SEC. 810. CHINATOWN COMMUNITY BUSINESS DISTRICT.

   The Chinatown Community Business District, located in the northeast quadrant of San Francisco, extends along Broadway from the eastern portal of the Broadway Tunnel to Columbus Avenue and along Kearny Street from Columbus to Sacramento Street. This district also includes portions of Commercial Street between Montgomery Street and Grant Avenue and portions of Grant Avenue between Bush and California Streets. It is part of the larger core area of Chinatown.

   The portions of Broadway, Kearny, and Commercial Streets and Grant Avenue in this district are transitional edges or entries to Chinatown. North and east of the two blocks of Broadway contained in this district are North Beach and the Broadway Entertainment Districts. Kearny and Columbus Streets are close to intensive office development in the Downtown Financial District. Both Grant Avenue and Commercial Street provide important pedestrian entries to Chinatown. Generally, this district has more potential for added retail and commercial development than other parts of Chinatown.

   This zoning district is intended to protect existing housing, encourage new housing and to accommodate modest expansion of Chinatown business activities as well as street-level retail uses. The size of individual professional or business office use is limited in order to prevent these areas from being used to accommodate larger office uses spilling over from the financial district.

   Housing development in new buildings is encouraged at upper stories. Existing housing is protected by limitations on demolitions and upper-story conversions. Accessory dwelling units are permitted within the district pursuant to Subsection 207(c)(4) of this Code.

Table 810
CHINATOWN COMMUNITY BUSINESS DISTRICT ZONING CONTROL TABLE

		Chinatown Community Business District
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 250 - 252, 254, 260, 263.4 , 270, 271. See also Height and Bulk District Maps	40-X, 50-N, 65-N, 65-A, 65-85-A. P up to 35 feet; C above 35 feet. See Height and Bulk Map for more information.
5 Foot Height Bonus for Active Ground Floor Uses	§ 263.20	Not Permitted
Rear Yard	§§ 130, 134, 134.1, 136	No more than 75% of lot coverage at the lowest level occupied by a dwelling. Location of open space may be modified per § 134.1.
Sun Access Setbacks	§ 132.3	15 ft. at specified heights
Front Setback and Side Yard	§§ 130, 131, 132, 133	Not Required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required
Street Frontage Requirements	§ 145.1	Required
Maximum Street Frontage [per building]	§ 145.3	P up to 50 feet; C required for more than 50 feet
Ground Floor Commercial	§ 145.4	Not Required
Vehicular Access Restrictions	§ 155(r)	All alleyways in the Chinatown Mixed Use Districts; Broadway from the Embarcadero on the east to Polk Street on the west; and Columbus Avenue between Washington and North Point Streets
Miscellaneous
Lot Size (Per Development)	§ 121.3	P up to 5,000 sq. ft.; C 5,001 sq. ft. & above (1)
Planned Unit Development	§ 304	C
Awning, Canopy, or Marquee	§ 136.1	P
Signs	§§ 602 - 604, 607.2, 608.1, 608.2	As permitted by § 607.2
General Advertising Signs	§§ 262, 602.7, 604, 608, 609, 610, 611	NP
Design Guidelines	General Plan Commerce and Industry Element	Subject to the Urban Design Guidelines

 

Zoning Category	§ References	Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136	48 sq. ft.
Off-Street Parking, Residential	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	P up to one car for each two Dwelling Units; C up to .75 cars for each Dwelling Unit, subject to the criteria and procedures of Section 151.1(e); NP above 0.75 cars for each Dwelling Unit § 303(u). (2)
Dwelling Unit Mix	§ 207.6	Not Applicable
Use Characteristics
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses		Controls by Story
		1st	2nd	3rd+
Residential Uses	§§ 135, 136	P	P	P
Accessory Dwelling Unit Density	§§ 102, 207(c)(4)	Accessory Dwelling Units are permitted to be constructed within an existing building zoned for residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground-story retail or commercial space.
Dwelling Unit Density	§ 207	Up to 1 unit per 200 sq. ft. lot area.
Group Housing Density	§§ 208, 890.88(b)	1 bedroom per 140 sq. ft. lot area
Homeless Shelters Density	§§ 102, 208	Density limits regulated by the Administrative Code
Senior Housing Density	§§ 102, 202.2(f), 207	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, Demolition or Merger	§ 317	C	C	C
Residential Hotel Conversion, Demolition or Merger	Ch. 41 Admin. Code	NP	NP	NP

