o0162-16

AMENDED IN BOARD FILE NO. 160657 7/19/2016 ORDINANCE NO. 162-16 [Planning, Administrative Codes - Construction of Accessory Dwelling Units] Ordinance amending the Planning Code to allow the construction of Accessory Dwelling Units (ADUs, also known as Secondary or In-Law Units) on all lots in the City in areas that allow residential use; amending the Administrative Code to revise the definition of "rental unit" as it applies to ADUs; affirming the Planning Department's determination under the California Environmental Quality Act; making findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1; adopting findings of public necessity, convenience, and welfare under 1 O Planning Code, Section 302; and directing the Clerk to send a copy of this ordinance to the California Department of Housing and Community Development after adoption. NOTE: Unchanged Code text and uncodified text are in plain Arial font. Additions to Codes are in single-underline italics Times New Roman font. Deletions to Codes are in strikethrough it&lics Times New Rom&n font. Board amendment additions are in double-underlined Arial font. Board amendment deletions are in strikethrough Arial font. Asterisks (* * * *) indicate the omission of unchanged Code subsections or parts of tables. Be it ordained by the People of the City and County of San Francisco: Section 1.General and Environmental Findings. (a) The Planning Department has determined that the actions contemplated in this ordinance comply with the California Environmental Quality Act (California Public Resources Code Sections 21000 et seq.). Said determination is on file with the Clerk of the Board of Supervisors in File No. 160657 and is incorporated herein by reference. The Board affirms this determination. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 1 (b) On June 16. 2016, the Planning Commission, in Resolution No. 19663, adopted findings that the actions contemplated in this ordinance are consistent, on balance, with the City's General Plan and eight priority policies of Planning Code Section 101.1. The Board adopts these findings as its own. A copy of said Resolution is on file with the Clerk of the Board of Supervisors in File No. 160657, and is incorporated herein by reference. (c) Pursuant to Planning Code Section 302, the Board of Supervisors finds that these Planning Code amendments will serve the public necessity, convenience, and welfare for the reasons set forth in Planning Commission Resolution No. 19663. Section 2. Legislative Findings. (a) San Francisco's total land area is approximately 49 square miles, and much of this land is not open to development because of prohibitive topography or public ownership. (b) According to the 2010 United States Census Report, San Francisco is the most densely populated city in California. The San Francisco Bay Area is the second most densely populated metropolitan area in the United States, following only New York City. (c) Housing costs in San Francisco are beyond the reach of the vast majority of low- and middle-income households. Approximately 90% of individuals earning less than $35,000 and over 50% of individuals making from $35,000 to $75,000 are spending more than 30% of their income on rent. (d) San Francisco has a shortage of affordable housing units, exacerbated not only by a shortage of new affordable housing units, but also by the continuing loss of affordable housing units across the City. While approximately 6,300 new affordable housing units were built in the period from 2005 to 2015, over 4,500 rent controlled and otherwise protected affordable units were withdrawn from the housing market. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 2 (e) Policy 1.5 of the City's 2014 Housing Element, which is a required element of the City's General Plan, states that adding new units in existing residential buildings represents a simple and cost-effective method of expanding the City's housing supply. These units could be developed to meet the needs of seniors, people with disabilities and others who, because of modest incomes or lifestyles, prefer or need small units at relatively low rents, while simultaneously enhancing their overall safety and habitability. (f) Section 65852.2 of the California Government Code provides that any local agency may, by ordinance, provide for the creation of Accessory Dwelling Units (also known as "second" or "in-law" units) in zones that allow for residential use. The State Legislature 1 O finds and declares that these units are a valuable form of housing in California. (g) Expanding the ability to construct Accessory Dwelling Units in San Francisco to all areas that allow for residential use will provide additional housing that may be subject to rent control and other rent stabilization protections, without substantially changing their built character and allowing more residents to live within walking distance of transit, shopping, and services. (h) Allowing Accessory Dwelling Units within existing residential buildings, subject to restrictions that incentivize their use as additional affordable rental housing, is a pragmatic infill strategy to create more housing for San Francisco residents. This strategy is crucial for San Francisco's housing market in multiple respects. (i) This infill strategy would create more apartments in the areas of the city that are already built-out without changing the neighborhood character, increasing building heights or altering the built form. Such small-scale residential infill could create additional homes for existing and future San Franciscans spread throughout the city. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 3 A need exists in San Francisco for additional affordable housing. By allowing Accessory Dwelling Units citywide, San Francisco will continue to be a major provider of affordable housing opportunities in the region. Section 3. The Planning Code is hereby amended by revising Sections 102, 207, and 307, and deleting Section 207.2, to read as follows: SEC. 102. DEFINITIONS. * * * * Dwelling Unit, Accessory. Also known as a Secondary Unit or In-Law Unit, is a Dwelling Unit added to an existing residential property and constructed entirely within the existing built envelope of an existing building in areas that allow residential use or within the existing built envelope of an existing and authorized auxiliary structure on the same lot with a complete or partial waiverfrom the Zoning Administrator ~fthe density limits and/er theparking, rear yard, exposure, or open space standards ofthis Codepursuant to theproi>isions ~{Sections 207(c)(4) and 307(i). * * * * SEC. 207. DWELLING UNIT DENSITY LIMITS. * * * * (c) Exceptions to Dwelling Unit Density Limits. An exception to the calculations under this Section shall be made in the following circumstances: * * * * (4) Section 102. Accessory Dwelling Units in Zoning Districts Other Than RH-l(D). (A) Definition. An "Accessory Dwelling Unit" (ADU) is defined in (B) Applicability. Except (or lots zoned RH-I (D), which are regulated by subsection (c){5) below, +the exceptions permitted by this S~ubsection 207(c)(4) shall apply enly Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page4 to all lots located within the City and County of San Francisco in areas that allow residential use: provided, however, that the Department shall not approve an application for construction of an Accessory Dwelling Unit in any building where a tenant has been evicted pursuant to Administrative Code Section 37.9(a)(9) through 37.9(a){J 4) under a notice of eviction served within 10 years prior to filing the application for a building permit to construct the ADU or where a tenant has been evicted pursuant to Administrative Code Section 37.9(a){8) under a notice of eviction served within five years prior to filing the application for a building permit to construct the ADU. (i) Zets ·within the boundaries ofBottrd ofSupervisors District 8 extttnt on July 1, 2015; (ii) lots within the boundttrics o.fBottrd ofSbtJ3ervisors District 3 exttlnt on July 1, 2015; ttnd (iii) Zets ·with €l building undergoing mttndtttory· seismic retrofitting in complittnce vr!fth Section 3 4B of the Building Code or vohtntttry· seismic retrofitting in complittnce rvith the Sttn Frnncisco Dcpttrtment ofBuilding Inspection's Administrttti',;e Bulletin 094. (C) Controls on Construction. An Accessory Dwelling Unit is permitted to be constructed under the following conditions: (i) For buildings that have four existing Dwelling Units or (ewer. one ADU is permitted; for buildings that have more than {our existing Dwelling Units. there is no limit on the number o(ADUs permitted. (ii) An Accessory Dwelling Unit shall be constructed entirely within the built envelope o(an existing building or within the built envelope o(an existing and authorized auxiliary structure on the same lot, as the built envelope in either case existed three years prior to the time the application was filed for a building permit to construct the ADU. For purposes of this provision. the "built envelope" shall include all spaces included in Zoning Administrator Bulletin 4, as amended from time to time, as vvell as any infilling underneath rear extensions the open Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 5 area under a cantilevered room or room built on columns: decks. except for decks that encroach into the required rear yard. or decks that are supported by columns or walls other than the building wall to which it is attached and are multi-level or more than 10 feet above grade: and lightwell infills provided that the infill will be against a blank neighboring wall at the property line and not visible from any off-site location: as these spaces exist as of July 11. 2016 and except for any of these spaces that encroach on the required rear yard. In the event that an ADU is built in any of these additional spaces. such construction shall require notice pursuant to Planning Code Section 311 or 312. {i) (iii) An Accessory Dwelling Unit shall not be constructed using 1 O space from an existing Dwelling Unit. (iv) A building undergoing seismic retrofitting may be eligible for a height increase pursuant to Subsection (c){4){F) below. (v) Notwithstanding any other provision of this Code, an Accessory Dwelling Unit authorized under this Section 207(c){4) may not be merged with an original unit{s). (vi) An Accessory Dwelling Unit shall not be permitted in any building in a Neighborhood Commercial District or in the Chinatown Community Business or Visitor Retail Districts if aooommodating the Aooessory Dvvelling Unit it would eitAef eliminate or reduce a ground-story retail or commercial space or reduoe a ground story retail or commercial spaoe by more than 25%,_ (vii) /\coessory Dwelling Units shall have a minimum unit size of 350 square feet for studio units and 550 square feet for one bedroom units. (ii) The Accessory Dwelling Unit is suliject to thepro','isions ofthe San Francisco Rent Stabilfaation and Arbitration Ordinance (Chepter 3 7 of the Administrative Code) if the existing buikiing or tmy existing Dwelling Unit '1vithin the building is subject to the Rent Stabilization and Arbitration Ordinance. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 6 (#i} (D) Prohibition o(Short-Term Rentals. The Dcpflrtment shflll require the applicflnt te disclose on flny applicfltion for construction of fln Accessory Dwelling Unit whether the applicflnt intends te use, or fluthorize the use o.f, the An Accessory Dwelling Unit shall not be used for Short-Term Residential Rentals under Chapter 41A o(the Administrative Code, which restriction shall be recorded as a Notice o(Special Restriction on the subject lot. The Dcpflrtment shflll not approve fln applicfltion for construction offln Accessory· Dwelling Unit unless the applicflnt hfl8 prffvided the informfltion required by this subsection. Board o,,£Supervisors District 8. For Accessory· Dwelling Units on tots covered by Subsection 207(c)(4)(B)(i): fl. An Accessory· Dv.'CfUng Unit shflll not be permitted in flny RH 1 (D) zoning district. b. An Accessory DrveUing Unit shflll be constructed entirely within the existing building envelope or flUXiliflry structure, flS it existed three (3) yeflrs prior te the time o.fthe applicfltion for fl building permit. c. For buildings thflt hflve no more thfln 10 existing DweUing Units, one Accessory Dwelling Unit is permitted; for buildings thflt hfl';Ye more thfln 10 existing Dv:eUing Units, two Accessory· DweUing Units flrepern'i:itted. Board o,,£Supervisors District 3. For Accessory DweUing Units on tots covered by Subsection 207(c)(4)(B)(ii): fl. An Accessory Dwelling Unit shflll not be permitted in flny RH 1 (D) zoning district. b. An Accessory DweUing Unit shflll be constructed entirely H'ithin the existing building envelope or flUXUiflry' structure, flS it existed three (3) yeflrsprior te the time of the applicfltion for fl building permit. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 7 c. P'or buildings tlwt have four existing Dvv'elling Units or fi:rwer, one Accessory Dv.'elling Unit is pennitted; for buildings that have more than four existing D;1• 1elling Units, there is no limit on the number ofAccessory· Dv,;elling Units permitted by this Section 207(c)(4). (E) Restrictions on Subdivisions. Notwithstanding the provisions of Article 9 of the Subdivision Code. a lot with an Accessory Dwelling Unit authorized under this Section 207(c)(4) shall not be subdivided in a manner that would allow for the ADU to be sold or separately financed pursuant to any condominium plan. housing cooperative. or similar form of separate ownership: provided. however. that this prohibition on separate sale or finance of 1 O the ADU shall not apply to a building that (i) within three years prior to July 11. 2016 was an existing condominium with no Rental Unit as defined in Section 37 .2(r) of the Administrative Code. and (ii) has had no evictions pursuant to Sections 37.9(a) through 37.9(a)(14) of the Administrative Code within 10 years prior to July 11. 2016. LEJ (E) (vi) Buildings Undergoing Seismic Retrofitting. For Accessory Dwelling Units on lots cmered by Subsection 2{)7(c)(4)(B)(iii): with a building undergoing mandatory seismic retrofitting in compliance with Section 34B ofthe Building Code or voluntary seismic retrofitting in compliance with the Department o[Building Inspection's Administrative Bulletin 094, the fOllowing additional provision applies: a. An Accessory Dwelling Unit shall not be permitted in any RH 1 or PJf 1 (DJ zoning district. b. An Accessory Dwelling Unit shall be constructed entirely within the existing building envelope or auxiliary· structure, as it existed three (3) years prior to the time ofthe ttpplicationfor a buildingpermit. If pennitted allowed by the Building Code, a building in which an Accessory Dwelling Unit is constructed may be raised up to three feet to create Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 8 ground floor ceiling heights suitable for residential use on lmverfloors. Such a raise in height shell be: SJ.-!-) shall be exempt from the notification requirements of Sections 311 and 312 of this Code; and fii..J) permitted to mav expand a noncomplying structure, as defined in Section 180(a)(2) of this Code and further regulated in Sections 172, 180L and 188, without obtaining a variance for increasing the discrepancy between existing conditions on the lot and the required standards of this Code. (iii) on lots where an ADU is added in coordination with a 1 O building underaoing mandatorv seismic retrofitting in compliance with Section 34 of the Building Code or voluntarv seismic retrofitting in compliance with the Department of Building Inspection's Administrative Bulletin 094. the building and the new ADU shall maintain any eligibility to enter the condo-conversion lotterv and may only be subdivided if the entire property is selected on the condo-conversion lotterv. !ill (F)(vii) Waiver of Code Requirements; Applicability of Rent Ordinance. Pursuant to the provisions of Section 307(1) of this Code, the Zoning Administrator may grant an Accessory Dwelling Unit a complete or partial waiver of the density limits and parking, rear yard, exposure, or open space standards of this Code. However, Ifthe Zoning Administrator grants a complete or partial waiver ofthe requirements ofthis Code and the subject lot contains any Rental Units at the time an application tor a building permit is filed for construction ofthe Accessory Dwelling Unit(s ), the property owner(s) shall enter into a Regulatory Agreement with the City under subsection (c)(4)(HJ subjecting the ADU{s) to the San Francisco Residential Rent Stabilization and Arbitration Ordinance (Chapter 37 of the Administrative Code) as a condition of approval of the ADU{s). For purposes ofthis requirement, Rental Units shall be as defined in Section 37.2{r) of the Administrative Code. existing building or eny existing Dwelling Unit within the building is subject to Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 9 the provisions of the S(:fn Fr(:fncisco Residenti(:fl Rent St(:fbiliwtion (:fnd Arbitrotion Ordin(:fnce (Chttpter 37 of the Administmtive Code), the property m~iner sh(:fll submit the follmving to the Dcp(:frtment: !ill fG1 Regulatory Agreements. A Regulatory Agreement required by subsection (c){4){G) as a condition of approval of an Accessory Dwelling Unit shall contain the following: {il a. proposed (:fgreement demonstr(:fting statement that the Accessory· Dwelling Unit(s) ADU(s) are not subject to the Costa Hawkins Rental Housing Act (California Civil Code Section 1954.50) because, under Section 1954.52(~ k), the owner has entered into this agreement with the City in consideration for a complete or partial waiver of the density limits, and/or parldng, rear yard, exposure or open space standards of this Code or other direct financial 1 o contribution or ffny other form of assistance specified in California Government Code Sections 65915 et seq. ("Agreement");_ and if the Pktnning Director determines necess(:fry', an Affidavit containing in-formation (:fbout the a description of the complete or partial waiver of Code requirements granted by the Zoning Administrator or other direct financial contribution or efher form of assistance provided to the property owner; and-: (iii) a description of the remedies for breach of the Agreement and other provisions to ensure implementation and compliance with the Agreement. (iv) The property owner and the Planning Director (or his designee), on behalf of the City, will execute the Agreement, which shall be reviewed and approved by the City Attorney's Office. The Agreement shall be ttpproved executed prior to the City's issuance of the First Construction Document for the project, as defined in Section 107 A.13.1 of the San Francisco Building Code. Following execution of the Regulatory Agreement by all parties and approval by the City Attorney, the Regulatory Agreement or a memorandum thereofshall be recorded against the property and shall be binding on all future owners and successors in interest. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 10 Any Regulatorv Agreement entered into under this Section 207(c)(4) shall not preclude a landlord from establishing the initial rental rate pursuant to Section 1954.53 of the Costa Hawkins Rental Housing Act. {:9) fl=4 ill Monitoring Program. (i) Monitoring and Enforcement of Unit Affordability. The Department shall establish a system to monitor the affordability of the Accessory Dwelling Units authorized to be constructed by this 8~ubsection 207(c)(4) and shall use such data to enforce the requirements of the Regulatory Agreements entered into pursuant to subsection .(flffi(G)(H) !t!1 Property owners shall provide the Department with rent information as 1 O requested by the Department. The Board of Supervisors recognizes that property owners and tenants generally consider rental information sensitive and do not want it publicly disclosed. The intent of the Board is for the Department to obtain the information for purposes of monitoring and enforcement &e but that its public disclosure is not it can be bt8ed by the Department in aggregate form, not in a manner that would be linked to specific individuals or units. The Department shall only reqttcst rental information from property ovmers if the notice includes the statement that tlw Department is acquiring it in coriftdence and v,;illpublicly disclose it only in aggregate form. The Department shall not askproperty m1mers to prmlide rental information if it determines, tiftcr consulting with the City Attorney's Office, with respect to the legal requirements to determine how best to achieve the intent ofthe Board that the information 1vouki be publicly disclosable under feder-al, state, or local la1v in nonaggregated form. (ii) Monitoring RndEnfereeme-nt of Prohibition on uUse as Short Term Rentals. The Department shall collect data on the use of Accessory Dwelling Units authorized to be constructed by this 8~ubsection (c)(4) as Short-Term Residential Rentals, as that term is defined in Administrative Code Section 41A.4, and shall use such data to evaluate Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 11 and enforce Notices o{Special Restriction pursuant to subsection 207(c){4){D) and the requirements of Administrative Code Chapter 41A. (iii) Department Report. The Department shall publish a report annually until by April 1, 2019 ~that describes and evaluates the types of units being developed and their affordability rates as well as their use as Short-Term Residential Rentals. The report shall contain such additional information as the Director or the Board o{Supervisors determines would inform decision makers and the public on the effectiveness and implementation of this S~ubsection (c)(4) and mflke include recommendations for any amendments to the requirements ofthis Section 207(c){4) or exptlnsion oftlretls where Accessor'}' 1 O D;velling Units should be constructed. The Department shall transmit this report to the Board of Supervisors for its review and public input. In subsequent years, this information on Accessory Dwelling Units shall be included reported annually in the Housing Inventory. (5) Accessory Dwelling Units in RH-l{D) Zoning Districts. (A) Definition. An ''Accessory Dwelling Unit" (ADU) is defined in Section 102. (B) Controls on Construction. An Accessory Dwelling Unit in an RH-1 (D) zoning district shall be allowed only as mandated by Section 65852.2 o(the California Government Code and only in strict compliance with the requirements of subsection {k) o{Section 65852.2. as that 1 9 state law is amended tf om time to time. (C) Department Report. In the report required by subsection (c){4)(1)(iii) (H)(3). the Department shall include a description and evaluation o(the number and types of units being developed pursuant to this subsection (c){5), their affordability rates, and such other information as the Director or the Board o{Supervisors determines would inform decision makers and the public. SEC. 207.2 SECOND U1VITS. