The Broadway Neighborhood Commercial District, located in the northeast quadrant of San Francisco, extends along Broadway from east of Columbus Avenue to Osgood Place. It is part of a larger commercial area which includes North Beach to the north, Chinatown to the south and west, and Jackson Square to the southeast. Broadway's fame and popularity as a Citywide and regional entertainment district is derived from a concentration of nightclubs, music halls, adult theaters, bars, and restaurants between Grant Avenue and Montgomery Street. These places attract locals and visitors alike, mainly in the evening and late-night hours. In addition to the entertainment and some retail businesses, Broadway contains many upper-story residential hotels. Due to its proximity to downtown, there is strong pressure to develop upper-story offices.
The Broadway District controls are designed to encourage development that is compatible with the existing moderate building scale and mixed-use character, and maintain the district’s balance of entertainment uses, restaurants, and small-scale retail stores. New buildings exceeding 40 feet in height will be carefully reviewed and rear yards at residential levels are protected. Most commercial uses in new buildings are permitted at the first two stories. Neighborhood-serving businesses are strongly encouraged. In order to protect the livability of the area, limitations apply to new formula retail restaurants and adult entertainment uses at the first and second stories, as well as late-night activity. Financial services are allowed on the ground story subject to certain limitations. Nonretail offices are prohibited on the first story and above the second story in order to prevent encroachment of the adjoining downtown office uses. Due to the high traffic volume on Broadway, most automobile and drive-up uses are prohibited in order to prevent further traffic congestion. Parking garages are permitted if their ingress and egress do not disrupt the traffic flow on Broadway.
Housing development in new buildings is encouraged above the second story. Existing housing is protected by limitations on demolitions and upper-story conversions. Accessory dwelling units are permitted within the district pursuant to Section 207.1 of this Code.
Broadway NCD | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS |
Broadway NCD | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS | ||
Massing and Setbacks | ||
Height and Bulk Limits. | 40-X and 65-A. See Height and Bulk Map Sheet HT01 for more information. Height sculpting required on Alleys per §261.1. | |
5 Foot Height Bonus for Active Ground Floor Uses | § 263.20 | NP |
Rear Yard | Required at the lowest Story containing a Dwelling Unit, and at each succeeding level or Story of the Building: 25% of lot depth, but in no case less than 15 feet. | |
Front Setback and Side Yard | Not Required. | |
Street Frontage and Public Realm | ||
Streetscape and Pedestrian Improvements | § 138.1 | Required |
Street Frontage Requirements | § 145.1 | Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, ground floor ceiling height, street-facing ground-level spaces, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings. |
Ground Floor Commercial | § 145.4 | Not Required. |
Vehicular Access Restrictions | § 155(r) | Prohibited on Columbus Avenue between Washington and North Point Streets, and on Broadway between Embarcadero and Polk Street |
Miscellaneous | ||
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 and historic resource consideration. Properties in this District have been identified as potentially eligible for the National Register or California Register. |
Zoning Category | § References | Controls | ||
RESIDENTIAL STANDARDS AND USES |
Zoning Category | § References | Controls | ||
RESIDENTIAL STANDARDS AND USES | ||||
Development Standards | ||||
Usable Open Space [Per Dwelling Unit] | 60 square feet if private, or 80 square feet if common, or the amount of open space required in the nearest Residential District, whichever is less. | |||
Off-Street Parking Requirements | No car parking required (2). P up to one car for each two Dwelling or SRO Units; C up to 0.75 cars for each Dwelling Unit, subject to the criteria and procedures of Section 151.1(g); NP above 0.75 cars for each Dwelling Unit. Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 50 units or more per § 166. | |||
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(8) | |||
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 400 square foot lot area, or the density permitted in the nearest R District, whichever is greater. | |||
Group Housing Density | § 208 | 1 bedroom per 140 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 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. - 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 | ||
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* | NP | NP | NP | |
Electric Vehicle Charging Location | C(10) | C(10) | ||
Fleet Charging | § 102 | C | C | C |
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 | P | 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 | § 102 | 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 | C | C | C |
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 | C | C | NP |
Adult Sex Venue | § 102 | C | C | NP |
Animal Hospital | § 102 | P | P | NP |
Bar | § 102 | C | C | NP |
Cannabis Retail | C | C | NP | |
Flexible Retail | P | NP | NP | |
Hotel | § 102 | C | C | C |
Kennel | § 102 | C | NP | NP |
Liquor Store | § 102 | C | NP | NP |
Massage Establishment | P | C | NP(9) | |
Massage, Foot/Chair | § 102 | P | C | NP |
