o0208-19

FILE NO. 190594 AMENDED IN BOARD 9/3/2019 ORDINANCE NO. [Planning Code - Reorganization of Chinatown Mixed Use Districts] 208-19 Ordinance amending the Planning Code to revise the zoning control tables of the Chinatown Mixed Use Districts to make them consistent with those in Articles 2 and 7, to apply the use definitions in Section 102, to set an abandonment period for use size maximums, and to allow General Entertainment and Nighttime Entertainment Uses with conditional use authorization; 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; and 1 O adopting findings of public necessity; convenience; and welfare under Planning Code, Section 302. 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 italics Times ~Vew Roman font. Board amendment additions are in double-underlined Arial font. Board amendment deletions are in strikethrough /\rial 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. 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. 190594 and is incorporated herein by reference. The Board affirms this determination. Planning Commission BOARD OF SUPERVISORS Page 1 (b) On May 9, 2019, the Planning Commission, in Resolution No. 20449, 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. 190594, and is incorporated herein by reference. (c) Pursuant to Planning Code Section 302, the Board of Supervisors finds that this ordinance will serve the public necessity, convenience, and welfare for the reasons stated in Planning Commission Resolution No. 20449. Section 2. The Planning Code is hereby amended by revising Sections 102, 121.4, 134.1, 201, 249.25, 249.66, 263.12, 803, 803.2, 809, 810, 811, and 812, to read as follows: SEC. 102. DEFINITIONS. Accessory Use. A related minor Use that is either necessary to the operation or enjoyment of a lawful Principal Use or Conditional Use, or appropriate, incidental, and subordinate to any such use, and is located on the same lot. Accessory Uses are regulated by Sections 204 through 204.5 and Sections 703(d), 803.2(b)(l)(C), 803.2(d), 803.3(b)(1 )(C), and 825(c)(1 )(C) of this Code. * * * * Conditional (or Conditionally Permitted) Use. Conditional Use allows the Planning Commission to consider uses or projects that may be necessary or desirable in a particular neighborhood, but which are not allowed as a matter of right within a particular zoning district. Whether a use is conditional in a given district is indicated in this Code. Sections of this Code that govern Conditional Uses include, but are not limited to Sections 178, 179, 303, and 303.1. * * * * Planning Commission BOARD OF SUPERVISORS Page 2 SEC. 121.4. NON-RESIDENTIAL USE SIZE LIMITS IN MIXED USE DISTRICTS. In order to protect and maintain small scale use within an historically significant area and to conserve neighborhood-serving uses in Chinatown, eCommercial uUses which exceed the use size limits up to the maximum limits stated in the table below shall be permitted only as eConditional uUses subject to the provisions set forth in Section 303 of this Code. The use area shall be measured as the gGross JEloor eAJea for each individual commercial use. Individual eCommercial uUses above the use size maximum below lifn# shall not be permitted,,;;; a-00 Further. any space that exceeds the use size maximum below shall be deemed abandoned with any change of use or if no business has been operational for a period of three years or more, except the 1 O maximum use size shall not be deemed abandoned if the change of use is for a Legacy Business or Institutional Use. or if a Legacy Business or Institutional Use occupies the non- conformina soace after such three vear oeriod District Chinatown Visitor Chinatown Residential Neighborhood Commercial Chinatown Community Business Use Size Maximum 5,000 sq. ft. 4,000 sq. ft. Nene No Maximum Use Size Limit 2,500 sq. ft. 2,500 sq. ft. 5,000 sq. ft. In the Chinatown Visitor Retail District, the YY:.se &~ize limit shall not apply to a Restaurant. SEC. 134.1. SITE COVERAGE IN CHINATOWJ\TMIXED USE DISTRICTS CHI1\G4TOWN. In the Chinatown Community Business District, Chinatown Visitor Retail District and the Chinatown Residential Neighborhood Commercial District at the lowest level occupied for dwelling, the site coverage shall be no more than 75% percent. The noncovered area requirement may be provided in a location other than the rear yard including balconies and Planning Commission BOARD OF SUPERVISORS Page 3 rooftop terraces if the new structure does not significantly impede the access of light and air to adjacent properties, as determined by the Zoning Administrator. Factors to be considered in such determination shall include, but shall not be limited to: preservation of light and air to existing windows and openings in the vicinity; usability of the noncovered space for residential open space purposes; and sun access to the noncovered space and adjacent sidewalks. SEC. 201. CLASSES OF USE DISTRICTS. In order to carry out the purposes and provisions of this Code, the City is hereby divided into the following classes of use districts: * * * * Chinatown Mixed Use Districts (Also see Sec. 802.3) CCB Chinatown Community Business District (Defined in Sec. 810:-1-) CR/NC Chinatown Residential/Neighborhood Commercial District (Defined in Sec. 812:-1-) CVR Chinatown Visitor Retail District (Defined in Sec. 811:-1-) * * * * SEC. 249.25. JACKSON SQUARE SPECIAL USE DISTRICT. * * * * (b) Controls. ( 1) General. The provisions of the C-2 use district as established in Section 210.2 and applicable provisions of the Washington-Broadway Special Use Districts (Section 239), and the Chinatown Community Business District (Section 810:-1-), shall prevail except as provided in paragraphs (2) and (3) below. * * * * SEC. 249.66. CHINATOWN TRANSIT STATION SPECIAL USE DISTRICT. Planning Commission BOARD OF SUPERVISORS Page4 (a) Purpose. In order to facilitate the construction of the Central Subway, the extension of the Third Street Light Rail Line from the Caltrain Terminal at 4th Street and King Street to an underground station in Chinatown, there shall be a Chinatown Transit Station Special Use District consisting of Lot 1, of Assessor's Block 0211, as designated on Sectional Map SU01 of the Zoning Map of the City and County of San Francisco. (b) Special Controls. The following controls apply to projects within the special use district and to any subsequent alterations or changes in use in a building approved under this Section. fl-) All otherwise applicable provisions of the Planning Code shall apply to this Special 1 O Use District with the exception of Sections 312, and 317 and 812.39(b). SEC. 263.12. SPECIAL HEIGHT EXCEPTIONS: PORTION OF CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT. (a) General. In the 65N-85N Height and Bulk District, as designated on Sectional Map No. 1 H of the Zoning Map, located within the boundaries of the Chinatown Residential Neighborhood Commercial District, height exceptions may be approved above the 65-foot base height to a maximum of 85 feet, in accordance with the conditional use procedures and criteria provided in Section 303 of this Code and with the criteria and conditions set forth in &~ubsection (c) below. (1) When the developer of housing (a dDwelling uUnit or gGroup hHousing) agrees to construct 25% percent of the total units of a housing or mixed use development for persons and families of moderate middle income as defined in Section 401 313.1(12) and such units shall remain affordable to such households for 30 years. (2) When the developer of housing agrees to construct 