Neighborhood Commercial District Provisions. | |
Purpose of Article 7. | |
Report to the Board of Supervisors. | |
Classes of Neighborhood Commercial Districts. | |
Neighborhood Commercial District Requirements. | |
Conditional Use Authorization for Formula Retail Uses. | |
Preservation of Historic Buildings Within the Folsom Street NCT and RCD Districts. | |
NC-1 – Neighborhood Commercial Cluster District. | |
NC-2 – Small-Scale Neighborhood Commercial District. | |
NC-3 – Moderate-Scale Neighborhood Commercial District. | |
NC-S – Neighborhood Commercial Shopping Center District. | |
Broadway Neighborhood Commercial District. | |
Castro Street Neighborhood Commercial District. | |
Inner Clement Street Neighborhood Commercial District. | |
Outer Clement Street Neighborhood Commercial District. | |
Upper Fillmore Street Neighborhood Commercial District. | |
Haight Street Neighborhood Commercial District. | |
Excelsior Outer Mission Neighborhood Commercial District. | |
Japantown Neighborhood Commercial District. | |
North Beach Neighborhood Commercial District. | |
Polk Street Neighborhood Commercial District. | |
Sacramento Street Neighborhood Commercial District. | |
Union Street Neighborhood Commercial District. | |
Pacific Avenue Neighborhood Commercial District. | |
24th Street – Noe Valley Neighborhood Commercial District. | |
West Portal Avenue Neighborhood Commercial District. | |
Inner Sunset Neighborhood Commercial District | |
Noriega Street Neighborhood Commercial District. | |
Irving Street Neighborhood Commercial District. | |
Taraval Street Neighborhood Commercial District. | |
Judah Street Neighborhood Commercial District. | |
Outer Balboa Street Neighborhood Commercial District. | |
NCT-1 – Neighborhood Commercial Transit Cluster District. | |
NCT-2 – Small-Scale Neighborhood Commercial Transit District. | |
NCT-3 – Moderate-Scale Neighborhood Commercial Transit District. | |
SoMa Neighborhood Commercial Transit District. | |
Mission Street Neighborhood Commercial Transit District. | |
Ocean Avenue Neighborhood Commercial Transit District. | |
Glen Park Neighborhood Commercial Transit District. | |
Folsom Street Neighborhood Commercial Transit District. | |
Regional Commercial District. | |
Divisadero Street Neighborhood Commercial Transit District. | |
Fillmore Street Neighborhood Commercial Transit District. | |
Hayes-Gough Neighborhood Commercial Transit District. | |
Valencia Street Neighborhood Commercial Transit District. | |
24th Street – Mission Neighborhood Commercial Transit District. | |
Upper Market Street Neighborhood Commercial Transit District. | |
Neighborhood Commercial Special Use Districts. | |
Lakeshore Plaza Special Use District. | |
Bayshore-Hester Special Use District. | |
North Beach Special Use District. | |
Mission-Harrington Special Use District. | |
Neighborhood Commercial Restricted Use Subdistricts. | |
Taraval Street Restaurant Subdistrict. | |
Geary Boulevard Formula Retail Pet Supply Store and Formula Retail Eating and Drinking Subdistrict. | |
North Beach Financial Service, Limited Financial Service, and Business or Professional Service Subdistrict. | |
Chestnut Street Financial Service Subdistrict. | |
Mission Alcoholic Beverage Special Use Subdistrict. | |
Haight Street Alcohol Restricted Use Subdistrict. | |
17th and Rhode Island Street Grocery Store Special Use Subdistrict. | |
Third Street Alcohol Restricted Use District. | |
Lower Haight Street Alcohol Restricted Use District. | |
Third Street Formula Retail Restricted Use District. | |
1800 Market Street Community Center Project Special Use District. | |
This Article is adopted specifically for Neighborhood Commercial Districts, as shown on the Zoning Map of the City and County of San Francisco. The provisions set forth or referenced in Article 7 shall apply to any use, property, structure, or development which is located in a Neighborhood Commercial District, unless otherwise provided for within this Code. In the event of conflict between provisions of Article 7 and other provisions of this Code, the provisions of Article 7 shall prevail.
(Added by Ord. 69-87, App. 3/13/87)
This Article is intended to provide a comprehensive and flexible zoning system for Neighborhood Commercial Districts which is consistent with the objectives and policies set forth in the San Francisco General Plan. More specifically, the purposes of this Article are:
(a) To provide in one article a complete listing of or cross-reference to all of the zoning categories, control provisions, and review procedures which are applicable to properties or uses in Neighborhood Commercial Districts.
(b) To establish a zoning system which will accommodate all classes of Neighborhood Commercial Districts including general districts for citywide area groupings and individual districts which are tailored to the unique characteristics of specific areas.
(c) To provide zoning control categories which embrace the full range of land use issues in all Neighborhood Commercial Districts, in order that controls can be applied individually to each district class to address particular land use concerns in that district.
(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017)
AMENDMENT HISTORY
Undesignated introductory paragraph and division (a) amended; Ord. 129-17, Eff. 7/30/2017.
The Director of City Planning shall prepare a report to the Board of Supervisors on the Neighborhood Commercial Zoning controls enacted by Ordinance No. 69-87 and Ordinance No. 445-87 within twenty-four months from the effective date of Ordinance No. 445-87, and every twenty-four months thereafter. The City Planning Commission shall hold a public hearing on the Neighborhood Commercial Zoning controls to solicit public input on a comprehensive review of said controls prior to forwarding the report, and any recommended amendments, to the Board of Supervisors.
(Added by Ord. 445-87, App. 11/12/87)
The following classes of districts are established for Neighborhood Commercial Districts.
(a) Neighborhood Commercial and Neighborhood Commercial Transit Districts. The Neighborhood Commercial and Neighborhood Commercial Transit Districts, listed in Section 201 of this Code, are established for the purpose of implementing the Commerce and Industry element and other elements of the General Plan, according to the objective and policies stated therein. Description and Purpose Statements outline the main functions of each Neighborhood Commercial and Neighborhood Commercial Transit District in the Zoning Plan for San Francisco, supplementing the statements of purpose contained in Section 101 of this Code.
The description and purpose statements and land use controls applicable to each of the general and individual area districts are set forth in this Code for each district class. The boundaries of the various Neighborhood Commercial and Neighborhood Commercial Transit Districts are shown on the Zoning Map referred to in Sections 105 and 106 of this Code, subject to the provisions of that Section.
