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FILE NO. 250701 AMENDED IN COMMITTEE 12/1/2025 ORDINANCE NO. 245-25 [Planning, Business and Tax Regulations Codes - Family Zoning Plan] Ordinance amending the Planning Code to: 1) create the Housing Choice-San Francisco Program to incent housing development through a local bonus program and by adopting a Housing Sustainability District, 2) modify height and bulk limits to provide for additional capacity in well-resourced neighborhoods, and to allow additional height and bulk for projects using the local bonus program, 3) require only buildings taller than 85 feet in certain Districts to reduce ground level wind currents, 4) make conforming changes to the RH (Residential, House), RM (Residential, Mixed), and RC (Residential-Commercial) District zoning tables to reflect the changes to density controls, and parking requirements made in this ordinance, 5) create the RTO-C (Residential Transit Oriented-Commercial) District, 6) implement the Metropolitan Transportation Commission's Transit-Oriented Communities Policy by making changes to parking requirements, minimum residential densities, and minimum office intensities, and requiring maximum dwelling unit sizes, 7) revise off-street parking and curb cut obligations citywide, 8) create the Non-contiguous San Francisco Municipal Transportation Agency Sites Special Use District, 9) permit businesses displaced by new construction to relocate without a conditional use authorization and waive development impact fees for those businesses, 10) make technical amendments to the Code to implement the above changes, 11) make conforming changes to zoning tables in various Districts, including the Neighborhood Commercial District and Mixed Use Districts, ~l prohibit Lot mergers on Lots with Historic Buildings. subject to certain preservation obligations, and 13 4a) reduce usable open space and bicycle parking requirements for senior housing; amending the Business and Tax Regulations Code Mayor Lurie BOARD OF SUPERVISORS Page 1 regarding the Board of Appeals' review of permits in the Housing Choice Program Housing Sustainability District; also, amending the Local Coastal Program to implement the Housing Choice-San Francisco Program and other associated changes in the City's Coastal Zone, and directing the Planning Director to transmit the ordinance to the Coastal Commission upon enactment; 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 making public necessity, convenience, and welfare findings 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 1Vew Roman 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. Environmental and Land Use Findings (a) On November 17, 2022, the Planning Commission, in Motion M-21206 certified the Final Environmental Impact Report (EIR) for the 2022 Housing Element of the San Francisco General Plan (Housing Element EIR), as in compliance with the California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000 et seq), the CEQA Guidelines (14 Cal. Code Regs. Section 15000 et seq.), and Chapter 31 of the San Francisco Administrative Code. Copies of the Planning Commission Motion M-21206 and Housing Element EIR are on file with the Clerk of the Board of Supervisors in File No. 230001. Mayor Lurie BOARD OF SUPERVISORS Page 2 (b) On December 15, 2022, at a duly noticed public hearing, the Planning Commission adopted findings under CEQA regarding the 2022 Housing Element's environmental impacts, the disposition of mitigation measures, and project alternatives, as well as a statement of overriding considerations (CEQA Findings) and adopted a mitigation monitoring reporting program (MMRP), by Resolution 21220. (c) The Planning Commission then adopted the proposed 2022 Housing Element in Resolution 21221, finding in accordance with Planning Code Section 340 that the public necessity, convenience, and general welfare required the proposed amendments to the General Plan. (d) On January 31, 2023, in Ordinance 010-23, the Board of Supervisors, adopted the 2022 Housing Element. That ordinance confirmed the certification of the Housing Element EIR and made certain environmental findings, including adoption of the MMRP and a Statement of Overriding Considerations. (e). On September 3, 2025, the Planning Department published an addendum to the Housing Element EIR, which concluded that no supplemental or subsequent environmental review is required for the Family Housing Rezoning Program, because the environmental impacts of these amendments were adequately identified and analyzed under CEQA in the Housing Element EIR, and the proposed amendments would not result in any new or more severe environmental impacts than were identified previously. (f) The Board of Supervisors has reviewed and considered the Housing Element EIR and the Addendum, and concurs with the Planning Department's analysis and conclusions, finding that the addendum adequately identified and analyzed the environmental impacts of the Family Housing Rezoning Program, and that no additional environmental review is required under CEQA Section 21166 and CEQA Guideline Sections 15162-15164 for the following reasons: Mayor Lurie BOARD OF SUPERVISORS Page 3 (1) the Family Housing Rezoning Program would not involve new significant environmental effects or a substantial increase in the severity of significant effects previously identified in the Housing Element EIR; (2) no substantial changes have occurred that would require major revisions to the Final EIR due to the involvement of new environmental effects or a substantial increase in the severity of effects identified in the Housing Element EIR; and (3) no new information of substantial importance has become available which would indicate that (i) the Family Housing Rezoning Program will have significant effects not discussed in the Final EIR; (ii) significant environmental effects will be substantially more severe; (iii) mitigation measure or alternatives found not feasible that would reduce one or more significant effects have become feasible, or (iv) mitigation measures or alternatives that are considerably different from those in the Housing Element EIR would substantially reduce one or more significant effects on the environment. The Addendum is on file with the Clerk of the Board of Supervisors in File No. 250701. (g) The Planning Department has determined that the amendments to the Local Coastal Program are exempt from CEQA review under Public Resources Code Sections 21080.5 and 21080.9, and CEQA Guidelines Section 15265. Said determination is on file with the Clerk of the Board of Supervisors in File No. 250701. The Board affirms this determination and incorporates the determination by reference. (h) On September 11, 2025, the Planning Commission, in Resolution No. 21810, 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. 250701, and is incorporated herein by reference. (i) Pursuant to Planning Code Section 302, this Board finds that these Planning Code Mayor Lurie BOARD OF SUPERVISORS Page4 amendments will serve the public necessity, convenience, and welfare for the reasons set forth in Planning Commission Resolution No. 21810, and the Board adopts such reasons as its own. A copy of said resolution is on file with the Clerk of the Board of Supervisors in File No. 250701 and is incorporated herein by reference. Section 2. Additional Findings. (a) This ordinance shall be known as the San Francisco Family Zoning Plan. (b) California faces a severe crisis of housing affordability and availability, which has prompted the Legislature to declare, in Section 65589.5 of the Government Code, that "California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of a chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state's environmental and climate objectives." (c) Numerous factors have contributed to the high cost of housing in most of California's coastal cities and suburbs, including the dwindling supply and high cost of available land, and zoning regulations that restrict residential density, limit efficient land use, and create and reinforce inequitable patterns of discrimination and segregation. (d) This crisis of housing affordability and availability is particularly severe in San Francisco. The City has seen dramatic increases in both rent prices and home sale prices over recent years. (e) Limits on residential density can also contribute to the housing crisis by restricting the number of units per lot. The origins of density limits in San Francisco date back to the Cubic Air Ordinance, an 1870 anti-Chinese ordinance requiring 500 cubic feet of space for every person residing in a lodging. The City's first zoning law was passed in 1921 and largely Mayor Lurie BOARD OF SUPERVISORS Page 5 reproduced the City's existing development pattern, limiting density in areas of the City that were already low-density. In the 1960s, the City underwent a rezoning process, though the existing development patterns were largely maintained, with the exception of downtown and neighborhoods significantly impacted by City planning redevelopment plans. (f) Starting in 1980, the Board of Supervisors, the Planning Commission, and the Planning Department responded to community concerns about neighborhood character by establishing and refining a set of new districts covering many of the City's neighborhood commercial streets. These districts imposed highly-detailed controls tailored to the specific character of each neighborhood. The 1987 Neighborhood Commercial Districts were based on the then-relatively new idea that the City should be more selective in its pursuit of economic growth. All of these Neighborhood Commercial District plans included numerical density limits for residential development. (g) By removing these numerical density limits from Neighborhood Commercial Districts and replacing them with form-based density, which allows the density to be determined by the buildable area of a building, this ordinance aims to increase housing supply and reduce the factors that have contributed to the lack of housing in San Francisco. (h) Under California Housing Element law, San Francisco must identify sites to accommodate its Regional Housing Needs Allocation (RHNA) goal of 82,069 new units in the next eight years. Because San Francisco does not currently have sufficient capacity to accommodate the RHNA goals, it must rezone sites to meet these goals, and must do so by January 31, 2026. Additional capacity will be created through amendments to the Planning Code and Zoning Maps. This ordinance implements commitments made in the City's 2022 Housing Element Update. The ordinance modifies zoning policies primarily in the well- resourced neighborhoods, which are sometimes referred to as Housing Opportunity Areas, are neighborhoods or areas with existing infrastructure, transit, businesses, well-performing Mayor Lurie BOARD OF SUPERVISORS Page 6 public schools and lower levels of environmental pollution. The ordinance also aims to increase capacity for multi-family housing. The ordinance satisfies the City's obligation to rezone and address the RHNA shortfall of 36,200 housing units. (i) This ordinance, in Section 3, creates the Housing Choice-San Francisco (HC-SF) program which includes a local residential bonus program (Local Program), and a Housing Sustainability District (HSD). The bonus program is similar to state law programs (such as the State Density Bonus law), in that it allows additional residential development opportunities in certain circumstances. The HC-SF Program offers certain benefits compared to State Density Bonus law projects, however, by including more diverse affordable housing types and more predictable urban form. U) State law allows local jurisdictions to create HSDs to encourage housing production on infill sites near public transportation. Housing projects that are compliant with applicable general plan and zoning standards are eligible for streamlined approval by the City. There must be an approved Environmental Impact Report (EIR) in the area to establish an HSD, and HSD projects must adopt and implement any applicable mitigation measures. The City certified the 2022 Housing Element Update EIR on December 15, 2022. As of May 2025, the City has one HSD, the Central SoMa Housing Sustainability District, codified in Planning Code 343. This ordinance creates the Housing Choice-San Francisco (HC-SF) HSD that would work in conjunction with the HC-SF Program described above. (k) This ordinance, in Section 4, makes changes to San Francisco's height and bulk requirements in the well-resourced neighborhoods, located primarily on the north and west sides of the City, which will create capacity to meet the City's RHNA obligation. The ordinance also creates a new R-4 Height and Bulk District, which will provide for form-based density, and increased height limits for projects using the HC-SF Program. The R-4 Height and Bulk District would not include any Lot with an existing structure that is landmarked or Mayor Lurie BOARD OF SUPERVISORS Page 7 designated as a contributor to a historic district pursuant to Article 10. as of the effective date of this ordinance. other than as may be included in the SFMTA SUD. The HC-SF HSD. mentioned above. would apply within the boundaries of the R-4 Height and Bulk District. except that it would not apply to any parcels zoned as Residential House (RH). or Residential Mixed (RM). (I) This ordinance. in Section 5, modifies the Planning Code's wind reduction obligations by creating a new objective standard for projects greater than 85 feet in the C-3, Van Ness SUD, Folsom and Main Residential/Commercial SUD, Downtown Residential, and Central SoMa SUD. (m) This ordinance, in Section 6, makes conforming changes to the RH (Residential, House), RM (Residential, Mixed), and RC (Residential-Commercial) Districts and Zoning Tables. The changes implement the changes reflected in other parts of this ordinance. (n) This ordinance, in Section 7, makes changes to the Residential Transit Oriented (RTO) zoning districts. RTO districts are composed of multi-family moderate-density areas, primarily areas that are well served within short walking distance of transit and neighborhood commercial areas. The Planning Code currently identifies two types of RTO zoning districts: RTO and RTO-M (Mission) districts. This ordinance creates a third type of RTO district: RTO- C (Commercial), which is an RTO district where a greater number of ground floor non- residential uses are permitted to provide goods and services to residents and visitors, especially adjacent to existing NC districts and along transit corridors, though ground floor commercial uses are not required. In addition, the ordinance refers to the three types of RTO zoning districts individually as RTO-1, RTO-M, and RTO-C, and collectively, as RTO zoning districts. (o) This ordinance, in Section 8, makes changes to implement the Metropolitan Transportation Commission's (MTC) Transit-Oriented Communities (TOC) Policy, and Mayor Lurie BOARD OF SUPERVISORS Page 8 Housing Element law. The MTC endorsed the TOC Policy in MTC Resolution 4530 in September 2022, to support the region's transit investments by creating communities around transit stations and along transit corridors that not only enable transit ridership, but also are places where Bay Area residents of all abilities, income levels, and racial and ethnic backgrounds can live, work, and access services. The TOC Policy applies to the half-mile area around existing and planned fixed-guideway transit stops and stations (i.e., regional rail, commuter rail, light-rail transit, bus rapid transit, and ferries). MTC has indicated that subsequent One Bay Area Grant (OBAG) funding cycles will consider prioritizing investments in transit station areas that are subject to and compliant with the TOC Policy. (p) The TOC Policy requirements consist of four elements: (1) minimum required and allowed residential and/or commercial office densities for new development; (2) policies focused on housing production, preservation and protection, and commercial anti- displacement and stabilization policies; (3) parking management; and (4) transit station access and circulation. (q) Consistent with the TOC Policy, Planning Code Section 155.2 already requires one secure bike parking spot per Dwelling Unit, and one secure bike parking spot per 5,000 square feet of Occupied Floor Area for Office uses. This ordinance also creates minimum required and allowed residential densities and commercial development intensities for areas subject to the TOC Policy, and Housing Element law. Housing Element law (Government Code Section 65583.2(c) and (h)) requires cities to identify sites that were previously identified as appropriate for housing in prior Housing Element cycles, and sites that are appropriate to accommodate 100% of the City's allocation of lower-income housing. Lists of those sites are on file with the Clerk of the Board in File No. 250701. It also modifies the parking requirements be consistent with the TOC Policy. (r) The ordinance also specifies that projects proposing the demolition, merger, or Mayor Lurie BOARD OF SUPERVISORS Page 9 reduction in number of Dwelling Units are subject to a maximum Dwelling Unit size of 4,000 square feet of Gross Floor Area, but allows projects to seek a conditional use authorization to exceed this objective standard. (s) This ordinance, in Section 9, makes changes to off-street parking and curb cut requirements to clarify and simplify the requirements. (t) This ordinance, in Section 10, creates the San Francisco Municipal Transportation Agency (SFMTA) Non-Contiguous Sites Special Use District (SUD) consistent with the SFMTA's Joint Development Program, approved by the SFMTA's Board of Directors on February 4, 2025 in Resolution No. 250204-010. The SUD is comprised of parcels owned by the SFMTA, most of which are currently used as parking lots. The SUD allows development of market-rate and affordable housing consistent with each parcel's surrounding zoning district, as well as other zoning modifications specific to the SUD. (u) Increased residential development could result in displacement of existing businesses. The City's Legacy Business program, in Administrative Code Section 2A.242, offers certain benefits for qualifying businesses. This ordinance, in Section 11, makes changes to the Planning Code that permit Displaced Businesses to relocate within the City without having to obtain a conditional use authorization or pay development impact fees. (v) This ordinance, in Section 12, includes miscellaneous definitional and other changes that are appurtenant to the rezoning program. (w) This ordinance, in Section 13, amends the Neighborhood Commercial District and Mixed-Use District tables to conform to the amendments in Sections 3-12. Section 13 also implements other changes contemplated in the Housing Element, such as eliminating numeric density controls in zoning districts that are located in well-resourced areas. (x) This ordinance, In Section 14, amends the Business and Tax Regulations Code to include the new HC-HSD streamlining requirements. Mayor Lurie BOARD OF SUPERVISORS Page 10 (y) The Board of Supervisors finds that the Planning Code amendments in this ordinance constitute amendments to the City's Local Coastal Program ("LCP"). The Board of Supervisors finds that the LCP amendment conforms with the applicable provisions of the Coastal Act of 1976, and that the amendments are consistent with and adequate to carry out the provisions of the City's certified LCP Land Use Plan-the Western Shoreline Area Plan. The Board further finds that the amendments will be implemented in full conformance with the Coastal Act's provisions, and acknowledges that the amendments in the Western Shoreline Area Plan are consistent with San Francisco's Housing Element's housing goals. (z) The Board of Supervisors finds that promoting higher-density housing opportunities in the Coastal Zone is consistent with the Coastal Act's goal of providing "new affordable housing opportunities for persons of low and moderate income in the coastal zone." (Cal. Pub. Resources Code, § 30604(g).) Further, providing these opportunities in the Coastal Zone is consistent with the Housing Element's goal of creating new housing in well-resourced neighborhoods. To that end, this ordinance amends the Implementation Program of the City's certified LCP, including updating the use and development controls in the RH, RM, RTO-C, NC-1, and NC-2 use districts that comprise the Coastal Zone. These amendments are necessary to ensure housing opportunities in the Coastal Zone, and the City's approval of these amendments satisfies California Government Code Section 65583. Section 3. Housing Choice - San Francisco Program. Articles 2 and 3 of the Planning Code are hereby amended by adding Sections 206.10, 334, and 344, to read, as follows: SEC. 206.10 HOUSING CHOICE-SAN FRANCISCO PROGRAM. (a) Purpose. This Section 206.10 sets forth the Housing Choice-San Francisco Program (HC-SF Program). The HC-SF Program provides additional residential development capacity, additional options for complying with the Inclusionary Housing Ordinance, modifications to certain Mayor Lurie BOARD OF SUPERVISORS Page 11 Planning Code and design standards, and an administrative or discretionary review process for eligible residential proiects that comply with the program. Except as provided in this Section 206.10, all HC-SF projects shall comply with Article 4 of the Planning Code. (b) Applicabilitv. An HC-SF Proiect under this Section 206.10 shall be a proiect that complies with all ofthe following requirements: (I) consists of new construction, an addition to an existing structure, or a conversion of an existing structure, and results in a net increase in the number of Dwelling Units or Group Housing bedrooms,· (2) contains two or more Dwelling Units or Group Housing bedrooms. Accessory Dwelling Units shall not count towards the minimum number of required Dwelling Units, but an HC- SF Proiect may contain AD Us,· (3) is located on a Lot in the R-4 Height and Bulk District,· (4) does not demolish a building that is designated as a landmark under Article I 0, is listed as a contributor to an historic district in Article I 0, is listed as a Significant or Contributory Building under Article 11, is listed in the California Register of'Historical Resources, or is listed on the National Register o{Historic Places,· (5) does not receive any density or development bonuses or relieffrom applicable Planning Code standards in any other State or local law or program, including but not limited to California Government Code Sections 65915 et seq., Government Code sections 65912.1 I 3(e), 65912.114(/)(1), 65912.123(b), (c), (d), (e), (i), (])(]), and(j)(3) and65912.124(f), and Sections 65852.28(b)(2), 65913.4.5, and 66499.41, as may be updated from time to time,· and Planning Code Section 124(/), Section 202.2(/), Sections 206.3 to 206.9, inclusive, Section 207(c ), Section 304, and Section 328; (6) complies with Obiective Standards, except as otherwise modified by the HC-SF Program in this Section 206.10, or through the modification process in Section 334,· Mayor Lurie BOARD OF SUPERVISORS Page 12 (7) is a proiect in which at least two-thirds of the new or converted square footage is designated for Residential Uses; or, a proiect with at least 50% new or converted square footage for Residential Uses ifthe proiect converts an existing Non-Residential Use and does not expand that use by more than 25%. Basements shall not count in the calculation of square footage. For additions to existing structures or conversions of existing buildings, only the net new or converted space shall be considered in the calculation of square footage,· aR€f,- (8) is not located in a Special Use District that implements a Development Agreement adopted under California Government Code 65864 et seq and/or Administrative Code Chapter 56,.~ a-oo (9) is not located on a site containing more than two residential units where the project would require the demolition of residential uses that are subject to the rent increase limitations set forth in Chapter 37 of the Administrative Code: and (10) does not demolish or convert any portion of a Hotel. (c) Inclusionary Housing Ordinance Alternatives. HC-SF Proiects off O or more units shall comply with Section 415 et seq., and if applicable Section 419 et seq., except as allowed by this subsection (c). Proiects that elect the off.site alternative in Section 415.5(g)(l)(B) or the Land Dedication Alternative in Section 419. 5 (a) (2) allowed in subsection (c)(2), shall provide the required units within the R-4 Height and Bulk District, or within one-half mile of the proiect. In addition to the alternatives set forth in Section 415. 3 (g), HC-SF Proiects may satisfy the requirements o(Section 415 et seq. by choosing one of the following options: (I) if the proiect is a Rental Pro;ect with 24 or fewer units, including any additional units allowed by this Section 206.10, a proiect sponsor shall subiect all units in the proiect to the San Francisco Rent Stabilization and Arbitration Ordinance (Chapter 3 7 of the Administrative Code) for the Life ofthe Proiect,· or (2) applicants shall comply with the Land Dedication Alternative requirements of Mayor Lurie BOARD OF SUPERVISORS Page 13 Section 419.5(a)(2), regardless ofproiect location. (d) Modified Development Standards. Notwithstanding any contrary provisions found in the Planning Code, including any provision in a Special Use District not implementing a Development Agreement adopted under California Government Code 65864 et seq. and/or Administrative Code Chapter 56, or in any adopted Design Standard, the following development standards apply to eligible HC-SF Proiects. Proiects may also seek additional modifications under Section 334. (1) Standards Applicable to All Proiects: All HC-SF Projects shall receive the following zoning modifications: (A) Form-Based Residential Densitv. An HC-SF Proiect shall be subiect to Form-Based Density limits. Floor Area Ratio requirements or limitations shall not apply to the Residential Uses in an HC-SF Project. (B) Dwelling Unit Mix. Section 207. 6 and Section 207. 7 shall Ret apply_,_ except that projects between four and nine units shall comply with the following: (i) a project with four dwelling units shall contain at least one unit with two or more bedrooms: and (ii) for projects between five and nine dwelling units, at least 25 percent of units shall contain two or more bedrooms, including at least one unit with three or more bedrooms, unless Section 207.6(c) requires a higher percentage of two- and three- bedroom units. HG SF Projects of four units or more shall comply with the follrn.ving: (i) a project with four d\..velling units shall contain at least one unit •.vith two or more bedrooms: (ii) for a project with between five and nine di.velling units, inclusive, at least 25% of its units shall contain two or more bedrooms, including at least one unit •.vith three or more bedrooms: and (iii) for a project with ten or more d•.velling units, at least 25% of its Mayor Lurie BOARD OF SUPERVISORS Page 14 units shall contain two or more bedrooms, including at least 5% of its units containing three or more bedrooms. (iv) The Dwelling Unit mix requirement in this subsection (d)(1 )(B) shall not apply to 100% Affordable Housing projects or Residential Uses listed in Section 207.7(b)(2). The Dwelling Unit mix requirement may be modified pursuant to Section 334. (C) Additional Height. The applicable height limit for an HC-SF Proiect shall be the height pursuant to Section 263.19(b). Planning Code Section 261 shall not apply. Notwithstanding any lower height limit in this Code, including Section 263.19, the height limit of an HC-SF Proiect located on a Corner Lot or a Lot larger than 8,000 square feet shall be 65 feet, unless a higher height limit is provided elsewhere in the Code. (D) Ground Floor Setbacks on 19th Avenue. Proiects on a lot with frontage on 19th Avenue may reduce the setback required under Section 131 and 132 i[the proposed proiect expands the publicly available sidewalk into the subiect property and the resulting overall sidewalk width is not less than 15 feet. In such cases, the setback and sidewalk shall have a minimum vertical clearance of not less than 25 feet from grade, and the property owner shall record a Notice o(Special Restrictions allowing for public access to the expanded sidewalk for the life o[the proiect. (E) Rear Yard and Lot Coverage. The rear yard requirements of Section 134 may be modified as follows: (i) Except for large lots subiect to Section 134(d)(6), or lots in Residential Districts other than the Residential Transit Oriented-Commercial (RTO-CJ district, the rear yard shall be equal to at least 18% of the total depth of the lot, or 15 feet, whichever is greater,· (ii) Except for large lots subiect to the lot coverage limits o(Section 134(d)(6), in Neighborhood Commercial, Named Neighborhood Commercial, Commercial Districts, Residential-Commercial (RC) and Residential Transit Oriented-Commercial (RTO-C) Districts, no rear yard is required at the ground floor,· Mayor Lurie BOARD OF SUPERVISORS Page 15 (iii) On Corner Lots, or Lots at the intersection of a Street and an Alley o(at least 25 feet in width, where a rear yard can meet the requirements o(Section 134(h), the area of the required open area shall be equal to 18% ofthe depth o[the lot and a minimum of 15 feet in every horizontal direction. (iv) In C districts, other than on large lots subiect to Section 134(d)(6), lot coverage is limited to 82% at all levels containing Residential Uses. All other provisions of Section 134(d)(6) shall apply. (F) Open Space. The open space requirements o(Section 135 shall not apply. (G) Dwelling Unit Exposure. The dwelling unit exposure requirements of Section 140 shall not apply. (H) Non-Residential Use Size Limits. Non-Residential Uses may exceed the non-residential use size limits in Section 121.2 without the need for a Conditional Use authorization. (I) Height Limits for Vertical Non-Habitable Architectural Elements. Vertical Non-Habitable Architectural Elements may exceed height limits consistent with the requirements in Section 263.21(c). (J) Development of Large Lots in Residential Transit Oriented Commercial (RTO-C) Districts. Sections 121.1 and 303(r) shall not apply to HC-SF Proiects on large lots in the RTO-C Zoning District. (K) Ground Floor Ceiling Heights For Nine-Story Proiects. The ground floor ceiling height requirements in Section 145.1 (c)(4) shall not apply to HC-SF Proiects proposing nine stories in a district with a height limit of85 feet. (L) Maximum Dwelling Unit Size. Notwithstanding any other provision of this Code, Section 207.10 shall apply. (M) Reduction of Quantitative Obiective Standards. Any quantitative Obiective Standard may be modified by up to 15% of the standard except for the following: standards set forth in Mayor Lurie BOARD OF SUPERVISORS Page 16 subsection (d)(l )(A) through (d)(l )(L) inclusive, standards set forth in subsection (e), rear yard or lot coverage standards, standards ineligible for Maior Modifications under Section 334(d)(3), and maximum average floor plate requirements in Section 270(i). (2) Standards Applicable to 100% Affordable Proiects. (A) Definitions. A 100% Affordable HC-SF Housing Proiect shall be an eligible HC-SF Proiect where all Residential Uses, except a manager's unit, are comprised solely of Dwelling Units or Group Housing bedrooms that are restricted for the Life o{the Proiect as "Affordable Units, " as defined in Section 401, and meet the requirements in Section 406(b)(l )(A) and (C). (B) Additional Planning Code Modifications. In addition to the modifications in subsection (d) (1 ), 100% Affordable HC-SF Housing Proiects are entitled to the following Planning Code modifications: (i) Ground-floor ceiling height. Ground floor ceiling height requirements in Section 145.1 (c)(4) shall not apply. (ii) Active use requirement. Active use requirements in Section 145.1 (c)(3) shall be reduced by 20% of all the required dimensions. (iii) Curb cuts. Curb cut restrictions in Section 155(r) shall not apply. However, where a site has two or more frontages, frontages with the fewest restrictions under Section 155(r) shall be prioritized for vehicular and loading access. (iv) Height Limit. The height limit shall be 20 feet greater than the HC- SF height limit set forth in Section 263.19(b), and in subsection (d)(l)(C), and maybe be supplemented by any height bonus pursuant to subsection (e). (3) Authorization. HC-SF Proiects under this Section 206.10 shall be reviewed and approved under the provisions set forth in Section 334, and any other required entitlement except for Section 309 and Section 329. Approval procedures under Section 309 and Section 329 shall not apply. (4) Exclusions. In no event shall this Section 206.10 be interpreted as Mayor Lurie BOARD OF SUPERVISORS Page 17 relieving a HC-SF project from complying with: Article 4 of the Planning Code other than as specified in this subsection (d); Section 202.17; any tenant protections contained elsewhere in the Planning Code, including Section 317 et seq.; or Chapter 37 of the Administrative Code. (e) Additional Height, Square Footage, and Other Bonuses. HC-SF Projects that contain certain uses, amenities, or other building features are eligible for additional bonuses and code modifications, as described below. (I) Micro-Retail and/or Community Benefit Uses. For proiects that include, at or above grade, (A) one or more Micro-Retail spaces, which shall mean space for a Retail Use measuring no less than 100 gross square feet and no greater than 1,000 gross square feet,· and/or (B) one or more Community Benefit Uses, shall receive additional square footage and height as set forth below. For the purposes of this subsection, Community Benefit Uses means: Child Care Facility, Community Facility, Job Training, Public Facilities, Social Service or Philanthropic Facility, Laundromat, Trade School, Grocery (General or Specialty). and/or any Displaced Business. as that term is defined in Section 202.17. Notwithstanding any other provision of this Code, all such Community Benefit Uses shall be principally permitted without limit on use size. The following provisions apply to proiects providing Micro-Retail space(s) and/or on-site Community Benefit Use(s): (A) For every square foot of Community Benefit Use(s). or every 1.5 square feet o[Micro-Retail, the Proiect shall be permitted to include an additional: (i) up to two square feet for other proiect use(s); and (ii) up to a maximum of] 0 feet total above the permitted height limit to accommodate the additional square footage. (B) On-site Community Benefits Use(s) and Micro-Retail space(s) must be included in the proiect for a minimum of30 years, or the life of the proiect, whichever is shorter, and the use and space requirement shall be recorded in a Notice of Special Restrictions. If the Community Bene/its Use(s) is discontinued. it must be replaced with another Community Benefits Use(s). If the Mayor Lurie BOARD OF SUPERVISORS Page 18 Micro-Retail space(s) is reconfigured, the new resulting space(s) must meet the definition of a Micro- Retail space and the cumulative square footage must not decrease in size. (2) Warm Retail Shells. For the purposes ofthis subsection (e)(2), "Warm Retail Shell" means a ground floor retail space in a "warm shell" condition suitable for food service use, with the improvements described in this subsection (e)(2) as a Food Service Warm Shell or a General Warm Shell. 1.vhich space A Food Service Warm Shell shall contains all ofthe _following: a concrete floor slab. exterior walls. roo[ stforefront. restroom(s) designed to meeting ADA accessibility requirements. electrical panel with breakers and outlets, fire sprinklers and alarm system that meet shell satisfy building code, HVAC unit, Type 1 grease exhaust hood with appropriate ductwork, water meter(s), distribution piping for domestic water (hot/cold). and waste water plumbing, including floor drains. A General Warm Shell shall contain all of the following: a finished concrete floor, exterior walls, sheet rock on walls, roof, restroom(s) satisfying ADA accessibility requirements, electrical panel with breakers and outlets, fire sprinklers and alarm system that satisfy building code, and basic lighting. The following provisions apply to proiects providing Warm Retail Shells. (A) For every square foot of Warm Retail Shell(s). the Proiect shall be permitted to include an additional: (i) up to three square feet for other proiect use(s) for a Food Service Warm Shell.· and (ii) up to 2.5 square feet for other project use(s) for a General Warm Shell: and (iiLJ up to a maximum of] 0 feet total above the permitted height limit to accommodate the additional square footage. (B) The Warm Retail Shell shall be included in the proiect for a minimum of30 years, or the life ofthe proiect, whichever is shorter. and the requirement shall be recorded in a Notice Mayor Lurie BOARD OF SUPERVISORS Page 19 of Special Restrictions. If the space is modified within this period such that it no longer meets the definition of a Warm Retail Shell, it must be replaced with a qualifying Community Benefit Use or a Micro-Retail use per subsection (e)(I) above. No Temporary or Final Certificate of Occupancy shall be issued unless the Planning Department, in consultation with the Department of Building Inspection, determines that the requirements ofthis subsection (e){2) have been completed. (3) Family-Friendly Amenities. In Residential Districts, proiects that provide certain Family Friendly Amenities, as defined below, shall be permitted to include an additional: (A) up to two square feet for proiect uses for each square foot of any one or more Family Friendly Amenity,· and (B) horizontal addition to the permitted building volume to accommodate this extra square footage through any combination of the following: (i) reducing the required rear yard above the ground floor (Section 134) to 25% or 20 feet, whichever is greater,· (ii) reducing the required ground floor rear yard (Section 134) to 18% or 15 feet, whichever is greater,· (iii) reducing the required side yard (Section 133) to O feet, and/or (iv) reducing the required upper-story setback to 10 feet for additions to Historic Buildings. (C) Family Friendly Amenities shall be defined as the following: (i) an indoor common recreational room o{not less than 150 square feet that is directly accessible to an adiacent outdoor common open space ofat least 150 square feet,· (ii) a common shared kitchen of not less than 150 square feet, equipped at minimum with a refrigerator, oven, stovetop, sink, dishwasher, and countertops for food preparation,· (iii) an overnight suite with a bedroom and bathroom, but that is not a Mayor Lurie BOARD OF SUPERVISORS Page 20 Dwelling Unit and has no cooking facilities, that is a common building amenity and reservable exclusively by residents for overnight guests,· (iv) secured storage space for residents, that is external to individual residential units, intended for large obiects, and located on the ground floor or below or accessed from within a garage or loading area,· (v) bicycle parking space or storage area intended to accommodate cargo bicycles as shall be described in specifications published by the Zoning Administrator,· and (vi) an in-home childcare unit that meets the requirements of Section 414A. 6(a)(2), (3), and (5). Proiects that construct an in-home childcare unit shall receive a waiver of the requirements ofSection 414A. (D) Family-Friendly Amenities shall be included in the proiect for a minimum of 30 years, or the life of the proiect, whichever is shorter, and the use and space requirement shall be recorded in a Notice of Special Restrictions. Jfthe Family-Friendly Amenity is discontinued, it must be replaced with another Family-Friendly Amenity. (4) Units With Two Three or More Bedrooms. Proiects that contain units with two tAfee or more bedrooms shall be permitted to include additional square footage, as set forth below: (A) 250 square feet for every two-bedroom unit provided in excess of the number of two-bedroom units required by subsection (d)(1)(8): and (B) 250 square feet for every three-bedroom unit provided, including any three- bedroom units required pursuant to subsection (d)(J )(B); and {BC) 400 square feet for every unit provided that contains four or more bedrooms, including any such units required pursuant to subsection (d)(J)(B),· and {GQ) horizontal additions to accommodate the extra square footage described in subsection (e)(4)(A)-{fi!C) through any combination ofthe following: (i) reducing the required rear yard above the ground floor (Section 134) Mayor Lurie BOARD OF SUPERVISORS Page 21 to 25% or 20 feet, whichever is greater,· and (ii) reducing the required ground floor rear yard (Section 13 4) to 18% or 15 (eet, whichever is greater,· Historic Buildings,· and (iii) reducing the required side yard (Section 133) to zero feet, and/or (iv) reducing the required upper-story setback to 10 feet for additions to {Q-E) in all districts except Residential districts, vertical additions not to exceed 10 feet total above the Housing Choice-SF height limit (Section 263.19) to accommodate the extra square footage described in subsections (e)(4)(A)aoo~_Q). ffeEJ The units containing two tf:H:ee or more bedrooms shall be included in the proiect for a minimum of30 years, or the life ofthe proiect, whichever is shorter, and the use and space requirement shall be recorded in a Notice of Special Restrictions. (5) Replacement of Commercial Space. In districts other than Residential districts. projects proposing the alteration or demolition of a building with existing Commercial Uses shall be permitted to include additional square footage. as set forth below. For the purposes of this subsection (e)(5). a "Replacement Commercial Space" shall satisfy all of the following for each Commercial Use: (1) the space(s) cumulatively contains between 90% to 110% of the gross floor area of the existing Commercial Use(s): (2) the storefront<s) cumulatively occupies between 90 to 110% of the length of the street frontage occupied by the existing Commercial Use(s}. except that if the street frontage for the existing Commercial Use is 50 feet or less. up to 10 feet of frontage can be used for a lobby; and if the street frontage for the existing Commercial Use is greater than 50 feet. up to 15 feet of the frontage can be used for a lobby; aR€I- (3) the space(s) contains a Warm Retail Shell. as that term is defined in subsection (e)(2). provided that if the existing Commercial Use(s} involves food service. the project must provide at least one Food Service Warm Shell; and (4) the project Mayor Lurie BOARD OF SUPERVISORS Page 22 does not reduce the number of existing Commercial Uses, unless the project provides space for a Community Benefit Use pursuant to subsection (e}(1 ). (A) up to 1.5 square feet for project uses for each square foot of Replacement Commercial Space: and (B) up to a maximum of 10 feet total above the permitted height limit to accommodate the additional square footage. (C) A project providing Replacement Commercial Space is also eligible for the Warm Retail Shell and Micro-Retail and Community Benefit Use bonuses in subsections (e)(1) and (e)(2). (D) The Replacement Commercial Space shall be included in the project for a minimum of 30 years, or the life of the project, whichever is shorter, and the use requirement shall be recorded in a Notice of Special Restrictions. {6) Preservation of Historic Buildings. In districts other than Residential districts, pro;ects proposing an alteration to a Historic Building and/or constructing new buildings on sites that contain a Historic Building shall be permitted to include additional square footage, as provided below: (A) up to 1.5 times the gross floor area foregone by retaining the Historic Building and complying with Ob;ective Standards pertaining to Historic Buildings, including through setting back building additions and/or new construction in relation to the Historic Building. For the purposes ofthis subsection (e)(a§)(A), the foregone gross floor area shall be equal to the gross floor area within the volume that would otherwise be permitted under the Planning Code and all applicable Ob;ective Standards, inclusive of modifications allowed pursuant to this Section 206.10, but is not being constructed in order to accommodate a reduced building mass above or around a Historic Building and that complies with or exceeds the setbacks or mass reductions required by the Ob;ective Standards pertaining to Historic Buildings. The Zoning Administrator may publish further guidance on the calculation o(foregone gross floor area; and Mayor Lurie BOARD OF SUPERVISORS Page 23 (B) for Historic Buildings with storefronts that contain character-defining features. an additional 0.25 square feet for every square foot of space in the storefront. provided that the project preserves the storefront in compliance with Objective Standards pertaining to Historic Buildings: and (C) horizontal or vertical additions to accommodate this extra square footage, except that any such additions shall not: (i) exceed 20 feet above the Housing Choice-SF height limit (Section 263.19),· or (ii) reduce the required rear yard above the ground floor to less than 15 _feet where the site abuts the rear yard of adiacent parcels containing residential uses. {GQ) The Historic Building and/or historic storefront shall be maintained in compliance with the Preservation Design Standards for the life of the proiect, and the requirement shall be recorded in a Notice of Special Restrictions. {67) Limits on Bonuses. Except as provided below. Aan HC-SF Proiect can combine the heights, square footage, and additional bonuses in subsections (e)(l) through (e)(afil,as provided belmv:= (]) Height. A proiect may combine the bonuses in subsections (e)(J) through .(fl{4fil provided that any height bonus is limited to 10 feet above the Housing Choice-SF height limit. A proiect may combine the bonuses in subsections (e)(l) through (e)(a§) provided that any height bonus is limited to 30 feet above the Housing Choice-SF height limit. (2) Rear Yard. A proiect cannot reduce the required rear yard beyond the lowest o(the limits set forth in subsections (e)(3 )-(e)(afil. SEC. 334. HOUSING CHOICE-SAN FRANCISCO PROJECT AUTHORIZATION. (a) Purpose and Applicability. The purpose of this Section 334 is to provide for the review and Mayor Lurie BOARD OF SUPERVISORS Page 24 approval of a Housing Choice San Francisco (HC-SF) pro;ect, as defined in Section 206.10. (b) General Process. (]) Application. An HC-SF Pro;ect shall apply through the Planning Department's procedures for Development Applications and review. An HC-SF pro;ect application shall be submitted with and processed concurrently with all other applications. The HC-SF pro;ect application shall be submitted on a form prescribed by the Department, and shall include all ofthe following information: (i) A full plan set, including a site plan, elevations, sections, and floor plans, showing total number of units, and the number of and location of affordable units as applicable,· and a draft Regulatory Agreement, if the pro;ect elects to sub;ect units to the Rent Stabilization Ordinance under Section 206.1 0(c)(l ): (ii) Except as noted in subsection (iii), demonstration of compliance with the Planning Code and provisions of the HC-SF Program, including any permitted zoning modifications; (iii) Requested Ma;or Modifications under subsection (d). (2) Procedures. The review ofan HC-SF Pro;ect shall be conducted as part o[ and incorporated into, a Development Application. Where there is a conflict, the provisions o{Section 206.10 shall govern. Unless modified by Section 206.10, if a pro;ect requires a conditional use authorization, or any other entitlement that requires a public hearing before the Planning Commission and/or the Historic Preservation Commission, the HC-SF Pro;ect shall be reviewed by the Planning Commission and/or the Historic Preservation Commission, as applicable. (3) Discretionary Review. As long as the Planning Commission has delegated its authority to the Planning Department to review applications for an HC-SF Pro;ect, the Planning Commission shall not hold a public hearing for discretionary review of an HC-SF that is sub;ect to this Section 334. (4) Regulatory Agreement for Proiects Using Section 206.J0(c)(l). (A) Sponsors of HC-SF Pro;ects that elect to comply with the provisions of Mayor Lurie BOARD OF SUPERVISORS Page 25 Section 206.1 0(c) (]) shall enter into a regulatory agreement with the City sub;ecting all units, except for any units required to be Affordable Units as defined in Planning Code Section 401, to the Residential Rent Stabilization and Arbitration Ordinance (Chapter 37 ofthe Administrative Code), as a condition of approval ("Regulatory Agreement"). (B) The property owner and the Planning Director, or the Director's designee, on behalf oft he City, will execute the Regulatory Agreement, which is sub;ect to review and approval by the City Attorney's O(/ice. The Regulatory Agreement shall be executed prior to the City's issuance of the First Construction Document for the proiect, as defined in Section 107 A.13.1 of the Building Code. Following execution ofthe Regulatory Agreement by all parties and approval by the City Attorney, the Regulatory Agreement or a memorandum thereof shall be recorded in the title records in the O(/ice of the Assessor-Recorder against the property and shall be binding on all future owners and successors in interest. (C) At a minimum, the Regulatory Agreement shall contain the following: (i) A description ofthe total number of Dwelling Units approved, including the number of units subiect to the Rent Stabilization and Arbitration Ordinance and other restricted units, if any, and the location, square footage of Dwelling Units, and number of bedrooms in each unit,· (ii) A statement that the Dwelling Units are not subiect to the Costa- Hawkins Rental Housing Act (California Civil Code Section 1954.50 et seq.). Further, that under Section l 954.52(b), the property owner has entered into and agreed to the terms o{the agreement with the City in consideration for an exception from residential density limits, or other direct financial contribution or other forms of assistance specified in California Government Code Section 65915 et (iii) A description ofthe residential density exception or other direct financial contribution or f'orms of assistance provided to the property owner,· and Mayor Lurie BOARD OF SUPERVISORS Page 26 (iv) A description ofthe remedies for breach o[the agreement and other provisions to ensure implementation and compliance with the agreement,· and, (v) An agreement that any lease, sublease, or other agreement regarding tenancy of units not subject to the Costa-Hawkins Rental Housing Act (California Civil Code Sections 1954.50 et seq.) shall include the following text: "This unit is a rental unit subject to the San Francisco Residential Rent Stabilization and Arbitration Ordinance. " (5) Other Agreements. HC-SF Projects that provide on-site a(fordable units under Section 415 et seq. or other state or local program that requires or allows the provision of on-site affordable units, shall comply with any applicable recording or regulatory agreement requirement of that state or local program. (6) Timeline o[Review. Unless the Environmental Review O(ficer determines that compliance with the California Environmental Quality Act would take more than 180 days, review of an HC-SF Project not seeking a Major Modification under this Section 334 shall be completed within 180 days of submittal ofa complete Development Application. Unless the Environmental Review Officer determines that compliance with the California Environmental Quality Act would take more than 180 days, the Planning Commission shall hold a public hearing for projects seeking a Major Modification within 180 days of submittal of a complete project application. (c) Administrative Review. The Planning Department shall administratively review an HC-SF Project, unless the Project seeks a Major Modification pursuant to subsection (d), or any HC-SF Project that is a 100% A(fordable HC-SF Project. The Planning Department's determination regarding an HC-SF Project under this subsection (c) shall not be appealable. Nothing in this Section 334 abrogates permit, license, or other requirements codified outside the Planning Code. (d) Proiects Seeking Maior Modifications to Standards and Requirements. An HC-SF Project may seek a Major Modification using the process in this subsection (d). (1) Definition. A "Major Modification" means any deviation from any quantitative Mayor Lurie BOARD OF SUPERVISORS Page 27 standard in the Planning Code or any applicable Obiective Standard not otherwise provided in Section 206.1 0(d) through (e). A proiect seeking a Mai or Modification to an Obiective Standard shall not be considered code compliant. (2) Additional Modifications. HC-SF Proiects seeking Maior Modifications pursuant to this subsection (d) may also pursue additional modifications that are not Maior Modifications under the provisions elsewhere in this Code. (3) Exclusions. In no case may an HC-SF Proiect receive a Maior Modification or other exception under any provision of this Code to the following requirements: maximum building height,· mcccimum permitted accessorv offstreet parking amounts; wind standards,· minimum density requirements,· Floor Area Ratio limits,· any standard set forth in Articles 1. 