, Eff. 9/6/2012; Ord. 226-12 , File No. 120774, App. 10/29/2012, Eff. 11/28/2012; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 261-13 , File No. 130084, App. 11/27/2013, Eff. 12/27/2013; Ord. 227-14 , File No. 120796, App. 11/13/2014, Eff. 12/13/2014; Ord. 229-15 , File No. 151126, App. 12/22/2015, Eff. 1/21/2016; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

[Former] division (b)(2)(D) amended; Ord. 170-11 , Eff. 9/7/2011. Section header and division (b)(1) amended; Ord. 35-12 , Eff. 3/22/2012. Division (b)(2)(B) amended; new [now former] divisions (b)(2)(D) and (F) added; former division (b)(2)(D) redesignated as [former] (b)(2)(E); Ord. 92-12 , Eff. 6/20/12. Section header and division (a) amended; new [now former] divisions (b)(2)(G), (H), (I), and (J) added; Ord. 175-12 , Eff. 9/6/2012. Division (b)(2)(B) amended; division (c) diagram replaced; Ord. 226-12 , Eff. 11/28/2012. Graphical material amended; Ord. 56-13 , Eff. 4/27/2013. Divisions (b)(2) and (b)(2)(B) amended; former division (b)(2)(C) deleted; former divisions (b)(2)(D), (E), and (F) redesignated as (b)(2)(C), (D), and (E); former division (b)(2)(G) redesignated as (b)(2)(F) and amended; former divisions (b)(2)(H), (I), and (J) deleted; Ord. 261-13 , Eff. 12/27/2013. Division (b)(2)(B) amended; Ord. 227-14 , Eff. 12/13/2014. Division (b)(2)(B) amended; Ord. 229-15 , Eff. 1/21/2016. Section header and divisions (b)- (b)(1) amended; divisions (b)(2)-(b)(2)(F) and (b)(4)-(6) deleted; division (b)(3) redesignated as (b)(2); Ord. 245-25, Eff. 1/12/2026.

Editor's Notes:  
   Ordinance 72-08, approved 4/30/2008, enacted new sections designated 263.18 and 263.20. The editor redesignated those two sections as this Sec. 263.20 and Sec. 263.22, respectively.
   This section subsequently has been amended under its current number by multiple ordinances, as documented in the history note above.
   After the addition of this section to the Code, Ord. 200-08, approved 8/22/2008, enacted a new section with the same number as this section. That new section was redesignated and codified as Sec. 263.23 by the editor.

SEC. 263.21. SPECIAL HEIGHT EXCEPTIONS: VERTICAL NON-HABITABLE ARCHITECTURAL ELEMENTS IN THE EASTERN NEIGHBORHOODS MIXED USE DISTRICTS.

   (a)   Purpose. In order to allow for vertical architectural elements on large lots which will mitigate the effect of long, monotonous individual buildings and create visual focal points that build upon the architectural tradition and character of an area, certain architectural elements may be excepted from otherwise applicable height limits. The mostly topographically flat Eastern Neighborhoods, particularly the South or Market, Showplace, and Mission Districts have a strong tradition of larger and longer buildings incorporating vertical architectural elements above the predominant roofline. These vertical elements are proportioned to the building and are generally not visible on the skyline or distant views.

   (b)   Applicability. This Section shall apply to all projects subject to Section 329 in the Eastern Neighborhoods Mixed Use Districts which are also located in Height and Bulk Districts of 85 feet or less.

   (c)   Controls. Additional height for non-habitable architectural building elements, as illustrated in Figure 263.21, may be permitted subject to the 329 procedure for exemptions subject to the following criteria:

      (1)   Only one such element shall be permitted per lot;

      (2)   Such element shall not exceed 1,000 square feet in gross floor area;

      (3)   Such element shall not have a plan dimension greater than 50 feet;

      (4)   The height of such element shall not exceed a height equal to 50 percent of the applicable height limit; and

      (5)   Such elements shall be consistent with the design, materials and character of the building.

Figure 263.21

 

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008)

SEC. 263.22. SPECIAL HEIGHT EXCEPTIONS: FULTON STREET GROCERY STORE SPECIAL USE DISTRICT 40-X/50-X HEIGHTS DISTRICT.

SEC. 263.22A. [REPEALED.]

SEC. 263.23. SPECIAL EXCEPTIONS: HUNTERS VIEW SPECIAL USE DISTRICT AND THE 40/65-X HEIGHT AND BULK DISTRICT.

SEC. 263.24. SPECIAL EXCEPTIONS: CANDLESTICK POINT ACTIVITY NODE SPECIAL USE DISTRICT AND THE CP HEIGHT AND BULK DISTRICT.

