(a) NCT-3 Districts are walkable and transit-oriented moderate- to high-density mixed-use neighborhoods of varying scale concentrated near transit services. The NCT-3 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 NC and transit streets to preserve and enhance the pedestrian-oriented character and transit function.
(b) NCT-3 Districts are intended in most cases to offer a wide variety of comparison and specialty goods and services to a population greater than the immediate neighborhood, additionally providing convenience goods and services to the surrounding neighborhoods. NCT-3 Districts include some of the longest linear commercial streets in the City, some of which have continuous retail development for many blocks. Large-scale lots and buildings and wide streets distinguish the districts from smaller-scaled commercial streets, although the districts may include small as well as moderately scaled lots. Buildings may range in height, with height limits varying from four to eight stories.
(c) NCT-3 building standards permit moderately large Commercial Uses and buildings. Rear yards are protected at residential levels.
(d) A diversified commercial environment is encouraged for the NCT-3 District, and a wide variety of uses are permitted with special emphasis on neighborhood-serving businesses. Financial service uses generally are permitted with certain limitations at the first and second stories. Auto-oriented uses are somewhat restricted. Other retail businesses, personal services and offices are permitted at all stories of new buildings. Limited storage and administrative service activities are permitted with some restrictions.
NCT-3 | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS |
NCT-3 | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS | ||
Massing and Setbacks | ||
Height and Bulk Limits. | Varies. See Height and Bulk Map Sheets HT02 and HT07 for more information. Height sculpting required on Alleys per § 261.1. | |
5 Foot Height Bonus for Active Ground Floor Uses | § 263.20 | P |
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 | Required on certain streets, see § 145.4 for more information. |
Vehicular Access Restrictions | § 155(r) | Prohibited on Market Street, Church Street, and Mission Street. C required on Duboce Street, Haight Street |
Miscellaneous | ||
Lot Size (Per Development) | P(11) | |
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 | § 207.6 | Generally Required for creation of five or more Dwelling Units. 40% of Dwelling Units shall contain at least two; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. | ||
Use Characteristics | ||||
Intermediate Length Occupancy | P(7) | |||
Single Room Occupancy | § 102 | P | ||
Student Housing | § 102 | P | ||
Residential Uses | Controls By Story | |||
1st | 2nd | 3rd+ | ||
Residential Uses | § 102 | P(1) | P | P |
Accessory Dwelling Unit | ||||
Dwelling Units, Senior Housing, and Group Housing | No residential density limit by lot area. Density restricted by physical envelope controls of height, bulk, setbacks, open space, exposure and other applicable controls of this and other Codes, as well as by applicable design guidelines, applicable elements and area plans of the General Plan, and design review by the Planning Department. | |||
Homeless Shelters | Density limits regulated by the Administrative Code | |||
Loss and Division of Dwelling Units | Controls by Story | |||
1st | 2nd | 3rd+ | ||
Residential Conversion | § 317 | C | C | C |
Residential Demolition or Merger | § 317 | C | C | C |
Division of Dwelling Units | § 207.8 | Division of existing Dwelling Units P per § 207.8 | ||
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 | No Limit | ||
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* | C | NP | NP | |
Automotive Repair | § 102 | C | C | 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 | |
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 | NP | NP | NP |
Arts Activities | § 102 | P(6) | 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 | NP | NP | NP | |
Institutional Use Category | ||||
Institutional Uses* | § 102 | P | P | P |
Community Facility | § 102 | P | P | P |
Hospital | § 102 | C | C | C |
Medical Cannabis Dispensary** | DR | DR | NP | |
Public Facilities | § 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 | P | |
Adult Business | § 102 | C | C | NP |
Adult Sex Venue | § 102 | C(9) | C(9) | |
Animal Hospital | § 102 | P | P | NP |
Bar | P | P | NP | |
Cannabis Retail | C | C | NP | |
Flexible Retail | P | NP | NP | |
Hotel | § 102 | C | C | C |
Kennel | § 102 | C | C | NP |
Liquor Store | § 102 | C(5) | NP | NP |
Massage Establishment | P | C(8) | NP(8) | |
Massage, Foot/Chair | § 102 | P | C | NP |
Mortuary | § 102 | C | C | C |
Motel | NP | NP | NP | |
Restaurant | P | P | NP | |
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 | P(3) | P | NP |
Services, Retail Professional | § 102 | P | P | P |
Storage, Self | § 102 | C | C | C |
Tobacco Paraphernalia Establishment | § 102 | C | NP | NP |
Trade Shop | § 102 | P | C | C |
Non-Retail Sales and Service* | § 102 | NP | NP | NP |
Catering | § 102 | NP | NP | |
Design Professional | § 102 | P(3) | P | P |
Service, Non-Retail Professional | § 102 | C | P | C |
Storage, Commercial | § 102 | C | C | C |
Trade Office | § 102 | P(3) | P | P |
Utility and Infrastructure Use Category | ||||
Utility and Infrastructure* | § 102 | C(4) | C(4) | C(4) |
Power Plant | § 102 | NP | NP | NP |
Public Utilities Yard | § 102 | NP | NP | NP |
* Not listed below |
(1) C required for ground floor residential use when street frontage is listed in 145.4(b) |
Boundaries: The FFSRUD and its 1/4 mile buffer includes, but is not limited to, the NCT-3 Neighborhood Commercial District. |
Boundaries: Applicable only for the parcels zoned NCT-3 on Market Street West of Octavia Boulevard. Controls: A Conditional Use authorization is required for a Limited Financial Service, Design Professional, and Trade Office uses on the 1st story. |
(6) Arts Activities in the NCT-3 District are considered to be “active uses.” as defined in Section 145.4 of this Code. |
(9)1
P for parcels with frontage on Market Street, Howard Street, South Van Ness Avenue, or Mission Street. |
(11) C for 10,000 square feet and above if located within the Priority Equity Geographies Special Use District established under Section 249.97. |
(12)3
A Catering Use in this district may not distribute or deliver individual meals to customers directly from the lot, either by its own means, or through a third-party delivery service. |
(Added by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by 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. 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. 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 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table amended; Ord. 229-17, Eff. 1/5/2018. 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; Notes (5) and (6) added; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Introductory material designated as divisions (a)-(e); divisions (a) and (c)-(e) and Zoning Control Table amended; Notes (5) and (6) replaced; 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 (7) added; Ord. 78-20, Eff. 6/22/2020. Division (d), Zoning Control Table, and Note (3) amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table and Note (2) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (8) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (8) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Note (9)1 added; 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; Note (11) added; Ord. 248-23
, Eff. 1/14/2024. Zoning Control Table amended; Note (12)3 added; 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 “(8)” in Ord. 190-22. The note was redesignated by the codifier because two notes designated as “(8)” previously had been added to this section by Ord. 233-21 and Ord. 75-22.
**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.”