7, 3, 3.5, 4, 10, and 11 ofthe Planning Code; definitions,· permitted land uses; the Transportation Demand Management Program under Section 169,· dwelling unit mix: and any standard or provision adopted by the voters. (4) Required Findings for Maior Modifications. To grant a Maior Modification, the Planning Commission shall find: (a) that the proposed modification achieves equal or superior design quality, and (b) the proiect would provide a significant community benefit by producing housing near transit, or otherwise promote the general welfare. (5) Conditions o{Approval. The Planning Commission may adopt conditions of approval for granted modification(s). Such conditions shall be limited to addressing the potential impact of such granted modi[ication(s). (6) Process for Applicants Seeking Maior Modifications. (A) Decision. The Planning Commission, at a noticed public hearing, shall review, and approve, disapprove, or approve with conditions, a request for a Maior Modification. The Planning Commission shall find that the proposed Maior Modification(<;) meet the criteria in subsection (d)(4). As part ofits review and decision, the Planning Commission may impose additional conditions, requirements, modifications, and limitations on a proposed proiect in order to mitigate the Mayor Lurie BOARD OF SUPERVISORS Page 28 effect ofthe requested modification(s) and thereby achieve the obiectives, policies, and intent of the General Plan and/or applicable Obiective Standards. (B) Notification. Notice ofa hearing required by subsection (6)(A) shall be provided in accordance with Planning Code Section 333. (e) Notification and Record o(Decision. Notification and record of decision ofan HC-SF Proiect shall be provided as set forth in the Planning Department procedures for review and approval o(Development Applications. CO Change of Conditions. Once a proiect is approved, a change in any condition previously imposed by the Planning Commission shall require approval by the Planning Commission sub;ect to the procedures set forth in this Section 334. SEC. 344. HOUSING CHOICE HOUSING SUSTAINABILITY DISTRICT. (a) Purpose. This Section 344 establishes the Housing Choice - San Francisco Housing Sustainability District ("HSD ") under California Government Code Sections 66200 et seq. The purpose ofthe HSD is to encourage the development of on-site affordable housing in new residential and mixed-use proiects by providing a streamlined, ministerial approval process for such proiects. This Section 344 sets forth eligibility criteria, design review standards, and entitlement and approval procedures for proiects seeking approval pursuant to the HSD. (b) Geography. The HSD shall be comprised of all parcels, other than those zoned as RH or RM in the R-4 Height and Bulk District. (c) Relationship to Other Planning Code Provisions. Except as otherwise provided in this Section 344, the Planning Code shall apply to proiects approved pursuant to this Section 344. In the event of a conflict between other provisions of the Planning Code and this Section 344, this Section shall control. (d) Eligibility. Proiects seeking approval pursuant to this Section 344 shall meet all ofthe Mayor Lurie BOARD OF SUPERVISORS Page 29 following requirements: (1) The pro;ect is located in a zoning district where Residential uses are principally permitted. (2) For Dwelling Unit pro;ects, the pro;ect 's residential density is no less than 50 Dwelling Units per acre, and no more than 1,000 Dwelling Units per acre. (3) At least one-halfofthe pro;ect 's Gross Floor Area is designated for Residential uses. All proposed Non-Residential uses must be principally permitted in the underlying zoning district and any applicable SUD(s). The pro;ect shall not include more than 24,999 square feet o(Gross Floor Area of Office use that would be sub;ect to the annual limit on office development set forth in Sections 321 et seq. (4) The pro;ect does not demolish or substantially alter a historic resource that is: designated as a landmark or listed as a contributor to or located within a historic district under Article 1 0: listed as a Significant or Contributory Building under Article 11: listed in the California Register of Historical Resources or the National Register of Historic Places: identified in an adopted survey or historic context statement as potentially eligible for individual listing in the California Register of Historical Resources or the National Register of Historic Places: or, located within an historic district that is listed in, or identified in an adopted survey or historic context statement as potentially eligible for listing in, the California Register of Historical Resources or the National Register of Historic Placesa building that is designated as a landmark under Article 10, is listed as a contributor to an historic district in Article 10, is listed as a Significant or Contributory Building under Article 11, is listed in the California Register of Historical Resources, or is listed on the National Register of Historic Places'" (5) Consistent with California Government Code Section 66201 (j), the pro;ect shall provide no less than I 0% of dwelling units as units affordable to very low or low income households. A pro;ect sub;ect to Section 415 may apply any such affprdable units towards its compliance with Section Mayor Lurie BOARD OF SUPERVISORS Page 30 415. Proiects not subiect to Section 415 shall enter into a regulatory agreement with the City to restrict the affordability of any such units for no less than 55 years. (6) The proiect does not demolish, remove, or convert to another use any existing Dwelling Unit(s). or Residential Flat. (7) The proiect complies with all applicable Planning Code requirements and any adopted Obiective Standards. Proiects seeking approval pursuant to this Section 344 may not seek any exceptions to height and bulk limits pursuant to Section 309(a)(l 7). (8) The proiect sponsor complies with all applicable mitigation measures in the Housing Element 2022 Update Environmental Impact Report ("Housing Element EIR "). (9) The proiect sponsor certifies that the proiect will comply with all applicable requirements of California Government Code Section 66201(!)(4). (I 0) The proiect complies with the requirement of Government Code Section 66201 (!)(5). (11) The proiect provides relocation assistance to any displaced residential tenants. (12) A proiect is not deemed to be for residential use i(it is infeasible for actual use as a single or multifamily residence. (13) The project does not demolish or convert any portion of a Hotel. (e) Approving Authority. The P fanning Department is the approving authority designated to review permit applications for compliance with this Section 344. (f) Application. In addition to any requirements under other provisions of this Code for submittal of application materials, an application under this Section 344 shall be submitted to the Department on a form prescribed by the Department and shall not be considered complete until the proiect sponsor has provided all of the following: (I) A full plan set, including site plan, elevations, sections, and floor plans, showing total number of units, and number of and location of units a[fordable to very low or low income Mayor Lurie BOARD OF SUPERVISORS Page 31 households,· (2) All documentation required by the Planning Department and sufficient to support determinations that: (A) The proiect meets all applicable zoning and any Obiective Standards. (B) The proiect sponsor will implement any and all mitigation measures in the Housing Element EIR that the Environmental Review Officer determines are applicable. The proiect sponsor shall submit scope(s) of work for any studies required as part of any mitigation measure, and the application shall not be deemed complete until such studies are completed to the satisfaction of the Environmental Review Officer. (C) The proiect will comply with subsections (d)(I 0) and (d)(l 1) of this Section 344. (g) Decision and Hearing. The Department shall ministerially approve proiects that meet all the requirements in this Section 344, as follows: (1) Hearing. The Planning Department shall conduct an informational public hearing for all proiects that are subiect to this Section 3 44 within 100 days of receipt of'a complete application, as set forth in subsection {O. (2) Decision. Within 120 days o[receipt ofa complete application, as set forth in subsection {O, the Planning Director or the Director's designee shall issue a written decision approving, disapproving, or approving subiect to conditions, the proiect. The applicant and the Department may mutually agree to extend this 120-day period. Jfno written decision is issued within 120 days of the Department's receipt of a complete application, or within the period mutually agreed upon by the Department and applicant, the proiect shall be deemed approved. The Planning Director or the Director's designee shall include any certifications required by California Government Code Section 66205(e) in a copy ofthe written decision. (3) Grounds for Permit Denial. The Department may deny an HSD proiect application Mayor Lurie BOARD OF SUPERVISORS Page 32 only for one or more of the following reasons: (A) The proposed pro;ect does not fully comply with this Section 344, including but not limited to meeting all adopted Ob;ective Standards and/or implementing all mitigation measures in the Housing Element EIR that the Department determines are applicable. (B) The pro;ect sponsor has not submitted all of the information or paid any application fee required by this Section 344 and necessary for an adequate and timely design review or assessment ofpotential impacts on nearby properties. (C) The Department determines, based upon substantial evidence in light o[the whole record of the public hearing on the pro;ect, that a physical condition on the site of development that was not known and could not have been discovered with reasonable investigation at the time the application was submitted would have a specific adverse impact upon the public health or safety and that there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. As used in this subsection (g)(3)(C), "specific adverse impact" means a significant, quantifiable, direct, and unavoidable impact based on identified obiective written public health or safety standards, policies, or conditions, in existence at the time the application was deemed complete. (4) Appeal. The procedures for appeal to the Board o[Appeals ofa decision by the Department under this Section 344 shall be as set forth in Section 8 o{the Business and Tax Regulations Code. (5) Discretionary Review. No requests for discretionary review shall be accepted by the Planning Department for pro;ects sub;ect to this Section 344. As long as the Planning Commission has delegated its authority to the Planning Department to review applications for pro;ects sub;ect to this Section 344, the Planning Commission shall not hold a public hearing for discretionary review of pro;ects subiect to this Section 344. (6) Progress Requirement. Approval ofa pro;ect pursuant to this Section 344 shall expire i(the proiect sponsor has not procured a buildingpermit or site permit for construction ofthe Mayor Lurie BOARD OF SUPERVISORS Page 33 pro;ect within 30 months o(the date ofthe Department's issuance of a written decision pursuant to subsection (g)(2). If the Planning Director or the Director's designee finds that the pro;ect sponsor has demonstrated good faith in its efforts to obtain the first site or building permit for the pro;ect, the Planning Director or designee may extend the approval for the pro;ect for a maximum o(six additional months. Such deadline shall additionally be extended in the event o(any appeal of such approval for the duration olthe appeal, and in the event o[litigation seeking to invalidate the approval for the duration of the litigation. (h) Design Review Standards. Pro;ects sub;ect to this Section 344 shall be reviewed for compliance with the design standards set forth in the Planning Code and any Ob;ective Standards. (i) District Affordability Requirement. At the request ofthe California Department of Housing and Community Development, the Planning Department shall demonstrate that at least 20% ofthe residential units constructed in the HSD during the life o(the District and pursuant to this Section 344 will be affordable to very low, low, and moderate-income households and sub;ect to a recorded affordability restriction for at least 55 years. (i) Monitoring and Enforcement. The Planning Department shall include, as conditions of approval of all pro;ects approved pursuant to this Section 344, monitoring and enforcement provisions to ensure that the pro;ect meets all applicable labor and wage requirements and complies with all identified applicable mitigation measures. Pro;ects found to be in violation of any ofthese conditions shall be sub;ect to the Administrative Enforcement Procedures in Section 17 6 of this Code, including initiation of abatement proceedings or referral to the City Attorney or District Attorney for prosecution, if not corrected within 90 days o(service of any notice of violation issued under Section l 76(b)(l ). Conditions of approval shall include, but are not limited to: (]) A pro;ect sponsor shall submit weekly reports to the Office of Labor Standards Enforcement, certifying that a pro;ect approved pursuant to this Section 344 is complying with subsections (d)(l l) and (d)(J 2), if applicable to the pro;ect. Pro;ects found to be in violation of Mayor Lurie BOARD OF SUPERVISORS Page 34 subsections (d){l 1) and (d)(l 2) shall be subiect to penalties pursuant to Section 1741 o[the Labor Code, in addition to any penalties assessed pursuant to Section 176 o{this Code. All penalties shall be paid prior to issuance of the proiect's First Certificate of Occupancy, as defined in Section 401 ofthis (2) The Planning Department shall monitor compliance with the Housing Element EIR mitigation measures for proiects approved under the HSD. (3) The Planning Department shall monitor and report the construction of affordable housing units under the HSD in its annual Housing Inventory, which shall include the following information: (A) Number ofproiects approved pursuant to this Section 344. (B) Number ofproiects under construction pursuant to approvals obtained under this Section 344. (C) Number ofproiects completed pursuant to approvals obtained under this Section 344. (D) Number o(Dwelling Units or Group Housing beds within proiects completed pursuant to approvals obtained under this Section 344. (E) Number of Dwelling Units afferdable to very low, low, moderate, and middle income households within proiects completed pursuant to approvals obtained under this Section 344. (k) Operative and Sunset Dates. (I) This Section 344 shall become operative upon confirmation of approval by the California Department of Housing and Community Development under California Government Code Section 66202(c) ("Operative Date"). (2) This Section 344 shall expire by operation o[law seven years from the Operative Date, unless this Section 344 is renewed by ordinance pursuant to Government Code Section 66201 (g), in which case this Section 344 shall expire on the date specified in that ordinance ("Sunset Date"). Mayor Lurie BOARD OF SUPERVISORS Page 35 Upon the expiration ofthis Section 344, the City Attorney shall cause this Section 344 to be removed from the Planning Code. Pursuant to Government Code Section 66205(b), this Section 344 shall govern the processing and review of any complete application submitted pursuant to this Section 344 prior to the Sunset Date. Section 4. Height and Bulk Limits. Article 2.5 of the Planning Code is hereby amended by revising Sections 260, 263.19, 263.20, and 270, and adding Sections 270.3 to read as follows: SEC. 260. HEIGHT LIMITS: MEASUREMENT. (a) Method of Measurement. The limits upon the height of buildings and structures shall be as specified on the Zoning Map, except as permitted by Section 206. In the measurement of height, the following rules shall be applicable: (1) The point above which such measurements shall be taken shall be as specified as follows. (A) In the case of either subsection {g)flj_(B) or (C) below, such point shall be taken at the centerline of the building or, where the building steps laterally in relation to a street that is the basis for height measurement, separate points shall be taken at the centerline of each building step. (B) Where the lot is level with or slopes downward from a street at the centerline of the building or building step, such point shall be taken at curb level on such a street. This point shall be used for height measurement only for a lot depth not extending beyond a line 100 feet from and parallel to such street, or beyond a line equidistant between such street and the street on the opposite side of the block, whichever depth is greater. Measurement of height for any portion of the lot extending beyond such line shall be considered in relation to the opposite (lower) end of the lot, and that portion shall be Mayor Lurie BOARD OF SUPERVISORS Page 36 considered an upward sloping lot in accordance with $~ubsection (gJJ.ll(C) below, whether or not the lot also has frontage on a lower street. (C) Where the lot slopes upward from a street at the centerline of the building or building step, such point shall be taken at curb level for purposes of measuring the height of the closest part of the building within 10 feet of the property line of such street; at every other cross-section of the building, at right angles to the centerline of the building or building step, such point shall be taken as the average of the ground elevations at either side of the building or building step at that cross-section. The ground elevations used shall be either existing elevations or the elevations resulting from new grading operations encompassing an entire block. Elevations beneath the building shall be taken by projecting a straight line between ground elevations at the exterior walls at either side of the entire building in the same plane. (D) Where the lot has frontage on two or more streets, the owner may choose the street or streets from which the measurement of height is to be taken, within the scope of the rules stated above. Where the height limits for buildings and structures are established by this Code, the upper points to be taken for measurement of height shall be as prescribed in the provisions relating to such height limits. (2) The upper point to which such measurement shall be taken shall be the highest point on the finished roof in the case of a flat roof, and the average height of the rise in the case of a pitched or stepped roof, or similarly sculptured roof form, or any higher point of a feature not exempted under $~ubsection (b) below. For any building taller than 550 feet in height in the S-2 Bulk District, the height of the building shall be measured at the upper point of all features of the building and exempted features in such cases shall be limited to only those permitted in $~ubsection (b)(1)(M) and which are permitted by the Planning Commission Mayor Lurie BOARD OF SUPERVISORS Page 37 according to the procedures of Section 309. (3) In cases where the height limit is 65 feet or less and a street from which height measurements are made slopes laterally along the lot, or the ground slopes laterally on a lot that also slopes upward from the street, there shall be a maximum width for the portion of the building or structure that may be measured from a single point at curb or ground level, according to the definition of "height," as specified in the following table. These requirements shall not apply to any property to which the bulk limitations in Section 270 of this Code are applicable. (4) The following requirements shall apply to all parcels within the R-4 Height and Bulk District, at or below 85 feet. In cases where the height limit is 85 feet or less and a street from which height measurements are made slopes laterally along the lot, or the ground slopes laterally on a lot that also slopes upward from the street, there shall be a maximum width for the portion of the building or structure that may be measured from a single point at curb or ground level, according to the definition of "height" as specified in the following table. These requirements shall not apply to any property to which the bulk limitations in Sections 270 through 270.3 ofthis Code are applicable. TABLE 260-1 HEIGHT MEASUREMENT ON LATERAL SLOPES WHERE HEIGHT LIMIT IS 65 FEET OR LESS Average Slope of Curb or Ground From Which Maximum Width for Portion of Height is Measured Building that May Be Measured from a Single Point 5% pereeni or less No requirement More than 5% per-eent but no more than 15% 65 feet Mayor Lurie BOARD OF SUPERVISORS Page 38 per-eer,t More than 15% per-eent but not more than 20% 55 feet per-eer,t More than 20% per-eer,t but no more than 25% 45 feet per-eer,t More than 25% per-eer1t [image] 35 feet TABLE 260-2 HEIGHT MEASUREMENT ON LATERAL SLOPES WHERE HEIGHT LIMIT IS BETWEEN 65 AND 85 FEET Averaze Slave of Curb or Ground From Which Maximum Width for Portion of Buildinz that Mav Height is Measured Be Measured from a Sinzle Point 5% or less No reauirement More than 5% but no more than 15% 85 feet More than 15% but no more than 20% 75 feet More than 20% but no more than 25% 65 feet More than 25% 55 feet (b) Exemptions. In addition to other height exceptions permitted by this Code, the features listed in this subsection (b) shall be exempt from the height limits established by this Code, in an amount up to but not exceeding that which is specified. * * * * SEC. 263.19. HEIGHT LIMITS: PERMITTED PODIUAIA1VD TOWER HEIGHTS IN THE R BULK DISTRICTS. Mayor Lurie BOARD OF SUPERVISORS Page 39 (a) This Section 263. J 9(a) shall apply to R Bulk Districts, except for the R-4 Height and Bulk District. will Intent. The general development concept for R Bulk Districts is of podium buildings that vary from 65 to 170 feet in height depending on the district and location, with adequately spaced slender towers up to 650 feet in height rising above the podium buildings. {hf(ll_ Maximum Height Controls for Podiums and Towers. In the R btdk districts, which include the R, R-2, and R-3 bulk districts as designated on Sectional Map No. HT01, HT02, and HT07 of the Zoning Map, maximum permitted building heights for both podiums and towers are expressed as two numbers separated by a slash. The number preceding the slash represents the height limit for podium buildings. The number following the slash represents the height limit for towers. No building may exceed the podium height limit except for towers meeting the bulk and tower spacing controls established in Section 270(e) and (f). fcfill Maximum Height Controls for Podiums and Towers in the R-2 Bulk District and the Van Ness & Market Residential Special Use District. In the R-2 bulk district and within the Van Ness & Market Residential Special Use District, maximum permitted building heights for both podiums and towers are expressed as two sets of numbers separated by a double slash in the format described above, in subsection (g)_(Jb). Each set of numbers represents the maximum heights for podium and tower applicable to the parcel and as regulated per subsection (g)_(Jb) above as follows: The first set of numbers represents the principally permitted height limits for the parcel, both for the podium and for the tower. The second set of numbers after the double slash represents the maximum height limits for podium and tower that can be granted by the Planning Commission for that parcel through an exception pursuant to the procedures and findings of Section 309(a)(17). (b) This Section 263. J 9(b) shall apply to the R-4 Height and Bulk District. Mayor Lurie BOARD OF SUPERVISORS Page 40 (1) Intent. The general development concept for the R-4 Height and Bulk District is for buildings that vary in height depending on the location, and in some locations providing for adequately spaced slender towers rising above the podiums of!ower height(s). In addition to establishing bulk controls for all buildings in the district as further described in Section 270(i), the R-4 district implements the Housing Choice-San Francisco (HC-SF) program by providing for a secondary height limit for proiects using the HC-SF Program per Section 206.10. (2) Maximum Height Controls for the HC-SF Program. In the R-4 Height and Bulk District, as designated on Sectional Maps Nos. HT01, 02, 03, 04. 05, 06, 07, 11, 12, and 13 ofthe Zoning Map, the permitted building heights are expressed as two sets of numbers separated by a double slash. Preceding the double slash is the permitted building height limit for proiects not using the HC- SF Program. Following the double slash is the height limit for proiects using the HC-SF Program per Section 206.10. Where there is a set of two numbers separated by a single slash, the number preceding the single slash is the maximum height for podium buildings and the number following the single slash is the maximum tower height subiect to the bulk and tower spacing controls o{Section 270(i). The following represents an example of height limits subiect to both podium and tower controls, and high limits for proiects not using the HC-SF Program and proiects using the HC-SF Program. /so I I ss~ R-4 General Height limit HC-SF Program Height Limit ~40 II 40~ R-4 1201400 I I 1201650 - R-4 I \ I \ General General HC-SF Program HC-SF Program Podium Tower Podium Tower Height Limit Height Limit Height Limit Height Limit Mayor Lurie BOARD OF SUPERVISORS Page 41 SEC. 263.20. SPECIAL HEIGHT EXCEPTION: ADDITIONAL FIVE FEET HEIGHT FOR ACTIVE GROUND FLOOR USES IN CERTAIN DISTRICTS AND ALL GROUND FLOOR USES IN THE R-4 HEIGHT AND BULK DISTRICT. * * * * (b) Applicability. The special height exception described in this sSection 263.20 shall only apply to projects that meet el+ both of the following criteria: (1) project is located in a 30-X, 40-XL or-50-X Height and Bulk District, or in the R-4 Height and Bulk District with a height limit of 40, 50, or 80 feet, as designated on the Zoning Map; (2) project is located in one oftlw following districts: (A) in an ,VCT district as designated on the Z01qing ,\f.ap; (BJ in the Castro Street, Inner Clement Street, Otlter Clement Street, Excelsior Outer A1ission Street, Irving Street, Japantovm, Judah Street, ,\Toriega Street, Taraval Street, and 24th Street ]'lee Valley II/CDs; (CJ on a NC 2 designatedparcel on Balboa Street between 2nd A 1;emte and 8th Avenue, and between 32ndAvenue and 39th Avenue; (DJ on a 11/C I desig,wtedparcel withi,q the boundaries &}Sargent Street to Orizaba Avenue to Lobos Street to Plymouth Avenue to FaraUones Street to San Jose A 1;enue to Alemany Boulevard to I 9th A 1;enue to Randolph Street to A1onticeUo Street and back to Sar1;ent Street; (E) on a ,VG 3 designated parcel fronting on Geary Boulevardfrom },{asonic A1;enue to 28th Avenue, except for parcels on the north side ofGeary Boulevard betwee1q Palm Avenue and Parker Avenue; or (F) on a parcel zoned NC I on }Voriega, Irving, Taraval, or Judah Streets west €>/ 19th A 1;enue. -----t-c{3tt') project features ground floor commercial space or other active use as Mayor Lurie BOARD OF SUPERVISORS Page 42 defined by Section 145.1 (b)(2) with clear ceiling heights in excess of ten feet from sidewalk grade, or in the case of residential uses, such walk-up residential units are raised up from sidewalk level,..,..:. (4) said groundjl-oor commercial space, active use, or walk up residential use is primarily oriented along a right of way ,,.,,ider than 40 feet,· (5) said groundjl-oor commercial space or active use occupies at least 50% of the project's groundjl-oor area; and (6) except for projects located in i\TCT districts, the project sponsor has conclusively· demonstrated that the additional 5' increment allowed through Sectio,q 263.20 ·would not add new shadow to any public open spaces. * * * * SEC. 270. BULK LIMITS: MEASUREMENT. (a) The limits upon the bulk of buildings and structures shall be as stated in this Section 270 (including Sections 270.1, 270.2. and 270.3) and in Sections 271 and 272. The terms Diagonal Dimension, Height, Length, and Plan Dimensions shall be as defined in this Code. In each height and bulk district, the maximum plan dimensions shall be as specified in the following table, at all horizontal cross-sections above the height indicated. TABLE 270 BULK LIMITS District Symbol on Height Above Maximum Plan Dimensions (in feet) Zoning Map Which Maximum Length Diagonal Dimensions Apply Dimension (in feet) Mayor Lurie BOARD OF SUPERVISORS Page 43 * * * * R This table not applicable. But see Section 270(e) R-2 This table not applicable. But see Section 270(f) R-3 This table not ff/2l2.ficable. But see Section 270(z) R-4 This table not ffQ{2_licable. But see Section 270(j) V * * * * * * * * (j) R-4 Height and Bulk District. In the R-4 Height and Bulk District, the bulk limitation are as follows: (]) Tower Bulk and Spacing. In the R-4 Height and Bulk District, the otherwise applicable bulk controls for structures below a height of 85 feet or below a different height threshold where ex{2_licitly S{2_ecified elsewhere in the Code ("Podium Height") shall govern, including. but not limited to, those found in the Citywide Design Standards. Portions of structures above the podium height shall com{2_ly with the bulk limitations described in subsection (i)(J ){A) and (B) below. (A) Buildings between the Podium Height and 140 feet in height (exclusive of {2_ermitted height exce{2_tions) shall: (j) Provide 15-foot setback(s) from any interior pro{2_erty line(s) for {2_ortion(s) of the building above the Podium Height. (ji) For portions o(structures above the Podium Height, the average floor plate shall not exceed 12,000 square feet. (jii) For portions of structures above the Podium Height, a maximum length o(J 30 feet and a maximum diagonal ofl 60 feet are permitted. (jv) Buildingportions above the Podium Height and up to 140 feet must maintain a 30-foot distance from other buildings above the Podium Height on any lot. Mayor Lurie BOARD OF SUPERVISORS Page 44 (B) Buildings above 140 feet in height (exclusive o(permitted height exceptions) shall: (i) Provide 15-foot setback(s) from any interior property line(s) for portionG<;) ofthe building above the Podium Height. (ii) For portions o(structures above the Podium Height, the average floor plate shall not exceed 12,000 square feet. (iii) For portions o(structures above the Podium Height, a maximum length of] 30 feet and a maximum diagonal ofl 60 feet are permitted. (iv) Building portions above the Podium Height shall be separated by no less than 115 feet from other buildings above 85 feet on any lot. (v) For portions of buildings above the Podium Height, a maximum unbroken wall width of] 00 feet is permitted. For building masses above 85 feet in height and with a plan length in excess of] 00 feet, relief shall be provided through: a. a notch, defined as a building recess or volumetric reduction that is provided at the indicated height and extending the full vertical height of the sub;ect facade above 85-feet, ofat least 10 feet by 10 feet,· or b. a change in plane ofat least 10 feet. (vi) The top one-third of a building above 85 feet shall be reduced in both floor plate and the allowed maximum plan and diagonal dimensions set forth in subsection (i)(J)(B) by 10% each. SEC. 270.3. SPECIAL BULK REQUIREMENTS: MID-BLOCK ALLEYS IN LARGE LOT DEVELOPMENT OUTSIDE OF THE EASTERN NEIGHBORHOODS MIXED USE DISTRICTS, SOUTH OF MARKET COMMERCIAL TRANSIT DISTRICT, FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT, REGIONAL COMMERCIAL Mayor Lurie BOARD OF SUPERVISORS Page 45 DISTRICT, C-3 AND DTR DISTRICTS. (a) Findings. This Section 270.3 incorporates the findings in Section 270.2(a), and determines that the conditions in Section 270.2 are applicable outside ofthe geographic area specified in Section 270.2 .. (b) Purpose. The mid-block alley requirements of this Section 270.3 are intended to ameliorate the conditions and impacts described in the findings in Section 270.2(a) and make the subiect areas appropriate for a higher density of activity and population in areas being targeted for more intense development. The horizontal mass reductions and mid-block alleys will ensure that block sizes for new housing support walkable neighborhoods. To encourage pedestrian movement, walking to nearby destinations including to and from transit, and neighborhood blocks with shortened distances to facilitate this activity, the bulk limitations noted below will apply. (c) Applicability. This Section 270.3 applies to all development lots not subiect to the requirements o(Section 270.2, except development lots in PDR districts or that contain exclusively government or Public Facilities, that: (]) Are two acres or larger: and/or (2) Have a frontage of200 feet or greater on a single block face that is 400 feet or greater. (d) Requirements. New construction on development lots that meet the criteria in subsection (c) above must be divided into smaller resultant lots and blocks in either one of the two following ways: (]) Option 1. Lots shall be divided into resultant blocks such that: (A) no block frontage exceeds a length of300 feet between intersections,· (B) no block perimeter exceeds a total ofJ,200 feet,· and (C) the resultant blocks shall be separated from each other by newly created public street(s), alley(s), or publicly-accessible privately-owned street(s) or alley(s). Such street(s) shall meet San Francisco street standards including the Better Streets Plan as codified in Section 138.1 Mayor Lurie BOARD OF SUPERVISORS Page 46 and pursuant to Public Works Code requirements. Jfprivately-D'wned street{s) or alley(s) are created, they shall be maintained and must provide public access pursuant to the standards provided in Planning Code Section 270.2(e). (2) Option 2. Lots shall be divided into resultant blocks of not more than 400 feet in length between intersections of streets or alleys per subsection (d)(I )(C) above, that are bisected by alleys or passageways, and that do not exceed a total block perimeter ofJ,400 feet. Such mid-block alleys or passageways shall meet the following conditions: (A) Location. Be located as close to the middle portion of the subiect block face, defined as within 50 lateral feet from the block centerline, perpendicular to the subiect frontage and connecting to any existing adiacent streets and alleys. If the subiect lot is not within the central portion of the block, the passageway shall cross the subiect lot at its centerline or within 50 lateral feet from the lot centerline. For Development proiects that include a Public Facility or are immediately abutting a parcel containing a Public Facility, this locational requirement shall not apply. (B) Hours of Operation. The passageway(s) must be open to the public 24 hours a day, seven days a week. Fences and/or gates that would prevent public access at any point within the passageway(s) are prohibited. (C) Width. The passageway(s) must maintain minimum width(s) of20 feet measured from building-to-building at any point. (D) Walking Width. Have a minimum clear walking width of] 0 feet free of any obstructions in the case of a pedestrian-only right-of way, and dual sidewalks each of not less than six _feet in width with not less than four feet minimum clear width in the case ofan alley with vehicular access. (E) Open to the Sky. At least 60% of the passageway area must be open to the sky. Obstructions permitted within setbacks pursuant to Planning Code Section 136, that do not conflict with or obstruct the required walking width, may be located within the portion of the alley or Mayor Lurie BOARD OF SUPERVISORS Page 47 passageway that is required to be open to the sky. All portions of the alley or pathway not open to the sky shall have a minimum clearance height from grade o(l 5 feet at all points. For Development Proz'ects that include a Public Facility or are immediately abutting a parcel containing to a Public Facility, the required percent o(the passageway area that must be open to the sky may be reduced to 50%. (F) Topography. Changes in grade or steps are not permitted in an alley or passageway unless required by the natural topography and average grade. (G) Frontage. Alleys or passageways must be fronted by active ground-floor uses, as defined in Section 145.1, for no less than 60% of their fronting length and in no case feature more than 50 continuous feet o[inactive use(s) in any segment. For development proz'ects that include a Public Facility or are immediately abutting a parcel containing a Public Facility, the required percent for active ground-floor uses may be reduced to 40% and may be unevenly distributed between the alley's or passageway's two sides. (H) Visual access. Alleys or passageways must be configured to allow clear visual access from one end of the passageway through the development lot to its opposite end. (e) Additional Requirements for Private Passageways and Alleys. (I) Maintenance. Mid-block passageways and alleys required under this Section 270.3 shall be maintained at no public expense unless a publicly-accepted street or alley is created pursuant to subsection (d)(I) above. The owner o(the property on which the alley or passageway is located shall maintain it by keeping the area clean and free oflitter and by keeping it in an acceptable state of repair. Conditions intended to assure continued maintenance o(the right-of way for the actual lifetime of the building giving rise to the open space requirement may be imposed. (2) Informational Plaque. Prior to issuance ofa permit of occupancy, a plaque shall be placed in a publicly conspicuous location for pedestrian viewing. The plaque shall state the right of the public to pass through the alley and stating the name and address o(the owner or owner's agent Mayor Lurie BOARD OF SUPERVISORS Page 48 responsible (or maintenance. The plaque shall be ofno less than 24 inches by 36 inches in size. (3) Property owners providing a pathway or alley under this Section 270.3 shall hold harmless the City and County of San Francisco, its o(ficers, agents. and employees, from any damage or injury caused by the design, construction, or maintenance o(the right-o(-way, and are solely liable for any damage or loss occasioned by any act or neglect in respect to the design, construction, or maintenance of the right-of way. (j) Any non-vehicular portions of such a passageway or alley, including sidewalks or other walking areas, seating areas, or landscaping. may count toward any open space requirements of this Code which permit publicly-accessible open space, provided that such space meets the standards of Section 135. Section 5. Wind Controls. Articles 1, and 2 of the Planning Code are hereby amended by revising Sections 148, 243, 249.1, and 249.78, to read as follows: SEC. 148. REDUCTION OF GROUND-LEVEL WIND CURRENTS FOR BUILDINGS TALLER THAN 85 FEET IN t-J CERTAIN DISTRICTS. (a) Applicability. In the C-3 Districts, Van Ness Special Use District, Folsom and Main Residential/Commercial Special Use District, Downtown Residential (DTR) Districts, and Central SoMa Special Use District, this Section 148 shall apply to new buildings taller than 85 feet in Height, vertical additions o(more than 30 feet resulting in a total building height greater than 85 feet, or vertical additions o(more than 30 feet to an existing building that is taller than 85 feet. Building height for the purpose of applicability of this Section shall be calculated pursuant to the provisions of Sections 260 and 263.21. (b) Definitions. "Equivalent Wind Speed" means an hourly average wind speed adjusted to incorporate the effects o(gustiness or turbulence on pedestrians, pursuant to the methodology adopted by the Planning Mayor Lurie BOARD OF SUPERVISORS Page 49 Commission, as amended from time to time. "Nine-Hour Hazard Criterion" means a ground-level equivalent wind speed of 26 miles per hour for nine or more hours per year. (c) Controls for Hazardous Winds. Pro;ects shall not result in any net new locations that exceed the Nine-Hour Hazard Criterion. (d) Wind-reducing Features. All wind-reducing features necessary to meet the requirements ofthis Section 148 shall be identified on the approved pro;ect plan set. (e) Maintenance of Wind-reducing Features. All wind-reducing features necessary to meet the requirements of this Section 148 must be maintained for the life of the proiect. The Zoning Administrator may approve, including after installation, substitution of alternate wind-reducing features that would have an equal or superior effect on reducing ground-level winds at the subiect location, provided that such features do not conflict with or increase noncompliance with other provisions ofthe Planning Code or other adopted Citywide Design Standards. (a) Requirement and Exception. In C 3 Districts, buildings and additions to existing buildings shall be shaped, or other wind baffling measures shall be adopted, so that the dewlopments will not cause ground level ~wind currents to exceed, more than 10 percent of the time year round, between 7: 00 a. m. and 6: 00 p. m., the comfort fo1' 1el of 11 m.p. h. equi,;alent 1,vind speed in areas &/substantial pedestrian use and seven m.p. h. equfralent wind speed in public seating areas. When preexisting ambient wind speeds exceed the comfort level, or when a proposed buildi1qg or addition may cause ambient ',Find speeds to exceed the conifort le,;el, the building shall be designed to reduce the ambient wind speeds to meet the requirements. An exception may be granted, in accordance with t},c prmisions a/Section 309, allm~·ing the building or addition to add to the amount &/time that the comfort level is exceeded by the least practical amount if(]) it can be shmm that a building or addition cannot be shaped and other wind baffling measures ca,qnot be adopted to meet the foregoing requirements without creating an unattractive and ungainly building form and without Mayor Lurie BOARD OF SUPERVISORS Page 50 unduly restricting the development potential ofthe building site in question, and (2) it is concluded that, because of the limited a:-nount by ~which the cornfort level is exceeded, the limited loC€ltion in which the cmnfort level is exceeded, or the limited time chtring which the conifort le1!el is exceeded, the addition is insubstantial. 1Vo exception shall be granted and no building or addition shall be permitted that causes equivalent ,vind speeds to reach or exceed the hazard level of26 miles per hour for a single hour of the (b) Definition. The term "equivalent 1,vind speed" shall mean an hourly mean wind speed adjusted to incorporate the effects ofgustiness or turbulence on pedestrians. (c) Guidelines. Procedures and Atfethodologies for implementing this Section shall be specified by the Office ofEmlironmental Review afthe Planning Department. SEC. 243. VAN NESS SPECIAL USE DISTRICT. * * * * (c) Controls. All provisions of the Planning Code applicable to an RC-4 District shall apply except as otherwise provided in this Section 243. * * * * ( 15) Wind Standards. Wind standards shall apply pursuant to Section 148. Reductim, of Ground Level Wind Currents. (A) l'./ew buildings and additions to existing buildings shall be shaped, or other wind bajjling measures shall be adopted, so that the de1!elopmew:t ',!iill not cause year round ground level wind currents to exceed, more than 10 percent of the time, be Ave en 7: 00 a. m. and 6: 00 p. m., the comfort level af 11 m.p. h. equivalent wind speed in areas afpedestrian use a1qd seve1q m.p. h. equivalent wind speed in public seating areas. Whe1q pre existing ambient wind speeds exceed the comfort levels specified above, the buifding shall be designed to rechwe the ambient 1,vind speeds in efforts to meet the Mayor Lurie BOARD OF SUPERVISORS Page 51 goalfi &fthis requirement. (BJ An exception to this requirement may be permitted but only if and to the extent that the project 8ponsor deN10nstrates that the buUding or addition camwt be shaped or wind bcif.fling measures cannot be adopted ,Fi#wut unduly restricting the de,.,1elopment pot<!ntial oftlw building site in question. (i) The exception may permit the bt1Uding or addition to increase the time that the comfort fe,;el is exceeded, but only to the extent necessary to avoid undue restriction of the development potential ofthe site. (ii) Notwithstanding the above, no exception shall be allowed and no building or addition shall be pennitted that causes eqt1ivalent wind speeds to reach or exceed the hmard le'i!el of26 m.p. h. for a single hot1r of the year. For the purposes <>/this Section, the term "equivale,qt wi1qd speed" shall :·nean an hourly wind speed adjusted to incorporate the effects of gustiness or turbulence on pedestrians. * * * * SEC. 249.1. FOLSOM AND MAIN RESIDENTIAL/COMMERCIAL SPECIAL USE DISTRICT. * * * * (b) Controls. The following zoning controls are applicable in the Residential/Commercial Special Use District. (1) Wind Standards. Wind standards shall apply pursuant to Section 148. Reduction of Gf'ound Level Wind Currents. ~4) Requirement. llew buildings and additions to existing buildings shall be shaped, or other wind bttffling measures shall be adopted, so that the developments 'Will not cause ground le'i!el wind currents to exceed, more than 1 Opercent &/the time year round, between 7:00 a.m. Mayor Lurie BOARD OF SUPERVISORS Page 52 and 6: 00 p. m., the comfort level of I I m.p. h. equivalent wind speed in areas o_fsubstantial pedestrian use and see'en m.p. h. equh,1alent wind speed i1q public seating areas. The term "equivalent wind speed" shall rnean an hourly mean ',Find speed adjusted to incorporate the effects ofgttstiness or turbulence on pedestrians. When preexisting ambient wind speeds exceed the comfort level, or when a proposed building or addition may cause ambient )'riind speeds to exceed the conefort le,;el, the building shall be designed to reduce the ambient wind speeds to meet the requirements. The provisions of this Section 2 49. I (b) (3) shall not apply to any buildings or additions to existing buildings for which a draft EIR has been publishedprior to Jamtary I, 1985. (B) Exception. The Zoning Administrator may allo-w the building or addition to add to the amoum oftime the conifort level is exceeded by the least practical amount if(I) it can be shown that a building or addition ca,qnot be shaped and other wind bajjling nwasures cannot be adopted to meet the foregoing requirements without creating an unattractive and ungainly buUding form and without tmduly restricting the development potential of the btlilding site in question, and (2) it is concluded that, because of the limited amount by which the conefort level is exceeded, the limited location in which the conifort fo,;el is exceeded, or the limited time during which t,½e comfort level is exceeded, the addition is insubstantial. The Zoning Administrator shall not grant a1q exceptio,q and no building or addition shall be permitted that causes equivalent wind speeds to reach or exceed the hazard lee'el of26 miles per hourfor a single hour of the year. (C) Procedures. Procedures and met.