(1) Neighborhood Commercial Districts. Neighborhood Commercial Districts are low to high density mixed-use neighborhoods of varying scale established around historical neighborhood commercial centers. The Neighborhood Commercial Districts are intended to support neighborhood-serving uses on the lower floors and housing above. These Districts tend to be linear commercial corridors, but may also include small clusters of commercial activity in Residential Districts. Individually named Neighborhood Commercial Districts are intended to provide for more targeted residential and commercial controls to fit the needs of their respective neighborhoods.
(2) Neighborhood Commercial Transit Districts. Neighborhood Commercial Transit Districts are transit-oriented moderate- to high-density mixed-use neighborhoods of varying scale concentrated near transit services. The Neighborhood Commercial Transit Districts are mixed use districts that support neighborhood-serving commercial uses on lower floors and housing above. These districts are well-served by public transit and aim to maximize residential and commercial opportunities on or near major transit services. The district’s form can be either linear along transit-priority corridors, concentric around transit stations, or broader areas where transit services criss-cross the neighborhood. Housing density is limited not by lot area, but by the regulations on the built envelope of buildings, including height, bulk, setbacks, and lot coverage, and standards for Residential Uses, including open space and exposure, and urban design guidelines. Residential parking is not required and generally limited. Commercial establishments are discouraged or prohibited from building accessory off-street parking in order to preserve the pedestrian-oriented character of the district and prevent attracting auto traffic. There are prohibitions on access (i.e. driveways, garage entries) to off-street parking and loading on critical stretches of commercial and transit streets to preserve and enhance the pedestrian-oriented character and transit function.
(b) Neighborhood Commercial Special Use Districts. Neighborhood Commercial Special Use Districts, as listed in Section 201 of this Code, are established for the purpose of controlling changes in use and new development within sensitive neighborhood areas.
(c) Neighborhood Commercial Restricted Use Subdistricts. Neighborhood Commercial Restricted Use Subdistricts listed in Section 201 of this Code are established for the purpose of controlling the expansion of certain kinds of uses that if uncontrolled may adversely affect the character of certain Neighborhood Commercial Districts.
The purposes and provisions set forth in Sections 781.1 through 781.10, Section 784, and Sections 249.35 through 249.99 of this Code shall apply respectively within these districts. The boundaries of the districts are as shown on the Zoning Map as referred to in Section 105 of this Code, subject to the provisions of that Section.
(d) Other Special Use Districts. Certain special use districts established in Section 201 of this Code are located within certain Neighborhood Commercial District boundaries.
(Added by Ord. 69-87, App. 3/13/87; former Sections 702.1, 702.2, 702.3, and 702.4 merged into Section 702 and amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017)
AMENDMENT HISTORY
(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 262-00, File No. 001426, App. 11/17/2000; 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. 35-12
, File No. 111305, App. 2/21/2012, Eff. 3/22/2012; Ord. 42-13
, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 56-13
, File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 261-13
, File No. 130084, App. 11/27/2013, Eff. 12/27/2013; Ord. 227-14
, File No. 120796, App. 11/13/2014, Eff. 12/13/2014; Ord. 228-14
, File No. 120814, App. 11/13/2014, Eff. 12/13/2014; Ord. 126-15
, File No. 150081, App. 7/17/2015, Eff. 8/16/2015; Ord. 127-15
, File No. 150082, App. 7/17/2015, Eff. 8/16/2015; Ord. 229-15
, File No. 151126, App. 12/22/2015, Eff. 1/21/2016; redesignated as Section 702(a) and amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017)
(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 140-11, File No. 110482, App. 7/5/2011, Eff. 8/4/2011; 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. 261-13
, File No. 130084, App. 11/27/2013, Eff. 12/27/2013; Ord. 227-14
, File No. 120796, App. 11/13/2014, Eff. 12/13/2014; redesignated as Section 702(c) and amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017)
(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 140-11, File No. 110482, App. 7/5/2011, Eff. 8/4/2011; Ord. 56-13
, File No. 130062, App. 3/28/2013, Eff. 4/27/2013; redesignated as Section 702(d) and amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017)
(a) Zoning Control Tables. Each Zoning District in Article 7 has a corresponding Zoning Control Table that details the basic development standards and Use controls for the respective district. Zoning Control Tables are explained in Section 202.1 of this Code. Permitted or Conditionally permitted Uses and Uses that are not permitted in the zoning districts described in this Section 703 are detailed in the corresponding Zoning Control Tables.
(b) Uses in Enclosed Buildings. All permitted uses shall be conducted within an enclosed building in Neighborhood Commercial Districts, unless otherwise specifically allowed in this Code. Exceptions from this requirement are: uses which, when located outside of a building, qualify as an Outdoor Activity Area or Open Air Sales, accessory off-street parking and loading, and other uses listed below which function primarily as open-air uses, or which may be appropriate if located on an open lot, outside a building, or within a partially enclosed building, subject to other limitations of this Article 7 and other sections of this Code.
Wireless Telecommunications Services Facility
Public and Private Parking Lots
Gas Station
Automotive Service Station
Automotive Wash
Automobile Sale or Rental
Institutional Uses (selected)
Public Facilities (selected)
Open Recreation Area
Outdoor Recreation Area
Neighborhood and Large Scale Urban Agriculture
Utility and Infrastructure Uses (selected)
(c) Multiple Uses in One Structure. If there are two or more uses in a structure and none is classified under Section 703(d) below as an Accessory Use, then each of these uses will be considered separately as independent Principal, Conditional or temporary uses.
(d) Accessory Uses. Subject to the limitations set forth below and in Sections 204.1 (Accessory Uses for Dwellings in All Districts), 204.4 (Dwelling Units Accessory to Other Uses), and 204.5 (Parking and Loading as Accessory Uses) of this Code, Accessory Uses as defined in Section 102 shall be permitted when located on the same lot. Notwithstanding the foregoing, a Retail Workspace, as defined in Section 102, shall be permitted as an Accessory Use in connection with any Eating and Drinking Use regardless of the floor area occupied by such Accessory Use, so long as (1) the hours of operation for the accessory Retail Workspace use are limited to 9 a.m. to 5 p.m. and (2) such Eating and Drinking Use is also open for business to the general public on each day during which the accessory Retail Workspace use is open. Any Use that does not qualify as an Accessory Use shall be classified as a Principal or Conditional Use unless it qualifies as a temporary use under Sections 205 through 205.4 of this Code. Parcel Delivery Service, as defined in Section 102 of the Planning Code, for merchandise or products other than cannabis and cannabis products is not allowed as an accessory use to any other principal use.
