SEC. 210.2. C-3 DISTRICTS: DOWNTOWN COMMERCIAL.

   Downtown San Francisco, a center for City, regional, national, and international commerce, is composed of five separate districts, as follows:

   C-3-O District: Downtown Office. This District, playing a leading national role in finance, corporate headquarters and service industries, and serving as an employment center for the region, consists primarily of high-quality office development. The intensity of building development is the greatest in the City, resulting in a notable skyline symbolizing the area's strength and vitality. The District is served by City and regional transit reaching its central portions and by automobile parking at peripheral locations. Intensity and compactness permit face-to-face business contacts to be made conveniently by travel on foot. Office development is supported by some related retail and service uses within the area, with inappropriate uses excluded in order to conserve the supply of land in the core and its expansion areas for further development of major office buildings.

   C-3-O(SD) District: Downtown Office Special Development. This area south of Market Street and east of 3rd Street comprises the southern side of the core central business district, and is similar to and generally indistinguishable from the C-3-O District in terms of uses and character. The area is centered on the Transbay Transit Center. This District permits densities that exceed those in the C-3-O District and contains the tallest height limits in the City, reflecting its unparalleled public transportation access and geographically central position in the downtown.

   C-3-R District: Downtown Retail. This District is a regional center for comparison shopper retailing and direct consumer services. It covers a compact area with a distinctive urban character, consists of uses with cumulative customer attraction and compatibility, and is easily traversed by foot. Like the adjacent Downtown Office District, this District is well-served by City and regional transit, with automobile parking best located at its periphery. Within the District, continuity of retail and consumer service uses is emphasized, with encouragement of pedestrian interest and amenities and minimization of conflicts between shoppers and motor vehicles. A further merging of this District with adjacent, related Districts is anticipated, partially through development of buildings which combine retailing with other functions.

   C-3-G District: Downtown General Commercial. This District covers the western portions of downtown and is composed of a variety of uses: Retail, offices, hotels, entertainment, clubs and institutions, and high-density residential. Many of these uses have a Citywide or regional function, although the intensity of development is lower here than in the downtown core area. As in the case of other downtown districts, no off-street parking is required for individual commercial buildings. In the vicinity of Market Street, the configuration of this District reflects easy accessibility by rapid transit.

   C-3-S District: Downtown Support. This District encompasses Yerba Buena Gardens, which includes San Francisco's Convention Center, hotels, museums and cultural facilities, housing, retail, and offices arranged around public gardens and plazas. The District continues to accommodate important supporting functions such as wholesaling, printing, building services, and secondary office space. It also contains unique housing resources. The District is within walking distance of rapid transit on Market Street, and is served by transit lines on Third, Fourth, Mission and Folsom streets.

 