½odologies for implementing this Section shall be specified by the Office ofEm,iironmental Review o_fthe Planning Department. * * * * SEC. 249.78. CENTRAL SOMA SPECIAL USE DISTRICT. Mayor Lurie BOARD OF SUPERVISORS Page 53 * * * * (d) Urban Design and Density Controls. * * * * (9) Wind Standards. Wind standards shall apply pursuant to Section 148. (A) Applicability. This subsection shell apply to new buildings ebove 85 feet in Height end edditions to existing buildings thet result in e building ebMe 85 feet in Height. (B) Definitions. "Comfort Level" me ens ground level equivelent wind speeds of 11 miles per hour in erees ofsubstentielpedestrien use end seven milesper hour in public seeting erees between 7:00 e.m. end 6: 00 p. m. when occurring for more then 15 percent of the time yeer round "Equivelent Wind Speed" meens en hourly meen wind speed adjusted to incorporete the effects a/gustiness or turbufence on pedestriens. '?Vine Hour Hazard Criterion" meens e ground level equh,elent wind speed of26 tniles per hourfor more then nine hoursperyeerper test locetion. "One Hour Ht12erd Criterion" meens e ground l-ewl equivelent ,,1,1ind speed of26 miles per hour for more then one hour per yeer per test locetion. "Substentiel Increese" meens en increese in ,Find speeds of more then six miles per hour for more then 15 perce1qt of the time yeer rou1qd. (C) Controls for Wind Conefort. (i) Projects may not result in ',Find speeds thet exceed the Comfort Level at eny locetion. (ii) Projects may not ceuse e Substentiel Increese in wind speed at any location ',Fhere the existing or resulting wind speed exceeds the Comfort LC'~el. (iii) Pursuant to Section 329, the Planning Commission may grant en exception to the standards ofsubsections (i) and (ii) above as applied to aproject ifitjinds that the Mayor Lurie BOARD OF SUPERVISORS Page 54 project meets the following criteria: (aa) It has undertaken all feasible measures to reduce wind speeds through siwh means as building sculpting and appurtenances, permanent wi,qd bajjling measures, and landscaping,· and (bb) Reducing v,•ind speeds further would substantially detract from the building design or unduly restrict the square footage of the project. (DJ Controls for Hazardous Winds. (i) Projects shall not result in net new locations with an exceedance o_f the One Hour Hazard Criterion, except as allowed by the Planning Commission based on criteria described in subsection (ii) below. (ii) Pursuant to Section 329, the Planning Commission may grant an exception to the standard a/subsection (i) above as applied to a proposedproject if itfinds that the proposedproject meets all of the following criteria: (aa) The project with ,vind reduction measures does not result in net 1qew locations with an exceedance of the Nine Hour Hazard Criterion,· (bb) The project has undertaken all feasible measures to reduce hazardous wind speeds, such as building sculpting and appurtenances, permanent ',i'b9d baffling measures, and landscaping,· and (cc) },1eeting the requirements ofsubsection (i) would detract from the building design or unduly restrict the square footage af the project. (iii) ]Vo exception shall be granted and no building or addition shall be permitted/or any project that causes net new locations with an exceedance in the li/ine Hour Hazard Criterio,q_ (E) Guidelines. Procedures and methodologies for ifl'1pleme1qting this subsection shall be issued by the Department. Mayor Lurie BOARD OF SUPERVISORS Page 55 * * * * Section 6. Residential Districts. Article 2 of the Planning Code is hereby amended by revising Sections 209, 209.1, 209.2, and 209.3, to read as follows: SEC. 209. DESCRIPTION AND PURPOSE OF RESIDENTIAL AND RESIDENTIAL- COMMERCIAL DISTRICTS. The following statements of description and purpose outline the main functions of the Residential and Residential-Commercial (Residential) Districts in the zoning plan for San Francisco, supplementing the statements of purpose contained in Section 101 of this Code. (a) Purpose. These Districts are established for purposes of implementing the Residence element and other elements of the General Plan, according to the objectives, principles and policies stated therein. Among these purposes are the following: (1) Preservation, improvement and maintenance of the existing housing stock through protection of neighborhood environments and encouragement of sound ownership practices and rehabilitation efforts; (2) Recognition and protection of the architectural characteristics and urban patterns densities of existing residential areas; (3) Maximizing of housing choice by assuring the availability of quality owner and rental housing of various kinds, suitable for a whole range of household types, lifestyles and economic levels; (4) Encouragement of residential development that will meet outstanding community needs, provide adequate indoor and outdoor spaces for its occupants, and relate well to the character and scale of existing neighborhoods and structures; and (5) Promotion of balanced and convenient neighborhoods having appropriate public improvements and services, suitable nonresidential activities that are compatible with Mayor Lurie BOARD OF SUPERVISORS Page 56 housing and meet the needs of residents, and other amenities that contribute to the livability of residential areas. (b) Uses and Features Permitted in Residential and Residential-Commercial Districts. The uses and features permitted in Residential and Residential-Commercial Districts are listed in the Zoning Control Tables in Sections 209.1 through 209.4. SEC. 209.1. RH (RESIDENTIAL, HOUSE) DISTRICTS. These Districts are intended to recognize, protect, conserve, and enhance areas characterized by dwellings in the form of houses and small multi-family buildings, usually with one, two, or three units with separate entrances, and limited scale in terms of building width and height, and characterized by rear yards and a pattern of mid-block open spaces. Such areas tend to have similarity of building styles and predominantly contain large units suitable for family occupancy, considerable open space, and limited nonresidential uses. In all RH Districts, multi-family buildings with four or more units are permitted under various provisions of this Code. The RH Districts are composed of five separate classes of districts, as follows: RH-1 (D) Districts: One-Family (Detached Dwellings). These Districts are characterized by lots of greater width and area than in other parts of the City, and by single- family houses with side yards. The structures are relatively large, but rarely exceed 35 feet in height. Ground level open space and landscaping at the front and rear are usually abundant. Much of the development has been in sizable tracts with similarities of building style and narrow streets following the contours of hills. In some ceses privete covenents heve controlled the neture ofdevelopment end helped to meint€lin the street ere€lS. RH-1 Districts: One-Family. These Districts ttrehave been occupied almost entirely by single-family houses on lots 25 feet in width, without side yards. Floor sizes and building styles vary, but tend to be uniform within tracts developed in distinct time periods. Though Mayor Lurie BOARD OF SUPERVISORS Page 57 built on separate lots, the structures have the appearance of small-scale row housing, rarely exceeding 35 feet in height. Front setbacks are common, and ground level open space is generous. In most cases the single family character ofthese Districts has been maintainedfer a considerabk time. RH-1(5) Districts: One-Family with Minor Second Unit. These Districts are similar in character to RH-1 Districts, except that a small second dwelling unit has been installed in many structures, usually by conversion of a ground-story space formerly part of the main unit or devoted to storage. The second unit remains subordinate to the owner's unit, and may house one or two persons related to the owner or be rented to others. Despite these conversions, the structures retain the appearance of single-family dwellings. RH-2 Districts: Two-Family. These Districts are de..,oted tohave been historically developed with one-family and two-family houses, with the latter commonly consisting of two large flats, one occupied by the owner and the other available for rental. Structures are finely scaled and usually do not exceed 25 feet in width or 40 feet in height. Building styles are often more varied than in historically single-family areas, but certain streets and tracts are quite uniform. Considerable ground-level open space is available, and it frequently is private for each unit. The Districts may have easy access to shopping facilities and transit lines. In some cases, Group Housing and institutions are found in these areas, although nonresidential uses tend to be quite limited. RH-3 Districts: Three-Family. These Districts have many similarities to RH-2 Districts, but structures with three units are common in addition to one-family and two-family houses. The predominant form -ishas historically been large flats rather than apartments, with lots 25 feet wide, a fine or moderate scale, and separate entrances for each unit. Building styles tend to be varied but complementary to one another. Outdoor space is available at ground level, and also on decks and balconies for individual units. Nonresidential uses are more common in Mayor Lurie BOARD OF SUPERVISORS Page 58 these areas than in RH-2 Districts. Table 209.1 ZONING CONTROL TABLE FOR RH DISTRICTS Zoning Category § RH-1(D) RH RH- RH-2 Reference -1 1(5 s ) BUILDING STANDARDS Massing and Setbacks Height and Bulk §§ 102, No portion No portion ofa Dwelling may be Limits 105, 106, of a t€1ller than Varies, but generally 250-252, Dwelling 40 feet. Structures with uses 253, 260, may be other than Dwellings may be 261,261.1, taller than constructed to the prescribed 263.19, 35 feet. height limit. 270, 270.3, Structures Per§ 261 the height limit may 271. See with uses be decreased based on the also Height other than slope of the lot. and Bulk Dwellings District may be Maps. constructe d to the prescribed height limit, which is generally Mayor Lurie BOARD OF SUPERVISORS RH-3 Varies, but generally 40 feet. Height sculpting on Alleys per§ 261.1. Page 59 Front Setback Rear Yard Side Yard Mayor Lurie BOARD OF SUPERVISORS §§ 130, 131, 132 §§ 130, §§ 130, 40 feet. Per§ 261 the height limit may be decreased or increased based on the slope of the lot. Required. Based on the front setback of the adjacent property with the shortest front setback or if subject property has a Legislated Setback. When front setback is based on adjacent properties, in no case shall the required setback be greater than 10 feet. 30% of lot depth, but in no case less than 15 feet. Required for Lots 28 feet and wider. Width of side setback Not Required Page 60 depends on width of lot. Residential Design § 311 Subject to the Residential Design Guidelines and Guidelines and Citywide Design Standards and any o:-Gther applicable Standards design guidelines that have been approved by the Planning Commission HfflJ' al5·e €1J3!3/y'. Street Frontage and Public Realm Front Setback § 132 Required. At least 50% of Front Setback shall be Landscaping and permeable so as to increase storm water infiltration and Permeability 20% of Front Setback shall be unpaved and devoted to Requirements plant material. Streetscape and § 138.1 Required. Pedestrian Improvements (Street Trees) Street Frontage § 144 § 144 applies generally. Additional requirements apply Requirements to Limited Commercial Uses, as specified in § 186. Street Frontage, § 155(r) As specified in § 155(r) Parking and Loading Access Restrictions Miscellaneous Planned Unit § 304 C C C C C Development Mayor Lurie BOARD OF SUPERVISORS Page 61 Awning § 136.1 NP(1) NP(1) NP(1) NP(1) W(1) Canopy or § 136.1 NPm NP(2) NPm NPm NPm Marquee Signs § 606 As permitted by &eFieN § 606'- Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards Usable Open §§ 135, At least At least At least At least At least Space [Per Dwelling Unit] square square square square square feet if feet if feet for the feet if feet if private, private, first unit private, private, and 400 and 400 and 100 and 166 and 133 square square for the square square feet if feet if minor feet if feet if common. common second common common unit if private, and 400 square feet for the first unit and 133 Mayor Lurie BOARD OF SUPERVISORS Page 62 Parking Requirements Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats Use Characteristics Intermediate Length Occupancy Single Room Occupancy Student Housing Residential Uses Residential Density, Dwelling Units Density, General (6)( 11) Mayor Lurie BOARD OF SUPERVISORS §§ 151, § 317 §§ 102, 202.10 § 102 § 102 §§ 102, square feet for the second unit if common. None required. Maximum permitted per§ 151. C for Removal of one or more Residential Units or UnaMthorized Units. P(9) P(9) P(9) P(9) P(9) p p p p p p p p p p Pup to one Pup to pup Pup to Pup to Qne--unit per one to two two units three lot, or one unit unit units per lot, or units per per 3,000 per lot, per lot, up to one lot, or up square feet of or up if the unit per to one Page 63 Minimum Dwelling § 207.9 Unit Densities, if Applicable Mayor Lurie BOARD OF SUPERVISORS lot area, with to one secon 1,500 unit per no more than unit d unit square 1,000 three units per per is 600 feet of lot square lot. 3,000 sq. ft. area. feet of lot square or area. feet of less, lot or up area. to one unit per 3,000 square feet of lot area, with no more than three units per lot. Varies depending on pro;ect location, but generally ranges between 50 and I 00 dwelling units per acre. Page 64 Maximum Dwelling §¢' 207.10, P up to 4, 000 square feet of Gross Floor Area or an Unit Size equivalent Floor Area Ratio for any individual Dwelling Unit of'].2: 1. C for Dwelling Units that exceed the greater of those thresholds. Senior Housing §§102, P up to twice the number of dwelling units otherwise Density 202.2(f),_ permitted as a principal use in the district and meeting all the requirements of§ 202.2(f)(1 ). C up to twice the number of dwelling units otherwise permitted as a principal use in the district and meeting all requirements of Section§ 202.2(f)(1) except for§ 202.2(f)(1 )(D)(iv), related to location. Residential Density, §208 NP(10) NP NP P, up to P, up to Group Housing (10) (10) one one Density bedroom bedroom for every for every square square feet of lot feet of lot area. area. Homeless Shelter §§ 102, p p p p p NON-RESIDENTIAL STANDARDS AND USES Floor Area Ratio §§ 102, 1.8 to 1 1.8 to 1.8 to 1.8 to 1 1.8 to 1 123, 124 Mayor Lurie BOARD OF SUPERVISORS Page 65 Off-Street Parking §§ 150, 151,161 Limited §§ 186, Commercial Uses 186.3 Limited Corner § 231 Commercial Uses Commercial Use Characteristics Drive-up Facility § 102 Formula Retail § 102, 303.1 Hours of Operation §§ 102, 186,231 Maritime Use § 102 Open Air Sales § 102 Outdoor Activity §§ 102, Area 145.2, 186, 202.2, 231 Mayor Lurie BOARD OF SUPERVISORS None required. Maximum permitted per§ 151. Continuing nonconforming uses are permitted, subject to the requirements of§ 186. Limited Commercial Uses may be conditionally permitted in historic buildings subject to § 186.3. P on a Corner Lot, with no part of the use extending more than 50 feet in depth from said corner; NP if the LCCU would require the Residential Conversion of a Residential Unit or Unauthorized Unit under Planning Code Section 317, unless the space proposed for conversion is occupied by a garage or storage space located in the Basement or First Story. NP NP For Limited Corner Commercial Uses under§ 231 and Limited Commercial Uses under§ 186: P 6:00 a.m. to 10:00 p.m.; NP 10:00 p.m. to 6:00 a.m. NP NP P if located in front of building; NP if elsewhere. Page 66 Walk-up Facility § 102 NP Agricultural Use Category Agricultural Uses* §§ 102, C C 202.2(c) Agriculture, §§ 102, NP NP Industrial 202.2(c) Agriculture, §§ 102, p p Neighborhood 202.2(c) Automotive Use Category Automotive Uses* § 102 NP NP Parking Garage, § 102 C C Private Parking Lot, § 102 C C Private Parking Lot, Public §§ 102, NP NP 142, 156 Entertainment, Arts and Recreation Use Category Entertainment, § 102 NP NP Arts and Recreation Uses* Open Recreation § 102 C C Area Passive Outdoor § 102 p p Recreation Mayor Lurie BOARD OF SUPERVISORS C C C NP NP NP p p p NP NP NP C C C C C C NP NP NP NP NP NP C C C p p p Page 67 Industrial Use Category Industrial Uses* § 102 NP Institutional Use Category Institutional § 102 NP Uses* Child Care Facility § 102 p Community Facility § 102 C Hospital § 102 C Post-Secondary § 102 C Ed. Institution Public Facilities § 102 p Religious Institution § 102 C Residential Care § 102 p Facility School § 102 C Sales and Service Category Retail Sales and § 102 NP Service Uses* Hotel § 102 NP Mortuary § 102 C(5) Non-Retail Sales § 102 NP and Service Uses Utility and Infrastructure Use Category Utility and § 102 NP Mayor Lurie BOARD OF SUPERVISORS NP NP NP NP NP NP NP NP p p p p C C C C C C C C C C C C p p p p C C C C p p p p C C C C NP NP NP NP NP NP C(4) C(4) C(5) C(5) C(5) C(5) NP NP NP NP NP NP NP NP Page 68 I nfrastru ctu re* Internet Service § 102 C C C C C Exchange Utility Installation § 102 C C C C C Wireless § 102 C or P (7) C or P C or P C or P (7) C or P Telecommunication (7) (7) (7) s Services Facility * Not listed below. ( 1) P i[required as a wind mitigation feature. Additionally, P for Limited Commercial Uses and Limited Corner Commercial Uses per -§Section 136.1 ol'lly, otherwise 1\TP. (2) {,Vote Deleted} Canopy is P ifrequired as a wind mitigation feature. (4) C for five or fewer guest rooms or suites of rooms; NP for six or more guest rooms. (5) Must be located on a landmark site, and where the site is within a Height and Bulk District of 40 feet or less, and where a columbarium use has lawfully and continuously operated since the time of designation. (6) Construction of Accessory Dwelling Units may be permitted pursuant to Sections 207.1 and 207.2. (7) C if a Macro WTS Facility; P if a Micro WTS Facility. (8) [Note expired.] (9) NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units. (10) Group Housing permitted at one room per 415 sq. ft. of lot area according to the provisions in Planning Code Section 207(c)(8). (11) P for up to four dwelling units per lot, excluding Corner Lots, and P for up to six dwelling units in Corner Lots, pursuant to Section 207(c)(8). Mayor Lurie BOARD OF SUPERVISORS Page 69 SEC. 209.2. RM (RESIDENTIAL, MIXED) DISTRICTS. * * * * Table 209.2 ZONING CONTROL TABLE FOR RM DISTRICTS Zoning Category § RM-1 RM-2 RM-3 RM-4 References BUILDING STANDARDS Massing and Setbacks Height and Bulk §§ 102, 105, Varies,:. See Height and Bulk Map and referenced Limits 106, 250- sections. Height sculpting on Alleys per§ 261.1. 252, 253, 260, 261.1-, 263. 19, 270, 270.3, 271 Front Setback §§ 130, 131, Based on the front setback of the adjacent property with the shortest front setback or if subject property has a Legislated Setback. When front setback is based on adjacent properties, in no case shall the required setback be greater than 10 feet. Rear Yard §§ 130, 134 30% of lot depth but in 25% of lot depth, but in no no case less than 15 case less than 15 feet. feet. Side Yard §§ 130, 133 Not Required. Residential Design § 311 Subject to the Residential Design Guidelines and Mayor Lurie BOARD OF SUPERVISORS Page 70 Guidelines and Standards Street Frontage and Public Realm Front Setback § 132 Landscaping and Permeability Requirements Streetscape and § 138.1 Pedestrian Improvements (Street Trees) Street Frontage § 144 Requirements Moderation of § 144.1 Building Frontage Street Frontage, § 155(r) Parking and Loading Access Restrictions Miscellaneous Planned Unit § 304 Development Awning § 136.1 Canopy or Marquee § 136.1 Mayor Lurie BOARD OF SUPERVISORS Citywide Design Standards and any :-GQther design guidelines that have been approved by the Planning Commission mey• el--se tlfJJJfY. At least 50% of Front Setback shall be permeable so as to increase stormwater infiltration and 20% of Front Setback shall be unpaved and devoted to plant material. Required. § 144 applies generally. Additional requirements apply to Limited Commercial Uses, as specified in § 186. Stepping of the front of the buildings required when lot width is greater than 35 feet. As specified in § 155(r). C C C C NP(1) NP(1) NP(1) NP(1) NP.Ql NP.Ql NP.Ql NP.Ql Page 71 Signs § 606 As permitted by Seet-ien § 606. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Usable Open Space §§ 135, 136 At least At least 80 At least 60 At least 36 [Per Dwelling Unit] 100 square square feet square feet square feet feet if if private, if private if private, private, and 106 and 80 and 48 and 133 square feet square feet square feet square feet per per per per Dwelling Dwelling Dwelling Dwelling Unit if Unit if Unit if Unit if common. common. common. common. Parking §§ 151, None required. Maximum permitted per§ 151. Requirements §155, 161 Residential § 317 C for Rcmevel of enc er mere Rcsidc1qt-iel Units er Conversion, Uneutherizcd Unit-s. Demolition, or Merger of Dwelling Units, including Residential Flats Mayor Lurie BOARD OF SUPERVISORS Page 72 * * * * Use Characteristics Intermediate Length Occupancy Single Room Occupancy Student Housing Residential Uses Residential Density, Dwelling Units Density, General (7) Mayor Lurie BOARD OF SUPERVISORS §§ 102, 202.10 § 102 § 102 § 207 P(10) P(10) P(10) p p p p p p P if3 units P if3 units per lot or at per lot or at least one unit least one per 1067 unitper 800 square feet of square feet lot area, of lot area, whichever is whiche..,,·er is greater. greater. Total Total maximum maximum permitted permitted density is density is one unit per one unit 800 square per600 feet of lot square feet area. f-1--lf of lot area. f-1--lf P(10) P(10) p p p p P if3 units P if3 units per lot or at per lot or at least one least one unit per 533 unit per 267 square feet square feet of lot area, of lot area, whichever is whiche..,,,er is greater. greater. Total Total maximum maximum permitted permitted density is density is one unit one unit per400 per200 square feet square feet of lot area of lot area. f-1--lf (8),-(-1-1-f Page 73 Minimum Dwelling § 207.9 Varies depending on proiect location, but generally ranges Unit Densities between 50 and JOO dwelling units per acre. Maximum Dwe !ling §§ 207.10, Pup to 4,000 square feet of Gross Floor Area or an Unit Size equivalent Floor Area Ratio for any individual Dwelling Unit ofl. 2: 1. C for Dwelling Units that exceed the greater o(those thresholds. Senior Housing §§102, Pup to twice the number of dwelling units otherwise Density 202.2(f), 207 permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 ). C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of Section§ 202.2(f)(1) except for§ 202.2(f)(1)(D)(iv), related to location. Residential Density, §208 P (6), Up to P (6), Up to P (6), Up to P (6), Up Group Housing one one one to one Density bedroom for bedroom bedroom bedroom every 275 for every for every for every square feet 210 square 140 square 70 square of lot area. feet of lot feet of lot feet of lot area. area. area. Homeless Shelter §§ 102, 208 p Ip p p NON-RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Page 74 Floor Area Ratio Off-Street Parking Limited Corner Commercial Uses Limited Commercial Uses Mayor Lurie BOARD OF SUPERVISORS §§ 102, 123,124 §§ 150, 151,155, § 231 §§ 186, 186.3 1.8 to 1 1.8 to 1 3.6 to 1 4.8 to 1 None required. Maximum permitted per§ 151. P on a Corner Lot, with no P on a Corner Lot, with no part of the use extending part of the use extending more than 50 feet in depth more than 100 feet in from said corner; NP if the depth from said corner; LCCU would require the NP if the LCCU would Residential Conversion of require the Residential a Residential Unit or Conversion of a Unauthorized Unit under Residential Unit or Planning Code Section Unauthorized Unit under 317, unless the space Planning Code Section proposed for conversion is 317, unless the space occupied by a garage or proposed for conversion is storage space located in occupied by a garage or the Basement or First storage space located in Story. the Basement or First Story. f imited 6-fHnmeFeie/. Continuing nonconforming uses are permitted, subject to the requirements of§ 186. Limited Commercial Uses may be conditionally permitted in historic buildings subject to § 186.3. Page 75 Commercial Use Characteristics Drive-up Facility § 102 Formula Retail § 102, 303.1 Hours of Operation §§ 102, 186,231 Maritime Use § 102 Open Air Sales § 102 Outdoor Activity §§ 102, Area 145.2, 186, 202.2, 231 Walk-up Facility § 102 Agricultural Use Category Agricultural Uses* §§ 102, 202.2(c) Agriculture, §§ 102, Industrial 202.2(c) Agriculture, §§ 102, Neighborhood 202.2(c) Automotive Use Category Automotive Uses* § 102 Parking Garage, § 102 Private Mayor Lurie BOARD OF SUPERVISORS NP NP For Limited Corner Commercial Uses under§ 231 and Limited Commercial Uses under§ 186: P 6:00 a.m. to 10:00 p.m.; NP 10:00 p.m. to 6:00 a.m. NP NP P if located in front of building; NP if elsewhere. NP p C C C C NP NP NP NP p p p p NP NP NP NP C C C C Page 76 Parking Lot, Private § 102 C C Entertainment, Arts and Recreation Use Category Entertainment, § 102 NP NP Arts and Recreation Uses* Open Recreation § 102 C C Area Passive Outdoor § 102 p p Recreation Industrial Use Category Industrial Uses* § 102 NP NP Institutional Use Category Institutional Uses* § 102 NP NP Child Care Facility § 102 p p Community Facility § 102 C C Hospital § 102 C C Post-Secondary Ed. § 102 C C Institution Public Facilities § 102 p p Religious Institution § 102 C C Residential Care § 102 p p Facility School § 102 C C Sales and Service Category Mayor Lurie BOARD OF SUPERVISORS C C NP NP C C p p NP NP NP NP p p C C C C C C p p C C p p C C Page 77 Retail Sales and § 102 NP NP NP NP Service Uses* Hotel § 102 C(4) C(4) C(4) C(4) Mortuary § 102 C(5) C(5) C(5) C(5) Non-Retail Sales § 102 NP NP NP NP and Service Uses Utility and Infrastructure Use Category Utility and § 102 NP NP NP NP Infrastructure* Internet Service § 102 C C C C Exchange Utility Installation § 102 C C C C Wireless § 102 C or P (9) C or P (9) C or P (9) C or P (9) Telecommunications Services Facility * Not listed below. (1) P if required as a wind mitigation feature. Additionally, P for Limited Commercial Uses and Limited Corner Commercial Uses per § 136.1 only, otherwise NP. (2) [iVote Deleted} Canopy is P i[required as a wind mitigation feature. (3) [Note Deleted] (4) C for 5 or fewer guest rooms or suites of rooms; NP for 6 or more guest rooms; provided, however, that a total of up to 47 Tourist Hotel rooms are Principally Permitted on Block 0976, Lot 001, subject to the provisions of Ordinance No. 251-22. (5) Must be located on a landmark site, and where the site is within a Height and Bulk District of 40 feet or less, and where a columbarium use has lawfully and continuously Mayor Lurie BOARD OF SUPERVISORS Page 78 operated since the time of designation. (6) C required if the Group Housing is affiliated with and operated by a Hospital or an Institutional Educational Use as defined in Section 102. (7) Construction of Accessory Dwelling Units may be permitted pursuant to Sections 207.1 and 207.2. (8) For purposes of this calculation, a Dwelling Unit in this dDistrict containing no more than 500 square feet of net floor area and consisting of not more than one habitable room in addition to a kitchen and a bathroom may be counted as equal to three-quarters of a Dwelling Unit. (9) C if a Macro wrs Facility; P if a Micro wrs Facility. (10) NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units. (11) (Note Deletedl,\TP if less than minimum density as set forth in the tablc._Expansions af existing single family residential bttildings may not exceed more than 25% of Gross Floor Arca mer 10 years, or result in a building over 3,000 square feet. In new construction, no unit may be smaUcr than one third the Gross Floor Arca &jthc lar7tcst unit in the building. SEC. 209.3. RC (RESIDENTIAL-COMMERCIAL) DISTRICTS. These Districts are intended to recognize, protect, conserve, and enhance areas characterized by structures combining Residential uses with neighborhood-serving Commercial uses. The predominant Residential uses are preserved, while provision is made for supporting Commercial uses, usually in or below the ground story, that meet the frequent needs of nearby residents without generating excessive vehicular traffic. The compact, walkable, transit-oriented and mixed-use nature of these Districts is recognized by no off- street parking requirements. The RC Districts are composed of two separate districts, as Mayor Lurie BOARD OF SUPERVISORS Page 79 follows: RC-3 Districts: Aledium Density. These Districts provide for Residential Usesa mixture of medium density Dwellings similar to those in R1413 Districts, with supporting Commercial ttUses. Open spaces are required for Dwellings in the same manner as in RM-3 Districts, except that rear yards need not be at ground level and front setback areas are not required. RC-4 Districts: High Density. These Districts provide for Residential Uses, a mixture <>f high density Dwellings similar to those in RP.1 4 Districts with supporting Commercial uses. Open spaces are required for Dwellings in the same manner as in RM-4 Districts, except that rear yards need not be at ground level and front setback areas are not required. * * * * Table 209.3 ZONING CONTROL TABLE FOR RESIDENTIAL-COMMERCIAL DISTRICTS Zoning Category § References RC-3 I RC-4 BUILDING STANDARDS Massing and Setbacks Height and Bulk §§ 102, 105, Varies,. See Height and Bulk Maps. Height sculpting Limits 106, 250- on Alleys per§ 261.1. 252, 260-, 261.1-, 263.19, 270, 270.3, 271 * * * * ResidentialDesig n § 311 Subject to the Residential Design Guidelines and Guidelines and Citywide Design Standards and any,--QQther design Standards guidelines that have been approved by the Planning Mayor Lurie BOARD OF SUPERVISORS Page 80 Commission may also apply. Street Frontage and Public Realm * * * * Street Frontage, § 155(r) As specified in § 155(r). As specified in § 155(r). Parking and Loading Curb cuts ere NP on The Access Restrictions Embarcadero betv,1een King and Jcffer~on Streets, and on Broadway betH1ee1q Atfason and The EmbarcadeP-o. Miscellaneous * * * * Signs § 607.1 Per§ 607.1. Per§ 607.1. Housing Choice-SF §' 206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential § 317 C for Rnno.'al of one OF nqore Residential Units or Conversion, Unauthorized Units. Demolition, or Merger o(Dwelling Units, including Residential Flats Mayor Lurie BOARD OF SUPERVISORS Page 81 * * * * Residential Uses Residential Density, Dwelling Units Density, General (7) (13) Minimum Dwelling Unit Densities Maximum Dwelling Unit Size Mayor Lurie BOARD OF SUPERVISORS § 207 § 207.9 §§ 207. 10, 317 Form-Based Density Form-Based Density applies within the R-4 applies within the R-4 Height and Bulk District (§ Height and Bulk District (§ 263.19). Outside the R-4 263.19). Outside the R-4 Height and Bulk District, P. Height and Bulk District, P. if3 Hnits per lot, or at least if 3 H:nits per lot or at least ofle Hnit per 533 square one Hflit per 267 square feet af lot area, whiche 1.ier feet of lot twea, whichever is greater. T[otal is greater. T{otal maximum permitted maximum permitted density is one unit per density is one unit per 400 square feet of lot 200 square feet of lot area. (-1-Jf area. No density limits in the Van Ness SUD(§ 243). (8),{+3f Varies depending on pro;ect location, but generally ranges between 50 and JOO dwelling units per acre. P up to 4,000 square feet o(Gross Floor Area or an equivalent Floor Area Ratio (or any individual Dwelling Unit ofl.2:1. C (or Dwelling Units that exceed the greater ofthose thresholds. Page 82 Senior Housing §§102, Form-Based Density applies within the R-4 Height and Density 202.2(f), 207 Bulk District (§ 263.19 ). Outside the R-4 Height and Bulk District, P up to twice the number of dwelling units otherwise permitted as a principal use in the district and meeting all the requirements of§ 202.2(f)(1 ). C up to twice the number of dwelling units otherwise permitted as a principal use in the district and meeting all requirements of Section§ 202.2(f)(1 ), except for§ 202.2(f)(1 )( D)(iv), related to location. C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of Secti011 § 202.2(f)(1) except for§ 202.2(f)(1)(D)(iv), related to location. Residential Density, §208 Form-Based Density Form-Based Density Group Housing applies within the R-4 applies within the R-4 Density Height and Bulk District (§' Height and Bulk District(§ 263.19). Outside the R-4 263.19). Outside the R-4 Height and Bulk District, P Height and Bulk District, P up to one bedroom for up to one bedroom for every 140 square feet of every 70 square feet of lot area. (9) lot area. (9) * * * * NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio I§§ 102, 123. 3.6 to 1. For Ofjj,ce Uses 4.8 to 1. Other FAR Mayor Lurie BOARD OF SUPERVISORS Page 83 124, 207.9 minimum intensities may controls apply in the Van apply pursuant to § 207. 9. Ness SUD; § 243(c)(1 ). For Office Uses minimum intensities may apply f2.Ursuant to§ 207.9. * * * * * * * * (7) Construction of Accessory Dwelling Units may be permitted P pursuant to Sections 207.1 and 207.2. (8) For purposes of this calculation, a Dwelling Unit in this dDistrict containing no more than 500 square feet of net floor area and consisting of not more than one habitable room in addition to a kitchen and a bathroom may be counted as equal to three-quarters of a Dwelling Unit. (9) Within the Priority Equity Geograt2.hies SUD, C required if the Group Housing is affiliated with and operated by a Hospital or an Institutional Educational Use as defined in Section 102. * * * * ( 13) (Note Deletedl IVP if less than minimum density as set forth in the table. Expansions &j existing single family residential buildings may not exceed more #wn 25% of Gross Floor Area over I 0 years, or res1:tlt in a building over 3, 000 square feet. In new construction, no 1:mit may be smaller than one third the Gross Floor Area &jthe largest unit in the building. Section 7. Residential, Transit Oriented (RTO) Districts. Articles 1.2, 1.7, 2, 3, and 6 of the Planning Code are hereby amended by revising Sections 124, 132, 134, 135, 144, 186, 186.3, 201, 207.6, 207.7, 208, 209.4, 231, 303, 304, 603, 606, and 607.1, to read as follows: Mayor Lurie BOARD OF SUPERVISORS Page 84 SEC. 124. BASIC FLOOR AREA RA TIO. (a) Except as provided in subsections (b), (c), (d), (e), & and (I) of this Section 124, the basic Floor Area Ratio limits specified in the Zoning Control Table for the district in which the lot is located, or in Table 124 below, shall apply to each building or development in the districts indicated. TABLE 124 BASIC FLOOR AREA RATIO LIMITS Basic Floor Area District Ratio Limit RED, RED-MX 1.0 to 1 Pacific 1.5 to 1 * * * * RTO, Rm ltf. 1.8 to 1 * * * * * * * * (b) In R, RC, NC, and Mixed Use Districts, Efloor A_erea g,.,atio limits shall not apply to dv.'ellings or to other r-Eesidential uUses. However, pro;ects proposing new construction o(a Dwelling Unit that would exceed the maximum dwelling unit size described in Section 207.10 may require Conditional Use authorization by the Planning Commission as set forth in Section 207. 10. In Chinatown Mixed Use Districts, the above floor area ratio limits shall not apply to institutions, and mezzanine commercial space shall not be calculated as part of the floor area ratio. * * * * SEC. 132. FRONT SETBACK AREAS IN RTO, RH, AND RM DISTRICTS AND FOR Mayor Lurie BOARD OF SUPERVISORS Page 85 REQUIRED SETBACKS FOR PROJECTS IN NC AND RTO-C DISTRICTS, AND PLANNED UNIT DEVELOPMENTS. The following requirements for minimum front setback areas shall apply to every building in all RH, RTO, and RM Districts, in order to relate the setbacks provided to the existing front setbacks of adjacent buildings. BHil-dings in RTO Districts ,,.,.hich have more tlwn 75 feet of street frontage are additionally sblbject to the GroHnd Floor Residential Design GNidelines, as adopted andperiodically amended by the Planning Commission. Planned Unit Developments or PUDs, as defined in Section 304, shall also provide landscaping in required setbacks in accord with Section 132(g). * * * * (c) Applicability to Special Lot Situations. * * * * (3) Lots Abutting RC, C, M, and P Districts. In the case of any lot that abuts property in an RC, C, M, or P District, any property in such district shall be disregarded, and the required setback for the subject lot shall be equal to the front setback of the adjacent building in the RH, RTO, or RM District. * * * * (e) Required Front Setbacks and Sidewalk Widths in RTO-C and NC Districts. (]) Applicability. This subsection (e) applies to proiects located in RTO-C and Neighborhood Commercial (NC) Districts that meet any o{the following criteria: (A) Have a street frontage of50 feet or more,· (B) Are located on a Corner Lot,· or (C) Are adiacent to a building with a front setback consistent with the requirements of this subsection. (2) Setback Requirement. Where the sidewalk does not meet the recommended width Mayor Lurie BOARD OF SUPERVISORS Page 86 required by the Better Streets Plan, a front setback shall be provided to widen the publicly accessible sidewalk. The setback must be wide enough so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the recommended width under the Better Streets Plan. !fa greater front setback is required under Section 132 or any other provision of this Code, the greater requirement shall apply. This setback is required only up to 15 feet above street grade. * * * * (h) Permeable Surfaces. The front setback area shall be at least 50% permeable so as to increase stormwater infiltration. The Permeable Surface may be inclusive of the area counted towards the landscaping requirement; provided, however, that turf pavers or similar planted hardscapes shall be counted only toward the Permeable Surface requirement and not the landscape requirement. (1) The Zoning Administrator, after consultation with the Director of Public Works, may waive the Permeable Surface requirement if the site does not qualify as a suitable location pursuant to Department of Public Works rules and regulations. (2) If the site receives stormwater run-off from outside the lot boundaries, the Zoning Administrator, after consultation with the General Manager of the Public Utilities Commission, may modify the Permeable Surface requirement to include alternative management strategies, such as bio-retention or other strategies, pursuant to Public Utilities Commission rules and regulations. (3) Jfa portion of the front setback is designed as a publicly-accessible sidewalk extension to satisfy the Better Streets Standard width standards under subsection (e), then the provisions o{this subsection (h) do not apply. * * * * Mayor Lurie BOARD OF SUPERVISORS Page 87 SEC. 134. REAR YARDS IN R, RC, RTO, NC, M, CMUO, MUG, MUO, MUR, RED, RED-MX, SPD, UMU, AND WMUG DISTRICTS; AND LOT COVERAGE REQUIREMENTS IN C DISTRICTS. * * * * (b) Applicability. The rear yard requirements established by this Section 134 shall apply to every building in the districts listed below, except lvC S Districts, where no re€1r yard is required. To the extent that these provisions are inconsistent with any Special Use District or Residential Character District, the provisions of the Special Use District or Residential Character District shall apply. (c) Basic Requirements. The basic rear yard requirements shall be as follows for the districts indicated: (1) In RH, RM-1, RM-2, RTO-1, and RTO-M Zoning Districts, the basic rear yard shall be equal to 30% of the total depth of the lot on which the building is situated, but in no case less than 15 feet. * * * * (d) Rear Yard Location Requirements. (1) RH, RM, RTO-1, RTO-M, NC-1, NCT-1, Inner Sunset, Outer Clement Street, Cole Valley, Haight Street, Lakeside Village, Sacramento Street, 24th Street-Noe Valley, Pacific Avenue, and West Portal Avenue NC Districts. Rear yards shall be provided at grade level and at each succeeding level or story of the building. (2) RTO-C. NC-S, NC-2, NCT-2, Ocean Avenue, Inner Balboa Street, Outer Balboa Street, Castro Street, Cortland Avenue, Divisadero Street NCT, Excelsior-Outer Mission Street, Inner Clement Street, Upper Fillmore Street, Lower Haight Street, Judah Street, Noriega Street, North Beach, San Bruno Avenue, Taraval Street, Inner Taraval Street, Irving Street, Union Street, Valencia Street, 24th Street-Mission, Glen Park, and Mayor Lurie BOARD OF SUPERVISORS Page 88 Folsom Street NC Districts, and the Regional Commercial District and Fol5om Street Districts. Rear yards shall be provided at the second story, and at each succeeding story of the building, and at the First Story if it contains a Dwelling Unit. * * * * (g__H) Lot Coverage in C Districts. Lot coverage is limited to 80% at all levels containing residential uses, except that on levels that include only lobbies and circulation areas and on levels in which all residential uses, including circulation areas, are within 40 horizontal feet from a property line fronting a street or alley, up to 100% lot coverage may occur. The unbuilt portion of the lot shall be open to the sky except for those obstructions permitted in yards pursuant to subsections (1) through (23) of Section 136(c). Where the adjacent properties have an existing rear yard, the unbuilt area of the new project shall be designed to adjoin that rear yard. In accordance with Section 210.5, lot coverage requirements shall not be applicable for Commercial to Residential Adaptive Reuse projects. * * * * (f) Second Building on Corner Lots and Through Lots in RH, RTO, RTO ,~t/, RM-1, and RM-2 Districts. Where a lot is a Corner Lot, or is a through lot having both its front and its rear lot line along Streets, Alleys, or a Street and an Alley, the subject lot may have two buildings, each fronting at one end of the lot, provided that all the other requirements of this Code are met. In such cases, the rear yard required by this Section 134 for the subject lot shall be located in the central portion of the lot, between the two buildings on such lot. In no case shall the total minimum rear yard for the subject lot be thus reduced to less than a depth equal to 30% of the total depth of the subject lot or to less than 15 feet, whichever is greater; provided, however, that the Zoning Administrator may reduce the total depth to 20% pursuant to Section 307(1) of this Code if the reduction is for the sole purpose of constructing an Accessory Dwelling Unit under Section 207.1, and provided further that the reduction/waiver is Mayor Lurie BOARD OF SUPERVISORS Page 89 in consideration of the property owner entering into a Regulatory Agreement pursuant to Section 207.1 subjecting the ADU to the San Francisco Rent Stabilization and Arbitration Ordinance. For buildings fronting on a Narrow Street as defined in Section 261.1 of this Code, the additional height limits of Section 261.1 shall apply. Furthermore, in all cases in which this subsection (f) is applied, the requirements of Section 132 of this Code for front setback areas shall be applicable along both Street or Alley frontages of the subject through lot. * * * * (l) Lot Coverage for Large Lots. This subsection (l) shall apply to all districts except C-3 districts. In lieu o(rear yard and lot coverage controls described in this Section 134, where a development lot is two acres or greater, the allowed lot coverage for any proiect containing residential uses shall be limited to 60% o{lot area at street grade and above with a corresponding requirement of 40% unbuilt area in Residential Districts other than RTO-C, and in all other districts 65% lot coverage from the second story and above with 35% lot area unbuilt. Obstructions permitted in setbacks and yards per Section 136 are permitted in the unbuilt area. New rights-of.way, pedestrian passageways or any portion of the site provided for publicly-accessible circulation or open space, including but not limited to any such space provided pursuant to Planning Code Sections 270.2, 270.3, or elsewhere in this Code, may count toward the required unbuilt area. SEC. 135. USABLE OPEN SPACE FOR DWELLING UNITS AND GROUP HOUSING, R, NC, MIXED USE, C, AND M DISTRICTS. * * * * (a) Character of Space Provided. Usable open space shall generally be composed of an outdoor area or areas designed for outdoor living, recreation or landscaping, including such areas on the ground and on decks, balconies, porches and roofs, which are safe and suitably surfaced and screened, and which conform to the other requirements of this Section. Mayor Lurie BOARD OF SUPERVISORS Page 90 Such area or areas shall be on the same lot as the dwelling units (or bedrooms in group housing) they serve, and shall be designed and oriented in a manner that will make the best practical use of available sun and other climatic advantages. "Private usable open space" shall mean an area or areas private to and designed for use by only one dwelling unit (or bedroom in group housing). "Common usable open space" shall mean an area or areas designed for use jointly by two or more dwelling units (or bedrooms in group housing). "Privately-owned public open space," only allowed in DTR and Eastern Neighborhood Mixed Use under this Section, shall mean an area of areas designed for use of the general public while owned and maintained by private owners as described in Section 138. For senior housing. usable open space requirements are set forth in subsection (d)(3) below. * * * * (d) Amount Required. Usable open space shall be provided for each building in the amounts specified herein and in Tables 135A and B for the district in which the building is located; provided, however, that (i) in the Downtown Residential (DTR) Districts, open space shall be provided in the amounts specified in Section 825, and (ii) in accordance with Section 210.5, usable open space shall not be required for Commercial to Residential Adaptive Reuse projects. * * * * (3) In all districts, Ffor dwellings specifically designed for and occupied by senior citizens, as defined and regulated by Section 102.6.1 of this Code, the minimum amount of usable open space to be provided for use by each dwelling unit shall be one-half the amount required for each dwelling unit as specified in Paragraph (d)(1) above or 36 square feet, whichever is less. Notwithstanding J 35(a), for these dwellings, "common usable open space" shall also include indoor community space, defined as indoor space that is not less than IO feet wide in all directions at all points, is accessible to all residents of the building or site equally at no additional cost, Mayor Lurie BOARD OF SUPERVISORS Page 91 is specifically configured and designed for leisure and/or recreational use, and shall not include any building circulation spaces, lobbies, or other building or resident support facilities not specifically intended (or leisure and/or recreational use. * * * * (6) Efficiency Dwelling Units With Reduced Sq1u1Fe F00tflge. Common usabl:e opel'l space shaU be the preferred method of meeting the open space requiremel'lt for Efficiency DweUing Units with reduced square footage, as defined in Section 318 of this Code. Pri',•ate open space shall: not be credited tmFard satisfaction of the ope1q space requirement for such units unless the Zonil'lg Administratt>r detTJrmines that the prmrision o_f common open space is in.fcasibl:e or Ul'ldesirabl:e, il'l ',vhol:e or il'l part, due to (,4) site constraints, (B) the special: /'le eds of al'lticipated residents, or (C) conflicts ·with other appl:icabl:e pol:icies and regul:ations, il'lcl:udil'lg but not l:imited to stal'ldards for the treatment 0:fhistoricproperties, the America/'ls ·with Disabil:ities Act, or the Buil:dil'lg -----,....