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 12 (a) Second units, es defined end referred to in GO'P.ernment Code Section 65852.2, ere precluded in PJl 1 (DJ end RH 1 zoned erees, except for units designed for end occ'blj3ied by senior citizens ("Senior Housing" es defined by Section 102) end except es mfly hereafter be permitted by Jeter emendments to this Code governing second units. (b) Government Code Section 65852.2 requires e City to edopt either en ordinence permitting orprechtding secrmd units within singk family end multifamily zoned erees or, in th.e elternetive, to be subject to certein restrictions set forth in Government Code Section 65852.2(b). The prO'visions of this ordinence, in light of other provisions of the Plenning Code governing second units, do not result in the totelpreclusion ofsecond units 1vithin singk family end multifamily zoned erees end therefore Sen Francisco hes e legisletive scheme which complies with Go',·ernment Code Section 65852.2(a). In the e'P-ent thet it is determined, however, thet Sen Francisco's legisletive scheme does not comply with Government Code Section 65852.2(a), the followingjindings ere mede with the intent of complying H'ith Government Code Section 65852.2(c). (1) Sen Frencisco 's tote! lend eree is €lpproximetely 49 squere miles end much of this lend is not open to development beceuse oftopogrflphy orpttblic ovmership. Sen Frencisco does not heve the option open to meny other cities ofennexing undeveloped lend currently mttside its borders. (2) Sen Frencisco elreedy hes higher density development then other cities in Celifornie, both in term.s of units per squere feet of lot eree end in terms of units per lineer feet of streetfrontege. The density for housing develo-pment in Sen Frencisco rengesfrom 4, 000 squere feet of lot eree per unit in PJl 1 (DJ (House, One Pemily Deteched Dwellings) Districts to 200 squere feet per unit in RJ,{ 4 (},fixed Residentiel, High Density) Districts. Except for districts which reqttire e lot width of33 feet end en eree of' 4, 000 squere feet, the minimum lot size for hobt8ing development is 2, 500 squere feet in erea, following the stenderd lot size in Sen Prencisco (25 XlOO squerefeet), or 1, 750 squere feet for lots within 125 feet ofe corner. This density end lot size requirement ellows greeter Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 13 density than othcrjurisdictions in California 1vhcrc the typical density and l-ot size is about 5, 000 square feet per unit for single family dwellings and 1, 500 square feet per unit for multifamily (3) San Francisco is the most densely populated city in California. It is the fourth most densely populated city in the nation foll-owing only I'kH; York City and two cities in }•lcv,; Jersey· (Jersey City and ,Patterson). (4) The limited land area and the limited devclopablc land area o.fSan Francisco make it difficult to provide sites to replace single f:..wiily houses l-ost through conP'crsion to a higher density. Once single family homes arc converted into multiple dwelling structures by the addition a.fa 1 0 second unit, single family housing stock is climinatcdfrom the existing SUJ3Ply ofsingle family homes. The irrevocable !-ass of the limited supply o.fsinglc family housing stock throughoctt the City will adversely affect the health, safety and welfare o.fSan Francisco residents. (5) Single f.,"lmily residences have in recent years been demolished at a faster rate thtm any other residential structures in the City primarily because new multiple unit residential development in the City often occurs as the result of the demolition o.fsingle family homes in multiple unit districts. Single family homes were 37pcrccnt ofthc residcntitil units demolished in 1984, tind 61 percent o.fthc residcntitil units demolished in 1983. Singlef.,"lmily homes represented an even larger percentage of the residcntitil structures demolished. Single fmnily homes were 86pcrccnt of the residential structures demolished in 1984, tind 74. 4pcrccnt o,fthe residential structures demolished in .J-983.:. (6) Single J{wnily structures represent only 1/3 o,ftill residcntitil structures in Stin Francisco comptircd to 60pcrccnt oftlic rcsidcntitil structures in the Sttite ofCaliforniti. Single family homes accounted for 18pcrccnt ofthe new housing units in San Francisco in 1984, tind 7pcrccnt of' the new units in 1983. Othcrjurisdictions in Ctilifomiti htid single family structures representing epproximatcly 50pcrccnt of their new residcntitil buildingpermits fer the stll'ncpcriod. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 14 (7) The number offamilies in San Francisco declined in theyearsfrom 1970 to 1980, as evidenced by the school enrollment for the population group under 15 years old. The decline in enrollment IFEtsfrom 106,900 to 83, 790. The zoningpolicy of the City and County ofSan Francisco should encourage families to li',;e in the City rath.er than encow"fl:ging them to leave the City. A farther decline in the number offamilies living in the City is detrimental to the public health, safety and welj."lre. (8) The addition o.fsecond units to single family dwellings usually results in an increase in the cost o,fthose dwellings, and, in addition, to the cost of the remaining smtlller sttpply o.f single family homes ·without second units. An increase in the cost of these types oftbvellings will discowwge familiesft'Om Uving in the City because the cost ofdwellings most suitable for families will be bcy•ond the means of many who would otherwise live in the City. (9) San Francisco ·will probably face a need for more large units in thefitture than it 1 3 did in the past, as the population ages and the new baby boom continues. A/any 1vomen born betv,;een 1945 and 1952 %'ho delfiyed child bearing during the 1970's an': now having babies at the same rate as women born after 1952. (10) The addition &/second units in single family houses throughout the City will irrevocably deplete its limited supply ofsingle family homes and discourage families from living in the City by removing tlic type and size of dwelling units most suitable for families. iWany of the residential parcels in the City are less than 2, 500 square feet in size or 1, 750 sqitare feet for corner lots and do not meet minimum lot size standards. },/eny of these parcels were developed ·without required gar•ages or with minimal garage space, and do not comply ·with existing &jf streetparking requirements. The addition ofsecond residential units in these areas could only worsen existing congestion. Parkingproblems are severe in a number o,fareas of the City because a.fits dense population. The addition o,fsecond units in such areas rvill exacerbate theparkingproblem. Imposing offstreetparldng requirements on secondary units would only partially alleviate tl1at Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 15 preblcm in that edditienel units CtlblSC increased trnffic ether then that engaged in by the eccupents of the units (such es pcrsens visiting the eccbtfJents for seciel er business purpescsJ es well €lS by the eccupents of the units. (12J hicreescdperkingpreblcms in erces of the City elrcedy bur~ncd vdth traffic cengestien edvcrscly affects the hcelth, S({;fety end ',vcifarc e.fthc residents o.fsvtch erc€lS by interfering ~with ecccss te off street perking SJ3eces, requiring edditienelpelicc services te centre! treffic preblcms end unlew:fulperking, requiring eccblj3ents end visiters te perkfurthcrji-em their hemes (thereby else cxpesing themselves te greeter incenP'cnicncc end, in semc instences, thrcet te S({;fety), end interfering ',vi th ecccss by emergency vehicles during en emergency (a preblcm 1vhich is further cempliceted in 1 O erces vvith nerreH' streets, winding reeds, end ether tepegraphicel feetures which mekc eccess by vehicles difficult). (13J A need exists in Sen Freneisce for edditienel ({;fferdeblc heusing. Allmving sccend units in RH I (DJ end PJl I Districts is enc mcens ofprm!fding such heusing. Hmvcvcr, te eller'r' sccend units witheut restrictien in ell erces currently zencd RH 1 (DJ end RH 1 weuld ad';rcrscly ({;ffect the hcelth, S({;fety end welfare e,f thc public by permitting the convcrsien of en undue number o,fsinglc family houses te multi family units; by climineting low density rcsidcntiel erces in the City end thereby depriving those ',vho desire te live in the City ',vithout the stress of living in higher density erces o.f their opportunity te do se; end by permitting second units te be eddcd in erces '1vhcrc undue tr({;ffic congestion end the ettendent difficulties described ebevc, will eccur. (14J Afitrthcrpcriod of time is needed in erdcr te determine these erces of the City where the tr({;ffic cengcstien problems described ebevc weuld be lcest likely te eccur end where second units may therefore be permitted witheut ed';rcrsc impect te the public. (15J There ere no large districts suiteblc for the provision ofsccend units, but insteed there ere smell suberces which mblSt be rc';ricwcd on e rnsc by cesc besis Hlfth communityperticipetien in the ro·imvpreccss. A cesc by c€lSc review is needed in or-dcr te determine tlwsc erc€lS ofthc City Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 16 vv!wre the traffic congestion problems described above ·would be least likely to occur end ·where second units mey therefore be permitted without adverse in'lj3ect to the public. Furthermore: ~4) The Plenning Code presently permits e secondary unit in all single family homes in PJi 1 (SJ (House, One Family ·with },finer Second Unit), PJi 2 (Hause, Two Femily) end PJi 3 (House, Thr•ee Fmnily) Districts no matter whet the lot size. Second units in single family homes ere permitted in ell other multifamily residential districts (ell :RiW end RC Districts), depending on the size of the lot. (BJ The Plenning Code permits the m6pping of the RH 1 (SJ (House, One Femily with, },1-inor Second Unit) District. These RH 1 (SJ Zoning Districts provide for e two family dwelling ·with the second dv.;elling limdted to 600 square feet ofnetfloor eree. The second unit remains subordinate to the mvner's unit end the structures retain the 6ppeerence ofsingle family dYvellings. The PJi 1 (SJ Zoning District htJ;S been m6pped in four erees of the City. Additional m6pping of the PJi 1 (SJ 1 3 Zoning District m6y be used to legalize existing secondary units in single family homes end to increase the number ofsecondary units. (CJ Dwellings specifically designedfor end occupied by senior citizens ("Senior Hobt8ing'9 erepresentlypermitted et e density retie or number ofDwelling Units not exceeding At·ice the number ofD',velling Units otherwise permitted tJ;S e principal use in the district by the Plenning Code. (16) Restricting second units in single f .. 'imily homes in Sen Francisco's lUI 1 (DJ end PJi 1 Zoning Districts nwy limit the housing opportunities of the region. Hov,•ever, over time, 6pplicetions for JUI l(S) zoning designation m6y be reviewed one rnse by case btJ;Sis by the Plenning Commission end its stet.ff; the Board ofSupervisors end the },fctyor end 1vhere second units would be 6ppropriete end v,•ould not adversely ttffect the public health, sttfety end welfe:re of residents o.fthe City end County o.fSen Frencisco, such rezoning ctpplicetions would be 6pproved. }I-either the provisions of· this Section nor those o.fGo',;ernment Code Section 65852.2prechtde the City/ram herettfter emending Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 17 this Code in order to permit second units in additionctl situations designed to address specific housing needs and circunistances unique to San Francisco. (17) San Francisco htlS been and will continue to be a majorprovider ofafferdabk housing opportunities in the region. Currently (1986) San Francisco administers 6, 766 units ofpublic housing and 2,574 Section 8 certificates. (B) Artick 3 4, Section 1 o,fthe California Constitution requires the apprm•al o,fthe ekctorate €lS a condition to the development or acquisition a.fa lo-w rent hoitsingpraject by the localjurisdiction. San Francisco has met the requirement with the City's '••oters €1:f3proving the development a.fa maximum of3,000 lo'l•' income housing units h)• a vote on Proposition Q on ~Vovember 2, 1976. Together 1vith the unitsprmdously approved, approximately 4,000 low income housing units may be de'i1eloped, constructed or acquired. (C) Between 1981 and 1985, San Francisco's housing production efforts included, but were not limited to the fellowing: 1. San Francisco undertook a mejor reroning of underutiliced land '1vhich will allow the de'i1elopment of 14, 000 housing units. Another 1, 700 units are underrvay on vacant publicly owned sites in the City. 2. San Francisco set tlSide $10, 000, 000 in general fund monies fer an Affordable Housing Fund. $6, 100, 000 of this amount is committed to create 4 43 housing units inchtding the renovation of82 vacant public housing units into pri'mtely managed tv.•o and three bedroom apartments. 3. San Francisco combined $1,000,000 in federal Community Dee•elopment Funds 'rvith the proceeds a.fan $8, 000, 000 bond issue to finance home improvement loans for lmv and moderate bwome homeowners. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 18 4. The Office Housing Production Progrem (OHPP), under ~which high rise office developers ere required to build or contribute to housing on e formule besed on the size of their projects 1ves instituted in 1981. TheprogJ"€1;1'11 hes resulted in $25, 000, 000 end over 3, 700 hmtsing units to dete. 5. The City of Sen Prencisco hes sold $8 4, 000, 000 in two bond issues since 1982 to prm>'ide 30 yeer, 10% percent mortgeges to some 900 lo-w to middle incomefirst time homebuyers. In eddition e $42,000,000 bond issue ?Ves sold tofinence Uf3 to 400 homes with 9.8 percent mortgeges. In June, 1985 the City sold $44,000,000 in mortgege revenue bonds tofinence the construction o/563 units ofrentel housing onfi'v'e sites. (D) Between 1980 end mid 1985 community besed nonprofit orgenizetions -.,vhich receive Community Development Block Grent funding built 1, 166 new housing units for low end moderete income households. At the time of the 1985 report on their ectivities they hed 200 units under construction, end 426 unitsplenned. During this seme time the orgenizetions rehebiliteted 1, 780 units for lower income households, hed 426 units undergoing rehebilitetion, end hedplens to rehebilitete 1, 285 units. SEC. 307. OTHER POWERS AND DUTIES OF THE ZONING ADMINISTRATOR. In addition to those specified in Sections 302 through 306, and Sections 316 through 316.6 of this Code, the Zoning Administrator shall have the following powers and duties in administration and enforcement of this Code. The duties described in this Section shell be performed under the generel supePe'ision of the Director of'Pltmning, '1vho shell be kept informed o_fthe ections of tlie Zoning Administretor. * * * * (I) Exceptions from Certain Specific Code Standards Through Administrative Review for Accessory Dwelling Units Constructed Pursuant to Section 207(c)(4) 207.4(c) of this Code. The Zoning Administrator may allow complete or partial relief Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 19 from the density limits and from the parking, rear yard, exposure, and/or open space requirements of this Code when modification of the requirement would facilitate the construction of an Accessory Dwelling Unit, as defined in Section 102 and meeting the requirements of Section 207(c)(4) of this Code. The exposure requirements of Section 140 apply, except that subsection (a)(2) may be satisfied through windows facing an open area that is at least 15 feet in every horizontal direction that is not required to expand on subsequent floors. In considering any request for complete or partial relief from these Code requirements, the Zoning Administrator shall facilitate the construction of such Accessory Dwelling Units to the extent feasible and shall consider any criteria elsewhere in this Section 1 O 307 that he or she determines to be applicable. Nothing in this Section shall be interoreted as allowing for an existing non-conforming use to be deemed conforming. * * * * Section 4. The Planning Code is hereby amended by revising Sections 209.1, 210.4, 710 through 747, and 810 through 818, 827, 828, 829, and 840 through 847, to read as follows: SEC. 209.1. RH (RESIDENTIAL, HOUSE) DISTRICTS. * * * * Table 209.1 ZONING CONTROL TABLE FOR RH DISTRICTS Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 20 P up to one unit Pup to two per lot. C up to P up to two units per lot, if the Pup to three units per Residential one unit per second unit is 600 sq. ft. or units per lot. C lot. Cup to Density, One unit 3,000 square less. C up to one unit per up to one unit § 207 one unit per Dwelling per lot. feet of lot area, 3,000 square feet of lot area, per 1,000 1,500 square Units (7) with no more with no more than three units square feet of feet of lot than three units per lot. lot area. area. per lot. * * * * (7) Construction of Accessory Dwelling Units may be permitted pursuant to Section§'. 207(c)(4) and 207(c){5). SEC. 210.4. M DISTRICTS: INDUSTRIAL * * * * Table 210.4 ZONING CONTROL TABLE FORM DISTRICTS **** Residential Uses Residential Density, Dwelling § 207 Unitsm Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS C at a density ratio not exceeding the number of dwelling units permitted in the nearest R District, with the distance to such R District measured from the midpoint of the front lot line or from a point directly across the street therefrom, whichever permits the greater density; provided, that the maximum density ratio shall in no case be less than one Page 21 unit for each 800 feet of lot area. Any remaining fraction of one-half or more of the minimum amount of lot area per dwelling unit shall be adjusted upward to the next higher whole number of dwelling units. NP above. * * * * I * * * * (3) Construction o(Accessory Dwelling Units mav be permitted pursuant to Section 207 (c){4 ). SEC. 710. NC-1 - NEIGHBORHOOD COMMERCIAL CLUSTER DISTRICT. NC-1 Districts are intended to serve as local neighborhood shopping districts, providing convenience retail goods and services for the immediately surrounding neighborhoods primarily during daytime hours. These NC-1 Districts are characterized by their location in residential neighborhoods, often in outlying areas of the City. The commercial intensity of these districts varies. Many of these districts have the lowest intensity of commercial development in the City, generally consisting of small clusters with three or more commercial establishments, commonly grouped around a corner; and in some cases short linear commercial strips with low-scale, interspersed mixed-use (residential-commercial) development. Building controls for the NC-1 District promote low-intensity development which is compatible with the existing scale and character of these neighborhood areas. Commercial development is limited to one story. Rear yard requirements at all levels preserve existing backyard space. NC-1 commercial use provisions encourage the full range of neighborhood-serving convenience retail sales and services at the first story provided that the use size generally is limited to 3,000 square feet. However, commercial uses and features which could impact residential livability are prohibited, such as auto uses, financial services, general advertising Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 22 signs, drive-up facilities, hotels, and late-night activity; eating and drinking establishments are restricted, depending upon the intensity of such uses in nearby commercial districts. Housing development in new buildings is encouraged above the ground story in most districts. Existing residential units are protected by prohibitions of conversions above the ground story and limitations on demolitions. Accessory Dwelling Units are permitted within the district on lots v,;ithin the boundt1:ries o._fBottrd ofSupervisors District 8 pursuant to S~ubsection 207(c)(4) of this Code. Table 710. NEIGHBORHOOD COMMERCIAL CLUSTER DISTRICT NC-1 ZONING CONTROL TABLE * * * * Article 7 Code Section **** § 710.91 SPECIFIC PROVISIONS FOR NC-1 DISTRICTS Other Code Section **** § 207(c)(4) Zoning Controls **** CCESSORY DWELLING UNITS Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207(c)(4), is permitted to be constructed within an existing building in areas that allow 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 SEC. 711. NC-2 - SMALL-SCALE NEIGHBORHOOD COMMERCIAL DISTRICT. The NC-2 District is intended to serve as the City's Small-Scale Neighborhood Commercial District. These districts are linear shopping streets which provide convenience goods and services to the surrounding neighborhoods as well as limited comparison shopping goods for a wider market. The range of comparison goods and services offered is varied and often includes specialty retail stores, restaurants, and neighborhood-serving offices. NC-2 Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 23 Districts are commonly located along both collector and arterial streets which have transit routes. These districts range in size from two or three blocks to many blocks, although the commercial development in longer districts may be interspersed with housing or other land uses. Buildings typically range in height from two to four stories with occasional one-story commercial buildings. The small-scale district controls provide for mixed-use buildings which approximate or slightly exceed the standard development pattern. Rear yard requirements above the ground story and at. residential levels preserve open space corridors of interior blocks. 