Table 210.2 ZONING CONTROL TABLE FOR C-3 DISTRICTS

Zoning Category	§ References	C-3-O	C-3-O(SD)	C-3-R	C-3-G	C-3-S
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 250-252, 260, 261, 270, 271	Varies. See also Height and Bulk District Maps.
Setbacks and Streetwall Articulation	§ 132.1	Various upper floor setback requirements based on building location, height and street width. Building setbacks may be required facing streets of 80' or less in width and on Market Street.
Basic Floor Area Ratio	§§ 102, 123, 124	9.0 to 1	6.0 to 1	6.0 to 1	6.0 to 1	5.0 to 1
Front, Rear, and Side Setbacks	§§ 130, 132, 133, 134	See Residential Standards below.
Sun Access Planes	§ 146	Buildings located on certain streets are required to provide sun access planes per § 146.
Street Frontage and Public Realm
Privately Owned Public Open Space	§ 138	Required with the constructing of a new building or an addition of gross floor area equal to 20% or more of an existing building. Ratio of POPOS is 1:50 feet for all districts except C-3-R which is 1:100.
Downtown Streetscape Plan	§ 138.1	Required. Sidewalk paving, as set for in the Downtown Streetscape Plan is required with any new construction; or the addition of floor area equal to 20% or more of an existing building.
Street Frontage Requirements	§ 145.1	Required as specified in § 145.1.
Street Frontage, Required Ground Floor Commercial	§ 145.4	As specified in § 145.4, certain streets and districts are required to have "active commercial uses."
Street Frontage, Parking and Loading Access Restrictions	§ 155(r)	As specified in § 155(r) certain streets and districts have additional restrictions on vehicular access in addition to general standards. In C-3 Districts curb cuts are restricted on Transit Preferential, Neighborhood Commercial Streets or official City bicycle routes or bicycle lanes.
Artworks and Recognition of Artists and Architects	§ 429	Art works and recognition of artists and architects are required for new buildings and for additions of floor area in excess of 25,000 square feet to an existing building, per § 429.
Miscellaneous
Large Project Review	§ 309	As required by § 309.
Planned Unit Development	§ 304	NP	NP	NP	NP	NP
Awnings, Canopy or Marquee	§ 136	P	P	P	P	P
Signs	§ 607	As permitted by Section § 607.
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space for Dwelling Units and Group Housing	§§ 135, 136	At least 36 square feet if private, and 48 square feet per Dwelling Unit if common; Group Housing requirement is per bedroom and 1/3 the amount required for a Dwelling Unit. See exceptions for Commercial to Residential Adaptive Reuse projects in Section 210.5.
Residential Parking Requirements	§§ 150, 151.1, 161	None required. P up to one car for each two Dwelling Units; C up to three cars for each four Dwelling Units. NP above.
Rear Yard Setback	§§ 130, 134	Lot coverage is limited to 80% at all levels containing Residential Uses, except that on levels that include only lobbies and circulation areas and on levels in which all residential uses, including circulation areas, are within 40 horizontal feet from a property line fronting a street or alley, up to 100% lot coverage may occur. The unbuilt portion of the lot shall be open to the sky except for those obstructions permitted in yards pursuant to subsections (1) through (23) of Section 136(c). Where the adjacent properties have an existing rear yard, the unbuilt area of the new project shall be designed to adjoin that rear yard. See exceptions for Commercial to Residential Adaptive Reuse projects in Section 210.5. Exceptions are permitted by § 309.
Residential Conversion, Demolition, or Merger	§ 317	C for Removal of one or more Residential Units or Unauthorized Units.
Use Characteristics
Intermediate Length Occupancy	§§102, 202.10	P(8)	P(8)	P(8)	P(8)	P(8)
Single Room Occupancy	§ 102	P	P	P	P	P
Student Housing	§ 102	P	P	P	P	P
Residential Uses
Residential Density, Dwelling Units (7)	§ 207	No density limit. Density is regulated by the permitted height and bulk, and required setbacks, exposure, and open space of each development lot.
Senior Housing	§§ 102, 202.2(f)	No density limit. Density is regulated by the permitted height and bulk, and required setbacks, exposure, and open space of each development lot.
Residential Density, Group Housing	§ 208	No density limit. Density is regulated by the permitted height and bulk, and required setbacks, exposure, and open space of each development lot.
Homeless Shelter	§§ 102, 208	P	P	P	P	P
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Off-Street Parking	§§ 150, 151.1, 161	None Required. Maximums set in Planning Code § 151.1
Use Size Limits	§ 121.6	C required for single retail use over 90,000 gross square feet. Single Retail Uses in excess of 120,000 gross square feet that sell groceries; contain more than 20,000 Stockkeeping Units (SKUs); and devote more than 5% of its total sales floor area to the sale of non-taxable merchandise are NP.
Ground Floor Ceiling Height	§ 145.1(c)(4)	Required minimum floor-to-floor height of 14 feet, as measured from grade.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP	NP	NP	NP	NP
Formula Retail	§§ 102, 303.1	P	P	P	P	P
Maritime Use	§ 102	NP	NP	NP	NP	NP
Open Air Sales	§ 102	P	P	P	P	P
Outdoor Activity Area	§ 102	P	P	P	P	P
Walk-up Facility	§ 102	P	P	P	P	P
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	P	P	P	P	P
Greenhouse	§§ 102, 202.2(c)	NP	NP	NP	NP	P
Automotive Use Category
Automotive Repair	§ 102	NP	NP	NP	NP	P
Automotive Sale/Rental	§ 102	P (4)	P (4)	P (4)	P (3)	P (3)
Automotive Service Station	§§ 102, 202.2(b)	NP	NP	NP	P	P
Automotive Wash	§§ 102, 202.2(b)	NP	NP	NP	C	C
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C	C	C	C	C
Fleet Charging	§ 102	C	C	C	C	C
Gas Station	§§ 102, 187.1, 202.2(b)	NP	NP	NP	C	C
Parking Garage, Private	§ 102	C	C	C	C	C
Parking Garage, Public	§ 102	C	C	C	C	C
Parking Lot, Private	§ 102, 142, 156	NP (9)	NP (9)	NP (9)	NP (9)	NP (9)
Parking Lot, Public	§ 102, 142, 156	NP (9)	NP (9)	NP (9)	NP (9)	NP (9)
Service, Motor Vehicle Tow	§ 102	NP	NP	NP	NP	NP
Service, Parcel Delivery	§§ 102 , 303(cc)	C	C	C	C	C
Services, Ambulance	§ 102	NP	NP	NP	C	P
Vehicle Storage Garage	§ 102	NP	NP	NP	C	P
Vehicle Storage Lot	§ 102, 142	NP	NP	NP	NP	C
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102	P	P	P	P	P
Entertainment, Outdoor	§ 102	P	P	P	P	P
Livery Stable	§ 102	NP	NP	NP	NP	NP
Open Recreation Area	§ 102	P	P	P	P	P
Sports Stadium	§ 102	NP	NP	NP	NP	C
Industrial Use Category
Industrial Uses*	§ 102	NP	NP	NP	NP	NP
Manufacturing, Light	§ 102	P	P	P	P	P
Institutional Use Category
Institutional Uses*	§§ 102, 202.2(e)	P	P	P	P	P
Hospital	§ 102	C	C	C	C	C
Residential Care Facility	§ 102	P	P	P	P	P
Trade School	§ 102	P	P	P	P	P
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P	P	P	P	P
Hotel	§ 102	C	C	C	C	C
Kennel	§ 102	NP	NP	NP	NP	NP
Massage Establishment	§§ 102, 204	P (10)1	P (10)	P (10)	P (10)	P (10)
Mortuary	§ 102	NP	NP	NP	C	C
Motel	§§ 102, 202.2(a)	NP	NP	NP	C	C
Storage, Self	§ 102	NP	NP	C	C	P
Tobacco Paraphernalia Establishment	§ 102	C	C	C	C (11)	C
Non-Retail Sales and Service*	§ 102	P (1)	P (1)	P (1)	P (1)	P (1)
Catering	§ 102	P	P	P	P	P
Design Professional	§ 102	P	P	P (1)	P	P
Laboratory	§ 102	P	P	P	P	P
Life Science	§ 102	P	P	P	P	P
Storage, Commercial	§ 102	NP	NP	NP	NP	NP
Storage, Wholesale	§ 102	NP	NP	NP	NP	P
Wholesale Sales	§ 102	P	P	P	P	P
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	NP	NP	NP	NP	NP
Internet Service Exchange	§ 102	C	C	C	C	C
Public Transportation Facility	§ 102	C	C	C	C	C
Utility Installation	§ 102	C	C	C	P	P
Wireless Telecommunications Services Facility	§ 102	P (5)	P (5)	P (5)	P (5)	P (5)