(7-') Homeless Shelters. Homeless Shelters, as defined in Section 102 of this Code, are exempt from the open space requirements described in this Section 135. TABLE 135A MINIMUM USABLE OPEN SPACE FOR DWELLING UNITS AND GROUP HOUSING OUTSIDE THE EASTERN NEIGHBORHOODS MIXED USE DISTRICT District Square Feet of Usable Ratio of Common Open Space Required for Usable Each Dwelling Unit If All Open Space That Private May Be Substituted for Private * * * * RM-1, RC-1, -R+Q, RTO-M 1.33 Mayor Lurie BOARD OF SUPERVISORS Page 92 RM-2, RC-2, SPD, RT0-1 1.33 RM-3, RC-3, RED, RTO-C 1.33 * * * * * * * * (e) Slope. The slope of any area credited as either private or common usable open space shall not exceed ~- * * * * SEC. 144. STREET FRONTAGES IN RH, RTO, RTO Al; AND RM DISTRICTS. (a) Purpose. This Section 144 is enacted to assure that in RH, RM, and RTO end RTO },,f Districts the ground story of dwellings as viewed from the street is compatible with the scale and character of the existing street frontage, visually interesting and attractive in relation to the pattern of the neighborhood, and so designed that adequate areas are provided for front landscaping, street trees and on-street parking between driveways. The design of ground story frontages subject to this Section 144 shall also be reviewed for consistency with applicable design guidelines, including the Ground Floor Residential Design Guidelines. (b) Controls. (1) Entrances to Off-Street Parking. Except as otherwise provided herein, in the case of every dwelling in such districts no more than one-third of the width of the ground story along the front lot line, or along a street side lot line, or along a building wall that is set back from any such lot line, shall be devoted to entrances to off-street parking, except that in no event shall a lot be limited by this requirement to a single such entrance of less than 1 O 1en feet in width, or to a single such entrance of less than & eight feet in RTO muiRTO },,f dDistricts. In addition, no entrance to off-street parking on any lot shall be wider than 20 feet, and where two or more separate entrances are provided there shall be a minimum separation Mayor Lurie BOARD OF SUPERVISORS Page 93 between such entrances of six feet. Lots in RTO and RTO },{districts are limited to a total of 20 feet per block frontage devoted to entrances to off-street parking. Street-facing garage structures and garage doors may not extend closer to the street than a primary building facade unless the garage structure and garage door are consistent with the features listed in Section 136 of this Code. Entrances to off-street parking shall be located at least six feet from a lot corner located at ~he intersection of two public rights-of-way. * * * * SEC. 186. EXEMPTION OF LIMITED COMMERCIAL AND INDUSTRIAL NONCONFORMING USES IN RH, RM, RTO-J, RTO-M, AND RED DISTRICTS. * * * * (a) Exemption from Termination Provisions. The following nonconforming uses in R Districts shall be exempt from the termination provisions of Section 185, provided such uses comply with all the conditions specified in subsection (b) below: * * * * (4) In the RED Districts, any nonconforming use that is Arts Activities, Business Service, Catering, Design Professional, Light Manufacturing, Personal Service, Trade Office, Trade Shop, Wholesale Sales,, or Wholesale Storage, use. (b) Conditions on Limited Nonconforming Uses. The limited nonconforming uses described above shall meet the following conditions: * * * * (3) The hours during which the use is open to the public shall be limited to the period between 6:00 a.m. and 10:00 p.m., however, in RED, RTO-1, and RTO-M Districts only, the Planning Commission may extend the hours of operation to 12:00 a.m. through Conditional Use authorization, as outlined in Section 303 of this Code; Mayor Lurie BOARD OF SUPERVISORS Page 94 * * * * SEC. 186.3. NON-RESIDENTIAL USES IN LANDMARK BUILDINGS IN RH, RM, RTO-J, AND RTO-M DISTRICTS. Any use listed as a Principal or Conditional Use permitted on the ground floor in an NC- 1 District, when located in a structure on a landmark site designated pursuant to Article 10 of this Code, is permitted with Conditional Use authorization pursuant to Section 303 of this Code, provided that no Conditional Use shall be authorized under this provision Section 186.3 unless ( 1) such authorization conforms to the applicable provisions of Section 303 of this Code, and (2) the specific use so authorized is essential to the feasibility of retaining and preserving the landmark. SEC. 201. CLASSES OF USE DISTRICTS. Residential Districts (Defined in Sec. 209.1-209.4) * * * * RTO-1 Residential, Transit-Oriented Neighborhood Districts (Defined in Sec. 209.4) RTO-C Residential, Transit-Oriented, Commercial Districts (Defined in Sec. 209.42 RTO-M Residential, Transit-OrientedL - Mission Neighborhood Districts (Defined in Sec. 209.4) * * * * In addition to the classes of use districts in the above table, the following terms shall apply: Mayor Lurie BOARD OF SUPERVISORS Page 95 * * * * "RTO District" shall mean any RTO-1, RTO-C. or RTO-M District; * * * * SEC. 207.6. REQUIRED MINIMUM DWELLING UNIT MIX IN RTO-1, RTO-M, RCD, NCT, DTR, EASTERN NEIGHBORHOODS MIXED USE DISTRICTS, THE VAN NESS & MARKET RESIDENTIAL SPECIAL USE DISTRICT, AND THE POLK STREET AND PACIFIC AVENUE NEIGHBORHOOD COMMERCIAL DISTRICTS. (a) Purpose. In order to foster flexible and creative infill development while maintaining the character of the district, dwelling unit density is not controlled by lot area in RTO-1 RTO-M, NCT, and Eastern Neighborhoods Mixed Use Districts but rather by the physical constraints of this Code (such as height, bulk, setbacks, open space, and dwelling unit exposure). However, to ensure an adequate supply of family-sized units in existing and new housing stock, new residential construction must include a minimum percentage of units of at least two bedrooms. In the Pacific Avenue and Polk Street Neighborhood Commercial Districts, and the Van Ness & Market Residential Special Use District, a dwelling unit mix requirement addresses the need for family-sized housing production in these districts. (b) Applicability. (1) This Section 207.6 shall apply in the RTO-1, RTO-M, RCD, NCT, DTR, Eastern Neighborhoods Mixed Use Districts, the Van Ness & Market Residential Special Use District, and the Pacific Avenue and Polk Street NCDs. * * * * (c) Controls. For all RTO-1, RTO-M, RCD and NCT districts, as well as DTR, Eastern Neighborhoods Mixed Use Districts, the Van Ness & Market Residential Special Use District, and the Pacific Avenue and Polk Street NCDs, one of the following three must apply: Mayor Lurie BOARD OF SUPERVISORS Page 96 (1) no less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms. Any fraction resulting from this calculation shall be rounded to the nearest whole number of Dwelling Units, or (2) no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. Any fraction resulting from this calculation shall be rounded to the nearest whole number of Dwelling Units, or (3) no less than 35% of the total number of proposed Dwelling Units shall contain at least two or three bedrooms with at least 10% of the total number of proposed Dwelling Units containing three bedrooms. Any fraction resulting from this calculation shall be rounded to the nearest whole number of Dwelling Units. (d) Modifications. (1) In NCT, RCD, RTO-1, RTO-Mand the Pacific Avenue and Polk Street NC Districts, these requirements may be waived or modified with Conditional Use A-guthorization. In addition to those conditions set forth in Section 303, the Planning Commission shall consider the following criteria: (A) The project demonstrates a need or mission to serve unique populations, or (B) The project site or existing building(s), if any, feature physical constraints that make it unreasonable to fulfill these requirements. (2) In Eastern Neighborhoods Mixed Use Districts, these requirements may be waived in return for provision of family-sized affordable units, pursuant to Section 419 et seq. To receive this waiver, 100%pcrcent of the total number of inclusionary units required under Section 415 et seq. or Section 419 et seq. shall contain at least two bedrooms. Also in Eastern Neighborhoods Mixed Use Districts, these requirements may be waived or modified through the Variance process set forth in Section 305, or in the case of projects subject to Mayor Lurie BOARD OF SUPERVISORS Page 97 Section 329, through the procedures of that section. (3) In DTR Districts, these requirements may be modified per the procedures of Section 309. 1 . (4) In the Van Ness & Market Residential Special Use District, these requirements may only be modified pursuant to the procedures of Section 309, regardless of the underlying zoning district. * * * * SEC. 207.7. REQUIRED MINIMUM DWELLING UNIT MIX. (a) Purpose. To ensure an adequate supply of family-sized units in new housing stock, new residential construction must include a minimum percentage of units of at least two and three bedrooms. (b) Applicability. (1) This Section 207.7 shall apply to all applications for building permits and/or Planning Commission entitlements that propose the creation of 10 or more Dwelling Units in all districts that allow residential uses, unless that project is located in the RTO-1 RTO-M, RCD, NCT, DTR, and Eastern Neighborhoods Mixed Use Districts, or in an area or Special Use District with higher specific bedroom mix requirements, or is a HOME SF project subject to the requirements of Planning Code Section 206.3. * * * * SEC. 208. DENSITY LIMITATIONS FOR GROUP HOUSING OR HOMELESS SHELTERS. The density limitations for Group Housing or Homeless Shelters, as described in Sections 102 and 890.88(b) and (c) of this Code, shall be as follows: Mayor Lurie BOARD OF SUPERVISORS Page 98 (a) For Group Housing, the maximum number of Bedrooms on each Lot shall be as specified in the Zoning Control Table for the District in which the Lot is located, except that in RTO, RTO 1\{, RCD, UMU, MUG, WMUG, MUR, MUO, CMUO, WMUO, RED, RED-MX, SPD, DTR, and all NCT Districts the density of Group Housing shall not be limited by lot area, and except that for Lots in NC Districts, the group housing density shall not exceed the number of Bedrooms permitted in the nearest R District provided that the maximum density not be less than the amount permitted by the ratio specified for the NC District in which the lot is located. For Homeless Shelters, the maximum number of beds on each lot shall be regulated pursuant to the requirements of the Standards of Care for City Shelters contained in Administrative Code, Chapter 20, Article XIII, in addition to the applicable requirements of the Building Code and Fire Code. * * * * SEC. 209.4. RTO (RESIDENTIAL TRANSIT ORIENTED) DISTRICTS. +he-se-RTO (Residential Transit Oriented) Districts, inclusive o{RT0-1, RTO-M and RTO-C Districts, are intended to recognize, protect, consen1-e, and enhance areas characterized by a mixture of houses and apartment buildings, covering a range of densities and building forms. RTO-1 (Residential, Transit -Oriented Neighborhood) and RTO-M (Residential Transit Oriented, Mission) Districts are composed of multi-family moderate-density areas, primarily areas formerly designated RM and RH-3,,_ RTO-C (Residential Transit Oriented, Commercial) permits neighborhood-serving uses at limited sizes along with housing. RTO Districtsttnd are well served within short walking distance, generally less than one-quarter mile, of transit and neighborhood commercial areas. Transit available on nearby streets is frequent and/or provides multiple lines serving different parts of the City or region. In RT0-1 and RTO-M Districts, I,.limited small-scale neighborhood-oriented retail and services i-sare common and Mayor Lurie BOARD OF SUPERVISORS Page 99 permitted throughout the neighborhood on Corner Lots only to provide goods and services to residents within walking distance, but the dDistricts are otherwise residential. In RT0-1 and RTO-M Districts, fJQnly retail compatible with housing, generally those permitted in NC-1 Districts, is permitted and auto-oriented uses are not permitted:-.,:_ Hh_ours of operation are restricted and off-street parking is not permitted for these very locally-oriented uses. In the RTO-C District, a greater amount and wider range of non-residential uses are permitted and not limited to corners, to provide goods and services to residents and visitors, especially adiacent to existing NC Districts and along transit corridors, though ground floor commercial uses are not required. Areas ofthese districts o{fofmaior commercial or transit streets are largely characterized by g_A fine-grain pattern of 25-foot to 35-foot building widths, with some larger and wider structures on maior streets is prevalent, tmd structures typically range from two to five stories in height. While some one- and two-family structures are present, the character of the District is primarily of structures with three or more units of a range of sizes and types suitable for a variety of households. Buildings are moderately scaled and segmented, and units or groups of units have separate entrances directly from the street. The overall residential density is regulated by the permitted and required height, bulk, setbacks, a1qd open space o_feach parcel, along with residential design guidelines. Except in the RT0-1 District, housing density is generally 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 standards. Because of the high availability of transit service and the proximity of retail and services within walking distance, many households do not own cars; it is common that not every Dwelling Unit has a parking space and overall off-street residential parking is limited. Open space is provided on site, in the form of rear yards, decks, balconies, roof-decks, and courtyards, and is augmented by nearby public parks, plazas, and enhanced streetscapes. Mayor Lurie BOARD OF SUPERVISORS Page 100 Table 209.4 ZONING CONTROL TABLE FOR RTO DISTRICTS Zoning Category § References RT0-1 I RTO-M RTO-C BUILDING STANDARDS Massing and Setbacks Height and Bulk §§ 102, 105, Varies. See Height and Bulk Map and referenced Limits 106, 250- sections. 252, 260, 261.1, 263.19, 270, 270.3, Front Building § 132 ReqMired. Based on average ofadjacentproperties or if Setback sbt/J:/ect property has a Legislated Setback. WJwnfi·ont setback is based on adjacent properties, in rw case shall the reqMired setback be greater than 15 feet. Required. Based on the front setback ofthe adiacent property with the shortest front setback or if subiect property has a Legislated Setback. When front setback is based on adiacent properties. in no case shall the required setback be greater than 10 feet. For RTO-C Districts, regardless oft he depth of setback required by§ 132, where the sidewalk does not meet the recommended width required by the Better Streets Plan, a Mayor Lurie BOARD OF SUPERVISORS Page 101 Rear Yard §§ 130, 134 Side Yard § 133 Residel'ltialDes ig n § 311 Guidelines and Standards Street Frontage and Public Realm Front Setback § 132 Landscaping and Permeability Requirements Mayor Lurie BOARD OF SUPERVISORS front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. 30% of lot depth but in no case 25% ofthe total less than 15 feet. depth o(the lot on which the building is situated. but in no case less than 15 &et. Not Required. Subject to the Residential Design GuidelinesL Citywide Design Standards, and any 9Qther design guidelines that have been approved by the Planning Commission l'l'IQJ,' al-se app/.y. Generally Rrequired. At least 50% of Front Setback shall be permeable so as to increase storm water infiltration and 20% of Front Setback shall be unpaved and devoted to plant material. Not required where front setback is used to expand ad;acent sidewalk to meet Better Streets Plan recommended dimensions. Page 102 Streetscape and Pedestrian Improvements (Street Trees) Street Frontage Requirements Street Frontage, Parking and Loading Access Restrictions Miscellaneous Large Project Review Planned Unit Development Awning Canopy or Marquee Signs Mayor Lurie BOARD OF SUPERVISORS § 138.1 §§144,186, § 155(r) § 303(r) § 304 §§ 136,136.1 §§ 136, 1 36. 1 §f 606 607.1 Required. Controls of§ 144 apply to residential frontages. Additional controls apply to Limited Commercial Uses per §§ 186 and 231 . As specified in § 155(r) curb cuts are restricted on certain specified stYeets and on Transit Preferential, Neighborhood Commercial Streets or afjicial City bicycle ,"'outes or biey•cle la1qes. New buildings or significant enlargement of existing buildings on lots of 10,000 sq. ft. or larger requires C. New public rights-of-way may be required for sites larger than 1 /2 acre. C C C NP(1) NP(1) p NP@ NP@ NP(2) As permitted by Section§ 606. As permitted by controls ofthe nearest NC District described in i Page 103 607.1. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space §§ 135, 136 At least .J..()()80 At least JOO At least 60 [Per Dwelling Unit] square feet if square feet if square feet if private, and -1-J.J private, and I 33 private, and 80 106 square feet square feet per square feet per per Dwelling Dwelling Unit if Dwelling Unit if Unit if common. common. common. Parking §§ 150, 151 . 1 None required. Maximum permitted per§ 151.1. Requirements Residential § 317 C for Remmal of one or more Residential Units or Conversion, Unauthorized Units. Demolition, or Merger of Dwelling Units, including Residential Flats Dwelling Unit § 207.8 p p r_ Division Required D1~'Cll ing § 207.6 No less than 40 percent of the total 11/o less t,½an 40 Unit },1ix number ofproposed dwelling units percent of the shall contain at least two bedrooms; fatal m1mbe,"' of Mayor Lurie BOARD OF SUPERVISORS Page 104 Dwelling Unit Mix §'§ 207. 6, 207. 7 Mayor Lurie BOARD OF SUPERVISORS or no less than 30percent &jthe total number ofproposed dwelling units shall contain at least three bedrooms. Generally required for creation offive or more Dwelling Units per § 207. 6. No less than 40% ofthe total number ofproposed dwelling units shall contain at least two bedrooms,· or no less than 30% ofthe total number of proposed dwelling units shall contain at least three bedrooms. proposed dwelling units shall contain at least fy,,•o bedrooms; or no less than 30 percent ofthe total number of proposed dwelling units shall contain at least three bedrooms. Generally required for creation of IO or more Dwelling Units. No less than 25% ofthe total number of proposed Dwelling Units shall contain at least two Bedrooms, and Page 105 Use Characteristics Intermediate Length Occupancy Single Room Occupancy Student Housing Residential Uses Residential De1qsity, Dwelling Units Density, General (7) Mayor Lurie BOARD OF SUPERVISORS §§ 102, P(10) 202.10 § 102 p § 102 p § 207 P ifat least one unitper 800 square feet &jlot area (8). Maximum density as of right is one unit per 600 square feet of lot area. C above, per no less than I 0% o{the total number o{ proposed Dwelling Units shall contain at least three Bedrooms. P(10) P(JO) p r. p p ]Vo density limit. Form-Based Density is Density. regulated by the permitted height and bulk, and required setbacks, exposure, and open space of each parcel, Page 106 Minimum Dwelling Unit Densities, If A12,plicable Maximum Dwelling Unit Size Senior Housing Density Mayor Lurie BOARD OF SUPERVISORS §' 207.9 §§ 207.10, 317 §§102, 202.2(tL 207.9 criteria of § along with 207(a). f-1-1-)(J}l Residential Design Guidelines. Form-Based Density__. Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units per acre. P up to 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1. C for Dwelling Units that exceed the greater of those thresholds. Form-Based lVo density limit. Form-Based Density applies Density is Density. within the R-4 regulated by the Height and Bulk permitted height District and bulk, and (§ 263.19). reqhlired Outside the R-4 setbacks, Height and Bulk exposure, and District, P up to open space of twice the each -parcel, Page 107 Residential Density, § 208 Group Housing Mayor Lurie BOARD OF SUPERVISORS number of along with dwelling units Residential otherwise Design permitted as a Guidelines.Form- principal use in Based Density. the district; C, required to exceed that density limit. density not limited by lot area, but by the applicable requirements and limitations elsev,Iwre in this Code, including but not limited to height, bulk, setbacks, open space, exposure, unit ,vnix, and relevant design guidelilqes. 1Vo density limit. Density is regulated by the permitted height and bulk, and required setbaclfS, exposure, and Page 108 Density open space &j each parcel, along ,,-,.ith Residential Design Guidelines.Form-Based Density. Homeless Shelter §§ 102, 208 p p f_ NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1 1.8 to 1 1.8 to 1. For 124, 207.9 Office Uses minimum intensities may apply pursuant to§ 207.9. Use Size § 102 NIA NIA NIA: Non- Residential Uses of any size are either P or C, depending on specified lot or use features. (1.1J_ Off-Street Parking §§ 150, 151.1 None required. Maximum permitted per§ 151.1. Limited Corner § 231 Pon a Corner Pon a Corner NIA Commercial Uses Lot, with no part Lot, with no part of the use of the use extending more extending more than 50 feet in than 100 feet in Mayor Lurie BOARD OF SUPERVISORS Page 109 Limited Commercial §§ 186, 209 Uses Commercial Use Characteristics Hours of Operation §§ 102, 186, Formula Retail §§ 102, 303.1 Outdoor Activity §§ 102, Area 145.2, 186, 202.2, 231 Agricultural Use Category Agricultural Uses* §§ 102, 202.2(c) Ag ricu ltu re, §§ 102, Neighborhood 202.2(c) Automotive Use Category Automotive Uses* § 102 Electric Vehicle § 102 Charging Location Mayor Lurie BOARD OF SUPERVISORS depth from said depth from said corner corner Continuing nonconforming uses NIA are permitted, subject to the requirements of§ 186. For Limited Corner Commercial P 6:00 a.m. to Uses under § 231 and limited 2:00 a.m.; C commercial uses under § 186: P 2:00 a.m. to 6:00 a.m. to 10:00 p.m.; C 10:00 6:00 a.m. p.m. to 12:00 a.m.; NP 12:00 a.m. to 6:00 a.m. NP(3) NP(3) C P if located in front of building; P if elsewhere and compliant with§ 202.2(a)(7); NP otherwise. C C C p p p NP NP NP NP NP NP Page 110 Parking Garage, § 102 C Private Parking Garage, § 102 C Public Parking Lot, Private §§ 102, 144, C 155(r), 158.1 Parking Lot, Public §§ 102, 144, C 155(!1, 158.1 Entertainment, Arts and Recreation Use Category Entertainment, Arts § 102 NP and Recreation Uses* Entertainment, § 102 NP Nighttime Movie Theater §' 102 NP Open Recreation § 102 C Area Passive Outdoor § 102 p Recreation Industrial Use Category Industrial Uses* § 102 NP Institutional Use Category Institutional Uses* § 102 NP Childcare f;,¼Ud btlPe § 102 p Mayor Lurie BOARD OF SUPERVISORS C C C C C C C C NP p NP C NP C C C p p NP NP NP p p p Page 111 Facility Community Facility § 102 p Hospital § 102 C Post-Secondary Ed. § 102 C Institution Public Facilities § 102 p Religious Institution § 102 C Residential Care § 102 p Facility School § 102 C Sales and Service Category Retail Sales and § 102 NP Service Uses* Flexible Retail § 102 NP Hotel § 102 C(4) Mobile Food Facility § 102 P(5) Services, Retail § 102 NP Pro-/§ssional Mortuary § 102 C(6) Non-Retail Sales § 102 NP and Service* Service, Non-Retail § 102 NP Pro-/§ssional Utility and Infrastructure Use Category Mayor Lurie BOARD OF SUPERVISORS p p C C C p p p C p p p C E. NP p NP p C(4) C P(5) E. NP p C(6) p NP C NP C Page 112 Utility and § 102 NP NP C Infrastructure* Internet Service § 102 C C C Exchange Power Plant § 102 NP NP NP Public Utilities Yard § 102 NP NP NP Utility Installation § 102 C C C Wireless § 102 C or P (9) C or P (9) C or P (9) Telecommunications Services Facility * Not listed below. (1) P if required as a wind mitigation feature. Additionally, P for Limited Commercial Uses and Limited Corner Commercial Uses per§ 136.1 only, otherwise NP. (2) {Note Deleted} Canopy is P ifrequired as a wind mitigation feature. (3) {Note Deleted} C for Limited Commercial Uses per § 303.1. * * * * (7) Construction of Accessory Dwelling Units may be permittedf... pursuant to Sections 207.1 and 207.2. (8) With Conditional Use authorization, fEor purposes of this calculation, a Dwelling Unit in this dDistrict containing no more than 500 square feet of net floor area and consisting of not more than one habitable room in addition to a kitchen and a bathroom may be counted as equal to three-quarters of a Dwelling Unit. (9) C if a Macro WTS Facility; P if a Micro WTS Facility. (10) NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units. Mayor Lurie BOARD OF SUPERVISORS Page 113 ( 11) /VP if less than minimum density as set forth in the table. Expansions of existing single family residential buildings may not exceed more than 25% of Gross Floor Area over IO years, or result in a building mer 3, 000 square feet. In new construction, no unit may be smaller th€ln one third the Gross Floor Area of the largest unit in the building. No use size limit applies for Non-residential uses located on a lot where at least 2/3 of the total gross floor area contains Residential uses. No use size limit applies to a Non-residential use that is principally permitted in a RM-I District. Conditional Use authorization is required for all use sizes ifthe Use does not meet one of those conditions. The controls applicable to each Use as provided in this Table 209.4 continue to apply. Nothing in the foregoing principally permits or conditionally authorizes a Use that is not permitted in this Table 209.4. SEC. 231. LIMITED CORNER COMMERCIAL USES IN RH, RTO-J, RTO-M, AND RM DISTRICTS. (a) Purpose. Corner stores enhance and support the character and traditional pattern of development in San Francisco. These small neighborhood-oriented establishments provide convenience goods and services on a retail basis to meet the frequent and recurring needs of neighborhood residents within a short walking distance of their homes. These uses tend to be small in scale, to serve primarily walk-in trade, and cause minimum interference with nearby streets and properties. These uses are permitted only on the ground floor of corner buildings, and their intensity and operating hours are limited to ensure compatibility with the predominantly residential character of the district. Accessory off-street parking is prohibited for these uses to maintain the local neighborhood walk-in character of the uses. (b) Location. Uses permitted under this ~ection 231 must be located: (1) completely within an RH, RTO-1, RTO-M, or RM District; (2) on or below the ground floor; Mayor Lurie BOARD OF SUPERVISORS Page 114 (3) in RH, RM-1, RM-2, end RTO-1, and RTO-M Districts, on a Corner Lot, with no part of the use extending more than 50 feet in depth from said corner, as illustrated in Figure 231:-,:_ end (4) in a space that would not require the Residential Conversion of a Residential Unit or Unauthorized Unit under Planning Code Section 317, unless the space proposed for conversion is occupied by a garage or storage space located in the Basement or First Story,-,· and [Figure 231 remains] (5) in RM-3, RM-4, and RTO-M Districts, on a Corner Lot, with no part of the use extending more than 100 feet in depth from said corner. * * * * (d) Use Size. In any RH, RM-1, or RM-2 District, the use size shall comply with the use size limitations of a Neighborhood Commercial District or Special Use District located within one-quarter mile of the use, up to a maximum of 1,200 square feet of Occupied Floor Area of commercial area. In any RM-3 or RM-4 District, the use size shall comply with the use size limitations of a Neighborhood Commercial District or Special Use District located within one-quarter mile of the use, up to a maximum of 2,500 square feet of Commercial Use. No more than 1,200 square feet of Occupied Floor Area of commercial area in a RTO-1 District or in a RH, RM-1, or RM-2 District if the use is more than one-quarter mile from a Neighborhood Commercial District or Special Use District, and no more than 2,500 occupied square feet of Commercial Use in a RTO-M District or in a RM-3 or RM-4 District if the use is more than one- quarter mile from a Neighborhood Commercial District or Special Use District shall be allowed per Corner Lot, subject to the following exception. On lots which occupy more than one corner on a given block, an additional 1,200 square feet of Occupied Floor Area of Commercial Use shall be allowed per additional corner, so long as the commercial space is distributed Mayor Lurie BOARD OF SUPERVISORS Page 115 equitably throughout appropriate parts of the parcel or project. (e) Formula Retail Uses. All uses meeting the definition of "formula retail" use per Section 303.1 shall not be permitted except by Conditional Use through the procedures of Section 303 for RTO and RTO-M Districts and shall not be permitted in RH and RM Districts.~ * * * * (k) Outdoor Activity Area. An Outdoor Activity Area is principally permitted if it is located at the front of the building. An Outdoor Activity Area that is not at the front of the building is principally permitted in RTO-1 and RTO-M Districts only if it complies with the operating restrictions in Section 202.2(a)(7) and shall not be permitted in RH or RM Districts. SEC. 303. CONDITIONAL USES. * * * * (r) Development of Large Lots in RTO-J and RTO-M Districts. In order to promote, protect, and maintain a scale of development that is appropriate to each district and compatible with adjacent buildings, new construction or significant enlargement of existing buildings on lots of the same size or larger than the square footage stated in Table 209.4 under Large Project Review shall be permitted only as Conditional Uses subject to the provisions set forth in this Section 303 of this Code. * * * * SEC. 303.1. FORMULA RETAIL USES. * * * * (e) Conditional Use Authorization Required. A Conditional Use Authorization shall be required for a Formula Retail use in the following zoning districts unless explicitly exempted: * * * * Mayor Lurie BOARD OF SUPERVISORS Page 116 (8) Limited Commercial Uses in RTO-1, RTO-M and RED Districts, as permitted by Sections 186, 186.3, and 231; * * * * (9) Third Street Formula Retail Restricted Use District, as defined in Section 786;end (10) Central SoMa Special Use District as defined in Section 848, except for those uses not permitted pursuant to subsection (f) below-,· and (11) RTO-C District, as defined in Section 209. 4. * * * * SEC. 304. PLANNED UNIT DEVELOPMENTS. * * * * (d) Criteria and Limitations. The proposed development must meet the criteria applicable to conditional uses as stated in Section 303(c) and elsewhere in this Code. In addition, it shall: * * * * (5) In R Districts, include Commercial Uses only to the extent that such uses are necessary to serve residents of the immediate vicinity, subject to the limitations for NC-1 Districts under this Code, and in RTO-1 and RTO-M Districts include Commercial Uses only according to the provisions of Section 231 of this Code; * * * * SEC. 603. EXEMPTED SIGNS. * * * * (c) Two General Advertising Signs each not exceeding 24 square feet in area on either a transit shelter or associated advertising kiosk furnished by contract with the Municipal Mayor Lurie BOARD OF SUPERVISORS Page 117 Transportation Agency or predecessor agency for the Municipal Railway in RTO, RTO kl, RM- 2, RM-3, RM-4, RC, NC, C, M, PDR, Eastern Neighborhoods Mixed Use Districts, and in those P Districts where such Signs would not adversely affect the character, harmony, or visual integrity of the district as determined by the Planning Commission; eight General Advertising Signs each not exceeding 24 square feet in area on transit shelters located on publicly owned property on a high level Municipal Railway boarding platform in an RH-1D District adjacent to a C-2 District, provided that such advertising signs solely face the C-2 District; up to three double-sided General Advertising Signs each not exceeding 24 square feet in area on or adjacent to transit shelters on publicly owned high level Municipal Railway boarding platforms along The Embarcadero south of the Ferry Building, up to six double-sided panels at 2nd and King Streets, and up to four double-sided panels at 4th and King Streets; up to two double-sided panels not exceeding 24 square feet in area on each low-level boarding platform at the following E-Line stops: Folsom Street and The Embarcadero, Brannan Street and The Embarcadero, 2nd and King Streets, and 4th and King Streets; and a total of 71 double-sided General Advertising Signs each not exceeding 24 square feet in area on or adjacent to transit shelters on 28 publicly owned high level Municipal Railway boarding platforms serving the Third Street Light Rail Line. Each advertising sign on a low-level or high- level boarding platform shall be designed and sited in such a manner as to minimize obstruction of public views from pedestrian walkways and/or public open space. Notwithstanding the above, no Sign shall be placed on any transit shelter or associated advertising kiosk located on any sidewalk which shares a common boundary with any property under the jurisdiction of the Recreation and Park Commission, with the exception of Justin Herman Plaza; on any sidewalk on Zoo Road; on Skyline Boulevard between Sloat Boulevard and John Muir Drive; on John Muir Drive between Skyline Boulevard and Lake Merced Boulevard; or on Lake Merced Boulevard on the side of Harding Park Municipal Golf Mayor Lurie BOARD OF SUPERVISORS Page 118 Course, or on any sidewalk on Sunset Boulevard between Lincoln Way and Lake Merced Boulevard; on any sidewalk on Legion of Honor Drive; or in the Civic Center Special Sign Districts as established in Section 608.3 of this Code. The provisions of this subsection (c) shall be subject to the authority of the Port Commission under Sections 4.114 and B3.581 of the City Charter and under State law. * * * * SEC. 606. RESIDENTIAL AND RESIDENTIAL ENCLAVE DISTRICTS. Signs in Residential and Residential Enclave Districts, excluding the Residential Transit Oriented-Commercial (RTO-C) District, and other than those signs exempted by Section 603 of this Code, shall conform to the following provisions: * * * * SEC. 607.1. NEIGHBORHOOD COMMERCIAL AND RESIDENTIAL-COMMERCIAL DISTRICTS, AND RESIDENTIAL TRANSIT ORIENTED-COMMERCIAL DISTRICTS. * * * * (a) Purposes and Findings. In addition to the purposes stated in Sections 101 and 601 of this Code, the following purposes apply to Neighborhood Commercial and Residential- Commercial Districts. These purposes constitute findings that form a basis for regulations and provide guidance for their application. (1) As Neighborhood Commercial,. ttnd Residential-Commercial, and Residential Transit Oriented-Commercial Districts change, they need to maintain their attractiveness to residents, customers and potential new businesses alike. Physical amenities and a pleasant appearance will profit both existing and new enterprises. (2) The character of signs and other features projecting from buildings is an Mayor Lurie BOARD OF SUPERVISORS Page 119 important part of the visual appeal of a street and the general quality and economic stability of the area. Opportunities exist to relate these signs and projections more effectively to street design and building design. These regulations establish a framework that will contribute toward a coherent appearance of Neighborhood Commercial and Residential-Commercial Districts. (3) Neighborhood CommercialL £md Residential-Commercial, and Residential Transit Oriented-Commercial Districts are typically mixed use areas with commercial units on the ground or lower stories and residential uses on upper stories. Although signs are essential to a vital commercial district, they should not be allowed to interfere with or diminish the livability of residential units within a Neighborhood Commercial District or in adjacent residential districts. (4) The scale of most Neighborhood Commercial and Residential-Commercial Districts as characterized by building height, bulk, and appearance, and the width of streets and sidewalks differs from that of other commercial and industrial districts. Sign sizes should relate and be compatible with the surrounding district scale. (5) Signs controls in Residential Transit Oriented-Commercial Districts are determined by the sign controls of the nearest Neighborhood Commercial District described in this Section 607.1. * * * * Section 8. Transit Oriented Communities and Parking. Articles 1.5 and 2 of the Planning Code are hereby amended by deleting Section 151 in its entirety, revising Sections 151.1, 153,154,155, 155.2, and 161, and adding Sections 207.9 and 207.10, to read as follows: SEC.151. SCHEDULEOFREQUIRED OFFSTREETPARKINGSPACES. (a) Applicability. Off street parking spaces shall be provided in the minimum quantities Mayor Lurie BOARD OF SUPERVISORS Page 120 spec(fied in Table 151, except as otherwise provided in Section 151. l and Section 161 of this Code. Where the btlilding or lot contains blses in more tha11 one of the categories listed, parking requirements shall be calCbtlnted in the manner provided in Section 153 ofthis Code. Where &jfstreetparking is provided ·which exceeds certain amom1ts in relation t-o the qblantities specified in Table 151, as setferth in subsection (c), such parking shall be classified not as accessory parking bblt as either a Principal or a Conditional Use, depending blpon the blse provisions applicable to the district in which the parking is located. In considering an application for a Conditional Use for any sbtch parking, due to the amoblnt beingprmi'ided, the Planning Co,u11mission shall consider the criteria set forth in Section 303(!) or 303(u) ofthis Code. A1inimum &jfstreetparking reqblirements shall be redbtced, to the extent needed, when sbtch redblction is part ofa Development Project's compliance with the Transportation Demand A1anagement Program set forth in Section I 69 of this Code. (b) Afinimum ,P-al'ldng Required. Table 151 OFF STREET PARKING SPACES REQUIRED Use 0r Aelivity Number of Off Street Parking Spaces Required RESIDE1VTL4L USES Dwelling ,\lone reqblired. P blJJ to 1. 5 parking spaces for each Dwelling Unit. Dwelling, i1q the Telegraph Hill ,M , ·, v ,, • £ , • 1 , , • r • l•forth Beach Residential Special Use District Dwelfo'l:g, in the Polk Street IVeighborhood Commercial District Dwelling, in the Pacific Avenble ;Veighborhood Commercial District Groblp Hobtsing of any kind NON RESIDENTL4L USES Mayor Lurie BOARD OF SUPERVISORS l'lone reqNired. Page 121 Agricultural Use Categmy· Agricultural Uses* ]Vane required Greenhouse Automotive Use Category A utomoth1e Uses None required. Entertainment, Arts and Recreation Uses* Arts Actbities, except theater or auditorium spaces Sports Stadium Theater or a:uditorium Industrial Use Category Indt1strial Uses* Live/Work Units Institutional Uses Category Institutional Uses* Child Care Facility Hospital Post Secondary Educational Mayor Lurie BOARD OF SUPERVISORS IV-one required. Alaximum 1. 5 parking spaces for each 15 scats. ;vane required. A1aximum 1. 5 parking spaces for each 8 scats up to 1,000 seats 1,1,·hcrc the number afscats exceeds 50 scats, plus 1.5 parking spaces for eewh 10 scats in excess ofl, 000. 7, 500 squtwc feet, except in RH or RA,f Districts, ,vi thin which the requirement shall be one space for each Liw/W~rk Unit. Page 122 Institution Religious Institution Residential Care Facility School Trade &hool Sales and Service Categ0ry Retail Sales and Services* Eating and Drinking Uses Health Services Hotel in }IC Districts None required. },{aximum I. 5 parking spaces for each 20 seats by ·which the number a/seats in the nwin auditorium exceeds 200. 1Vone required. Maximum in RH I and RH 2 Districts, I. 5 parking spaces for each IO beds where the number of beds exceeds nine. ]Vane required. A{aximum I. 5 parking spaces for each 16 guest Hotel in districts other than IVG bedrooms where the number &}guest bedrooms exceeds 23, plus one for the manager's Dwelling Unit, ifa1'ly. kJort,,1ary Eight Retail space de 111oted to the handling of bulky merchandise such as motor vehicles, machinery orfarniture Retail Greenhouse or plant nursery Self Storage N0n Retail Sales and Services* Mayor Lurie BOARD OF SUPERVISORS None required. },{aximum I. 5 parking spaces for every three self storage units. Page 123 Commercial Storage or Whofosale Storage Offiee Utility and lnfN1st-ructure Category Utility and infrastructure uses 1Vone required. * l'l-ot listed be!+Jw (c) Where no parking is required for a use by this Section 151, the maximum permitted shall be one space per 2,000 square feet &}Occupied Floor Area of use, three spaces ~Fhere the t1se or ttctivity has wro Occupied Floor Area or the maximum specified elsewhere in this Section. SEC. 151.1. SCHEDULE OF PERMITTED ACCESSORY OFF-STREET PARKING SPACES IN SPECIFIED DISTRICTS. (a) Applicability. Unless otherwise specified in a Special Use District, this Section 151.1 shall apply. This Section 151.1 shall apply only to 1'.TCT, RC, RCD, RTO, 1\fixed Use, M 1, PDR 1 D, PDR 1 G, and C 3 Districts, and to the Broadway, Excel-sior Outer Afission Street, Japanto:a·n, lVorth Beach, Polk, and Pacific Avenue ,¥eighborhood Commercial Districts. (b) Off-street Accessory Parking. Off-street accessory parking shall not be required for any use, and the quantities of off-street parking specified in Tables 151.1-1 and 151 .1-2 shall serve as the maximum amount of off-street parking that may be provided as accessory to the uses specified. In addition: (I) Accessory off-street parking spaces shall be permitted up to quantities specified in Tables 151. 1-1 and 151. 1-2, except where provision of such parking would conflict with other provisions oft his Code, including but not limited to Sections 144, 145.1, 145. 4, and 155 (r ), in which case the Code Sections other than this Section 151. 1 shall apply. Mayor Lurie BOARD OF SUPERVISORS Page 124 (2) Where a building or lot contains more than one use, the applicable accessory parking limit shall be calculated in the manner provided in Section 153 of this Code. (3) Where the amount ofo(fstreet parking exceeds the quantities specified in Tables 151.1-1 and 151.1-2, such parking shall be considered a separate use requiring a separate entitlement and not considered an accessory use, unless it is existing non-conforming accessory parking that may only be expanded or intensified pursuant to Section 150(e). (4) O(fstreet parking shall be reduced, if required for a Development Project to comply with the Transportation Demand Management Program set forth in Section 169 ofthis Code. (b) Controls. Off street accessory parking shall not be reqttired for any use, and the quantities of&jfstreetparking specified in Table 151.1 shall serve as the maximum amount &j&jfstreetparking that may be provided as accessory to the uses specified. Variances from accessory &jf street parking limits, as described in this Section 151 .1, >"IWY not be granted. Where off street parking is pro1,1ided that exceeds the q1,1antities specified in Table I 51. I or as explicitly permitted by this Section, tmch parking shall be classified not as accessory parking but as either a principally permitted or Conditional Use, depending upon the use provisions applicable to the district in which the parking is located. In considering an application for a Conditional Ur.;e for any such parking due to the amount being prmdded, the Planning Commission shall consider the criteria set forth in Sections 303(t) or 303(u) o.f this Code. (c) Definition. Where a number or ratio of spaces are described in Table~ 151.1-1 or 151.1-2, such number or ratio shall refer to the total number of parked ears vehicles accommodated in the project proposal, regardless of the arrangement of parking, and shall include all spaces accessed by mechanical means, valet, or non-independently accessible means. For the purposes of determining the total number of eers vehicles parked, the area of an individual parking space, except for those spaces specifically designated for persons with physical disabilities, may not exceed 185 square feet, including spaces in tandem, or in Mayor Lurie BOARD OF SUPERVISORS Page 125 parking lifts, elevatorsL or other means of vertical stacking. Any off-street surface area accessible to motor vehicles with a width of 7.5 feet and a length of 17 feet (127.5 square feet) not otherwise designated on plans as a parking space may be considered and counted as an off-street parking space at the discretion of the Zoning Administrator if the Zoning Administrator, in considering the possibility for tandem and valet arrangements, determines that such area is likely to be used for parking a vehicle on a regular basis and that such area is not necessary for the exclusive purpose of vehicular circulation to the parking or loading facilities otherwise permitted. (d) Car-Share Parking. Any off-street parking space dedicated for use as a car-share parking space, as defined in Section 166, shall not be credited count toward the total parking permitted as accessory in this Section 151.1. Table 151.1-J OFF-STREET PARKING PERMITTED AS ACCESSORY Use or Activity RESIDENTIAL USES otherwise below Number of Off-Street Ger Vehicle Parking Spaces or Space Devoted to Off-Street Ger Vehicle Parking Permitted re P e • ~it Dwellin in the Tele ra h Hill - North si cedures o • n 2" . 9 c and Section 1 P above ratio. Commercial District Dwellin in the Paci zc Avenue Unit· Mayor Lurie BOARD OF SUPERVISORS Page 126 Neighborhood Commercial District Dwelling Units in RH DTR Districts Dwelling Units in SB-DTR Districts, except as specified below Dwelling Units in SB-DTR Districts with at least 2 bedrooms and at least 1,000 square feet of Occupied Floor Area Dwelling Units in C-3 and RH-DTR Districts Dwelling Units in the Van Ness & Market Residential Special Use District Dwelling Units andSRO Units in SALi, MUG outside of the Central SoMa SUD, WMUG, MUR, MUO, WMUO, SPD Districts, except as specified below Dwelling Units in SALi, MUG outside of the Central SoMa SUD, WMUG, MUR, MUO, WMUO, and SPD Districts with at least two bedrooms and at least 1,000 square feet of Occupied Floor Area Dwelling Units af'ld SRO UnU8 in NCT, Mayor Lurie BOARD OF SUPERVISORS C above 0. 5 and uv to 1. 0 varkinz svace for each Dwellinz Unit· NP above vrecedinz ratios. P up te ene car-fer each twe D 1,1;1el-lif'lg '2lnits,· G up te ef'le cer-for each DweUif'lg U11it, subject te the '•~u • - ,.,.~,,-} -• f>f> ,,-}. ~ ,../"0,,,.,·,.M 7,7 //,.\. 7\TD 1-- ,.,\_., ,,..,(. -V V y ..._,..,..._..., ... .,.,. vu ,._,,J ,-...,_.-\,.,1, ..._,. .... ....,_,__ ..... \'-'/, .J. '.L abw,1e ef'/e space tJer- unit. P up to 0.375 {2_arking s{2_ace fjJr each Dwelling Unit ef'/e car-fer- eachfeur- Dwelling Units; C above 0.375 and up to 0.75 £-€H'S {2_arking s{2_ace for each Dwelling Unit, subject to the criteria and procedures of Section 151.1 (e); NP above 0.75 £-€H'S {2_arking s{2_ace for each Dwelling Unit. P up to 0.375 {2_arking s{2_ace ene cer- for eachjeur- Dwelling Units; C above 0.375 and up to LQ_ enc- e-€ff! {2.arking s{2_ace for each Dwelling Unit, subject to the criteria and procedures of Section 151.1 (e); NP above LQ_ ene car {2_arking s{2_ace for each Dwelling Unit. P up to 0.375 {2_arking space ef'le car for each -t:we Dwelling Units; C above 0.375 and up to 0.75 £-€H'S {2_arking s{2_ace for each Dwelling Unit, subject to the criteria and procedures of Section 151.1 (e); NP above thr-ee cer~for each /eW' 0. 75 {2_arking s{2_ace fjJr each Dwelling Units. P up to ene car 0.25 parking S{2_ace for each_fei+r- Dwelling Units; NP above Q.25 £-fH'fr {2_arking s{2_ace for each Dwelling Unit. P up to ene car 0.25 {2_arking s{2_ace for eachjeur- Dwelling er SRO Units; C above 0.25 and up to 0.75 £-€H'S {2_arking s{2_ace for each Dwelling Unit, subject to the criteriaL-and conditionsL and procedures of Section 151.1 ( e) or (f); NP above 0.75 £-€H'S {2_arking s{2_aces for each Dwelling er- SRO Unit. P up to ef'/e car 0.25 {2_arking s{2_ace for eachjeur- Dwelling Units; C above 0.25 and up to 1.0 enc- e-€ff! {2_arking S{2_ace for each Dwelling Unit, subject to the criteria and conditions and procedures of Section 151.1 (e) or (f); NP above 1. 0 ene car- parking s{2_ace for each Dwelling Unit. P up to ef'/e ear- 0. 5 {2_arking space for each -t:we Page 127 RC, RCD, RSD, Chinatown Mixed Use Districts, except as specified below Dwelling Units and SRO Un:iUJ in the Telegraph Hill - North Beach Residential Special Use District Dwelling Units and SRO Units in the Broadway and North Beach Neighborhood Commercial Districts outside of the boundaries of the Telegraph Hill - North Beach Residential Special Use District Dwellinrr Units in the Glen Park NCT District Dwelling Units in the Glen Pt1rk and Ocean Avenue NCT District-5' and the Excelsior Outer Mission Street Neighborhood Commercial District Dwelling Units in the Japantown NC District Dwelling Units -w#hin the Central SoMa SUD Dwellinf! Units in RTO Districts. Mayor Lurie BOARD OF SUPERVISORS Dwelling or SRO Unit-5'; C above 0.5 and up to 0. 75 etfF-S parking space for each Dwelling Unit, subject to the criteria and procedures of Section 151.1 (e); NP above 0.75 etfF-S parking space for each Dwelling Unit. Pup to 0.5 parking spaces for each Dwelling Unit, subject to the controls and procedures of Section 249.49(c) and Sections 155(r) and 155(t); NP above preceding ratio. P up to 0.5 parking space for each Dwelling Unit,,:_ C above 0.5 and up to 0.75 etfF-S parking spaces for each Dwelling Unit; NP above 0.75 eaF-S parking space for each Dwelling Unit, subject to the controls and procedures of Sections 155(r), 155(t),_ and Section 151 .1 ( e). NP above preceding ratio. P UJJ to 0.5 JJarkinz SJJace for each Dwellinz Unit· C above 0.5 and uv to 1.0 JJarkinz SJJace for each Dwellin<z Unit subiect to the criteria and IDrocedures of Section 151. l(e); NP above 1. 0 Darkinf! SJJace for each Dwellinf! Unit. P up to one car 1. 0 parking space for each Dwellimz Uttnit; NP above 1.0 parking space for each Dwellinrr Unit. P up to 0.75 eaF-S parking space for each Dwelling Unit,,:_ C above 0. 75 and up to 1.0 eaF-S 1narkinf! snace for each Dwelling Unit, subject to the criteria and procedures of Section 151.1(e); NP above 1.0parkingspace for each Dwellinz Unit. P up to one car 0.25 parking space for eachfe-ttr Dwelling Units; C above 0.25 and up to 0.5 eaF-S parking space for each Dwelling Unit. NP above 0.5 Darkinf! sJJace for each Dwellinf! Unit. P UD to 1.0 Darkinz SDace for each Dwellinz Unit; NP above 1. 0 Darkinz sDace for each Dwellinf! Unit. For Lots east of Divisadero and Castro Streets in RTO Districts P UJJ to 0. 75 Darkinz .maces for each Dwellinf! Unit· C above 0. 75 and UJJ to 1. 0 narkinz Sl]ace for each Dwellinz Unit subiect to the criteria and Drocedures of Section Page 128 151.1 [el or {f)_. NP above 1. 0 12.arking space fjJr each Dwellin,z Unit. Dwelling Units in MQ--, RED and RED- P up to three cars 0. 75 12.arking s12.aces for each MX Districts, except as specified below few,,. Dwelling UnitY; C above 0. 75 and up to L.Q one car 12.arking space for each Dwelling Unit, subject to the criteria and procedures of Section 151.1 (e) or (f); NP above L.Q one car varkinz svace for each Dwelling Unit. Dwelling Units in UMU Districts, except P up to O. 7 5 eer-s parking spaces for each as specified below Dwelling Unit; NP above 0. 75 12.arking s12.aces fjJr each Dwellin<z Unit. Dwelling Units in UMU District with at P up to 1 ~ C£tr-parking space for each Dwelling least 2 bedrooms and at least 1,000 Unit and subject to the conditions of Section square feet of occupied floor area 151 . 1 ( e); NP above 1. 0 parking space fjJr each Dwellin<z Unit. Group Housing of any kind P up to L.Q one car parking space for each three bedrooms or for each six beds, whichever results in the greater number 0(12.arking s12.aces requirement, plus 1. 0 one parking s12.ace for the manager's Dwelling Unit if any; NP above urecedinz ratios. NON-RESIDENTIAL USES IN C-3 DISTRICTS ;A.II non-residential uses in C-3 Districts Not to exceed 7% of Occupied Floor Area of such uses, except not to exceed 3.5% of Occupied Floor Area in the C-3-O(SD) District, and subject to the pricing conditions of Section 155(g). NON-RESIDENTIAL USES IN DISTRICTS OTHER THAN C-3 Non-residential, non-office uses in PDR- P up to 50% greater than indicated for the 1-D, PDR-1-G, and UMU Districts uses specified below. NP above 12.receding ratio. vtvricultural Use Catef!orv Greenhouse P uv to 1.5 varkin,z svaces for each 4 000 sauare feet of Occuoied Floor Area. NP above nrecedin<z ratio. Entertainment, Arts, and Recreation Uses Category !Entertainment. Arts. and Recreation Uses* P uv to 1.5 varkinz svaces for each 200 sauare feet of Occuoied Floor Area. NP above preceding ratio. Mayor Lurie BOARD OF SUPERVISORS Page 129 ~rts Activities, except theaters and auditoriums Sports Stadium Theater or auditorium Industrial Uses Category Industrial Uses* Small Enterprise Workspace Live/Work Units Institutional Uses Category Institutional Uses* Child Care Facility Hospital Mayor Lurie BOARD OF SUPERVISORS P up to one car for each 200 squarefeet of Occupied Floor Area. P uv to 1.5 varkinz svaces for each 2 000 sauare feet of Occuvied Floor Area. NP above vrecedinz ratio. P up to 1. 