1 O Most new commercial development is permitted at the ground and second stories. Neighborhood-serving businesses are strongly encouraged. Eating and drinking and entertainment uses, however, are confined to the ground story. The second story may be used by some retail stores, personal services, and medical, business and professional offices. Parking and hotels are monitored at all stories. Limits on late-night activity, drive-up facilities, and other automobile uses protect the livability within and around the district, and promote continuous retail frontage. Housing development in new buildings is encouraged above the ground story. Existing residential units are protected by limitations on demolition and upper-story conversions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c)(4) ofthis Code. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 24 Table 711. SMALL-SCALE NEIGHBORHOOD COMMERCIAL DISTRICT NC-2 ZONING CONTROL TABLE **** No. Zoning Category § References NC-2 Controls by Story § 790.118 1st I 2nd I 3rd+ RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** Generally, up to 1 unit per 800 sq. ft. lot 711.91 Dwelling Unit Density § 207 area jj § 207(c) * * * * * * * * * * * * * * * * PECIFIC PROVISIONS FOR NC-2 DISTRICTS Article 7 Other Code Code Section Section Zoning Controls * * * * * * * * * * * * !ACCESSORY DWELLING UNITS !Boundaries: Within the boundaries of the NC-2 Districts. Controls: An "Accessorv Dwellimz Unit "as defined in Section 102 ¢ 711.91 and meetimz the reauirements of Section 207(c)(4) is vermitted to € 207(c)(4) be constructed within an existim! buildim! in areas that allow residential use or within an existim! and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a zround-storv retail or commercial svace. SEC. 712. NC-3 - MODERATE-SCALE NEIGHBORHOOD COMMERCIAL DISTRICT. NC-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. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 25 NC-3 Districts are linear districts located along heavily trafficked thoroughfares which also serve as major transit routes. NC-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 typically range in height from two to four stories with occasional taller structures. NC-3 building standards permit moderately large commercial uses and buildings. Rear yards are protected at residential levels. A diversified commercial environment is encouraged for the NC-3 District, and a wide variety of uses are permitted with special emphasis on neighborhood-serving businesses. Eating and drinking, entertainment, financial service and certain auto uses generally are permitted with certain limitations at the first and second stories. 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. Housing development in new buildings is encouraged above the second story. Existing residential units are protected by limitations on demolitions and upper-story conversions. Accessory Dwelling Units are permitted within the district on lots within the bounderies ofBoerd of Supervisors District 8 pursuant to S~ubsection 207(c)(4) of this Code. Table 712. MODERATE-SCALE NEIGHBORHOOD COMMERCIAL DISTRICT NC-3 ZONING CONTROL TABLE * * * * SPECIFIC PROVISIONS FOR NC-3 DISTRICTS Article 7 Other Code Code Section Section **** **** Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls **** Page 26 § 712.91 § 207(c)(4) CCESSORY DWELLING UNITS Boundaries:-Within the boundaries of the NC-3 Districts Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207(c)(4), is permitted to be constructed within an existing building in areas that allow 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 SEC. 713. NC-S - NEIGHBORHOOD COMMERCIAL SHOPPING CENTER DISTRICT. NC-S Districts are intended to serve as small shopping centers or supermarket sites which provide retail goods and services for primarily car-oriented shoppers. They commonly contain at least one anchor store or supermarket, and some districts also have small medical office buildings. The range of services offered at their retail outlets usually is intended to serve the immediate and nearby neighborhoods. These districts encompass some of the most recent (post-1945) retail development in San Francisco's neighborhoods and serve as an alternative to the linear shopping street. Shopping centers and supermarket sites contain mostly one-story buildings which are removed from the street edge and set in a parking lot. Outdoor pedestrian activity consists primarily of trips between the parking lot and the stores on-site. Ground and second stories are devoted to retail sales and some personal services and offices. The NC-S standards and use provisions allow for medium-size commercial uses in low- scale buildings. Rear yards are not required for new development. Most neighborhood-serving retail businesses are permitted at the first and second stories, but limitations apply to fast-food Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 27 restaurants and take-out food uses. Some auto uses are permitted at the first story. Limited storage and administrative service activities are permitted with some restrictions. Housing development in new buildings is permitted. Existing residential units are protected by limitations on demolitions and prohibitions of upper-story conversions. Accessory Dwelling Units are permitted within the district on lots ·within the boundctrics ofBoctrd o.fSupervisors District 8 pursuant to S§'.ubsection 207(c)(4) of this Code. Table 713. NEIGHBORHOOD COMMERCIAL SHOPPING CENTER DISTRICT NC-S ZONING CONTROL TABLE * * * * SPECIFIC PROVISIONS FOR NC-S DISTRICTS Article 7 Other Code Zoning Controls Code Section Section **** **** **** ACCESSORY DWELLING UNITS Boundaries:-Within the boundaries o[_the NC-S Districts n_ 7 --" (1._ __ _,_ ,.,.,_. • _, 0 , T. 1. ., fl 1 t: ~ ~ ~J "J: fJJJ1J u..__,"u" f,VC-V ,,,,, '--''"I.JI/".! _.I._,~._,_..._ ....... Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section § 713.91 § 207(c)(4) 207(c)(4), is permitted to be constructed within an existing building in areas that allow zoned for residential use or within an existing and authorized auxiliary structure on the same lot, 12.rovided that it does not eliminate or reduce a leround storv retail or commercial snace. SEC. 714. BROADWAY NEIGHBORHOOD COMMERCIAL DISTRICT. **** Article 7 Code Section Other Code Section SPECIFIC PROVISIONS FOR THE BROADWAY NEIGHBORHOOD COMMERCIAL DISTRICT Zoning Controls Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 28 **** **** **** ~CCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Broadway NCO. Controls: An "Accessory Dwelling Unit," as defined in Section 102 §§ 714, § and meeting the requirements of Section 207(c)(4),_ is permitted to be 714.91 207(c)(4) constructed within an existing building in areas that allow 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- istorv retail or commercial svace. * * * * * * * * * * * * SEC. 715. CASTRO STREET NEIGHBORHOOD COMMERCIAL DISTRICT. **** lArticle 7 Code Section §.§: 715, 1'71C 1'1 ....__.._.._ ..... 715.91 1'71C n? -"- _, ......... _, Other Code Section § SPECIFIC PROVISIONS FOR THE CASTRO STREET NEIGHBORHOOD COMMERCIAL DISTRICT Zoning Controls ~CCESSORY DWELLING UNITS Boundaries: Boerd o.fSupervisors District 8 extent on July 1, 2015. Within the boundaries of the Castro Street NCO. Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207(c)(4), is permitted to be 207(c)(4) constructed within an existing building in areas that allow 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- istorv retail or commercial svace. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 29 SEC. 716. INNER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Inner Clement Street Commercial District is located on Clement Street between Arguello Boulevard and Funston Avenue in the eastern portion of the Richmond District of northwest San Francisco. The district provides a wide selection of convenience goods and services for the residents of the Inner Richmond neighborhood. Inner Clement Street has one of the greatest concentrations of restaurants of any commercial street in San Francisco, drawing customers from throughout the City and region. There are also a significant number of professional, realty, and business offices as well as financial institutions. The pleasant pedestrian character of the district is derived directly from the intensely active retail frontage on Clement Street. The Inner Clement Street District controls are designed to promote development that is consistent with its existing land use patterns and to maintain a harmony of uses that supports the district's vitality. The building standards allow small-scale buildings and uses, protecting rear yards above the ground story and at residential levels. In new development, most commercial uses are permitted at the first two stories, although certain limitations apply to uses at the second story. Special controls are necessary to preserve the equilibrium of neighborhood-serving convenience and comparison shopping businesses and protect adjacent residential livability. These controls prohibit additional financial service and limit additional eating and drinking establishments, late-night commercial uses and ground-story entertainment uses. In order to maintain the street's active retail frontage, controls also prohibit most new automobile and drive-up uses. Housing development is encouraged in new buildings above the ground story. Existing residential units are protected by prohibitions on upper-story conversions and limitations on Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 30 demolitions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) ofthis Code. Table 716. INNER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References Inner Clement Street Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** Generally, up to 1 unit per 600 sq. ft. lot 716.91 Dwelling Unit Density § 207 area :fi § 207(c) * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE INNER CLEMENT STREET NEIGHBORHOOD Article 7 Other Code Code Section Section * * * * * * * * SS 716 716.91 6 207(c)(4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS COMMERCIAL DISTRICT Zoning Controls * * * * l4CCESSORY DWELLING UNITS Roundaries: Within the boundaries of the Inner Clement Street NCD. Controls: An "Accessorv Dwellinf! Unit " as defined in Section 102 and meetinf! the reauirements of Section 207(c)(4). is vermitted to be constructed within an existinf! buildinf! in areas that allow residential use or within an existinf! and authorized auxiliarv Page 31 I.Structure on the same lot vrovided that it does not eliminate or reduce a eround-storv retail or commercial svace. SEC. 717. OUTER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Outer Clement Street Neighborhood Commercial District is located on Clement Street between 19th Avenue and 27th Avenue in the western portion of the Richmond District. The shopping area contains small-scale convenience businesses, as well as many restaurants and a movie theater. The district's restaurants serve a neighborhood and Citywide clientele during the evening hours, while convenience shopping uses cater for the most part to daytime neighborhood shoppers. Outer Clement Street contains many mixed-use buildings with some fully commercial and fully residential buildings interspersed between them. The Outer Clement Street District controls are designed to promote development that is in keeping with the district's existing small-scale, mixed-use character. The building standards monitor large-scale development and protect rear yards at all levels. Future commercial growth is directed to the ground story in order to promote more continuous and active retail frontage. Additional eating and drinking establishments are regulated to prevent over- concentration, while ground-story entertainment and financial service uses are monitored in order to limit the problems of traffic, congestion, noise and late-night activity associated with such uses and to protect existing neighborhood-serving businesses. Other controls restricting late-night activity, hotels, automobile uses, and drive-up facilities are designed to preserve the low-intensity character of the district. Housing development in new buildings is encouraged above the ground story. Existing residential units are protected by prohibitions of upper-story conversions and limitations on demolitions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) ofthis Code. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 32 Table 717. OUTER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References Outer Clement Street Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** Generally, up to 1 unit per 600 sq. ft. lot 717.91 Dwelling Unit Density § 207 area#. § 207(c) * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE OUTER CLEMENT STREET NEIGHBORHOOD Article 7 Other Code Code Section Section * * * * * * * * 0 0 717 717. 91 $ 207(c)(4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS COMMERCIAL DISTRICT Zoning Controls * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Outer Clement Street NCD. Controls: An "Accessorv Dwellinz Unit " as defined in Section 102 and meetinz the reauirements of Section 207(c)(4). is vermitted to be constructed within an existinz buildinz in areas that allow residential use or within an existinz and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a zround-storv retail or commercial svace. Page 33 SEC. 718. UPPER FILLMORE STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Upper Fillmore Street Neighborhood Commercial District is situated in the south- central portion of Pacific Heights. It runs north-south along Fillmore Street from Jackson to Bush and extends west one block along California and Pine Streets. This medium-scaled, multi-purpose commercial district provides convenience goods to its immediate neighborhood as well as comparison shopping goods and services on a specialized basis to a wider trade area. Commercial businesses are active during both day and evening and include a number of bars, restaurants, specialty groceries, and specialty clothing stores. The Upper Fillmore District controls are designed to protect the existing building scale and promote new mixed-use development which is in character with adjacent buildings. Building standards regulate large lot and use development and protect rear yards above the ground story and at residential levels. Most commercial uses are permitted at the first two stories of new buildings. Special controls are designed to preserve the existing equilibrium of neighborhood-serving convenience and specialty commercial uses. In order to maintain convenience stores and protect adjacent livability, additional bars (unless part of a full-service restaurant) and formula retail establishments are prohibited, other eating and drinking establishments and self-service specialty foods require conditional use authorization and ground-story entertainment and financial service uses are limited. In order to promote continuous retail frontage, drive-up and most automobile uses are prohibited. Housing development in new buildings is encouraged above the second story. Existing residential units are 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 Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 34 Table 718. UPPER FILLMORE STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References Upper Fillmore Street Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * Residential Use * * * * * * * * I**** I**** Generally, up to 1 unit per 600 sq. ft. lot 718.91 Dwelling Unit Density § 207 area "jj: § 207(c) * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE UPPER FILLMORE STREET NEIGHBORHOOD Article 7 Other Code Code Section Section * * * * * * * * 6' 6' 718 718. 91 6' 207(c)(4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS COMMERCIAL DISTRICT Zoning Controls * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Uvver Fillmore Street WQ2_ Controls: An "Accessorv Dwellim! Unit " as defined in Section 102 and meetinf! the reauirements of Section 207(c)(4). is vermitted to be constructed within an existinf! buildinf! in areas that allow residential use or within an existinf! and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a f!round-storv retail or commercial svace. Page 35 SEC. 719. HAIGHT STREET NEIGHBORHOOD COMMERCIAL DISTRICT. Northwest of the City's geographical center, the Haight Street Neighborhood Commercial District is located in the Haight-Ashbury neighborhood, extending along Haight Street between Stanyan and Central Avenue, including a portion of Stanyan Street between Haight and Beulah. The shopping area provides convenience goods and services to local Haight-Ashbury residents, as well as comparison shopping goods and services to a larger market area. The commercial district is also frequented by users of Golden Gate Park on weekends and by City residents for its eating, drinking, and entertainment places. Numerous housing units establish the district's mixed residential-commercial character. 1 O The Haight Street District controls are designed to protect the existing building scale and promote new mixed-use development which is in character with adjacent buildings. The building standards regulate large-lot and use development and protect rear yards above the ground story and at residential levels. To promote the prevailing mixed-use character, most commercial uses are directed primarily to the ground story with some upper-story restrictions in new buildings. In order to maintain the balanced mix and variety of neighborhood-serving commercial uses and regulate the more intensive commercial uses which can generate congestion and nuisance problems, special controls prohibit additional drinking uses, limit additional eating establishments, restrict expansion and intensification of existing eating and drinking establishments, and limit entertainment and tourist hotels. Prohibitions of most automobile and drive-up uses protect the district's continuous retail frontage. Housing development in new buildings is encouraged above the ground story. Existing residential units are protected by prohibition of upper-story conversions and limitations on demolitions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) ofthis Code. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 36 **** No. Table 719. HAIGHT STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Haight Street Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** Generally, up to 1 unit per 600 sq. ft. lot 719.91 Dwelling Unit Density § 207 area§_ 207(c). ii. * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE HAIGHT STREET NEIGHBORHOOD COMMERCIAL DISTRICT Article 7 Code Section * * * * H 719 719.91 Other Code Section * * * * ¢ 207(c)(4) Zoning Controls * * * * !ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Haizht Street NCD. Controls: An "Accessorv Dwellinz Unit " as defined in Section 102 and meetinz the reauirements of Section 207(c)(4) is vermitted to be constructed within an existinz buildinz in areas that allow residential use or within an existinz and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a rrround-storv retail or commercial svace. SEC. 720. HAYES-GOUGH NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. The Hayes-Gough Neighborhood Commercial Transit District is located within walking distance of the Civic Center, lying west of Franklin Street and east of Laguna Street, with its Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 37 southern edge generally at Lily Street, with an extension sough along both sides of Octavia Boulevard to Market Street. This mixed-use commercial district contains a limited range of retail commercial activity, which primarily caters to the immediate need of the neighborhood. The few comparison goods that it does provide attract clientele from a wider area outside its neighborhood, mostly the Performing Arts and Civic Center workers and visitors. There are a number of restaurants and art galleries, but other types of retail activity are limited. The Hayes-Gough District controls are designed to allow for growth and expansion that is compatible with the existing building and use scales. Building standards protect the moderate building and use size and require rear yards at residential levels. To maintain the 1 O mixed-use character of the district, most commercial uses are permitted at the first and second stories and housing is strongly encouraged at the third story and above. In order to encourage lively pedestrian-oriented commercial activity, but restrict certain sensitive and problematic uses, eating and drinking, and entertainment uses are directed to the ground story. Retail sales activity, especially neighborhood-serving businesses, is further promoted by restricting new ground-story medical, business and professional offices. To protect continuous frontage, drive-up and most automobile uses are prohibited, above-ground parking is required to be setback or below ground, and active, pedestrian-oriented ground floor uses are required on Hayes Street and portions of Octavia Boulevard. Housing development in new buildings is encouraged above the second story, and is controlled not by lot area but by physical envelope controls. Existing residential units are protected by limitations on demolitions, mergers, subdivisions, and upper-story conversions. Given the area's central location and accessibility to the downtown and to the City's transit network, accessory parking for residential uses is not required. The code controls for this district are supported and augmented by design guidelines and policies in the Market and Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 38 Octavia Area Plan of the General Plan. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) ofthis Code. Table 720. HAYES-GOUGH NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References Hayes-Gough Transit Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** 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 720.91 Dwelling Unit Density § 207 as by applicable design guidelines, applicable elements and area plans of the General Plan, and design review by the Planning Department. §§ 207(c)fi, 207.6 * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE HAYES-GOUGH NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT Article 7 Other Code Code Section Section * * * * * * * * SS 720 720.91 ¢ 207(c)(4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls * * * * 'ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Haves-Gouf!h NCT. Controls: An "Accessorv Dwellinf! Unit " as defined in Section I 02 and meetinf! the reauirements of Section 207(c)(4) is vermitted to Page 39 be constructed within an existinz buildinz in areas that allow residential use or within an existinz and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a zround-storv retail or commercial svace. SEC. 721. UPPER MARKET STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Upper Market Street Neighborhood Commercial District, on Market Street at Castro, is situated at the border of the Eureka Valley, Buena Vista, and Duboce Triangle neighborhoods. Upper Market Street is a multi-purpose commercial district that provides limited convenience goods to adjacent neighborhoods, but also serves as a shopping street for a broader trade area. A large number of offices are located on Market Street within easy transit access to downtown. The width of Market Street and its use as a major arterial diminish the perception of the Upper Market Street District as a single commercial district. The street appears as a collection of dispersed centers of commercial activity, concentrated at the intersections of Market Street with secondary streets. This district is well served by transit and is anchored by the Castro Street Station of the Market Street subway and the F-Market historic streetcar line. The F, K, L, and M streetcar lines traverse the district, and the Castro Station serves as a transfer point between light rail and crosstown and neighborhood bus lines. Additionally, Market Street is a primary bicycle corridor. 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 Market Street to preserve and enhance the pedestrian-oriented character and transit function. The Upper Market Street district controls are designed to promote moderate-scale development which contributes to the definition of Market Street's design and character. They Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 40 are also intended to preserve the existing mix of commercial uses and maintain the livability of the district and its surrounding residential areas. Large-lot and use development is reviewed for consistency with existing development patterns. Rear yards are protected at residential levels. To promote mixed-use buildings, most commercial uses are permitted with some limitations above the second story. In order to maintain continuous retail frontage and preserve a balanced mix of commercial uses, ground-story neighborhood-serving uses are encouraged, and eating and drinking, entertainment, and financial service uses are limited. Continuous frontage is promoted by prohibitions of most automobile and drive-up uses. Housing development in new buildings is encouraged above the second story. Existing upper-story residential units are protected by limitations on demolitions and upper-story conversions. Accessory Dwelling Units are permitted within the district on lots within the bounderics ofBoer-d ofSbtpcA>·isors District 8 pursuant to S~ubsection 207(c)(4) of this Code. Table 721. UPPER MARKET STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE **** ~rticle 7 Code Section * * * * §§_]l]_,_ 721.91 SPECIFIC PROVISIONS FOR THE UPPER MARKET STREET NEIGHBORHOOD COMMERCIAL DISTRICT Other Code Zoning Controls Section * * * * * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Upper Market Street NCO. § Controls: An "Accessory Dwelling Unit," as defined in Section 102 207(c)(4) and meeting the requirements of Section 207(c)(4 ), is permitted to be constructed within an existing building in areas that allow zoned for residential use or within an existing and authorized auxiliary structure Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 41 on the same lot. provided that it does not eliminate or reduce a ground- storv retail or commercial svace. SEC. 722. NORTH BEACH NEIGHBORHOOD COMMERCIAL DISTRICT. **** SPECIFIC PROVISIONS FOR THE NORTH BEACH NEIGHBORHOOD COMMERCIAL DISTRICT !Article 7 Other Code Code Zoning Controls Section Section **** **** **** ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the North Beach NCO. Controls: An "Accessory Dwelling Unit," as defined in Section 102 §§ 722, § and meeting the requirements of Section 207(c)(4Lis permitted to be 722.91 207(c)(4) constructed within an existing building in areas that allow =onedfor residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground- storv retail or commercial svace. * * * * * * * * * * * * SEC. 723. POLK STREET NEIGHBORHOOD COMMERCIAL . **** SPECIFIC PROVISIONS FOR THE POLK STREET NEIGHBORHOOD COMMERCIAL DISTRICT lArticle 7 Other Code Code Zoning Controls Section Section **** **** **** Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 42 ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Polk Street NCO. Controls: An "Accessory Dwelling Unit," as defined in Section 102 §f..W,_ § and meeting the requirements of Section 207(c)(4),__is permitted to be 723.91 207(c)(4) constructed within an existing building in areas that allow 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- istorv retail or commercial svace. SEC. 724. SACRAMENTO STREET NEIGHBORHOOD COMMERCIAL DISTRICT. Located in the Presidio Heights neighborhood in north-central San Francisco, the Sacramento Street Neighborhood Commercial District functions as a small-scale linear shopping area. It extends along Sacramento Street between Lyon and Spruce. Interspersed among residential buildings and garages, the district's daytime-oriented retail stores provide a limited array of convenience goods to the immediate neighborhood. Sacramento Street also has many elegant clothing, accessory, and antique stores and services, such as hair salons, which attract customers from a wider trade area. Its numerous medical and business offices draw clients from throughout the City. Evening activity in the district is limited to one movie theater, a few restaurants, and some stores near Presidio Avenue. The Sacramento Street District controls are designed to promote adequate growth opportunities for development that is compatible with the surrounding low-density residential neighborhood. The building standards monitor large-scale development and protect rear yards at the grade level and above. Most new commercial development is permitted at the first story; general retail uses are permitted at the second story only if such use would not involve conversion of any existing housing units. Special controls are designed to protect existing neighborhood-serving ground-story retail uses. New medical service uses are prohibited at all Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 43 stories except a change of use is permitted on the first story or below from a business or professional service use to medical service use under certain circumstances. Personal and business services are restricted at the ground story and prohibited on upper stories. Limits on new ground-story eating and drinking uses, as well as new entertainment and financial service uses, are intended to minimize the environmental impacts generated by the growth of such uses. The daytime orientation of the district is encouraged by prohibiting bars and restricting late-night commercial activity. New hotels and parking facilities are limited in scale and operation to minimize disruption to the neighborhood. Most new automobile and drive-up uses are prohibited to promote continuous retail frontage. Housing development in new buildings is encouraged above the second story. Existing residential units are protected by limitations on demolitions and prohibitions of upper-story conversions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) ofthis Code. Table 724. SACRAMENTO STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References § 790.118 **** RESIDENTIAL STANDARDS AND USES * * * * * * * * 724.91 Dwelling Unit Density * * * * * * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS * * * * § 207 * * * * Sacramento Street Controls by Story 1st I 2nd I 3rd+ * * * * I**** I**** Generally, up to 1 unit per 800 sq. ft. lot area § 207(c)tl * * * * Page 44 SPECIFIC PROVISIONS FOR THE SACRAMENTO STREET NEIGHBORHOOD COMMERCIAL DISTRICT Article 7 Other Code Code Section Zoning Controls Section * * * * * * * * * * * * !ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Sacramento Street NCD. Controls: An "Accessorv Dwellinz Unit " as defined in Section 102 SS 724 724.91 and meetinz the reauirements of Section 207(c)(4) is nermitted to S 207fc)f4> be constructed within an existinz buildinz in areas that allow residential use or within an existinz and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a zround-storv retail or commercial svace. SEC. 725. UNION STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Union Street Commercial District is located in northern San Francisco between the Marina and Pacific Heights neighborhoods. The district lies along Union Street between Van Ness Avenue and Steiner, including an arm extending north on Fillmore Street to Lombard. The shopping area provides limited convenience goods for the residents of sections of the Cow Hollow, Golden Gate Valley, and Pacific Heights neighborhoods immediately surrounding the street. Important aspects of Union Street's business activity are eating and drinking establishments and specialty shops whose clientele comes from a wide trade area. There are also a significant number of professional, realty, and business offices. Many restaurants and bars as well as the district's two movie theaters are open into the evening hours, and on weekends the street's clothing, antique stores and galleries do a vigorous business. The Union Street District controls are designed to provide sufficient growth opportunities for commercial development that is in keeping with the existing scale and character, promote Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 45 continuous retail frontage, and protect adjacent residential livability. Small-scale buildings and neighborhood-serving uses are promoted, and rear yards above the ground story and at all residential levels are protected. Most commercial development is permitted at the first two stories of new buildings, while retail service uses are monitored at the third story and above. Controls are necessary to preserve the remaining convenience businesses and to reduce the cumulative impacts which the growth of certain uses have on neighborhood residents. Such controls prohibit additional drinking establishments and limit additional eating establishments, entertainment, and financial service uses. Most automobile and drive-up uses are prohibited in order to maintain continuous retail frontage and minimize further traffic congestion. 1 O Housing development in new buildings is encouraged above the second story. Existing residential units are protected by limitations on demolitions and upper-story conversions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c){4) ofthis Code. Table 725. UNION STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References § 790.118 **** RESIDENTIAL STANDARDS AND USES * * * * * * * * 725.91 Dwelling Unit Density * * * * * * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS * * * * § 207 * * * * Union Street Controls by Story 1st I 2nd I 3rd+ * * * * I**** I**** Generally, up to 1 unit per 600 sq. ft. lot area § 207(c)jj * * * * Page 46 SPECIFIC PROVISIONS FOR THE UNION STREET NEIGHBORHOOD COMMERCIAL DISTRICT Article 7 Other Code Code Zoning Controls Section Section * * * * * * * * * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Union Street NCD. Controls: An "Accessorv Dwel!inf! Unit " as defined in Section 102 00 725 725.91 and meetinf! the reauirements of Section 207(c)(4) is vermitted to o 207(c)(4) be constructed within an existinf! buildinf! in areas that allow residential use or within an existinf! and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a f!round-storv retail or commercial svace. SEC. 726. VALENCIA STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. *** SPECIFIC PROVISIONS FOR THE VALENCIA STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT Article 7 Other Code Code Zoning Controls Section Section **** **** **** A.CCESSORY DWELLING UNITS §.§: 726, Boundaries: Within the boundaries o(_the Valencia Street NCT JJ.eerd e/' § IC'. -- - n;n~--· .~ 0 T. 1- 1 ')n 1 J;; 726.91 ·- .~ r---w_r._,' "U'--' IJ ............ -~w - '-' - -w - IV"Vi'llJ .LJ "-1\.J.L o./ • 207(c)(4) Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207(c)(4), is permitted to be Supervisors Farrell, Wiener, Peskin I BOARD OF SUPERVISORS Page 47 I constructed within an existing building in areas that allow 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- lstorv retail or commercial svace .. SEC. 727. 24TH STREET - MISSION NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. The 24th Street - Mission Neighborhood Commercial Transit District is situated in the Inner Mission District on 24th Street between Bartlett Street and San Bruno Avenue. This mixed-use district provides convenience goods to its immediate neighborhood as well as comparison shopping goods and services to a wider trade area. The street has a great number of Latin American restaurants, grocery stores, and bakeries as well as other gift and secondhand stores. Most commercial businesses are open during the day while the district's bars and restaurants are also active in the evening. Dwelling units are frequently located above the ground-story commercial uses. The 24th Street - Mission Neighborhood Commercial Transit District controls are designed to provide potential for new development consistent with the existing scale and character. Small-scale buildings and neighborhood-serving uses are encouraged, and rear yard corridors above the ground story and at residential levels are protected. Most commercial uses are encouraged at the ground story, while service uses are permitted with some limitations at the second story. Special controls are necessary to preserve the unique mix of convenience and specialty commercial uses. In order to maintain convenience stores and protect adjacent livability, new bars and fast-food restaurants are prohibited, and limitations apply to the development and operation of ground-story full-service restaurants, take-out food and entertainment uses. Continuous retail frontage is maintained and encouraged by prohibiting most automobile and drive-up uses, banning curb cuts, and requiring active, Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 48 pedestrian-oriented ground floor uses. Parking is not required, and any new parking required to be set back or below ground. Housing development in new buildings is encouraged above the ground story. Housing density is not controlled by the size of the lot but by requirements to supply a high percentage of larger units and by physical envelope controls. Existing housing units are protected by prohibitions on upper-story conversions and limitations on demolitions, mergers, and subdivisions. Given the area's central location and accessibility to the City's transit network, accessory parking for residential uses is not required. Accessory Dwelling Units are permitted on within the district pursuant to subsection 207(c){4) ofthis Code. Table 727. 24TH STREET- MISSION NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References 24th Street - Mission Transit Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** 727.91 Dwelling Unit Density § 207 No density limit fl § 207(c) * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE 24TH STREET - MISSION NEIGHBORHOOD Article 7 Other Code Code Section Section * * * * * * * * ¢727 727.91 ¢ 207(c)f4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS COMMERCIAL TRANSIT DISTRICT Zoning Controls * * * * !ACCESSORY DWELLING UNITS 'tBoundaries: Within the boundaries of the 24th Street Mission NCT. Page 49 Controls: An "Accessorv Dwellinz Unit " as defined in Section 102 and meetinz the reauirements of Section 207(c)(4) is vermitted to be constructed within an existinz buildinz in areas that allow residential use or within an existinz and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a rrround-storv retail or commercial snace. SEC. 728. 24TH STREET- NOE VALLEY NEIGHBORHOOD COMMERCIAL DISTRICT. **** Article 7 Code Section **** §§ 728, 728.91 SPECIFIC PROVISIONS FOR THE 24TH STREET - NOE VALLEY NEIGHBORHOOD COMMERCIAL DISTRICT Other Code Zoning Controls Section **** **** ~CCESSORY DWELLING UNITS Boundaries: Within the boundaries of the 24th Street - Noe Valley NCO Board ofSupervisors District 8 extant on July 1, 2015. Controls: An "Accessory Dwelling Unit,'' as defined in Section 102 § and meeting the requirements of Section 207(c)(4),_is permitted to be 207(c)(4) constructed within an existing building zoned for residential use or within an existing and authorized auxiliary structure on the same lotJ.. vrovided that it does not eliminate or reduce a zround-storv retail or commercial svace. SEC. 729. WEST PORTAL AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT. Located in the southwestern part of the City, the West Portal Avenue Neighborhood Commercial District stretches for three long blocks along West Portal Avenue from Ulloa Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 50 Street to 15th Avenue and extends one block east along Ulloa Street from the Twin Peaks Tunnel entrance to Claremont Boulevard. West Portal Avenue provides a selection of goods and services for customers coming mainly from the surrounding west of Twin Peaks and Sunset single-family residential neighborhoods. The lively, small-scale retail frontage is interrupted at several locations by large-scale financial institutions which take up a large amount of commercial ground-story frontage. More than half of the number of medical, professional and business offices are located at the ground level. Except for one three-movie theater complex, West Portal offers no entertainment uses and its restaurants are mainly family-oriented. 1 O The West Portal Avenue District controls are designed to preserve the existing family- oriented, village character of West Portal Avenue. The building standards limit building heights to 26 feet and two stories and maintain the existing pattern of rear yards at the ground level and above. The height, bulk and design of new development, especially on large lots, should respect the small-scale character of the district and its surrounding residential neighborhoods. Lot mergers creating large lots are discouraged. Individual nonresidential uses require conditional use permits above 2,500 square feet and are restricted to 4,000 square feet as an absolute limit to conform with the existing small use sizes in the district. Special controls on commercial uses are designed to protect the existing mix of ground-story retail uses and prevent further intensification and congestion in the district. No new financial services are permitted. Because the district and surrounding neighborhoods are well served by the existing number of eating and drinking establishments, new bars, restaurants and take-out food generally are discouraged: any proposed new establishment should be carefully reviewed to ensure that it is neighborhood-serving and family-oriented, and will not involve high-volume take-out food or generate traffic, parking, or litter problems. Medical, business or professional services are permitted at the first two stories, but additional Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 51 ground-story locations are to be closely monitored to ensure that the current balance between retail and office uses is maintained. Existing service stations are encouraged to continue operating, but changes in their size, operation, or location are subject to review. Other automotive uses are prohibited. The neighborhood-oriented, retail character of the district is further protected by prohibiting hotels and nonretail uses. The daytime orientation of the district is maintained by prohibitions of entertainment uses and late-night commercial operating hours. Housing development is limited. Existing residential units are protected by limitations on demolition and prohibition of upper-story conversions; new construction is to be 1 O carefully reviewed to ensure appropriate scale, design and compatibility with adjacent development. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) ofthis Code. Table 729. WEST PORTAL AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References § 790.118 **** RESIDENTIAL STANDARDS AND USES * * * * * * * * 729.91 Dwelling Unit Density * * * * * * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS * * * * § 207 * * * * West Portal Avenue Controls by Story 1st I 2nd I 3rd+ * * * * I**** I**** Generally, up to 1 unit per 800 sq. ft. lot areajt § 207(c) * * * * Page 52 SPECIFIC PROVISIONS FOR THE WEST PORTAL AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT Article 7 Other Code Code Section Zoning Controls Section * * * * * * * * * * * * IACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the West Portal Avenue l:Ef2_ Controls: An "Accessorv Dwelline Unit " as defined in Section 102 QQ 729 729.91 6 207(c)(4) and meetine the reauirements of Section 207(c)(4). is nermitted to be constructed within an existine buildine in areas that allow residential use or within an existine and authorized auxiliarv !structure on the same lot vrovided that it does not eliminate or reduce a rzround-storv retail or commercial soace. SEC. 730. INNER SUNSET NEIGHBORHOOD COMMERCIAL DISTRICT. The Inner Sunset Neighborhood Commercial District is located in the Inner Sunset neighborhood, consisting of the NC-2 district bounded by Lincoln Way on the north, Fifth Avenue on the east, Kirkham Street on the south, and Nineteenth Avenue on the west. The shopping area provides convenience goods and services to local Inner Sunset residents, as well as comparison shopping goods and services to a larger market area. The commercial district is also frequented by users of Golden Gate Park on weekends and by City residents for its eating, drinking, and entertainment places. Numerous housing units establish the district's mixed residential-commercial character. The Inner Sunset District controls are designed to protect the existing building scale and promote new mixed-use development which is in character with adjacent buildings. The building Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 53 standards regulate large-lot and use development and protect rear yards above the ground story and at residential levels. To promote the prevailing mixed use character, most commercial uses are directed primarily to the ground story with some upper-story restrictions in new buildings. In order to maintain the balanced mix and variety of neighborhood-serving commercial uses and regulate the more intensive commercial uses which can generate congestion and nuisance problems, special controls prohibit additional eating and drinking uses, restrict expansion and intensification of existing eating and drinking establishments, and limit entertainment and tourist hotels. Prohibitions of most automobile and drive-up uses protect the district's continuous retail frontage. 1 o Housing development in new buildings is encouraged above the ground story. Existing residential units are protected by prohibition of upper-story conversions and limitations on demolitions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) ofthis Code. Table 730. INNER SUNSET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References § 790.118 **** RESIDENTIAL STANDARDS AND USES * * * * * * * * 730.91 Dwelling Unit Density * * * * * * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS * * * * § 207 * * * * Inner Sunset Controls by Story 1st I 2nd I 3rd+ * * * * I**** I**** Generally, up to 1 unit per 800 sq. ft. lot area Ji § 207(c) * * * * Page 54 SPECIFIC PROVISIONS FOR THE INNER SUNSET NEIGHBORHOOD COMMERCIAL DISTRICT Article 7 Other Code Code Zoning Controls Section Section * * * * * * * * * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Inner Sunset NCD. Controls: An "Accessorv Dwellinz Unit " as defined in Section 102 rSrS 730 730.91 and meetine the reauirements of Section 207(c)(4) is nermitted to r$ 207(c)(4) be constructed within an existine buildinP- in areas that allow residential use or within an existine and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a eround-storv retail or commercial svace. SEC. 731. NCT-3 - MODERATE-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. **** SPECIFIC PROVISIONS FOR THE NCT-3 DISTRICTS lArticle 7 Other Code Code Zoning Controls Section Section **** **** **** ACCESSORY DWELLING UNITS §i 731, Boundaries: Within the boundaries o[.the NCT-3 Districts Beer-d e:f § 731.91 (1.,_ .. ~ ·~ n: • ~+ Cl + T. 1. 1 1n 1 ~ '-'"'".J:'.,_.. Yi-IJ\J JJ __.-.,>-Iv•"'-'" \.J ...... '--' Lo"""".!'_._, ............... _.. 207(c)(4) Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207(c)(4Lis permitted to be Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 55 constructed within an existing building in areas that allow ronedfor residential use or within an existing and authorized auxiliary structure on the same lot. provided that it does not eliminate or reduce a ground- storv retail or commercial svace. SEC. 732. PACIFIC AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT. **** Article 7 Code Section **** §.§ 732, 732.91 Other Code Section **** § SPECIFIC PROVISIONS FOR THE PACIFIC AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT Zoning Controls **** ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Pacific Avenue NCO. Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207(c)(4),_is permitted to be 207(c)(4) constructed within an existing building in areas that allow roned 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- storv retail or commercial svace. SEC. 733. UPPER MARKET STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. **** Article 7 Code Section SPECIFIC PROVISIONS FOR THE UPPER MARKET STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT Other Code Zoning Controls Section Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 56 **** **** **** ACCESSORY DWELLING UNITS Boundaries: Bo€lrd ofSuperv'isors District 8 extttnt on July 1, 2015 Within the boundaries of the Unner Market Street NCT. §.§: 733, Controls: An "Accessory Dwelling Unit," as defined in Section 102 § 733.91 and meeting the requirements of Section 207(c)(4),_is permitted to be 207(c)(4) constructed within an existing building in areas that allow 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- storv retail or commercial svace. SEC. 733A. NCT-1 - NEIGHBORHOOD COMMERCIAL TRANSIT CLUSTER DISTRICT. NC-1 Districts are intended to serve as local neighborhood shopping districts, providing convenience retail goods and services for the immediately surrounding neighborhoods primarily during daytime hours. NCT-1 Districts are located near major transit services. They are small mixed-use clusters, generally surrounded by residential districts, with small-scale neighborhood-serving commercial uses on lower floors and housing above. 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. There are prohibitions on access (i.e. driveways, garage entries) to off-street parking and loading on critical stretches of commercial and transit street frontages to preserve and enhance the pedestrian-oriented character and transit function. Residential parking is not required and generally limited. Commercial establishments are discouraged from building excessive accessory off-street parking in order to preserve the pedestrian-oriented character of the district and prevent attracting auto traffic. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 57 NCT-1 Districts are generally characterized by their location in residential neighborhoods. The commercial intensity of these districts varies. Many of these districts have the lowest intensity of commercial development in the City, generally consisting of small clusters with three or more commercial establishments, commonly grouped around a corner; and in some cases short linear commercial strips with low-scale, interspersed mixed-use (residential-commercial) development. Building controls for the NCT-1 District promote low- intensity development which is compatible with the existing scale and character of these neighborhood areas. Commercial development is limited to one story. Rear yard requirements at all levels preserve existing backyard space. NCT-1 commercial use provisions encourage the full range of neighborhood-serving convenience retail sales and services at the first story provided that the use size generally is limited to 3,000 square feet. However, commercial uses and features which could impact residential livability are prohibited, such as auto uses, financial services, general advertising signs, drive-up facilities, hotels, and late-night activity; eating and drinking establishments are restricted, depending upon the intensity of such uses in nearby commercial districts. Existing residential units are protected by prohibitions of conversions above the ground story and limitations on demolitions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) ofthis Code. Table 733A. NEIGHBORHOOD COMMERCIAL TRANSIT CLUSTER DISTRICT NCT- 1 NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE * * * * No. Zoning Category § References NCT-1 Controls by Story § 790.118 **** !RESIDENTIAL STANDARDS AND USES Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS 1st I 2nd I 3rd+ Page 58 * * * * * * * * * * * * * * * * I**** I**** 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 733A.91 Dwelling Unit Density § 207 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. §§ 207(c)ji, 207.6 * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE NCT-1 DISTRICTS Article 7 Other Code Code Section Zoning Controls Section * * * * * * * * * * * * IA CCESSORY DWELLING UNITS Boundaries: Within the boundaries of the NCT-1 Districts. Controls: An "Accessorv Dwellinf!. Unit " as defined in Section 102 SS 733A and meetinrr the reauirements of Section 207(c)(4) is uermitted to 733A.91 ¢ 207(c)(4) be constructed within an existim! buildine in areas that allow residential use or within an existine and authorized auxiliarv I.structure on the same lot urovided that it does not eliminate or reduce a rrround-storv retail or commercial suace. SEC. 734. NCT-2 - SMALL-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. NCT-2 Districts are transit-oriented mixed-use neighborhoods with small scale commercial uses near transit services. The NCT-2 Districts are mixed use districts that Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 59 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 is generally linear along transit-priority corridors, though may be concentric around transit stations or in broader areas where multiple 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. There are prohibitions on access (e.g., driveways, garage entries) to off-street parking and loading on critical stretches of commercial and transit 1 O street frontages to preserve and enhance the pedestrian-oriented character and transit function. Residential parking is not required and generally limited. Commercial establishments are discouraged from building excessive accessory off-street parking in order to preserve the pedestrian-oriented character of the district and prevent attracting auto traffic. NCT-2 Districts are intended to provide convenience goods and services to the surrounding neighborhoods as well as limited comparison shopping goods for a wider market. The range of comparison goods and services offered is varied and often includes specialty retail stores, restaurants, and neighborhood-serving offices. The small-scale district controls provide for mixed-use buildings, which approximate or slightly exceed the standard development pattern. Rear yard requirements above the ground story and at residential levels preserve open space corridors of interior blocks. Most new commercial development is permitted at the ground and second stories. Neighborhood-serving businesses are strongly encouraged. Eating and drinking and entertainment uses, however, are confined to the ground story. The second story may be used by some retail stores, personal services, and medical, business and professional offices. Parking and hotels are monitored at all stories. Limits on late-night activity, drive-up facilities, Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 60 and other automobile uses protect the livability within and around the district, and promote continuous retail frontage. Housing development in new buildings is encouraged above the ground story. Existing residential units are protected by limitations on demolition and upper-story conversions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) ofthis Code. Table 734. SMALL-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT NCT-2 ZONING CONTROL TABLE **** No. Zoning Category § References NCT-2 Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** 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 734.91 Dwelling Unit Density § 207 as by applicable design guidelines, applicable elements and area plans of the General Plan, and design review by the Planning Department. §§ 207(c)ji, 207.6 * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE NCT-2 DISTRICTS Article 7 Other Code Code Section Section * * * * * * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls * * * * Page 61 734 734.91 CCESSORY DWELLING UNITS oundaries: Within the boundaries o the NCT-2 Districts. residential use or within an existin and authorized auxilia tructure on the same lot rovided that it does not eliminate or SEC. 735. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. The SoMa Neighborhood Commercial Transit District (So Ma 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 Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 62 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 subsection 207(c){4) ofthis Code. Table 735. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References SoMa Transit Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** No density limit by. 735.91 Dwelling Unit Density § 207 §§ 207(c)#. * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE SOMA NCT DISTRICTS Article 7 Other Code Code Section Section * * * * * * * * 00 735 735.91 o 207(c)(4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls * * * * ACCESSORY DWELLING UNITS Roundaries: Within the boundaries of the SoMa NCT District. Controls: An "Accessorv Dwellinf! Unit " as defined in Section 102 and meetinf! the reauirements of Section 207(c)(4) is nermitted to be constructed within an existinf! buildinf! in areas that allow Page 63 residential use or within an existinf! and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a f!round-storv retail or commercial svace. SEC. 736. MISSION STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. The Mission Street Commercial Transit District is located near the center of San Francisco in the Mission District. It lies along Mission Street between 15th and Cesar Chavez (Army) Street, and includes adjacent portions of 17th Street, 21st Street, 22nd Street, and Cesar Chavez Street. The commercial area of this District provides a selection of goods serving the day-to-day needs of the residents of the Mission District. Additionally, this District serves a wider trade area with its specialized retail outlets. Eating and drinking establishments contribute to the street's mixed-use character and activity in the evening hours. The District is extremely well-served by transit, including regional-serving BART stations at 16th Street and 24th Street, major buses running along Mission Street, and both cross-town and local-serving buses intersecting Mission along the length of this district. Given the area's central location and accessibility to the City's transit network, accessory parking for residential uses is not required. Any new parking is required to be set back or be below ground. This District has a mixed pattern of larger and smaller lots and businesses, as well as a sizable number of 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. New neighborhood-serving commercial development is encouraged mainly at the ground story. While offices and general retail sales uses may locate at the second story of new buildings under certain circumstances, most commercial uses are prohibited above the second story. Continuous retail frontage is promoted by requiring ground floor commercial uses in new developments and prohibiting curb cuts. Housing development in new buildings is Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 64 encouraged above the ground story. Housing density is not controlled by the size of the lot but by requirements to supply a high percentage of larger units and by physical envelope controls. Existing residential units are protected by prohibitions on upper-story conversions and limitations on demolitions, mergers, and subdivisions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) ofthis Code. Table 736. MISSION STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE * * * * No. Zoning Category § References Mission Street Transit Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** 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 736.91 Dwelling Unit Density § 207 as by applicable design guidelines, applicable elements and area plans of the General Plan, and design review by he Planning Department. §§ 207(c)fl, 207.6 * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE MISSION NCT DISTRICT Article 7 Other Code Code Section Section * * * * * * * * ¢¢ 736 736.91 ¢ 207(c)(4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls * * * * !ACCESSORY DWELLING UNITS I.Boundaries: Within the boundaries of the Mission NCT District .. Page 65 residential use or within an existin and authorized auxilia tructure on the same lot rovided that it does not eliminate or SEC. 737. OCEAN AVENUE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. The Ocean Avenue Neighborhood Commercial Transit District is located on Ocean Avenue from Howth Street to Manor Drive. Ocean Avenue is a multi-purpose transit-oriented small-scale commercial district that is modeled on the NCT-2 District. Ocean Avenue was developed as a streetcar-oriented commercial district in the 1920s and continues to serve this function, with the K-line streetcar on Ocean Avenue. Numerous other bus lines serve the area, especially the eastern end, where the Phelan Loop serves as a major bus terminus. The eastern end of the district is anchored by the main City College campus and direct linkages to the Balboa Park BART/MUNI rail station a couple blocks to the east, which serves as the southernmost San Francisco station for BART and the terminus of the J, K, and M streetcar lines. Because of the immediate proximity of the BART/MUNI station the district has quick and easy transit access to downtown. The Ocean Avenue NCT District is mixed use, transitioning from a predominantly one- and two-story retail district to include neighborhood-serving commercial uses on lower floors and housing above. 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. Access (i.e. driveways, garage entries) to off-street parking and loading is generally prohibited on Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 66 Ocean Avenue to preserve and enhance the pedestrian-oriented character and transit function of the street. Residential and commercial parking are not required. The Ocean Avenue NCT District is intended to provide convenience goods and services to the surrounding neighborhoods as well as limited comparison shopping goods for a wider market. The range of comparison goods and services offered is varied and often includes specialty retail stores, restaurants, and neighborhood-serving offices. Buildings may range in height, with height limits generally allowing up to four or five stories. Lots are generally small to medium in size and lot consolidation is prohibited to preserve the fine grain character of the district, unless the consolidation creates a corner parcel that enables off- 1 O street parking to be accessed from a side street. Rear yard requirements above the ground story and at residential levels preserve open space corridors of interior blocks. Commercial uses are required at the ground level and permitted at the second story. Housing development in new buildings is encouraged above the ground story. Existing residential units are protected by limitations on demolition and upper-story conversions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c){4) of this Code. Table 737. OCEAN AVENUE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References § 790.118 **** RESIDENTIAL STANDARDS AND USES * * * * * * * * 737.91 Dwelling Unit Density Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS * * * * § 207 Ocean Avenue Transit Controls by Story 1st I 2nd I 3rd+ * * * * I**** I**** No residential density limit by lot area. Density restricted by physical envelope controls of heiQht, bulk, setbacks, open Page 67 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. §§ 207(c)tt, 207.6 * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE OCEAN AVENUE NCT DISTRICT Article 7 Other Code Code Section Zoning Controls Section * * * * * * * * * * * * ACCESSORY DWELLING UNITS 'Boundaries: Within the boundaries of the Ocean Avenue NCT District .. Controls: An "Accessorv Dwellinf! Unit "as defined in Section 102 QQ 737 737.91 ¢ 207(c)(4) and meetinf! the reauirements of Section 2 0 7 (c) ( 4) is vermitted to be constructed within an existinrz buildinf! in areas that allow residential use or within an existinf! and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a rzround-storv retail or commercial svace. SEC. 738. GLEN PARK NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * SPECIFIC PROVISIONS FOR GLEN PARK NCT DISTRICT Article 7 Other Code Code Section Section * * * * * * * * * * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls Page 68 CCESSORY DWELLING UNITS ' §~ 738.91 Controls: An "Accessory Dwelling Unit," as defined in Section 102 and ~07 4 meeting the requirements of Section 207(c)(4), is permitted to be (c)( ) constructed within an existing building in areas that allow 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 commercials ace. SEC. 739. NORIEGA STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Noriega Street Neighborhood Commercial District is located in the Outer Sunset g neighborhood and includes the non-residential currently-zoned NC-2 properties fronting both 1 o sides of Noriega Street between 19th and 27th and 30th through 33rd Avenues. The District provides a selection of convenience goods and services for the residents of the Outer Sunset District. There are a high concentration of restaurants, drawing customers from throughout the City and the region. There are also a significant number of professional, realty, and business offices as well as financial institutions. The Noriega Street Neighborhood Commercial District controls are designed to promote development that is consistent with its existing land use patterns and to maintain a harmony of uses that support the District's vitality. The building standards allow small-scale buildings and uses, protecting rear yards above the ground story and at residential levels. In new development, most commercial uses are permitted at the first two stories, although certain limitations apply to uses at the second story. Special controls are necessary to preserve the equilibrium of neighborhood-serving convenience and comparison shopping businesses and to protect adjacent residential livability. To protect continuous frontage, drive- up uses are prohibited and active, pedestrian-oriented ground floor uses generally must be provided, unless such uses are authorized by Conditional Use. These controls are designed to encourage the street's active retail frontage, and local fabrication and production of goods. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 69 Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c)(4) of this Code. Table 739. NORIEGA STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE * * * * No. Zoning Category § References Noriega Street Controls by Story §790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** Generally, up to 1 unit per 800 sq. ft. lot 739.91 Dwelling Unit Density § 207 area i1. § 207(c) * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE NORIEGA STREET NEIGHBORHOOD COMMERCIAL DISTRICT Article 7 Other Code Code Section Section * * * * * * * * SS 739 739.91 S 207(c)(4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Norierw Street NCD. Controls: An "Accessorv Dwellinf! Unit "as defined in Section 102 and meetinf! the reauirements of Section 207(c)(4) is vermitted to be constructed within an existinf! buildinf! in areas that allow residential use or within an existinf! and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a f!round-storv retail or commercial svace. Page 70 SEC. 740. IRVING STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Irving Street Neighborhood Commercial District is located in the Outer Sunset neighborhood and includes the non-residential currently-zoned NC-2 properties fronting both sides of Irving Street between 19th and 27th Avenues. The District provides a selection of convenience goods and services for the residents of the Outer Sunset District. There are a high concentration of restaurants, drawing customers from throughout the City and the region. There are also a significant number of professional, realty, and business offices as well as financial institutions. The Irving Street Neighborhood Commercial District controls are designed to promote 1 O development that is consistent with its existing land use patterns and to maintain a harmony of uses that support the District's vitality. The building standards allow small-scale buildings and uses, protecting rear yards above the ground story and at residential .levels. In new development, most commercial uses are permitted at the first two stories, although certain limitations apply to uses at the second story. Special controls are necessary to preserve the equilibrium of neighborhood-serving convenience and comparison shopping businesses and to protect adjacent residential livability. These controls are designed to encourage the street's active retail frontage, and local fabrication and production of goods. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) of this Code. Table 740. IRVING STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE * * * * No. Zoning Category § References § 790.118 **** RESIDENTIAL STANDARDS AND USES ****I**** Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS I**** Irving Street Controls by Story 1st I 2nd I 3rd+ I**** I**** I**** Page 71 740.91 * * * * Dwelling Unit Density * * * * Generally, up to 1 unit per 800 sq. ft. lot § 207 area ii § 207(c) * * * * * * * * SPECIFIC PROVISIONS FOR THE IRVING STREET NEIGHBORHOOD COMMERCIAL DISTRICT Article 7 Other Code Code Section Zoning Controls Section * * * * * * * * * * * * !ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Irvinz Street NCD. Controls: An "Accessorv Dwellinrz Unit "as defined in Section 102 SS 740 740.91 and meetinrr the reauirements of Section 207(c)(4) is vermitted to ,¢ 207(c)(4) be constructed within an existinrz buildinrz in areas that allow residential use or within an existinrz and authorized auxiliarv L<>tructure on the same lot vrovided that it does not eliminate or reduce a rrround-storv retail or commercial svace. SEC. 741. TARAVAL STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Taraval Street Neighborhood Commercial District is located in the Outer Sunset neighborhood and includes the non-residential currently-zoned NC-2 properties fronting both sides of Taraval Street from 19th through 36th Avenues. The District provides a selection of convenience goods and services for the residents of the Outer Sunset District. There are a high concentration of restaurants, drawing customers from throughout the City and the region. There are also a significant number of professional, realty, and business offices as well as financial institutions. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 72 The Taraval Street Neighborhood Commercial District controls are designed to promote development that is consistent with its existing land use patterns and to maintain a harmony of uses that support the District's vitality. The building standards allow small-scale buildings and uses, protecting rear yards above the ground story and at residential levels. In new development, most commercial uses are permitted at the first two stories, although certain limitations apply to uses at the second story. Special controls are necessary to preserve the equilibrium of neighborhood-serving convenience and comparison shopping businesses and to protect adjacent residential livability. These controls are designed to encourage the street's active retail frontage, and local fabrication and production of goods. Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c){4) of this Code. Table 741. TARAVAL STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References Taraval Street Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** Generally, up to 1 unit per 800 sq. ft. lot 741.91 Dwelling Unit Density § 207 area H. § 207(c) * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE TARAVAL STREET NEIGHBORHOOD COMMERCIAL DISTRICT Article 7 Other Code Code Section Section * * * * * * * * QQ 741 741.91 $ 207(c)(4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls * * * * ACCESSORY DWELLING UNITS Page 73 Boundaries: Within the boundaries of the Taraval Street NCD. Controls: An "Accessorv Dwellim! Unit " as defined in Section 102 and meetim! the reauirements of Section 207(c)(4) is vermitted to be constructed within an existim! buildinf! in areas that allow residential use or within an existinf! and authorized auxiliarv 'Structure on the same lot vrovided that it does not eliminate or reduce a f!round-storv retail or commercial svace. SEC. 742. JUDAH STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Judah Street Neighborhood Commercial District is located in the Outer Sunset neighborhood and includes the non-residential currently-zoned NC-2 properties fronting both sides of Judah Street from 29th through 33rd Avenues. The District provides a selection of convenience goods and services for the residents of the Outer Sunset District. There are a high concentration of restaurants, drawing customers from throughout the City and the region. There are also a significant number of professional, realty, and business offices as well as financial institutions. The Judah Street Neighborhood Commercial District controls are designed to promote development that is consistent with its existing land use patterns and to maintain a harmony of uses that support the District's vitality. The building standards allow small-scale buildings and uses, protecting rear yards above the ground story and at residential levels. In new development. most commercial uses are permitted at the first two stories, although certain limitations apply to uses at the second story. Special controls are necessary to preserve the equilibrium of neighborhood-serving convenience and comparison shopping businesses and to protect adjacent residential livability. These controls are designed to encourage the street's active retail frontage, and local fabrication and production of goods. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 74 Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) of this Code. **** No. **** Table 742. JUDAH STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Judah Street Controls by Story § 790.118 1st I 2nd I 3rd+ RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** Generally, up to 1 unit per 800 sq. ft. lot 742.91 Dwelling Unit Density § 207 area ii § 207(c) * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE JUDAH STREET NEIGHBORHOOD COMMERCIAL Article 7 Other Code Code Section Section * * * * * * * * OS 742 742.91 ~ 207(c)(4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS DISTRICT Zoning Controls * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Judah Street NCD. Controls: An "Accessorv Dwellimz Unit " as defined in Section I 02 and meetim! the reauirements of Section 207(c)(4) is vermitted to be constructed within an existinf! buildinf! in areas that allow residential use or within an existinf! and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a f!round-storv retail or commercial svace. Page 75 SEC. 743. FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. The Folsom Street Neighborhood Commercial Transit District (Folsom Street NCT) is located along Folsom Street in the Western SoMa area, generally between 7th Street and 10th Streets. The Folsom Street 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 where transparency and fenestration requirements add to the activation at the street level. While offices and general 1 O retail sales uses may locate on the second story, most commercial uses are prohibited above the second story. In order to protect the balance and variety of retail use, bars and restaurants are permitted on the ground floor, and liquor stores are allowed with a conditional use. Continuous non-residential frontage is promoted by prohibiting drive-up facilities, some automobile uses, and permitting a mix of commercial and production, distribution, and repair uses. Parking is required to be setback if above grade or locate below ground. Active, pedestrian-oriented ground floor uses are required. Housing development in new buildings is encouraged above the ground story, and student housing is only permitted in newly constructed buildings. 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 subsection 207(c){4) ofthis Code. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 76 Table 743. FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE * * * * No. Zoning Category § References Folsom Street Transit Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** 743.91 Dwelling Unit Density § 207 No density limit.if § 207(c) * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT Article 7 Other Code Code Section Section * * * * * * * * 6'6' 743 743.91 ¢ 207(c)(4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Folsom Street NCT. Controls: An "Accessorv Dwellin<z Unit "as defined in Section 102 and meetinf! the reauirements of Section 207(c)(4) is vermitted to be constructed within an existinf! buildin<J in areas that allow residential use or within an existinf! and authorized auxiliarv 'structure on the same lot vrovided that it does not eliminate or reduce a f!round-storv retail or commercial svace. Page 77 SEC. 744. REGIONAL COMMERCIAL DISTRICT. The Regional Commercial District (RCD) is located along the 9th Street and 10th Street corridors, generally running from Mission Street to Harrison Street, and provides for a wide variety of commercial uses and services to a population greater than the immediate neighborhood. While providing convenience goods and services to the surrounding neighborhood, the RCD corridors are also heavily trafficked thoroughfares into and out of the City that serve shoppers from other neighborhoods and cities. Large-scale lots and buildings and wide streets distinguish the RCD from smaller- scaled neighborhood commercial streets, although the district also includes small as well as 1 o moderately scaled lots. Buildings typically range in height from two to four stories with occasional taller structures. A diverse commercial environment is encouraged for the RCD. Eating and drinking establishments, general retail, office, certain auto uses, and production, distribution, and repair uses generally are permitted with certain limitations at the first and second stories. Arts activities are encouraged on all floors, but nighttime entertainment uses are prohibited. Housing development is encouraged at the second story and above, and permitted on the ground floor on smaller lots. Student housing is not permitted, and existing residential units are protected by limitations on demolitions and conversions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) ofthis Code. Table 744. REGIONAL COMMERCIAL DISTRICT ZONING CONTROL TABLE **** No. **** Zoning Category § References § 790.118 RESIDENTIAL STANDARDS AND USES * * * * I* * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS I**** Regional Commercial Controls by Story 1st I 2nd I 3rd+ I**** I**** I**** Page 78 744.91 Dwelling Unit Density § 207 No density limit.if § 207(c) * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE REGIONAL COMMERCIAL DISTRICT Article 7 Other Code Zoning Controls Code Section Section ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Rerdonal Commercial District. Controls: An "Accessorv Dwellimz Unit " as defined in Section 102 6'6' 744 744.91 6' 207(c)(4) and meetinz the reauirements of Section 207(c)(4) is vermitted to be constructed within an existinz buildinz in areas that allow residential use or within an existinz and authorized auxiliarv !Structure on the same lot vrovided that it does not eliminate or reduce a zround-storv retail or commercial svace. SEC. 745. EXCELSIOR OUTER MISSION STREET NEIGHBORHOOD COMMERCIAL DISTRICT. 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 Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 79 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. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) o[this Code. Table 745. EXCELSIOR OUTER MISSION STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE * * * * No. Zoning Category § References Excelsior Outer Mission Controls by Story § 790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** Generally, up to 1 unit per 600 sq. ft. lot 745.91 Dwelling Unit Density § 207 area:ff. § 207(c) * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE EXCELSIOR OUTER MISSION STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT Article 7 Other Code Code Section Section * * * * * * * * 6'6' 745 745.91 16' 207(c)(4) Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls * * * * IACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Excelsior Outer Mission StreetNCD. Page 80 Controls: An "Accessorv Dwellinf! Unit " as defined in Section I 02 and meetinf! the reauirements of Section 207(c)(4) is vermitted to be constructed within an existinz buildinf! in areas that allow residential use or within an existinf! and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a f!round-storv retail or commercial svace. SEC. 746. DIVISADERO STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. The Divisadero Street Neighborhood Commercial Transit District ("Divisadero Street NCT") extends along Divisadero Street between Haight and O'Farrell Streets. Divisadero Street's dense mixed-use character consists of buildings with residential units above ground- story commercial use. Buildings typically range in height from two to four stories with occasional one-story commercial buildings. The district has an active and continuous commercial frontage along Divisadero Street for most of its length. Divisadero Street is an important public transit corridor and throughway street. The commercial district provides convenience goods and services to the surrounding neighborhoods as well as limited comparison shopping goods for a wider market. The Divisadero Street NCT controls are designed to encourage and promote development that enhances the walkable, mixed-use character of the corridor and surrounding neighborhoods. Rear yard requirements above the ground story and at residential levels preserve open space corridors of interior blocks. Housing development in new buildings is encouraged above the ground story. Existing residential units are protected by limitations on demolition and upper-story conversions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) ofthis Code. Consistent with Divisadero Street's existing mixed-use character, new commercial development is permitted at the ground and second stories. Most neighborhood-serving Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 81 businesses are strongly encouraged. Controls on new Formula Retail uses are consistent with Citywide policy for Neighborhood Commercial Districts; Eating and Drinking and Entertainment uses are confined to the ground story. The second story may be used by some retail stores, personal services, and medical, business and professional offices. Additional flexibility is offered for second-floor Eating and Drinking, Entertainment, and Trade Shop uses in existing non-residential buildings to encourage the preservation and reuse of such buildings. Hotels are monitored at all stories. Limits on late-night activity, drive-up facilities, and other automobile uses protect the livability within and around the district, and promote continuous retail frontage. Table 746. DIVISADERO STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References § 790.118 **** RESIDENTIAL STANDARDS AND USES * * * * * * * * D--:~ .~:~1 T\ 746.91 • ., ,,...., .......... ..&.--'"....., ">J""'JJ Dwelling Units Density * * * * * * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS * * * * §§ 207, 207.1, ')/17 A 7/l/l 00/. I .., ....... J / ....... .....,.....,\"'"/ * * * * Divisadero Street Transit Controls by Story 1st I 2nd I 3rd+ * * * * I**** I**** No residential density limit by lot area. Density restricted by physical envelope controls of height, bulk, setbacks, open space, exposure, required dwelling unit mix, 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. §§ 207Cc2#, 207.4, 207.6 * * * * Page 82 SPECIFIC PROVISIONS FOR THE DIVISADERO STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT Article 7 Other Code Code Section Zoning Controls Section * * * * * * * * * * * * !ACCESSORY DWELLING UNITS !Boundaries: Within the boundaries of the Divisadero Street NCT. Controls: An "Accessorv Dwellinz Unit " as defined in Section 102 :6'6' 746 746.91 and meetinz the reauirements of Section 207(c)(4) is nermitted to 6' 207(c)(4) be constructed within an existinz buildinz in areas that allow residential use or within an existinz and authorized auxiliarv lStructure on the same lot vrovided that it does not eliminate or reduce a f!round-storv retail or commercial svace. SEC. 747. FILLMORE STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. The Fillmore Street Neighborhood Commercial Transit District ("Fillmore Street NCT") extends along Fillmore Street between Bush and McAllister Streets. Fillmore Street's dense mixed-use character consists of buildings with residential units above ground-story commercial use. Buildings range in height from one-story commercial buildings to high-rise towers. Fillmore Street and Geary Boulevard are important public transit corridors. The commercial district provides convenience goods and services to the surrounding neighborhoods as well as shopping, cultural, and entertainment uses that attract visitors from near and far. The Fillmore Street NCT controls are designed to encourage and promote development that enhances the walkable, mixed-use character of the corridor and surrounding neighborhoods. Rear yard requirements at residential levels preserve open space Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 83 corridors of interior blocks. Housing development in new buildings is encouraged above the ground story. Existing residential units are protected by limitations on demolition and upper- story conversions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) ofthis Code. Consistent with Fillmore Street's existing mixed-use character, new commercial development is permitted at the ground and second stories. Most neighborhood- and visitor- ? serving businesses are strongly encouraged. Controls on new Formula Retail uses are consistent with Citywide policy for Neighborhood Commercial Districts; Eating and Drinking and entertainment uses are confined to the ground story. The second story may be used by 1 o some retail stores, personal services, and medical, business, and professional offices. Parking and hotels are monitored at all stories. Limits on drive-up facilities and other automobile uses protect the livability within and around the district and promote continuous retail frontage. Table 747. FILLMORE STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE **** No. Zoning Category § References § 790.118 **** RESIDENTIAL STANDARDS AND USES * * * * * * * * D __ : .