*    Not listed below.

(1)   C required if at or below the ground floor.

(2)   [Reserved.]

(3)   C required if operated on an open lot.

(4)   Required to be in an enclosed building, NP if operated on open lot.

(5)   C required if taller than 25 feet above roof, grade, or height limit depending on site or if within 1000 feet of an R District and includes a parabolic antenna with a diameter in excess of 3 meters or a composite diameter of antennae in excess of 6 meters. See definition in Section 102 for more information.

(6)   [Reserved.]

(7)   Construction of Accessory Dwelling Units may be permitted pursuant to Sections 207.1 and 207.2.

(8)   NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units. P for Commercial to Residential Adaptive Reuse projects pursuant to Section 210.5, regardless of building size.

(9)   Pursuant to Section 156(f), temporary parking lots may be approved as Conditional Uses, except in the C-3-O(SD) District, pursuant to the provisions of Section 303 for a period not to exceed five years from the date of approval. No new parking lots may be approved in the C-3-O(SD) District, however Conditional Use approval for a two-year extension of existing parking lots in the C-3-O(SD) District may be approved pursuant to Section 156(f) provided that they meet the requirements of subsection 156(h).

(10)1    C on the 2nd floor and above, except that a Massage Establishment located on the 2nd floor or above accessory to a Hotel, Personal Service or Health Service is P.

