The Excelsior Outer Mission Street Neighborhood Commercial District is located along Mission Street between Alemany Boulevard and the San Francisco-San Mateo county line. Outer Mission Street is mixed use, combining street-fronting retail businesses on the ground floor and housing on upper floors. The range of comparison goods and services offered is varied and often includes specialty retail stores, restaurants, and neighborhood-serving offices. The area is transit-oriented and the commercial uses serve residents of the area as well as residents and visitors from adjacent and other neighborhoods.
The Excelsior Outer Mission Street Neighborhood Commercial District is intended to provide convenience goods and services to the surrounding neighborhoods as well as limited comparison shopping goods for a wider market. Housing development in new buildings is encouraged above the second story. Existing residential units are protected by limitations on demolitions and upper-story conversions. Parking for residential and commercial uses is not required. Buildings range in height, with height limits generally allowing up to four stories. Lots vary in size, generally small- or medium-sized with some very large parcels.
Excelsior Outer Mission NCD | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS |
Excelsior Outer Mission NCD | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS | ||
Massing and Setbacks | ||
Height and Bulk Limits. | Generally 40-X. See Height and Bulk Map Sheets HT11 and HT12 for more information. Height Sculpting on Alleys per § 261.1. | |
5 Foot Height Bonus for Active Ground Floor Uses | § 263.20 | P |
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 | Not Required. |
Vehicular Access Restrictions | § 155(r) | See Section 155(r) |
Miscellaneous | ||
Lot Size (Per Development) | P up to 9,999 square feet; C 10,000 square feet and above | |
Planned Unit Development | § 304 | C |
Awning, Canopy or Marquee | § 136.1 | P |
Signs | As permitted by § 607.1 | |
General Advertising Signs | NP | |
Design Guidelines | General Plan Commerce and Industry Element | Subject to the Urban Design Guidelines |
Zoning Category | § References | Controls | ||
RESIDENTIAL STANDARDS AND USES |
Zoning Category | § References | Controls | ||
RESIDENTIAL STANDARDS AND USES | ||||
Development Standards | ||||
Usable Open Space [Per Dwelling Unit] | 80 square feet if private, or 100 square feet if common, 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(5) | |||
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 | ||||
Dwelling Units | 1 unit per 600 square foot lot area | |||
Group Housing | § 208 | 1 bedroom per 210 square foot lot area | ||
Homeless Shelters | Density limits regulated by the Administrative Code | |||
Senior Housing | 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 | C |
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 | 3.6 to 1 | |||
Use Size | P up to 5,999 square feet; C 6,000 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 § 703.2 | |||
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* | C | NP | NP | |
Automotive Repair | § 102 | C | C | NP |
Electric Vehicle Charging Location | C(7) | C(7) | ||
Fleet Charging | § 102 | C | C | C |
Service, Motor Vehicle Tow | § 102 | NP | NP | NP |
Service, Parcel Delivery | § 102 | NP | NP | NP |
Vehicle Storage Garage | § 102 | NP | NP | NP |
Vehicle Storage Lot | § 102 | NP | NP | NP |
Entertainment, Arts and Recreation Use Category | ||||
Entertainment, Arts and Recreation Uses* | § 102 | C | NP | NP |
Arts Activities | § 102 | P | P | P |
Entertainment, General | § 102 | P | P | NP |
Entertainment, Nighttime | § 102 | P | P | NP |
Movie Theater | § 102 | P | P | P |
Open Recreation Area | § 102 | C | C | C |
Passive Outdoor Recreation | § 102 | P | P | P |
Industrial Use Category | ||||
Industrial Uses | NP | NP | NP | |
Institutional Use Category | ||||
Institutional Uses* | § 102 | P | P | P |
Community Facility | § 102 | P | P | P |
Hospital | § 102 | C | C | C |
Job Training | § 102 | C | P | P |
Medical Cannabis Dispensary** | DR | DR | DR | |
Private Community Facility | § 102 | C | C | C |
Public Facilities | § 102 | P | P | P |
Religious Institution | § 102 | C | C | C |
Social Service or Philanthropic Facility | § 102 | C | P | P |
Sales and Service Use Category | ||||
Retail Sales and Service Uses* | P | P | P | |
Adult Business | § 102 | C | C | NP |
Adult Sex Venue | § 102 | C | C | NP |
Animal Hospital | § 102 | P | P | NP |
Bar | P | P | NP | |
Cannabis Retail | C | C | NP | |
Flexible Retail | P | NP | NP | |
Grocery, General | P(1) | P(1) | P(1) | |
Grocery, Specialty | § 102 | P(1) | P(1) | P(1) |
Hotel | § 102 | C | C | C |
Kennel | § 102 | C | C | NP |
Liquor Store | § 102 | NP(1) | NP(1) | NP(1) |
Massage Establishment | P | C(6) | NP(6) | |
Massage, Foot/Chair | § 102 | C | C | C |
Mortuary | § 102 | C | C | C |
Motel | NP | NP | NP | |
Restaurant | P | P | P | |
Restaurant, Limited | P | P | NP | |
Services, Financial | § 102 | P | P | NP |
Services, Fringe Financial | § 102 | NP(2) | NP(2) | NP(2) |
Services, Limited Financial | § 102 | C | C | C |
Services, Personal | § 102 | P(4) | P(4) | P(4) |
Services, Retail Professional | § 102 | P | P | P |
Storage, Self | § 102 | C | C | C |
Tobacco Paraphernalia Establishment | § 102 | C | NP | NP |
Non-Retail Sales and Service* | § 102 | NP | NP | NP |
Design Professional | § 102 | P | P | P |
Service, Non-Retail Professional | § 102 | C | P | C |