No Use will be considered accessory to a permitted Principal or Conditional Use that involves or requires any of the following:
(1) The use of more than one-third of the total floor area occupied by such use and the Principal or Conditional use to which it is accessory, except in the case of accessory off-street parking and loading and as specified in subsection (d)(3) below as accessory wholesaling, manufacturing, or processing of foods, goods, or commodities:
(2) Any Bar or Restaurant, or any other retail establishment which serves liquor for consumption on-site; however, this shall not prohibit take-out food activity which operates in conjunction with a Limited Restaurant, Restaurant, General Grocery, and Specialty Grocery. This shall also not prohibit a Limited Restaurant as an Accessory Use to a permitted Principal or Conditional Use except as specified in subsection (d)(7) below;
(3) The wholesaling, manufacturing, or processing of foods, goods, or commodities on the premises of an establishment that does not also use or provide for retail sale of such foods, goods, or commodities at the same location where such wholesaling, manufacturing, or processing takes place, with the following exceptions:
(A) In the North Beach Special Use District where such activities are limited to 15% of the total floor area occupied by the Principal or Conditional Use to which it is accessory unless the Principal or Conditional Use is Specialty Foods Manufacturing as defined in Section 780.3 of this Code; and
(B) Notwithstanding the floor area limitation in subsection (d)(1), a Catering Use limited to food and beverage Catering shall be permitted as an Accessory Use to Restaurants and Limited Restaurants if the following requirements are met:
(i) The Catering Use does not operate more than 75% of the total time within the Restaurant’s or Limited Restaurant’s Hours of Operation on any given day; and
(ii) The Catering Use does not distribute or deliver individual meals to customers directly from the subject lot, either by its own means, or through a third-party delivery service.
(4) Any retail Liquor Store.
(5) Medical Cannabis Dispensaries.
(7) Within the North Beach SUD and NCD, a Limited Restaurant.
(8) A Health Service use as an Accessory Use in the Sacramento Street Neighborhood Commercial District requires a Conditional Use authorization on the ground story and is permitted above the ground story pursuant to Section 724 of this Code.
(9) Cannabis Retail that does not meet the limitations set forth in Section 204.3(a)(3) of this Code.
(10) An Adult Sex Venue as defined in Section 102 of this Code.
(e) Uses Not Permitted.
(1) No use, even though listed as a Permitted Use, shall be permitted in a Neighborhood Commercial District which, by reason of its nature or manner of operation, creates conditions that are hazardous, noxious, or offensive through the emission of odor, fumes, smoke, cinders, dust, gas, vibration, glare, refuse, water-carried waste, or excessive noise.
(2) The establishment of a use that sells alcoholic beverages, other than beer and wine, concurrent with motor vehicle fuel is prohibited, and shall be governed by Section 202.2(b), with the exception that in the SoMa NCT, these uses are permitted Accessory Uses.
(f) Conflicting Controls. All uses, buildings, and features in Neighborhood Commercial Districts shall comply with all controls set forth for the district in which they are located. Where different controls conflict or overlap within the same District, the use, building, or feature shall abide by the most restrictive of all controls. For example, in an NC-2 District, a Dwelling Unit on the second story is proposed for conversion to a Personal Service use. Residential Conversions at the Second Story in an NC-2 District require Conditional Use authorization under Table 711, while Personal Services at the Second Story in an NC-2 District are permitted as Principal Uses under Table 711. Following the most restrictive control, the applicant must obtain Conditional Use authorization and all other necessary permits in order to legally convert the Dwelling Unit to a Personal Service use.
(Added by Ord. 69-87, App. 3/13/87; former Section 703.2 incorporated and combined section amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 196-18, File No. 180320, App. 8/10/2018, Eff. 9/10/2018; Ord. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 205-19, File No. 181211, App. 9/11/2019, Eff. 10/12/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Proposition H, 11/3/2020, Eff. 12/18/2020; Ord. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; 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. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024)
AMENDMENT HISTORY
Undesignated paragraph deleted; divisions (a) and (f) added; former Section 703.2 incorporated as divisions (b)-(e) and amended; Ord. 129-17, Eff. 7/30/2017. Division (d) amended; division (d)(9) added; Ord. 229-17, Eff. 1/5/2018. Divisions (a), (d)(1), and (d)(2) amended; division (d)(3) amended and redesignated as divisions (d)(3) and (d)(3)(A); divisions (d)(3)(B)-(d)(3)(B)(ii) added; divisions (d)(7), (d)(9), (e)(2) and (f) amended; Ord. 196-18, Eff. 9/10/2018. Divisions (b) and (d) amended; Ord. 202-18, Eff. 9/10/2018. Divisions (d)(1) and (d)(2) amended; Ord. 205-19, Eff. 10/12/2019. Division (d)(1) amended; Ord. 63-20, Eff. 5/25/2020. Division (d)(1) amended; Ord. 63-20, Eff. 5/25/2020. Division (d) amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Divisions (d)(3)(B), (d)(3)(B)(i), and (d)(6) amended; Ord. 111-21, Eff. 9/4/2021. Division (d)(6) amended; division (d)(10) added; Ord. 75-22, Eff. 6/13/2022. Division (d) amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024; and Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024.
(Added by Ord. 69-87, App. 3/13/87; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 321-08, File No. 081100, App. 12/19/2008; repealed by Ord. 130-17, File No. 170204, App. 6/30/2017, Eff. 7/30/2017)
(See Interpretations related to this Section.)
(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 445-87, App. 11/12/87; Ord. 420-97, App. 11/7/97; Ord. 384-98, App. 12/24/98; Ord. 87-00, File No. 991963, App. 5/19/2000; Ord. 260-00, File No. 001424, App. 11/17/2000; Ord. 270-04, File No. 041070, App. 11/9/2004; Ord. 298-06, File No. 061261, App. 12/12/2006; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 245-08, File No. 080696; Ord. 298-08, File No. 081153, App. 12/19/2008; 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. 172-11
, File No. 110506, App. 9/12/2011, Eff. 10/12/2011; Ord. 75-12
, File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 42-13
, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 56-13
, File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 83-13
, File No. 120901, App. 5/15/2013, Eff. 6/14/2013; Ord. 287-13
, File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 165-15
, File No. 150465, App. 9/23/2015, Eff. 10/23/2015; Ord. 188-15
, File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 166-16
, File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 23-17, File No. 160656, App. 2/10/2017, Eff. 3/12/2017; merged into Section 703 and amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017)
(Added by Ord. 62-04, File No. 031501, App. 4/9/2004; amended by Ord. 8-05, File No. 041067, App. 1/8/2005; Ord. 65-05, File No. 041071, App. 4/1/2005; Ord. 173-05, File No. 050254, App. 7/29/2005; Ord. 180-06, File No. 060266, App. 7/14/2006; Ord. 245-08, File No. 080696; Ord. 56-11, File No. 110070, App. 3/23/2011; Ord. 75-12
, File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 106-12
, File No. 120047, App. 6/22/2012, Eff. 7/22/2012; Ord. 56-13
, File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 235-14
, File No. 140844, App. 11/26/2014, Eff. 12/26/2014; repealed by Ord. 130-17, File No. 170204, App. 6/30/2017, Eff. 7/30/2017)
(See Interpretations related to this Section.)