10% percent of the total units of a housing or mixed use development for persons or families of low income as Planning Commission BOARD OF SUPERVISORS Page 5 defined in Section 401 313.1(13) and such units shall remain affordable to such households for 30 years. (3) When floor area at least equal to that permitted above the 65-foot base height will be occupied by medical or social services primarily directed to low-income persons or families and provision of space for such services is included in an approved Institutional Master Plan pursuant to Section 304.5 of this Code. (b) Findings and Purposes. In this district, heights higher than 65 feet would encourage the construction of additional low-rent dwellings to serve housing and other needs in the City, or provision of services to low-income households provided that the structure does 1 O not adversely affect a building identified as having individual architectural and historical significance and is designed to reduce shadows on public sidewalks and parks, to reduce adverse wind impacts to adjacent uses, to provide an appropriate height transition to adjacent higher or lower buildings, and to otherwise satisfy 8§'.Ubsection (c) below and the conditional use criteria of this Code, and would benefit the public. (c) Conditions. ( 1) The b#y Planning Commission shall impose conditions on the approval of additional height pursuant to this subsection {fl to mitigate the impact that such height may have on adjacent uses and property and to assure the enforceability and enforcement of housing affordability and use provisions, which shall include, but need not be limited to, a requirement that each housing unit of an approved structure remain affordable to households of low or middle moderate income for a period of not less than 30 years from the date of the first recording of a deed of trust provided that such unit is in conformity with 8§'.Ubsection ( c )(2) below and Section 413 ~- (2) The permit applicant shall designate housing units, which may be above or below the 65-foot base height limit, which shall be affordable to those households specified Planning Commission BOARD OF SUPERVISORS Page 6 in S~ubsection (a). Prior to the issuance by the Superintendent Director of the Bureau Department of Building Inspection (Superintendent) of a site or building permit to construct any designated unit subject to this Section 263.12, the permit applicant shall notify the Director of Planning and the Director of Property in writing whether the unit will be an owned or rental unit as defined in Section J.1+.1401 of this Code. (3) Within 60 days after the issuance by the Director of the Department of Building Inspection Superintendent of a site or building permit for construction of any unit intended to be an owned unit, the Director of Planning shall notify the City Engineer in writing identifying the intended owned unit, and the Director of Property shall appraise the fair market 1 O value of such unit as of the date of the appraisal, applying accepted valuation methods, and deliver a written appraisal of the unit to the Director of Planning and the permit applicant. The permit applicant shall supply all information to the Director of Property necessary to appraise the unit, including all plans and specifications. (4) Each designated unit shall be subject to the provisions of Sectione 413 313(iJ and OJ of this Code. For purposes of this subsection {9- and the application of Sectione 413 313(iJ and OJ of this Code to designated units constructed pursuant to this subsection {9-, the definitions set forth in Section~ 401and413 313(a)(2), (3), (4), (5), (6), (8), (9), (11), (12), (13), (14), (16), (20), (21), (22J, (24J, (25J and (26) shall apply. SEC. 803. MIXED USE DISTRICT REQUIREMENTS. The Mixed Use District zoning control categories are listed in Sections 803.2, 803.3 and 825,..J. of this Code. Related building standards and permitted uses are generally stated, summarized or cross-referenced in those Sections or in the zoning control tables for each Mixed Use district Sections 810.1 through 819 and 827 through 843 o.fthis Code, for each ofthe dietrict classes listed in Section 802.1, or referenced in Section 899 of this Code. SEC. 803.2. USES PERMITTED IN CHINATOWN MIXED USE DISTRICTS. Planning Commission BOARD OF SUPERVISORS Page 7 A Use is the specific purpose for ~which a property or building is blsed, occupied, maintained, or leased. Whether or not a Use is permitted in a specific Chinatovm },{ixed Use District is set forth, swnmarized, or cross referenced in Sections 810.1 throblgh 812. 96 o,fthis Code for each district class. (a) Use CategtJries. The uses, fimctions, or activities, that are permitted in each Chinatmvn },{ixed [lse District class inclblde those listed in Table 803.2 belmF by zoning control categm)' and numbered and cross re,ferenced to the Code Section containing the definition. Zoning Control Tables. Each Chinatown Mixed Use District has a corresponding Zoning Control Table that details the basic development standards and Use controls for the respective district. Zoning control tables are explained in Section 202.1 of this Code. Permitted Uses, Conditionally Permitted Uses, and Uses that are not permitted in the zoning districts described in this Section 803.2 are detailed in the corresponding zoning control tables. TABLE 803.2 USE CATEGORIES PERMITTED IN THE CHINATO'NN MIXED USE DISTRICTS Planning Commission BOARD OF SUPERVISORS Zoning Control Categories for Uses Section lVumber of' Use Definition Page on? ,.., A? 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Uses in Chinatown },{ixed Use Districts are either permitted, conditional, accessory, temporary, or are notpermitted. (1) P~rmitted Uses in Enclosed Buildings. All p£ermitted and Conditionally Permitted uUses in Chinatown Mixed Use Districts shall be conducted within an enclosed building, unless otherwise specifically allowed in this Code. Exceptions from this requirement are: accessory off-street parking and loading; uses which, when located outside of a building, qualify as an eOutdoor -ad_ctivity -ad_rea, as defined in Section 890. 71 o.fthis Code; Neighborhood Agriculture, as defined in Section 102 of this Code; Wireless Telecommunications Services Facility, as defined in Section 102 ofthis Code; and uses which by their nature are to be conducted in an open lot or outside a building, as described in Sections 890 through 890.140 of this Code. (c) Multiple Uses in One Structure. If there are two or more uses in a structure and none is classified under Section 803.2(d b}(l)-(b) of this Code as an -a4_ccessory Use, then each of these uses will be considered separately as an independent permitted, conditional, temporary, or not permitted use. ~4) Principal Uses. Principal uses are permitted as o.friglzt in a Chinatown A{ixed Use District, when so indicated in Sections 810.1 through 812. 96 of this Code for each district class. (B) Conditional Uses. Conditional uses are permitted in a Chinatown A1:ixed Use District 1vhen authorized by the Planning Commission; whether a use is conditional in a gh:en district is indicated in Sections 810 through 812. Conditional uses are sulrject to the provisions set forth in Planning Commission BOARD OF SUPERVISORS Page 10 Section 303 ofthis Code. In the case offormula retail uses, the provisions o,fPlanning Code Section 303. l shall apply. (i) An establishment ~which sells beer and wine v.