0 parking space one car for each 15 seats. NP above preceding ratio. P up to 1. 0 oHe car parking space for each e-ight ~ seats up to 1,000 seats, plus -one- 1. 0 parking ~ for each 10 seats in excess of 1,000. NP above vrecedinz ratio. P up to one car 1. 0 parking space for each 1,500 square feet of Occupied Floor Area. NP above lvrecedinz ratio. P up to one car 1. 0 parking space for each 1 , 500 square feet of Occupied Floor Area. NP above ,vrecedinz ratio. P uv to 1.5 varkinz svaces for each 2 000 sauare feet of Occuvied Floor Area excevt in RH or RM Districts within which the reauirement shall be 1. 0 varkinz svace for each Live/Work Unit. NP above vrecedin'Z ratio. P up to one car 1. 0 parking space per 1,500 square feet of Occupied Floor Area. NP above vrecedin'Z ratio. P up to one car 1. 0 parking space for each 25 children to he accommodated at any• one time. NP above vrecedinrz ratio. P up to one car 1. 0 parking space for each 8 guest beds excluding bassinets or for each 2,400 square feet of Occupied Floor Area devoted to sleeping rooms, whichever results in the lesser requirement. NP above preceding Page 130 Post-Secondary Educational Institution Religious Institution Residential Care Facility School Trade School Sales and Services Category Retail Sales and Services* Eating and Drinking Uses All retail in the Eastern Neighborhoods Mixed Use Districts where any portion of the parcel is within the Central SoMa Special Use District or is less than one- auarter .J.1.4 mile from Market, Mission, 3rd Streets and 4th Street north of Berry Street, except grocery stores of over 20,000 gross square feet. General Grocery uses with over 20,000 square feet of Occupied Floor Area Mayor Lurie BOARD OF SUPERVISORS ratio. P up to one cttr 1. 0 parking space for each -twe 2_ classrooms. NP above preceding ratio. P up to one car 1. 0 parking space for each 20 seats. NP above preceding ratio. P up to o,qe car 1. 0 parking space for each 10 beds. NP above preceding ratio. P up to one car I. 0 parking space for each 5+Jf Q classrooms. NP above 12.receding ratio. P up to one car 1. 0 parking space for each -twe 2_ classrooms. NP above 2_receding ratio. P up to one car 1. 0 2_arking s2_ace for each 500 square feet of Occupied Floor Area!. HfH'0 ,2.(.), (.)(.)(.) S€jttare feef, fJlUs one car.fer each ;J.J(.) S€JUttre feet &/Occupied F'loor Area in excess of :2-(.), (.)(.)(.)_ NP above preceding ratio. Pup to 1.25 parking spaces one car for each 500 JOO square feet of Occupied Floor Area. NP above vrecedin,z ratio. P up to one- 1. 0 parking space for each 1,500 square feet of Gross Floor Area. NP above lvrecedin,z ratio. P up to one car 1. 0 parking s2_ace per 500 square feet of Occupied Floor Area, and subject to the conditions of Section 303(u)(2). C up to 01w atr 1. 0 parking space per 250 square feet of Occupied Floor Area/er ,that ttrea in excess &j:2-(.), (.)(.)(.) S€Juare feet, subject to the conditions and criteria of Section 303(t)(2). Page 131 Health Service Hotels in Districts other than NC Hotels in NC Districts Limited Corner Commercial Uses in RH. RTO-1 RTO-M and RM districts authorized under Section 231. Mortuary Motel Retail Greenhouse or plant nursery Retail space devoted to the handling of bulky merchandise such as motor vehicles, machinery, or furniture Self-Storage Non-Retail Sales and Services* Commercial Storage or Wholesale Mayor Lurie BOARD OF SUPERVISORS NP above t2.receding ratio. P up to L.Q ene t2.arking space for each 300 square feet of Occupied Floor Area. NP above urecedinf! ratio. P up to ol'le c€tr 1. 0 t2.arking st2.ace for each 16 guest bedrooms, plus e-ne 1. 0 t2.arking space for the manager's Dwelling Unit, if any. NP above vrecedinz ratio. P uv to 1. 2 varkinz svaces for each ,zuest bedroom. NP above vrecedinf! ratio. None permitted. P up to 5. 0 [2_arking spaces. five cans. NP above urecedinf! ratio. P up to 1. 0 parking st2.ace ol'le car for each guest unit, plus e-ne 1.0 parking space for the manager's Dwelling Unit, if any. NP above vrecedinz ratio. Pup to ol'le car 1.0 parking space for each 4,000 square feet of Occupied Floor Area. Such uses exceeding 20,000 square feet shall be subject to the conditions of Section 303(u)(2). WP above vrecedinf! ratio. P up to ol'le car 1. 0 parking space for each 1 , 000 square feet of Occupied Floor Area. Such uses exceeding 20,000 square feet shall be subject to the conditions of Section 303(u)(2). NP above 2receding ratio. P up to one car 1. 0 2arking space for each three- }_ self-storage units. NP above preceding ratio. P up to ol'le car 1. 0 parking space per 1,500 square feet of Occupied Floor Area. NP above vrecedin,z ratio. Pup to ol'le car 1.0 2arkingspace for each 2,000 Page 132 Storage square feet of Occupied Floor Area. NP above lvrecedin<z ratio. Office (unless otherwise s2.ecifJ.ed below2 P uv to 1.25 varkin<z .svaces for each 500 sauare +eet of Occuvied Floor Area. NP above vrecedinz ratio. Office uses in DTR, SPD, MUG, P up to 7% of the Occupied Floor Area of such WMUG, MUR, WMUO, and MUO uses and subject to the pricing conditions of Districts Section 155(g); NP above 2.receding ratio .. Office uses in the Central SoMa Special P up to one car 1. 0 2.arking s2.ace per 3,500 Use District square feet of Occupied Floor Area. NP above lvrecedinz ratio. Office uses in Chinatown Mixed Use P up to 7% of the Occupied Floor Area of such Districts uses; NP above 2.receding ratio. Office uses in M-1, UMU, SALi, PDR-1- P up to one C€tr 1. 0 2.arking s2.ace per 1,000 D, and PDR-1-G Districts, except as square feet of Occupied Floor Area and specified below subject to the pricing conditions of Section 155(g); NP above 2.receding ratio. Office uses in M-1, UMU, SALi, PDR-1- P up to one ear 1. 0 2.arking space per 500 D, and PDR-1-G Districts where the square feet of Occupied Floor Area; NP above entire parcel is greater than one-quarter vrecedinz ratio. -¼-mile from Market, Mission, 3rd Streets and 4th Street north of Berry Street Utility and Infrastructure Uses Category Utility and Infrastructure Uses P up to one ear 1. 0 2.arking space per 1,500 square feet of Occupied Floor Area. NP above orecedinz ratio. * Not listed below Ce2 Non-Residential Uses. Unless otherwise s2.ecifJ.ed in Tables 151.1-1 or 151.1-2, or elsewhere in this Section 151.1, the maximum accessory 2.arking 2.ermitted for non-residential uses shall be one of the following: Mayor Lurie (]) One 2.arking s2.ace 2.er 2,000 square feet of Occu2.ied Floor Area of use; or C22 Three 2.arking s2.aces where the use or activity has no Occu2.ied Floor Area. BOARD OF SUPERVISORS Page 133 (f_e-) Excess Residential Parking. Any request for accessory residential parking, in excess of what is principally permitted in Table~ 151.1-1 and 151.1-2, shall be reviewed by the Planning Commission as a Conditional Use, provided that the request does not exceed the maximum amount stated in Tables 151.1-1 and 151.1-2. In MUG, WMUG, MUR, MUO, RED, RED- MX, and SPD Districts, any project subject to Section 329 and that requests residential accessory parking in excess of that which is principally permitted in Table~ 151.1-1and151.1- 2., but which does not exceed the maximum amount stated in Table~ 151.1-1 and 151.1-2, shall be reviewed by the Planning Commission according to the procedures of Section 329. Projects that are not subject to Section 329 shall be reviewed under the procedures detailed in subsection (g) below. (lg) Small Residential Projects in MUG, WMUG, MUR, MUO, CMUO, WMUO, RED, RED-MX1 and SPD Districts. Any project that is not subject to the requirements of Section 329 and that requests residential accessory parking in excess of what is principally permitted in Table~ 151.1-1and151.1-2 shall be reviewed by the Zoning Administrator subject to Section 307(i). The Zoning Administrator may grant parking in excess of what is principally permitted in Table~ 151.1-1 and 151.1-2, not to exceed the maximum amount stated in Table~ 151.1-1 and 151.1-2, only if the Zoning Administrator determines that: (1) all the following conditions have been met: (A) Vehicle movement on or around the project does not unduly impact pedestrian spaces or movement, transit service, bicycle movement, or the overall traffic movement in the district; (B) Accommodating excess accessory parking does not degrade the overall urban design quality of the project proposal; (C) All above-grade parking is architecturally screened and lined with active uses according to the standards of Section 145.1, and the project sponsor is not Mayor Lurie BOARD OF SUPERVISORS Page 134 requesting any exceptions or variances requiring such treatments elsewhere in this Code; and (D) Excess accessory parking does not diminish the quality and viability of existing or planned streetscape enhancements,:_ (2) parking is not accessed from any protected Transit or Pedestrian Street described in Section 155(r), and (3) where more than 10 spaces are proposed at least half of them, rounded down to the nearest whole number, are stored and accessed by mechanical stackers or lifts, valet, or other space-efficient means that reduces space used for parking and maneuvering, and maximizes other uses. (g) Excess Parking/or Non Residential Uses greater #um 20, {){){) square feel. Where permitted by Table 151.1 for a ]Von Residential Use greater than 20, 000 sqNcwe feet, any reqiwst for accessory parking in excess of what is principally permitted in Table 151.1, but ',vhich does not exceed the maximum amount stated in Table 151.1, shall be revie,ved by the Planning Commission as a Conditional Use. (h) Transit-Oriented Communities Parking Limits. Consistent with the Transit-Oriented Communities Policies of the Metropolitan Transportation Commission, this Section 151 .1 implements the maximum parking limits based on the presence of certain transit services within one-half mile ofthe development. Notwithstanding the provisions o{Table 151.1-2, i{any portion ofthe subject development falls within the geographic areas listed in Table 151.1-2, the lower ofthe maximum limits in either Table 151.1-1 or Table 151.1-2 shall apply as the maximum amount ofparking. Table 151.1-2 MAXIMUM PARKING LIMITS FOR TRANSIT STATION AREAS Geographic Area Maximum Residential Parking Maximum Parking for Non- per Dwelling Unit * Retail Sales and Service Uses Mayor Lurie BOARD OF SUPERVISORS Page 135 Transit-Oriented Communities Tier I: Sites within a half mile of Embarcadero, Montgomery, Powell, or Civic Center BART stations,· and Salesforce Transbay Transit Center.** Transit-Oriented Communities Tier 2: Sites within a halfmile of] 6th Street, 24th Street, Glen Park, or Balboa Park BART stations. * * Transit-Oriented Communities Tier 3: Sites within a halfmile of all Muni rail stops on the F, J, K, L, M, N,_ or T lines,· Caltrain Stations; and Van Ness Bus Rapid Transit Stops (i.e., stops on Van Ness Avenue between and including Market Mayor Lurie BOARD OF SUPERVISORS (including all Office and Laboratory uses) and Retail Sales and Service Uses, except for any use also classified as a Production, Distribution, and Repair Use. 0. 3 7 5 parking space for each 0.25 parking spaces per 1,000 Dwelling Unit. square feet of Occupied Floor Area. 0. 5 parking spaces for each 1.6 parking spaces per 1,000 Dwelling Unit. square feet of Occupied Floor Area. I. 0 parking space for each 2. 5 parking spaces per I, 000 Dwelling Unit. square feet of Occupied Floor Area. Page 136 Street and Union Streetl. ** Transit-Oriented Communities I. 0 parking space for each 2. 5 parking spaces per I, 000 Tier 4: Sites within a half.mile Dwelling Unit. square feet of Occupied Floor of all ferry__ terminals, including Area. the Ferry__ Building. 16th Street/Mission Bay__, and Treasure Island.** * Refer to Table 151.1-1 for maximum parking limits applicable to Group Housing. including Group Housing proiects in Transit Station Areas. ** As used in Table I 51.1-2, the distance of one-half mile shall be measured in accordance with the methodology established by__ the Metropolitan Transportation Commission. SEC. 153. RULES FOR CALCULATION OF REQUIRED PARKING SPACES. (a) In the calculation of off-street parking, freight loading spaces, and bicycle parking spaces permitted or required under Sections 1511_, 152, 152.1, 155.2, 155.3L and 155.4 of this Code, or pursuant to any__ Special Use District, the following rules shall apply: (1) In the case of mixed uses in the same structure, on the same lotL or in the same development, or more than one type of activity involved in the same use, the total requirements for permitted off-street parking and requirements for loading spaces shall be the sum of the requirements for the various uses or activities computed separately, including fractional values. (2) Where an initial quantity of floor area, rooms, seatsL or other form of measurement is exempted from off street parking or loading requirements, such exemption shall apply only once to the aggregate of that form of measurement. If the initial exempted Mayor Lurie BOARD OF SUPERVISORS Page 137 quantity is exceeded, for either a structure or a lot or a development, the requirement shall apply to the entire such structure, lotL or development, unless the contrary is specifically stated in this Code. In combining the requirements for use categories in mixed use buildings, all exemptions for initial quantities of square footage for the uses in question shall be disregarded, excepting the exemption for the initial quantity which is the least among all the uses in question. (3) Where a structure or use is divided by a zoning district boundary line, the requirements as to quantity of offstreetparking and loading spaces and permitted off-street parking shall be calculated in proportion to the amount of such structure or use located in each zoning district. (4) Where seats are used as the form of measurement, each 22 inches of space on benches, pews and similar seating facilities shall be considered one seat. (5) When the calculation of the required number of ajfstreetparking or required freight loading or permitted off-street parking spaces results in a fractional number, a fraction of 1/2-one-half or more shall be adjusted to the next higher whole number of spaces, and a fraction of less than one-halD~ may shall be disregarded, except where the number ofpermitted spaces is less than one, in which case one parking space shall be permitted. (6) In C-3, MUG, MUR, MUO, CMUO, and UMU Districts, substitution of two service vehicle spaces for each required off-street freight loading space may be made, provided that a minimum of 50% percent of the required number of spaces are provided for freight loading. Where the 50% percent allowable substitution results in a fraction, the fraction shall be disregarded. (b) The requirements for off-street parking and loading and permitted o(f-street parking for any use not specifically mentioned in Sections 1511. and 152 shall be the same as for a use specified which is similar, as determined by the Zoning Administrator. Mayor Lurie BOARD OF SUPERVISORS Page 138 (c) For all uses and all districts covered by Section 151.1, the rules of calculation established by subsection (a) ofthis Section 153 shall apply to the determination of maximum permitted spaces et-allowed by Section 151.1. SEC. 154. DIMENSIONS FOR OFF-STREET PARKING, FREIGHT LOADING1 AND SERVICE VEHICLE SPACES. (a) Parking Spaces. Requiredparking Parking spaces may be either independently accessible or space-efficient as described in Section 154(a)(4) and 154(a)(5), except as required elsewhere in the Building Code for spaces specifically designated for persons with physical disabilities. Space-efficient parking is encouraged. (1) Each independently accessible off-street parking space sh£ill have a minimum measuring an area of 144 square feet (8 feet by 18 feet) shall count as-fer a standard space and measuring 112.5 square feet.fer- shall count as a compact space (7.5 feet by 15 feet), except for the types of parking spaces authorized by subsection P£wagraph (a)(4) below and spaces specifically designated for persons with physical disabilities, the requirements for which are set forth in the Building Code. Every required parking space shall be of usable shape. The area of any such space shall be exclusive of driveways, aislesL and maneuvering areas. The parking space reqtdrement.s for the Bernal Heights Special Use District are set forth in Sectio,q 2 42. (2) Any ratio of standard spaces to compact spaces may be permitted, so long as compact car spaces are specifically marked and identified as a compact space. Special prmisions relating to the Bernal Heights Special Use District are set forth in Section 2 42. (3) Off-street parking spaces in DTR, C-3, RTO, NCT, Eastern Neighborhoods Mixed Use, PDR-1-D, and PDR-1-G Districts shall have no minimum defined area or dimension requirements, except as required elsewhere in the Building Code for spaces specifically designated for persons with physical disabilities. For all uses in all DistrictsLfor ~which there is Mayor Lurie BOARD OF SUPERVISORS Page 139 no minimum &jfstreetparking requirnnent, per Section 151.1, refer to Sections 153 and 151.1 (c) for rules regarding calculation of parking spaces. (4) Permitted off-street parking Parking spaces in mechanical parking structures that allow a vehicle to be accessed without having to move another vehicle under its own power shall be deemed to be independently accessible. Parking spaces that are accessed by a valet attendant and are subject to such conditions as may be imposed by the Zoning Administrator to insure the availability of attendant service at the time the vehicle may reasonably be needed or desired by the user for whom the space is required, shall be deemed to be independently accessible. Any conditions imposed by the Zoning Administrator pursuant to this Section 154 shall be recorded as a Notice of Special Restriction. (5) Space-efficient parking is parking in which vehicles are stored and accessed by valet, mechanical stackers or lifts, certain tandem spaces, or other space-efficient means. Tandem spaces shall--e-my, count tmvards satisfj,iing the parking requirement toward permitted off-- street parking spaces if no more than one car needs to be moved to access the desired parking space. Space efficient parking is encouraged, and may be etsed to satisfj,· minimum parking requiremef'lts so long as the project sponsor can demonstrate that all requiredparking can be accmmnodated by the mea11s chosen. * * * * SEC. 155. GENERAL STANDARDS AS TO LOCATION AND ARRANGEMENT OF OFF-STREET PARKING, FREIGHT LOADING, AND SERVICE VEHICLE FACILITIES. Required off-street parking and freight loading facilities shall meet the following standards as to location and arrangement. Facilities which are not required but are actually provided shall also meet the following standards unless such standards are stated to be applicable solely to required facilities. In application of the standards of this Code for off-street Mayor Lurie BOARD OF SUPERVISORS Page 140 parking and loading, reference may be made to provisions of other portions of the Municipal Code concerning off-street parking and loading facilities, and to standards of the Better Streets Plan and the Bureau of Engineering of the Department of Public Works. Final authority for the application of such standards under this Code, and for adoption of regulations and interpretations in furtherance of the stated provisions of this Code shall, however, rest with the Planning Department. * * * * (u) Driveway and Loading Operations Plan (DLOP) in the Central&AfEI Special Use Dist?-ict and Vim Ness & At/arlwt Residential Special Use District. (1) Purpose. The purpose of a Driveway and Loading Operations Plan (DLOP) is to reduce potential conflicts between driveway and loading operations, including passenger and freight loading activities, and pedestrians, bicycles, and vehicles, to maximize reliance of on-site loading spaces to accommodate new loading demand, and to ensure that off-site loading activity is considered in the design of new buildings. (2) Applicability. Development projects of more than 100,000 net new Qgross square feet Floor Area in the Central Solv-fa Special Use District and Van 1\Tess & ll-farkct Residential Special Use District. (3) Requirement. Applicable projects shall prepare a DLOP for review and approval by the Planning Department, in consultation with the San Francisco Municipal Transportation Agency. The DLOP shall be written in accordance with any guidelines issued by the Planning Department. SEC. 155.2. BICYCLE PARKING: APPLICABILITY AND REQUIREMENTS FOR SPECIFIC USES. * * * * Mayor Lurie BOARD OF SUPERVISORS Page 141 Table 155.2 BICYCLE PARKING SPACES REQUIRED Use Minimum Number of Class Minimum Number of Class 1 Spaces Required 2 Spaces Required RESIDENTIAL USES * * * * Senior Housing or Dwelling One Class 1 space for every Minimum two spaces. Two Units dedicated to persons 10 units or beds, whichever Class 2 spaces for every 50 with physical disabilities is applicable. units or beds, whichever is applicable. Senior Housing (Dwelling Units One Class 1 space for every 20 Two Class 2 spaces for every or Group Housing) units or beds, whichever is 100 units or beds, whichever is applicable. No Class 1 spaces applicable. are required for proiects where the ratio would result in a requirement of/ess than 5 spaces. * * * * * * * * SEC. 161. EXEMPTIONS AND EXCEPTIONS FROM OFF-STREET PARKING, FREIGHT LOADING1 AND SERVICE VEHICLE REQUIREMENTS. The following exemptions shall apply to the requirements for off-street parking and loading spaces set forth in Sections 151,1 through 155 of this Code. These provisions, as exemptions, shall be narrowly construed. Reductions or waivers by the Zoning Administrator Mayor Lurie BOARD OF SUPERVISORS Page 142 permitted by this Section 161 shall be conducted pursuant to the procedures of Section 307(h)(2). Where exceptions in this Section 161 require approval by the Zoning Administrator, the Zoning Administrator shall consider the criteria of Section 307(i). (a) To-pog-.'¥lf}hy. lVo &fl st,"'eet parking shall be r~quiredfor a oRe family or two family dwelling ·where the lot on ·which s1;wh dwe/li,qg is located is entirely inaccessible by acttoNwbile because oftopographic conditions. (hg_) :Parking of' Loading Across Very Wide Sidewalks. No off-street parking or loading shall be required where access to the lot cannot be provided other than by means of a driveway across a sidewalk 25 feet or more in width from the curb to the front lot line which would cause serious disruption to pedestrian traffic. (ef2_) Joint Use of Off-Street Parking. Joint use of the same off-street parking spaces to meet the requirements of this Code for two or more structures or uses is may be permitted, where the normal hours &/operation o.fsuch structures or uses are such as to assure the feasibility of such joint use ofparking and ·,1,·here the total quantity ofspaces prmided is at least equal to the total of the required spaces for the structures or uses in operation at any given time. (d) Exceptions to Improve Conjof'mity with SethacliS, Yards, Open Space, and Other Requirements <>/the Code. The Zoning Administrator may reduce or ·waitJe the offstreetparking requirement for existing buildings if removal o.fparking and ttssociated str1;wtures increases conformity with requiredjroRt setbacks, side )'ards, and rear yards, increases conformity with open space or street frontage requirements, redcwes or eliminates any nonconfermi11g encroachment onto public rights of way· or other public property or easement, and/or redcwes or eliminates any other code nonconformity. (ef) Freight Loading and Service Vehicle Spaces. In recognition of the fact that site constraints may make provision of required freight loading and service vehicle spaces impractical or undesirable, a reduction in or waiver of the provision of freight loading and service vehicle spaces for uses may be permitted, by the Zoning Administrator in all dDistricts, Mayor Lurie BOARD OF SUPERVISORS Page 143 or in accordance with the provisions of Section 309 of this Code in C-3 Districts. In considering any such reduction or waiver, the following criteria shall be considered: (1) Provision of freight loading and service vehicle spaces cannot be accomplished underground because site constraints will not permit ramps, elevators, turntables and maneuvering areas with reasonable safety; (2) Provision of the required number of freight loading and service vehicle spaces on-site would result in the use of an unreasonable percentage of ground-floor area, and thereby preclude more desirable use of the ground floor for retail, pedestrian circulation or open space uses; (3) A jointly used underground facility with access to a number of separate buildings and meeting the collective needs for freight loading and service vehicles for all uses in the buildings involved, cannot be provided; and (4) Spaces for delivery functions can be provided at the adjacent curb without adverse effect on pedestrian circulation, transit operations or general traffic circulation, and off-street space permanently reserved for service vehicles is provided either on-site or in the immediate vicinity of the building. (gef) Historic Buildings. There shall be no minimum off-street parking or loading requirements for any principal or Conditional Use located in (1) a landmark building designated per Article 10 of this Code, (2) a contributing building located within a designated historic district per Article 10, (3) any building designated Category I-IV per Article 11 of this Code, or (4) buildings listed on the National Register and/or California Register. (hg_) Landmark and Significant Trees. The required off-street parking and loading may be reduced or waived if the Zoning Administrator determines that provision of required ejf- streetparking or loading would result in the loss of or damage to a designated Landmark Tree or Significant Tree, as defined in the Public Works Code. The Zoning Administrator's decision Mayor Lurie BOARD OF SUPERVISORS Page 144 shall be governed by Section 307fi)- and shall require either (1) the recommendation of the Department of Public Works Bureau of Urban Forestry, or its successor agency, or (2) the recommendation of a certified arborist as documented in the subject tree's required tree protection plan. (ijJ Geologic Hazards. No off-street parking or loading shall be required where the Planning Department finds that required parking or loading cannot practically be provided without compromising the earthquake safety or geologic stability of a building and/or neighboring structures and properties. (jg) Protected Street Frontages and Transit Stops. No off-street parking or loading is required on any lot whose sole feasible automobile access is across a protected street frontage identified in Section 155(r). (kb.) Curbside Transit Lanes and Bikeways. No off-street parking or loading is required on any lot whose sole feasible automobile access is across a curbside transit lane or bikeway. SEC. 207.9. MINIMUM DWELLING UNIT DENSITIES AND MINIMUM OFFICE INTENSITIES, USES "BY-RIGHT." (a) Purpose. This Section 207. 9 establishes minimum residential and commercial density standards in Transit-Oriented Communities, as identified by the Metropolitan Transit Commission, and implements the City's Housing Element obligations pursuant to Government Code 65583, including requirements for both minimum densities and approval of certain projects on Housing Element Sites. Consistent with the Transit-Oriented Communities Policies of the Metropolitan Transportation Commission, this Section establishes the minimum Dwelling Unit densities for residential development and minimum intensities for Office use. Consistent with Government Code Sections 65583.2(c), and (h), this Section permits certain types of housing projects as a "use by right, " as that term is defined in Mayor Lurie BOARD OF SUPERVISORS Page 145 Government Code Section 65583.20). (b) Minimum Dwelling Unit Density. (I) Applicability. (A) Transit-Oriented Community Tiers. This Section 207. 9 applies to all proiects proposing new construction of one or more Residential Buildings on sites that do not already contain Residential uses unless such uses are demolished. and that are located in the geographic areas or satisfy the applicability criteria described in Table 207.9. These minimum residential densities shall apply only in zoning Districts where Residential uses are permitted. Changes of use of existing building space to Residential use, additions of Residential use to existing structures, and additions of Residential or Office uses to lots where such uses are already existing, and that are not proposed for demolition, are not subiect to the requirements of this Section. (B) Housing Element Sites. Residential proiects on sites identified pursuant to Government Code Section 65583.2(c) and (h) in which at least 20% of the units are set aside to households with incomes at 80% o(Area Median Income or lower shall be approved "by-right" as that term is defined in Government Code Section 65583.2(i). (2) Minimum Densities. New construction proposing Dwelling Units on sites within the geographic areas described in Table 207.9 must provide at least the number o(Dwelling Units specified in Table 207. 9. Sites that meet more than one applicable Tier requirement in Table 207. 9 shall comply with the higher minimum density. Fractions of units shall be rounded per Section 207(b)(l)_ For purposes of this Section 207. 9, Accessory Dwelling Units shall count toward any minimum density requirement. (c) Minimum Office Intensity. (I) Applicability. This subsection (c) applies to all proiects proposing new construction of Office use on sites that do not already contain Office uses, and that are located in the geographic areas or satisfy the applicability criteria described in Table 207.9,· provided that the minimum Office Mayor Lurie BOARD OF SUPERVISORS Page 146 intensities in this subsection (c) shall not exceed the amount ofpermissible Office use allowed in the District. These minimum densities shall only apply in Districts where O(fice uses are permitted. Changes of use of existing building space to O(fice use, additions of O(fice use to existing structures, and additions of Office uses to Lots where such uses are already existing, and that are not proposed for demolition are not subject to the requirements of this Section 207.9. (2) Minimum Intensity. New construction proposing Office use on sites within the geographic areas described in Table 207.9 must comply with the FAR requirements in Table 207.9. Table 207.9 MINIMUMDENSIITESREOUIREDFORRESIDENITALDEVELOPMENT AND MINIMUM INTENSITIES FOR OFFICE USE Applicability Minimum Dwelling Unit Minimum Intensity for Density O[fice Use Transit-Oriented Communities I 00 units per acre Floor Area Ratio 4: I Tier I: Sites within a half-mile of Embarcadero Montzomerv Powell or Civic Center BART <;tations • and Salesforce Transbav Transit Center. * Transit-Oriented Communities 7 5 units per acre Floor Area Ratio 3: I Tier 2: Sites within a half-mile i,of I 6th Street 24th Street Glen !Park or Balboa Park BART istations. * Mayor Lurie BOARD OF SUPERVISORS Page 147 Transit-Oriented Communities Tier 3: Sites within a half-mile of all Muni rail stous on the F l1. K L M N or T lines· Cal train Stations· and Van Ness !Bus Ravid Transit Stous (i.e. stous on Van Ness Avenue between and includinz Market Street and Union Street).* Transit-Oriented Communities Tier 4: Sites within a half-mile of all ferrv terminals includinz the Ferrv Buildinz, 16th l'-;treetlMission Bav, and Treasure Island· and all other locations subiect to the avnlicabilitv of Section 207.9. * Sites identified as Reused Sites in the 2022 Housim;,- Element Undate. ** Sites identified as Annrovriate For Verv Low Income or Low Income Households in the 2022 Housim;,- Element Uvdate. *** Mayor Lurie BOARD OF SUPERVISORS 50 units per acre Floor Area Ratio 2: I 50 units per acre Floor Area Ratio I: I 5 0 units per acre NIA 50 units per acre NIA Page 148 * As used in Table 207.9, the distance of one-half mile shall be measured in accordance with the methodology established by the Metropolitan Transportation Commission. ** Housing Proiects in which at least 20% olthe units are set aside to households with incomes at 80% of Area Median Income or lower on sites in this category shall be approved consistent with California Government Code Section 65583.2(c) and (i). *** Housing Proiects in which at least 20% o(the units are set aside to households with incomes at 80% of Area Median Income or lower on sites in this category shall be approved consistent with California Government Code Section 65583.2(h) and (i). (d) Gross Floor Area. For purposes of determining the Gross Floor Area ofa development Lot subiect to this Section 207. 9, the calculation shall exclude Gross Floor Area to be dedicated for publicly accessible streets. In instances where portions of a Lot are unbuildable due to topographic or geologic conditions, a development is proposed on only a portion of the Lot, or the Lot is otherwise constrained, the Zoning Administrator is authorized to determine that a smaller portion of a Lot shall serve as the development Lot. (e) Mixed-uses. For purposes of determining minimum Residential Density and Office Intensity, as long as one of the land uses satisfies the minimum Residential Density and/or Office Intensity the respective land uses are prorated to comply individually. CO Conditional Use Authorizations for Proiects that Fail to Comply with this Section. Proiects that fail to comply with the obiective standards in this Section 207. 9 shall be considered non- code-compliant. If not otherwise prohibited by the Code, a proiect may not comply with the minimum Residential Density and Office Intensity, ifthe Planning Commission approves a Conditional Use Authorization. SEC. 207.10. MAXIMUM DWELLING UNIT SIZE. (a) Purpose. To encourage new infill multi-family housing, limit the proliferation and Mayor Lurie BOARD OF SUPERVISORS Page 149 expansion oflarge houses that do not increase the housing stock of moderately-priced units, support the preservation of existing housing that serves lower- and middle-income households, and encourage maximizing residential density, this Section 207.10 sets forth citywide maximum Dwelling Unit sizes. (b) Applicabilitv. This Section 207.10 applies to pro;ects proposing to construct one or more Dwelling Units for which a Development Application is filed after January 31, 2026, and the pro;ect proposes any o{the following: (I) construction of new Dwelling Unit(s), including the construction of a Dwelling Unit where an existing unit is proposed for demolition as defined in Section 317(b)(2),· (2) merger oftwo or more Dwelling Units as defined in Section 317(b)(7),· or (3) reduction in the number of existing Dwelling Units. (c) Requirements. Any proiect that meets one or more o{the criteria in subsection (b) shall be restricted to a maximum Dwelling Unit size of 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of].2:1, whichever is greater, except in the following conditions: (I) any new construction pro;ect of four to nine Dwelling Units, where not more than one Dwelling Unit exceeds 4,000 square feet of Gross Floor Area,· or (2) any new construction proiect of] 0 or more Dwelling Units, where not more than 10% ofsuch units exceed 4,000 square feet of Gross Floor Area. (d) Conditional Use Authorizations for Proiects that Fail to Comply with this Section. Proiects that fail to comply with the obiective standards in this Section 207.10 shall be considered non- code-compliant. If not otherwise prohibited by the Code, a proiect may exceed the maximum Dwelling Unit size, without satisfying the conditions in subsection (c), if the Planning Commission approves a Conditional Use Authorization for the larger Dwelling Unit(s). (e) Conditional Use Criteria. In addition to the criteria outlined in Planning Code Section 303(c), in acting upon an application for Conditional Use Authorization, the Planning Commission Mayor Lurie BOARD OF SUPERVISORS Page 150 shall consider whether facts are presented to establish based on the record before the Commission, that all of the following criteria are met: (1) the proposed proiect meets applicable Residential Design Guidelines, Citywide Design Standards, and other applicable adopted guidelines or standards,· (2) the proposed proiect does not propose to reduce the size of any other existing Dwelling Unit or negatively impact the characteristics ofa Residential Flat, as set forth in Section 317(g),· (3) the proposed proiect increases the number of Dwelling Units on the Lot and, if applicable, meets the applicable minimum density requirement under Section 207.9,· and (4) the proposed proiect will not have specific adverse impacts on a Historic Building as defined in Planning Code Section 102 or would render the property ineligible for historic designation as an individual or contributing resource. CO Calculation of Gross Floor Area. For the purposes o[this Section 207.10, the following shall apply in the calculation of a Dwelling Unit's total Gross Floor Area: (]) Gross Floor Area shall have the meaning set forth in Planning Code Section 401,· (2) Shared spaces and common areas in multi-unit buildings shall not be included; (3) Storage areas, sheds, or other enclosed areas on the property that are accessory to and assigned to a specific Dwelling Unit but not contiguous with and directly accessible from the unit shall not be included,· and (4) Gross Floor Area shall include (A) all expansions of the Residential Building for which a building permit was issued within the previous 10 years, and (B) any Gross Floor Area resulting from construction performed without a validly issued permit regardless oft he date of construction. Mayor Lurie BOARD OF SUPERVISORS Page 151 Section 9. Off-Street Parking and Curb Cuts. Article 1 and Article 2 of the Planning Code are hereby amended by revising Sections 155, 249.49, and 249.71, to read as follows SEC. 155. GENERAL STANDARDS AS TO LOCATION AND ARRANGEMENT OF OFF-STREET PARKING, FREIGHT LOADING, AND SERVICE VEHICLE FACILITIES. * * * * (r) Protected Pedestrian-, Cycling-, and Transit-Oriented Street Frontages. In order to protect and improve preserve the pedestrian and bicycle safety and transit service, character of certain districts and to minimize detays to transit, service, garage entries, drivc,~•ay'S, or other vehicular access to off-street parking or loading via curb cuts on devefopment fots shall be regulated as set forth in this subsection (r). However, +these limitations d&-shall not apply to the creation of new publicly-accessible Streets and Alleys. Any lot where the only ~whose sofo feasible vehicular access is via a protected street frontage described in this subsection (r) shall be exempted from any off-street parking or loading requirement found elsewhere in this Code,. unless a curb cut is otherwise authorized. (I) Curb Cuts Not Permitted. No new or expanded curb cuts shall be permitted on the frontages listed in Table J 55(r)(I) below: TABLE 155(!l(il, PROHIBITED STREET FRONTAGES 2nd Street {jam Market to Townsend Streets 3rd Street in the UMU District for I 00 feet north and south of Mariposa Street and I 00 feet north and south of 20th Street 3rd Street {jam Folsom Street to Townsend Street 4th Street {jam Folsom Street to Townsend Street 6th Street {jam Folsom Street to Brannan Street 6th Street for its entiretv within the SoMa NCT District Mayor Lurie BOARD OF SUPERVISORS Page 152 9th Avenue fjom Lincoln Wal'_ to Judah Street in the Inner Sunset NC District 16th Street between Kansas and Mississil2J2_i Streets in the UMU and P DR-1-D Districts 16th Street between Guerrero and Capp Streets within the Valencia Street NCT and Mission Street NCT Districts 17th Street in the Castro Street NC District 18th Street in the Castro Street NC District 22nd Street between 3rd Street and Minnesota Streets within the NCT-2 District 24th Street in the 24th Street - Noe Valle}'_ NC District east o[.Castro Street 24th Street /jJr the entire{]:'_ o[.the 24th Street-Mission NCT District All AlleJ!..s within the North Beach NCD and the Telegraph Hill-North Beach Residential SUD All Alle}!__s in the Chinatown Mixed Use Districts Balboa Street fl:om 35th Avenue to 38th Avenue Brannan Street fl:om 2nd Street to 6th Street Broadwa}:'_ between Van Ness Avenue and Larkin Street Broadwa}!__ fl:om the Embarcadero on the east to Polk Street on the west Buchanan Street fl:om Post Street to Sutter Street Bush Street between Van Ness Avenue and Larkin Street Cali/jJrnia Street between Van Ness Avenue and HY..de Street Carl Street in the Cole Valle}!__ NC District Castro Street in the Castro Street NC District Chener}!__ Street within the Glen Park NCT District Chestnut Street fi_om Divisadero Street to Fillmore Street Church Street in the Upper Market Street NCT and NCT-3 Districts Clement Street fl:om Arguello Boulevard to Park Presidio Boulevard Mayor Lurie BOARD OF SUPERVISORS Page 153 Cole Street in the Cole Valley__ NC District Columbus Avenue between Washington and North Point Streets Destination Alley__way__s, as designated in the Downtown Streetsca{2_e Plan Diamond Street within the Glen Park NCT District Divisadero fiom Page to Oak Streets, fiom Fell to Grove Streets, and fiom Geary__ to Pine Streets Ecker Alley__ in its entire(Jl__ Fillmore Street in the UQ{2.er Fillmore NC District Folsom Street fjom 2nd Street to 13th Street Folsom Street, fi..om Second Street to The Embarcadero, exce{2_t as {2_ermitted {2_Ursuant to Section 827 Geneva Avenue fiom 1-280 to San Jose Avenue within the NCT-2 District Grant Avenue between Columbus Avenue and Filbert Street Green Street between Grant Avenue and Columbus/Stockton Haight Street in the Lower Haight NC District and Haight Street NC District Hff)!__es Street fjom Franklin Street to Laguna Street Howard Street fiom 5th Street to 13th Street Hy__de Street between Califj;rnia Street and Pine Street Irving Street fiom 19th Avenue to 25th Avenue Irving Street fiom 6th Avenue to 10th Avenue in the Inner Sunset NC District Market Street fj;r its entire(Jl__ fiom The Embarcadero to Castro Street Mission Street fj;r the entiretv o{_the Mission Street NCT District Mission Street fiom The Embarcadero to Annie Street and fjom 10th Street to Division Street Natoma Street fiom 300 &et westerly__ o[l st Street to 2nd Street Ocean Avenue fiom Juni{2_ero Serra Boulevard to Lagunitas Drive in the Lakeside Village NC District Mayor Lurie BOARD OF SUPERVISORS Page 154 Ocean Avenue within the Ocean Avenue NCT District Octavia Street fjom HaJ!..eS Street to Fell Street Parnassus Avenue in the Cole Valle)!__ NC District Pine Street between Van Ness Avenue and Larkin Street Polk Street between Filbert Street and Golden Gate Avenue Post Street, on the north side fjom Webster Street to Laguna Street and on the south side fjom Fillmore Street to Webster Street Shaw AlleJ!.. in its entiret)!__ Taraval Street fjom 19th Avenue to 22nd Avenue The Embarcadero {Jhe western/inland side2 between King and Je{fj!rson Streets The Embarcadero in the DTR Districts Townsend Street fjom 2nd Street to 6th Street, excerzt as rzermitted rzursuant to Section 329Ce2CJ2CB2 Union Street fjom Fillmore Street to Octavia Street Valencia Street between 15th and 23rd Streets in the Valencia Street NCT District Van Ness Avenue fjom Ha)!__es Street to Mission Street C22 Protected Street Features. No new or exrzanded curb cuts shall be rzermitted within the following street features: CA2 An ad;acent on-street curbside strirzed bus storz (e.g., curbside bus storz zones with strirzing or red curb2 that has been approved bY.. the San Francisco Municirzal Transrzortation AgencJ!.. CSFMTA2 Board of Directors,· CB2 A transit bulb-out, as defined in the Better Streets Plan; or CC2 A transit boarding island, as defined in the Better Streets Plan, if vehicles accessing the curb cut would be required to cross over the boarding island. C32 Corner Lots in the SALi District. For corner lots in the SAL! District, no new curb cut shall be rzermitted, nor anJ!.. existing curb cut exrzanded, on anJ!.. Street or Alley identified as an Alley Mayor Lurie BOARD OF SUPERVISORS Page 155 in the Western SoMa Area Plan of the General Plan if any property on the same block with frontage along that Street or Alley is designated as a RED or RED-MX District. (4) Curb Cuts Requiring Planning Commission Approval. In all zoning districts except RH M NC-S. P, P DR, and SAL!, no new or expanded curb cuts shall be permitted on the frontages listed in Table 155(r)(4), unless approved by the Planning Commission through a Conditional Use Authorization pursuant to Planning Code Section 303. However, if the new or expanded curb cut is part ofa proiect that requires Planning Commission approval under a separate section, such as Section 309 or 329, then the Planning Commission shall consider the curb cut as part of that approval. Regardless of the type of approval, in order to approve such a curb cut, the Planning Commission must make the findings required by Section 303(y). For proiects within the C-3-0(SD) and the Central SoMa Special Use District, in no case shall such curb cut approval be granted where the proposed accessory parking would be greater than the amount principally permitted. (A) Protected Streets. Planning Commission approval is required for any new or expanded curb cut that directly fronts any o[the streets listed in Table 155(r)(4) below. Table 155(!l(41. PLANNING COMMISSION APPROVAL OF CURB CUTS 1st Street from Market to Folsom Street 5th Street from Howard Street to Townsend Street 16th Street in the RTO Districts Beale Street from Market Street to Folsom Street Bryant Street from 2nd Street to 6th Street Califj)rnia Street in its entirety Church Street in the RTO Districts Dolores Street from Market Street to 16th Street Duboce Street from Noe Street to Market Street Mayor Lurie BOARD OF SUPERVISORS Page 156 Fillmore Street from Hermann Street to Duboce Avenue Folsom Street in the C-3 Districts Fremont Street [!om Market Street to Folsom Street Gear)!_ Street in the C-3 Districts Grant Avenue [!om Market Street to Sacramento Street Harrison Street [!om 2nd Street to 6th Street Mission Street in the C-3 Districts Montgomer)!_ Street fjom Market Street to Columbus Avenue Noe Street from Duboce Avenue to Market Street Octavia Street {!om Fell Street to Market Street Powell Street in the C-3 Districts Stockton Street in the C-3 Districts The Embarcadero (eastern/water side2 between Townsend and Tal!_lor Streets West Portal Avenue in the West Portal NC District {Bl Protected Street Types with Alternative Frontage. Planning Commission approval is required for an)!_ new or expanded curb cut that direct/)!_ [!ants an)!_ of the following when an alternative street f!ontage is available: (i) Transit Preferential Streets designated in the Transportation Element,· (ii) Neighborhood Commercial Streets or Commercial Throughwa)!_s defined bl!.. the Better Streets Plan,· or (iiO Bicl!_cle routes or lanes as adopted bl!_ SFMTA Board o[Directors. On such bicl!_Cle routes or lanes where the bicl!_cle facility is onl)!_ on one side of the street, the curb cut restriction shall applJ!.. to the side of the street with the bic)!