 

Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS
Development Standards
Floor Area Ratio	§§ 102, 123, 124	2.8 to 1
Use Size	§ 121.4	P up to 5,000 sq. ft.; C 5,000 sq. ft. & above (1)
Open Space	§ 135.1	1 sq. ft. for every 50 sq. ft. of building over 10,000 sq. ft.
Off-Street Parking, Non-Residential	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	No car parking required. Limits set forth in Section 151.1. Bike parking required per Section 155.2. Car share spaces required when a project has 25 or more parking spaces per § 166.
Off-Street Freight Loading, Non-Residential	§§ 150, 152, 153 - 155, 161(b), 204.5	None required if gross floor area is less than 10,000 sq. ft.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	C(3)
Hours of Operation	§ 102	No Limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§§ 102, 145.2	P in front, C elsewhere
Walk-up Facility	§ 102	P if recessed 3 ft., C otherwise

 

Zoning Category	§ References	Controls
NON-RESIDENTIAL USES		Controls by Story
		1st	2nd	3rd+
Agricultural Use Category
Agriculture, Industrial	§§ 102, 202.2(c)	NP	NP	NP
Agriculture, Large Scale Urban	§§ 102, 202.2(c)	C	C	C
Agriculture, Neighborhood	§§ 102, 202.2(c)	P	P	P
Automotive Use Category
Automotive Uses*	§§ 102, 202.5	NP	NP	NP
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C(5)1	C(5)	C(5)
Parking Garage, Private	§ 102	C	C	C
Parking Garage, Public	§ 102	C	C	C
Parking Lot, Private	§ 102	C	C	C
Parking Lot, Public	§ 102	C	C	C
Entertainment, Arts and Recreation Use Category
Entertainment and Recreation Uses*	§§ 102, 202.4	NP	NP	NP
Entertainment, General	§ 102	P	P	P
Entertainment, Nighttime	§ 102	P	P	P
Movie Theater	§ 102	P	P	NP
Open Recreation Area	§ 102	C	C	C
Passive Outdoor Recreation	§ 102	C	C	C
Industrial Use Category
Industrial Uses*	§§ 102, 202.2(d)	NP	NP	NP
Institutional Use Category
Institutional Uses*		P	P	P
Hospital	§ 102	NP	NP	NP
Medical Cannabis Dispensary	§ 102	NP	NP	NP
Public Facilities	§ 102	C	C	C
Sales and Service Use Category
Retail Sales and Service Uses*	§§ 102, 202.2(a), 202.3	P	P	P
Adult Business	§ 102	NP	NP	NP
Adult Sex Venue	§ 102	NP	NP	NP
Bar	§ 102	C	C	C
Cannabis Retail	§§ 102, 202.2(a)	NP	NP	NP
Flexible Retail	§§ 102, 202.9	P	NP	NP
Hotel	§ 102	C	C	C
Kennel	§ 102	NP	NP	NP
Massage Establishment	§§ 102, 204, 303(n), 803	C(4)	C(4)	NP(4)
Massage, Foot/Chair	§ 102	P	C	C
Mortuary	§ 102	C	C	NP
Motel	§§ 102, 202.2(a)	NP	NP	NP
Restaurant	§ 102	P(3)	C(1)(3)	C(1)(3)
Retail Workspace	§ 102	NP	NP	NP
Services, Financial	§ 102	P	NP	NP
Services, Fringe Financial	§ 102	P	NP	NP
Services, Limited Financial	§ 102	P	NP	NP
Storage, Self	§ 102	NP	NP	NP
Tobacco Paraphernalia Store	§ 102	C	NP	NP
Trade Shop	§ 102	P	C	NP
Non-Retail Sales and Service*	§ 102	NP	NP	NP
Design Professional	§ 102	P	P	P
Trade Office	§ 102	P	P	P
Services, Non-Retail Professional	§ 102	NP	P	P
Utility and Infrastructure Use Category
Utility and Infrastructure*		C	C	C
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP
Wireless Telecommunications Services Facility	§ 102	P	P	P

