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The SoMa Neighborhood Commercial Transit District (SoMa NCT) is located along the 6th Street and Folsom Street corridors in the South of Market. The commercial area provides a limited selection of convenience goods for the residents of the South of Market. Eating and drinking establishments contribute to the street’s mixed-use character and activity in the evening hours. A number of upper-story professional and business offices are located in the district, some in converted residential units.
The SoMa NCT has a pattern of ground floor commercial and upper story residential units. Controls are designed to permit moderate-scale buildings and uses, protecting rear yards above the ground story and at residential levels. Active, neighborhood-serving commercial development is required at the ground story, curb cuts are prohibited and ground floor transparency and fenestration adds to the activation of the ground story. While offices and general retail sales uses may locate on the second story or above of new buildings, most commercial uses are prohibited above the second story. In order to protect the balance and variety of retail use, bars and liquor stores are allowed with a conditional use. Continuous retail frontage is promoted by prohibiting drive-up facilities, some automobile uses, and new non-retail commercial uses. Above-ground parking is required to be setback or below ground. Active, pedestrian-oriented ground floor uses are required.
Housing development in new buildings is encouraged above the ground story. Housing density is not controlled by the size of the lot or by density controls, but by bedroom counts. Given the area’s central location and accessibility to the City’s transit network, parking for residential and commercial uses is not required. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code.
SoMa NCT | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS |
SoMa NCT | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS | ||
Massing and Setbacks | ||
Height and Bulk Limits. | Varies. See Height and Bulk Map Sheets HT01 and HT08 for more information. Height sculpting required on Alleys per § 261.1. | |
5 Foot Height Bonus for Active Ground Floor Uses | § 263.20 | P |
Rear Yard | Required at the lowest Story containing a Dwelling Unit, and at each succeeding level or Story of the Building: 25% of lot depth, but in no case less than 15 feet | |
Front Setback and Side Yard | Not Required. | |
Street Frontage and Public Realm | ||
Streetscape and Pedestrian Improvements | § 138.1 | Required |
Street Frontage Requirements | § 145.1 | Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, ground floor ceiling height, street-facing ground-level spaces, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings. |
Ground Floor Commercial | § 145.4 | Required on 6th Street for its entirety within the District |
Vehicular Access Restrictions | § 155(r) | Prohibited on 6th Street for its entirety within the District |
Miscellaneous | ||
Lot Size (Per Development) | P up to 9,999 square feet; C 10,000 square feet and above | |
Planned Unit Development | § 304 | C |
Awning, Canopy or Marquee | § 136.1 | P |
Signs | As permitted by § 607.1 | |
General Advertising Signs | NP | |
Design Guidelines | General Plan Commerce and Industry Element | Subject to the Urban Design Guidelines |
Zoning Category | § References | Controls | ||
RESIDENTIAL STANDARDS AND USES |
Zoning Category | § References | Controls | ||
RESIDENTIAL STANDARDS AND USES | ||||
Development Standards | ||||
Usable Open Space [Per Dwelling Unit] | 80 square feet if private, or 100 square feet if common | |||
Off-Street Parking Requirements | ||||
Dwelling Unit Mix | § 207.6 | 40% of Dwelling Units shall contain at least two Bedrooms, or 30% of Dwelling Units shall contain at least three Bedrooms. | ||
Use Characteristics | ||||
Single Room Occupancy | § 102 | P | ||
Student Housing | § 102 | P | ||
Residential Uses | Controls By Story | |||