SEC. 263.25. SPECIAL EXCEPTIONS: HUNTERS POINT SHIPYARD PHASE 2 SPECIAL USE DISTRICT AND THE HP HEIGHT AND BULK DISTRICT.

SEC. 263.26. SPECIAL EXCEPTIONS: TREASURE ISLAND/YERBA BUENA ISLAND HEIGHT AND BULK DISTRICT.

SEC. 263.27. SPECIAL EXCEPTIONS: EXECUTIVE PARK SPECIAL USE DISTRICT AND THE 65/240 EP HEIGHT AND BULK DISTRICT.

   (a)   Boundaries of the 65/240 EP Height and Bulk District. The boundaries of the EP Height and Bulk District are set forth in Sectional Map HT10.

   (b)   Controls. In the 65/240 EP Height and Bulk District, height and bulk limitations are as follows:

      (1)   There are no bulk limits for portions of buildings below 85 feet in height. Other design requirements pursuant to the Executive Park Design Guidelines, as established by Planning Commission Resolution 18352, including but not limited to design requirements related to modulating building mass, among other topics, shall apply. The Executive Park Design Guidelines are on file with the Clerk of the Board of Supervisors in File No. 110626 and incorporated into this Section by this reference. The Executive Park Design Guidelines also are on file with the Planning Department in File No. 2006.0422EMUTZ.

      (2)   Conditional Use for buildings taller than 40-feet in an "R" District is not required for lots within this Special Use District.

      (3)   Height is limited to 65 feet with the following exceptions:

         (A)   Buildings throughout the 65/240 EP Height and Bulk District may be built an additional three feet in height to 68 feet if the additional three feet in height is added to the ground floor relative to ground floor heights otherwise required by the Planning Code.

         (B)   Building frontages along Harney Way, or the Harney Way setback line as shown on Figure 263.27(A), and along Alana Way, may be built to 85 feet measured for a depth of 70 feet relative to the front of the buildable area of the lot. Buildings or portions of buildings on any remaining portion of a lot along Harney Way or Alana Way are limited to a height of 65 feet (or 68 feet if otherwise allowed by this section), measured from the upper elevation of the portion of the lot beyond a depth of 70 feet from the front of the buildable area of the lot.

Figure 263.27(A)

 

         (C)   Buildings along Executive Park North may be built to 85 feet, measured from the Executive Park North curb for a depth of 70 feet from the front of the buildable area of the lot.

         (D)   For Assessor's Block 4991, Lot 075, buildings may be built to a height of 85 feet on the portion of the lot identified as new Block "5" as shown in Figure 263.27(A), the northwest corner of which is located approximately 20 feet south of the northwest corner of Assessor's Block 4991, Lot 075.

      (4)   Towers. Three towers (buildings taller than 85 feet) are allowed within the EP Height and Bulk District as described below:

         (A)   Tower A:

 

Location:	Block 4991, Lot 085. The northeast corner of the tower must be located at the corner of Executive Park North and the new publicly accessible street and must front directly onto Executive Park North, as shown on Figure 263.27(A).
Height:	240 feet
Separation:	150 feet from other towers
Plan Length Maximum:	110 feet
Plan Diagonal Maximum:	150 feet
Floor Plan Maximum:	10,000 square feet of gross floor area
Orientation:	The longer plan dimension of the tower must be perpendicular to Executive Park North.

 

         (B)   Tower B:

 

Location:	Block 4991, Lot 086. The tower must be located at the northwest corner of the lot fronting both Executive Park North and Thomas Mellon Circle as shown on Figure 263.27(A).
Height:	200 feet
Separation:	150 feet from other towers
Plan Length:	110 feet
Plan Diagonal:	150 feet
Floor Plan Maximum:	10,000 square feet of gross floor area
Orientation:	The longer plan dimension of the tower must be perpendicular to Executive Park North.

 

         (C)   Tower C:

 

Location:	Block 4991, Lot 075. On the portion of the lot identified as new Block "6" the tower must be located such that the northeast corner of the tower is approximately 340 feet east of Executive Park West and 215 feet south of Executive Park North as shown in Figure 263.27(A).
Height:	170 feet
Separation:	150 feet from other towers
Plan Length:	125 feet
Plan Diagonal:	150 feet
Floor Plan Maximum:	10,500 square feet of gross floor area

 

(Added by 144-11, File No. 110625, App. 7/18/2011, Eff. 8/17/2011)

SEC. 263.28. SPECIAL EXCEPTIONS: SALI DISTRICTS IN THE 40-55-X HEIGHT AND BULK DISTRICT.

SEC. 263.29. SPECIAL HEIGHT EXCEPTIONS: PERMITTED BUILDING HEIGHTS IN THE WESTERN SOMA SPECIAL USE DISTRICT.