Storage, Commercial | § 102 | C | C | C |
Trade Office | § 102 | P | P | P |
Utility and Infrastructure Use Category | ||||
Utility and Infrastructure* | § 102 | C(3) | C(3) | C(3) |
Power Plant | § 102 | NP | NP | NP |
Public Utilities Yard | § 102 | NP | NP | NP |
* Not listed below |
Note deleted. |
Controls: (a) New Liquor Store uses with Type 20 or Type 21 ABC licenses are not permitted in the district; provided, however, that any use within the District with an existing Type 20 or Type 21 ABC license may obtain a new license, if required by the ABC, after it has been closed temporarily for repair, renovation, remodeling, or reconstruction. (b) Liquor Store uses may relocate within the district with Conditional Use authorization. (c) General Grocery, Specialty Grocery, and Liquor Store uses with off-sale alcohol licenses shall observe the following good neighbor policies: (i) Liquor establishments shall provide outside lighting in a manner sufficient to illuminate street and sidewalk areas and adjacent parking, as appropriate to maintain security, without disturbing area residences; (ii) Advertisements in windows and clear doors are not permitted, and no more than 25% of the square footage of the windows and clear doors of liquor establishments shall bear signage of any sort, and all signage shall be placed and maintained in a manner that ensures that law enforcement personnel have a clear and unobstructed view of the interior of the premises, including the area in which the cash registers are maintained, from the exterior public sidewalk or entrance to the premises. |
Boundaries: The FFSRUD and its 1/4 mile buffer includes, but is not limited to, properties within the Excelsior Outer Mission Street Neighborhood Commercial District. |
(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. 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. 72-08, File No. 071157, App. 4/3/2008; 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. 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. 235-14
, File No. 140844, App. 11/26/2014, Eff. 12/26/2014; Ord. 14-15
, File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 20-15
, File No. 110548, App. 2/20/2015, Eff. 3/22/2015; redesignated and amended by Ord. 30-15
, File No. 140954, App. 3/26/2015, Eff. 4/25/2015; amended by Ord. 33-16
, File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 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; renamed and amended in full by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by Ord. 130-17, File No. 170204, App. 6/30/2017, Eff. 7/30/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 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. 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. 264-22, File No. 220811, App. 12/22/2022, Eff. 1/22/2023; 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: 720.69C and 720.69D added; Ord. 66-11
, Eff. 5/20/2011. Zoning Control Table: 720.17 and 720.39a amended; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 720.43 and 720.44 amended, former categories 720.42, 720.67, and 720.69A deleted; Ord. 75-12
, Eff. 5/23/2012. Zoning Control Table: 720.13, 720.13a, 720.13b, 720.13c, 720.54, and 720.69B amended; Specific Provisions: 720.54 added; Ord. 56-13
, Eff. 4/27/2013. Zoning Control Table: former categories 720.38, 720.39, and 720.39a redesignated as 720.36, 720.37, and 720.38 and amended; Ord. 287-13
, Eff. 1/25/2014. Zoning Control Table: 720.26 amended; Specific Provisions: 720.54 amended; Ord. 235-14
, Eff. 12/26/2014. Zoning Control Table: 720.92b added; Ord. 14-15
, Eff. 3/15/2015. Zoning Control Table: 720.14, 720.15, 720.16, and 720.17 amended; Ord. 20-15
, Eff. 3/22/2015. Section redesignated (formerly Sec. 720.1); Zoning Control Table: 720.54, 720.91, and 720.92 amended; Ord. 30-15
, Eff. 4/25/2015. Zoning Control Table: former categories 720.36, 720.37, and 720.38 deleted, 720.96, 720.97, and 720.98 added; Ord. 33-16
, Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 720.91 amended; Specific Provisions: 720.91 added; Ord. 162-16
, Eff. 9/3/2016. Zoning Control Table: 720.33A added; Ord. 166-16
, Eff. 9/10/2016. Section renamed and amended in full; 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; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table amended; Note (1) deleted; Notes (2)-(4) redesignated as Notes (1)-(3); Ord. 229-17, Eff. 1/5/2018. Zoning Control Table amended; Note (4) added; Ord. 199-18, Eff. 9/10/2018. Zoning Control Table amended; Ord. 202-18, Eff. 9/10/2018. Zoning Control Table amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table amended; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 182-19, Eff. 9/9/2019. Zoning Control Table and Note (2) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (5) added; Ord. 78-20, Eff. 6/22/2020. Zoning Control Table amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table and Notes (2) and (5) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (6) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (6) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (7)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. 249-23
, Eff. 1/14/2024. Zoning Control Table amended; Ord. 33-24
, Eff. 3/23/2024. Zoning Control Table amended; Ord. 62-24
, Eff. 4/28/2024.
CODIFICATION NOTES
2. Note “(7)” is referenced as “(6)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(6)” 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.”