(a) This Section 703.4 shall be known as the Small Business Protection Act.
(b) Except for those zoning districts where Formula Retail uses are not permitted as set forth in Section 303.1(f), establishment of a Formula Retail use, as defined in Section 303.1, in any Neighborhood Commercial District, as identified in Article 7, shall require Conditional Use authorization pursuant to the criteria of Sections 303(c) and 303.1 and be subject to the terms of Sections 303.1(g) and (h).
(c) Nothing herein shall preclude the Board of Supervisors from adopting more restrictive provisions for Conditional Use authorization of Formula Retail use or prohibiting Formula Retail use in any Neighborhood Commercial District.
AMENDMENT HISTORY
The following controls are intended to support the economic viability of buildings of historic importance within the Folsom NCT and RCD Districts.
(a) Applicability. This Section 703.9 applies only to buildings that are a designated landmark building per Article 10 of the Planning Code, buildings designated as Category I-IV pursuant to Article 11 of this Code and located within the Extended Preservation District, or a building listed in or determined individually eligible for or contributory to a district listed on the National Register of Historic Places or the California Register of Historical Resources by the State Office of Historic Preservation.
(b) Permitted uses. Non-Retail Professional Service, Retail Professional Service, Community Facility, Private Community Facility, Social Service and Philanthropic Facility, Financial Service, Gym, Limited Financial Service, Health Service, Personal Service, and Instructional Service uses as defined in Section 102, are Principally Permitted. In the RCD District only, in addition to the above uses, Nighttime Entertainment uses as defined in Section 102 require Conditional Use authorization on the third floor and above, except that Nighttime Entertainment uses are Principally Permitted in Article 10 Landmark Building No. 120 (St. Joseph’s Church at 1401 Howard Street). For all uses listed above, prior to the issuance of any necessary permits, the Zoning Administrator, with the advice of the Historic Preservation Commission, shall determine that allowing the use will enhance the feasibility of preserving the building. The project sponsor must also submit a Preservation, Rehabilitation, and Maintenance Plan that describes any proposed preservation and rehabilitation work and that guarantees the maintenance and upkeep of the historic resource for approval by the Department. This Plan shall include:
(i) a plan for the ongoing maintenance of the subject property;
(ii) information regarding the nature and cost of any rehabilitation, restoration, or preservation work to be conducted at the subject property, including information about any required seismic, life safety, or disability access work;
(iii) a construction schedule; and
(iv) such other information as the Department may require in order to determine compliance with this subsection 703.9(b).
(c) Project Review. The Historic Preservation Commission shall review the proposed project for compliance with the Secretary of the Interior’s Standards (36 C.F.R. § 67.7 (2001)) and any applicable provisions of the Planning Code.
(Added by Ord. 42-13
, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 115-19, File No. 181153, App. 6/28/2019, Eff. 7/29/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021; Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)
AMENDMENT HISTORY
Divisions (a) and (b) amended; Ord. 129-17, Eff. 7/30/2017. Divisions (a) - (c) amended; divisions (b)(i) - (iv) added; Ord. 115-19, Eff. 7/29/2019. Division (b) amended; Ord. 63-20, Eff. 5/25/2020. Division (b) amended; Ord. 111-21, Eff. 9/4/2021. Divisions (a), (b), and (c) amended; Ord. 70-23, Eff. 6/3/2023.
(Added by Ord. 69-87, App. 3/13/87; repealed by Ord. 130-17, File No. 170204, App. 6/30/2017, Eff. 7/30/2017)
NC-1 Districts are intended to serve as local neighborhood shopping districts, providing convenience retail goods and services for the immediately surrounding neighborhoods primarily during daytime hours.
These NC-1 Districts are characterized by their location in residential neighborhoods, often in outlying areas of the City. The commercial intensity of these districts varies. Many of these districts have the lowest intensity of commercial development in the City, generally consisting of small clusters with three or more commercial establishments, commonly grouped around a corner; and in some cases short linear commercial strips with low-scale, interspersed mixed-use (residential-commercial) development.
Building controls for the NC-1 District promote low-intensity development which is compatible with the existing scale and character of these neighborhood areas. Commercial development is limited to one story. Rear yard requirements at all levels preserve existing backyard space.
NC-1 commercial use provisions encourage the full range of neighborhood-serving convenience retail sales and services at the first story provided that the use size generally is limited to 3,000 square feet. However, commercial uses and features which could impact residential livability are prohibited, such as auto uses, financial services, general advertising signs, drive-up facilities, hotels, and late-night activity; eating and drinking establishments are restricted, depending upon the intensity of such uses in nearby commercial districts.
Housing development in new buildings is encouraged above the ground story in most districts. Existing residential units are protected by prohibitions of conversions above the ground story and limitations on demolitions. Accessory Dwelling Units are permitted within the District pursuant to Section 207.1 of this Code.