 

 

* Not listed below

(1)   C for Use Size is not required for Restaurants larger than 5000 sq. ft., but C to establish the Use is required as indicated.

(2)   Installing a garage in an existing residential building of four or more units requires a mandatory discretionary review hearing 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 Section 37.9(a)(7) through (9) and (11) through (12) of the Administrative Code, with each eviction associated with a separate unit(s) within the past 10 years; and    (d)   the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code.    Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311(c)(2) of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (a), (b), and (c) above, which the Department shall independently verify. The Department shall also have made a determination that the project complies with (d) above.

(3)   Formula Retail Restaurants and Limited Restaurants are NP in all Chinatown MUDs.

(4)   P if accessory to a Hotel, Personal Service or Health Service.

(5)1    P where existing use is any Automotive Use.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; 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. 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. 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; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; redesignated and amended by Ord. 162-15 , File No. 150805, App. 9/18/2015, Eff. 10/18/2015; 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; Ord. 217-16, File No. 160424, App. 11/10/2016, Eff. 12/10/2016; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 213-18, File No. 180319, App. 9/14/2018, Eff. 10/15/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 208-19, File No. 190594, App. 9/20/2019, Eff. 10/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. No. 157-20, File No. 200702, App. 9/4/2020, Eff. 10/5/2020; Ord. 54-21, File No. 201326, App. 4/23/2021, Eff. 5/24/2021; 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)

AMENDMENT HISTORY

Zoning Control Table: .74A and .74B added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: .41, .43, and .44 amended, former categories .42 and .45 deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: .54 amended; Specific Provisions: 810.54 added; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: .39a and .39b amended; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: .20 amended; Ord. 227-14 , Eff. 12/13/2014. Specific Provisions: former category 810.71 deleted, Ord. 232-14 , Eff. 12/26/2014. Specific Provisions: 810.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: .92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: .15, .16, and .17 amended; Ord. 20-15 , Eff. 3/22/2015. Zoning Control Table: .54 amended; Specific Provisions: 810.54 amended; Ord. 73-15, Eff. 6/27/2015. Section redesignated (formerly Sec. 810.1); introductory material amended; Zoning Control Table: .91 amended; Specific Provisions: 810.91 added; Ord. 162-15 , Eff. 10/18/2015. Zoning Control Table: former categories .38a, .38b, .39a, and .39b deleted, .97 and .98 added; Ord. 33-16 , Eff. 4/10/2016. Specific Provisions: 810.91 amended; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: .30 amended; Ord. 217-16, Eff. 12/10/2016. Zoning Control Table: .22 and .94 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: .75 added; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: .75 and .83 deleted; Ord. 213-18, Eff. 10/15/2018. Zoning Control Table: .23 and .94 amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table: .22, .23, and .94 amended; Ord. 311-18, Eff. 1/21/2019. Zoning Control Table replaced; Notes (1)-(3) added; Specific Provisions table deleted; Ord. 208-19, Eff. 10/21/2019. Zoning Control Table and Notes (2)(c) and (3) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Ord. 157-20, Eff. 10/5/2020. Second introductory paragraph and Zoning Control Table amended; Ord. 54-21, Eff. 5/24/2021. Note (2) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (4) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (4) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (5)1 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 248-23 , Eff. 1/14/2024. Zoning Control Table amended; Ord. 249-23 , Eff. 1/14/2024.

CODIFICATION NOTE

1.   Note “(5)” is referenced as Note “(4)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(4)” had previously been added to this section by Ord. 233-21.