![](https://export.amlegal.com/media/ca334f548869e95b5ef23e07916d7c2a95755e06/IMAGES/0-0-0-5503.jpg)
Publisher's Note: This section has been AMENDED by new legislation (Ord. 264-22
, approved 12/22/2022, effective 1/22/2023). The text of the amendment will be incorporated under the new section number when the amending legislation is effective.
The Chinatown Residential Neighborhood Commercial District extends along Stockton Street between Sacramento and Broadway and along Powell Street between Washington Street and Broadway. It is generally west and uphill from Grant Avenue and is close to the relatively intensely developed residential areas of lower Nob and Russian Hills. Stockton Street is a major transit corridor which serves as “Main Street” for the Chinatown neighborhood. Both Stockton and Powell Streets contain a significant amount of housing as well as major community institutions supportive to Chinatown and the larger Chinese community. This daytime-oriented district provides local and regional specialty food shopping for fresh vegetables, poultry, fish, and meat. Weekends are this area’s busiest shopping days.
Because Stockton Street is intended to remain principally in its present character, the Stockton Street controls are designed to preserve neighborhood-serving uses and protect the residential livability of the area. The controls promote new residential development compatible with existing small-scale mixed-use character of the area. Consistent with the residential character of the area, commercial development is directed to the ground story. Daytime-oriented use is protected and tourist-related uses and financial services are limited.
Housing development in new and existing buildings is encouraged above the ground floor. Institutional uses are also encouraged. Existing residential units are protected by limits on demolition and conversion. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code.
Chinatown Residential Neighborhood Commercial District | ||
Zoning Category | § References | Controls |
Chinatown Residential Neighborhood Commercial District | ||
Zoning Category | § References | Controls |
BUILDING STANDARDS | ||
Massing and Setbacks | ||
Height and Bulk Limits | 40-X, 50-N, 65-N, 65-85-N, & 110-G. 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 | 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 | 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; 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 |
Planned Unit Development | § 304 | C |
Awning | § 136.1 | P |
Canopy, or Marquee | § 136.1 | NP |
Signs | As permitted by § 607.2 | |
General Advertising Signs | NP | |
Design Guidelines | General Plan Commerce and Industry Element | Subject to the Urban Design Guidelines |
Zoning Category | § References | Controls |
Zoning Category | § References | Controls | ||
RESIDENTIAL STANDARDS AND USES | ||||
Development Standards | ||||
Usable Open Space [Per Dwelling Unit] | 48 sq. ft. | |||
Off-Street Parking, Residential | ||||
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 | P | P | P | |
Accessory Dwelling Unit Density | 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 | 1 bedroom per 140 sq. ft. lot area | |||
Homeless Shelters 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, Demolition or Merger | § 317 | C | C | C |
Residential Hotel Conversion, Demolition or Merger | Ch. 41 Admin. Code | NP | NP | NP |
Zoning Category | § References | Controls |
Zoning Category | § References | Controls |
NON-RESIDENTIAL STANDARDS | ||
Development Standards | ||
Floor Area Ratio | 1.0 to 1 | |
Use Size | § 121.4 | P up to 2,500 sq. ft.; C 2,501 to 4,000 sq. ft. |
Open Space | § 135.1 | 1 sq. ft. for every 50 sq. ft. of building over 10,000 sq. ft. |
Off-Street Parking, Non-Residential | ||
Off-Street Freight Loading | None required if gross floor area is less than 10,000 sq. ft. | |
Commercial Use Characteristics | ||
Drive-up Facility | § 102 | NP |
Formula Retail | C(2) | |
Hours of Operation | § 102 | P 6 a.m. - 11 p.m.; C 11 p.m. - 2 a.m. |
Maritime Use | § 102 | NP |
Open Air Sales | § 102 | P |
Outdoor Activity Area | P in front, C elsewhere | |
Walk-up Facility | § 102 | P if recessed 3 ft., C otherwise |
Zoning Category | § References | Controls |
Zoning Category | § References | Controls | ||
NON-RESIDENTIAL USES | 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(4) | C(4) | ||
Parking Garage, Private | § 102 | C | C | C |
Parking Lot, Private | § 102 | C | C | C |
Parking Lot, Public | § 102 | C | NP | NP |
Entertainment, Arts and Recreation Use Category | ||||
Entertainment and Recreation Uses* | NP | NP | NP | |
Movie Theater | § 102 | C | NP | NP |
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 |
Hospital | § 102 | C | C | C |
Medical Cannabis Dispensary | § 102 | NP | NP | NP |
Public Facilities | § 102 | C | C | C |
Sales and Service Use Category | ||||
Retail Sales and Service Uses* | P | NP | NP | |
Adult Business | § 102 | NP | NP | NP |
Adult Sex Venue | § 102 | NP | NP | NP |
Animal Hospital | § 102 | NP | NP | NP |
Bar | § 102 | C | NP | NP |
Cannabis Retail | NP | NP | NP | |
Flexible Retail | P | NP | NP | |
Gift Store– Tourist Oriented | § 102 | NP | NP | NP |
Hotel | § 102 | NP | NP | NP |
Jewelry Store | § 102 | C | NP | NP |
Kennel | § 102 | NP | NP | NP |
Massage Establishment | P | NP(3) | NP(3) | |
Mortuary | § 102 | C | C | NP |
Motel | NP | NP | NP | |
Restaurant | § 102 | P(2) | NP | NP |
Retail Workspace | § 102 | NP | NP | NP |
Services, Financial | § 102 | C | NP | NP |
Services, Fringe Financial | § 102 | NP | NP | NP |
Services, Limited Financial | § 102 | C | 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 | NP | NP |
Trade Office | § 102 | P | NP | NP |
Utility and Infrastructure Use Category | ||||
Utility and Infrastructure* | § 102 | 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) Installation of 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 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 ten 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. |
(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. 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. 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 category .42 deleted; Ord. 75-12
, Eff. 5/23/2012. Zoning Control Table: .45 and .54 amended; Specific Provisions: 812.54 added; Ord. 56-13
, Eff. 4/27/2013. Zoning Control Table: .39a and .39b amended; Ord. 287-13
, Eff. 1/25/2014. Specific Provisions: former category 812.71 deleted, Ord. 232-14
, Eff. 12/26/2014. Specific Provisions: 812.54 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: 812.54 amended; Ord. 73-15, Eff. 6/27/2015. Section redesignated (formerly Sec. 812.1); introductory material amended; Zoning Control Table: .91 amended; Specific Provisions: 812.91 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: 812.91 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: .23 and .94 amended; Ord. 311-18, Eff. 1/21/2019. Introductory material amended; Zoning Control Table replaced; Notes (1)-(2) added; Specific Provisions table deleted; Ord. 208-19, Eff. 10/21/2019. Zoning Control Table and Notes (1)(c) and (2) amended; Ord. 63-20, Eff. 5/25/2020. First introductory paragraph and Zoning Control Table amended; Ord. 54-21, Eff. 5/24/2021. Note (1) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (3) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (3) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (4)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 “(4)” is referenced as Note “(3)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(3)” had previously been added to this section by Ord. 233-21.