Loading...
The purpose of the following controls is to preserve, enhance and promote attractive, clearly defined street frontages that are pedestrian-oriented, fine-grained, and which are appropriate and compatible with the buildings in Commercial, Residential-Commercial, Neighborhood Commercial, Mixed Use, or Industrial Districts.
(Added by Ord. 63-11, File No. 101053, App. 4/7/2011, Eff. 5/7/2011)
AMENDMENT HISTORY
(See Interpretations related to this Section.)
(a) Purpose. The purpose of this Section 145.1 is to preserve, enhance, and promote attractive, clearly defined street frontages that are pedestrian-oriented, and fine-grained, and that are appropriate and compatible with the buildings and uses in Neighborhood Commercial Districts, Commercial Districts, Residential-Commercial Districts, and Mixed Use Districts.
(b) Definitions.
(1) Development Lot. A "development lot" shall mean:
(A) Any lot containing a proposal for new construction; or
(B) Building alterations that would increase the gross square footage of a structure by 20 percent or more; or
(C) In a building containing parking, a change of more than 50 percent of the building's gross floor area to or from residential uses, excluding residential accessory off-street parking.
(2) Active Use. An "active use" shall mean any principal, conditional, or accessory use that by its nature does not require non-transparent walls facing a public street or involves the storage of goods or vehicles.
(A) Residential uses are considered active uses above the ground floor; on the ground floor, residential uses are considered active uses only if more than 50 percent of the linear residential street frontage at the ground level features walk-up dwelling units that provide direct, individual pedestrian access to a public sidewalk, and are consistent with the Ground Floor Residential Design Guidelines, as adopted and periodically amended by the Planning Commission.
(B) Spaces accessory to residential uses, such as fitness rooms, community rooms, laundry rooms, lobbies, mail rooms, or bike rooms, are considered active uses only if they meet the intent of this section and directly face the public sidewalk or street.
(C) Building lobbies are considered active uses, so long as they do not exceed 40 feet or 25 percent of building frontage, whichever is larger.
(D) Public Facilities defined in Section 102 are considered active uses except utility installations.
(c) Controls. The following requirements shall generally apply, except for those controls listed in subsections (c)(1) Above Grade Parking Setback and (c)(4) Ground Floor Ceiling Height, which only apply to a “development lot” as defined above and except as specified in subsection (d).
In NC-S Districts, the applicable frontage shall be the primary facade(s) that contains customer entrances to commercial spaces.
(1) Above-Grade Parking Setback. Off-street parking at street grade on a development lot must be set back at least 25 feet on the ground floor and at least 15 feet on floors above, from any facade facing a street at least 30 feet in width. Parking above the ground level shall be entirely screened from all public rights-of-way in a manner that accentuates ground floor uses, minimizes mechanical features and is in keeping with the overall massing and architectural vocabulary of the building. In C-3 Districts, parking above the ground level, where permitted, shall also be designed to facilitate conversion to other uses by maintaining level floors and a clear ceiling height of nine feet or equal to that of the adjacent street-fronting active uses, whichever is greater. Removable parking ramps are excluded from this requirement.
The following shall apply to projects subject to this section:
(A) when only one parking space is permitted. if a space is proposed it must be within the first 25 feet of the building;
(B) when two or more parking spaces are proposed, one space may be within the first 25 feet of the building;
(C) when three or more parking spaces are proposed, all parking spaces must be set back at least 25 feet from the front of the development.