·ith motor v•ehiclefiwl is a conditional use, and shall be governed by Section 229. (ii) Any use or feature which lawfitlly existed and vr•as permitted as a principal or conditional use on the effective date of these controls which is not othenvise nonconforming or noncomplying as defined in Section 180 of this Code, and which use or feature is not permitted under this Article is deemed to be a permitted conditional use subject to the provisions of this (iii) i'lotrvithstanding any other provision of this Article, a change in use or demolition ofa movie theater use, as set forth in Section 890. 64, shall require conditional use authorization. This Subsection shall not authorize a change in use if the nC'rV use or uses are otherwise prohibited. (iv ]'fotwithstanding any other provision of this Article, a change in use or demolition ofa general grocery store use, as set forth in Section 890.102(a) and as farther defined in Section 790.102(a), ~which use exceeds 5, 000 gross square feet shall require conditional use authorization. This Subsection shall not authorize a change in use if the nnv use or uses are othenvise prohibited. ('v) Installing a garage in an existing residential building of four or more units requires a mandatory discretionary review hearing by the Planning Commission; Section 311 notice is required for a building of less than four units. In appro',,1ing installation of the garage, the Planning Commission shallfind that: Planning Commission BOARD OF SUPERVISORS Page 11 a. the proposed garage opening/addition of&jfstreetparldng vvill not cause the "remm,.al" or "conversion of residential unit, " as those terms are defined in Section 317 &j this Code; b. the proposed garage opening/addition of&jf streetparldng '1Vill not substantially decrease the livability· of a cfrvelling unit 1vithout increasing the floor area in a commensurate amount; c. the building has not had two or more "no fault" evictions, as defined in Section 3 7. 9(a) (7) (13) of the San Francisco Administrative Code, with each eviction associated with a separate unit(s_) 'r'v'ithin the past ten _y·ears, and d. the proposed garage/addition of &jf street parking installation is consistent with the Priority· Policies ofSection 101.1 &}this Code. Prior to the Planning Commission hearing, or prior to issuance &}notification under Section 311 (c)(2) af this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to a., b., and c. above, which the Department shall independently verify. The Department shall also have made a determination that the project complies vr·ith d. above. (vi) Large Scale Urban Agriculture, as defined in Section 102.35(b), shall require conditional use authorization. (ri. -G) Accessory Uses. Subject to the limitations set forth below and in Sections 204.1 (Accessory Uses for Dwelling Units in All R Districts), 204.4 (Dwelling Units Accessory to Other Uses), and 204.5(Parking and Loading as Accessory Uses) of this Code, a related minor use '1Vhich is either necessary to the operation or enjoyment ofa lawfitl Principal Use or Conditional Use or is appropriate, incidental, and subordinate to any such use, an Accessory Use, as defined in Section J 02, shall be permitted in Chinatown Mixed Use Districts as an Accessory Use when located on the same lot. Any Use not qualified as an Accessory Use shall only be allowed as Planning Commission BOARD OF SUPERVISORS Page 12 a Principal or Conditional Use, unless it qualifies as a temporary use under Sections 205 through 205.4 ~ of this Code. No use in a Chinatown Mixed Use District will be considered accessory to a Principal Use which involves or requires any of the following: (1 i) The use of more than one-third of the total floor area occupied by both the Accessory Use and the Principal Use to which it is accessory, combined, except in the case of accessory off-street parking; (£ii) Any Bar or Restaurant, or any other retail establishment which serves liquor for consumption on-site; (1 iii) Any take-out food use, except for a take-out food use which occupies 100 square feet or less (including the area devoted to food preparation and service and excluding storage and waiting areas) in a retail grocery or specialty food store; (1. w) The wholesaling, manufacturing or processing of foods, goods, or commodities on the premises of an establishment which does not also provide for primarily retail sale of such foods, goods or commodities at the same location where such wholesaling, manufacturing or processing takes place; however, Catering Uses that satisfy the limitations set forth in Section 703(d)(3)(B) shall be permitted as an Accessory Use to Limited Restaurants.,. (1: +>) Medical Cannabis Dispensaries as defined in Section 890.133. (Q w) Any e-thef' General eg:ntertainment use, as defined in Section 890.37, except for one that involves a Limited Live Performance Permit as set forth in Police Code Section 1060 et seq. (Z wt) Cannabis Retail as defined in Section 890.125 ofthis Code. Planning Commission BOARD OF SUPERVISORS Page 13 No part of this subsection (flt;) shall prohibit take-out food activity which operates in conjunction with a Restaurant or Limited fast food ¥Restaurant,_ which A fast food restaurant, by definition, includes take-out food as an accessory and necessary part of its operation. (~ D) Temporary Uses. Uses not otherwise permitted are permitted in Chinatown Mixed Use Districts to the extent authorized by Sections 205, 205.1, or 205.2 of this Code, except that Temporary Cannabis Retail Uses shall not be permitted in Chinatown Mixed Use Districts. (f_-2) Not Permitted Uses. (1 A) Uses which are not listed in this Article§. are not permitted in a Chinatown 1 O Mixed Use District unless determined by the Zoning Administrator to be pEermitted ttUses in accordance with Section 307(a) of this Code. (£ B) No use, even though listed as a pEermitted ttUse or otherwise allowed, shall be permitted in a Chinatown Mixed Use District which, by reason of its nature or manner of operation, creates conditions that are hazardous, noxious, or offensive through the emission of odor, fumes, smoke, cinders, dust, gas, vibration, glare, refuse, water-carried waste, or excessive noise. (1 t;) The establishment of a use that sells alcoholic beverages, other than beer and wine, concurrent with motor vehicle fuel is prohibited, and shall be governed by Section 202@){1) .JJ9. (1. D) No off-street parking garage installations or new curb cuts are permitted on the alleyways in the Chinatown Mixed-Use Districts. (g) Other Chinatown Mixed Use District Provisions. (1) Garages in Existing Residential Buildings. Installing a garage in an existing residential building o[(our or more units requires a mandatory discretionary review hearing bv the Planning Commission BOARD OF SUPERVISORS Page 14 Planning Commission; Section 311 notice is required for a building o(less than (our units. In approving installation of the garage, the Planning Commission shall find that: (a) the proposed garage opening/addition of off-street parking will not cause the "removal" or "conversion of residential unit," as those terms are defined in Section 317 of this Code,· {k) the proposed garage opening/addition of off-street parldng will not substantially decrease the livability ofa Dwelling Unit without increasing the floor area in a commensurate amount; (c) the building has not had two or more "no-fault" evictions, as defined in Section 1 O 37.9(a)(7) through (9) and (11) through (13) of the San Francisco Administrative Code, with each eviction associated with a separate unit{s) within the past 10 years, and (d) the proposed garage/addition ofo([-street parldng installation is consistent with the Priority Policies of Section 101.1 of this Code. Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311 (c)(2) of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (a), {k), and (c) above, which the Department shall independently verify. The Department shall also have made a determination that the project complies with (d) above. SEC. 809. GUIDE TO UNDERSTANDING THE DOWNTOWN RESIDENTIAL AND EASTERN NEIGHBORHOODS MIXED USE DISTRICT ZONING CONTROLS. The Downtown Residential and Eastern Neighborhoods Mixed Use District controls are set forth in the Zoning Control Tables in Sections 813 and 814 810 through 818, and in Sections 825, 827 through 848 84-J or referenced in Section 899 of this Code. * * * * The following symbols are used in this table: P - Permitted as a pJ:rincipal uUse. Planning Commission BOARD OF SUPERVISORS Page 15 C - Permitted as a eConditional uUse, subject to the provisions set forth in this Code. A blank space on the tables in Sections 810 tlirough 812 indicates that the use or feature is not permitted ',vithin the Chinatown A1:ixed Use Districts. Unless a use or feature is permitted or required in the Chinatovm A1:ixed Use Districts as set forth in the Zoning Control Tables or in tlwse sections referenced in Section 899 of this Code, such use or feature is prohibited, unless determined by the Zoning Administrator to be a permitted use. NP - Not Permitted. # - See specific provisions listed by section and zoning category number at the end of the table. 1st - 1st story and below, where applicable. 2nd - 2nd story, where applicable. 3rd+ - 3rd story and above, where applicable. SEC. 810. CHINATOWN COMMUNITY BUSINESS DISTRICT. * * * * Table 810 CHINATOWN COMMUNITY BUSINESS DISTRICT ZONING CONTROL TABLE Chinatown Communitv Business District Zoning Categorv Massin and Setbacks Height and Bulk Limits. 5 Foot Height Bonus for Active Ground Floor Uses Planning Commission BOARD OF SUPERVISORS § Re(erences H 102.12. 105, 106, 250 - 252, { 254, 260, 263.4, 270, 271. See also Height and Bulk District Maps s\' 263.20 Controls 40-X 50-N, 65-N, 65-A, 65-85-A. Pup to 35 feet; C above 35 feet. See Height and Bulk Map for more information. Not Permitted Page 16 Rear Yard §§ 130, 134, 134.1, Sun Access Setbacks § 132.3 Front Setback and Side Yard 9§130, 131, 132, 133 Street FrontaP"e and Public Realm Streetscaee and Pedestrian lmerovements "'138.1 Street Frontage Requirements 1\ 145.1 Maximum Street Frontage [Qer buildingl 9 145.3 Ground Floor Commercial § 145.4 Vehicular Access Restrictions §ll5Jrl Miscellaneous Lot Size (Per Develoementl §121.3 Planned Unit Develoement 9 304 Awning, Canoe)!_, or Marquee 1\ 136.1 Signs 99 602 - 604, 607.2, 608.1, 608.2 General Advertising Signs 9§ 262, 602. 7, 604, 608, 609, 610, 611 Design Guidelines General Plan Commerce and Industry_ Element RESIDENTIAL STANDARDS AND USES Develoement Standards Usable Geen Seace [Per Dwelling Unitl Planning Commission BOARD OF SUPERVISORS ~\9 135, 136 No more than 75% o[)ot coverage at the lowest level occueied by_ a dwelling. Location o[oeen seace may_ be modiil_ed eer 9 13 4.1. 15 {J. at seeci-(j_ed heights Not Required. Required Required Pue to 50 &et; C required (pr more than 50 &et Not Required All allevwavs in the Chinatown Mixed Use Districts; Broadway_ -(j:om the Embarcadero on the east to Polk Street on the west; and Columbus Avenue between Washington and North Point Streets Pue to 5, 000 sq_. ft.; C 5,001 sq_. {J. & above Ol Q. E As eermitted by_§ 607.2 NP Subtect to the Urban Design Guidelines 48 sq_. {J. Page 17 O(f:Street Parking, Residential Dwelling Unit Mix Use Characteristics Sinf!le Room Occuvancv Student Housinrr Residential Uses - Residential Uses Accessory_ Dwelling Unit Density_ Dwelling Unit DensitJ!. Graue Housing DensitJ!. Homeless Shelters Densif;J!. Senior Housing DensitJ!. Loss o[_Dwelling Units - Planning Commission BOARD OF SUPERVISORS §)~ 145.1, 150, 151.1, 153 - 156, 166, 204.5 () 207.6 6102 5102 - i~~ 135, 136 I 02, 207(cLC4L § 207 i§ 208, 890.88(bL §§ 102, 208 ii 102, 202.2(fJ., 207 - P U[!_ to one car (pr each two Dwelling Units; C U[!_ to . 7 5 cars (pr each Dwelling Unit, subiect to the criteria and erocedures o[_Section 151.1 (eL; NP above 0. 7 5 cars (pr each Dwelling Unit § 303(14 C2L Not A1212licable p p Controls by_ Story_ 1st 2nd 3rd E_ I E_ I E_ Accessory_ Dwelling Units are 12ermitted to be , , .,7. • ,. •11• cunstructea wtuun an extsttng uuttutng zunea _(pr residential use or within an existing and authorized auxiliary_ structure on the same lot, 12rovided that it does not eliminate or reduce a ground-story_ retail or commercial s12ace. Ue to 1 unit eer 200 sq. fj. lot area. 1 bedroom 12er 140 sq. fj. lot area DensitJ!. limits regulated by_ the Administrative Code P u12 to twice the number o{_Dwelling Units otherwise 12ermitted as a Princi12al Use in the district and meeting all the requirements o[_i 202.2{[)_0 L· Cue to twice the number o[ Dwelling Units otherwise eermitted as a Princieal Use in the district and meeting all requirements o[_~~ 202.2(fJ.0 L, exce12t (pr£ 202.2{[)_0 L(DL(M, related to location. Controls by Story_ 1st 2nd 3rd+ Page 18 Residential Conversion, Demolition or Merger Residential Hotel Conversion, Demolition or Merger NON-RESIDENTIAL STANDARDS Develo12.ment Standards Floor Area Ratio Use Size Open Space Off:Street Parking, Non-Residential Off Street Freight Loading, Non- Residential Commercial Use Characteristics Drive-u72 Facility_ Formula Retail Hours o[ 072eration Maritime Use Open Air Sales Outdoor Activity_ Area Walk-u72 Facility_ NON-RESIDENTIAL USES - Agricultural Use Catego!J!. Agriculture, Industrial Agriculture, Large Scale Urban Agriculture, Neighborhood Automotive Use Categ01:}' Planning Commission BOARD OF SUPERVISORS § 317 Ch. 41 Admin. Code 1\§ 102, 123, 124 § 121.4 1\ 135.1 §§ 145.1, 150, 151.1, 153 - 156, 166, 204.5 fa\ 150, 152, 153- 155, 161 @, 204.5 §.102 §_§ 102, 303.1 1\ 102 1\ 102 §102 §§.102, 145.2 § 102 - - - §_§_ 102, 202.2(_c) § 1\ 102, 202.2(.c) 1\ §_ 102, 202.2 (_c) - Q Q Q NP NP NP 2.8 to 1 p U/2_ to 5, 000 sq_. -{j.; c 5, 000 sq_. a. & above 0) 1 sq_. a. -{j;r eve/:}' 50 sq_. a. o[building over 10, 000 sq_. a. No car parking req_uired. Limits set -{j;rth in Section 151.1. Bike parking req_uired per Section 155.2. Car share spaces req_uired when a project has 25 or more parking spaces per§ 166. None req_uired i[gross floor area is less than 10, 000 sq_. a. NP cm No Limit NP E P in front, C elsewhere p i[recessed 3 a., c otherwise Controls by Story 1st 2nd 3rd+ - - - NP NP NP Q Q Q E E E - - - Page 19 Automotive Uses* Parking Garage, Private Parking Garage, Public Parking Lot, Private Parking Lot, Public Entertainment, Arts and Recreation Use Caterrorv Entertainment and Recreation Uses* Entertainment, General Entertainment, Nighttime Movie Theater Oeen Recreation Area Passive Outdoor Recreation Industrial Use Category_ Industrial Uses* Institutional Use Catego!:Jl. Institutional Uses* Hose.ital Medical Cannabis Diseensarv.. PFiilaAU'.lFef:lie AdRiiA. geFviees Public Facilities Sales and Service Use Categ01y_ Retail Sales and Service Uses* Bar Cannabis Retail Flexible Retail Hotel Kennel Massage Establishment Massage, Foot/Chair Mortuarv._ Motel Restaurant Services, Financial Services, Fringe Financial Services, Limited Financial Storage, Se!( Tobacco Paraehernalia Store Planning Commission BOARD OF SUPERVISORS §.§. 102, 202.4 § 102 § 102 § 102 § 102 - §§ 102, 202.4 § 102 § 102 1\ 102 § 102 § 102 - §§ 102. 