NC-1 | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS |
NC-1 | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS | ||
Massing and Setbacks | ||
Height and Bulk Limits. | Varies, but generally 40-X. See Height and Bulk Map Sheets HT02-08, HT10-13 for more information. Height sculpting required on Alleys per § 261.1. | |
5 Foot Height Bonus for Active Ground Floor Uses | § 263.20 | P(1) in some districts |
Rear Yard | Required at Grade level and at each succeeding level or Story: 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 some streets, see § 145.4 for specific districts. |
Vehicular Access Restrictions | § 155(r) | Restricted on some streets, see § 155(r) for specific districts |
Miscellaneous | ||
Lot Size (Per Development) | P(2) | |
Planned Unit Development | § 304 | C |
Awning | § 136.1 | P |
Canopy or Marquee | § 136.1 | NP |
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] | 100 square feet if private, or 133 square feet if common, or the amount of open space required in the nearest Residential District, whichever is less. | |||
Off-Street Parking Requirements | ||||
Dwelling Unit Mix | § 207.7 | Generally required for creation of 10 or more Dwelling Units. No less than 25% of the total number of proposed Dwelling Units shall contain at least two Bedrooms, and no less than 10% of the total number of proposed Dwelling Units shall contain at least three Bedrooms. | ||
Use Characteristics | ||||
Intermediate Length Occupancy | ||||
Single Room Occupancy | § 102 | P | ||
Student Housing | § 102 | P | ||
Residential Uses | Controls by Story | |||
1st | 2nd | 3rd+ | ||
Residential Uses | § 102 | P | P | P |
Accessory Dwelling Unit Density | ||||
Dwelling Unit Density | 1 unit per 800 square foot lot area, or the density permitted in the nearest R District, whichever is greater. | |||
Group Housing Density | § 208 | 1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater. | ||
Homeless Shelters Density | Density limits regulated by the Administrative Code | |||
Senior Housing Density | P up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all the requirements of § 202.2(f)(1). C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of § 202.2(f)(1), except for § 202.2(f)(1)(D)(iv), related to location. | |||
Loss of Dwelling Units | Controls by Story | |||
1st | 2nd | 3rd+ | ||
Residential Conversion | § 317 | C | NP | NP |
Residential Demolition and Merger | § 317 | C | C | C |
Zoning Category | § References | Controls | ||
NON-RESIDENTIAL STANDARDS AND USES |
Zoning Category | § References | Controls | ||
NON-RESIDENTIAL STANDARDS AND USES | ||||
Development Standards | ||||
Floor Area Ratio | 1.8 to 1 | |||
Use Size | § 102 | P up to 2,999 square feet; C 3,000 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. - 11 p.m.; C 11 p.m. - 2 a.m. | ||
Maritime Use | § 102 | NP | ||
Open Air Sales | See § 703(b) | |||
Outdoor Activity Area | P if located in front of building or if it complies with Section 202.2(a)(7); C if located elsewhere. | |||
Walk-up Facility | § 102 | P | ||
NON-RESIDENTIAL USES | 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 |
Electric Vehicle Charging Location | C(13) | C(13) | ||
Parking Garage, Private | § 102 | C | C | C |
Parking Garage, Public | § 102 | C | NP | NP |
Parking Lot, Private | C | C | C | |
Parking Lot, Public | C | NP | NP | |
Entertainment, Arts and Recreation Use Category | ||||
Entertainment, Arts and Recreation Uses* | NP | NP | NP | |
Arts Activities | § 102 | P | P | P |
Entertainment, General | § 102 | P | P | NP |
Entertainment, Nighttime | § 102 | C | NP | NP |
Movie Theater | C | C | C | |
Open Recreation Area | § 102 | C | C | C |
Passive Outdoor Recreation | § 102 | C | C | C |
Industrial Use Category | ||||
Industrial Uses | NP | NP | NP | |
Institutional Use Category | ||||
Institutional Uses* | § 102 | P | C | NP |
Child Care Facility | § 102 | P | P | P |
Community Facility | § 102 | P | P | P |
Hospital | § 102 | NP | NP | NP |
Medical Cannabis Dispensary | NP(6) | NP(6) | NP | |
Public Facilities | § 102 | P | P | P |
Religious Institution | § 102 | P | 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(3) | NP | NP | |
Adult Business | § 102 | NP | NP | NP |
Adult Sex Venue | § 102 | NP | NP | NP |
Animal Hospital | § 102 | P | P | P |
Bar | P(6) | NP | NP | |
Cannabis Retail | NP(6) | NP(6) | NP | |
Flexible Retail | P | NP | NP | |
Gym | § 102 | P | NP | NP |
Hotel | § 102 | NP | NP | NP |
Kennel | § 102 | C | NP | NP |
Liquor Store | § 102 | |||
P | NP(12) | NP(12) | ||
Massage, Foot/Chair | § 102 | NP | NP | NP |
Mortuary | § 102 | NP | NP | NP |
Motel | NP | NP | NP | |
Restaurant | P(3) | P(3) | NP | |
Restaurant, Limited | P(3) | P(3) | NP | |
Services, Financial | § 102 | C | NP | NP |
Services, Fringe Financial | § 102 | NP(10) | NP(10) | NP(10) |
Services, Health | § 102 | P | NP | NP |
Services, Limited Financial | § 102 | P | NP | NP |
Services, Personal | § 102 | P | NP | NP |
Services, Retail Professional | § 102 | P | P | P |
Storage, Self | § 102 | NP | NP | NP |
Tobacco Paraphernalia Establishment | § 102 | C | NP | NP |
Trade Shop | § 102 | P | NP | NP |
Non-Retail Sales and Service* | § 102 | NP | NP | NP |
Design Professional | § 102 | P | NP | NP |
Service, Non-Retail Professional | § 102 | C | P | NP |
Trade Office | § 102 | P | NP | NP |
Utility and Infrastructure Use Category | ||||
Utility and Infrastructure* | § 102 | C(5) | C(5) | C(5) |
Power Plant | § 102 | NP | NP | NP |
Public Utilities Yard | § 102 | NP | NP | NP |
* Not listed below |
(1) Additional 5 feet for NC-1 parcels with a Commercial use on the ground floor within the following areas: (a) Within the boundaries of Sargent Street to Orizaba Avenue to Lobos Street to Plymouth Avenue to Farellones Street to San Jose Avenue to Alemany Boulevard to 19th Avenue to Randolph Street to Monticello Street and back to Sargent Street. (b) On Noriega, Irving, Taraval, and Judah Streets west of 19th Avenue. |
(2) C for 5,000 square feet and above if located within the Priority Equity Geographies Special Use District established under Section 249.97. |
(3) TARAVAL STREET RESTAURANT SUBDISTRICT. Applicable only for the Taraval Street NC-1 District between 40th and 41st Avenues and between 45th and 47th Avenues as mapped on Sectional Maps 5 SU and 6 SU. Within the Taraval Street Restaurant Subdistrict, Formula Retail Restaurants and Formula Retail Limited Restaurants are NP. Formula Retail Restaurants and Formula Retail Limited Restaurants are NP if located within one quarter of one mile from the Taraval Street Restaurant Subdistrict. |
(6) C in the area comprising all of that portion of the City and County commencing at the point of the intersection of the shoreline of the Pacific Ocean and a straight-line extension of Lincoln Way, and proceeding easterly along Lincoln Way to 17th Avenue, and proceeding southerly along 17th Avenue to Judah Street, and proceeding westerly along Judah Street to 19th Avenue, and proceeding southerly along 19th Avenue to Sloat Boulevard, and proceeding westerly along Sloat Boulevard, and following a straight-line extension of Sloat Boulevard to the shoreline of the Pacific Ocean and proceeding northerly along said line to the point of commencement. |