(2) Parking and Loading Entrances. No more than one-third of the width or 20 feet, whichever is less, of any given street frontage of a new or altered structure parallel to and facing a street shall be devoted to parking and loading ingress or egress. In NC-S Districts, no more than one-third or 50 feet, whichever is less, of each lot frontage shall be devoted to ingress/egress of parking. In RED Districts, no more than one garage door shall be permitted per lot, and the garage door shall be limited to no more than 10 feet in width. Street-facing garage structures and garage doors may not extend closer to the street than a primary building facade unless the garage structure and garage door are consistent with the features listed in Section 136 of this Code. The total street frontage dedicated to parking and loading access should be minimized, and combining entrances for off-street parking with those for off-street loading is encouraged. The placement of parking and loading entrances should minimize interference with street-fronting active uses and with the movement of pedestrians, cyclists, public transit, and autos. Entrances to off-street parking shall be located at least six feet from a lot corner located at the intersection of two public rights-of-way. Off-street parking and loading entrances should minimize the loss of on-street parking and loading spaces. Off-street parking and loading are also subject to the provisions of Section 155 of this Code. In C-3 Districts, so as not to preclude the conversion of parking space to other uses in the future, parking at the ground-level shall not be sloped, and the floor shall be aligned as closely as possible to sidewalk level along the principal pedestrian frontage and/or to those of the street-fronting commercial spaces and shall have a minimum clear ceiling height of 14 feet or equal to that of street-fronting commercial spaces, whichever is greater. Removable parking ramps are excluded from this requirement.
(3) Active Uses Required. With the exception of space allowed for parking and loading access, building egress, and access to mechanical systems, space for active uses as defined in Subsection (b)(2) and permitted by the specific district in which it is located shall be provided within the first 25 feet of building depth on the ground floor and 15 feet on floors above from any facade facing a street at least 30 feet in width. Building systems including mechanical, electrical, and plumbing features may be exempted from this requirement by the Zoning Administrator only in instances where those features are provided in such a fashion as to not negatively impact the quality of the ground floor space.
(4) Ground Floor Ceiling Height. Unless otherwise established elsewhere in this Code:
(A) All ground floor uses in UMU Districts shall have a minimum floor-to-floor height of 17 feet, as measured from grade. Ground floor Residential Uses shall also be designed to meet the City’s Guidelines for Ground Floor Residential Design.
(B) Ground floor Non-Residential Uses in all C-3, NCT, DTR, Chinatown Mixed Use, SPD, RED-MX, WMUG, MUG, MUR, WMUO, CMUO and MUO Districts shall have a minimum floor-to-floor height of 14 feet, as measured from grade.
(C) Ground floor Non-Residential Uses in all RC districts, C-2 districts, RED districts, and NC districts other than NCT, shall have a minimum floor-to-floor height of 14 feet, as measured from grade except in 40-foot and 50-foot height districts, where buildings shall have a minimum floor-to-floor height of 10 feet.
(5) Street-Facing Ground-Level Spaces. The floors of street-fronting interior spaces housing non-residential active uses and lobbies shall be as close as possible to the level of the adjacent sidewalk at the principal entrance to these spaces. Street-facing ground-level spaces housing non-residential active uses in hotels, office buildings, shopping centers, and other large buildings shall open directly onto the street, rather than solely into lobbies and interior spaces of the buildings. Such required street-facing entrances shall remain open to the public during business hours.
(6) Transparency and Fenestration. Frontages with active uses that are not PDR must be fenestrated with transparent windows and doorways for no less than 60% of the street frontage at the ground level and allow visibility to the inside of the building. The use of dark or mirrored glass shall not count towards the required transparent area. Buildings located inside of, or within an unobstructed line of less than 300 feet of an Urban Bird Refuge, as defined in Section 139(c)(1), shall follow glazing requirements within Section 139(c) of this Code.
In C-3 zoning districts, for tenant spaces with at least two frontages and active uses that are not PDR, frontages must be fenestrated with transparent windows and doorways for no less than 60% of the street frontage at the ground level or contain window displays of at least four feet in depth to allow visibility to the inside of the building or activate the street.
(7) Gates, Railings, and Grillwork. Except as specified in subsection (d), any decorative railings or grillwork, other than wire mesh, which is placed in front of or behind ground floor windows, shall be at least 20% open to perpendicular view. Rolling or sliding security gates shall consist of open grillwork rather than solid material, so as to provide visual interest to pedestrians when the gates are closed, and to permit light to pass through mostly unobstructed. To ensure sufficient visibility for fire safety, gates that are less than 75% open to perpendicular views shall include a transparent viewing window or grill at least 10 inches in height, which shall be located at least 50-60 inches above the nearest abutting sidewalk. Gates, when both open and folded or rolled, shall be recessed within, or laid flush with, the building facade. Gates and gate mechanisms shall be consistent with any objective design standards that may be adopted by the Planning Commission.