202.2Cd! - - § 102 le; 102 ~ le; 102 - - § 102 H 102, 202.2ca! le; 102 §102 § 102 le; 102 le; 102 § 102 1\1\ 102 202.2(a) § 102 § 102 § 102 le; 102 § 102 le; 102 NP NP Q Q Q Q Q Q Q Q Q Q Q Q - - - NP NP NP E E E E E E E E NP Q Q Q Q Q Q - - - NP NP NP - - - E E E NP NP NP NP NP .t>J.p. .t>J.p. .t>J.p. Q Q Q - - - p p p Q Q Q NP NP NP NP NP NP Q Q Q NP NP NP Q Q Q E Q Q Q Q NP NP NP NP mJill mJill mJill E NP NP E NP NP E NP NP NP NP NP Q NP NP Page 20 Trade ShoQ § 102 E. Q NP Non-Retail Sales and Service* 1'> 102 NP NP NP Design Profj:ssional 1'> 102 E. E. E. Trade Office § 102 E. E. E. Utilit)!. and Infrastructure Use Category_ - - - - Utilitr. and Infrastructure* - Q Q Q Power Plant § 102 NP NP NP Public Utilities Yard § 102 NP NP NP Wireless Telecommunications Services § 102 E. E. E. Facilit)!. *Not listed below (]) C for Use Size is not required for Restaurants larger than 5000 sq. ft .. but C to establish the Use is required as indicated. (2) Installing a garage in an existing residential building o[four or more units requires a mandatory discretionary review hearing by the Planning Commission; Section 311 notice is required for a building o(less than four units. In approving installation of the garage. the Commission shall find that: (a) the proposed garage 012.ening/addition of off-street parking will not cause the "removal" or "conversion of Residential Unit," as those terms are defined in Section 317 of this Code; (b) the wo12.osed garage opening/addition ofo[f-street parking will not substantially decrease the livabilit)!. ofa Dwelling Unit without increasing the floor area in a commensurate amount; (c) the building has not had two or more "no-fault" evictions, as defined in Section 37.9(a)(7) through (9) and (11) through (13) o(the San Francisco Administrative Code, with each eviction associated with a separate unit(s) within the past 10 years, and (d) the wo12.osed garage/addition of off-street 12.arking installation is consistent with the Priority Policies of Section 101.1 ofthis Code. Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311 (c)(2) of this Code, the Planning Department shall require a signed affidavit by the 12.roject sponsor attesting to (a), (Q), and (c) above, which the Department shall inde12.endently verify. The Department shall also have made a determination that the woiect complies with (d) above. (3) Formula Retail Restaurants are NP in all Chinatown MUDs. Zoning Category Planning Commission BOARD OF SUPERVISORS §References Chinatown Community Business Controls Page 21 Planning Commission BOARD OF SUPERVISORS Page 22 Chinatown Community Business No. Zoning Catego1y §References Controls by Stoiy .Jst :2-nd .Jrd=t= n _, --:J Cf-J~,, -- ,1 Cf -- .. : '" -~"-'""'.., v., J,..J.,., v_..._, '"'"" J..Jl'-"1 ""'-"--.._, ,,.,, n _, __ :7 n_J __ J '~ - "''-' ·v -- ~V WV k-fkt In . .: ...... ,...,.. I' onn 1n'1 IP IP p. !LIVI V£-._,.....,._. 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I' - '" ~ •VUL-L-V ..L L-t.-1 'b :Mi Wt, (' (' 7 t:F': 1F':n Of\f\ f\ b rb IG ,._.,,,_ -- ,,_, JJ ...._ o./V'J .-I.- V'VJ "-"/Vt/ --.-v "'J " - -- ' -- --· - ' -- 7 ~ '., ,...._, ................... A __ _ 7_:7_ n 1. ·- '-'- -.~ ,LJLJL-t-V ..I.. WI "'"''"'b " -- - - w ~~., ·c"'' <' 1 en onn 1n IG rb IG "-..... ;,_, J --'-~~, \J/\./o_.l._V --.-v '"'J "------ -- _: .. 7 ~v '-' Planning Commission BOARD OF SUPERVISORS Page 23 A. ... ~1-;7~ D ,/,..; .. ~ 8-8 LV> - ·.._,-L/,,,_,.._,...L L.-t>I "" "6 .(' 1 c:,:: onn 1 1 G ff; G IT~• n. 1-1'- )' ...L ....,, ....,, ' '-'• ......... "J L . ·- A ~L;7~ D 7,..; ~ di) ...Lvi-,.._, . .,.....,ui-i-v .L l..-f>I vv•"6 1' onn 1 -i G ~ G iri ~~- n 1.1:_ J '""• ............ 1~••• '"O } L . ·- A -- _,;_ - " c.M ~ . .._, "" ...... 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G L .... - u ·-r J V/Vo...L,(..,/ µ() ,jJ ,,. ~ n ~£.onn1n,:: i.J..-.. . ,,,, ,.,.._),,/ _.,'"I'"-' /...J.._,,I J' --- JV/Vo...LVV T: .7.+ AI~- .f_ ·-~-·-~ ~ ti .._..,b '"" ../.. - ·:/ ..,.,,_,.,.,,,, "b 1' onn c: A nn.~T~n~l~ C1 l~n J V/ Vo-./ ~ .,.._,. . ....,..,JL.-l<"'-' /...J-v _.._, D .. ; .. u;,. ~;~7 -:-7-2 ,., "6.._,.-'- "' ·-... ·i-v -- .. 1' onn 1 1 2 /2-# '0 . .:,..,,.., :;-.....,-Vo...L...L.J -- ·~- l'T'~ L Ii v..__,.,.,.._.,._,v l.-H In L _r·~ i' onn 1 -i 'J G -· ·-r ·-· J ....,., ............ ..., ID n+~ ,_ T; n 7 .... , __ ·--- ·- -· - ·- } 1leighborhood -:+4A § 102.35(a) .p. .p. .p. A·grieu#ure Large Scale Urban 'r:l4B § 102.35(b) G G G 14grie1;1ft+tre T .. n+;+ • .;; P'"-'",_)"",, ·-~ >U TT- - ,;+~1 1 ,( - J: - - 1 ~ - ..J_t-'""L--vv .._,. HL 1' onn AA " J V/ Vo ..__,...., .,,....,, 1 r .. ,,., J ~n r' ·- ·-'-1 '-./V VVl/f.'I" ....... ,._ -- .. - ..._,,,..,,,., w IF'l+L L. ~ +A ' .J..: n DI --·~- i,p. lJ2 p. ·-. L<V~VV ·~ ·~ . ..,., ~..,., 1' onn t:n .J ,_,_.,. '--'•-"''--' w n LI;~ TTn~ (' onn on ~ G ~ ~"".._, ~~'-' _J '-'-' \./o\JV nnC'TftDJ\T'T'T,IT nrn,41\TT\,lnT\C' .47\TT\ TTC'DC' -""-.AJ..-- .._,_.._ .... ...__,_ ,.._, ............ JL-1' '-"' Planning Commission BOARD OF SUPERVISORS Page 24 SPECIFIC PROVISI-ONS FOR CHL\G4TOTVJ\T COAfNIUNITYBUSIJVESS DISTIUCT Section I Zening Centrels Planning Commission BOARD OF SUPERVISORS Page 25 SEC. 811. CHINATOWN VISITOR RETAIL DISTRICT. Planning Commission BOARD OF SUPERViSORS Page The Chinatown Visitor Retail Neighborhood Commercial District extends along Grant Avenue between California and Jackson Streets. This district contains a concentration of shopping bazaars, art goods stores and restaurants which attract visitors and shoppers and contribute to the City's visual and economic diversity. Grant Avenue provides an important link between Downtown retail shopping and the Broadway, North Beach and Fisherman's Wharf areas. This district is intended to preserve the street's present character and scale and to accommodate uses primarily appealing to visitors (e.g. tourist gifts shops, jewelry stores, art goods, large restaurants]. In order to promote continuous retail frontage, entertainment, 1 O financial services, medical service, automotive,_ and drive-up uses are restricted. Most commercial uses, except financial services are permitted on the first two stories. Administrative services, (those not serving the public) are prohibited in order to prevent encroachment from downtown office uses. There are also special controls onfastfood restaurants and tourist hotels. Building standards protect and complement the existing small- scale development and the historic character of the area. The height limit applicable to the district will accommodate two floors of housing or institutional use above two floors of retail use. Existing residential units are protected by prohibition of upper-story conversions and limitation on demolition. Accessory dwelling units are permitted within the district pursuant to Subsection 207(c)(4) of this Code. Table 811 CHINATOWN VISITOR RETAIL DISTRICT ZONING CONTROL TABLE Zoning Categorv Massing and Setbacks Planning Commission BOARD OF SUPERVISORS §References Controls Page 27 Height and Bulk Limits. H 102.12, 105, 106, 250 50-N. P u12 to 35 &et; C above 35 &et. See Height - 252, § 254, 260, 263.4, and Bulk Ma12 "[j;r more in"{j;rmation. 