Thinking about adding space or a roof deck in Bernal Heights, but unsure where height limits or setbacks will stop you? You’re not alone. The Bernal Heights Special Use District adds neighborhood‑specific rules on top of San Francisco’s base zoning, and those details shape what you can build. In this guide, you’ll learn how the SUD works, where to confirm parcel‑specific rules, the design moves that tend to win approvals, and when a variance or discretionary review is likely. Let’s dive in.
What the SUD is
The Bernal Heights Special Use District is a zoning overlay that layers on top of the city’s base zoning. It focuses on neighborhood concerns like scale, views, streetscape character, and how additions fit on narrow, sloped lots. The SUD does not replace the base zoning. Where the SUD is silent, the San Francisco Planning Code and Building Code apply.
For any project, start with a parcel‑level check using San Francisco Planning’s zoning map and the SUD text and map. Those sources set the authoritative standards that apply to your address. Always confirm current code language, because details can change over time.
What the SUD regulates
The SUD typically adds rules for height, rear yards, massing, and how façades meet the street. Exact numeric limits vary by parcel and block, so you must verify them against the Planning Code and your property record.
Height controls
SUD height rules aim to preserve street scale and view corridors, especially on sloped terrain. You’ll commonly see overall height caps, required stepbacks above a certain height or story, and clear rules for how height is measured on steep lots. Roof elements like stair bulkheads or elevator overruns may be allowed if small and set back, or they may count toward height depending on the standard that applies.
Two takeaways matter for most homeowners:
- How height is measured can change the outcome. On hilly sites, the code may reference natural or finished grade, which affects whether something counts as an extra story.
- Upper‑floor stepbacks often shape the design. Pulling top floors away from the street or edges is a common requirement to reduce apparent height.
Rear yards and open space
Rear yard rules protect light, air, and privacy, and maintain the neighborhood’s rear garden feel. The SUD may increase the required rear yard beyond base zoning. You’ll often see added controls that require upper‑floor recesses or deeper setbacks toward the rear so additions feel lighter.
If you have an existing rear addition that doesn’t meet current rules, it may be legal nonconforming. Expanding in a way that increases nonconformity often triggers a variance or special review.
Massing and façade modulation
The SUD encourages human‑scale design that fits the street rhythm. Expect limits on long, uninterrupted wall planes, plus guidance to break façades into smaller vertical components with bays or recesses. Some blocks have standards that limit continuous widths or depths, or require offsets at intervals. Materials and window rhythms may be guided to keep the street feel consistent.
You may also encounter rules that maintain daylight to neighbors through stepbacks or plane‑based massing controls. Confirm how these apply on your block.
Other common SUD rules
- Lot coverage or FAR limits to reduce overall bulk.
- Maximum number of stories or special treatment for basements on steep lots.
- Deck and roof deck standards for setbacks, screening, guardrail design, and privacy.
- Landscaping or stormwater requirements that may tie into citywide programs.
- Historic or conservation overlays that add review steps.
Find your exact rules fast
Use a simple two‑stop approach to get parcel‑specific facts before you sketch anything:
Look up your property on San Francisco Planning’s zoning map and property information tools to confirm base zoning, the Bernal Heights SUD overlay, and any historic or conservation layers.
Pull the current Bernal Heights SUD text and map in the San Francisco Planning Code. Confirm how height is measured on sloped lots, what stepbacks or façade modulation are required, and the rear yard rules for your block.
If you plan any vertical expansion or roof work, add a topographic survey to your to‑do list early. Height and story counts often depend on grade.
Design moves that work here
The most successful Bernal Heights additions tend to combine added living area with mass‑reduction strategies that align with the SUD. Here are the techniques architects use most often.
Stepbacks above a base height
Pulling upper floors back from the street edge reduces perceived height and keeps the street wall consistent. Many projects set the third level or portions of it back to create terraces and soften mass.
Tuck‑under and partial second stories
Instead of stacking a full second or third floor across the entire footprint, designers limit the upper volume to part of the plan. This keeps the primary façade lower and maintains a narrower profile from the street.
Façade modulation and rhythm
Breaking long façades into vertical sub‑volumes with bays, recesses, and aligned window patterns helps keep buildings in scale with neighbors. Materials or color changes can emphasize smaller components without adding bulk.
Terracing on sloped lots
Stepping additions down the hill follows the natural grade. The upper profile at the street stays lower, and the mass becomes less visible from key viewpoints.
Light wells and targeted reconfiguration
Instead of a full‑depth rear addition, many owners gain livability by reorganizing interior space, adding a light well, or creating a smaller rear mezzanine. This preserves rear yard area while improving light and flow.
Roof‑top setbacks and low‑profile structures
Set back stair penthouses, skylights, and rooftop equipment so they are less visible and less likely to count toward height. Keep roof elements compact whenever possible.
Lowering non‑habitable floor heights
Maintaining minimum clearances while slightly reducing heights in non‑primary spaces can help keep overall building height within limits.
Lighter materials and glazing
Thoughtful window sizing and slimmer floor lines can reduce the appearance of bulk while staying within dimensional limits.
When approvals or variances are likely
Some scopes fit the rules and move through administrative review. Others will need a variance or a public hearing. Knowing the triggers helps you plan your timeline and outreach.