(9) C within that portion of the City and County bounded as follows: commencing at the intersection of Arguello Boulevard and Frederick Street, then proceeding southerly along Arguello Boulevard to Carl Street, then proceeding easterly along Carl Street to Hillway Avenue, then proceeding southerly along Hillway Avenue to Parnassus Avenue, then proceeding easterly along Parnassus Avenue to Clayton Street, then proceeding northerly along Clayton Street to Frederick Street, then proceeding easterly along Frederick Street to Buena Vista Avenue West, then proceeding generally northerly along Buena Vista Avenue West to Haight Street, then proceeding easterly along Haight Street to Baker Street, then proceeding northerly along Baker Street to Oak Street, then proceeding westerly along Oak Street to Stanyan Street, then proceeding southerly along Stanyan Street to Frederick Street, then proceeding westerly along Frederick Street to the point of commencement. |
(10) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD). Fringe Financial Services are NP within any FFSRUD and its one-quarter mile buffer pursuant to Section 249.35. Outside any FFSRUD and its one-quarter mile buffer, Fringe Financial Services are P subject to the restrictions set forth in Section 249.35(c)(3). |
(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 445-87, App. 11/12/87; Ord. 412-88, App. 9/10/88; Ord. 42-89, App. 2/8/89; Ord. 229-99, File No. 990991, App. 8/20/99; Ord. 87-00, File No. 991963, App. 5/19/2000; Ord. 260-00, File No. 001424, App. 11/17/2000; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 289-06, File No. 050176, App. 11/20/2006; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 245-08, File No. 080696; Ord. 51-09, File No. 081620, App. 4/2/2009; Ord. 5-10, File No. 090319, App. 1/22/2010; 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. 75-12
, File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 175-12
, File No. 120241, App. 8/7/2012, Eff. 9/6/2012; 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. 161-15, File No. 150804, App. 9/18/2015, Eff. 10/18/2015; Ord. 33-16
, File No. 160115, App. 3/11/2016, Eff. 4/10/2016; 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; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; 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. 199-18, File No. 180482, App. 8/10/2018, Eff. 9/10/2018; 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. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 311-18, File No. 181028, 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; Ord. 205-19, File No. 181211, App. 9/11/2019, Eff. 10/12/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 78-20
, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Proposition H
, 11/3/2020, Eff. 12/18/2020; Ord. 111-21
, File No. 210285, App. 8/4/2021, Eff. 9/4/2021; Ord. 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. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 190-22, File No. 220036, App. 9/16/2022, Eff. 10/17/2022; Ord. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord. 249-23, File No. 230701, App. 12/14/2023, Eff. 1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024)
AMENDMENT HISTORY
Zoning Control Table: 710.69C and 710.69D added; Ord. 66-11
, Eff. 5/20/2011. Zoning Control Table: 710.10 and 710.17 amended; Specific Provisions: 710.68 added, 710.84 amended; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 710.43 and 710.44 amended, former categories 710.42, 710.67, and 710.69A deleted; Specific Provisions: 710.40 through 710.44 amended; Ord. 75-12
, Eff. 5/23/2012. Zoning Control Table: 710.10 amended; Ord. 175-12
, Eff. 9/6/2012. Zoning Control Table: 710.13 and 710.69B amended; Ord. 56-13
, Eff. 4/27/2013. Zoning Control Table: former categories 710.38 and 710.39 redesignated as 710.36 and 710.37 and amended; Ord. 287-13
, Eff. 1/25/2014. Zoning Control Table: 710.26 amended; Ord. 235-14
, Eff. 12/26/2014. Zoning Control Table: 710.92b added; Ord. 14-15
, Eff. 3/15/2015. Zoning Control Table: 710.14, 710.15, 710.16, and 710.17 amended; Ord. 20-15
, Eff. 3/22/2015. Section redesignated (formerly Sec. 710.1); Zoning Control Table: 710.54, 710.91, and 710.92 amended; Ord. 30-15
, Eff. 4/25/2015. Introductory material amended; Zoning Control Table: 710.91 amended; Specific Provisions: 710.91 added; Ord. 161-15
, Eff. 10/18/2015. Zoning Control Table: former categories 710.36 and 710.37 deleted, 710.96 added; Ord. 33-16
, Eff. 4/10/2016. Introductory material amended; Specific Provisions: 710.91 amended; Ord. 162-16
, Eff. 9/3/2016. Zoning Control Table: 710.33A added; Ord. 166-16
, Eff. 9/10/2016. Zoning Control Table: 710.33A added; Ord. 166-16, Eff. 9/10/2016. 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; [former] Note (3) deleted; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table amended; Note (4) deleted; Notes (5) and (6) redesignated as Notes (4) and (5); Note (6) added; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table amended; Note (2) amended; Note (7) added; Ord. 199-18, Eff. 9/10/2018. Zoning Control Table amended; Note (3) added; Ord. 202-18, Eff. 9/10/2018. Zoning Control Table amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table and Notes (6) and (7) amended; Note (8) added; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Note (4) deleted; Ord. 303-18, Eff. 1/21/2019. Zoning Control Table amended; Ord. 311-18, 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. Zoning Control Table and Notes (1)(b), (2), and (3) amended; Note (9) added; Ord. 205-19, Eff. 10/12/2019. Zoning Control Table amended; Note (10) added; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (11)2 added; Ord. 78-20
, Eff. 6/22/2020. Zoning Control Table amended; Note (11)2 added; Ord. 78-20, Eff. 6/22/2020. Zoning Control Table amended; Note (2) deleted; Proposition H
, 11/3/2020, Eff. 12/18/2020. Zoning Control Table amended; Ord. 111-21
, Eff. 9/4/2021. Zoning Control Table and Note (11) amended; Ord. 136-21
, Eff. 9/4/2021. Zoning Control Table amended; Note (12) added; Ord. 233-21
, Eff. 1/22/2022. Zoning Control Table and Note (12) amended; Ord. 37-22
, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22
, Eff. 6/13/2022. Zoning Control Table amended; Note (13)3
added; Ord. 190-22
, Eff. 10/17/2022.. Zoning Control Table amended; Note (2) added; Ord. 248-23
, Eff. 1/14/2024. Zoning Control Table and Note (3) amended; Notes (7) and (8) deleted; Ord. 249-23
, Eff. 1/14/2024. Zoning Control Table amended; Ord. 33-24
, Eff. 3/23/2024. Undesignated introductory material and Zoning Control Table amended; Ord. 62-24
, Eff. 4/28/2024.