270, 271. See also Heig}1t and Bulk District Ma12s 5 Foot Heig}1t Bonus "[j;r Active § 263.20 Not Permitted Ground Floor Uses Rear Yard §§:130, 134, 134.1, 136 No more than 75% o[_lot coverage at the lowest level occu12ied by_ a dwelling. Location 0[_012en s12ace may_ be modified 12er ~c; 134.1. Sun Access Setbacks 1\ 132.3 15 fj. at s12ecifled heights Front Setback and Side Yard H 130, 131, 132, 133 Not Reg_uired. Street Frontarre and Public Realm Streetsca12e and Pedestrian § 138.1 Reg_uired Imvrovements Street Frontage Reg_uirements § 145.1 Reg_uired Maximum Street Frontage [JJ_er § 145.3 P u12 to 50 (§et; C reg_uired "[j;r more than 50 &et buildingl Ground Floor Commercial §:145.4 Not Reg_uired Vehicular Access Restrictions §155(r) All alley_way_s in the Chinatown Mixed Use Districts. Miscellaneous Lot Size (!'er Develo12mentl 1\121.3 P u12 to 5, 000 sg_. fj.; C 5,001 sg_. fj. & above Planned Unit Develo12ment § 304 {;_ Awning, Cano12y_, or Marg_uee § 136.l E Signs §§ 602 - 604, 607.2, As 12ermitted by_ § 607.2 608.1, 608.2 General Advertising Signs §~\ 262, 602. 7, 604, 608, NP 609 610 611 Design Guidelines General Plan Commerce Subtect to the Urban Design Guidelines and Industry_ Element RESIDENTIAL STANDARDS AND USES Develo12ment Standards Planning Commission BOARD OF SUPERVISORS Page 28 Usable Geen Seace [Per Dwelling 48 sq_. fj. Unitl SS 135 136 Of.l:Street Parking, Residential 1"§: 150, 151.1, 153 -156, P U12. to one car fj;r each two Dwelling Units,· C fj;r 166, 167, 204.5, 303 ue to . 7 5 cars fj;r each Dwelling Unit, subiect to the criteria and erocedures o[_Sections 303(Jt1 and 151.1 Ce1, NP above 0. 7 5 cars fj;r each Dwelling Unit C21 Dwelling Unit Mix §:207.6 Not Aeelicable Use Characteristics Sinrzle Room Occuoancv 6102 p Student Housinrr 6102 p Residential Uses Controls by_ Storr. 1st 2nd 3rd - - Residential Uses - E I E I E Accessor.Y. Dwelling Unit Densit)!. 102, 207Cc1C41 Accessory_ Dwelling Units are eermitted to be constructed within an existing building zoned fj;r residential use or within an existing and authorized auxiliary_ structure on the same lot, erovided that it does not eliminate or reduce a ground-storJ!_ retail or commercial seace. Dwelling Unit Densit)!. §: 207 Ue to 1 unit 12.er 200 sq_. fj. lot area. Graue Housing Densit)!. i"§: 208, 890.88Cb1 1 bedroom eer 140 sq_. fj. lot area Homeless Shelters Density §:§: 102, 208 Densit)!. limits regulated by_ the Administrative Code Planning Commission BOARD OF SUPERVISORS Page 29 Senior Housing Dens it)!. H. I 02, 202.2(}1, 201 Pue. to twice the number o[_Dwelling Units otherwise e.ermitted as a Princie_al Use in the district and meeting all the requirements o[_§. 202.2(J).01. Cue. to twice the number o[_Dwelling Units otherwise e.ermitted as a Princie.al Use in the district and meeting all requirements o[_§. 202.2(J).0 L, excee_t {gr ~c; 202.2(f).01CD1(M, related to location. Loss o[_Dwelling Units Controls bY.. Story_ 1st 2nd 3rd+ - Residential Conversion, Demolition or §317 [;_ [;_ [;_ Merger Residential Hotel Conversion, Ch. 41 NP NP NP Demolition or Merger Admin. Code NON-RESIDENTIAL STANDARDS Develoe_ment Standards Floor Area Ratio 1C:§ 102, 123, 124 2.0 to 1 Use Size 9 121.4 Pue. to 2,500 sq_. fl. c 2,501 to 5,000 sq_. fl. en I I Ge.en Se.ace § 135.1 1 sq_. fl. (gr even'. 50 sq_. fl. o[_building over 10,000 §IJ.Jl O(fStreet Parking, Non-Residential )c;)c; 145.1, 150, 151.1, 153 No car e.arking required. Limits set -(jJrth in Section -156, 166, 204.5 151.1. Bike e.arking required e.er Section 155.2. Car share s12.aces required when a e.roiect has 25 or more 12.arking se_aces 12.er § 166. O(fStreet Freight Loading, Non- 1C:9 150, 152, 153-155, None required i{_gross floor area is less than 10, 000 Residential 161, 204.5 §IJ.Jl Commercial Use Characteristics Drive-ue. Facilit)!. 9 102 NP Formula Retail H 102, 303.1 NP Hours o[_ 012.eration §102 P 6 a.m. - 11 e_.m.; C 11 12..m. - 2 a.m. Maritime Use 9 102 NP Planning Commission BOARD OF SUPERVISORS Page 30 012.en Air Sales 1'> 102 E Outdoor Activitr_ Area §§ 102, 145.2 P in ftont, C elsewhere Walk-UQ Facilitr_ §102 P i[recessed 3 fj., C otherwise NON-RESIDENTIAL USES Controls bv Storv - 1st 2nd 3rd+ - - Agricultural Use Category_ - - - - Agriculture, Industrial H 102, 202.2cc2 NP NP NP Agriculture, Large Scale Urban H 102, 202.2ccl Q. Q. Q. Agriculture, Neighborhood H 102, 202.2ccl E E E Automotive Use Categ01J!. - - - - Automotive Uses* H 102, 202.4 NP NP NP Parking Garage, Private 1'> 102 Q. Q. Q. Parking Garage, Public §102 Q. Q. Q. Parking Lot, Private 1'> 102 Q. Q. Q. Parking Lot, Public §102 Q. Q. Q. Entertainment, Arts and Recreation - - - - Use Caterrorv Entertainment and Recreation Uses* §§ 102, 202.4 NP NP NP Entertainment, General §102 Q. Q. NP Entertainment, Nighttime §102 Q. Q. NP 012_en Recreation Area §102 Q. Q. Q. Passive Outdoor Recreation §102 Q. Q. Q. Industrial Use Categ01J!. - - - - Industrial Uses* §§ 102, 202.2Cdl NP NP NP Institutional Use Categoo:. - - - - Institutional Uses* - E E E Hos12.ital )'> 102 NP NP NP Medical Cannabis Dis12_ensary 1\ 102 NP NP NP Philanthropic /\dmin. gePJices §-W2 N-P- N-P- N-P- Public Facilities )<; 102 Q. Q. Q. Sales and Service Use Categoo:. - - - - Retail Sales and Service Uses* - E E NP Adult Business §102 NP NP NP Animal Hoseital §102 NP NP NP Bar 1'> 102 Q. Q. NP Cannabis Retail 1C:§ 102, 202.2ca2 NP NP NP Planning Commission BOARD OF SUPERVISORS Page 31 Flexible Retail §102 NP NP NP Gvm )c; 102 NP E NP Hotel § 102 {;_ {;_ {;_ ' Kennel §102 NP NP NP Massage Establishment §102 {;_ {;_ {;_ Massage, Foot/Chair 1\ 102 E {;_ {;_ Mortuar)!_ 1\ 102 {;_ {;_ NP Motel H' 102, 202.2cal NP NP NP Restaurant §102 cm cm NP Services, Financial §102 NP NP Services, Fringe Financial §102 NP NP NP Services, Health )c; 102 NP E NP ' Services, Instructional )c; 102 NP E NP r-- Services, Limited Financial §102 NP NP NP Services, Personal §102 NP E NP Services, Retail Profj;ssional § 102 NP E NP Storage, Se![ le; 102 NP NP NP Tobacco Para12.hernalia Store § 102 {;_ NP NP Trade Sho12. le; 102 E {;_ NP ' Non-Retail Sales and Service* § 102 NP NP NP Design Profj;ssional 1\ 102 NP E NP Trade Ofjj_ce §102 NP E E Utility_ and Jnij:astructure Use - - - - Catef!orv Utilitp_ and Infjastructure* le; 102 c c c Power Plant §102 NP NP NP Public Utilities Yard 9 102 NP NP NP i Wireless Telecommunications )c; 102 E E E Services Facilitv *Not listed below O 2 C 0r Use Size is not reg_uired 0r Restaurants larger than 2,500 sq_. (J., but C to establish the Use is reg_uired as indicated. Planning Commission BOARD OF SUPERVISORS Page 32 I I I I I I (2i Installation ofa garage in an existing residential building o[four or more units requires a mandatory discretionary I review bv the Planning Commission; Section 311 notice is required for a building ofless than four units. . In approving installation ofthe garage, the Commission shall find that: (ai the proposed garage opening/addition of off-street parking will not cause the "removal" or "conversion of I residential unit," as those terms are defined in Section 317 ofthis Code; , ! (bi the proposed garage opening/addition of off-street parking will not substantially decrease the livability ofa dwelling I unit without increasing the floor area in a commensurate amount; I (ci the building has not had two or more "no-fault" evictions, as defined in Section 37.9(ai(7i through (9i and (11 i 1· throuh (13i of the San Francisco Administrative Code, with each eviction associated with a separate unit(si within the past ten years. and (di the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 ofthis Code. Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311 (ci{2 i of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (ai. (b). and (ci above, which the Department shall independently veri[v. The Department shall also have made a determination that the project complies with (di above. Planning Commission BOARD OF SUPERVISORS § R~ferences CliinatoHJn 11isitor _._lf:_etail Contrels Page 33 Zoning Category Planning Commission BOARD OF SUPERVISORS §References Chinatown Visitor Retail Controls by Story Page 34 I b-44 in~ .