Common variance and review triggers
- Exceeding a height cap or altering required stepbacks.
- Building into required rear yard or open space, or exceeding FAR or lot coverage.
- Enlarging a legal nonconforming condition.
- Major changes to street‑facing mass where the SUD requires planning review or a Conditional Use.
- Work in a historic context or demolition of character elements.
Typical approvals and where they happen
- Zoning verification or a preapplication meeting with Planning is a recommended first step. Staff can confirm which rules apply and where discretion is likely.
- Administrative planning review handles many SUD standards at the staff level. You’ll submit drawings and findings, and sometimes neighbor notices.
- Variances or Conditional Use permits are required for deviations from numeric standards. These involve findings, public notice, and hearings with the Zoning Administrator, the Planning Commission, or another designated body.
- A Building Permit is required after planning approval. Plan check can involve Planning, the Department of Building Inspection, and Public Works.
- Some projects require CEQA environmental review, especially if potential impacts are significant.
Timeline expectations
Every project is unique, but general ranges help you set expectations:
- Preapplication or zoning check: about 2 to 6 weeks to schedule and receive guidance.
- Administrative planning review: about 4 to 12 weeks depending on complexity and submittal quality.
- Variance or public hearing: about 3 to 6 months or longer due to hearing schedules, noticing, and possible appeals.
- Building permit plan check and issuance: simple scopes may take 6 to 12 weeks; complex structural remodels can take longer. Planning conditions must be incorporated before issuance.
- Construction timelines vary widely and should be budgeted separately with your contractor.
Neighbor outreach
Even when not required, early outreach often improves outcomes and reduces objections during discretionary reviews. Sharing massing diagrams and listening to concerns about light, privacy, and views can save time later.
Costs to anticipate
Expect planning application fees, variance or Conditional Use fees, building permit and plan‑check fees, and potential mitigation conditions. The City’s fee schedules change, so confirm current numbers with Planning.
Owner checklist before design
Gathering baseline information and asking targeted questions early will save time and money.
Collect these basics
- Property address and APN.
- Any existing plans or an as‑built survey.
- Deed and recorded easements or rights‑of‑way.
- A current zoning printout showing base zoning, the Bernal Heights SUD overlay, and any historic layer.
- Photos of the site and adjacent properties from multiple angles.
Ask these early questions
- What is the underlying zoning and which SUD sections apply to this parcel?
- What is the maximum height on this lot and how is height measured here?
- What are the required rear yard, side setbacks, and any upper‑story stepbacks for this block?
- Is the property in a historic district or subject to conservation controls?
- Is the existing building legal nonconforming in any respect?
- What discretionary triggers are likely for the scope I’m considering?
- Do roof decks, stair bulkheads, attic conversions, or elevator penthouses count toward height here?
- What are typical timelines and costs for approvals in Bernal Heights?
Do these before schematic design
- Schedule a zoning verification or preapplication meeting with Planning to confirm constraints.
- Order a topographic survey if you plan to add height or work on a sloped lot.
- Confirm whether a historic consultant is appropriate.
- Talk to neighbors informally about the concept and massing.
A sustainability‑savvy approach
As you shape massing to meet SUD rules, think about performance and comfort. Keeping upper floors set back can reduce heat gain on street façades. Terracing can improve daylight and cross‑ventilation. If you plan a roof deck or stair access, consider compact, well‑insulated roof structures and thoughtful placement to limit visibility. Aligning design efficiency with SUD‑friendly massing can improve livability while supporting approvals.
How to start smart
- Confirm your parcel’s zoning, SUD overlay, and any historic layer using San Francisco Planning’s official tools.
- Read the current Bernal Heights SUD text and map in the Planning Code to understand height measurement, stepbacks, and rear yard rules that apply to your block.
- Meet with Planning early to flag likely discretionary triggers and to set a realistic timeline.
- Hire a designer experienced with Bernal Heights and steep‑lot solutions. Ask for massing options that use stepbacks, modulation, and terracing to fit the SUD.
- Plan neighbor outreach as part of your schedule, especially if a hearing is likely.
When you combine clear parcel rules with mass‑reduction strategies, you put your project on a smoother path to yes.
If you’re weighing a remodel, addition, or purchase in Bernal Heights and want a clear plan for permits, timelines, and value‑add upgrades, let’s talk. Schedule a free sustainability‑focused home consultation with Unknown Company.
FAQs
What is the Bernal Heights SUD overlay?
- It is a neighborhood‑specific zoning overlay that adds rules for height, setbacks, rear yards, and massing on top of San Francisco’s base zoning.
How does the SUD affect height limits in Bernal Heights?
- It often adds caps, required stepbacks, and specific height‑measurement methods for sloped lots, which shape where upper floors and roof elements can go.
Do I need a variance for a rear addition in Bernal Heights?
- If the addition intrudes into the required rear yard or increases a legal nonconformity, a variance or discretionary review is typically required.
What permits do Bernal Heights additions usually need?
- Most projects require planning review to verify SUD compliance, then a Building Permit; deviations from numeric standards can trigger a variance or Conditional Use and a hearing.
How long do Bernal Heights planning approvals take?
- Administrative reviews often take about 4 to 12 weeks, while projects needing a variance or hearing commonly run 3 to 6 months or longer.