_cle facility, and shall not applJ!.. to the opposite side of the street. (C) Protected Street Types with No Alternative Frontage. A new or expanded Mayor Lurie BOARD OF SUPERVISORS Page 157 curb cut on street types listed in subsection (r)(4)(B) where no alternative frontage exists shall still require Planning Commission approval. However, in such cases the Planning Commission shall not make the findings o{Section 303(y) and instead must find that the final design minimizes negative impacts to transit movement and to the safety ofpedestrians and bicyclists to the fullest extent feasible. (5) Existing Curb Cuts. Existing curb cuts on frontages listed in subsections (r)(l )- (r)(4) shall not be retained as part ofa pro;ect that involves new construction, a building alteration that increases the Gross Floor Area of a structure by 20% or more, or a change of use affecting more than 50% of the structure's Gross Floor Area. However, the Planning Commission may allow retention or relocation ofup to one existing curb cut along any o[the site's frontages, through Conditional Use authorization or other applicable discretionary Planning Commission approval, provided that no existing curb cut shall be maintained i[it is located in or affects a protected transit stop feature pursuant to subsection (r)(2), and no existing curb cut may be relocated to newly affect such features. In granting such approval, the Planning Commission must make the additional findings required under Planning Code Section 303 (v) and must also find that (1) the pro;ect represents an increase in residential density and/or non-residential intensity that is appropriate to the site, such as its proximity to transit or its location within a mixed-use area; and (2) the proposed curb cut is necessary to support the prokct 's scale and function, while being sited and designed to minimize to the fullest extent feasible negative impacts on pedestrian activity, street-level commercial activity, the movement of transit vehicles and passengers, and bicycle facilities. (6) Sites owned by the City and County of San Francisco under the ;urisdiction of the SFMTA are not sub;ect to the provisions ofthis Section 155(r). (1) Folsom Street, from Second Street t-0 The Embarcadero, notpermitJed except as set forth in Scctf o,q 82 7. (2) Notpermitted: (A) The entire portion of1\1arket Street.from The Embarcadero to Castro Street, Mayor Lurie BOARD OF SUPERVISORS Page 158 (BJ Hayes Streetfrom Franklin Street to Laguna Street; and Church Street in the 1VCT 3 @nd Upper 1\/arket l'ICT Districts, (C) Van ]Vess Avenue from Hayes Street to A{ission Street, \ / n , r J ,,, r , i ::z 1 1 ,,, i. F , ,.r i i.. DivisioJq Street, (E) OctEJvi@ Streetfrom Hayes Street to F'ell Street, (F) Emb@rrndero in the DTR Districts, (G) 22nd Street between 3rd Street @nd A{innesofEJ Streets within the NCT 2 District, (HJ Valenci@ Street between 15th and 23rd Street8 in the Valenci@ Street 1VCT District, (I) A{ission Street for the entirety of the A{ission Street l\TCT District, (J) 24th Street for the entirety of the 24th Street 1\{ission l'ICT, (K) 16th Street between Guerrero @nd CafJJ3 Streets ·within the Vale,wi@ Street 1VCT @nd Mission Street l\TCT Districts, (L) 16th Street between Kans@s @nd Afississippi Streets in the UA{U @nd FDR I D Districts, (A{) 6th Street for its entirety within the Sol',fa lVCT District, (,VJ 3rd Street, in the U},{Udistrictsfor 100:feet north @misouth of},faripos@ tmd JOO feet north @nd south e>f 20th Streets, Mayor Lurie (0) Oce@n Avenue within the Oce@n Avenue l1ICTDistrict, (P) Genev@ Avenue from I 280 to &n Jose Avenue ·within the NCT 2 District, (Q) Columbus Avenue between Wctshington @nd lV-orth PoiHt St-reefs, (R) Broadwayfrom the Embarcadero on the east to Polk Street on the west, (S) All @lleyways in the Chin@town 1\fixed U8e Districts, (T) Di@mond Street within the Gfen P@rk l'.TCT District, (L9 Cl-wnery Street within the Glen P@rk l'ICT District, BOARD OF SUPERVISORS Page 159 (V) Natoma Streetfrmn 300 feet ,vesterly of 1st Street to 2nd Street, (W) Ecker Alley in its entirety, (X) Shaw AUey in its entirety, (19 2nd Streetfrom ,\tfarket to Townsend Streets, (Z) Destination AlleyH·ays, as designated in the Downtmvn Streetscape P!:an, (AA) The western (in!:and) side af the Embarcadero between Tmi,•nsend and Jefferson Streets, (BB) Post Street, on the north side from Webster Street to Lag:ttna Street and on the south side from Fillmore Street to Webster Street, (CC) Buchanan Streetfrom Post Street to Sutter Street, (DD) Grant Ave,rne between Columbus Avenue and Filbert Street, (EE) Green Street betwee1q Grant Avenue and Columbus/Stockton, (FF) All Alleys ',tdthin the North Beach 1VCD and the Telegraph Hill 1\Torth Beach Residential SUD, (GG)1 Polk Street between Filbert Street and Golden Gate Avenue, (HH) California Street between Van Ness Avenue and Hyde Street, (II) Hyde Street between Califomia Street and Pine Street, (JJ) BroadH·ay between Van l'less Avenue and Larkin Street, (KK) Bush Street between Van 1V-ess Awnue and Larkin Street, (LL) Pine Street between Van ,\Tess Avenue and Larkin Street, and (All,{) Howard Streetfrom 5th Street to 13th Street, (NN) Folsom Streetfrom 2nd Street to 13th St.,,.eet, (00) Bra,man Streetfrom 2nd Street to 6th Street, (PP) Tmmsend Streetfrom 2nd Street to 6th Street, except as permitted pursuant to Section 329(e)(3)(B), Mayor Lurie BOARD OF SUPERVISORS Page 160 (QQ) 3rd Streetfrom Folsom Street to Townsend Street, (RR) 4th Streetfrom Folsmn Street to Townsend Street, and (SS) 6th Streetfrom ,T.?olsom Street to Brannan Street. (TT) ,Vo cHrb cHt shall be permitted that directlyfronts an adjacent on street striped bbls stop (e.g., bns stop zo;qes with striping or red CHrb) tJiat has been apprm•ed by tne San Francisco A{tmicipal Transportation Agency (SFMTA) Board of Directors, transit bHlb obit as defined in the Better Streets Plan, or on streetfrontage directly adjacent to a transit boarding island as defined in the Better Streets Ptan if vehicles accessing the curb cHt ,t>otdd be reqHired to cross m•cr the boarding island. (3) 11/otpermitJed without Conditional Use aHthorization or Sections 309 or 329 exception. In the C 3 O(SD) and the Central Sok/a Special Use Districts, the Planning Commission may grant permission for a new cHrb cHt or an expansion ofan existing one as an exception pursuant to Sections 309 or 329 in lieu &fa Conditional Use aHthorization as long as the Commission makes the findings reqHired binder Section 303(y) and ,,1;,•here the amoHnt ofparkingproposed does not exceed the ffflWHnts permitted as accessory according to Section 151.1. J,q addition, in the A1UG, WMllG, },{UR, },{UQ, RED, RED A{)(, and SPD Districts, the P fanning Commission may grant permission for a new curb cHt or an expansion ofan existing one as an exception pursHant to Section 329 in lieu a.fa Conditi01wl Use authorization as long as the Commission makes the findings required under Section 303(y). A Planning Commission Conditional Use authorization sHbject to the additionalfindings under Section 303(y) is reqilired to allow a new curb rnt or expansion o_fan existing one on a11y other restricted street identified in this subsection 155(r) (3). 64) Except asprm•ided in Section 155(r), in all zoning districts except RH, A{, ]VG S, P, PDR, and SALl no curb cuts accessing off street parking or loading shall be created or expanded on streetfrontages identified along any· Transit Preferential Street as designated in the Transportatio,q Element ffjthe General Plan, or IVeighborhood Commercial Street and Commercial Throughways as Mayor Lurie BOARD OF SUPERVISORS Page 161 defined in the Better Streets Plan, or any SFA{TA Board ofDirectors adopted bicycle routes or lanes, ~where an altemath;eji-ontage is available. On such bicycles routes or lanes where the bicycle fcwility· is o,~ly on one side of the street, the curb cut restriction shaU apply to the side &jthe street with the bicycle facility·, and shall not apply to the opposite side oftlw street. (B) The entire portion o.f California Street, (C) Folsom Street, Geary Street, },fission Street, PmveU Street and Stockton Street i,q the C 3 Districts, (D) GrtmtAvemwfrom },{arlcet Street to Sacramento Street, (E) },fontgomery Streetfrom A{arket Street to Coh1mbus Avemw, (F) Church Street and 16th Street in the RTO District, (G) Duboce Streetfrom IVoe Street to },{arket Street, (H) Octavia Streetfrom FeU Street to Afarket Street, (I) 1st, Fremont and Beale Streets.from Afarlcet to Folsom Street, (J) The eastern (water) side of The &nbarcadero between Townsend and Taylor Streets, (K) F'illmore Streetfrom Hermann Street to Duboce Avenue, (L) Noe Streetfrom Duboce Avenue to Afarlwt Street, and (it{) Dolores Streetfrom },{arket Street to 16-t/1 Street. (i\9 Harrison Streetfrom 2nd Street to 6th Street, (0) Bryant Streetfrom 2nd Street to 6th Street, and (P) 5th Streetfrom Howard Street to To1r1·nsend Street. (4) In all zoning districts except RH, A{, 1VC S, P, PDR, and SAL!, where an alternati,;e frontage is not m'€lil-able, parking or foading access along any Tnmsit Preferential Street as designated in the Transportation Element of the General Plan, or 1'kighborhood Commercial Street or Commercial Throug,"iways defined in the Better Streets Plan, or any SF},1TA Board ofDirectors adopted bicycle routes or lanes, may be aUowed on streets not listed in subsection (r)(2) above as an Mayor Lurie BOARD OF SUPERVISORS Page 162 exception in tlw mcmnerprovided in Section 309 for C 3 O(SD) Districts, Section 329 for },fixed Use Districts, aNd in Section 303/or all other Districts in cases where the Planning ComN1ission can determine that the final design ofthe parking access Fninimizes negatiw impacts to transit movement and to dw safety &/pedestrians and bicyclists to thefi1llest extent feasible. (5) Corner lots in the SAL! DistYict. For corner lots in the SAL! District, no neH' CHrb c1n shall be permitted, nor any existing rnrb cHt expanded, on any Street or Alley identified as an alley in the Western SoA{a Area Plan &jthe General Plan ifanyproperty on the same block withfrontage along that Street or Alley is designated as a RED or RED },{){District. (6) A "development lot'' shall mean any lot containing a proposal for new constrHction, bHilding alterations which would increase the gross square footage ofa structure by 20 percent or more, or change &jHse ofmore them 50percent ofthe grossjloor ctrea &fa structHre containing parking. Pre existing access to off street parking and loading on development lots that violates the restrictions of this Section 155(r) may not be maintained. * * * * (t) Garage Additions in the North Beach Neighborhood Commercial District, North Beach-Telegraph Hill Residential Special Use District, and Chinatown Mixed Use Districts. Notwithstanding any other provision of this Code to the contrary, a mandatory discretionary review hearing by the Planning Commission is required in order to install a garage in an existing or proposed structure of two units or more in the North Beach NCO, the North Beach-Telegraph Hill Residential SUD, and the Chinatown Mixed Use Districts. In order to approve the installation of any garage in these districts, the City shall find that: (1) the proposed garage opening/addition of off-street parking will not cause the elimination or reduction of ground-story retail or commercial space; (2) the proposed garage opening/addition of off-street parking will not eliminate or decrease the square footage of any dDwelling uUnit, (3) the building has not had two or more evictions with each eviction Mayor Lurie BOARD OF SUPERVISORS Page 163 associated with a separate -uDwelling Unit(s) within the past JO ten years, and (4) the garage would not front on an Alley pursuant to Section 155(r)Pfill of this Code or on a public right-of- way narrower than 41 feet, and (5) the proposed garage/addition of off-street parking is consistent with the Priority Policies of Section 101.1 of this Code. Prior to the issuance of notification under Section 311 or 312 of this Code, the Department shall require a signed affidavit by the project sponsor attesting to (1), (2), and (3) above, which the Department shall independently verify, and the Department shall determine whether the project complies with subsection (4) above. If the project sponsor does not provide such signed affidavit, or the garage would front on an Alley or on a public right-of-way narrower than 41 feet, the Department shall disapprove the application and no Planning Commission hearing shall be required. * * * * SEC. 249.49. TELEGRAPH HILL - NORTH BEACH RESIDENTIAL SPECIAL USE DISTRICT. * * * * (c) Controls. * * * * (2) Installation of a Parking Garage. Installation of a garage in an existing or proposed residential building of two or more units requires a mandatory discretionary review hearing by the Planning Commission. In order to approve the installation of any garage in these districts, the Commission shall find that: (1) the proposed garage opening/addition of off-street parking will not cause the elimination or reduction of ground-story retail or commercial space; (2) the proposed garage opening/addition of off-street parking will not eliminate or decrease the square footage of any dwelling unit; (3) the building has not had two Mayor Lurie BOARD OF SUPERVISORS Page 164 or more evictions within the past 10 years, with each eviction associated with a separate unit(s), (4) the garage would not front on an Alley pursuant to Section 155(r)f±)-{Jl of this Code or on a public right-of-way narrower than 41 feet, and (5) the proposed garage opening/ addition of off-street parking is consistent with the Priority Policies of Section 101.1 of this Code. * * * * SEC. 249. 71. VERBA BUENA CENTER MIXED-USE SPECIAL USE DISTRICT. * * * * (c) Use Controls. The following provisions shall apply to the special use district: * * * * (8) Protected Street Frontages. (A) Section 155(r)g)-(4)(A)-(B) shall not apply within the special use district. (B) For the purposes of Section 155(r)(4)LQ., the project does not have alternative frontage to Third Street and Mission Street, and therefore curb cuts accessing off- street parking or loading off Third Street and Mission Street may be permitted as an exception pursuant to Section 309 and Section 155(r)(4)LQ.. * * * * Section 10. San Francisco Municipal Transportation Agency Special Use District. Article 2 of the Planning Code is hereby amended by adding Section 249.11, to read as follows: SEC. 249.11 NON-CONTIGUOUS SAN FRANCISCO MUNICIPAL TRANSPORTATION AGENCY SITES SPECIAL USE DISTRICT. (a) Purpose. There shall be a non-contiguous Special Use District ("SUD") for sites owned by Mayor Lurie BOARD OF SUPERVISORS Page 165 the City and County of San Francisco and under the jurisdiction ofthe San Francisco Municipal Transportation Agency (SFMTA) to enable SFMTA to use the sites for transportation and other Public uses as well as uses permitted by the underlying zoning district. This SUD also enables mixed-use residential development with characteristics not accommodated by underlying zoning. (b) Applicability. The provisions in this Section 249.11 shall apply to the following Assessor's Block/Lots: 0019/001,· 0490/009, 010, 011, 012, 013,· 0635/009, 009A,· 0669/012,· 1072/001,· 1439/035, 036, 045, 048, 049,· 1440/028, 029, 030,· 1453/020,· 1526/002, 028, 028A: 1596/044, 045: 1730/050,· 1763/044,· 2647/034, OJ 7: 2864/050,· 2979A/002, 034,· 2988A/007: 3582/087,· 6507/023,· 6972/036: 7225/013: 7226/016. Notwithstanding Planning Code Section 206.10, which prohibits projects within SUDs that implement Development Agreements from using the HC-SF Program, residential development projects within this SUD may use the HC-SF Program even when such development is associated with a Development Agreement, Project Agreement or other similar agreement. (c) General Controls. (1) Permitted Uses. In addition to any uses permitted by the zoning district in which the lot is located, uses permitted under Section 211.1 shall be principally permitted and uses conditionally permitted under 211.2 shall be conditionally permitted. Where there is a conflict between land use controls in the underlying zoning district and those in Sections 211.1 or 211.2, the more permissive control shall apply. (2) Residential Density. Maximum residential density limits or Floor Area Ratio limits shall not apply to Residential Uses in the SUD. Form Based density shall apply to Residential Uses in the SUD. (3) Measurement o{Height. Notwithstanding Planning Code Section 260(a) regarding Method o(Measurement, the height of a structure containing a Public Facility may be measured from the centerline of such structure along any frontage for that structure's entire depth. (4) Bulk and Lot Coverage. For Development projects that are in height districts that Mayor Lurie BOARD OF SUPERVISORS Page 166 allow heights of 400 feet or greater, and are using the HC-SF Program in Section 206.10, the following bulk controls and lot coverage provisions shall apply: (A) Notwithstanding Sections 270(i)(l )(A)(i) and 270(i)(l )(B)(i) no setbacks are required for interior property lines abutting lots with a Public Facility. (B) Below a height of 85 feet, no rear yard or lot coverage limits shall apply. For portions ofa building between 85 feet in height and 120 feet in height, the bulk controls o(Section 270(i) shall not apply,· rather, for a lot that does not include a Public Facility, the lot coverage shall be limited to 60% of the lot area. (C) For portions ofa building above 120 feet in height (herein "above the podium"), building mass may be provided in up to two towers that meet the bulk limits o(Section 270(i)(l). However, the following exceptions to Section 270(i)(l) shall apply: (i) Tower separation may be reduced to not less than 50 feet i[the height o(the shorter tower above the podium is no taller than one-half the height ofthe taller tower above the podium. (ii) A tower's average floorplate above the podium shall be no larger than 14,000 square feet. (iii) !(there are two towers, one ofthe towers shall not be taller than 360 feet. (iv) The combined maximum gross floor area o(two towers, measured .for floors between 120 feet and 360 feet in height shall be limited to 576,000 square feet. {v) The average floorplate for the top 1/3 portion ofa tower above the podium shall be reduced in square footage by 10% from the average floorplate of the lower 2/3 portion ofthe tower, and the allowed maximum dimensions in Section 270(i)(B) for such top 1/3 portion o[the tower shall be reduced by 5% from the lower 2/3 portion ofthe tower. (vi) The standards in this subsection (c)(4)(C) are not eligible for the Mayor Lurie BOARD OF SUPERVISORS Page 167 reduction or modification ofstandards in Section 206.10(d)(l)(M). (5) Open Space. Section 135 shall apply, except as follows: (A) On-Site Publicly Accessible Usable Open Space. The usable open space requirement may be met for pro;ects sub;ect to the SUD with on-site publicly accessible usable open space, including open space otherwise required by Planning Code Section 270. 3. When on-site publicly accessible usable open space is provided, the maintenance, information plaque, and liability provisions o(Section 270.3(e) shall apply. (B) Off-Site Publicly Accessible Usable Open Space. When additional off-site improvements are made to meet the usable open space requirement, including improvements on ad;acent sidewalks and public rights-of way, such open space improvements shall comply with all applicable regulations of the San Francisco Municipal Transportation Agency, San Francisco Art Commission, the Department of Public Works, the Bureau o(Light, Heat and Power ofthe Public Utility Commission, or any other public agency, as applicable. The property owner shall maintain all such improvements and meet the liability provisions o(Section 270.3(e) for the life o[the pro;ect. (6) Development Impact Fees. For a development pro;ect on land sub;ect to the SUD: (A) With the recommendation of the SFMTA Board o(Directors, the Board of Supervisors may waive all or a portion of any applicable Transportation Sustainability Fee under Section 411A, and all or a portion o(any applicable Jobs-Housing Linkage Program requirements under Section 413. (B) The provisions o(Section 415 et seq., as amended or replaced from time to time, shall apply. Notwithstanding Section 415. 6(h)(I ), a development pro;ect may receive development subsidies i(the development provides the same number of on-site atfordable units as required by the applicable on-site atfordable housing requirement in Section 415 et seq., or any temporary reduction as set forth in Sections 415A et seq. or 415B et seq., plus an additional number of on-site atfordable units equal to 25% o(the applicable on-site atfordable units. Additional units shall be provided as Mayor Lurie BOARD OF SUPERVISORS Page 168 affordable to households at or below 80% of Area Median Income. Any units required to be affordable to middle- or moderate-income households under Sections 415. 6(a), 415A, or 415B, as applicable, or this subsection 249.11 (c)(6)(B), may instead be affordable to moderate- or low-income households. Notwithstanding Section 415. 6(/) (1 ). the moderate and low income units may be located anywhere in the proiect. Section 11. Displaced Businesses. Article 2 of the Planning Code is hereby amended by adding Section 202.17, to read as follows: SEC. 202.17. PERMITTED USES AND USE SIZE LIMITS FOR DISPLACED BUSINESSES; NOTICE REQUIREMENT. (a) Purpose. It is to the general benefit ofthe people of San Francisco and the unique character of the City and its neighborhoods to retain commercially viable businesses that are forced to close and relocate for a variety of reasons, including but not limited to new development, escalating commercial rent, or other economic hardship. The provisions ofthis Section 202.17 are intended to streamline and increase opportunities for Displaced Businesses to relocate within the City, but do not override any controls enacted by voter initiative. (b) Definitions. The following definitions shall apply to this Section 202.17. New Location means the site or location where a Displaced Business seeks to be permitted. Prior Location means the place of operation where a Displaced Business was lawfully permitted and operated for at least five years prior to relocating to the New Location. Displaced Business means a commercial or institutional use with less than 50,000 square feet of Gross Floor Area, whose lease expired and was not renewed, or was otherwise terminated by the property owner, and submits a complete Development Application to relocate to a New Location within five years of the property owner submitting a complete Development Application Mayor Lurie BOARD OF SUPERVISORS Page 169 for development at the site ofthe Prior Location. Any Displaced Business shall not be considered a Displaced Business upon the Department's approval of the first Development Application to relocate to the New Location. (c) Controls. (1) Conditional Use Authorization Not Required. Notwithstanding any other provision ofthis Code, ifthe use and use size associated with a Displaced Business is either principally or conditionally permitted in the zoning district ofthe New Location, the use and use size of the Displaced Business shall be principally permitted. In no event shall this subsection be construed to permit a use or use size that is not permitted in the zoning district ofa proposed New Location, or to allow Formula Retail uses in the Neighborhood Commercial Districts without Conditional Use authorization. (2) No Development Impact Fees. A relocating Displaced Business shall not be subiect to fees pursuant to Article 4. (d) Notice o{Development Applications to Existing Businesses. Within 15 days of determining that a Development Application is complete or deemed complete, i[the Development Application is proposed at a property where there is an existing commercial or industrial use with less than 50,000 square feet o[Gross Floor Area, the Department shall provide mailed and electronic notice of the Development Application to the existing non-residential tenant and the O(fice of Small Business. This provision does not increase or decrease the rights or obligations o(the property owner or non-residential tenant pursuant to a private agreement, such as a lease. Section 12. Miscellaneous Amendments. These amendments are related to the Housing Element rezoning, and include other code changes to streamline the consideration of housing projects. Articles 1, 1.2, 2, and 3 of the Planning Code are hereby amended by revising Sections 102,121.7, 202.2, 306.1, 311 and 317, and deleting Sections 140.1, 206.5, and 318, to read as follows. Mayor Lurie BOARD OF SUPERVISORS Page 170 SEC. 102. DEFINITIONS. * * * * DBI. The San Francisco Department of Building Inspection or its successor. Density, Form-Based. A tvpe o[residential density where the maximum number of residential units is not numerically limited by lot or lot area but by the number of units that could be built within the volume of a proposed development that complies with all applicable Planning Code requirements and Obiective Standards. Such requirements and standards include, but are not limited to, Height, Bulk, Rear Yard, Lot Coverage, Setbacks, Open Space, Dwelling Unit Exposure, and Dwelling Unit Mix. Density, Numeric. A type o[residential density where the permitted maximum number of residential units is calculated based on a specified number of units per lot, or number of units per lot area. * * * * Obiective Standard. A standard that does not involve personal or subiective iudgment and is publicly available and uniformly verifiable by reference to a benchmark or criterion and knowable, including but not limited to those in the Planning Code or any applicable standards adopted by the Planning Commission, Zoning Administrator, or Board of Supervisors (by ordinance), which are under the purview ofthe Planning Commission, Planning Department, or Zoning Administrator, including any Citywide Design Standards. Occupied Floor Area. See Floor Area, Occupied. * * * * Residential Care Facility. An Institutional Healthcare Use providing lodging, boardL and care for a period of 24 hours or more to persons in need of specialized aid by personnel licensed by the State of California. Such facility shall display nothing on or near the facility that gives an outward indication of the nature of the occupancy except for a sign as permitted by Mayor Lurie BOARD OF SUPERVISORS Page 171 Article 6 of this Code, shall not provide outpatient services, and shall be located in a structure which remains residential in character. Such facilities shall include, but not necessarily be limited to, a board and care home, family care home, long-term nursery, orphanage, rest home or home for the treatment of addictive, contagious or other diseases, or psychological disorders. Residential Flat. A Residential Unit in a building containing two or more Dwelling Units, that has contiguous habitable space that extends the full depth of the building on the same story from the front street-facing facade to the rear ofthe building, and has windows or doorways on both front and rear facades from at least one habitable room that is not a hallway. * * * * SEC. 121. 7. RESTRICTION OF LOT MERGERS IN CERTAIN DISTRICTS"' AN9 ON PEDESTRIAN-ORIENTED STREETS. AND FOR LOTS WITH HISTORIC BUILDINGS. (a) Purpose: In order to promote, protect, and maintain a fine-grain scale of development in residential districts and on important pedestrian-oriented commercial streets that is appropriate to each district; compatible with adjacent buildings; provide for a diverse streetscape; ensure the maintenance and creation of multiple unique buildings and building frontages rather than large single structures superficially treated; promote diversity and multiplicity of land ownership and discourage consolidation of property under single ownership, merger of lots is regulated in accordance with this Section 121. 7. * * * * (e) Lots with Certain Historic Buildings. For projects meeting the definition of a housing development project, as that term is defined in Government Code Section 65589.5(h}(2}, as may be amended, Lot Mergers are not permitted, unless the Project maintains the Historic Building in compliance with the Preservation Design Standards and Mayor Lurie BOARD OF SUPERVISORS Page 172 modified standards under Section 206.1 0(d) for the life of the project. and the requirement is recorded in a Notice of Special Restrictions. SEC. 140.1. COi~IAIONAREA REQUIREAIENTFOR EFFICIE1VCYDWELLING UNITS WITHREDlJCED SQUARE lVOTAGE. Buitdings with 20 or more Efficiency D',Felling Units with reduced square footage, as defined in Section 318 of this Code, shall include at least one common room for use by the residents. Such comnw11 rooNi(s) may be used as study• or reading rooms, shared kitchen or dining facilities, media rooms, gt1me rooms, fitness facilities, or similar uses appropriate to the needs of residents. Interior common areas shall be ofsufficieHt size to reasonably accommodate residents' needs, but in no ewHt shall the area required be less than ten square feet per unit. SEC. 202.2. LOCATION AND OPERATING CONDITIONS. * * * * (f) Residential Uses. The Residential Uses listed below shall be subject to the corresponding conditions: (1) Senior Housing. To qualify as Senior Housing, as defined in Section 102 of this Code, the following definitions shall apply and shall have the same meaning as the definitions in California Civil Code Sections 51.2, 51.3, and 51.4, as amended from time to time. These definitions shall apply as shall all of the other provisions of Civil Code Sections 51.2, 51.3, and 51.4. Any Senior Housing must also be consistent with the Fair Housing Act, 42 U.S.C. §§ 3601-3631 and the Fair Employment and Housing Act, California Government Code Sections 12900-12996. * * * * (C) Definition. "Senior Citizen Housing Development" means a Mayor Lurie BOARD OF SUPERVISORS Page 173 residential development developed, substantially rehabilitated, or substantially renovated for senior citizens that has et le€tst 35 Dwelling UNit.s. Any Senior Citizen Housing Development that is required to obtain a public report under Section 11010 of the Business and Professions Code and that submits its application for a public report after July 1, 2001, shall be required to have been issued a public report as a Senior Citizen Housing Development under Section 11010.05 of the Business and Professions Code. No housing development constructed prior to January 1, 1985, shall fail to qualify as a Senior Citizen Housing Development because it was not originally developed or put to use or occupancy by senior citizens. * * * * SEC. 206.5. STATE RESIDE1VTL4L DE1VSITYBONUS PROGRAAI: ANAL ¥ZED. (a) .Purpose. Sections 206. 5, 206. 6, end 206. 7 shell be referred to es the San Francisco State Residential Density Bonus Program or the State Density Bonus Program. First, the Analyzed State Density1 Bonus Program in Section 206. 5 offers an expedited process for projects that seek €l density1 bonus that is consistent with the pre vetted menu of incenti'res, concessions end ·waivers that the Planning Department end its consultants have already determined ere feasible, result in actual cost reductions, end do not have specific €tdvense impacts upon public health end safety, of the physical environment. Second the Indi'?1idblelly Requested State Density1 Bonus Prograrn in Section 206. 6 deteils the re'v1iew, analysis and approval process for any project seeking e density bonus that is consistent with State Lew, but is not consistent ~with the requirements for the Analyzed State Density1 Bonus Program esteblished in Section 206. 5. Third, Section 206. 7 describes density' bonuses €l'mileble under tile State code fer tile provision ofchildcere facilities. This Section 206. 5 implements the Analyzed State Density Bom1s Program or "Anelywd State Program. " The Anelywd State Program &jfers en expeditedprocess for projects that seek e density bonus that is consistent with, among other requirements set forth belo,1,1, the pre vetted menu of Mayor Lurie BOARD OF SUPERVISORS Page 174 incentives, ·wai·v1er and concessions. (b) ApplieBbil-ity. (1) A Hottsing Project that nwets all of the requirements &jthis subsection (b)(I) or is a Senior Housing Project meeting the crit~ria &j(b)(2) shall be an Analyzed State Density Bonus Project or an "Analyzed Project" for purposes ofSccti011s 206 ct seq. A Hottsing Project that docs not meet all of the requirements &/this subsection (b), but seeks a density bonus under State law may apply fer a density bonus under Section 206. 6 as an Individually Requested State Density Bonus Project. To qualify fer the Analyzed State Density Bomts Program a Housing Project must meet all of the follmving: (A) containfive or more residential units, as defined in Section 102, not including any Group Housing as defined in Section 102, efficiency dwelling units ·wit,½ reduced square footage defined i11 Sccti011 318, and Density Bonus U11its permitted thrmtgh this Section 206. 5 or other density program; (B) is not seeking and receiving a density or development bom1s under Section 207; the HOME SP'Program, Section 206.3,· the JOO Percent Affordable Housing Bonus Program, Section 206. /I,· or any other local or State density bonus program that provides development bonuses; (C) for projects l-ocated in ,"tileighborhood Commercial Districts is not seeking to merge lots that result in more than 125 linear feet in lotfronktge on any one street; (D) is located in any zoning district t,½at: (i) is not designated as an RH 1 or RH 2 Zoning District; (ii) establishes a maximum dwelling unit density through a ratio of 11umber <>f units to lot area, including but not limited to, RH 3, RA£ RC, C 2, l'leighborhood Commercial, Named Neiglzborhood Commercial, and So},{a },fixed Use Districts, but only if the SoJ.4a },fixed Use DistJ'•ict has a density measured by a maxirnum number ofdwclling zmits per square foot of lot area; (iii) is not in the l'·lort,½ of1~farkct Residential Special Use District, Pl£uming Code Section 249.5 until the Affordable Housing Incentive Study is completed at w,½ich time the Board ,,vill revieH' whether the 11/orth Mayor Lurie BOARD OF SUPERVISORS Page 175 &jklarket Residential Special Use District should continue to be excludedfrom this Program. The Study will explore opportunities to Sti:JJJJOrt and encourage the provision of housing at the lmF, moderate, and middle income range in neighborhoods where density contf'ols have been eliminated. The goal of this analysis is to incentivize increased ciffordable hotN,ingproduction le'v'els at deeper and wider ranges ofAA1I and larger unit sizes in these areas through l 00% Eifferdable housing development as well as below market rate units within market rate developments; (iv) is not located within #w boundaries of the }lortheastern Waterfront Area Pkm south of the centerline ofBroadway; and (t9 is not located on property under the jurisdictio,q of the Port of San Francisco; subsection (c) (5); (E) is providing all Inclusio,wry Units as On site Units btnder Section 415. 6; (F) includes a minimum &/nine foot ceilings on all residentialfloors; (G) is seeking o,qly Concessions or Incenti"P'es set forth in subsection (c) (4); (H) is seeking height increases only in the form &fa wai}'er as described in (I) does not demolish, remove, or cowp1ert any residential units; (J) consists only ofneH' construction, and excluding any project that includes an addition to an existing structbtre; (K) includes at the groundfloor le>P'el active uses, as defi1wd in Section l 45. l at the same squEtre footages as a1qy neighborhood commercial uses demolished or removed; (L) if any retail use is demolished or removed, does not include a Formula Retail use, as defined in Section 303.1, unless the retail use demolished or removed H'as also a F'ormula Retail use, or one &jthe following uses: Gas Stations, Pri1mte or Public Parking Lots, Financial Services, Fringe Financial Services, SelfStorage, Arfotel, Automobile Sales or Rental, Automoth1e Wash, },rfortuaries, Adult Business, },,fassage Establishment, 1\fedical Cannabis Dispensary, and Tobacco Paraphernalia EstEtblishment, as those uses are defined in PlEtnning Code Section l 02; (M) all on site income restricted residential units in the Housing Project are no Mayor Lurie BOARD OF SUPERVISORS Page 176 smaller than the rninimum unit sizes set forth by the California Tax Credit Allocation Committee as of A{ay 16, 2017,· a1?d (N) 1wtwithsta1?ding any other provision of this Code, includes a mini,"'lrnm dwelling unit mix ofat least 40% of all units as two or three bedroom units, including at least 10% of units as three bedroom units. Larger units should be distributed on alljloors, andprioritized in spaces adjacent to open spaces or play yards. Units with two or three bedrooms shmtld incorporate family friendly amenities, including bathtubs, dedicated cargo bicycle parking, dedicated stroller storage, and open spece andyards designed.for use by children. (2) A Senior Housing Project, as defined in Section 102, may qualifj,· as an Analyzed State Density Bonus Project ifit follotFs all of the procedures end conditions set fort,½ in Planning Code Section 202.2(!). (3) If located north <>}the centerfo?e of Post Street cmd eest of the centerline of Van Ness Avenue, all otherwise eligible Anelyzed State Lm+· Density Bonus Projects shall only be permitted (A) lots contflining no existing buildings; or (B) lots equal to or greater then 12,500 square feet where existing buildings are developed to less than 20% ofthe lot'sprindpellypermittedbuildable grossjloor erea as determined by height limits, rear yerd requirements and required setbacks. (c) Development Bonuses. All Analyzed State Law Density Bonus Projects shall receive, at the project sponsor's written request, any or all of the following: (1) Priority Processing. Analyzed Projects that prmide 30% or more of Units as On site Inclusionary Housing Units or Restricted Affordable Units that meet all of the requirements for an !nelusionary Housing Unit shall receive Priority Processing. (2) Density Bonus. Analyzed Projects that provide On site !nclusionary Housing Units or Restricted Affordable Units that meet all &jthe requirements for an !nclusionary Housing Unit shall Mayor Lurie BOARD OF SUPERVISORS Page 177 r-eeei,;e a density' hom1s as deser-ihed in Tohle 2()6.5-A as fellows: Tohte 2()6. J-,4 .f)em;ity1 Bonus $-ummar-y Anal;,'=ed A B G [) E Additional Bomts Percentage of A1inimum Pereentage of for-Eaeh 1% Restr-ieted Units Restricted Affer-dahle Per-centege <>f .f)ensity Bonus Iner-ease In Required for Units or C€ltegor-y Restr-icted Grented Restrieted A1axim1,1m 35% Ajfer-d-cthle Units ,4:ffer-d-cthle [1-nits .f)ensity1 Boiius Very,1 f ow l-neome 5% ±{)% 2.5()~~ .J...1..% fewer- lneome .J-()% ±{)% 1.5()~~ ±{)% P,1eder-ate l-neome .J-()% 5% .J..% 4()% &nier- Git-iren Heusing, as d-efi1qed in § ]()2, a1qd meetbqg the .J.(.)(}% M)% - - r-equirements <>f§ 2()2.2(j}. Note: A density homts may he selected-from mor-e than one eategory, up to a maximum of35% ofthe A1eximum Allmmhle Gross Residential .f)ensity·. In celcula:ting density· bonuses under this suhsectien 2()6. 5(c)(2) the following shall apply: (A) When ealculeting t,½e number- ofpermitted .f)ensity1 Bonus Units or Restrieted Affer-dahl-e Units, anyfractions oftmits shall he r-ounded to t,lw next highest number-. Analyred .f)ensity1 Bonus Progr-ampr-ojects must inelude the minimum percentage ofRestrictedAfford-cthle Units identified in Golumn B of Table 2()6.J.,4/or at least one income eategory, hut may eomhine density bonuses frem more than one income categery, up to a maximum of35% of the Afaximum Allowable Gr-oss Residential Density. (B) An applicant may eleet to r-eceive a .f)ensity1 Bonus that is less than the amountper-mitted hy this &ction; hmt·ever, the Oty· shall net he required to similarly reduce the number- o_fRestr-icted Af.ferd-cthlc Units requir-ed to he dedicatedpur-suant te this &ctien and Gm1ernment Gode &ction 65915(b). Mayor Lurie BOARD OF SUPERVISORS Page 178 (CJ In no case shall a Housing Prajcct be entitled to a Density Bonus of more than 35%, u1qlcss it is a Senior Housing Project meeting the rcquircnw,q/s ofScctio,q 202.2(!). (D) The Density B01nts Units shall not be included when determining the number ofRcstrictedA/ferdabl-e Units required to qualifj'for a Density Bonus. Density bonuses shall be calculated as a pcrcc1qtagc oftlw kfaxinwm Allowable Gross Residential Density. (E) Any Restricted Affordable Unitprmidedpitrsuant to the on site requirements of the Inclusionary Affordable Housing Program, Section 115 ct seq., shall be included when determining the number of Restricted Affordable Units required to quali_jj, for a Development Bonus under t,l✓.zis Section 206. 5. The payment ofthe Affordable Housing Fee shttll not qualijj,·for a Dcvclapmcnt Bonus under this Section. The pro';ision of Off site Units shall not qualifj· the Principal Project fer a Density Bonus under this Section; however an Off site Unit may qualijj,· as a Restricted Affordable Unit to obtain a density bonus for the Off site Project. (F) In accordance with state lm1,·, neither the granting ofa Concession, Incenti..,,e, wai1;er, or modification, nor the granting afa Density B01qus, shall be interpreted, in and of itself, to require a general plan amendment, zoning change, variance, or other discretionary approval. (3) Concessions and bwentives. Analyzed Projects shall rccci1;c concessions or incc1qti1;es, in the amounts specified in Tabl:c 206. 5B: Table 206. 5B Co1qcessi019;s and l-ncentit1cs Summar;,· ,foalyized Projects Target GFObffJ Restricted ,4fferdabl:c Y-nits Ver;,· -bo1,1,· l-ncomc 5% .J-{)% .J-5% fower Income .J-{)% 2-{}% M)% kfederate 1-ncome (bommon !-ntcrcst Dc 1, 1clopment) .J-{)% 2-{}% M)% kfaximum !-nccntit1e(-s)/.- Goncession(-s) -1- J .J. Notes: 1 1. Common Interest Development is defined in Galifornia Givil Gode Section 1100. (4) Afenu [!{Concessions am/Incentives: In submitting a request for Concessions or Mayor Lurie BOARD OF SUPERVISORS Page 179 Incentives, an applicant for an Analyzed State Density Bonus Project may request the specific Concessions ar-,,d Jr-,,centives set forth below. The Planning Department, based on Department researcl1 and a Residential Density Bonus Study prepared by David Baker Architects, Seffel Co11sttlting, and the San Francisco Planni11g Department dated August 2015, onfile with the Clerk of the Board of Supervisors in F'ile No. 150969, has determined that the following Concessions ar-,,d bwenti1, 1es are generally c01qsiste1qt with Government Code Section 65915(d) because, in general, they: are required in order to provide for affordable housing costs; will not be deemed by the Department to hm·e a specific adverse ilnpact as defined in Government Code Section 65915(d); and are not contrary to State or Federal law. (A) Rear yard: the required rear yardper Section 13 4 or any applicable special use district may be reduced to no less than 20% of the lot depth, or 15 feet, ·whichever is grettter. Corner properties may provide 20% of the lot area at the interior corner of the property to meet the minimum rear yard requirement, provided that each horizontal dimension &jthe open area is a minimum of 15 feet; and that the open area is wholly or partially contiguous to the existing midblock open space, if any', formed by the rear yards of adjacent properties. (B) Dwelling Unit Exposure: the d,velling unit exposure requirements &j Section 1 40(a) (2) may be satisfied through qualifjiing ·windows facing an unobstructed open area that is no less than 25 feet in e)1ery horizo,qta/ dimension, Emd such open area is not required to expend in every horizontal dimension et eech subsequentfloor. (CJ Off Slr-eet Loading: &jf street loadi1qg spaces u,qder Section 152 shell not be required. (DJ Parking: up to a 50% reduction in the residemial and commercial perking requirement, per Section 151 or any Bpplicable special use district. (EJ Open Space: up to e 5% reduction in required common open space per Section 135, or eny applirnble speciel use district. Mayor Lurie BOARD OF SUPERVISORS Page 180 (F) Additional Open Space: up to an additional 5% reduction in required common opeN space per Section 135 or any applicable special use district, beyond the 5% provided in subsectioN (E) above. (5) Wail'Cr or Al0dificatio-H of Height Li,"liits. Analyzed Projects l'lfff)' request a waiver ofthe applicable height restrictions (fthe applicable height limitation will have the effect &/physically precluding the construction ofa Housing Project at the densities or with the Cmwessions or Incentives permitted by subsection (c)(4). Analyzed Projects may receh·e a height bom1s as a.fright ofblf) to tv.'enty feet or two stories, excluding exceptionspermittedper Section 260(b), ifthe applicant demonstrates that it qualifies for a hcig,½t -~·airer through the following formula: Step one: Cakulate Base Density and Bonus Density Limits Calculate Base Density (BD), as defined in Section 206.2. Bonus Density Limit (BD): ED multiplied by l.X:X:where XX is the density bonus requestedper Section 206.5 ofthis Code (e.g. 7%, 23%, 35%), not to exceed 1.35, the maximum density bonus available by this Section. Step two: Calculate .Permitted Envelope (PE). Buildable ew;elope available under existing height and bulk controls. PE equals lot area multiplied by permitted lot coverage, 1-t·here lot cmerage equals . 75, or . 8 if the developer elects to request a rear yard modification under Section 206. 5(c) (4) (,4), multiplied by existing height limit (measured in m1mber ofstories), minus one story_forprajects in districts where non residential uses are required on the groundjloor, and minus any square footage subject to bulk limitations (for parcelfi that do not have an X bulk designation). Step three: Calculate Bonus Envelope (BE). Residential envelope necessary to accommodate additional density ("Bonus emelope" or "BE''). BE equals Bonus Density multiplied by 1, 000 gross square feet. Step four: Cakulate Additional Residential Floors. Determine the number ofstories Mayor Lurie BOARD OF SUPERVISORS Page 181 required to accommodate bonus: ~4) lfBE is less than or equal to PE, the project is not awarded height under this subsection (c)(5). (BJ lfBE is greater than PE, the project is awarded height, as follows: (i) lfBE mi,qus PE is less than the lot area multiplied by 0. 75, project is allowed one extra story; total gross square footage of building not to exceed BE; or (ii) lfBE minus PE is greater than the lot area multiplied by 0. 75 (i.e. if tlw difference is greater tha,q one story), project is allowed two extra stories; total gross square footage ofbtdl£ling not to exceed BE. (d) Application. An application for cm Analyzed State Density Bonus Project under this Section 206. 5 shall be submitted with tlw first application for approval ofa Housing Project and shall be processed concurrently with all other applications required for the Houshqg Project. The c1:pplication shall be on a form prescribed by the City and, in addition to any information required for other applications, shall include the following information: (1) A description of the proposed Housing Project, including the total number of dwelling units, Restricted Aff-0rdable Units, and Density Bonus Units proposed; (2) Any zoning district designation, Base Density, assessor's parcel number(s) of the project site, and a description of a,qy De,isity Bonus, Concession or Incentive, or waiver requested; (3) A list of the requested Concessions and Incentives from Section 206. 5(c) (</); (4) lfa ·waiver or modification of height is requested ttnder Section 206. 5(c)(5), a calcttlation demonstrating how the project qualifies for such waiver under the formula; (5) A full plan set including site plan, ek,'ations, sections, andjloor plans, number of market rate units, RestrictedAff-0rdable Units, and Density Bonus units within the proposed Housing Project. The locatio,q of all units must be approved by the Planning Department before the issuance of· the buildi,qgpermit; Mayor Lurie BOARD OF SUPERVISORS Page 182 (6) Le';Jel ofajfordability of the RestrictedAff-0rdable Units and a draft Regulatory Agreement; a,qd (7) Docume,1tation that the applicant hasprorided ·written notification to all existing commercial tenants that the applicant intends to develop the property pursuant to t,½is section. Any affected commercial tenants shall be given priority processing simiktr to the Department 's Community Business Priority Processing PrograN1, as adopted by· ti½e Planning Commission on February 12, 2015 under Resolution Number 19323 to support relocation ofsuch business in concert with access to relevant local business support programs. In no case may a project receive a site permit or any demolition permit prior to 18 months from the date o __ fwritten notification required by· this Section 206. 