(d) Exceptions.
(1) Exceptions for Historic Buildings. Specific street frontage requirements in this Section 145.1 may be modified or waived by the Planning Commission for structures designated as landmarks, significant or contributory buildings within a historic district, or buildings of merit when the Historic Preservation Commission advises that complying with specific street frontage requirements would adversely affect the landmark, significant, contributory, or meritorious character of the structure, or that modification or waiver would enhance the economic feasibility of preservation of the landmark or structure.
(2) Exception to Gates, Railings, and Grillwork Requirements for Cannabis Retail.
(A) A Cannabis Retail use, as defined in Section 890.125 or Section 102, as applicable, is exempt from the requirements of Section 145.1(c)(7) as provided herein, and may install gates, railings, or grillwork that are less than 20% open to perpendicular view, including features that are fully opaque, provided that such gates, railings, or grillwork are deployed only when the Cannabis Retail use is not open to the public for business.
(B) A Cannabis Retail use that has installed any gates, railings, or grillwork pursuant to subsection (d)(2)(A) shall remove such gates, railings, or grillwork within the earliest of the following:
(i) 90 days after its Cannabis Business Permit issued pursuant to Article 16 of the Police Code is revoked or otherwise rendered invalid;
(ii) 90 days after the Cannabis Retail use ceases regular operation at the premises; or
(C) Any building permit application to install gates, railings, or grillwork pursuant to subsection (d)(2)(A) shall include a statement acknowledging the requirements of subsection (d)(2)(B).
(D) Subsections (d)(2)(A) and (C) shall expire by operation of law three years after the effective date of the ordinance in Board File No. 220971 enacting this subsection (d)(2). In the event a Cannabis Retail use does not procure a building permit pursuant to subsection (d)(2)(A) prior to the expiration of subsection (d)(2)(A), the business shall comply with, and not be exempt from, the requirements of Section 145.1(c)(7). Subsection (d)(2)(B) shall continue to apply after the expiration of subsections (d)(2)(A) and (C).
(E) To deter vandalism of surfaces visible from public sidewalks, any Cannabis Retail use that maintains gates, railings, or grillwork that do not qualify for the exception in subsection (d)(3)(A), and which are less than 20% open to perpendicular view, shall install a mural on the surface of the gate visible from the public sidewalk. The mural required under this subsection (d)(2)(E) shall not be a Sign as defined in Article 6 of this Code.
(3) Exception for Existing Gates, Railings, or Grillwork.
(A) Any Non-Residential use that has not been discontinued or abandoned as of the effective date of the ordinance enacting this subsection (d)(3) and that has gates, railings, or grillwork that are less than 20% open to perpendicular view, including features that are fully opaque, will be deemed in compliance with the requirements of Section 145.1(c)(7), provided that such gates, railings, or grillwork existed and were occupied by the use prior to September 06, 2022, and are deployed only when a business is not open to the public. This subsection (d)(3) does not otherwise exempt a use from any required building permit.
(B) Existing gates, railings, and grillwork permitted pursuant to this subsection (d)(3) shall be treated as noncomplying structures subject to the restrictions on intensification, expansion, and relocation under Section 188(a), and may undergo ordinary maintenance and minor repairs as described in Section 181(b). Cannabis Retail use with gates that qualify as noncomplying structures under this subsection (d)(3) shall not be subject to the requirement for murals under subsection (d)(2)(E).
(C) Any Non-Residential use that seeks to be exempt from the requirements of Section 145.1(c)(7) shall procure a building permit within three years of the date of mailed notice to establish any existing gates, railings, or grillwork as a noncomplying structure pursuant to this subsection (d)(3). In the event a Non-Residential use does not procure a building permit pursuant to this subsection (d)(3) prior to the expiration of three years from the date of mailed notice, the business shall be subject to fines pursuant to Section 176 of this Code until a building permit establishing the existence of the gate prior to September 06, 2022, as specified in subsection (d)(3)(A), is procured. Any Non-Residential use with existing gates, railings, or grillwork that satisfy the criteria set forth in subsection (d)(3)(A) shall continue to be exempt from the requirements of Section 145.1(c)(7), but will be fined monetary penalties for failing to obtain a building permit as required in this subsection (d)(3)(C).