(11)   TOBACCO PARAPHERNALIA ESTABLISHMENTS IN THE NORTH OF MARKET RESIDENTIAL SPECIAL USE DISTRICT – A special definition of “Tobacco Paraphernalia Establishments” set forth in Section 102 applies to parcels in the North of Market Residential Special Use District (Sec. 249.5). Tobacco Paraphernalia Establishments are not permitted in the North of Market Residential Special Use District. Additionally, a legal non-conforming Tobacco Paraphernalia Establishment in the North of Market Residential Special Use District is deemed abandoned after 180 days of non-use.

(Amended as Sec. 210.3 by Ord. 414-85, App. 9/17/85; Ord. 63-11, File No. 101053, App. 4/7/2011, Eff. 5/7/2011; Ord. 182-12 , File No. 120665, App. 8/8/2012, Eff. 9/7/2012; redesignated and amended by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by Ord. 162-15 , File No. 150805, App. 9/18/2015, Eff. 10/18/2015; Ord. 188-15 , File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 23-16 , File No. 150494, App. 3/4/2016, Eff. 4/3/2016; Ord. 33-16 , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 166-16 , File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 23-19, File No. 180916, App. 2/15/2019, Eff. 3/18/2019; Ord. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Ord. 136-21, File No. 210674, 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. 190-22, File No. 220036, App. 9/16/2022, Eff. 10/17/2022; Ord. 264-22, File No. 220811, App. 12/22/2022, Eff. 1/22/2023; 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. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 70-24, File No. 231225, App. 4/5/2024, Eff. 5/6/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024)

(Former Sec. 210.2 amended by Ord. 136-68, App. 5/29/68; redesignated as Sec. 210.1 and amended by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015)

AMENDMENT HISTORY

C-3-G, C-3-S Districts amended; Ord. 63-11, Eff. 5/7/2011. C-3-O(SD) District added; Ord. 182-12 , Eff. 9/7/2012. Former Sec. 210.3 redesignated as Sec. 210.2; Table 210.2 added; Ord. 22-15, Eff. 3/22/2015. Note (7) added; Ord. 162-15 , Eff. 10/18/2015. Introductory material and Table 210.2 amended; Ord. 188-15 , Eff. 12/4/2015. Table 210.2 amended; Ord. 23-16 , Eff. 4/3/2016. Table 210.2 amended; Ord. 33-16 , Eff. 4/10/2016. Table 210.2 amended; Ord. 166-16 , Eff. 9/10/2016. Table 210.2 amended; Ord. 129-17, Eff. 7/30/2017. Table 210.2 amended; Ord. 189-17, Eff. 10/15/2017. Table 210.2 amended; Ord. 277-18, Eff. 12/21/2018. Introductory material and Table Notes (1), (2), (3), (5), and (6) amended; Ord. 23-19, Eff. 3/18/2019. Note (7) amended; Ord. 116-19, Eff. 7/29/2019. Table 210.2 amended; Note (8) added; Ord. 78-20, Eff. 6/22/2020. Table 210.2 and Note (8) amended; Note (9) added; Ord. 136-21, Eff. 9/4/2021. Table 210.2 amended; Note (10)1 added; Ord. 233-21 , Eff. 1/22/2022. Table 210.2 and Note (10)1 amended; Ord. 37-22 , Eff. 4/14/2022. Table 210.2 amended; Ord. 190-22 , Eff. 10/17/2022. Table 210.2 amended; Ord. 264-22 , Eff. 1/22/2023. Table 210.2 and Note (8) amended; Notes (2) and (6) deleted; Ord. 122-23 , Eff. 8/5/2023, and Ord. 159-23 , Eff. 8/28/2023. Table 210.2 amended; Ord. 47-24 , Eff. 4/15/2024; and Ord. 54-24 , Retro. 3/30/2024. Note (7) amended; Ord. 62-24 , Eff. 4/28/2024. Table 210.2 amended; Note (10) designated; Note (11) added; Ord. 70-24 , Eff. 5/6/2024. Table 210.2 amended; Ord. 113-24 , Eff. 7/14/2024, Retro. 3/30/2024.

CODIFICATION NOTE

1.   Note “(10)” is referenced as “(9)” in Ord. 233-21 and Ord. 37-22. The note was redesignated by the codifier because a note designated as “(9)” previously had been added to this section by Ord. 136-21. The note was officially designated as “(10)” by Ord. 70-24.