SEC. 753. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.

   The SoMa Neighborhood Commercial Transit District (SoMa NCT) is located along the 6th Street and Folsom Street corridors in the South of Market. The commercial area provides a limited selection of convenience goods for the residents of the South of Market. Eating and drinking establishments contribute to the street’s mixed-use character and activity in the evening hours. A number of upper-story professional and business offices are located in the district, some in converted residential units.

   The SoMa NCT has a pattern of ground floor commercial and upper story residential units. Controls are designed to permit moderate-scale buildings and uses, protecting rear yards above the ground story and at residential levels. Active, neighborhood-serving commercial development is required at the ground story, curb cuts are prohibited and ground floor transparency and fenestration adds to the activation of the ground story. While offices and general retail sales uses may locate on the second story or above of new buildings, most commercial uses are prohibited above the second story. In order to protect the balance and variety of retail use, bars and liquor stores are allowed with a conditional use. Continuous retail frontage is promoted by prohibiting drive-up facilities, some automobile uses, and new non-retail commercial uses. Above-ground parking is required to be setback or below ground. Active, pedestrian-oriented ground floor uses are required.

   Housing development in new buildings is encouraged above the ground story. Housing density is not controlled by the size of the lot or by density controls, but by bedroom counts. Given the area’s central location and accessibility to the City’s transit network, parking for residential and commercial uses is not required. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code.

 

Table 753. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT  ZONING CONTROL TABLE

		SoMa NCT
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits.	§§ 102, 105, 106, 250–252, 260, 261.1, 270, 271. See also Height and Bulk District Maps	Varies. See Height and Bulk Map Sheets HT01 and HT08 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	§§ 130, 134, 134(a)(e), 136	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	§§ 130, 131, 132, 133	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 6th Street for its entirety within the District
Vehicular Access Restrictions	§ 155(r)	Prohibited on 6th Street for its entirety within the District
Miscellaneous
Lot Size (Per Development)	§§ 102, 121.1	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	§§ 262, 602- 604, 607, 607.1, 608, 609	As permitted by § 607.1
General Advertising Signs	§§ 262, 602, 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	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	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	Car parking not required. P up to 0.5 spaces per Dwelling Unit; C up to 0.75 spaces Per 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	§§ 207.6	Generally Required for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms.
Use Characteristics
Intermediate Length Occupancy	§§ 102; 202.10	P(5)
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	§§ 102, 207.1, 207.2	P per Planning Code Sections 207.1 and 207.2.
Dwelling Units, Senior Housing, and Group Housing	§ 102, 202.2(f), 207, 208	No 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	§§ 102, 208	Density limits regulated by the Administrative Code
Loss and Division of Dwelling Units		Controls by Story
		1st	2nd	3rd+
Residential Conversion	§ 317	C	C	NP
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
Development Standards
Floor Area Ratio	§§ 102, 123, 124	2.5 to 1
Use Size	§ 102, 121.2	P up to 3,999 square feet; C 4,000 square feet and above
Off-Street Parking Requirements	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	Car parking not 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	§§ 150, 152, 153 - 155, 161, 204.5	None required if gross floor area is less than 10,000 square feet. Exceptions permitted per §§ 155 and 161.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	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	§§ 102, 703(b)	See § 703(b)
Outdoor Activity Area	§§ 102, 145.2	P if located in front; C if located elsewhere
Walk-up Facility	§ 102	P
		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	NP	NP	NP
Automotive Repair	§ 102	C	NP	NP
Automotive Service Station	§§ 102, 187.1, 202.2(b)	C	NP	NP
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C(7)2	C(7)	C(7)
Fleet Charging	§ 102	C	C	C
Gas Station	§§ 102, 187.1, 202.2(b)	C	NP	NP
Parking Garage, Private	§ 102	C	C	C
Parking Garage, Public	§ 102	C	C	C
Parking Lot, Private	§§ 102, 142, 156	C	C	C
Parking Lot, Public	§§ 102, 142, 156	C	C	C
Entertainment, Arts and Recreation Use Category
Entertainment, Arts, and Recreation Uses*	§ 102	NP	NP	NP
Arts Activities	§ 102	P	P	P
Movie Theater	§§ 102, 202.4	P	NP	NP
Open Recreation Area	§ 102	P	P	P
Passive Outdoor Recreation	§ 102	P	P	P
Industrial Use Category
Industrial Uses	§§ 102, 202.2(d)	NP	NP	NP
Institutional Use Category
Institutional Uses*	§ 102	C	C	C
Child Care Facility	§ 102	P	P	P
Community Facility	§ 102	P	P	P
Community Facility, Private	§ 102	P	P	P
Hospital	§ 102	NP	NP	NP
Job Training	§ 102	P	P	C
Medical Cannabis Dispensary	§§ 102, 202.2(e)	C	C	NP
Public Facility	§ 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*	§§ 102, 202.2(a), 202.3	P	P	NP
Adult Business	§ 102	NP	NP	NP
Adult Sex Venue	§ 102	C	C	C
Animal Hospital	§ 102	C	NP	NP
Bar	§§ 102, 202.2(a)	C	NP	NP
Cannabis Retail	§§ 102, 202.2(a)	C	C	NP
Flexible Retail	§§ 102, 202.9	P	NP	NP
Hotel	§ 102	C	C	C
Jewelry Store	§ 102	P	P	NP
Kennel	§ 102	C	NP	NP
Liquor Store	§ 102	C	NP	NP
Massage Establishment	§§ 102, 204, 303(n), 703	P	C(6)	NP(6)
Massage, Foot/Chair	§ 102	P	NP	NP
Mortuary	§ 102	NP	NP	NP
Motel	§§ 102, 202.2(a)	NP	NP	NP
Restaurant	§§ 102, 202.2(a)	P	NP	NP
Restaurant, Limited	§§ 102, 202.2(a)	P	NP	NP
Services, Financial	§ 102	P	C	NP
Services, Fringe Financial	§ 102	NP	NP	NP
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	C	P	NP
Trade Office	§ 102	P	P	NP
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	P	P	P
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP
Wireless Telecommunications Services Facility	§ 102	C(4)	C(4)	C(4)