1st | 2nd | 3rd+ | ||
Residential Uses | § 102 | P(1) | P | P |
Accessory Dwelling Unit | ||||
Dwelling Units, Senior Housing, and Group Housing | No density limit by lot area. Density restricted by physical envelope controls of height, bulk, setbacks, open space, exposure and other applicable controls of this and other Codes, as well as by applicable design guidelines, applicable elements and area plans of the General Plan, and design review by the Planning Department. | |||
Homeless Shelters | Density limits regulated by the Administrative Code | |||
Loss and Division of Dwelling Units | Controls by Story | |||
1st | 2nd | 3rd+ | ||
Residential Conversion | § 317 | C | C | NP |
Residential Demolition or Merger | § 317 | C | C | C |
Division of Dwelling Units | § 207.8 | Division of existing Dwelling Units P per § 207.8 | ||
Zoning Category | § References | Controls | ||
NON-RESIDENTIAL STANDARDS AND USES |
Zoning Category | § References | Controls | ||
NON-RESIDENTIAL STANDARDS AND USES | ||||
Development Standards | ||||
Floor Area Ratio | 2.5 to 1 | |||
Use Size | P up to 3,999 square feet; C 4,000 square feet and above | |||
Off-Street Parking Requirements | ||||
Off-Street Freight Loading | ||||
Commercial Use Characteristics | ||||
Drive-up Facility | § 102 | NP | ||
Formula Retail | C | |||
Hours of Operation | § 102 | P 6 a.m. - 2 a.m.; C 2 a.m.- 6 a.m. | ||
Maritime Use | § 102 | NP | ||
Open Air Sales | See § 703(b) | |||
Outdoor Activity Area | P if located in front; C if located elsewhere | |||
Walk-up Facility | § 102 | P | ||
Controls by Story | ||||
1st | 2nd | 3rd+ | ||
Agricultural Use Category | ||||
Agriculture, Industrial | NP | NP | NP | |
Agriculture, Large Scale Urban | C | C | C | |
Agriculture, Neighborhood | P | P | P | |
Automotive Use Category | ||||
Automotive Uses* | § 102 | NP | NP | NP |
Automotive Repair | § 102 | C | NP | NP |
Automotive Service Station | C | NP | NP | |
Gas Station | C | NP | NP | |
Parking Garage, Private | § 102 | C | C | C |
Parking Garage, Public | § 102 | C | C | C |
Parking Lot, Private | C | C | C | |
Parking Lot, Public | C | C | C | |
Entertainment, Arts and Recreation Use Category | ||||
Entertainment, Arts and Recreation Uses* | § 102 | NP | NP | NP |
Movie Theater | P | NP | NP | |
Open Recreation Area | § 102 | P | P | P |
Passive Outdoor Recreation | § 102 | P | P | P |
Industrial Use Category | ||||
Industrial Uses | NP | NP | NP | |
Institutional Use Category | ||||
Institutional Uses* | § 102 | C | C | C |
Child Care Facility | § 102 | P | P | P |
Community Facility | § 102 | P | P | P |
Community Facility, Private | § 102 | P | P | P |
Hospital | § 102 | NP | NP | NP |
Medical Cannabis Dispensary | C | C | NP | |
Residential Care Facility | § 102 | P | P | P |
Social Service or Philanthropic Facility | § 102 | P | P | P |
Sales and Service Use Category | ||||
Retail Sales and Service Uses* | P | P | NP | |
Adult Business | § 102 | NP | NP | NP |
Animal Hospital | § 102 | C | NP | NP |
Bar | C | NP | NP | |
Cannabis Retail | C | C | NP | |
Flexible Retail | § 102 | NP | NP | NP |
Hotel | § 102 | C | C | C |
Jewelry Store | § 102 | P | P | NP |
Kennel | § 102 | C | NP | NP |
Liquor Store | § 102 | C | NP | NP |
Massage Establishment | § 102 | C | NP | NP |
Massage, Foot/Chair | § 102 | P | NP | NP |
Mortuary | § 102 | NP | NP | NP |
Motel | NP | NP | NP | |
Restaurant | P | NP | NP | |
Restaurant, Limited | P | NP | NP | |
Services, Financial | § 102 | P | C | NP |
Services, Fringe Financial | § 102 | NP | NP | NP |
Services, Limited Financial | § 102 | P | NP | NP |
Storage, Self | § 102 | NP | NP | NP |
Tobacco Paraphernalia Establishment | § 102 | C | NP | NP |
Trade Shop | § 102 | P | C | NP |
Non-Retail Sales and Service* | § 102 | NP | NP | NP |
Design Professional | § 102 | P | P | NP |
Trade Office | § 102 | P | P | NP |
Utility and Infrastructure Use Category | ||||
Utility and Infrastructure* | § 102 | P | P | P |
Power Plant | § 102 | NP | NP | NP |
Public Utilities Yard | § 102 | NP | NP | NP |