(Added by Ord. 69-87, App. 3/13/87; amended 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; Ord. 63-11, File No. 101053, App. 4/7/2011, Eff. 5/7/2011; Ord. 196-11
, File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 199-11
, File No. 110785, App. 10/7/2011, Eff. 11/6/2011; Ord. 42-13
, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; Ord. 105-17, File No. 170156, App. 5/26/2017, Eff. 6/25/2017; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 71-23, File No. 220971, App. 5/3/2023, Eff. 6/3/2023; 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. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024)
AMENDMENT HISTORY
Section header and division (a) amended; former divisions (b)(2)A.-D. redesignated as (b)(2)(A)-(D); divisions (c), (c)(1) and (c)(2) amended; Ord. 63-11, Eff. 5/7/2011. Division (c)(4)(B) amended; Ord. 196-11
, Eff. 11/3/2011. Division (c)(6) amended; Ord. 199-11
, Eff. 11/6/2011. Divisions (c)(2) and (c)(4)(B) amended; Ord. 42-13
, Eff. 4/27/2013. Division (b)(2)(D) amended; Ord. 22-15, Eff. 3/22/2015. Division (c)(4)(A) amended; Ord. 105-17, Eff. 6/25/2017. Divisions (c)(4)(A) and (B) amended; Ord. 129-17, Eff. 7/30/2017. Divisions (c)(4)(A), (c)(4)(C), and (c)(6) amended; Ord. 202-18, Eff. 9/10/2018. Divisions (a), (c), and (c)(4)(B) amended; Ord. 296-18, Eff. 1/12/2019. Divisions (a), (c), (c)(7) amended; division (d) redesignated as (d)(1), divisions (d)(2)-(d)(3)(C) added; Ord. 71-23, Eff. 6/3/2023. Undesignated paragraph added to division (c)(6); Ord. 122-23, Eff. 8/5/2023, and Ord. 159-23, Eff. 8/28/2023. Division (b)(2)(B) amended; Ord. 248-23, Eff. 1/14/2024. Division (b)(2)(D) amended; Ord. 33-24, Eff. 3/23/2024.
(See Interpretations related to this Section.)
The following provisions governing Outdoor Activity Areas shall apply in NC Districts.
In order to provide for limited commercial Outdoor Activity Areas, which promote active street life, but do not detract from the livability of surrounding uses, Outdoor Activity Areas in NC Districts shall be regulated below, except in the Outer Clement Street Neighborhood Commercial District, where Outdoor Activity Areas shall be a Principally Permitted Use if they existed prior to 1985. These provisions shall not apply to those Uses excepted from the requirement for location in an enclosed building.
(a) An Outdoor Activity Area operated by a Commercial Use is permitted as a Principal Use if located outside a building and contiguous to the front property line of the lot on which the Commercial Use is located.
In NC-S Districts, an Outdoor Activity Area is permitted as a Principal Use if located within the boundaries of the property and in front of the primary facades which contain customer entrances and if it does not obstruct pedestrian traffic flow between store entrances and parking facilities.
(b) An Outdoor Activity Area which does not comply with the provisions of Paragraph 1 of this subsection (b) is permitted as a Conditional Use.
In addition to the criteria of Section 303(c) of this Code, the Planning Commission shall find that:
(1) The nature of the activity operated in the Outdoor Activity Area is compatible with surrounding uses;
(2) The operation and design of the Outdoor Activity Area does not significantly disturb the privacy or affect the livability of adjoining or surrounding residences;
(3) The Hours of Operation of the activity operated in the Outdoor Activity Area are limited so that the activity does not disrupt the viability of surrounding uses.
AMENDMENT HISTORY
Section header and undesignated first paragraph amended; former division (a) amended and designation deleted (i.e., material retained as undesignated second paragraph); former divisions (a)(1), (a)(2), and (a)(2)(A)-(C) redesignated as current divisions (a), (b), and (b)(1)-(3) respectively; former division (b) deleted; Ord. 235-14
, Eff. 12/26/2014. All divisions amended; Ord. 129-17, Eff. 7/30/2017.