5 (d) (7). (e) Re,;iew P:-0eedures. An application for an Analyzed State Density Bonus Project, shall be acted upon concurrently with the application for other permits related to the H0c1sing Project. (I) Before apprming an application for an Analyzed Project, the Planning Department or Commission shall make writtenfindin,gs that the Housing Project is qualified as an Analyzed State Density Bonus Project. (2) Analyzed Projects shall be governed by the conditional use procedures of Section 303. All notices shall specif),· that ti½e Housing Project is seeking a Development Bonus and shall provide a description of ti½e Development Bom1ses requested. Analyzed Projects shall also be reviewed for consistency with the Affordable Housing Bonus Program Design Guidelines. (I) Regulat0ry Agreements. Recipients afa Density Bonus, Incentive, Concession, ·waiver, or modification shall enter into a Regulatory Agreement with the City, as f0llows. (I) The terms of the agreement shall be acceptable inform and content to the Pktnning Director, the Director ofA10HCD, and the City Attorney. The Planning Director shall hm·e the authority to execute such agreements. (2) Following execution &jthe agreement by· allparties, the completed Density Bonus Mayor Lurie BOARD OF SUPERVISORS Page 183 Regt1latory Agreement, or memorandum there&}, shall be recorded and the conditions filed and recorded on the Bowring Pr&ject. (3) The appro';Ja/ and recordation o_fthe Regulatory Agreement shall take place prior to the isst1ance &jthe F'irst Construction Docwuent. The Regulatory Agreement shall be binding to all futt1re owners ami st1ccessors in interest. (4) The Regt1latory Agreement shall be consistent with the gt1idelines of the City's lnclt1sionary Housing Program and shall inclt1de at a minimwn the follmFing: (A) The total mrmber &}dwelling Hnits appro,,.ed for the Hot1sing Project, inclt1ding the ,wmber of Restricted Afferdable Units, Inclt1sionary Units, HOA1E SF Units or other restricted Hnits; (B) A description of the household income group to be accommodated by the Restricted Afferdable Units, e1'ld the standards for determining the corresponding Afferdable Rent or Affordable Sales Price; (C) The locetion, dwelling t1nit sizes (in square feet), end number of bedrooms of the Restrict~d Affordable Units; (D) Term o_f t1se restrictions fer Restricted Ajfordabl e Units of at least 55 yeers for Atf.oderete Income Hnits end et lcest 55 years for Lo.1;,· m'ld Very Low t1nits; (E) A schedttle fer completion end occupency ofRestrictedAffordable Units; (F) A description of eny Concession, Incentive, weiver, or modification, ifeny, beingprmided by the City,· (G) A description of remedies for breech o_f the agreo1wnt (the City may identif)' tener1ts or qt1elifiedpt1rchasers es thirdperty beneficiaries under the agreement),· (H) A list &jell on sitefe1milyfriendly amenities. Familyfriendly amenities shell inclt1de, bt1t are not limited to, dediceted cargo bicycle perking, dediceted stroller storage, end open space andyerds designed for t1se by children,· end Mayor Lurie BOARD OF SUPERVISORS Page 184 (I) Other provisions to ensure implementation and compliance with this Section. SEC. 306.1. APPLICATIONS AND FILING FEES. * * * * (c) Content of Applications. The content of applications shall be in accordance with the policies, rules and regulations of the Planning Department, Zoning Administrator and the Planning Commission. All applications shall be upon forms prescribed therefor, and shall contain or be accompanied by all information required to assure the presentation of pertinent facts for proper consideration of the case and for the permanent record. The applicant may be required to file with his application the information needed for the preparation and mailing of notices as specified in Section 306.3. In addition to any other information required by the Planning Department, the Zoning Administrator and the Planning Commission, an applicant for a conditional use permit or variance who proposes a commercial use for the subject property shall disclose the name under which business will be, or is expected to be, conducted at the subject property, if such name is known at the time of application. The term "known" shall mean actual, not imputed knowledge, and shall consist of direct evidence including but not limited to a contract of sale, lease, or rental, or letter of intent or agreement, between the applicant and a commercial entity. If the business name becomes known to the applicant during the conditional use permit or variance processing period, the applicant promptly shall amend the application to disclose such business name. All applications must disclose whether there are existing residential uses and non-residential uses, and disclose the presence of any residential or non-residential tenants, located at the sub;ect property at the time the application is submitted. SEC. 311. PERMIT REVIEW PROCEDURES. (a) Purpose. The purpose of this Section 311 is to establish procedures for reviewing Mayor Lurie BOARD OF SUPERVISORS Page 185 planning entitlement Development Applications applications to determine compatibility of the proposal with the neighborhood and for providing notice to property owners, tenants, and residents on the site and neighboring the site of the proposed project and to interested neighborhood organizations, so that concerns about a project may be identified and resolved during the review of the permit. For purposes of this Section 311, a planning entitkme,"lt Development Application applicatim~ means the application submitted by a project sponsor to the Planning Department, provided said application has been deemed complete by the Planning Department, that includes the information necessary to conduct environmental review, determine Planning Code compliance, and assess conformity with the General Plan. (b) Applicability. (1) Within the Priority Equity Geographies SUD, all planning entitlement Development A.applications in Residential, NC, NCT, RTO. Chinatown Mixed Use Districts, and Eastern Neighborhoods Mixed Use Districts for demolition, new construction, or alteration of buildings shall be subject to the notification and review procedures required by this Section 311. Notwithstanding the foregoing or any other requirement of this Section 311, planning entitlement Development A.applications to construct an Accessory Dwelling Unit pursuant to Section 207.2 shall not be subject to the notification or review requirements of this Section 311. A change of use to a principally permitted use in the Western SoMa Plan Area, Central SoMa Plan Area, or East SoMa Plan Area shall not be subject to the provisions of this Section 311. * * * * (3) In all Other Projects in Residential, NC, NCT, and Eastern Neighborhoods Mixed Use Districts. All planning entitlement Development A.applications in Residential, NC, NCT, and Eastern Neighborhoods Mixed Use Districts that propose any of the following shall be subject to the notification and review procedures required by this Mayor Lurie BOARD OF SUPERVISORS Page 186 Section 311. * * * * ( c) _Phmning Entitleme,'lt Development Application Review for Compliance. Upon acceptance of any Development Aapplication subject to this Section 311, the Planning Department shall review the proposed project for compliance with the Planning Code and any applicable design guidelines, and standards approved by the Planning Commission. Applications determined ne-t- to be in compliance with the Obiective Sstandards of Articles 1.2, 1.5, 2L and 2.5 of the Planning Code, and any applicable Obiective Standards adopted by the Commission shall be considered to be code-compliant. Development Applications for proiects other than code-compliant residential proiects may be subiect to additional controls, including the Residential Design Guidelines, inchtding design guidelines for specific areas adopted by the Planning Commission,_or--t+'-#h any applicable conditions of previous approvals regarding the project, shall be held until either the application is determined to be in cornpliance, is disapproved or a recommendation for cancellatioH is sent to the DcpartmeHt <>JBuila-ing InspectioH. (1) Design Guidelines and Standards. The construction of new buildings and alteration of existing buildings shall be consistent with the design policies and guidelines of the General Plan, applicable Obiective Standards, and ·with the "Residential Design GuidelinesL" and all other applicable design guidelines and standards as adopted and periodically amended for specific areas or conditions by the Planning Commission. The desigHfor Hew buildiHgs with residential uses iH RTO Districts shall also be consiste1qt with the design standards and guidelines of the "Ground Floor Residential Units Design Guidelines" as adopted andperiodically acHwnded by the Planning Commission. The Planning Director may require modifications to the exterior of a proposed new building or proposed alteration of an existing building in order to bring it into conformity with the applicable design guidelines. These modifications may include, but are not limited to, changes in siting, building envelope, scale texture and detailing, openings, and Mayor Lurie BOARD OF SUPERVISORS Page 187 landscaping. * * * * (d) Notification. Upon determination that an application is in CON'l]Jlience complies with the development standards of the Planning Code, the Planning Department shall cause a notice to be posted on the site pursuant to rules established by the Zoning Administrator and shall cause a written notice describing the proposed project to be sent in the manner described below. This notice shall be in addition to any notices required by the Building Code and shall have a format and content determined by the Zoning Administrator. The notice shall describe the project review process and shall set forth the mailing date of the notice and the expiration date of the notification period. * * * * (5) Notification Period. All plmming e,~titlement Development 4,0pplications shall be held for a period of 30 calendar days from the date of the mailed notice to allow review by residents and owners of neighboring properties and by neighborhood groups. (6) Elimination of Duplicate Notice. The notice provisions of this Section 311 may be waived by the Zoning Administrator for planning e1qtitlcment Development 4,0pplications for projects that have been, or before approval will be, the subject of a duly noticed public hearing before the Planning Commission or Zoning Administrator, provided that the nature of work for which the planning entitlement Development 40pplication is required is both substantially included in the hearing notice and is the subject of the hearing. (7) Notification Package. The notification package for a project subject to notice under this Section 311 shall include a written notice and reduced-size drawings of the project. Distributed plans and drawings may be limited to comply with applicable state laws. * * * * (D) The planning entitlement Development 4,0pplication number(s) shall be Mayor Lurie BOARD OF SUPERVISORS Page 188 disclosed in the written notice. The start and expiration dates of the notice shall be stated. A description about the recipient's rights to request additional information, to request Discretionary Review by the Planning Commission and to appeal to other boards or commissions shall be provided. * * * * (e) Requests for Planning Commission Review. A request for the Planning Commission to exercise its discretionary review powers over a specific planning entitlement Development 4application shall be considered by the Planning Commission if received by the Planning Department no later than 5:00 p.m. of the last day of the notification period as described in this Section 311, subject to guidelines adopted by the Planning Commission. The project sponsor of a planning entitlement Development d,application may request discretionary review by the Planning Commission to resolve conflicts between the Director of Planning and the project sponsor concerning requested modifications to comply with the Residential Design Guidelines, or other applicable design guideline.sc or standard. * * * * SEC. 317. LOSS OF RESIDENTIAL AND UNAUTHORIZED UNITS THROUGH DEMOLITION, MERGER, AND CONVERSION. (a) Findings. San Francisco faces a continuing shortage of affordable housing. There is a high ratio of rental to ownership tenure among the City's residents. The General Plan recognizes that existing housing is the greatest stock of rental and financially accessible residential units, and is a resource in need of protection. Therefore, a public hearing will be held prior to approval of any permit that would remove existing housing, reduce the size ofa Residential Flat, merge any portion ofa Residential Flat with another unit, or change the configuration o[a Residential Flat such that the unit is no longer considered a Residential Flat, with certain Mayor Lurie BOARD OF SUPERVISORS Page 189 exceptions, as described below. The Planning Commission shall develop a Code Implementation Document setting forth procedures and regulations for the implementation of this Section 317 as provided further below. The Zoning Administrator shall modify economic criteria related to property values and construction costs in the Implementation Document as warranted by changing economic conditions to meet the intent of this Section. (b) Definitions. For the purposes of this Section 317, the terms below shall be as defined below. Capitalized terms not defined below are defined in Section 102 of this Code. * * * * (7) "Residential Merger" shall mean the combining of two or more Residential or Unauthorized Units, resulting in a decrease in the number of Residential Units and Unauthorized Units within a building, or the enlargement of one or more existing units while substantially reducing the size of others by more than 25% of their original floor area, even if the number of units is not reduced. The Planning Commission may reduce the numerical element of this criterion by up to 20% of its value should it deem that adjustment is necessary to implement the intent of this Section 317, to conserve existing housing and preserve affordable housing. Residential Merger shall also include the reconfiguration ofa Residential Flat with another Dwelling Unit, ifthe proposed pro;ect would reconfigure an existing Residential Flat such that the reconfigured Residential Flat would no longer meet the definition ofa Residential Flat, even if the number of Dwelling Units is not reduced and the Residential Flat is not reduced in size. * * * * (c) Applicability; Exemptions. * * * * (12) Residential Flats. Nor.vithstanding anything to the contrary in this Section 317, projects that propose the Merger, reconfiguration, or reduction in size of Residential Flats shall not require a Conditional Use authorization if the project would increase the number of Mayor Lurie BOARD OF SUPERVISORS Page 190 Dwelling Units on the property. * * * * (g) Conditional Use Criteria. * * * * (6) Residential Demolition. The Planning Commission shall consider the following additional criteria in the review of applications for Residential Demolition: * * * * (L) whether the project increases the number of family-sized units on- site, and in the case of demolition of any Residential Flats whether the proposed project is maintaining or increasing the number of units on the lot that contain at least ti.·vo or more bedrooms or that are at least equivalent in size to the Residential Flats being demolished; * * * * (8) Denial of Application to Remove an Unauthorized Unit; Requirement to Legalize the Unit. If the Planning Commission denies an application to Remove an Unauthorized Unit, the property owner shall file an Development Application and any necessary application for a building permit to legalize the Unit. Failure to do so within a reasonable period of time, as determined by the Zoning Administrator, shall be deemed to be a violation of the Planning Code. (9) Residential Flats. In addition to the other considerations in this subsection (g), the Planning Commission shall consider the criteria below when reviewing a proiect application that would merge a Residential Flat such that it would no longer meet the definition o(a Residential Flat: (A) whether reduction in size, reconfiguration, or merger of the Flat(s) would reduce the size o(any Flat by more than 25% o(its original floor area,· and (B) whether the proposed proiect is maintaining or increasing the number of units on the Lot that contain at least two or more bedrooms or that are at least equivalent in size to the Mayor Lurie BOARD OF SUPERVISORS Page 191 Residential Flats being reduced or reconfigured. * * * * SEC. 318. EP'FICIENCYDWELLING UNITS WITH REDUCED SQU4RE FOOTAGE. (a) Definition. F'or purposes e>fthis Section, an "Efficiency Dwelling Unit with reduced square footage" shall mean an Efficiency Dwelling Unit with a fo·ing room of less than 220 square feet and meeting the requirements of Section 1208. 4 of the Sa1q Francisco Building Code that is not affordable housing, group housing, or student housing as defined in this Code. (h) Limitation on the Total ]\lumber 0;{Efficiency Dwelling Units with Reduced Square F00tage That Ca,"l Be Cmtshwcled. The Pl-aHning Department lnay appror1e the construction ofup to a total number of 3 75 Efficiency Dwelling Units with reduced square footage; provided, however, that Efficiency DwelliHg Units shall not be included in this total. For purposes of this subsectioH, individual units will be counted even if they comprise less thaH the total number of units in the bttilding. (c) Reporting and Reaut.'wrization. After the apprmal of approximately 325 Efficiency Dwelling Units with reduced square footage, the Planning Department iH collaboration with the 1~1ayor's Office ofHousiHg shall submit a report to the Board of&penisors that provides )t1hate 1;er iriformation those DepartmeHts belie·;e will assist the Board in determining vdwther to increase the numerical cap on the number ofE.fficieHcy Units with reduced square footage or to other,.,.ise modifj,i the requiremeHts. At a minimum, the report shall include the following informatioH: (1) Pricing information, based on datafrom the Assessor's Office, for sales properties cmd, to the exteHt feasible, rental prices for the Efficiency Dwelling Units with reduced square footage; (2) A comparison of the sales aHd rental pricbqg ileformatioH for Efficiency Dwelling Units with reduced square footage to similar data for studio and 1 bedroom dwelling units; (3) A map showing where the Efficiency Dwelling Units v,,·ith reduced square footage are located, both projects that are entitled but not yet built andprojects that have been constructed; (4) A cmnparisoH of the numbers of Efficiency Dwelling Units with reduced square Mayor Lurie BOARD OF SUPERVISORS Page 192 footage that are entitled andlor built and the goals .for other dwelling unit sizes within any adopted Area Plans; a19d (5) A com1wrison of the m1mbers ofEfficiency Dwelling Units ·with reduced square .footage with the quantified housing production goals, t-o the extent a.,•ailable by household income level, setforth in the Regional Housing l'leeds Allocation. Section 13. Conforming Changes to Zoning Tables. Articles 2, 7, and 8 of the Planning Code is hereby amended by revising Sections 210.1, 210.2, 210.3, 210.4, 710, 711, 712,713,714,715,716,717,718,719,720,721,722,723,724,725,726,727,728,729, 730,731,732,733,734,735,736,737,738,739,740,741,742,743,744,745,746,750, 751,752,753,754,755,756,757,758,759,760,761,762,763,764,780.1, 780.3, 810,811, 812, 825, 827, 829, 830, 831, 832, 833, 834, 835, 836, 837, 838, 839, and 840 to read as follows: SEC. 210.1. C-2 DISTRICTS: COMMUNITY BUSINESS. * * * * Table 210.1 ZONING CONTROL TABLE FOR C-2 DISTRICTS Zoning Category I § References C-2 BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, Generally /10 XVaries. Additional Height Limits of§ 106,132.1, 261 apply. See Height and Bulk District Maps. 250-252, 260, Mayor Lurie BOARD OF SUPERVISORS Page 193 263. 19, 270, 270.3, 271, Floor Area Ratio §§ 102, 123, 124 207.9 * * * * Miscellaneous * * * * Signs § 607 Design Guidelines and General Plan Standards Commerce and Industry Element Housing Choice-SF 2' 206.10 RESIDENTIAL STANDARDS AND USES Development Standards * * * * Mayor Lurie BOARD OF SUPERVISORS Basic FAR limit is 3.6 to 1. For a lot that is nearer to an RM-4 or RC-4 District than to any other R District, the FAR is 4.8 to 1. For a lot that is nearer to a C-3 District than to any R District the FAR is 10.0 to 1. FAR in the Waterfront and Washington-Broadway Special Use Districts is 5 to 1. For O(/ice Uses minimum intensities may apply 12.ursuant to 2' 207. 9. As permitted by &etien § 607. Sub;ect to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. Page 194 Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats Dwelling Unit Mix * * * * Residential Uses Residential Density, Dwelling Units Density, General (5) Mayor Lurie BOARD OF SUPERVISORS § 317 § 207. 7 § 207 C for Removal of orw or more Residential Units or Unauthorized Units. Generally required for creation of] 0 or more Dwelling Units. No less than 25% ofthe total number ofproposed Dwelling Units shall contain at least two Bedrooms, and no less than I 0% of the total number ofproposed Dwelling Units shall contain at least three Bedrooms. P 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 unit for each 800 square feet of lot area. NP above. (8) Form-Based Density a12plies within the R-4 Height and Bulk District(¢'§ 263.19, 270(j,)2 and other Page 195 Minimum Dwelling Unit Densities, i{_AJ212_/icable Maximum Dwelling Unit Size Senior Housing Density Residential Density, Group Housing Density Mayor Lurie BOARD OF SUPERVISORS § 207.9 §,~'207.10, 317 §§102, 202.2(f), 207 §208 Q_arcels Q_er fj;Jotnote 8. Varies depending on pro;ect location, but generally ranges between 50 and 100 dwelling units per acre. Pup to 4,000 square feet o[_Gross Floor Area or an equivalent Floor Area Ratio fj;Jr any individual Dwelling Unit of_1.2:1. C fj;Jr Dwelling Units that exceed the greater o{those thresholds. P up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 ). C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of§ 202.2(f)(1 ), except for§ 202.2(f)(1 )(D)(iv), related to location. Form-Based Density applies within the R-4 Height and Bulk District (§§ 263.19, 270(i)) and other parcels per {j;Jotnote 8. P at a density ratio not exceeding the maximum density permitted for group housing 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; Page 196 provided, that the maximum density ratio shall in no case be less than one bedroom for each 275 square feet of lot area. NP above. (8) Form-Based Density applies within the R-4 Height and Bulk District(§§' 263.19, 270(i)) and other parcels 12.er [<;otnote 8. * * * * NON-RESIDENTIAL STANDARDS AND USES * * * * Commercial Use Characteristics Drive-up Facility I§ 102 !Fe * * * * * * * * (5) Construction of Accessory Dwelling Units Nwy be permitted pursuant to Sections 207.1 and 207.2. * * * * (8) Form-Based Zoning applies /in C-2 zoning districts: (i) on parcels in the R-4 Height and Bulk District: and (ii) on parcels east of or fronting Franklin Street/13th Street and north of Townsend Street, except for parcels within the Northeast Waterfront Historic District, the Jackson Square Historic District, and the Jackson Square Historic District Extension, there is no density limit. The Jackson Square Historic District Extension shall include parcels within the area bounded by the northern boundary of the Jackson Square Historic District and the centerline of Sansome Street, Kearny Street, and Broadway. On parcels ~with no density limit, density is regulated by the permitted height and bulk, and required setbacks, exposure, open space, and Mayor Lurie BOARD OF SUPERVISORS Page 197 other Code requirements applicable to each development lot. II SEC. 210.2. C-3 DISTRICTS: DOWNTOWN COMMERCIAL. * * * * Table 210.2 ZONING CONTROL TABLE FOR C-3 DISTRICTS Zoning Category § References C-3-0 C-3- C-3-R C-3-G C-3-S O(SD) BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, Varies. See also Height and Bulk District Maps. 106, 250- 252, 260, 263.19, 261, 270, 270.3, * * * * Basic Floor Area Ratio §§ 102, 123, 9.0 to 6.0 to 6.0 to 1 6.0 to 5.0 to m 124 207.9 * * * * Miscellaneous * * * * Signs § 607 As permitted by &cfion § 607. Design Guidelines and General Plan Sub;ect to the Urban Design Guidelines, Citywide Standards Commerce and Design Standards, and an1::. other al2J2.licable design Mayor Lurie BOARD OF SUPERVISORS Page 198 Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential § 317 C for Remo·ral C>jone or more Residential Units or Conversion, Unauthorized Units. Demolition, or Merger of Dwelling Units, including Residential Flats Dwelling Unit Mix § 207. 7 Generally required for creation of IO or more Dwelling Units. No less than 25% ofthe total number ofproposed Dwelling Units shall contain at least two Bedrooms, and no less than I 0% ofthe total number ofproposed Dwelling Units shall contain at least three Bedrooms. * * * * Residential Uses Residential Density, § 207 ,Vo density limit. Density is regulated by· the permitted Dwelling Units Density, height end bulk, and required setbacks, exposure, and General (7) open space ofeach development lot.Form-Based Densitv Mayor Lurie BOARD OF SUPERVISORS Page 199 Minimum Dwelling Unit § 207.9 Varies depending on proiect location, but generally Densities, i[_Applicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§' 207.10, 317 P up to 4,000 square feet o[_ Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. Senior Housing §§102, No density limit. De1qsity is regttlated by the permitted Density 202.2(f), 207 height and bulk, and required setbacks, exposure, and OfJen space ofeach de..,,•elOfJnwnt lot.Form-Based Densitv Residential Density, §208 l1lo density limit. Density is regufoted by the permitted Group Housing Density height and bulk, and required setbacks, exposure, and OfJen space <>}each dewlOfJment lot.Form-Based Density * * * * NON-RESIDENTIAL STANDARDS AND USES * * * * * * * * (2) {Reserved.] For Office Uses in all C-3 Districts minimum intensities may apply pursuant to§ 207.9. * * * * SEC. 210.3. PDR DISTRICTS. * * * * II Mayor Lurie BOARD OF SUPERVISORS Page 200 II II Table 210.3 ZONING CONTROL TABLE FOR PDR DISTRICTS Zoning § PDR-1-B PDR-1-D PDR-1-G Category References * * * * RESIDENTIAL STANDARDS AND USES Development Standards * * * * PDR-2 Residential § 317 C for Removal of one or more Residential Units or Unmtthorized Conversion, Units; in C 3, only for Removal above the groundjloor .. Demolition, or Merger gf Dwelling Units, including Residential Flats * * * * * * * * SEC. 210.4. M DISTRICTS: INDUSTRIAL. * * * * II Mayor Lurie BOARD OF SUPERVISORS Page 201 II II Zoning Category Table 210.4 ZONING CONTROL TABLE FORM DISTRICTS I § References M-1 I M-2 BUILDING STANDARDS * * * * RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Conversion, § 317 C for Remmal of orw or more Residential Units or Demolition, or Merger gJ Unauthorized Units. Dwelling Units, including Residential Flats Dwelling Unit Mix § 207. 7 Generally required [or creation of IO or more Dwelling Units. No less than 25% ofthe total number o{proposed Dwelling Units shall contain at least two Bedrooms, and no less than I 0% of the total number ofproposed Dwelling Units shall contain at least three Bedrooms. * * * * Residential Uses Residential Der1sity, § 207 C at a density ratio not exceeding the number of Dwelling Units Density (3) dwelling units permitted in the nearest R District, Mayor Lurie BOARD OF SUPERVISORS Page 202 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 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. Minimum Dwelling Unit § 207.9 Varies depending on pro;ect location, but generally Densities, i[_A-g..r2.licable ranges between 5 0 and 100 dwelling units -g_er acre. Maximum Dwelling Unit §§ 207.10, Pup to 4,000 square feet o[_Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_J. 2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. Senior Housing § 102 NP /NP * * * * NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 5 to 1. For O(fice Uses 5 to 1. For Office Uses 207.9, 124 minimum intensities minimum intensities may apply pursuant to may apply -g_ursuant to § 207.9. 2' 207.9. * * * * Mayor Lurie BOARD OF SUPERVISORS Page 203 * * * * (3) Construction of Accessory Dwelling Units may be permitted pursuant to Sections 207.1 and 207.2. * * * * 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 lower-intensity development which is compatible with the existing scale and character of these neighborhood areas. Commercial development is limited to one story, with certain exceptions. 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, sub;ect to certain use size limitations. 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 ami drinking establishments are restricted, depending upon the intensity ofsuch uses in nearby, commercial districts. Mayor Lurie BOARD OF SUPERVISORS Page 204 Housing development in new buildings is encouraged above the ground story,. in most districts. Existing residential units are protected by prohibitions of conversions abme the ground story and limitatio,qs on demolitions. Accessory Dwelling Units are permitted ·within the District pursuant to Section 207.1 ofthis Code. Table 710. NEIGHBORHOOD COMMERCIAL CLUSTER DISTRICT NC-1 ZONING CONTROL TABLE NC-1 Zoning Category § Controls References BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies, but generally 40 X. See Height and Bulk Map 106, 250- Sheets HT02-08, HT10-13 for more information. 252,260, Height sculpting required on Alleys per§ 261.1. 261.1, 263.19, 270, 270.3, 271. See also Height and Bulk District Maps Mayor Lurie BOARD OF SUPERVISORS Page 205 5 Foot Height Bonus § 263.20 for Active Ground Floor Uses Rear Yard §§ 130, 134, 134(a)(e), Front Setback and §§ 130, 131, Side Yard 132, 133 Street Frontage and Public Realm Streetscape and § 138.1 Pedestrian Improvements Street Frontage § 145.1 Requirements Mayor Lurie BOARD OF SUPERVISORS P(1) in some districts Required at Grade level and at each succeeding level or Story: 25% of lot depth, but in no case less than 15 feet Generally N~ot Rrequired:-; however, if the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See §' I 32Ce2. Required Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, ground floor ceiling height, street-facing ground-level spaces, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings. Page 206 Ground Floor Commercial Vehicular Access Restrictions Miscellaneous Lot Size (Per Development) Planned Unit Development Awning Canopy or Marquee Signs General Advertising Signs Design Guidelines and Standards Mayor Lurie BOARD OF SUPERVISORS § 145.4 Required on some streets, see§ 145.4 for specific districts. § 155(r) Restricted on some streets, see § 155(r) for specific districts §§ 102, P(2) 121.1 § 304 C § 136.1 p § 136.1 NP{:l)_ §§ 262, 602- As permitted by§ 607.1 604,607, 607.1, 608, §§ 262, 602, NP 604,608, 609,610, General Subject to the Urban Design Guidelines, Citywide Plan Design Standards, and any other applicable design Commerce guidelines that have been approved by the Planning and Industry Commission. Element Page 207 Housing Choice-SF §'206.10 Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space §§ 135, 136 100 square feet if private, or 133 square feet if [Per Dwelling Unit] common, or the amount of open space required in the nearest Residential District, whichever is less. Off-Street Parking §§ 145.1, No car parking required. Maximum permitted per§ Requirements 150, 151, 151.,. Bike parking required per §155.2. If car 153-156, parking is provided, car share spaces are required 161, 166, when a project has 50 units or more per §166. 204.5 Dwelling Unit Mix § 207.7 Generally required for creation of 10 or more Dwelling Units. No less than 25% of the total number of proposed Dwelling Units shall contain at least two Bedrooms, and no less than 10% of the total number of proposed Dwelling Units shall contain at least three Bedrooms. Use Characteristics Intermediate Length §§ 102, P(11) Occupancy 202.10 Single Room § 102 p Occupancy Student Housing § 102 p Mayor Lurie BOARD OF SUPERVISORS Page 208 Residential Uses Residential Uses Accessory Dwelling Unit /.)e1'1:sity• Dwelling Unit DensityL General Minimum Dwelling Unit Densities, if..Applicable Maximum Dwelling Unit Size Group Housing Density Homeless Shelter Density Mayor Lurie BOARD OF SUPERVISORS §102 §§102, 207.1, 207.2 §§ 102, 207 § 207.9 §§ 207.10, §208 §§ 102, 208 Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sectio1'1:s§_§_ 207.1 and 207.2. 1 unit per 800 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Form-Based Density applies within the R-4 Height and Bulk District(¢§_ 263.19, 270(j22, Varies depending on pro;ect location, but generally ranges between 50 and 100 dwelling units 12.er acre. Pup to 4,000 square feet of..Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of..].2:1. C for Dwelling Units that exceed the greater of..those thresholds. 1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Form-Based Density applies within the R-4 Height and Bulk District(§_§_ 263.19, 270(j)2. Density limits regulated by the Administrative Code Page 209 Senior Housing §§102, P up to twice the number of dwelling units Density 202.2(f), otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 ). C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of§ 202.2(f)(1 ), except for§ 202.2(f)(1 )(D)(iv), related to location. Form-Based Density applies within the R-4 Height and Bulk District (§.§. 263.19, 270O2l, Loss of Dwelling Units,:, §. 317 Controls by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats .J.sl etd J.r.d-1-. Re-sidentiel: f::-'om•er--sion §-J-1--l- G NP- NP- Re-sidentiel Demolition §-J-1--l- G G G end l,/er-ger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For Office Uses minimum intensities may 124, 207.9 apply e,ursuant to §. 207. 9. Mayor Lurie BOARD OF SUPERVISORS Page 210 Use Size §§: 102, 121.2 Off-Street Parking §§ 145.1, Requirements 150, 151, 153-156, 161, 166, 204.5 Off-Street Freight §§ 150, 152, Loading 153 - 155, 161, 204.5 Commercial Use Characteristics Drive-up Facility § 102 Formula Retail § 102,303.1 Hours of Operation §§ 102 Maritime Use § 102 Open Air Sales §§ 102, 703(b) Outdoor Activity Area §§ 102, 145.2, 202.2 Walk-up Facility § 102 NON-RESIDENTIAL USES Agricultural Use Category Mayor Lurie BOARD OF SUPERVISORS P up to 2,999 square feet; C 3,000 square feet and above No car parking required.:-:- Maximum permitted per§ 151. Bike parking required per Section 155.2. Car share spaces required when a project has 25 or more parking spaces per §166. None required if gross floor area is less than 10,000 square feet. Exceptions permitted per§§ 155 and 161. NP C P 6 a.m. - 11 p.m.; C 11 p.m. - 2 a.m. NP See§ 703(b) P if located in front of building or if it complies with Section 202.2(a)(7); C if located elsewhere. p CONTROLS BY STORY 1st I 2nd I 3rd+ Page 211 Agriculture, Industrial §§ 102, NP 202.2(c) Agriculture, Large §§ 102, C Scale Urban 202.2(c) Agriculture, §§ 102, p Neighborhood 202.2(c) Automotive Use Category Automotive Uses* § 102 NP Electric Vehicle §§102, C(13) Charging Location 202.2(b), 202.13 Parking Garage, § 102 C Private Parking Garage, Public § 102 C Parking Lot, Private §§ 102, 142, C Parking Lot, Public §§ 102, 142, C Entertainment, Arts and Recreation Use Category Entertainment, Arts § 102 NP and Recreation Uses* Arts Activities § 102 p Entertainment, General § 102 p Mayor Lurie BOARD OF SUPERVISORS NP NP C C p p NP NP C(13) C(13) C C NP NP C C NP NP NP NP p p p NP Page 212 Entertainment, § 102 Nighttime Movie Theater §§ 102, 202.4 Open Recreation Area § 102 Passive Outdoor § 102 Recreation Industrial Use Category Industrial Uses* §§ 102, 202.2(d) Institutional Use Category Institutional Uses* § 102 Child Care Facility § 102 Community Facility § 102 Hospital § 102 Medical Cannabis §§ 102, Dispensary 202.2(e) Public Facilities § 102 Religious Institution § 102 Residential Care § 102 Facility Social Service or § 102 Philanthropic Facility Sales and Service Category Mayor Lurie BOARD OF SUPERVISORS C NP NP C C C C C C C C C NP NP NP NP p C NP p p p p p p NP NP NP NP(6) NP(6) NP p p p p C NP p p p p p p Page 213 Retail Sales and Service Uses* Adult Business Adult Sex Venue Animal Hospital Bar Cannabis Retail Flexible Retail Gym Hotel Kennel Liquor Store Massage Establishment Mortuary Motel Restaurant Mayor Lurie BOARD OF SUPERVISORS §§ 102, 202.2(a), 202.3 § 102 § 102 § 102 §§ 102, 202.2(a) §§ 102, 202.2(a) §§ 102, 202.9 § 102 § 102 § 102 § 102 §§ 102, 204, § 102 §§ 102, 202.2(a) §§ 102, 202.2(a) P(3) NP NP NP NP NP NP NP NP p p p P(6) NP NP NP(6) NP(6) NP p NP NP p NP NP NP NP NP C NP NP P(6)(9) NP NP p NP(12) NP(12) NP NP NP NP NP NP P(3) P(3) NP Page 214 Restaurant, Limited §§ 102, P(3) 202.2(a) Services, Financial § 102 C Services, Fringe § 102 NP(10) Financial Services, Health § 102 p Services, Limited § 102 p Financial Services, Personal § 102 p Services, Retail § 102 p Professional Storage, Self § 102 NP Tobacco Paraphernalia § 102 C Establishment Trade Shop § 102 p Non-Retail Sales and § 102 NP Service Uses Design Professional § 102 p Service, Non-Retail § 102 C Professional Trade Office § 102 p Utility and Infrastructure Use Category Utility and § 102 C(5) Infrastructure* Mayor Lurie BOARD OF SUPERVISORS P(3) NP NP NP NP(10) NP(10) NP NP NP NP NP NP p p NP NP NP NP NP NP NP NP NP NP p NP NP NP C(5) C(5) Page 215 Power Plant § 102 NP NP NP Public Utilities Yard § 102 NP NP NP * Not listed below (1) Additional 5 feet for NC-1 parcels with a Commercial use on the ground floor within the following areas: (a) Within the boundaries of Sargent Street to Orizaba Avenue to Lobos Street to Plymouth Avenue to Farellones Street to San Jose Avenue to Alemany Boulevard to 19th Avenue to Randolph Street to Monticello Street and back to Sargent Street. (b) On Noriega, Irving, Taraval, and Judah Streets west of 19th Avenue. (2) C for 5,000 square feet and above if located within the Priority Equity Geographies Special Use District established under Section 249.97. (3) TARAVAL STREET RESTAURANT SUBDISTRICT. Applicable only for the Taraval Street NC-1 District between 40th and 41st Avenues and between 45th and 47th Avenues as mapped on Sectional Maps 5 SU and 6 SU. Within the Taraval Street Restaurant Subdistrict, Formula Retail Restaurants and Formula Retail Limited Restaurants are NP. Formula Retail Restaurants and Formula Retail Limited Restaurants are NP if located within one quarter of one mile from the Taraval Street Restaurant Subdistrict. (4) {l\T.ot-e delet-ed.} Canopy is P ifrequired as a wind mitigation feature. (5) C if a Macro WTS Facility; P if a Micro WTS Facility. (6) C in the area comprising all of that portion of the City and County commencing at the point of the intersection of the shoreline of the Pacific Ocean and a straight-line extension of Lincoln Way, and proceeding easterly along Lincoln Way to 17th Avenue, and proceeding southerly along 17th Avenue to Judah Street, and proceeding westerly along Judah Street to 19th Avenue, and proceeding southerly along 19th Avenue to Sloat Boulevard, and proceeding westerly along Sloat Boulevard, and following a straight-line extension of Sloat Mayor Lurie BOARD OF SUPERVISORS Page 216 Boulevard to the shoreline of the Pacific Ocean and proceeding northerly along said line to the point of commencement. (7) [Note deleted.] (8) [Note deleted.] (9) C within that portion of the City and County bounded as follows: commencing at the intersection of Arguello Boulevard and Frederick Street, then proceeding southerly along Arguello Boulevard to Carl Street, then proceeding easterly along Carl Street to Hillway Avenue, then proceeding southerly along Hillway Avenue to Parnassus Avenue, then proceeding easterly along Parnassus Avenue to Clayton Street, then proceeding northerly along Clayton Street to Frederick Street, then proceeding easterly along Frederick Street to Buena Vista Avenue West, then proceeding generally northerly along Buena Vista Avenue West to Haight Street, then proceeding easterly along Haight Street to Baker Street, then proceeding northerly along Baker Street to Oak Street, then proceeding westerly along Oak Street to Stanyan Street, then proceeding southerly along Stanyan Street to Frederick Street, then proceeding westerly along Frederick Street to the point of commencement. (10) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD). Fringe Financial Services are NP within any FFSRUD and its one-quarter mile buffer pursuant to Section 249.35. Outside any FFSRUD and its one-quarter mile buffer, Fringe Financial Services are P subject to the restrictions set forth in Section 249.35(c)(3). (11) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units. (12) P if accessory to a Hotel, Personal Service or Health Service. (13) P where existing use is any Automotive Use. SEC. 711. NC-2 - SMALL-SCALE NEIGHBORHOOD COMMERCIAL DISTRICT. Mayor Lurie BOARD OF SUPERVISORS Page 217 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 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. Most new commercial development is permitted at the ground and second stories. Neighborhood-serving businesses are strongly encouraged. The second story may be used by some retail stores, personal services, and medical, business andprofessional 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 st-e-ryfloor. Existing residential units are protected by limitations on demolition and upper story conversions. Accessory Dwelling Units are permitted ',Fithin the Districtpursuant to Section 207.1 afthis Code. Table 711 SMALL-SCALE NEIGHBORHOOD COMMERCIAL CLUSTER DISTRICT NC-2 Mayor Lurie BOARD OF SUPERVISORS Page 218 ZONING CONTROL TABLE NC-2 Zoning Category § Controls References BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies, but ge,wrally 40 X. See Height and Bulk 106, 250- Map Sheets HT10-13 for more information. Height 252, 260, sculpting required on Alleys per§ 261.1. 261.1, 263.19, 270, 270.3, 271. See also Height and Bulk District Maps 5 Foot Height Bonus § 263.20 P(1) in some districts for Active Ground Floor Uses Rear Yard §§ 130, 134, Required at the Second Story and at each 134(a)(e), succeeding level or Story of the building, and at the First Story if it contains a Dwelling Unit: 25% of lot depth, but in no case less than 15 feet Front Setback and §§ 130, 131, Not Required. Side Yard 132, 133 Mayor Lurie BOARD OF SUPERVISORS Page 219 Front Setback and §§ 130, 131, Side Yard 132, 133 Street Frontage and Public Realm Streetscape and § 138.1 Pedestrian Improvements Street Frontage § 145.1 Requirements Ground Floor § 145.4 Commercial Vehicular Access § 155(r) Restrictions Miscellaneous Mayor Lurie BOARD OF SUPERVISORS Generally Nt1ot l?t::equired:-,· however, ifthe existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See ~ 132(e2- Required. Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, ground floor ceiling height, street-facing ground-level spaces, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings. Required on some streets, see§ 145.4 for specific districts. Restricted on some streets, see§ 155(r) for specific districts Page 220 Lot Size (Per §§ 102, P(2) Development) 121.1 Planned Unit § 304 C Development Awning, Canopy or § 136.1 p Marquee General Advertising §§ 262,602, NP Signs 604, 608, 609, 610, Signs §§ 262, 602- As permitted by§ 607.1 604,607, 607.1, 608, Design Guidelines and General Subject to the Urban Design Guidelines, Citywide Standards Plan Design Standards, and any other applicable design Commerce guidelines that have been approved by the Planning and Industry Commission. Element Housing Choice-SF {206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards Mayor Lurie BOARD OF SUPERVISORS Page 221 Usable Open Space [Per Dwelling Unit] Off-Street Parking Requirements Dwelling Unit Mix Use Characteristics Intermediate Length Occupancy Single Room Occupancy Student Housing Residential Uses Residential Uses Accessory Dwelling Unit l)em;ity• Mayor Lurie BOARD OF SUPERVISORS §§ 135, 136 §§ 145.1, 150,151, 153-156, 161, 166, 204.5 § 207.7 §§ 102, 202.10 § 102 § 102 §102 §§102, 207.1, 207.2 100 square feet if private, or 133 square feet if common, or the amount of open space required in the nearest Residential District, whichever is less. No car parking required. Maximum permitted per§ 151. Bike parking required per §155.2. If car parking is provided, car share spaces are required when a project has 50 units or more per §166. Generally required for creation of 10 or more Dwelling Units. No less than 25% of the total number of proposed Dwelling Units shall contain at least two Bedrooms, and no less than 10% of the total number of proposed Dwelling Units shall contain at least three Bedrooms. P(12) p p Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sections§_§__ 207.1 and 207.2. Page 222 Dwelling Unit DensityL General Minimum Dwelling Unit Densities, i[_Ap,t2.licable Maximum Dwelling Unit Size Group Housing Density Homeless Shelter Density Senior Housing Density Mayor Lurie BOARD OF SUPERVISORS §§ 102, 207 §' 207.9 §'§ 207.10, §208 §§ 102, 208 §§102, 202.2(f), 1 unit per 800 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Form-Based Density applies within the R-4 Height and Bulk District (¢ § 263. 19, 270(12). Varies depending on pro;ect location, but generally ranges between 50 and JOO dwelling units per acre. Pup to 4,000 square feet o[_Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. 1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Form-Based Density applies within the R-4 Height and Bulk District(¢ f 263.19, 270(122. Density limits regulated by the Administrative Code P up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 ). C up to twice the number of dwelling units otherwise permitted as a Principal Use in the Page 223 district and meeting all requirements of§ 202.2(f)(1 ), except for§ 202.2(f)(1 )(D)(iv), related to location. Form-Based Density applies within the R-4 Height and Bulk District {§_§_ 263.19, 270(j22. Loss of Dwelling Units.,:_ §' 317 Cowtrols by1 StoryC Conversion, Demolition, or Merger o(Dwelling Units, including Residential Flats .Jfil 2-nd ~ Re5idemiel Cow,,•er5iow f.J.1-l- G G NF Re5idemiel DemoUtiow f.J.1-l- G G G €1,"ld- ,hfe'f'geP NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 ffQply 12.ursuant to §_ 207. 9. Use Size §§ 102, P up to 3,999 square feet; C 4,000 square feet and 121.2 above Off-Street Parking §§ 145.1, No car parking. Maximum permitted per§ 151. Bike Requirements 150,151, parking required per Section 155.2. Car share 153-156, spaces required when a project has 25 or more parking spaces per § 166. Mayor Lurie BOARD OF SUPERVISORS Page 224 161, 166, 204.5 Off-Street Freight §§ 150, 152, Loading 153 - 155, 161, 204.5 Commercial Use Characteristics Drive-up Facility § 102 Formula Retail § 102, 303.1 Hours of Operation §§ 102 Maritime Use § 102 Open Air Sales §§ 102, 703(b) Outdoor Activity Area §§ 102, 145.2, 202.2 Walk-up Facility § 102 NON-RESIDENTIAL USES Agricultural Use Category Agriculture, Industrial §§ 102, 202.2(c) Agriculture, Large §§ 102, Scale Urban 202.2(c) Agriculture, §§ 102, Neighborhood 202.2(c) Mayor Lurie BOARD OF SUPERVISORS None required if gross floor area is less than 10,000 square feet. Exceptions permitted per§§ 155 and 161. NP C P 6 a.m. - 2 a.m.; C 2 a.m. - 6 a.m. NP See§ 703(b) P if located in front or it complies with Section 202.2(a)(7); C if located elsewhere. p CONTROLS BY STORY 1st 2nd 3rd+ NP NP NP C C C p p p Page 225 Automotive Use Category Automotive Uses* § 102 NP Automotive Repair § 102 C Automotive Service § 102 C Station Electric Vehicle §§102, C(14) Charging Location 202.2(b), 202.13 Fleet Charging § 102 C Gas Station §§ 102, C 187.1, 202.2(b) Parking Garage, § 102 C Private Parking Garage, Public § 102 C Parking Lot, Private §§ 102, 142, C Parking Lot, Public §§ 102, 142, C Entertainment, Arts and Recreation Use Category Entertainment, Arts § 102 NP and Recreation Uses* Arts Activities § 102 p Entertainment, General § 102 p Mayor Lurie BOARD OF SUPERVISORS NP NP NP NP NP NP C(14) C(14) C C NP NP C C C C C C C C NP NP p p p NP Page 226 Entertainment, § 102 Nighttime Movie Theater §§ 102, 202.4 Open Recreation Area § 102 Passive Outdoor § 102 Recreation Industrial Use Category Industrial Uses* §§ 102, 202.2(d) Institutional Use Category Institutional Uses* § 102 Child Care Facility § 102 Community Facility § 102 Hospital § 102 Medical Cannabis §§ 102, Dispensary" 202.2(e) Public Facilities § 102 Residential Care § 102 Facility Social Service or § 102 Philanthropic Facility Sales and Service Category Mayor Lurie BOARD OF SUPERVISORS p NP NP p p p C C C C C C NP NP NP NP p C C p p p p p p NP NP NP DR DR NP p p p p p p p p p Page 227 Retail Sales and Service Uses* Adult Business Adult Sex Venue Animal Hospital Bar Cannabis Retail Flexible Retail Hotel Kennel Liquor Store Massage Establishment Massage, Foot/Chair Mortuary Motel Restaurant Mayor Lurie BOARD OF SUPERVISORS §§ 102, 202.2(a), 202.3 § 102 § 102 § 102 §§ 102, 202.2(a) §§ 102, 202.2(a) §§ 102, 202.9 § 102 § 102 § 102 §§ 102, 204, 303(n), 703 § 102 § 102 §§ 102, 202.2(a) §§ 102, 202.2(a) p p NP NP NP NP NP NP NP p p NP P(9) NP NP C C NP p NP NP C C C C NP NP P(9) NP NP P(9) C(13) NP(13) P(9) NP NP NP NP NP NP NP NP P(4) P(4) NP Page 228 Restaurant, Limited §§ 102, P(4) 202.2(a) Services, Financial § 102 P(5) Services, Fringe § 102 P(5)(6) Financial Services, Limited § 102 P(5) Financial Services, Retail § 102 p Professional Storage, Self § 102 NP Tobacco Paraphernalia § 102 C Establishment Trade Shop § 102 p Non-Retail Sales and § 102 NP Service Uses Design Professional § 102 p Service, Non-Retail § 102 C Professional Trade Office § 102 p Utility and Infrastructure Use Category Utility and § 102 C(7) Infrastructure* Power Plant § 102 NP Public Utilities Yard § 102 NP Mayor Lurie BOARD OF SUPERVISORS P(4) NP C(5) NP NP NP NP NP p p NP NP NP NP C NP NP NP p NP p NP p NP C(7) C(7) NP NP NP NP Page 229 * Not listed below (1) Additional 5 feet for NC-2 parcels zoned 40' or 50' with an Active Use on the ground floor within the following areas: Balboa Street between 2nd Avenue and 8th Avenue, and between 32nd Avenue and 39th Avenue. (2) C for 10,000 square feet and above if located within the Priority Equity Geographies Special Use District established under Section 249.97. (3) [Note deleted.] (4) TARAVAL STREET RESTAURANT SUBDISTRICT: Applicable only for the Taraval Street NC-2 District between 12th and 19th Avenues as mapped on Sectional Maps 5 SU and 6 SU. Formula Retail Restaurants and Limited-Restaurants are NP. (5) CHESTNUT STREET FINANCIAL SERVICE SUBDISTRICT: C for properties on Chestnut Street zoned NC-2 from Broderick to Fillmore Streets as mapped on Sectional Map 2 SU. (6) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD): The FFSRUD and its one-quarter mile buffer includes, but is not limited to, properties within: the Mission Alcoholic Beverage Special Use District; the Haight Street Alcohol Restricted Use District; the Third Street Alcohol Restricted Use District; and the North of Market Residential Special Use District; and includes Small-Scale Neighborhood Commercial Districts within its boundaries. Controls: Fringe Financial Services are NP within any FFSRUD and its one-quarter mile buffer pursuant to Section 249.35. Outside any FFSRUD and its one-quarter mile buffer, Fringe Financial Services are P subject to the restrictions set forth in Section 249.35(c)(3). (7) C if a Macro WTS Facility; P if a Micro WTS Facility. (8) P in the area comprising all of that portion of the City and County commencing at the point of the intersection of the shoreline of the Pacific Ocean and a straight-line extension Mayor Lurie BOARD OF SUPERVISORS Page 230 of Lincoln Way, and proceeding easterly along Lincoln Way to 17th Avenue, and proceeding southerly along 17th Avenue to Judah Street, and proceeding westerly along Judah Street to 19th Avenue, and proceeding southerly along 19th Avenue to Sloat Boulevard, and proceeding westerly along Sloat Boulevard, and following a straight-line extension of Sloat Boulevard to the shoreline of the Pacific Ocean and proceeding northerly along said line to the point of commencement. (9) C in the area comprising all of that portion of the City and County commencing at the point of the intersection of the shoreline of the Pacific Ocean and a straight-line extension of Lincoln Way, and proceeding easterly along Lincoln Way to 17th Avenue, and proceeding southerly along 17th Avenue to Judah Street, and proceeding westerly along Judah Street to 19th Avenue, and proceeding southerly along 19th Avenue to Sloat Boulevard, and proceeding westerly along Sloat Boulevard, and following a straight-line extension of Sloat Boulevard to the shoreline of the Pacific Ocean and proceeding northerly along said line to the point of commencement. (10) [Note deleted.] (11) [Note deleted.] (12) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units. (13) P if accessory to a Hotel:-,., Personal Service or Health Service, except C if accessory to a Hotel, Personal Service or Health Service within the boundaries described in note 9 to this Table. (14) P where existing use is any Automotive Use. SEC. 712. NC-3- MODERATE-SCALE NEIGHBORHOOD COMMERCIAL DISTRICT. Mayor Lurie BOARD OF SUPERVISORS Page 231 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. 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 reside;1titd Mnits are protected by limitations on demolitions and Hpper story conversions. Accessory Dwelling Units are permitted within the DistrictpMrsblaJ1t to Section 207. I of this Code. Table 712. MODERATE-SCALE NEIGHBORHOOD COMMERCIAL DISTRICT NC-3 ZONING CONTROL TABLE I NC-3 Mayor Lurie BOARD OF SUPERVISORS Page 232 Zoning Category § References BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 250-252, 260,261.1, 263.19, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Mayor Lurie BOARD OF SUPERVISORS Controls Varies, btll generally 40 X. See Height and Bulk Map Sheets HT01-04, HT07, HT08, HT10, and HT11 for more information. Height sculpting required on Alleys per§ 261.1. Generally Nnot Ri:equired~,· however, if the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See 2' 132Cel. Page 233 Design Guidelines and General Plan Standards Commerce and Industry Element Housing Choice-SF §206.10 RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§102, 207.1, Unit f)e,~sity· 207.2 Dwelling Unit DensityL §§ 102, 207 General Minimum Dwelling Unit § 207.9 Densities, i[Applicable Maximum Dwelling Unit §§ 207.10, 317 Size Mayor Lurie BOARD OF SUPERVISORS Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Form-based density, additional height. and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. Controls by Story 1st 2nd 3rd+ p p p P per Planning Code §_§_Sections cmd207(c)(6) 207.1 and 207.2. 