Wireless Telecommunications Services Facility | § 102 | C(4) | C(4) | C(4) |
* Not listed below |
(1) C required for ground floor residential use when street frontage is listed in 145.4(b) |
(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 140-11, File No. 110482, App. 7/5/2011, Eff. 8/4/2011; Ord. 196-11
, File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 75-12
, File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 56-13
, File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 287-13
, File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 235-14
, File No. 140844, App. 11/26/2014, Eff. 12/26/2014; Ord. 14-15
, File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 20-15
, File No. 110548, App. 2/20/2015, Eff. 3/22/2015; redesignated and amended by Ord. 30-15
, File No. 140954, App. 3/26/2015, Eff. 4/25/2015; amended by Ord. 33-16
, File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 102-16
, File No. 160346, App. 6/24/2016, Eff. 7/24/2016; Ord. 162-16
, File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. 166-16
, File No. 160477, App. 8/11/2016, Eff. 9/10/2016; redesignated and amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by Ord. 130-17, File No. 170204, App. 6/30/2017, Eff. 7/30/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 285-18, File No. 180806, App. 12/7/2018, Eff. 1/7/2019; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 182-19, File No. 190248, App. 8/9/2019, Eff. 9/9/2019)
AMENDMENT HISTORY
Zoning Control Table: 735.69C and 735.69D added; Ord. 66-11
, Eff. 5/20/2011. Zoning Control Table: 735.10 and 735.17 amended, 735.69, 735.69A, and 735.69B added; Specific Provisions: table title amended, 735.68 added, 735.85 amended; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 735.69, 735.69A, and 735.69B added [identical additions previously had been made by Ord. 140-11]; Specific Provisions: table title amended; Ord. 196-11
, Eff. 11/3/2011. Zoning Control Table: 735.43 and 735.44 amended, former categories 735.42, 735.67, and 735.69A deleted; Ord. 75-12
, Eff. 5/23/2012. Zoning Control Table: 735.13, 735.13a, 735.13b, 735.54, and 735.69B amended; Specific Provisions: 735.54 added, 735.68 deleted; Ord. 56-13
, Eff. 4/27/2013. Zoning Control Table: former categories 735.37, 735.38, and 735.39 redesignated as 735.36, 735.37, and 735.38 and amended; new category 735.39 added; Ord. 287-13
, Eff. 1/25/2014. Zoning Control Table: 735.26 amended; Specific Provisions: 735.54 amended; Ord. 235-14
, Eff. 12/26/2014. Zoning Control Table: 735.92b added; Ord. 14-15
, Eff. 3/15/2015. Zoning Control Table: 735.14, 735.15, 735.16, 735.17, and 735.30 amended; Ord. 20-15
, Eff. 3/22/2015. Section redesignated (formerly Sec. 735.1); Zoning Control Table: 735.54, 735.91, and 735.92 amended; Ord. 30-15
, Eff. 4/25/2015. Zoning Control Table: former categories 735.36, 735.37, 735.38, and 735.39 deleted, 735.96, 735.961
, and 735.97 added; Ord. 33-16
, Eff. 4/10/2016. Zoning Control Table: 735.10 amended; Ord. 102-16
, Eff. 7/24/2016. Introductory material amended; Zoning Control Table: 735.91 amended; Specific Provisions: 735.91 added; Ord. 162-16
, Eff. 9/3/2016. Zoning Control Table: 735.33A added; Ord. 166-16, Eff. 9/10/2016. Section redesignated (formerly Section 735); new Zoning Control Table and notes added; Ord. 129-17
, Eff. 7/30/2017. Previous Zoning Control Table and Specific Provisions deleted; Ord. 130-17
, Eff. 7/30/2017. Zoning Control Table amended; Note (2) deleted; Ord. 189-17
, Eff. 10/15/2017. Zoning Control Table amended; Ord. 229-17
, Eff. 1/5/2018. Zoning Control Table amended; Ord. 202-18
, Eff. 9/10/2018. Zoning Control Table amended; Ord. 277-18
, Eff. 12/21/2018. Zoning Control Table amended; Ord. 285-18
, Eff. 1/7/2019. Zoning Control Table amended; Ord. 296-18
, Eff. 1/12/2019. Zoning Control Table amended; Note (3) deleted; Ord. 303-18
, Eff. 1/21/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 182-19
, Eff. 9/9/2019.
CODIFICATION NOTE
1. So in Ord. 33-16.