(a) General. In the Chinatown Mixed Use Districts, including the Chinatown Community Business District, the Chinatown Visitor Retail District and the Chinatown Residential Neighborhood Commercial Districts, the street frontage of a building shall not exceed 50 feet in width. Street frontage exceptions may be approved as a conditional use in accordance with procedures and criteria of Section 303 of this Code and the criteria set forth in Subsection (b) below.
(b) Criteria for Exceptions.
(1) Projects having more than 50 feet of street frontage shall be divided in architectural treatment to appear as two or more independent buildings reflecting the typical scale of older buildings in the Chinatown area. Architectural treatments may include varied types of windows and entries, individual storefronts and the use of differing colors and textures.
(2) Flat facade surfaces shall be broken up at least every 30 feet by the projection of bay windows or by vertical recesses.
(3) Facade divisions shall be reinforced by matching changes in height for portions of the building.
(Added by Ord. 131-87, App. 4/24/87)
(a) Purpose. To support active, pedestrian-oriented commercial uses on important commercial streets.
(2) The entirety of the C-3-R District, along any block frontage that is entirely within such district or partly in such district and partly in the C-3-O District, where such block frontage faces a street 40 feet or more in width;
(3) Van Ness Avenue, in the Van Ness & Market Residential Special Use District, from Fell Street to Market Street;
(4) South Van Ness Avenue, for the entirety of the Van Ness & Market Residential Special Use District;
(5) Market Street, for the entirety of the Upper Market NCT, NCT-3, and all C-3 Districts;
(6) Third Street, in the UMU districts for parcel frontages wholly contained within 100 linear feet north or south of Mariposa Street or 100 linear feet north or south of 20th Street;
(7) Fourth Street, between Folsom and Townsend Streets in the Central SoMa Special Use District;
(8) Hayes Street, for the entirety of the Hayes-Gough NCT;
(9) Octavia Boulevard, between Fell Street and Hayes Street, in the Hayes-Gough NCT;
(10) On building frontages facing Destination Alleyways, as defined in the Downtown Streetscape Plan, in all C-3 Districts;
(11) Church Street, for the entirety of the NCT-3 and Upper Market NCT Districts;
(12) 22nd Street, between Third Street and Minnesota Streets within the NCT-2 District;
(13) Valencia Street, between 15th and 23rd Streets in the Valencia Street NCT District;
(14) Mission Street, for the entirety of the Mission Street NCT District and Van Ness & Market Residential Special Use District;
(15) 24th Street, for the entirety of the 24th Street-Mission NCT;
(16) 16th Street, between Guerrero and Capp Streets;
(17) 22nd Street, between Valencia and Mission Streets;
(18) 6th Street for its entirety within the C-3 and SoMa NCT Districts;
(19) Ocean Avenue, for the entirety of the Ocean Avenue NCT District, except on the north side of Ocean Avenue between Plymouth and Brighton Avenues;
(20) Geneva Avenue, between I-280 and Delano Avenue within the NCT-1 and NCT-2 Districts;
(21) Fillmore Street, in the Fillmore Street NCD from Bush Street to McAllister Street;
(22) Diamond Street, for the entirety of the Glen Park NCT District;
(23) Chenery Street, for the entirety of the Glen Park NCT District;
(24) Buchanan Street, between Post Street and Sutter Street;
(25) Post Street, between Fillmore Street and Laguna Street on the south side and between Webster Street and Laguna Street on the north side;
(26) Divisadero Street for the entirety of the Divisadero Street NCT District;
(27) The entirety of the North Beach Neighborhood Commercial District and North Beach Special Use District;
(28) Any street frontage that is in the Polk Street Neighborhood Commercial District;
(29) Pacific Avenue, between Van Ness Avenue and Jones Street, on lots where the last known ground floor use was a commercial or retail use;
(30) Folsom Street, between 4th and 6th Streets in the Central SoMa Special Use District;
(31) Second Street, on the west side, between Dow Place and Townsend Street in the Central SoMa Special Use District;
(32) Third Street, between Folsom Street and Townsend Street in the Central SoMa Special Use District and C-3-O District;
(33) Brannan Street, between Third Street and Fourth Street, in the Central SoMa Special Use District;
(34) Townsend Street, on the north side, between Second Street and Fourth Street; and
(35) Otis Street, for the entirety of the Van Ness and Market Residential Special Use District.