 

* Not listed below

(1)   C required for ground floor residential use when street frontage is listed in 145.4(b)

(2)   [Note deleted.]

(3)   [Note deleted.]

(4)   C if a Macro WTS Facility; P if a Micro WTS Facility.

(5)   NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.

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

(7)2    P where existing use is any Automotive Use.

 

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by 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. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; 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. 102-16 , File No. 160346, App. 6/24/2016, Eff. 7/24/2016; 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; redesignated and amended 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. 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; 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. 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; 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. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; 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: 735.69C and 735.69D added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: 735.10 and 735.17 amended, 735.69, 735.69A, and 735.69B added; Specific Provisions: table title amended, 735.68 added, 735.85 amended; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 735.69, 735.69A, and 735.69B added [identical additions previously had been made by Ord. 140-11]; Specific Provisions: table title amended; Ord. 196-11 , Eff. 11/3/2011. Zoning Control Table: 735.43 and 735.44 amended, former categories 735.42, 735.67, and 735.69A deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: 735.13, 735.13a, 735.13b, 735.54, and 735.69B amended; Specific Provisions: 735.54 added, 735.68 deleted; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: former categories 735.37, 735.38, and 735.39 redesignated as 735.36, 735.37, and 735.38 and amended; new category 735.39 added; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: 735.26 amended; Specific Provisions: 735.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 735.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 735.14, 735.15, 735.16, 735.17, and 735.30 amended; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 735.1); Zoning Control Table: 735.54, 735.91, and 735.92 amended; Ord. 30-15 , Eff. 4/25/2015. Zoning Control Table: former categories 735.36, 735.37, 735.38, and 735.39 deleted, 735.96, 735.96 1 , and 735.97 added; Ord. 33-16 , Eff. 4/10/2016. Zoning Control Table: 735.10 amended; Ord. 102-16 , Eff. 7/24/2016. Introductory material amended; Zoning Control Table: 735.91 amended; Specific Provisions: 735.91 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 735.33A added; Ord. 166-16, Eff. 9/10/2016. Section redesignated (formerly Section 735); 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; 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. 296-18 , Eff. 1/12/2019. 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. 63-20 , Eff. 5/25/2020. Zoning Control Table amended; Note (5) added; Ord. 78-20 , Eff. 6/22/2020. Zoning Control Table and Note (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. 70-23 , Eff. 6/3/2023. 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

1.   So in Ord. 33-16.

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.