+ r '1nn n 1 b b ·-· w• •• :r ./Vo/ ...l 46 I L.f ~ .. ; ~ 'T'I. ron11/:A e•~~ •v A ~-- - lJ -- v,_ 47-tt A ;J. 7+ V,, .,,.....,;.,.,., ... ,..,.. , Ir onn 'JL ..... 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'-' ..,.,,,_, >.Ji.- ...... ,,,.....,.,, .J l_,l/\../o...L w A. ~+;, ~ ('1 ',.; r> r> Cf~ .+-: ,...,...,.,.. f' onn 1 o UVvVV c....,,,,, - ....-- ,, ............ '"--'""""' - .J '-'-" '--'• _._ '-' w A. .-....+-: ... ,,.. D - -~ r onn 1 i:: UVHV ~ .,, - _._ __ r _,,,,, J '-'-" '--'• _._ ._., w A ,; - ,; • ~ TTT - - 1. r 01111 "'ll1 -- '• v ) v- ~·-~ f.-64 A ,+ ~+;. ~ 0_1_ ~-- n ,,_, r on11 1 'J •v vv .• v •v ~ ~ .)' .....,_,. v._....~ b-tB A- ,_,._7 U~-~;+-1 r on11 /: ~·. ~~ "' ..... J ._,_,. Vo\../ ~ A ••• L , ___ ~~ ('1 ,; r on11,.., ~· -~ ,..,.,, ............. /,..J\,./l vvv J' - v.- w , ~ "· f' onn L"'l b b ··-~ . .•• J J' V• ~ l'T', ;J ~ 07. r onn , ,.., A /2 b IA - ~ -r J' V'•-'-"'"" µg A 1 ·-·- . .: ~..;...:_ ~ 11 .. .: ~ ~ r on11 111,:: - '"'""'-'"' "'""""'-' . J ...... ..._ '-'"'-' Ir ;~7.+ ~ ,r ·-"-~•· - -:-1-1- .• "'~-- ""':! ··- .• ., ., "6 v r on11 i:: A Inn 1 • _, ('1_ 7 ~- .J .__.,_,.. v.~ . .,._, --"'l'"'-' ~ •vµ Planning Commission BOARD OF SUPERVISORS Page 35 Planning Commission BOARD OF SUPERVISORS § 102.35(a) § 102.35(b) p. b p. p. b b Page 36 SPECIFICPROVISUJNS FOR CHL\G4TOWN VISITOR RETAIL DISTRICT Zoning Controls Planning Commission BOARD OF SUPERVISORS Page 37 SEC. 812. CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT. The Chinatown Residential Neighborhood Commercial District extends along Stockton Street between Sacramento and Broadway and along Powell Street between Washington Street and Broadway. It is generally west and uphill from Grant Avenue and is close to the relatively intensely developed residential areas of lower Nob and Russian Hills. Stockton Street is a major transit corridor which serves as "Main Street" for the Chinatown neighborhood. Both Stockton and Powell Streets contain a significant amount of housing as well as major community institutions supportive to Chinatown and the larger Chinese community. This daytime-oriented district provides local and regional specialty food shopping for fresh vegetables, poultry, fish and meat. Weekends are this area's busiest shopping days. Because Stockton Street is intended to remain principally in its present character, the Stockton Street controls are designed to preserve neighborhood-serving uses and protect the residential livability of the area. The controls promote new residential development compatible with existing small-scale mixed-use character of the area. Consistent with the residential character of the area, commercial development is directed to the ground story. Daytime- oriented use is protected and tourist-related uses, fast food restaurants and financial services are limited. Housing development in new and existing buildings is encouraged above the ground floor. Institutional uses are also encouraged. Existing residential units are protected by limits on demolition and conversion. Accessory dDwelling ttUnits are permitted within the district pursuant to S~ubsection 207(c)(4) of this Code. Planning Commission BOARD OF SUPERVISORS Page Table 812 CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Commercial District Zoning Category Massin and Setbacks 5 Foot Height Bonus for Active Ground Floor Uses Rear Yard Sun Access Setbacks Front Setback and Side Yard Street Franta e and Public Realm Streetscape and Pedestrian Improvements Street Frontage Requirements Maximum Street Frontage [per building} Ground Floor Commercial Vehicular Access Restrictions Miscellaneous Planning Commission BOARD OF SUPERVISORS §References §§ 102.12, 105, 106, 250 - 252, ,) 254, 260, 263.4, 270, 271. See also Height and Bulk District Maps Controls 40-X 50-N, 65-N, 65-85-N, & 110-G. Pup to 35 feet; C above 35 feet. See Height and Bulk Map for more information. § 263.20 Not Permitted §§130, 134, 134.l, 136 No more than 75%oflotcoverageatthelowest level occupied bv a dwelling. Location of open space may be modified per 9 134.1. H 130, 131, 132. 133 15 ft. at specified heights Not Required. Required Required Pup to 50 feet; C required for more than 50 feet Not Required All alleyways in the Chinatown Mixed Use Districts; and Columbus Avenue between Washington and North Point Streets. Page Lot Size (Per Develoement2 §121.3 Pue to 5,000 sq_. fl.; C 5,001 sq_. fl. & above ' Planned Unit Develoement 1\ 304 Q Awning 9 136.1 E CanO[l.JI., or Marquee 9136.1 NP Signs )c;)c; 602 - 604, 607.2, As eermitted b}I. )c; 607.2 608.1, 608.2 General Advertising Signs 9)c; 262, 602, 604, 608, NP 609 610 611 Design Guidelines General Plan Subiect to the Urban Design Guidelines Commerce and Industry_ Element I RESIDENTIAL STANDARDS AND USES Develoement Standards Usable Geen Seace [Per Dwelling Unitl So 135 136 48 sq_. fl. I O(f:Street Parking, Residential H 150, 151.1, 153 - Pue to one car (gr each two Dwelling Units; C 156, 166, 167, 204.5, (gr ue to. 75 cars (gr each Dwelling Unit, subtect to the criteria and erocedures of_ Sections 303 (J,12 and 151.1 Ce2, NP above 0. 7 5 cars (gr each Dwelling Unit 0 l Dwelling Unit Mix s 207.6 Not Aeelicable Use Characteristics Sinrde Room Occunancv 8102 p Student Housiiw 8102 p I ! Residential Uses Controls b}I. Story .. - - 1st 2nd 3rd Residential Uses - E I E I E Planning Commission BOARD OF SUPERVISORS Page 40 Accessot}' Dwelling Unit DensitJ!_ 102, 207Cc!C4) Accessori: Dwelling Units are l2_ermitted to be constructed within an existing building zoned -fj;r residential use or within an existing and authorized auxiliari: structure on the same lot, l2_rovided that it does not eliminate or reduce a ground-story_ retail or commercial Sl2_ace. Dwelling Unit DensitJ!_ §§_1QJ_ Ul2_ to 1 unit l2_er 200 sq_. fj. lot area. Groul2_ Housing DensitJ!_ 99 208, 890.88(.Q) 1 bedroom eer 140 sq_. fj. lot area Homeless Shelters DensitJ!_ H 102, 208 DensitJ!_ limits regulated by_ the Administrative Code Senior Housing DensitJ!_ §§ 102, 202.2(f)_, 207 Pue to twice the number o[Dwelling Units otherwise eermitted as a Princieal Use in the district and meeting all the requirements o[9 202.2(f)_CJ ). C Ul2. to twice the number o[_Dwelling Units otherwise l2_ermitted as a Princil2_al Use in the district and meeting all requirements 0[1\ 202.2(fl0 ), exceet -{j;r 1\ 202.2(fl0 !CD)(jv), related to location. Loss o[_Dwelling Units Controls by_ StorJ!. 1st 2nd 3rd+ - - Residential Conversion, Demolition or 9317 Q Q Q Merger Residential Hotel Conversion, Demolition Ch. 41 NP NP NP or Merger Admin. Code NON-RESIDENTIAL STANDARDS Develol2_ment Standards Floor Area Ratio 91\ 102, 123, 124 1.0 to 1 Planning Commission BOARD OF SUPERVISORS Page 41 Use Size § 121.4 Pue to2,500sq_. (J.; C 2,501to4,000 sq_. (J. Oeen Seace 1" 135.1 1 sq_. (J. "{]Jr everl' 5 0 sq_. (J. o[_building over 10, 000 §fLfl Otf:Street Parking, Non-Residential §§ 145.1, 150, 151.1, No car earking required. Limits set "{]Jrth in 153 -156, 166, 204.5 Section 151.1. Bike earking required eer Section 155.2. Car share seaces required when a erotect has 25 or more earking seaces eer § 166. Otf:Street Freight Loading §§ 150, 152, 153-155, None required i[_gross floor area is less than 161 204.5 10, 000 sq_. (J. Commercial Use Characteristics Drive-ue Facilil;J!. § 102 NP Formula Retail 1'>§ 102, 303.l C(2) Hours o[_ Oeeration §102 P 6 a.m. - 11 12_.m.; C 11 e.m. - 2 a.m. Maritime Use § 102 NP Oeen Air Sales § 102 ['__ Outdoor Activil;J!. Area §1" 102, 145.2 P in fjont, C elsewhere Walk-ue Facili/;J!. §102 P i[_recessed 3 (J., C otherwise NON-RESIDENTIAL USES Controls by Story - - - 1st 2nd 3rd+ Agricultiu·al Use Catego!:)!