(c) Definitions.
“Active commercial uses” shall include the following uses:
(1) Retail Sales and Services Uses, except Hotel or Motel;
(2) Institutional Uses, except Residential Care Facility;
(3) Arts Activities, General Entertainment, Movie Theater, Outdoor Entertainment, and Nighttime Entertainment uses;
(4) Automobile Sale or Rental uses where curb-cuts, garage doors, or loading access are not utilized or proposed, and such sales or rental activity is entirely within an enclosed building and does not encroach on surrounding sidewalks or open spaces;
(6) In the Ocean Avenue NCT, shall include Arts Activities, Nighttime Entertainment, and Institutional Community Uses, as those uses are defined in Section 102; and
(7) On Mission and Otis Streets within the Van Ness & Market Residential Special Use District, shall include Light Manufacturing, as that use is defined in Section 102.
(d) Controls.
(1) Active commercial uses which are permitted by the specific district in which they are located are required on the ground floor of all street frontages listed in subsection (b) above.
(2) Active commercial uses shall comply with the standards applicable to active uses as set forth in Section 145.1(c)(3) and shall further be consistent with any applicable design guidelines.
(3) On those street frontages listed in subsection (b), an individual ground floor nonresidential use may not occupy more than 75 contiguous linear feet for the first 25 feet of depth along a street-facing facade. Separate individual storefronts shall wrap large ground floor uses for the first 25 feet of depth, as illustrated in Figure 145.4. This requirement shall not apply to such street frontages within the C districts.
(4) In the Central SoMa SUD, a project whose street frontage is subject to this Section 145.4 may locate a Privately-Owned Public Open Spaces (POPOS) along such street frontage, provided that the ground floor portion of the building facing the POPOS is lined with active commercial uses.
Figure 145.4
![](https://export.amlegal.com/media/e1d4a339b38f765e095059d95c8d03145b399a62/IMAGES/0-0-0-5596.jpg)
(e) Modifications. Modifications to the requirements of this Section are not permitted in DTR Districts. In Neighborhood Commercial and Commercial Districts, modifications to the requirements of this Section may be granted through the Conditional Use process, as set forth in Section 303. In the Eastern Neighborhoods Mixed Use Districts, modifications to the requirements of this Section may be granted through the procedures of Section 329 for projects subject to that Section or through an Administrative Modification from the Zoning Administrator for other projects, as set forth in Section 307
(h)(1)(A).
(Added by Ord. 217-05, File No. 050865, App. 8/19/2005; amended by Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 61-09, File No. 090181, App. 4/17/2009; Ord. 25-11, File No. 101464, App. 2/24/2011; Ord. 62-11, File No. 110010, App. 4/7/2011, Eff. 5/7/2011; Ord. 35-12
, File No. 111305, App. 2/21/2012, Eff. 3/22/2012; 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. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; Ord. 188-15
, File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 229-15
, File No. 151126, App. 12/22/2015, Eff. 1/21/2016; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 205-17, File No. 170418, App. 11/3/2017, Eff. 12/3/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 7-19, File No. 180917, App. 1/25/2019, Eff. 2/25/2019; Ord. 205-19, File No. 181211, App. 9/11/2019, Eff. 10/12/2019; Ord. 71-20, File No. 191285, App. 5/1/2020, Eff. 6/1/2020; Ord. 126-20, File No. 200559, App. 7/31/2020, Eff. 8/31/2020; Proposition H, 11/3/2020, Eff. 12/18/2020; Ord. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021; Ord. 233-21, File No. 210381, App. 12/22/2021, Eff. 1/22/2022; Ord. 37-22, File No. 211263, App. 3/14/2022, Eff. 4/14/2022; Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; 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. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024)
AMENDMENT HISTORY
Division (b)(21) added; Table 145.4 amended; Ord. 62-11, Eff. 5/7/2011. Divisions (b)(22) and (23) added; Ord. 35-12
