How do I calculate the allowed building size under FAR rules?

Multiply your lot size by the Floor Area Ratio (FAR) of 1.80 to get your max allowable floor area.

What is the required rear yard in RTO-M?

You need at least 15.00 feet at the rear of your property.

Can I build an ADU (Accessory Dwelling Unit) in this zone?

Yes. ADUs are permitted in RTO-M. Refer to the latest state and local ADU guidelines for placement and design standards.

California > San Francisco County > San Francisco > RTO-M

RTO-M (Residential, Transit-Oriented – Mission Neighborhood Districts)

San Francisco, California

Jump to Zoning Use Permissions

Basic Information

Zone Type	Residential
Code Section	209.4
Code URL	View Code

Dimensional Standards

Height Notes	Varies. See Height and Bulk Map and referenced sections.

Density

Density Notes	No density limit. Density is regulated by the permitted height and bulk, and required setbacks, exposure, and open space of each parcel, along with Residential Design Guidelines.
Floor Area Ratio (FAR)	1.80

Setbacks

Front Setback Notes	Required. Based on average of adjacent properties or if subject property has a Legislated Setback. When front setback is based on adjacent properties, in no case shall the required setback be greater than 15 feet.
Rear Setback (ft)	15.00
Rear Setback Notes	30% of lot depth but in no case less than 15 feet.
Side Setback Notes	Not Required

Parking

Parking Notes	Maximum permitted per § 151.

Usable Open Space

Private Open Space (sqft/unit)	100
Common Open Space (sqft/unit)	133

ADU and SB9 Eligibility

ADU Allowed	Yes
ADU Notes	Construction of Accessory Dwelling Units may be permitted pursuant to Sections 207.1 and 207.2.

Example and Description

Detailed Description	These Districts are intended to recognize, protect, conserve, and enhance areas characterized by a mixture of houses and apartment buildings, covering a range of densities and building forms. RTO and RTO-M (Residential Transit Oriented, Mission) Districts are composed of multi-family moderate-density areas, primarily areas formerly designated RM and RH-3, and are well served within short walking distance, generally less than one-quarter mile, of transit and neighborhood commercial areas. Transit available on nearby streets is frequent and/or provides multiple lines serving different parts of the City or region. Limited small-scale neighborhood-oriented retail and services is common and permitted throughout the neighborhood on Corner Lots only to provide goods and services to residents within walking distance, but the districts are otherwise residential. Only retail compatible with housing, generally those permitted in NC-1 Districts, is permitted and auto-oriented uses are not permitted. Hours of operation are restricted and off-street parking is not permitted for these very locally-oriented uses. A fine-grain pattern of 25-foot to 35-foot building widths is prevalent, and structures typically range from two to five stories in height. While some one- and two-family structures are present, the character of the District is primarily of structures with three or more units of a range of sizes and types suitable for a variety of households. Buildings are moderately scaled and segmented, and units or groups of units have separate entrances directly from the street. The overall residential density is regulated by the permitted and required height, bulk, setbacks, and open space of each parcel, along with residential design guidelines. Because of the high availability of transit service and the proximity of retail and services within walking distance, many households do not own cars; it is common that not every Dwelling Unit has a parking space and overall off-street residential parking is limited. Open space is provided on site, in the form of rear yards, decks, balconies, roof-decks, and courtyards, and is augmented by nearby public parks, plazas, and enhanced streetscapes.

Detailed Description

These Districts are intended to recognize, protect, conserve, and enhance areas characterized by a mixture of houses and apartment buildings, covering a range of densities and building forms. RTO and RTO-M (Residential Transit Oriented, Mission) Districts are composed of multi-family moderate-density areas, primarily areas formerly designated RM and RH-3, and are well served within short walking distance, generally less than one-quarter mile, of transit and neighborhood commercial areas. Transit available on nearby streets is frequent and/or provides multiple lines serving different parts of the City or region. Limited small-scale neighborhood-oriented retail and services is common and permitted throughout the neighborhood on Corner Lots only to provide goods and services to residents within walking distance, but the districts are otherwise residential. Only retail compatible with housing, generally those permitted in NC-1 Districts, is permitted and auto-oriented uses are not permitted. Hours of operation are restricted and off-street parking is not permitted for these very locally-oriented uses. A fine-grain pattern of 25-foot to 35-foot building widths is prevalent, and structures typically range from two to five stories in height. While some one- and two-family structures are present, the character of the District is primarily of structures with three or more units of a range of sizes and types suitable for a variety of households. Buildings are moderately scaled and segmented, and units or groups of units have separate entrances directly from the street. The overall residential density is regulated by the permitted and required height, bulk, setbacks, and open space of each parcel, along with residential design guidelines. Because of the high availability of transit service and the proximity of retail and services within walking distance, many households do not own cars; it is common that not every Dwelling Unit has a parking space and overall off-street residential parking is limited. Open space is provided on site, in the form of rear yards, decks, balconies, roof-decks, and courtyards, and is augmented by nearby public parks, plazas, and enhanced streetscapes.

Zoning Use Permissions

P = Permitted

C = Conditional

NP = Not Permitted

Use Category	Permission Type	Notes
Agricultural Uses	C
Agriculture, Neighborhood	P
Automotive Uses	NP
Awning	P	P for Limited Commercial Uses and Limited Corner Commercial Uses per § 136.1, otherwise NP.
Canopy or Marquee	NP
Child Care Facility	P
Community Facility	P
Dwelling Unit Division	P
Entertainment, Arts and Recreation Uses	NP
Homeless Shelter	P
Hospital	C
Hotel	C	C for 5 or fewer guest rooms or suites of rooms; NP for 6 or more guest rooms.
Industrial Uses	NP
Institutional Uses	NP
Intermediate Length Occupancy	P	NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units.
Internet Service Exchange	C
Limited Corner Commercial Uses	P
Mobile Food Facility	P	Use must be located on a parcel that contains a Hospital or a Post-Secondary Educational Institution, additional operating restrictions apply.
Mortuary	C	Must be located on a landmark site, and where the site is within a Height and Bulk District of 40 feet or less, and where a columbarium use has lawfully and continuously operated since the time of designation.
Non-Retail Sales and Service	NP
Open Recreation Area	C
Parking Garage, Private	C
Parking Lot, Private	C
Passive Outdoor Recreation	P
Planned Unit Development	C
Post-Secondary Ed. Institution	C
Public Facilities	P
Religious Institution	C
Residential Care Facility	P
Retail Sales and Service Uses	NP
School	C
Single Room Occupancy	P
Student Housing	P
Utility and Infrastructure	NP
Utility Installation	C
Wireless Telecommunications Services Facility	P or C	C if a Macro WTS Facility; P if a Micro WTS Facility.