CODIFICATION NOTES
1. So in Ord. 311-18.
3. Note “(13)” is referenced as “(12)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(12)” previously had been added to this section by Ord. 233-21.
The NC-2 District is intended to serve as the City's Small-Scale Neighborhood Commercial District. These districts are linear shopping streets which provide convenience goods and services to the surrounding neighborhoods as well as limited comparison shopping goods for a wider market. The range of comparison goods and services offered is varied and often includes specialty retail stores, restaurants, and neighborhood-serving offices. NC-2 Districts are commonly located along both collector and arterial streets which have transit routes.
These districts range in size from two or three blocks to many blocks, although the commercial development in longer districts may be interspersed with housing or other land uses. Buildings typically range in height from two to four stories with occasional one-story commercial buildings.
The small-scale district controls provide for mixed-use buildings which approximate or slightly exceed the standard development pattern. Rear yard requirements above the ground story and at residential levels preserve open space corridors of interior blocks.
Most new commercial development is permitted at the ground and second stories. Neighborhood-serving businesses are strongly encouraged. The second story may be used by some retail stores, personal services, and medical, business and professional offices. Parking and hotels are monitored at all stories. Limits on late-night activity, drive-up facilities, and other automobile uses protect the livability within and around the district, and promote continuous retail frontage.
Housing development in new buildings is encouraged above the ground story. Existing residential units are protected by limitations on demolition and upper-story conversions. Accessory Dwelling Units are permitted within the District pursuant to Section 207.1 of this Code.
NC-2 | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS |
NC-2 | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS | ||
Massing and Setbacks | ||
Height and Bulk Limits. | Varies, but generally 40-X. See Height and Bulk Map Sheets HT01-13 for more information. Height sculpting required on Alleys per § 261.1. | |
5 Foot Height Bonus for Active Ground Floor Uses | § 263.20 | P(1) in some districts |
Rear Yard | Required at the Second Story and at each succeeding level or Story of the building, and at the First Story if it contains a Dwelling Unit: 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 some streets, see § 145.4 for specific districts. |
Vehicular Access Restrictions | § 155(r) | Restricted on some streets, see § 155(r) for specific districts |
Miscellaneous | ||
Lot Size (Per Development) | P(2) | |
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] | 100 square feet if private, or 133 square feet if common, or the amount of open space required in the nearest Residential District, whichever is less. | |||
Off-Street Parking Requirements | ||||
Dwelling Unit Mix | § 207.7 | Generally required for creation of 10 or more Dwelling Units. No less than 25% of the total number of proposed Dwelling Units shall contain at least two Bedrooms, and no less than 10% of the total number of proposed Dwelling Units shall contain at least three Bedrooms. | ||
Use Characteristics | ||||
Intermediate Length Occupancy | P(12) | |||
Single Room Occupancy | § 102 | P | ||
Student Housing | § 102 | P | ||
Residential Uses | Controls by Story | |||
1st | 2nd | 3rd+ | ||
Residential Uses | § 102 | P | P | P |
Accessory Dwelling Unit Density | ||||
Dwelling Unit Density | 1 unit per 800 square foot lot area, or the density permitted in the nearest R District, whichever is greater. | |||
Group Housing Density | § 208 | 1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater. | ||
Homeless Shelter Density | Density limits regulated by the Administrative Code | |||
Senior Housing Density | P up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all the requirements of § 202.2(f)(1). C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of § 202.2(f)(1), except for § 202.2(f)(1)(D)(iv), related to location. | |||
Loss of Dwelling Units | Controls by Story | |||
1st | 2nd | 3rd+ | ||
Residential Conversion | § 317 | C | C | NP |
Residential Demolition and Merger | § 317 | C | C | C |
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 or it complies with Section 202.2(a)(7); C if located elsewhere. | |||
Walk-up Facility | § 102 | P | ||
NON-RESIDENTIAL USES | 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 | |
Electric Vehicle Charging Location | C(14) | C(14) | ||
Fleet Charging | §102 | C | C | C |
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 |
Arts Activities | § 102 | P | P | P |
Entertainment, General | § 102 | P | P | NP |
Entertainment, Nighttime | § 102 | P | NP | NP |
Movie Theater | P | P | P | |
Open Recreation Area | § 102 | C | C | C |
Passive Outdoor Recreation | § 102 | C | C | C |
Industrial Use Category | ||||
Industrial Uses | NP | NP | NP | |
Institutional Use Category | ||||
Institutional Uses* | § 102 | P | C | C |
Child Care Facility | § 102 | P | P | P |
Community Facility | § 102 | P | P | P |
Hospital | § 102 | NP | NP | NP |
Medical Cannabis Dispensary** | DR | DR | NP | |
Public Facilities | § 102 | P | P | P |
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 |
Adult Sex Venue | § 102 | NP | NP | NP |
Animal Hospital | § 102 | P | P | NP |
Bar | P(9) | NP | NP | |
Cannabis Retail | C | C | NP | |
Flexible Retail | P | NP | NP | |
Hotel | § 102 | C | C | C |
Kennel | § 102 | C | NP | NP |
Liquor Store | § 102 | P(9) | NP | NP |
Massage Establishment | P(9) | C(13) | NP(13) | |
Massage, Foot/Chair | § 102 | P(9) | NP | NP |
Mortuary | § 102 | NP | NP | NP |
Motel | NP | NP | NP | |
Restaurant | P(4) | P(4) | NP | |
Restaurant, Limited | P(4) | P(4) | NP | |
Services, Financial | § 102 | P(5) | C(5) | NP |
Services, Fringe Financial | § 102 | |||
§ 102 | P(5) | NP | NP | |
Services, Retail Professional | § 102 | P | P | P |
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 |
Service, Non-Retail Professional | § 102 | C | P | NP |
Trade Office | § 102 | P | P | NP |
Utility and Infrastructure Use Category | ||||
Utility and Infrastructure* | § 102 | C(7) | C(7) | C(7) |
Power Plant | § 102 | NP | NP | NP |
Public Utilities Yard | § 102 | NP | NP | NP |
* Not listed below |
(6) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD): The FFSRUD and its one-quarter mile buffer includes, but is not limited to, properties within: the Mission Alcoholic Beverage Special Use District; the Haight Street Alcohol Restricted Use District; the Third Street Alcohol Restricted Use District; and the North of Market Residential Special Use District; and includes Small-Scale Neighborhood Commercial Districts within its boundaries. Controls: Fringe Financial Services are NP within any FFSRUD and its one-quarter mile buffer pursuant to Section 249.35. Outside any FFSRUD and its one-quarter mile buffer, Fringe Financial Services are P subject to the restrictions set forth in Section 249.35(c)(3). |