, Eff. 3/22/2012. Table 145.4 amended; Ord. 75-12
, Eff. 5/23/2012. [Former] division (b)(24) added; Ord. 56-13
, Eff. 4/27/2013. Divisions (b)(1), (b)(2), (b)(5), (b)(10), (b)(18), (b)(20), and (b)(21) amended; former division (b)(24) deleted; division (c)(3) and Table 145.4 amended; Ord. 22-15, Eff. 3/22/2015. Table 145.4 amended; Ord. 188-15
, Eff. 12/4/2015. Divisions (b)(24) and (25) added; Ord. 229-15
, Eff. 1/21/2016. Divisions (b)(24) and (b)(25) amended; divisions (b)(26) and (b)(27) added; divisions (c)-(c)(3) and Table 145.4 amended; Ord. 129-17, Eff. 7/30/2017. Divisions (b), (b)(25)–(27), and (c)(2) amended; divisions (b)(28) and (b)(29) added; Ord. 205-17, Eff. 12/3/2017. Table 145.4 amended; Ord. 229-17, Eff. 1/5/2018. Table 145.4 and division (e) amended; Ord. 202-18, Eff. 9/10/2018. Division (b)(7) amended; divisions (b)(30)-(34) and (d)(4) added; Ord. 296-18, Eff. 1/12/2019. Division (c)(4) added; Table 145.4 amended; Ord. 7-19, Eff. 2/25/2019. Table 145.4 amended; Ord. 205-19, Eff. 10/12/2019. Division (c)(5) added; Ord. 71-20, Eff. 6/1/2020. Divisions (b)(3), (4), (14), (33), and (34) amended; division (b)(35) added; divisions (c)(3)-(5) amended; division (c)(6) added; Ord. 126-20, Eff. 8/31/2020. Table 145.4 amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Table 145.4 amended; Ord. 111-21, Eff. 9/4/2021. Table 145.4 amended; Ord. 233-21, Eff. 1/22/2022. Table 145.4 amended; Ord. 37-22, Eff. 4/14/2022. Division (c) amended; divisions (c)(2)-(3) deleted; divisions (c)(1) and (c)(4)-(6) amended as (c)(4)-(7); new divisions (c)(1)-(3) added; Table 145.4 deleted; Ord. 70-23, Eff. 6/3/2023. Divisions (d)(1) and (3) amended; Ord. 122-23, Eff. 8/5/2023, and Ord. 159-23, Eff. 8/28/2023. Division (e) amended; Ord. 33-24, Eff. 3/23/2024.
All new buildings constructed in Industrial Districts and PDR Districts, as defined in Section 201, shall provide ground floor spaces with a minimum floor-to-floor height of 17 feet, as measured from grade. In existing buildings, a minimum clear ceiling height of 15 feet shall be retained where currently existing. Any building permit which seeks to reduce the floor-to-floor height to less than 17 feet shall require a variance as set forth in Section 305 of this Code.
AMENDMENT HISTORY
(a) Requirement of Sunlight Access on Certain Streets. In C-3 Districts, in order to maintain direct sunlight on public sidewalks in certain downtown areas during critical periods of use, new structures and additions to existing structures on parcels which abut on the side of a street identified below shall be required to avoid penetration of a sun access plane defined by an angle sloping away from the street above a stipulated height at the property line abutting the street, as follows:
Street | From | To | Side of Street On Which Lots Abut | Maximum Street Wall Height | Sun Access Angle |
Bush | Kearny | Montgomery | South | 65' | 50° |
Sutter | Powell | 100' East of Kearny | South | 66' | 50° |
Post | Mason | 200' East of Kearny | South | 66' | 50° |
Geary | Mason | Kearny | South | 65' | 50° |
O'Farrell | Cyril Magnin | Grant | South | 66' | 50° |
Ellis | Cyril Magnin | Stockton | South | 68' | 50° |
Powell | Market | Sutter | East | 151' | 70° |
Powell | Market | Sutter | West | 65' | 50° |
Stockton | Market | Bush | East | 148' | 70° |
Stockton | Market | Bush | West | 65' | 50° |
Grant | Market | Bush | East | 170' | 70° |
Grant | Market | Bush | West | 74' | 50° |
Kearny | Market | Washington | East | 170' | 70° |
Kearny | Market | Pine | West | 74' | 50° |
Second | Market | 300' South of Folsom | West | 132' | 62° |
New Montgomery | Market | Howard | West | 132' | 62° |
Market | Tenth | Second | South | 119' | 50° |
Market | So. Van Ness | Twelfth | South | 119' | 50° |
(b) Exception. An exception to the requirements of Subsection (a) may be granted in the manner provided in Section 309 of this Code in cases where (i) the penetration of the plane does not create shadow because of the shadow already cast by other buildings, or (ii) the shadow created by the penetration of the plane is deemed insignificant because of the limited extent or duration of the shadow or because of the limited public use of the shadowed space.