~: _ 7 Tl _,,_ 747.91 ,_ '" ~.....,,,,.._,vi-fJ Dwelling Units Density Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS * * * * §§-207, 207.1, ,,..,fl"'1 A "'1flfl 00/_\ .WV • IJ ./ V•"-'\..J\'4>/ Fillmore Street Transit Controls by Story 1st I 2nd I 3rd+ * * * * I**** I**** No residential density limit by lot area. Density restricted by physical envelope controls of height, bulk, setbacks, open space, exposure, required dwelling unit mix, and other applicable controls of this and other Codes, as well as by applicable design guidelines, applicable elements and area plans of the General Page 84 * * * * * * * * Plan, and design review by the Planning Department. §£ 201ccl#, 207.4, 201.6 * * * * * * * * SPECIFIC PROVISIONS FOR THE FILLMORE STREET NEIGHBORHOOD COMMERCIAL Article 7 Code Section * * * * ¢¢ 747 747.91 Other Code Section * * * * o 207(c)(4) TRANSIT DISTRICT Zoning Controls * * * * ACCESSORY DWELLING UNITS !Boundaries: Within the boundaries of the Fillmore Street NCT. Controls: An "Accessorv Dwellim! Unit "as defined in Section 102 and meetinf! the reauirements of Section 207(c)(4) is vermitted to be constructed within an existinf! buildinf! in areas that allow residential use or within an existinf! and authorized auxiliarv istructure on the same lot vrovided that it does not eliminate or reduce a f!round-storv retail or commercial svace. SEC. 748. JAPANTOWN NEIGHBORHOOD COMMERCIAL DISTRICT. The Japantown Neighborhood Commercial District extends between Geary Boulevard and Post Street from Fillmore Street to Laguna Street, the north side of Post Street from Webster Street to Laguna Street, and Buchanan Street from Post Street to midway between Sutter Street and Bush Street. The character of these streets is largely commercial, including large malls, although there are some residential units above the ground story. Buildings are typically two- to four-stories, although there are two taller hotels. Geary Boulevard, Fillmore Street, and Sutter Street are important public transit corridors. The commercial district Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 85 provides convenience goods and services to the surrounding neighborhoods as well as shopping, cultural, and entertainment uses that attract visitors from near and far. The Japantown Neighborhood Commercial District controls are designed to encourage and promote development that enhances the walkable, commercial character of this area and to support its local and regional role. New commercial development is required on the ground floor and permitted above. Most neighborhood- and visitor-serving businesses are strongly encouraged, including eating, drinking, and retail uses, as long as they do not create a nuisance. Less active commercial uses are encouraged above the ground floor, along with housing and institutional uses. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) o[this Code. Table 748. JAPANTOWN NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE No. Zoning Category § References Japantown Controls by Story §790.118 1st I 2nd I 3rd+ **** RESIDENTIAL STANDARDS AND USES * * * * * * * * * * * * * * * * I**** I**** n _•J ~,_, n n;~ §§ 207, 207.1, Generally, 1 unit per 400 sq. ft. lot area 748.91 -~ ·- .JJ....-''-'"#"Uf/l/.)'J Dwelling Units- Densi!J!. 1111"7 A 7nn oo/ \ §.§: 207 (cl#, 207.4, 207 .6 I-'-' • J /Vo~~\~'/ * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR THE JAPANTOWN NEIGHBORHOOD COMMERCIAL DISTRICT Article 7 Other Code Code Section Section * * * * * * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls * * * * Page 86 ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Javantown NCT. Controls: An "Accessorv Dwellim! Unit " as defined in Section 102 16'6' 748 748.91 and meetinf! the reauirements of Section 207(c)(4) is vermitted to ¢ 207(c)(4) be constructed within an existinf! buildinf! in areas that allow residential use or within an existinf! and authorized auxiliarv structure on the same lot vrovided that it does not eliminate or reduce a f!round-storv retail or commercial svace. SEC. 810. CHINATOWN COMMUNITY BUSINESS DISTRICT. I**** SPECIFIC PROVISIONS FOR CHINATOWN COMMUNITY BUSINESS DISTRICT Section Zoning Controls * * * * * * * * * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Chinatown Community Business District. §~ 810, § Controls: An "Accessory Dwelling Unit," as defined in Section 102 and 810.91 207(c)(4) meeting the requirements of Section 207(c)(4) is 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 f!round-storv retail or commercial svace. -: * * * * * * * * * * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 87 SEC. 811. CHINATOWN VISITOR RETAIL DISTRICT. **** SPECIFIC PROVISIONS FOR CHINATOWN VISITOR RETAIL DISTRICT Section Zoning Controls * * * * * * * * * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Chinatown Visitor Retail District. Controls: An "Accessory Dwelling Unit," as defined in Section 102 and §§_ 811. § meeting the requirements of Section 207(c)(4) is permitted to be 811.91 207(c)(4) constructed within an existing building in areas that allow 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 svace . . * * * * * * * * * * * * SEC. 812. CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT. **** SPECIFIC PROVISIONS FOR CHINATOWN RESIDENTIAL NEIGHBORHOOD DISTRICT Section Zoning Controls * * * * * * * * * * * * ~CCESSORY DWELLING UNITS §§_ 812, § Boundaries: Within the boundaries of the Chinatown Residential 812.91 207(c)(4) Neighborhood District. Controls: An "Accessory Dwelling Unit," as defined in Section 102 and Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 88 meeting the requirements of Section 207(c)(4) is permitted to be constructed within an existing building in areas that allow 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 svace . . * * * * * * * * * * * * SEC. 813. RED- RESIDENTIAL ENCLAVE DISTRICT. Residential Enclave Districts (RED) encompass many of the clusters of low-scale, medium density, predominantly residential neighborhoods located along the narrow side streets of the South of Market area. Within these predominantly residential enclaves lie a number of vacant parcels, parking lots and other properties in open storage use. These properties are undeveloped or underdeveloped and are viewed as opportunity sites for new, moderate-income, in-fill housing. The zoning controls for this district are tailored to the design needs and neighborhood characteristics of these enclaves and are intended to encourage and facilitate the development of attractive, compatible and economically feasible in-fill housing while providing adequate residential amenities to the site and neighborhood. Dwelling units are permitted as a principal use. Nonresidential uses, except art related activities, are not permitted, except for certain uses in historic buildings. Existing commercial activities in nonresidential structures may continue as nonconforming uses subject to the termination requirements of Sections 185 and 186. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 89 Table 813 RED- RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE No.IZoning Category!§ References! Residential Enclave Controls **** USE STANDARDS 813.03 Residential Density §§ 124(b ), 208 No density limit ii * * * * * * * * §§ 102.9, 123, 124, 127 Generally, 1.0 to 1 floor area ratio **** SPECIFIC PROVISIONS FOR THE RESIDENTIAL ENCLAVE DISTRICT Section Zoning_ Controls ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Residential Enclave District. Controls: An ''Accessorv Dwellim! Unit "as defined in Section 102 and 00 813 813.03 lo 207(c)(4 meetine the reauirements of Section 207(c)(4) is vermitted to be constructed within an existine buildine in areas that allow residential use or within an existine and authorized auxiliarv structure on the same {QJ_ .. SEC. 814. SPD - SOUTH PARK DISTRICT. South Park is an attractive affordable mixed-use neighborhood. The South Park District (SPD) is intended to preserve the scale, density and mix of commercial and residential activities within this unique neighborhood. The district is characterized by small-scale, continuous-frontage warehouse, retail and residential structures built in a ring around an oval- shaped, grassy park. Retention of the existing structures is encouraged, as is a continued mix of uses, family-sized housing units, and in-fill development which contributes positively to the Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 90 neighborhood scale and use mix. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) ofthis Code. Most retail, general commercial, office, service/light industrial, arts, live/work and residential activities are permitted. Group housing, social services, and other institutional uses are conditional uses. Hotels, motels, movie theaters, adult entertainment and nighttime entertainment are not permitted. * * * * SPECIFIC PROVISIONS FOR SPD DISTRICTS Article Code Other Code Zoning Controls Section Section * * * * * * * * * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the SPD Districts. Controls: An ''Accessorv Dwellinz Unit " as defined in Section 102 00 814 814.03 o 207(c)(4) and meetinrz the reauirements of Section 207(c)(4) is vermitted to be constructed within an existinrz buildinrz in areas that allow residential use or within an existinrz and authorized auxiliarv structure on the same lot . . * * * * * * * * * * * * SEC. 815. RSD - RESIDENTIAL/SERVICE MIXED USE DISTRICT. The Residential/Service Mixed Use District (RSD) runs along Harrison St. between 4th St. and 5th St. The RSD serves as a housing opportunity area within the South of Market Mixed Use Districts. The district controls are intended to facilitate the development of high- density, mid-rise housing, including residential hotels and live/work units, while also encouraging the expansion of retail, business service and commercial and cultural arts Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 91 activities. Accessory Dwelling Units are permitted are permitted within the district pursuant to subsection 207(c){4) ofthis Code. Residential hotels are subject to flexible standards for parking, rear yard/open space and density. Continuous ground floor commercial frontage with pedestrian-oriented retail activities along major thoroughfares is encouraged. General office, hotels, nighttime entertainment, adult entertainment, massage establishment, movie theaters and heavy industrial uses are not permitted, except that massages services are authorized as a conditional use in the Residential/Service Mixed Use District when provided in conjunction with full-service spa services. Table 815 RSD - RESIDENTIAL/SERVICE MIXED USE DISTRICT ZONING CONTROL TABLE Zoning § Residential/Service No. Category References Mixed Use District Controls * * * * * * * * * * * * * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Residential/Service Mixed Use District. ¢¢ 815 Residential Controls: An ''Accessorv Dwellinf! Unit "as defined in Section 102 ¢ 207(c)(4) 815.03 Densitv Limit and meetim! the reauirements of Section 207(c)(4) is vermitted to be constructed within an existinf! building in areas that allow residential use or within an existinf! and authorized auxiliarv structure on the same lot. SEC. 816. SLR- SERVICE/LIGHT INDUSTRIAL/RESIDENTIAL MIXED USE DISTRICT. The Service/Light Industrial/Residential (SLR) Mixed Use District is designed to maintain and facilitate the growth and expansion of small-scale light industrial, home and Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 92 business service, wholesale distribution, arts production and performance/exhibition activities, live/work use, general commercial and neighborhood-serving retail and personal service activities while protecting existing housing and encouraging the development of housing and live/work space at a scale and density compatible with the existing neighborhood. Housing and live/work units are encouraged over ground floor commercial/service/light industrial activity. New residential or mixed use developments are encouraged to provide as much mixed-income rental housing as possible. Existing group housing and dwelling units would be protected from demolition or conversion to nonresidential use by requiring conditional use review. Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c){4) ofthis Code. General office, hotels, nighttime entertainment, movie theaters, adult entertainment and heavy industrial uses are not permitted. Table 816 SLR - SERVICE/LIGHT INDUSTRIAL/RESIDENTIAL MIXED USED DISTRICT ZONING CONTROL TABLE Service/Light Industrial/ No. Zoning Category § References Residential Mixed Use District Controls * * * * * * * * * * * * * * * * 1 :200 for dwelling units -Ji;_ 816.03 Residential Density Limit §§ 124, 207 .5, 208 1 bedroom for each 70 sq. ft. of lot area for group housing * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR SLR DISTRICTS Article Other Code Code Section Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls Page 93 Sectio n * * * * * * * * * * * * iACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the SLR Mixed Use District. Controls: An ''Accessorv Dwellinf! Unit "as defined in Section 102 €€ 816 ¢ 207(c)(4) and meetinf! the reauirements of Section 207(c)(4) is vermitted to be 816.03 constructed within an existinz buildinz in areas that allow residential use or within an existinz and authorized auxiliarv 'Structure on the same lot. SEC. 817. SLI - SERVICE/LIGHT INDUSTRIAL DISTRICT. The Service/Light Industrial (SU) District is designed to protect and facilitate the expansion of existing general commercial, manufacturing, home and business service, live/work use, arts uses, light industrial activities and small design professional office firms. Existing group housing and dwelling units are protected from demolition or conversion to nonresidential use and development of group housing and low-income affordable dwelling units are permitted as a conditional use. General office, hotels, movie theaters, nighttime entertainment and adult entertainment uses are not permitted. Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c){4) of this Code. Table 817 SLI - SERVICE/LIGHT INDUSTRIAL DISTRICT ZONING CONTROL TABLE No. Zoning Category * * * * * * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS § References Service/Light Industrial District Controls * * * * * * * * Page 94 1 :200 for dwelling units jj;_ 817.03 Residential Density Limit § 208 1 bedroom for each 70 sq. ft. of lot area ~or group housing * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR SLI DISTRICTS Article Code Other CodE Zoning Controls Section Section * * * * * * * * * * * * !ACCESSORY DWELLING UNITS Roundaries: Within the boundaries of the SL! Mixed Use District. Controls: An "Accessorv Dwellinf! Unit "as defined in Section 102 IS207(c)(4) rS rS 817 817. 03 and meetinf! the reauirements of Section 207(c)(4) is vermitted to be constructed within an existinf! buildintz in areas that allow residential use or within an existinf! and authorized auxiliarv structure on the !same lot. * * * * * * * * * * * * SEC. 818. SSO-SERVICE/SECONDARY OFFICE DISTRICT. The Service/Secondary Office District (SSO) is designed to accommodate small-scale light industrial, home and business services, arts activities, live/work units, and small-scale, professional office space and large-floor-plate "back office" space for sales and clerical work forces. Nighttime entertainment is permitted as a conditional use. Dwelling units and group housing are permitted as conditional uses. Demolition or conversion of existing group housing Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 95 or dwelling units requires conditional use authorization. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) ofthis Code. Office, general commercial, most retail, service and light industrial uses are principal permitted uses. Large hotel, movie theater, adult entertainment and heavy industrial uses are not permitted. Small hotels of 75 rooms or less are permitted in this District only as a conditional use. Any such conditional use authorization requires a conditional use finding that disallows project proposals that displace existing Production, Distribution and Repair (PDR) uses. Table 818 SSO - SERVICE/SECONDARY OFFICE DISTRICT ZONING CONTROL TABLE No. Zoning Category § References Service/Secondary Office District Controls * * * * * * * * * * * * * * * * 1 :200 for dwellings jJ.; 818.03 Residential Density §§ 124(b), 207.5, 208 1 bedroom for each 70 sq. ft. of lot area for group housing * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR SSO DISTRICTS Article Code Other Code Zoning Controls Section Section * * * * * * * * * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the SL! Mixed Use District. 00 818 818.03 6207(c)(4) Controls: An ''Accessorv Dwellinz Unit "as defined in Section 102 and meetinz the reauirements of Section 207(c)(4) is vermitted to be Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 96 constructed within an existinrz buildinrz in areas that allow residential use or within an existinrz and authorized auxiliarv structure on the same /QJ.. * * * * * * * * * * * * SEC. 827. RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE DISTRICT (RH-DTR). The Rincon Hill Downtown Residential Mixed Use District (RH-DTR), the boundaries of which are shown in Section Map No. 1 of the Zoning Map, is established for the purposes set forth below. The RH-DTR District is adjacent to the southern edge of the downtown, generally bounded by Folsom Street, the Bay Bridge, the Embarcadero, and Essex Street. High-density residential uses and supporting commercial and institutional uses are allowed and encouraged within the limits set by height, bulk, and tower spacing controls. Folsom Street is intended to develop as the neighborhood commercial heart of the Rincon Hill and Transbay neighborhoods, and pedestrian-oriented uses are required on the ground floor. Individual townhouse dwelling units with ground floor entries directly to the street are required on streets that will become primarily residential, including First, Fremont, Beale, Main, and Spear Streets. While lot coverage is limited for all levels with residential uses that do not face onto streets or alleys, traditional rear yard open spaces are not required except in the limited instances where there is an existing pattern of them, such as smaller lots on the Guy Place block. Specific height, bulk, and setback controls establish appropriate heights for both towers and mid-rise podium development and ensure adequate spacing between towers in order to establish a neighborhood scale and ensure light and air to streets and open spaces. Setbacks are required where necessary to provide transition space for ground floor residential uses and Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 97 to ensure sunlight access to streets and open spaces. Off-street parking must be located below grade. Given the need for services and open space resulting from new development, projects will provide or contribute funding for the creation of public open space and community facilities as described in the Rincon Hill Area Plan of the General Plan. The Rincon Hill Streetscape Plan, part of the Area Plan, proposes to enhance and redesign most streets in the district to create substantial new open space amenities, improve pedestrian conditions, and improve the flow of local traffic and transit. Detailed standards for the provision of open spaces, mid-block pathways, and residential entries are provided to ensure that new buildings contribute to creating a public realm of the highest quality in Rincon Hill. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) of this Code. Table 827 RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE DISTRICT ZONING CONTROL TABLE No. Zoning Category § Rincon Hill Downtown Residential Mixed Use References District Zoning Controls **** Residential Standards and Uses * * * * * * * * * * * * * * * * Residential No Limit.§ 207.5(d) ii .47 Density, Dwelling § 890.88(a) Unit Mix Required § 207 .6 Units * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE Section Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls Page 98 **** **** * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Rincon Hill Downtown Residential Mixed Use District. § 827.47 §207(c){4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements o[Section 207(c){4) is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxilia!J:!. structure on the same lot. 1 o SEC. 828. TRANS BAY DOWNTOWN RESIDENTIAL DISTRICT (TB-DTR). The Transbay Downtown Residential District, which is wholly within the Transbay Redevelopment Project Area, comprises mostly publicly owned parcels containing infrastructure or underutilized land related to the Transbay Terminal and former Embarcadero Freeway. This district generally extends along the north side of Folsom Street from Spear to Essex Streets, and between Main and Beale Streets to the north side of Howard Street. Laid out in the Transbay Redevelopment Plan and its companion documents, including the Design for the Development and the Development Controls and Design Guidelines for the Transbay Redevelopment Project, is the comprehensive vision for this underutilized area as a high- density, predominantly residential, district within walking distance of the downtown core, transit facilities, and the waterfront. The plan for the district includes: a mix of widely-spaced high-rises, mixed with a street-defining base of low- and mid-rise buildings with ground floor townhouses; a public open space on part of the block bounded by Folsom, Beale, Howard, and Main Streets; ground-floor retail along Folsom Street; and several new alleyways to break up the size of the blocks. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 99 (a) Basic Controls. Development controls for this district are established in the Transbay Redevelopment Plan as approved by the Planning Commission on December 9, 2004, and January 13, 2005, specifically the Development Controls and Design Guidelines for the Transbay Redevelopment Project. On matters to which these Redevelopment documents are silent, controls in this Code pertaining to the C-3-0 District shall apply. The C-3-0 District permits construction o(Accessory Dwelling Units pursuant to Section 207(c){4) o(thisCode. SEC. 829. SOUTH BEACH DOWNTOWN RESIDENTIAL MIXED USE DISTRICT (SB-DTR). The South Beach Downtown Residential Mixed Use District (SB-DTR), the boundaries of which are shown in Section Map No. 1 of the Zoning Map, is established for the purposes set forth below. The SB-DTR District is adjacent to the southern edge of the downtown, generally bounded by the Bay Bridge, Bryant Street, the Embarcadero, and 2nd Street, and is primarily comprised of the former South Beach Redevelopment Area. High-density residential uses and supporting commercial and institutional uses are allowed and encouraged within the limits set by height, bulk, and tower spacing controls. Individual townhouse dwelling units with ground floor entries directly to the street are generally required on streets. While lot coverage is limited for all levels with residential uses that do not face onto streets or alleys, traditional rear yard open spaces are not required. Specific height, bulk, and setback controls establish appropriate heights for both towers and mid-rise podium development and ensure adequate spacing between towers in order to establish a neighborhood scale and ensure light and air to streets and open spaces. Setbacks are required where necessary to provide transition space for ground floor residential uses and to ensure sunlight access to streets and open spaces. Off-street parking must be located below grade. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) of this Code. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 100 Table 829 SOUTH BEACH DOWNTOWN RESIDENTIAL DISTRICT ZONING CONTROL TABLE No. Zoning Category § South Beach Downtown Residential District References Zoning Controls **** Residential Standards and Uses * * * * * * * * * * * * * * * * Residential No Limit.§ 207.S(d) ti .47 Density, Dwelling § 890.88(a) Unit Mix Required§ 207.6 Units * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR SOUTH BEACH DOWNTOWN RESIDENTIAL DISTRICT Section Zoning Controls **** **** * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries ofthe South Beach Downtown Residential District. § 829.47 §207(c){4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements o(Section 207(c){4) is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary structure on the same lot. SEC. 840. MUG - MIXED USE-GENERAL DISTRICT. The Mixed Use-General (MUG) District is largely comprised of the low-scale, production, distribution, and repair uses mixed with housing and small-scale retail. The MUG is designed to maintain and facilitate the growth and expansion of small-scale light industrial, Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 101 wholesale distribution, arts production and performance/exhibition activities, general commercial and neighborhood-serving retail and personal service activities while protecting existing housing and encouraging the development of housing at a scale and density compatible with the existing neighborhood. Housing is encouraged over ground floor commercial and production, distribution, and repair uses. New residential or mixed use developments are encouraged to provide as much mixed-income family housing as possible. Existing group housing and dwelling units would be protected from demolition or conversion to nonresidential use by requiring conditional use review. Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c){4) of 1 0 this Code. Hotels, nighttime entertainment, movie theaters, adult entertainment and heavy industrial uses are not permitted. Office is restricted to the upper floors of multiple story buildings. Table 840 MUG - MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE No. Zoning Category § References Mixed Use-General District Controls **** Residential Uses * * * * * * * * * * * * * * * * Dwelling Unit Density 840.24 §§ 124, 207.5, 208 No density limit ii Limit * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR MUG - MIXED USE-GENERAL DISTRICT Section Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Zoning Controls Page 102 ACCESSORY DWELLING UNITS Boundaries: Within the boundaries ofthe MUG - Mixed Use-General District. § 840.24 §207(c)(4) Controls: An "Accessory Dwelling Unit." as defined in Section 102 and meeting the requirements o(Section 207(c){4) is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary structure on the same lot. SEC. 841. MUR - MIXED USE-RESIDENTIAL DISTRICT. The Mixed Use-Residential District (MUR) serves as a buffer between the higher- density, predominantly commercial area of Verba Buena Center to the east and the lower- scale, mixed use service/industrial and housing area west of Sixth Street. The MUR serves as a major housing opportunity area within the eastern portion of the South of Market. The district controls are intended to facilitate the development of high- density, mid-rise housing, including family-sized housing and residential hotels. The district is also designed to encourage the expansion of retail, business service and commercial and cultural arts activities. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) ofthis Code. Continuous ground floor commercial frontage with pedestrian-oriented retail activities along major thoroughfares is encouraged. Hotels, nighttime entertainment, adult entertainment and heavy industrial uses are not permitted. Office is limited by residential-te- non residential ratio in new construction. Table 841 MUR- MIXED USE-RESIDENTIAL DISTRICT ZONING CONTROL TABLE No. Zoning Category **** Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS § References Mixed Use-Residential District Controls Page 103 Residential Uses * * * * * * * * * * * * * * * * Dwelling Unit Density 841.24 §§ 124, 207.5, 208 No density limit w#hffl ii Limit * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR MUR -RESIDENTIAL DISTRICT Section Zoning_ Controls ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the MUR - Mixed Use- ResidentialDistrict. § 841.24 §207(c){4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements o(Section 207(c){4) is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary_ structure on the same lot. SEC. 842. MUO - MIXED USE-OFFICE DISTRICT. The Mixed Use-Office (MUO) runs predominantly along the 2nd Street corridor in the South of Market area. The MUO is designed to encourage office uses and housing, as well as small-scale light industrial and arts activities. Nighttime entertainment and small tourist hotels are permitted as a conditional use. Large tourist hotels are permitted as a conditional use in certain height districts. Dwelling units and group housing are permitted, while demolition or conversion of existing dwelling units or group housing requires conditional use authorization. Family-sized housing is encouraged. Accessory_ Dwelling Units are permitted within the district pursuant to subsection 207(c){4) ofthis Code. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 104 Office, general commercial, most retail, production, distribution, and repair uses are also principal permitted uses. Adult entertainment and heavy industrial uses are not permitted. Table 842 MUO - MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE No. Zoning Category § References Mixed Use-Office District Controls **** Residential Uses * * * * * * * * * * * * * * * * Dwelling Unit Density 842.24 §§ 124, 207.5, 208 No density limit ii Limit * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR MUO - MIXED USE OFFICE DISTRICT Section Zoning_ Controls ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the MUO - Mixed Use-Office District. § 842.24 §207(c)(4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements o(Section 207(c)(4) is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary structure on the same lot. SEC. 843. UMU - URBAN MIXED USE DISTRICT. The Urban Mixed Use (UMU) District is intended to promote a vibrant mix of uses while maintaining the characteristics of this formerly industrially-zoned area. It is also intended to serve as a buffer between residential districts and PDR districts in the Eastern Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 105 Neighborhoods. Within the UMU, allowed uses include production, distribution, and repair uses such as light manufacturing, home and business services, arts activities, warehouse, and wholesaling. Additional permitted uses include retail, educational facilities, and nighttime entertainment. Housing is also permitted, but is subject to higher affordability requirements. Family-sized dwelling units are encouraged. Within the UMU, office uses are restricted to the upper floors of multiple story buildings. In considering any new land use not contemplated in this District, the Zoning Administrator shall take into account the intent of this District as expressed in this Section and in the General Plan. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code. Table 843 UMU - URBAN MIXED USE DISTRICT ZONING CONTROL TABLE No. Zoning Category § References Urban Mixed Use District Controls **** Residential Uses * * * * * * * * * * * * * * * * Dwelling Unit Density 843.24 Limit * * * * * * *·* Section ~ 843.24 ~207(c2(42 §§ 124, 207.5, 208 No density limit ti * * * * * * * * SPECIFIC PROVISIONS FOR UMU - URBAN MIXED USE DISTRICT Zoning_ Controls ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the UMU-Mixed Use District. Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and meeting the req_uirements o[Section 207(c2(42 is permitted to be constructed Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 106 within an existing building in areas that allow residential use or within an existing and authorized auxilia[J!_ structure on the same lot. SEC. 844. WMUG - WSOMA MIXED USE-GENERAL DISTRICT. The WSoMa Mixed Use-General (WMUG) District is largely comprised of the low-scale, production, distribution, and repair uses mixed with housing and small-scale retail. The WMUG is designed to maintain and facilitate the growth and expansion of small-scale light industrial, wholesale distribution, arts production and performance/exhibition activities, general commercial and neighborhood-serving retail and personal service activities while protecting existing housing and encouraging the development of housing at a scale and density compatible with the existing neighborhood. Housing is encouraged over ground floor commercial and production, distribution, and repair uses. New residential or mixed use developments are encouraged to provide as much mixed-income family housing as possible. Existing group housing and dwelling units will be protected from demolition or conversion to nonresidential use by requiring conditional use review. Accesso[J!_ Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code. Hotels, nighttime entertainment, movie theaters, adult entertainment and heavy industrial uses are not permitted. Office use is restricted to customer-based services on the ground floor. Table 844 WMUG - WSOMA MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE No. Zoning Category **** Residential Uses * * * * * * * * Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS § References WSoMa Mixed Use-General District Controls * * * * * * * * Page 107 Dwelling Unit Density 844.24 §§ 124, 207.5, 208 No density limit fl Limit * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR WMUG DISTRICTS Section Zoning Controls * * * * * * * * * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the WSoMa-Mixed Use General District. § 844.24 §207(c)(4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements ofSection 207(c)(4) is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary structure on the same lot. SEC. 845. WMUO - WSOMA MIXED USE-OFFICE DISTRICT. The WSoMa Mixed Use-Office (WMUO) runs predominantly along the Townsend Street corridor between 4th Street and 7th Street and on 11th Street, from Harrison Street to the north side of Folsom Street. The WMUO is designed to encourage office uses along with small-scale light industrial and arts activities. Nighttime entertainment is permitted, although limited by buffers around RED and RED-MX districts. Office, general commercial, most retail, production, distribution, and repair uses are also principal permitted uses. Residential uses, large hotels, adult entertainment and heavy industrial uses are not permitted. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) of this Code. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 108 Table 845 WMUO - WSOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE No. Zoning Category § References WSoMa Mixed Use-Office District Controls **** Residential Uses * * * * * * * * * * * * * * * * Dwelling Unit Density 845.24 §§ 124, 207.5, 208 No density limit ti Limit * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR WMUO DISTRICTS Section Zoning_ Controls ACCESSORY DWELLING UNITS Boundaries: Within the boundaries ofthe WSoMa Mixed Use-Office District. § 845.24 §207(c){4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements o(Section 207(c){4) is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary_ structure on the same lot. SEC. 846. SALi - SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT. The Service/Arts/Light Industrial (SAU) District is largely comprised of low-scale buildings with production, distribution, and repair uses. The district is designed to protect and facilitate the expansion of existing general commercial, manufacturing, home and business service, and light industrial activities, with an emphasis on preserving and expanding arts activities. Nighttime Entertainment is permitted although limited by buffers around RED and Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 109 RED-MX districts. Residential Uses, Offices, Hotels, and Adult Entertainment uses are not permitted. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) of this Code Table 846 SALi- SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT ZONING CONTROL TABLE No. Zoning Category § References SALi District Controls **** Residential Uses * * * * * * * * * * * * * * * * Dwelling Unit Density 846.24 §§ 124, 207.5, 208 No density limit ii Limit * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR SALi DISTRICTS Section Zoning Controls * * * * * * * * * * * * ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the SAL! Districts. ~ 846.24 P07(c2{42 Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements ofSection 207(c2(42 is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary structure on the same lot. SEC. 847. RED-MX- RESIDENTIAL ENCLAVE-MIXED DISTRICT. Residential Enclave-Mixed Districts (RED-MX) encompass some of the clusters of low- scale, medium density, predominantly residential neighborhoods located along the narrow side streets of the Western SoMa area. Many parcels in these residential enclaves are Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 110 underdeveloped and represent opportunities for new residential and low-intensity commercial uses. While residential uses are encouraged throughout these districts, group housing is limited, and student housing and single-room-occupancy units are prohibited. Small-scale retail, restaurants, arts activities, and other commercial uses are principally permitted to create the potential for more active, mixed use alleys. Some automobile-related and production, distribution, and repair uses are also permitted with limitations. Existing commercial activities in nonresidential structures may continue as nonconforming uses subject to the termination requirements of Article 1.7. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code. Table 847 RED-MX- RESIDENTIAL ENCLAVE-MIXED DISTRICT ZONING CONTROL TABLE No. Zoning Category § References Residential Enclave-Mixed District Controls **** USE STANDARDS 847.03 Residential Density §§ 124, 207 .5, 208 No density limit ii * * * * * * * * * * * * * * * * SPECIFIC PROVISIONS FOR RESIDENTIAL ENCLAVE-MIXED DISTRICTS Section Zoning_ Controls ACCESSORY DWELLING UNITS Boundaries: Within the boundaries o[_the Residential Enclave-Mixed § 847.24 §207(c)(4) Districts. Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements o[Section 207(c2(42 is permitted to be constructed Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 111 within an existing building in areas that allow residential use or within an existing and authorized auxiliarJ!._ structure on the same lot. Section 5. The Administrative Code is hereby amended by revising Section 37.2, to read as follows: SEC. 37.2. DEFINITIONS. (r) Rental Units. All residential dwelling units in the City and County of San Francisco together with the land and appurtenant buildings thereto, and all housing services, privileges, furnishings and facilities supplied in connection with the use or occupancy thereof, including garage and parking facilities. * * * * The term "rental units" shall not include: * * * * (4) Except as provided in Ssubsections (A), (B) and (C), dwelling units whose rents are controlled or regulated by any government unit, agency or authority, excepting those unsubsidized and/or unassisted units which are insured by the United States Department of Housing and Urban Development; provided, however, that units in unreinforced masonry buildings which have undergone seismic strengthening in accordance with Building Code Chapters 168 and 16C shall remain subject to the Rent Ordinances to the extent that the ordinance is not in conflict with the seismic strengthening bond program or with the program's loan agreements or with any regulations promulgated thereunder. * * * * (D) The term "rental units" shall include Accessory Dwelling Units constructed pursuant to Section 207(c)(4) of the Planning Code and that have received a Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 112 complete or partial waiver of the density limits and the parking, rear yard, exposure, or open space standards from the Zoning Administrator pursuant to Planning Code Section 307(1), prm>'ided that the buikling containing the Accessory· Dwelling Unit(s) or any unit with-in the buUding is already subject to this Chapter. * * * * Section 6. Scope of Ordinance. In enacting this ordinance, the Board of Supervisors intends to amend only those words, phrases, paragraphs, subsections, sections, articles, numbers, punctuation marks, charts, diagrams, or any other constituent parts of the Municipal 1 O Code that are explicitly shown in this ordinance as additions, deletions, Board amendment additions, and Board amendment deletions in accordance with the "Note" that appears under the official title of the ordinance. Section 7. Severability. If any section, subsection, sentence, clause, phrase, or word of this ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the ordinance. The Board of Supervisors hereby declares that it would have passed this ordinance and each and every section, subsection, sentence, clause, phrase, and word not declared invalid or unconstitutional without regard to whether any other portion of this ordinance would subsequently be declared invalid or unconstitutional. Section 8. Directions to Clerk. The Clerk of the Board of Supervisors is hereby directed to submit a copy of this ordinance to the California Department of Housing and Community Development within 60 days following adoption pursuant to Section 65852.2(h) of the California Government Code. Supervisors Farrell, Wiener, Peskin BOARD OF SUPERVISORS Page 113 Section 9. This Section is uncodified. The Planning Department shall prepare and submit to the Board of Supervisors a Report on the size of Accessorv Dwelling Units (ADUs) constructed or proposed to be constructed pursuant to Planning Code Section 207(c)(4). The Report shall be submitted no later than 15 months from the date of adoption of this ordinance and shall include the size data on all ADUs that have been constructed or are proposed to be constructed from the effective date of Planning Code Section 207(c)(4). and any predecessor ADU legislation. up to 12 months from the effective date of this ordinance. APPROVED AS TO FORM: DENNIS . HERRERA, City Attorney I ' By: DITH A. BOYAJIAN Deputy City Attorney n:\legana\as2016\1600445\01122593.docx Supervisors Farrell, Peskin, Wiener BOARD OF SUPERVISORS /fV(\) Page 114 City and County of San Francisco Tails Ordinance City Hall 1 Dr. Carlton B. Goodlett Place San Francisco, CA 94102-4689 File Number: 160657 Date Passed: July 26, 2016 Ordinance amending the Planning Code to allow the construction of Accessory Dwelling Units (ADUs, also known as Secondary or In-Law Units) on all lots in the City in areas that allow residential use; amending the Administrative Code to revise the definition of "rental unit" as it applies to ADUs; affirming the Planning Department's determination under the California Environmental Quality Act; making findings of consistency with the General Plan, and the eight priority policies of Planning Code, Section 101.1; adopting findings of public necessity, convenience, and welfare under Planning Code, Section 302; and directing the Clerk to send a copy of this ordinance to the California Department of Housing and Community Development after adoption. July 18, 2016 Land Use and Transportation Committee -AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE July 18, 2016 Land Use and Transportation Committee - REFERRED WITHOUT RECOMMENDATION AS AMENDED AS A COMMITIEE REPORT July 19, 2016 Board of Supervisors -AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE Ayes: 11 -Avalos, Breed, Campos, Cohen, Farrell, Kim, Mar, Peskin, Tang, Wiener and Yee July 19, 2016 Board of Supervisors - PASSED ON FIRST READING AS AMENDED Ayes: 10 -Avalos, Breed, Campos, Cohen, Farrell, Kim, Mar, Peskin, Tang and Wiener Noes: 1 - Yee July 26, 2016 Board of Supervisors - FINALLY PASSED City a11d County of Sa11 Francisco Ayes: 10 -Avalos, Breed, Campos, Cohen, Farrell, Kim, Mar, Peskin, Tang and Wiener Noes: 1 - Yee Page31 Pri11tedat 3:3lpmo117/27/16 File No. 160657 City and County of San Frtmcisco Page32 I hereby certify that the foregoing Ordinance was FINALLY PASSED on 7/26/2016 by the Board of Supervisors of the City and County of San Francisco. Date Approved Printed at 3:31 pm on 7127116