(8) P in the area comprising all of that portion of the City and County commencing at the point of the intersection of the shoreline of the Pacific Ocean and a straight-line extension of Lincoln Way, and proceeding easterly along Lincoln Way to 17th Avenue, and proceeding southerly along 17th Avenue to Judah Street, and proceeding westerly along Judah Street to 19th Avenue, and proceeding southerly along 19th Avenue to Sloat Boulevard, and proceeding westerly along Sloat Boulevard, and following a straight-line extension of Sloat Boulevard to the shoreline of the Pacific Ocean and proceeding northerly along said line to the point of commencement. |
(9) C in the area comprising all of that portion of the City and County commencing at the point of the intersection of the shoreline of the Pacific Ocean and a straight-line extension of Lincoln Way, and proceeding easterly along Lincoln Way to 17th Avenue, and proceeding southerly along 17th Avenue to Judah Street, and proceeding westerly along Judah Street to 19th Avenue, and proceeding southerly along 19th Avenue to Sloat Boulevard, and proceeding westerly along Sloat Boulevard, and following a straight-line extension of Sloat Boulevard to the shoreline of the Pacific Ocean and proceeding northerly along said line to the point of commencement. |
(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 445-87, App. 11/12/87; Ord. 155-88, App. 4/7/88; Ord. 412-88, App. 9/10/88; Ord. 87-00, File No. 991963, App. 5/19/2000; Ord. 260-00, File No. 001424, App. 11/17/2000; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 289-06, File No. 050176, App. 11/20/2006; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 75-08, File No. 071531, App. 5/9/2008; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 245-08, File No. 080696; Ord. 321-08, File No. 081100, App. 12/19/2008; Ord. 61-09, File No. 090181, App. 4/17/2009; Ord. 51-09, File No. 081620, App. 4/2/2009; 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. 75-12
, File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 92-12
, File No. 111247, App. 5/21/2012, Eff. 6/20/2012; 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. 227-14
, File No. 120796, App. 11/13/2014, Eff. 12/13/2014; 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. 127-15
, File No. 150082, App. 7/17/2015, Eff. 8/16/2015; Ord. 33-16
, File No. 160115, App. 3/11/2016, Eff. 4/10/2016; 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; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; 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. 199-18, File No. 180482, App. 8/10/2018, Eff. 9/10/2018; 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. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 311-18, File No. 181028, 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; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Proposition H, 11/3/2020, Eff. 12/18/2020; 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. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 190-22, File No. 220036, App. 9/16/2022, Eff. 10/17/2022; Ord. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord. 249-23, File No. 230701, App. 12/14/2023, Eff. 1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024)
AMENDMENT HISTORY
Zoning Control Table: 711.69C and 711.69D added; Ord. 66-11
, Eff. 5/20/2011. Zoning Control Table: 711.10 and 711.17 amended; Specific Provisions: 711.65 deleted; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 711.43 and 711.44 amended, former categories 711.42, 711.67, and 711.69A deleted; Specific Provisions: 711.43 and 711.44 amended; Ord. 75-12
, Eff. 5/23/2012. Zoning Control Table: 711.10 amended; Ord. 92-12
, Eff. 6/20/2012. Zoning Control Table: 711.13, 711.54, and 711.69B amended; Specific Provisions: 711.54 added; Ord. 56-13
, Eff. 4/27/2013. Zoning Control Table: former categories 711.38 and 711.39 redesignated as 711.36 and 711.37 and amended; Ord. 287-13
, Eff. 1/25/2014. Zoning Control Table: 711.69B amended; Specific Provisions: 711.68 amended; Ord. 227-14
, Eff. 12/13/2014. Zoning Control Table: 711.26 amended; Specific Provisions: 711.54 amended; Ord. 235-14
, Eff. 12/26/2014. Zoning Control Table: 711.92b added; Ord. 14-15
, Eff. 3/15/2015. Zoning Control Table: 711.14, 711.15, 711.16, 711.17, and 711.30 amended; Ord. 20-15
, Eff. 3/22/2015. Section redesignated (formerly Sec. 711.1); Zoning Control Table: 711.54, 711.91, and 711.92 amended; Ord. 30-15
, Eff. 4/25/2015. Zoning Control Table: 711.69B amended; Ord. 127-15
, Eff. 8/16/2015. Zoning Control Table: former categories 711.36 and 711.37 deleted, 711.96 and 711.97 added; Ord. 33-16
, Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 711.91 amended; Specific Provisions: 711.91 added; Ord. 162-16
, Eff. 9/3/2016. Zoning Control Table: 711.33A added; Ord. 166-16
, Eff. 9/10/2016. 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; Notes (8) and (9) added; Ord. 199-18, Eff. 9/10/2018. Zoning Control Table and Note (6) amended; Ord. 202-18, Eff. 9/10/2018. Zoning Control Table amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table and Notes (8) and (9) amended; Notes (10) and (11) added; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Note (3) deleted; Ord. 303-18, Eff. 1/21/2019. Zoning Control Table amended; Ord. 311-18, 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. Zoning Control Table and Note (6) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (12) added; Ord. 78-20, Eff. 6/22/2020. Introductory material and Zoning Control Table amended; Note (11) deleted; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table and Note (12) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (13) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (13) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (14)1
added; Ord. 190-22
, Eff. 10/17/2022. Zoning Control Table amended; Note (2) added; Ord. 248-23
, Eff. 1/14/2024. Zoning Control Table and Notes (4) and (5) amended; Note (10) deleted; Ord. 249-23
, Eff. 1/14/2024. Zoning Control Table amended; Ord. 33-24
, Eff. 3/23/2024. Undesignated introductory material and Zoning Control Table amended; Ord. 62-24
, Eff. 4/28/2024.
CODIFICATION NOTE
1. Note “(14)” is referenced as “(13)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(13)” previously had been added to this section by Ord. 233-21.
**Editor’s Note:
Ordinance 186-17, effective October 15, 2017, requires that “No more than three MCDs shall be permitted at any given time within the boundaries of Supervisorial District 11.”
Ordinance 186-17, effective October 15, 2017, requires that “No more than three MCDs shall be permitted at any given time within the boundaries of Supervisorial District 11.”
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