_ - - - - Agriculture, Industrial H 102, 202.2(cl NP NP NP Agriculture, Large Scale Urban §§ 102, 202.2(cl {;_ {;_ {;_ Agriculture, Neighborhood 1'>1'> 102, 202.2(cl ['__ ['__ ['__ Automotive Use Categmy_ - - - - Automotive Uses* 1" § 102, 202.4 NP NP NP Parking Garage, Private §102 {;_ {;_ {;_ Parking Lot, Private 1'> 102 {;_ {;_ {;_ Parking Lot, Public §102 {;_ NP NP Planning Commission BOARD OF SUPERVISORS Page 42 Entertainment, Arts and Recreation Use - - - - Cateeorv Entertainment and Recreation Uses* §§ 102, 202.4 NP NP NP Movie Theater )\ 102 Q NP NP 012.en Recreation Area § 102 Q Q Q Passive Outdoor Recreation §102 Q Q Q Industrial Use CategorJ!. - - - - Industrial Uses* H 102, 202.2Cd! NP NP NP I Institutional Use Category_ - - - - Institutional Uses* )\ 102 p p p Hos12.ital §102 Q Q Q Medical Cannabis Dis12ensarJ!. § 102 NP NP NP PFiilaRU=irnpie AEIFfliR. geFviees §-4W NP NP NP Public Facilities )\ 102 Q Q Q Sales and Service Use Categor~ - - - - Retail Sales and Service Uses* p NP - Adult Business )\ 102 NP NP NP Animal Hos12.ital § 102 NP NP NP Bar )\ 102 Q NP NP Cannabis Retail §§ 102, 202.2ca! NP NP NP Flexible Retail §102 NP NP NP Gitl Store- Tourist Oriented § 102 NP NP Hotel )\ 102 NP NP NP JewefrJ!. Store § 102 Q NP NP Kennel §102 NP NP NP Massage Establishment § 102 Q NP NP MortuarJ!. )\ 102 Q Q NP Motel )1\1 102, 202.2 Ca! NP NP NP Restaurant )\ 102 CC2) NP NP Services, Financial §102 Q NP NP Services, Fringe Financial §102 NP NP NP Services, Limited Financial § 102 Q NP NP Storage, Se!( § 102 NP NP NP I Tobacco Para12.hernalia Store )\ 102 Q NP NP I Trade Sho12. 1\ 102 p__ Q NP Non-Retail Sales and Service* § 102 NP NP NP Design Prot§ssional §102 p__ NP NP Planning Commission BOARD OF SUPERVISORS Page 43 Trade O(flce )c; 102 ['__ NP NP Utility and Infrastructure Use CategorY. Utilitv and Infrastructure* 9 102 {;_ {;_ {;_ Power Plant )c; 102 NP NP NP Public Utilities Yard 1\ 102 NP NP NP Wireless Telecommunications Services £102 ['__ ['__ ['__ Facility *Not listed below (I) Installation of a garage in an existing residential building o[four or more units requires a mandatorY. discretionarY. review by the Planning Commission: Section 311 notice is required for a building ofless than four units. In approving installation of the garage, the Commission shall find that: (a) the proposed garage opening/addition of off-street parking will not cause the "removal" or "conversion of residential unit," as those terms are defined in Section 317 of this Code,· (b) the proposed garage opening/addition of off-street parking will not substantially decrease the livability ofa dwelling unit without increasing the floor area in a commensurate amount; (c) the building has not had two or more "no-fault" evictions, as defined in Section 37.9(a)(7) through (9 and (11) through (13) of the San Francisco Administrative Code, with each eviction associated with a separate unit{s) within the past ten years, and (d) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section IOI.I ofthis Code. Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311 (c)(2) of this Code, the Planning Department shall require a signed affidavit by the protect sponsor attesting to (a), (b), and (c) above, which the Department shall independentlY. verifY. The Department shall also have made a determination that the project complies with (d) above. (2) Formula Retail Restaurants are NP in all Chinatown MUDs. liming Categery Planning Commission BOARD OF SUPERVISORS § References Chinatown Residential iVeighherlieed Cemmercial Centre ls Page 44 Zoning GtltegtJf'}' Planning Commission BOARD OF SUPERVISORS § RefeFenees Chinatown Residential i\Teiglihm1wed Cemmeroial Centl"ols ' by Story Page 45 n .~ .. :1 Cf~' - - ,J " ..... ; -n ~ -- . 1'-J"-'• ,.- ~"-'"-'IJ ln,1. _ n_,_n 0_1 __ .] I'-'"' ,.._,, ..l. -· ,.,,, >-J..,.,.,..._,.__, ..,.,, ... ...,., 4{)e ICY ,; __ ,, i' onn 1n'1 /2 I"-'....,.. 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I" ·~1 89.f).:9 ~- " ,.,., . .,,,.,.)' ...__.,..._.... . .,, ,_. .._,.,...,., A. ~l-.:7~ D~ .7. • ~ HVvvv . ...,, ...... '".....,-'- Vl-1 '""'"6 ~ I" - I" :;... (' ]Jf:f) onn 1n ~ -VV< ·o....,, '""'._,. " ·vv• HVJ J ..... "-'"-'} v...- ._,,..f._ v I". m,~;~/ ~- v< - -.. A ·" _ L '7 n _ 7. - T -" ~ -- ·- - - ..f._ ..,,,, • .,.,,.,b "' i' lt::Jf: onn 11 ~ D, .!-,/;,, .J ..f._ .,_, '-'J .._,..,, '--'•--'- ..f._ vv-vvv A. _z...·1~ n ,_ •..,.,.,,,...... ~ -·· - -- - ~ '"' vb i' onn 1,., I" n, .LT:~ .J V/ Vo-'-._, _,. ·a'-''_... ·v- ~ A _,;. - I" ·~ C'+~+: i' onn 1 A ,._... .,._,. ,,, v ..._,. ..,,,,_, /..J • ..,.,., ............ )' ......, ... v • ..f._ Planning Commission BOARD OF SUPERVISORS Page 46 .91 .92 .93 .94 Planning Commission BOARD OF SUPERVISORS § 102.35(a) P- § 102.35(b) b P- P- b b Page 47 Section SPECIFICPROVISIONSPOR CHINATOWN I?.ESIDEiVTL4L NEI~HBORHOOD COAIAIERCL4L DISTIUCT Planning Commission BOARD OF SUPERVISORS Page Section 3. Effective Date. This ordinance shall become effective 30 days after enactment. Enactment occurs when the Mayor signs the ordinance, the Mayor returns the ordinance unsigned or does not sign the ordinance within ten days of receiving it, or the Board of Supervisors overrides the Mayor's veto of the ordinance. Section 4. 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 Code that are explicitly shown in this ordinance as additions, deletions, Board amendment II II II II Planning Commission BOARD OF SUPERVISORS Page 49 additions, and Board amendment deletions in accordance with the "Note" that appears under the official title of the ordinance. APPROVE;) AS TO FORM: DENNIS f ~ERRERA, City Attorney i, I By: n:\legana\as2019\ 1900399\01389136.docx Planning Commission BOARD OF SUPERVISORS Page 50 City and County of San Francisco Tails Ordinance City Hall I Dr. Carlton B. Goodlett Place San Francisco, CA 94102-4689 File Number: 190594 Date Passed: September 10, 2019 Ordinance amending the Planning Code to revise the zoning control tables of the Chinatown Mixed Use Districts to make them consistent with those in Articles 2 and 7, to apply the use definitions in Section 102, to set an abandonment period for use size maximums, and to allow General Entertainment and Nighttime Entertainment Uses with conditional use authorization; 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; and adopting findings of public necessity, convenience, and welfare under Planning Code, Section 302. July 29, 2019 Land Use and Transportation Committee -AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE July 29, 2019 Land Use and Transportation Committee - RECOMMENDED AS AMENDED September 03, 2019 Board of Supervisors -AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE Ayes: 11 - Brown, Fewer, Haney, Mandelman, Mar, Peskin, Ronen, Safai, Stefani, Walton and Yee September 03, 2019 Board of Supervisors - PASSED ON FIRST READING AS AMENDED Ayes: 11 - Brown, Fewer, Haney, Mandelman, Mar, Peskin, Ronen, Safai, Stefani, Walton and Yee September 10, 2019 Board of Supervisors - Fl NALLY PASSED Ci(JI and County of San Francisco Ayes: 11 - Brown, Fewer, Haney, Mandelman, Mar, Peskin, Ronen, Safai, Stefani, Walton and Yee Page 1 Printed at 10:31 am on 9111119 File No. 190594 London N. Breed Mayor City and County of San Francisco Page2 I hereby certify that the foregoing Ordinance was FINALLY PASSED on 9/10/2019 by the Board of Supervisors of the City and County of San Francisco. Date Approved Printed at 10:31 am on 9111119