Mortuary | § 102 | NP | NP | NP |
Motel | NP | NP | NP | |
Restaurant | P(4) | |||
P(4) | P(4) | NP | ||
Services, Financial | § 102 | P | NP | NP |
Services, Fringe Financial | § 102 | NP(6) | NP(6) | NP(6) |
Services, Limited Financial | § 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 | C | NP |
Non-Retail Sales and Service* | § 102 | NP | NP | NP |
Design Professional | § 102 | P | P | NP |
Service, Non-Retail Professional | § 102 | NP | 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 |
Boundaries: Broadway NCD. Controls: Installing a garage in an existing residential building of four or more units requires a mandatory discretionary review by the Planning Commission; Section 311 notice is required for a building of less than four units. In approving installation of the garage, the Commission shall find that: (a) the proposed garage opening/addition of off-street parking will not cause the “removal” or “conversion of residential unit,” as those terms are defined in Section 317 of this Code. (b) the proposed garage opening/addition of off-street parking will not substantially decrease the livability of a dwelling unit without increasing the floor area in a commensurate amount; (c) the building has not had two or more “no-fault” evictions, as defined in 37.9(a)(7)-(12) of the Administrative Code, with each eviction associated with a separate unit(s) within the past ten years; (d) the garage would not front on a public right-of-way narrower than 41 feet; and (e) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code. |
Boundaries: The FFSRUD and its 1/4 mile buffer includes, but is not limited to, the Broadway Neighborhood Commercial District. |
(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 412-88, App. 9/10/88; Ord. 272-93, App. 8/25/93; 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. 139-09, File No. 090402, App. 7/2/2009; Ord. 77-10, File No. 091165, App. 4/16/2010; 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. 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. 232-14
, File No. 120881, App. 11/26/2014, Eff. 12/26/2014; 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. 162-15
, File No. 150805, 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. 47-18, File No. 171108, App. 3/16/2018, Eff. 4/16/2018; 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. 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. 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. 264-22, File No. 220811, App. 12/22/2022, Eff. 1/22/2023; 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. 333-24, 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: 714.69C and 714.69D added; Ord. 66-11
, Eff. 5/20/2011. Zoning Control Table: 714.10, 714.17, and 714.69A amended; Specific Provisions: 714.65 deleted, 714.68 added; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 714.40, 714.43 and 714.44 amended, former categories 714.42, 714.67, and 714.69A deleted; Specific Provisions: 714.44 ("Broadway Liquor Licenses") added; Ord. 75-12
, Eff. 5/23/2012. Introductory material amended; Zoning Control Table: 714.13, 714.54, and 714.69B amended; Specific Provisions: 714.54 added, designation of 714.94 corrected; Ord. 56-13
, Eff. 4/27/2013. Zoning Control Table: former categories 714.38 and 714.39 redesignated as 714.36 and 714.37 and amended; Ord. 287-13
, Eff. 1/25/2014. Zoning Control Table: 714.22 amended; Ord. 227-14
, Eff. 12/13/2014. Zoning Control Table: 714.22 and 714.94 amended; Specific Provisions: 714.94 amended; Ord. 232-14
, Eff. 12/26/2014. Zoning Control Table: 714.26, 714.49, and 714.50 amended; Specific Provisions: 714.54 amended; Ord. 235-14
, Eff. 12/26/2014. Zoning Control Table: 714.92b added; Ord. 14-15
, Eff. 3/15/2015. Zoning Control Table: 714.14, 714.15, 714.16, and 714.17 amended; Ord. 20-15
, Eff. 3/22/2015. Section redesignated (formerly Sec. 714.1); Zoning Control Table: 714.54, 714.91, and 714.92 amended; Ord. 30-15
, Eff. 4/25/2015. Introductory material amended; Zoning Control Table: 714.91 amended; Specific Provisions: 714.91 added; Ord. 162-15
, Eff. 10/18/2015. Zoning Control Table: former categories 714.36 and 714.37 deleted, 714.96 and 714.97 added; Ord. 33-16
, Eff. 4/10/2016. Specific Provisions: 714.91 amended; Ord. 162-16
, Eff. 9/3/2016. Zoning Control Table: 714.33A 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. Table Note (5) amended; Ord. 47-18, Eff. 4/16/2018. Zoning Control Table and Note (5) amended; Ord. 202-18, Eff. 9/10/2018. Zoning Control Table amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table amended; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Note (3) deleted; Ord. 303-18, Eff. 1/21/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 182-19, Eff. 9/9/2019. Zoning Control Table amended; Ord. 205-19, Eff. 10/12/2019. Zoning Control Table and Note (6) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (8) added; Ord. 78-20, Eff. 6/22/2020. Zoning Control Table amended; Note (5) deleted; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table and Notes (1), (6), and (8) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (9) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (9) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (10)2
added; Ord. 190-22
, Eff. 10/17/2022. Zoning Control Table amended; Ord. 264-22
, Eff. 1/22/2023. Zoning Control Table amended; Ord. 248-23
, Eff. 1/14/2024. Second introductory paragraph and Zoning Control Table amended; 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
2. Note “(10)” is referenced as “(9)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(9)” previously had been added to this section by Ord. 233-21.