(c) Shadows on Other Streets. New buildings and additions to existing buildings shall be shaped, if it can be done without creating an unattractive design and without unduly restricting the development potential of the site in question, so as to reduce substantial shadow impacts on public sidewalks in the C-3 Districts other than those protected by Subsection (a). Determinations made under this Subsection shall be made in accordance with the provisions of Section 309.
(Added by Ord. 414-85, App. 9/17/85)
New buildings and additions to existing buildings in C-3, South of Market Mixed Use, and Eastern Neighborhoods Mixed Use Districts where the building height exceeds 50 feet shall be shaped, consistent with the dictates of good design and without unduly restricting the development potential of the site in question, to reduce substantial shadow impacts on public plazas and other publicly accessible spaces other than those protected under Section 295. In determining the impact of shadows, the following factors shall be taken into account: The amount of area shadowed, the duration of the shadow, and the importance of sunlight to the type of open space being shadowed. Determinations under this Section with respect to C-3 Districts shall be made in accordance with the provisions of Section 309 of this Code. Determinations under this Section with respect to South of Market Mixed Use and Eastern Neighborhoods Mixed Use Districts shall be made in accordance with the provisions of Section 307 of this Code.
(Added by Ord. 414-85, App. 9/17/85; amended by Ord. 115-90, App. 4/6/90; Ord. 298-08, File No. 081153, App. 12/19/2008)
(a) Requirement and Exception. In C-3 Districts, buildings and additions to existing buildings shall be shaped, or other wind-baffling measures shall be adopted, so that the developments will not cause ground-level wind currents to exceed, more than 10 percent of the time year round, between 7:00 a.m. and 6:00 p.m., the comfort level of 11 m.p.h. equivalent wind speed in areas of substantial pedestrian use and seven m.p.h. equivalent wind speed in public seating areas.
When preexisting ambient wind speeds exceed the comfort level, or when a proposed building or addition may cause ambient wind speeds to exceed the comfort level, the building shall be designed to reduce the ambient wind speeds to meet the requirements. An exception may be granted, in accordance with the provisions of Section 309, allowing the building or addition to add to the amount of time that the comfort level is exceeded by the least practical amount if (1) it can be shown that a building or addition cannot be shaped and other wind-baffling measures cannot be adopted to meet the foregoing requirements without creating an unattractive and ungainly building form and without unduly restricting the development potential of the building site in question, and (2) it is concluded that, because of the limited amount by which the comfort level is exceeded, the limited location in which the comfort level is exceeded, or the limited time during which the comfort level is exceeded, the addition is insubstantial.
No exception shall be granted and no building or addition shall be permitted that causes equivalent wind speeds to reach or exceed the hazard level of 26 miles per hour for a single hour of the year.
(b) Definition. The term "equivalent wind speed" shall mean an hourly mean wind speed adjusted to incorporate the effects of gustiness or turbulence on pedestrians.
(c) Guidelines. Procedures and Methodologies for implementing this Section shall be specified by the Office of Environmental Review of the Planning Department.
(Added by Ord. 414-85, App. 9/17/85; amended by Ord. 188-15
, File No. 150871, App. 11/4/2015, Eff. 12/4/2015)
AMENDMENT HISTORY
Loading...