1 unit per 600 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Form-Based Density applies within the R-4 Height and Bulk District(¢§ 263. 19, 270{J2). Varies depending on pro;ect location, but generally ranges between 50 and JOO dwelling units per acre. P up to 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Page 234 Dwelling Unit of].2:1. C for Dwelling Units that exceed the greater of those thresholds. Group Housing Density §208 1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Form-Based Density applies within the R-4 Height and Bulk District(§§ 263.19, 270(i)). * * * * Senior Housing Density §§102, P up to twice the number of dwelling units 202.2(f), 207 otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 ). C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of§ 202.2(f)(1 ), except for§ 202.2(f)(1 )(D)(iv), related to location. Form-Based Density applies within the R-4 Height and Bulk District C§§ 263.19, 270(i)). Loss of Dwelling Units,:. § 317 Conversion, Demolition, CoNtrols by &oryC (2) or Merger of Dwelling Units, including Residential Flats Mayor Lurie BOARD OF SUPERVISORS Page 235 -hs-t -Jnd ~ Residential Geff'rref'sien f+l-1- G G ~ Residemial Demelitien f+l-1- G G G ami ,3,tfef'-gf3f' NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 3.6 to 1. For Office Uses minimum intensities may 124, 207.9 ffl2.t2.lY 12.ursuant to f 207. 9. * * * * * * * * (2) THIRD FLOOR RESIDENTIAL CONVERSION: Boundaries: Applicable to NC-3 Districts. Controls: A residential use may be converted to an Institutional Use, other than a Medical Cannabis Dispensary, as a Conditional Use on the third story and above if in addition to the criteria set forth in Section Jm-317, the Commission finds that: (a) The structure in which the residential use is to be converted has been found eligible for listing on the National Register of Historic Places; (b) The proposed use is to be operated by a nonprofit public benefit corporation; and (c) No legally residing residential tenants will be displaced. * * * * 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 Mayor Lurie BOARD OF SUPERVISORS Page 236 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. Housing development in new buildings is permitted. Existing residential units are protected by limitations on demolitions and prohibitions ofuJJJJer story conversions. Accessory Dwelling Units are permitted within tJw District pursuant to Section 207.1 &/this Code. Table 713. NEIGHBORHOOD COMMERCIAL SHOPPING CENTER DISTRICT NC-S ZONING CONTROL TABLE NC-S Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, Varies, but generally 40 X. See Height and Bulk 106, 250-252, Map Sheets HT02-05, HT07, and HT10-13 for 260, 263.19, Mayor Lurie BOARD OF SUPERVISORS Page 237 * * * * Rear Yard Front Setback and Side Yard * * * * Miscellaneous * * * * Design Guidelines and Standards Mayor Lurie BOARD OF SUPERVISORS 261.1, 270, more information. Height sculpting required on 270.3, 271. Alleys per §261.1. See also Height and Bulk District Maps §§ 130, 134, ;vat Required. Required at the Second Story and at 134(a)(e), 136 each succeeding level or Story o(the building. and at the First Story i[it contains a Dwelling Unit: 25% of lot deeth, but in no case less than 15 &et. §§130,131, Generally Nr1.ot Rz::equired:-,· however, if the existing 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be erovided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only ue to 15 &et above street grade. See ~ l 32Ce2- General Plan Subject to the Urban Design Guidelines, Citywide Commerce Design Standards, and any other ff(2]2.licable design Page 238 and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sectiol'ls§§_ 207.1 and 207.2. Unit ~el'lsity• 207.2 Dwelling Unit DensityL §§ 102, 207 1 unit per 800 square foot lot area, or the density General permitted in the nearest R District, whichever is greater. Form-Based Density applies within the R-4 Height and Bulk District (9§ 263.19, 270(j22, Minimum Dwelling Unit § 207.9 Varies depending on proiect location, but generally Densities, i[Arzp_licable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 Pup to 4,000 square feet o[_Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o{l.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. Mayor Lurie BOARD OF SUPERVISORS Page 239 Group Housing Density §208 1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Form-Based Density applies within the R-4 Height and Bulk District(§§ 263.19, 270(i)). * * * * Senior Housing Density §§102, P up to twice the number of dwelling units 202.2(f), 207 otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 ). C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of§ 202.2(f)(1), except for§ 202.2(f)(1)(D)(iv), related to location. Form-Based Density applies within the R-4 Height and Bulk District(§§ 263.19, 270(i)). Loss of Dwelling Units,:. §' 317 Conversion, Demolition, Controls by StoryC or Merger of Dwelling Units, including Residential Flats Residential Conversion Mayor Lurie BOARD OF SUPERVISORS H-1-1- +sf .J.r.fi4. NJ2. NJ2. Page 240 Residential Demolition f-31--l- f; f; f; andMergeP- NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For Office Uses minimum intensities may 124, 207.9 ar212ly 12.ursuant to §' 207.9. * * * * * * * * SEC. 714. BROADWAY NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * Table 714. BROADWAY NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Broadway NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Front Setback and §§ 130, 131, Generally Nt1ot :Rrequired,.; however, i(the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be erovided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. Mayor Lurie BOARD OF SUPERVISORS Page 241 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§102, 207.1, Un it f)e19sit-y1 207.2 Dwelling Unit Density'- §§ 102, 207 General Minimum Dwelling Unit § 207.9 Densities, i[_Applicable Mayor Lurie BOARD OF SUPERVISORS This setback is required only up to 15 feet above street grade. See § I 32Ce2. Sbtbject to the Urban Design Guidelines,_ €fflfi Citywide Design Standards, historic resource consideration, and any other applicable design guidelines that have been approved by the Planning Commission. Properties in this District have been identified as potentially eligible for the National Register or California Register. Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sections§.§_ 207.1 and 207.2. 1 unit per 400 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Varies depending on proiect location, but generally ranges between 50 and JOO dwelling units per acre. Page 242 Maximum Dwelling Unit §§207.10, 317 P up to 4,000 square feet of Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o(i.2: 1. C for Dwelling Units that exceed the greater of those thresholds. Group Housing Density § 208 1 bedroom per 140 square foot lot area, or the density permitted in the nearest R District, whichever is greater. * * * * Loss of Dwelling Units~ §_Jl]_ Controls by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats .J-sl 2-nd J-r-tl+ -Resider-ltiel C.ef'wer-sior-1 H-J.-1- f; f; N-Jl -Resider-1tiel Demolitior-1 H-J.-1- f; f; f; end 1~,fergeP NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 a12,ply pursuant to § 207.9. * * * * * * * * Mayor Lurie BOARD OF SUPERVISORS Page 243 SEC. 715. CASTRO STREET NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * (b) Intent of Controls. The Castro Street District controls are designed to accommodate various scales of maintain existing small scale development and promote a balanced mix of uses. Building standards permit small- and mid-scale buildings and uses and protect rear yards above the ground story and at residential levels. In new buildings, most commercial uses are permitted at the ground and second stories. Special controls are necessary to preserve the existing equilibrium of neighborhood-serving convenience and specialty commercial uses. In order to maintain convenience stores and protect adjacent residential livability, controls authorize some additional drinking establishments with a conditional use, permit self-service specialty food establishments, and permit with certain limitations new late- night uses, adult and other entertainment, and financial service uses. The continuous retail frontage is maintained by prohibiting most automobile and drive-up uses. Housing development in new buildings is encouraged above the second story. Existing housing wqits are protected by limitations oH demolitions aHd u-pper story' coH';JersioHs. Accessory Dwelling Units are permitted withiH the districtpursucmt to Section 207.1 ofthis Code. Table 715. CASTRO STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Castro Street NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Mayor Lurie BOARD OF SUPERVISORS Page 244 Height and Bulk Limits * * * * Front Setback and Side Yard * * * * Miscellaneous * * * * Design Guidelines and Standards Mayor Lurie BOARD OF SUPERVISORS §§ 102, 105, 40 X, 65 B. Varies. See Height and Bulk Map 106, 250-252, Sheet HT07 for more information. Height -2£:-1--, 260, Sculpting on Alleys per§ 261.1. 263.19, 261.1, 270, 270.3, 271. See also Height and Bulk District Maps §§ 130, 131, Generally N!J..Ot Rrequired,.,· however, if the existing 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See { l 32Ce2. General Plan Subject to the Urban Design Guidelines, Citywide Commerce Design Standards, and any other applicable design Page 245 and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF 2' 206. JO Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections§_§_ 207.1 and 207.2. Unit Density• 207.2 Dwelling Unit Density,. §§ 102, 207 I tlnitper 600 square foot lot area, or the density• General permitted in the nearest R District, whichever is greater.Form-Based Densitv.£2,l Minimum Dwelling Unit § 207.9 Varies depending on pro;ect location, but generally Densities, i[_Applicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 Pup to 4,000 square feet o[_Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. Group Housing Density §208 Up to I bedroom per 210 square foot lot area, or the density permitted in the nearest R District~ whichever is great-er.Form-Based Density.£2,l Mayor Lurie BOARD OF SUPERVISORS Page 246 * * * * Senior Housing Density §§102, P up to tH1ice the number &}dwelling units otherwise 202.2(f), 207 permitted as a Principal Use in the district and meeting all the reqttirements &j§ 202.2(/)(1). C btp t-0 twice the number ofdwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of§ 202. 2(/) (1), except f0r § 202.2(/)(l)(D)(iv), related to location.Form-Based Densitr...f21 Loss of Dwelling Units,:. fll1 Controls by StoryiC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats -1-sl 2-nd .Jrd4- Residential Conversion §-J-1-+ f; f; N-Jl Residential Demolition §-J-1-+ f; f; f; and 1~,krger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 3.0 to 1. For Office Uses minimum intensities mar.. 124, 207.9 ff{l.'(l}Y.. QUrsuant to { 207.9. * * * * * * * * Mayor Lurie BOARD OF SUPERVISORS Page 247 QL[noted deleted] For Lots outside the R-4 Height and Bulk District the density limits shall be: one Dwelling Unit per 600 square foot lot area, or the density permitted in the nearest R District, whichever is greater: up to one Group Housing bedroom per 210 square foot lot area, or the density permitted in the nearest R District, whichever is greater: for Senior Housing. P up to twice the number of Dwelling Units otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2fD(1 ). * * * * SEC. 716. INNER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Inner Clement Street Neighborhood 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 dDistrict 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 a'District's vitality. The building standards allow small- to mid-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 limit additional financial service uses, additional Mayor Lurie BOARD OF SUPERVISORS Page 248 eating and drinking establishments, and late-night commercial 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. Existil'lg :-esidential units are protected by prohibitions on upper story con1,•er.gions and lilnitations on demolitions. Accessory Dwelling Units are permitted ',tdthin the districtpurs1;1al'lt to Sectiol'l 207.1 o.f this Code. Table 716. INNER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Inner Clement Street Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 4-0--±-Varies. See Height and Bulk Map Sheet 106, 250-252, HT03 for more information. Height sculpting 260, 263.19, required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Generally Nt1ot Rz::equired~.· however, ifthe existing Side Yard 132, 133 sidewalk does not meet the recommended width Mayor Lurie BOARD OF SUPERVISORS Page 249 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element Housing Choice-SF §206.10 RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§102, 207.1, Unit f>ensity 207.2 Mayor Lurie BOARD OF SUPERVISORS required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132Cel- Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sections§_§_ 207.1 and 207.2. Page 250 Dwelling Unit DensityL General Minimum Dwelling Unit Densities, i{Applicable Maximum Dwelling Unit Size Group Housing Density * * * * Senior Housing Density Loss of Dwelling Units,:_ Conversion, Demolition, or Merger of Dwelling Mayor Lurie BOARD OF SUPERVISORS §§ 102, 207 1 1,mitper 600 square foot lot area, or the density pennitted in the nearest R District, whichever is greater-.Form-Based Density. §' 207.9 Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units per acre. §§207.10,317 Pup to 4,000 square feet o{Gross Floor Area or an equivalent Floor Area Ratio {or any individual Dwelling Unit of1.2: I. C {or Dwelling Units that exceed the greater o{those thresholds. §208 Up to 1 bedroom per- 210 squar-e foot lot ar-ea, or the density permitted in the nearest R Distr-ict, whichever- is greater-.Form-Based Density. §§102, P up to twice the number- ofdwelling units othenvise 202.2(f), 207 per-milted as a Pr-incipal Use in the distr-ict and meeting all the requir-ements &ff 202.2(/)(1). Cup to twice the number ofdwelling units otherwise permitted as a Pr-incipal Use in the distr-ict and meeting all requir-ements of§ 202. 2(/) (1), except for- § 202.2(/)(l)(D)(iv), related to location.Form-Based Densitv. §_111 Controls by StoryC Page 251 Units, including Residential Flats ls! -2-nd ~ Residemiet GtHH'ef'sieH §-J-1-7- G NF- N.J2- Residentiet DemelitieH §-J-1-7- G G G end i,fef'gef' NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For O(lice Uses minimum intensities may 124, 207.9 a[2]2_ly eursuant to f 207.9. * * * * * * * * 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 dDistrict'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 dDistrict's existing small-scale, mixed-use character. The building Mayor Lurie BOARD OF SUPERVISORS Page 252 standards monitorguide 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 arc protected by prohibitions &/upper story conversions and limitations on demolitions. Accessory Dwelling Units are permitted ,Fithin the districtpursua,qt to Section 207. 1 af this Code. Table 717. OUTER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Outer Clement Street Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 4-0--X-c--Varies. See Height and Bulk Map Sheet 106, 250-252, HT03 and HT04 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. Mayor Lurie BOARD OF SUPERVISORS Page 253 See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element Housing Choice-SF § 206.10 RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Generally N!10t :!?required,..,· however, if the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132Ce2. Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Form-based density, additional height, and other zoning modifications for eligible proz'ects in the R-4 Height and Bulk District. Page 254 Development Standards * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§102, 207.1, Unit J;)e,qsity• 207.2 Dwelling Unit Density,. §§ 102, 207 General Minimum Dwelling Unit § 207.9 Densities, i(_Ae,plicable Maximum Dwelling Unit §§ 207.10, 317 Size Group Housing Density §208 * * * * Senior Housing Density §§102, 202.2(f), 207 Mayor Lurie BOARD OF SUPERVISORS Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sections§§_ 207.1 and 207.2. I 1,mit per 600 square foot lot area, or the density• permitted in the nearest R /;)istrict, whichewr is greater.Form-Based Density. Varies depending on proiect location, but generally ranges between 50 and JOO dwelling units per acre. Pup to 4,000 square feet o(_Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o(_l.2: I. C for Dwelling Units that exceed the greater o(_those thresholds. 1 bedroom per 210 square foot lot area, or the density• permitted in the nearest R /;)istrict, whichever is greater.Form-Based Density. P Hp to twice the number ofdy,ielling units otherwise permitted as a Principal Use i,q the district and meeting all the requirements off 202.2(/)(1). Cup to twice the number of dwelling units otherwise permitted as a Principal Use in the district a,qd Page 255 Fneeting all requirements of§ 202.2(!)(1), except for§ 202.2(f)(l)(D)(iv), related to location.Form-Based Density_. Loss of Dwelling Units,:. §' 317 ControlE by SkJryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats +sf -2nd Jr.d4 Re5idenfial Co1,wer5io1~ §-J-1-+ f; N.J2- N.J2- Re5idential Demolition §-J-1-+ f; f; f; and A1ergef' NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For O(fice Uses minimum intensities may_ 124, 207.9 a-1z12.ly_ eursuant to § 207.9. * * * * * * * * 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 Mayor Lurie BOARD OF SUPERVISORS Page 256 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 reflect 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 cxistingan 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 restaurant) and formula retail establishments are prohibited, 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 arc protected by limitations on demolitions and upper story conversions. Accessory Dwelling Units are permitted within the districtpur~uant to Section 207.1 ofthis Code. Table 718. UPPER FILLMORE STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Upper Fillmore Street NCO Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Mayor Lurie BOARD OF SUPERVISORS Page 257 Height and Bulk Limits. * * * * Front Setback and Side Yard * * * * Miscellaneous * * * * Design Guidelines and Standards Mayor Lurie BOARD OF SUPERVISORS §§ 102, 105, ~Varies. See Height and Bulk Map Sheet 106, 250-252, HT02 for more information. Height sculpting 260, 263.19, required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps §§ 130, 131, Generally NZ10t Rrequired,.; however, ifthe existing 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See £ 132Ce2- General Plan Subject to the Urban Design Guidelines, Citywide Commerce Design Standards, and any other ap[2_licable design Page 258 and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §' 206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections§_§_ 207.1 and 207.2. Unit -IJem;ity· 207.2 Dwelling Unit Density,_ §§ 102, 207 1 unit per 600 square foot fot area, or the density· General permitted in the nearest R District, whichever is greeter.Form-Based DensitJ:_.Ql Minimum Dwelling Unit § 207.9 Varies depending on proiect location, but generally Densities, i[...Ar2.plicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§207.10, 317 Pup to 4,000 square feet o[_Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit ofJ.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. Group Housing Density §208 Up to 1 bedroom per 210 square feat lot eree, or the de1qsitypermitted in the nearest R District, whichever is greeter.Form-Based Density.Ql Mayor Lurie BOARD OF SUPERVISORS Page 259 * * * * Senior Housing Density §§102, P btJ3 to twice the number &}dwelling units otherwise 202.2(f), 207 permitted as a Principal Use in the district and meeting all the requirements off 202.2(1)(1). Cup to twice the number ofdwelling units otherwise permitted as a Principal Use in the district and meeting all require;•nents of§ 202.2(!}(1), except for f 202.2(f)(l)(D)(iv), rel:ated to location.Form-Based Density_.£21 Loss of Dwelling Units~ §' 317 Controls by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats -1--sl 2nd J.rd4- Reside,uiel Cow;er--sion §-J-1-+ f; f; NP- Re-sidentiel Demolition §-J-1-+ f; f; f; a11d ,3,/erger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For O[fice Uses minimum intensities may_ 124, 207.9 ff/2l2JY. r.ursuant to§: 207.9. * * * * * * * * Mayor Lurie BOARD OF SUPERVISORS Page 260 ~[noted deleted]For Lots outside the R-4 Height and Bulk District the density limits shall be: one Dwelling Unit per 600 square foot lot area, or the density permitted in the nearest R District, whichever is greater; up to one Group Housing bedroom per 210 square foot lot area, or the density permitted in the nearest R District, whichever is greater; for Senior Housing. Pup to twice the number of Dwelling Units otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 ). * * * * 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 dDistrict's mixed residential-commercial character. The Haight Street District controls are designed to protect reflect 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 limit additional Mayor Lurie BOARD OF SUPERVISORS Page 261 drinking uses and tourist hotels. Prohibitions of most automobile and drive-up uses protect the dDistrict's continuous retail frontage. Housing development in new buildings is encouraged above the ground story. Existing residential units arc protected by prohibition of upper story conversions and limitatio1qs on demolitiom. Accessory Dwelling Units are permitted within the districtpursucmt to Section 207.1 of this Code. Table 719. HAIGHT STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Haight Street NCO Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, 40--Jf-Varies. See Height and Bulk Map Sheets 106, 250-252, HT06 and HT07 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Generally Nnot R[equired:-,· however, i(the existing Side Yard 132, 133 sidewalk does not meet the recommended width Mayor Lurie BOARD OF SUPERVISORS Page 262 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element Housing Choice-SF §206.10 RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§102, 207.1, Unit f)ensity· 207.2 Mayor Lurie BOARD OF SUPERVISORS required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk. the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § J 32(e2. Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sections§§.. 207.1 and 207.2. Page 263 Dwelling Unit Density,_ General Minimum Dwelling Unit Densities, i[Al2,plicable Maximum Dwelling Unit Size Group Housing Density * * * * Senior Housing Density Loss of Dwelling Units~ Conversion, Demolition, or Merger o[_Dwelling Mayor Lurie BOARD OF SUPERVISORS §§ 102, 207 § 207.9 §§207.10, 317 §208 §§102, 202.2(f), 207 §_111 1 unit per 600 square foot lot area, or the density permitted in the nearest R District, whichn1er is greater.Form-Based Density_.ill Varies depending on proiect location, but generally_ ranges between 50 and 100 dwelling units per acre. Pup to 4,000 square feet o[_Gross Floor Area or an equivalent Floor Area Ratio for any_ individual Dwelling Unit o[_l.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. 1 bedroom per 210 square foot lot area, or the density permitted in the nearest R District, whichever is greater.Form-Based Densitl:'..(1) P up to twice the number ojdH·elling units otlwnvise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(/)(1). Cup to twice the number ofdwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of§ 202.2(/)(1), exceptfor § 202.2(/)(l)(D)(i·,9, related to location.Form-Based Densitv.ill Controls by SforyC Page 264 Units, including Residential Flats -1-sl -Jnd Jr-t/4. R:esi£ie-,qfia/. Gem,er-sifm §-J-1-1- G NF- NF- R:esidefttia/. DemoUtio-,q §-J-1-1- G G G ami:Merger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For O{fice Uses minimum intensities may 124, 207.9 at212.lv 12ursuant to f 207.9. * * * * * * * * ilL[noted deleted] For Lots outside the R-4 Height and Bulk District the density limits shall be: one Dwelling Unit per 600 square foot lot area, or the density permitted in the nearest R District, whichever is greater; up to one Group Housing bedroom per 210 square foot lot area, or the density permitted in the nearest R District, whichever is greater; for Senior Housing, P up to twice the number of Dwelling Units otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 ). * * * * SEC. 720. EXCELSIOR OUTER MISSION NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * Table 720. EXCELSIOR OUTER MISSION STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Mayor Lurie BOARD OF SUPERVISORS Page 265 Zoning Category § References BUILDING STANDARDS Massing and Setbacks * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Mayor Lurie BOARD OF SUPERVISORS Excelsior Outer Mission NCD Controls Generally Nr1.ot Rrequired:-,· however, if'the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See { 132Ce2. Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Controls by Story Page 266 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections§.§_ 207.1 and 207.2. Unit 207.2 Dwelling Units Density, §§ 102, 207 1 unit per 600 square foot lot area General Minimum Dwelling Unit § 207.9 Varies depending on proiect location, but generally Densities, i[_Applicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§207.10, 317 Pup to 4,000 square feet o[_Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2: 1. C for Dwelling Units that exceed the greater o{_those thresholds. Group Housing Density § 208 1 bedroom per 210 square foot lot area. * * * * Loss of Dwelling Units::. § 317 Controls by StoryC Conversion, Demolition, or Merger o[_Dwelling Units, including Residential Flats .J-sl -2-l'lti .J.rd4- Residentiel: Gonversion §-J-1-+ f; f; f; ResideNtiel Demol:ition §-J-1-+ f; f; f; €11'/ff -A1erger NON-RESIDENTIAL STANDARDS AND USES Development Standards Mayor Lurie BOARD OF SUPERVISORS Page 267 Floor Area Ratio §§ 102, 123, 3.6 to 1. For Office Uses minimum intensities may 124, 207.9 a-t212.lY 2ursuant to ~ 207.9. * * * * * * * * SEC. 721. JAPANTOWN NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * Table 721. JAPANTOWN NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Japantown NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Front Setback and §§ 130, 131, Generally NflOt R!::equired:--,· however, i[the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the BetterStreets Plan, a front setback shall be wovided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See ~ 132Cel- * * * * Miscellaneous Mayor Lurie BOARD OF SUPERVISORS Page 268 * * * * Design Guidelines and General Plan Standards Commerce and Industry Element RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§102, 207.1, Unit 207.2 Dwelling Unit Density,_ §§ 102, 207 General Minimum Dwelling Unit §' 207. 9 Densities, i[Applicable Maximum Dwelling Unit §§ 207.10, 317 Size Group Housing Density § 208 * * * * Mayor Lurie BOARD OF SUPERVISORS Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sections§_§_ 207.1 and 207.2. 1 unit per 400 square foot lot area. Varies depending on project location, but generally ranges between 50 and JOO dwelling units per acre. Pup to 4,000 square feet o[Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o(l.2:1. C for Dwelling Units that exceed the greater o[those thresholds. 1 bedroom per 210 square foot lot area. Page 269 Loss of Dwelling Units~ §_JJ.1 Controls by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats 1-st 2-nd ~ Refiideniiei C-em;er-sion §-J-1-+ f; f; f; Refiidentiei Den10lition §-J-1-+ f; f; f; end J,tJerger- NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 3.6 to 1. For Office Uses minimum intensities may 124, 207.9 a12.t2.lY f2.Ursuant to~ 207.9. * * * * * * * * SEC. 722. NORTH BEACH NEIGHBORHOOD COMMERCIAL DISTRICT. The North Beach Neighborhood Commercial District is a nonlinear district centered on Columbus Avenue, located in the valley between Telegraph Hill and Russian Hill north of Broadway. North Beach functions as a neighborhood-serving marketplace, eCitywide specialty shopping, and dining district, and a tourist attraction, as well as an apartment and residential hotel zone. Traditionally, the dDistrict has provided most convenience goods and services for residents of North Beach and portions of Telegraph and Russian Hills. North Beach's eating, drinking, and entertainment establishments remain open into the evening to serve a much wider trade area and attract many tourists. The balance between neighborhood-serving Mayor Lurie BOARD OF SUPERVISORS Page 270 convenience stores and Citywide specialty businesses has shifted, as convenience stores have been replaced by restaurants and bars. The proliferation of financial services, limited financial services, and professional services has also upset the dDistrict's balance of uses. The relocation of business and professional offices from downtown to North Beach threatens the loss of upper-story residential units. * * * * In keeping with the dDistrict's existing mixed-use character, housing development in new buildings is encouraged above the ground floor. Existing residential units are protected by prohibitionslimitations of upper-story conversions, mergers, removals, and demolitions.-kr Section 207.1 ofthis Cock, Accessory Dwelling Units are permitted within the existing building envelope, but may not eliminate or reduce ground-story retail or commercial space. Table 722. NORTH BEACH NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE North Beach NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, 4-()..;f....Varies. See Height and Bulk Map Sheet 106, 250-252, HT01 for more information. Height sculpting 260, 263.19, required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Mayor Lurie BOARD OF SUPERVISORS Page 271 * * * * Front Setback and Side Yard * * * * Miscellaneous * * * * Design Guidelines and Standards Housing Choice-SF Mayor Lurie BOARD OF SUPERVISORS Bulk District Maps §§ 130, 131, Generally Nl1_0t Rz::equired:-,· however, i[the existing 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132Ce2- General Plan Subject to the General Plan's Urban Design Commerce Guidelines, Citywide Design Standards, tmd-historic and Industry resource consideration. and any other applicable Element design guidelines that have been approved by the Planning Commission. Properties in this District have been identified as potentially eligible for National Register or California Register. §206.10 Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District. Page 272 RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 NP(11) p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections§_§_ 207.1 and 207.2. Units 207.2 Dwelling Units Density, §§ 102, 207 1 unit per 400 square foot lot area, or the density General permitted in the nearest R District, whichever is greater. Form-Based Density applies within the R-4 Height and Bulk District C$§. 263.19, 2 70022- Minimum Dwelling Unit § 207.9 Varies depending on pro;ect location, but generally Densities, i[_Applicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 Pup to 4,000 square feet o{_Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_J. 2: 1. C for Dwelling Units that exceed the greater o{those thresholds. Group Housing Density §208 1 bedroom per 140 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Mayor Lurie BOARD OF SUPERVISORS Page 273 Form-Based Density applies within the R-4 Height and Bulk District (2'f 263.19, 2 70022. * * * * Senior Housing Density §§102, P up to twice the number of dwelling units 202.2(f), 207 otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 ). C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of§ 202.2(f)(1 ), except for§ 202.2(f)(1 )(D)(iv), related to location. Form-Based Density applies within the R-4 Height and Bulk District(~§ 263. I 9, 270{j)). Loss of Dwelling Units,:. i1ll Controls by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats +51 Bid ~ Residential Conversion §§ 317, G NF NF 78(). 3 (e) f4-) Residential Demolition §§ 317, G NF NF andAtferger 78(). 3 (e) f4-) NON-RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Page 274 Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For Office Uses minimum intensities may 124, 207.9 a12J2lv f2_ursuant to §: 207. 9. * * * * * Not listed below (1) NORTH BEACH OFF-STREET PARKING, RESIDENTIAL (Section 155(t)) * * * * (a) Installing a garage in an existing or proposed residential building of two or more units requires a mandatory Discretionary Review by the Planning Commission. In order to approve the installation of any garage in these districts, the City shall find that: * * * * (iv) the garage would not front on an Alley pursuant to Section 155(r)(J1) of this Code or on a public right-of-way narrower than 41 feet, and * * * * SEC. 723. POLK STREET NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * (b) Controls. (1) Purposes. The Polk Street District controls are designed to encourage and promote development that is compatible with the surrounding neighborhood. The building standards monitorguide large-scale development and protect rear yards at residential levels. Consistent with Polk Street's existing mixed-use character, new buildings may contain most commercial uses at the First Story. The controls encourage neighborhood-serving businesses. They also prohibit new adult entertainment uses. Restrictions on drive-up and Mayor Lurie BOARD OF SUPERVISORS Page 275 most automobile uses protect the district's continuous retail frontage and prevent further traffic congestion. Housing developed in new buildings is encouraged above the First Story, especially in the less intensely developed portions of the district along Larkin Street and on large lots throughout the district. New housing development requires 40% or more two-bedroom plus units to encourage families to live in the district. Parking is limited in new developments given the dDistrict's transit access and the proximity to bus rapid transit along Van Ness Avenue parallel to the district. Existing housing units arc protected by on demolitions and btf3pcr story conversions. Accessory Dwelling Units are permitted within the districtpurst1tmt to Section 207.1 <>J this Code. * * * * (4) Loss ofResidentit1l Units. To prevent the loss of existing Residential Units, the removal, demolition, mcr15cr, or conversion a/Residential Units above the Fir~t Story arc prohibited even ifsuch loss <>}Residential Units ~would otherwise be allowcdptirsuant to Section 317 ofthis Code. (J-1..) Neighborhood Commercial Design Guidelines. The construction of new buildings and alteration of existing buildings in the Polk Street NC District shall be consistent with the design policies and guidelines of the General Plan and with the "Polk/Pacific Special Area Design Guidelines" as adopted by the Planning Commission. The Planning Director may require modifications to the exterior of a proposed new building or proposed alteration of an existing residential building in order to bring it into conformity with the Citywide Design Standards, "Polk/Pacific Special Area Design Guidelines" and with the General Plan. These modifications may include, but are not limited to, changes in siting, building envelope, scale texture and detailing, openings, and landscaping. Table 723. POLK STREET NEIGHBORHOOD COMMERCIAL DISTRICT Mayor Lurie BOARD OF SUPERVISORS Page 276 ZONING CONTROL TABLE Polk Street NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies. 65 A, 80 A, and 130 E. See Height and Bulk 106, 250-252, Map Sheet HT02 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Generally N!J:.Ot Rz::equired:-,· however, i{the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See { 132Cel. Mayor Lurie BOARD OF SUPERVISORS Page 277 Streetscape and § 138.l Pedestrian l l'l'lJJrfwements Street Frontage and Public Realm Streetscape and § 138.1 Pedestrian Improvements Street Frontage § 145.1 Requirements * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element and the Polk/Pacific Special Area Design Guidelines Mayor Lurie BOARD OF SUPERVISORS Required. Required. Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, ground floor ceiling height, street-facing ground-level spaces, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings. Subject to the Urban Design Guidelines, Citywide Design Standards, and-the Polk/Pacific Special Area Design Guidelines, and any other applicable design guidelines that have been approved by the Planning Commission. Page 278 Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix § 207.6 Generally Rrequired for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections§_§_ 207.1 and 207.2. Units 207.2 Dwelling Units Density, §§ 102, 207 1 tmitper 100 square foot lot area, or the density General permitled in the nearest R District, whichc,'er is greeter.Form-Based Densitv.(14) Minimum Dwelling Unit § 207.9 Varies depending on proiect location, but generally Densities, i[_Applicable ranges between 50 and JOO dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 P up to 4, 000 square feet o[_ Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Mayor Lurie BOARD OF SUPERVISORS Page 279 Residential Density, Group Housing Density_ * * * * Senior Housing Density Loss and Division of Dwelling Units~ Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats Reside1'lfial Conversion Residential Demolition al'ld 1~,lerger- Mayor Lurie BOARD OF SUPERVISORS §208 §§102, 202.2(f), 207 f1ll §-J-1-+ §-J-1-+ Dwelling Unit of].2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. 1 bedroom per 140 square foot lot area, or the density pennitted in the nearest R District, whichever is gr-eater.Form-Based Density_. (14) P up to twice the number- ofdH 1elling itnits otherv,iise permitted as a Pr-incipal Use in the district and meeting all the requir-ements of§ 202.2(!)(1). Cup to twice the number ofdwelling unitfi otherwise permitted as a Principal Use in the distr-ict and Nieeting all requir-ements of§ 202.2(!)(1), except for-§ 202.2(/)(l)(D)(iv), r-elated to location.Form-Based Density_. ( 14) Controls by StoryC -J-s.t 2-nd ~ N-J2 N-J2 NF N-J2 NF NF Page 280 Division of Dwelling § 207.8 Division of existing Dwelling Units P per §_207.8. Units NON-RESIDENTIAL STANDARDS AND USES (7) Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124 207.9 aQJ2.ly {2_ursuant to 2' 207.9. * * * * * * * * fllL[noted deleted] For Lots outside the R-4 Height and Bulk District the density limits shall be: one Dwelling Unit per 400 square foot lot area, or the density permitted in the nearest R District, whichever is greater: up to one Group Housing bedroom per 140 square foot lot area, or the density permitted in the nearest R District, whichever is greater: for Senior Housing, P up to twice the number of Dwelling Units otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 }. * * * * 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 Streets. 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 Mayor Lurie BOARD OF SUPERVISORS Page 281 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 monitorguide large-scale development and protect rear yards at the grade level and above. Most new commercial development is permitted at the first story; a conditional use authorization is required if a general retail uses are permiHed at the second story only ifsuch use would net-involve conversion of any existing housing units. Special controls are designed to protect existing neighborhood-serving ground-story retail uses. Limits on financial service uses are intended to minimize the environmental impacts generated by the growth of such uses. The daytime orientation of the dDistrict is encouraged by requiring conditional use authorization for 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 andprohibitions ofblfJPer story com·ersions. Accessory Dwelling Units are permitted within the districtpursuant to Section 207.1 of this Code. Table 724. SACRAMENTO STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Sacramento Street NCD Zoning Category § References Controls Mayor Lurie BOARD OF SUPERVISORS Page 282 BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, 106, 250-252, 260, 263.19, 261.1, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Mayor Lurie BOARD OF SUPERVISORS Varies. 49-X:- See Height and Bulk Map Sheets HT02 and HT03 for more information. Height sculpting required on Alleys per§ 261.1. Generally N!J:.Ot Rz::equired,.,· however, ifthe existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See ~ 132(e). Page 283 Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been cqzrroved by the Planning Element Commission. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Secti01qs§.§._ 207.1 and 207.2. Unit7 207.2 Dwelling Units Density, §§ 102,207 1 1,mit per 800 square foot lot area, or the density General permitted iN the nearest R District, whichever is greater.Form-Based Density. Minimum Dwelling Unit § 207. 9 Varies depending on proiect location, but generally Densities, if Ae,plicable ranges between 50 and JOO dwelling units per acre. Maximum Dwelling Unit §§207.10, 317 P up to 4, 000 square feet of Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit ofl.2: I. C for Dwelling Units that exceed the greater of those thresholds. Mayor Lurie BOARD OF SUPERVISORS Page 284 Group Housing Density §208 1 bedroom per 2 75 square foot lot area, or the density permitted in the nearest R District, whichever is greater.Form-Based Density. * * * * Senior Housing Density §§102, P up to twice the number af dwelling units otherwise 202.2(f), 207 permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(/)(1). Cup to tv,dce the nb1mber ofdwelling units otherwise permitted as a Principal Use in the district and nweting all reqitirements £>/§ 202.2(/)(1), except for§ 202.2(/)(l)(D)(iv), re!:ated to location.Form-Based Densitv. Loss of Dwelling Units~ 9' 317 Controls by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats +sf Jnd ~ Re-sidential Cow,;ersien H-J-7- G NP- N-J2. Residential Demolition H-J-7- G G G and 1~,eferger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For Office Uses minimum intensities may 124, 207.9 a12.e.lv 12.ursuant to §: 207. 9. Mayor Lurie BOARD OF SUPERVISORS Page 285 * * * * * * * * SEC. 725. UNION STREET NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * 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 continuous retail frontage, and protect adjacent residential livability. Small- to mid-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 require Conditional Use authorization for additional drinking establishments and limit additional 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. Housing development in new buildings is encouraged above the second story. Existing residential units are protected h)· limiwtions on demolitions and tlfJPer story conversions. Accessory Dwelling Units are permitted ~within the districtpursuant to Section 207.1 ofthis Code. Mayor Lurie Table 725. UNION STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Union Street NCO BOARD OF SUPERVISORS Page 286 Zoning Category § References BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, 106, 250-252, 260, 263.19, 261.1, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Mayor Lurie BOARD OF SUPERVISORS Controls Varies. 4-()..:½.. See Height and Bulk Map Sheet HT02 for more information. Height sculpting required on Alleys per§ 261.1. Generally N[!Ot R[equired:-,· however, if the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 (eet above street grade. See § 132Cel. Page 287 Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF § 206.10 Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections§_§_ 207.1 and 207.2. Units Densitv 207.2 Dwelling Units Density, §§ 102, 207 I bmit per 600 square foot lot area, or the density General permitted in the nearest R District, ~Fhichever is gFeater.Form-Based Density.!2J. Minimum Dwelling Unit § 207.9 Varies depending on pro;ect location, but generally Densities, i{Applicable ranges between 50 and JOO dwelling units rzer acre. Maximum Dwelling Unit §§207.10. 317 Pup to 4,000 square feet o{Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o{l.2: I. C for Dwelling Units that exceed the greater of those thresholds. Mayor Lurie BOARD OF SUPERVISORS Page 288 Group Housing Density §208 1 bedroom per 210 square foot lot area, or the density permitted in the nearest R District, whichever is greater.Form-Based Densitv.QJ * * * * Senior Housing Density §§102, P up to twice the number ofdwelling units other.vise 202.2(f), 207 permitted as a Principal Use in the district and meeting all the requironents of§ 202.2(/)(1). Cup to AFice the number ofdwelling units otherwise permitted as a Principal Use in the district and meeting all requireme1qts of§ 202. 2(/) (1), except for§ 202. 2(/) (l)(D)(i 1.;J, related to location.Farm-Based Densitv.QJ Loss of Dwelling Units,:, §_111 Controls by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats .J-s.t 2nd ~ Residential Com1ersio19 §-U+ G G G Residential Demolition §-U+ G G G and -Plferger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 3.0 to 1. For Office Uses minimum intensities may 124, 207.9 a-1212.lv [2_ursuant to ~ 207. 9. Mayor Lurie BOARD OF SUPERVISORS Page 289 * * * * * * * * ~[noted deleted] For Lots outside the R-4 Height and Bulk District the density limits shall be: one Dwelling Unit per 600 square foot lot area. or the density permitted in the nearest R District. whichever is greater: up to one Group Housing bedroom per 210 square foot lot area. or the density permitted in the nearest R District. whichever is greater: for Senior Housing. Pup to twice the number of Dwelling Units otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 ). * * * * SEC. 726. PACIFIC AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * (b) Controls. ( 1) Purposes. The Pacific Avenue Neighborhood Commercial District controls are designed to promote a small, neighborhood serving mixed-use commercial street that preserves the surrounding neighborhood residential character. These controls are intended to preserve livability in a largely low-rise development residential neighborhood, enhance solar access on a narrow street right-of-way, and protect residential rear yard patterns at the ground floor. Accessory Dwelling Units are permitted ',vithin the districtpursuaNt to Section 207.1 of this Code. * * * * (3) Loss of Residential Units. To prevent the loss of existing Residential Units, the remmr-al, demolition, merger, or conversion &/Residential Units above the First Story are prohibited even ifsuch loss ofResidential Units wmtld otherwise be allmndpursuant to Section 317 &}this Code. Mayor Lurie BOARD OF SUPERVISORS Page 290 (43__) Neighborhood Commercial Design Guidelines. The construction of new buildings and alteration of existing buildings in the Pacific Avenue Neighborhood Commercial District shall be consistent with the design policies and guidelines of the General Plan, the Citywide Design Standards, the Urban Design Guidelines and with the "Polk/Pacific Special Area Design Guidelines" as adopted by the Planning Commission. The Planning Director may require modifications to the exterior of a proposed new building or proposed alteration of an existing residential building in order to bring it into conformity with the Citywide Design Standards and the "Polk/Pacific Special Area Design Guidelines" and with the General Plan. These modifications may include, but are not limited to, changes in siting, building envelope, scale texture and detailing, openings, and landscaping. Table 726. PACIFIC AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Pacific Avenue NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies. 4-(.)..½.. See Height and Bulk Map Sheets 106, 250-252, HT01 and HT02 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Mayor Lurie BOARD OF SUPERVISORS Page 291 * * * * Front Setback and Side Yard * * * * Miscellaneous * * * * Design Guidelines and Standards Mayor Lurie BOARD OF SUPERVISORS Bulk District Maps §§ 130, 131, Generally NflOt R!::equired:-,· however, ifthe existing 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See ~ J 32Ce2- General Plan Subject to the Urban Design Guidelines, Citywide Commerce Design Standards, and-the Polk/Pacific Special and Industry Area Design Guidelines, and any other applicable Element and design guidelines that have been approved by the the Planning Commission. Polk/Pacific Special Area Design Guidelines Page 292 Housing Choice-SF § 206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix §:f-207.6 Generally Rz::equired for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections§§. 207.1 and 207.2. Unit 207.2 Dwelling Units Density, §§ 102, 207 1 unit per 1,000 square feat lot area, or the density General permitted in the nearest R District, whichever is greater.Form-Based Density. Minimum Dwelling Unit § 207.9 Varies depending on proiect location, but generally Densities, i[_Applicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 P up to 4,000 square feet o[_ Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Mayor Lurie BOARD OF SUPERVISORS Page 293 Group Housing Density * * * * Senior Housing Density Loss and Di'.1ision of Dwelling Units~ Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats Residential Com1ersio19 Residential Demolition Residential M:erger Mayor Lurie BOARD OF SUPERVISORS §208 §§102, 202.2(f), 207 f1l1 f-J:1-+ f-J:1-+ f-J:1-+ Dwelling Unit ofl.2: 1. C for Dwelling Units that exceed the greater of those thresholds. 1 bedroom per 2 75 square foot lot area, or the density permitt:ed in the nearest R District, whichever is weater.Form-Based Density. P ttp to twice the m;1;mber of d1,1,•elling units othenvise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(/)(1). C ttp t-0 twice the mtmber of dwelling units otherwise permitted as a Principal Use in the district and meeting all reqttirements of§ 202. 2(/) (1), except for § 202.2(/)(l)(D)(h~, related to location.Form-Based Density. Controls by StoryC -1-s+ .Jnd ~ N/2 NF NF N/2 NF NF N/2 N/2 NF Page 294 Division of Dwelling § 207.8 Division of existing Dwelling Units P per §_207.8. Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.5 to 1. For Office Uses minimum intensities may 124, 207.9 a22lv 2ursuant to ~ 207. 9. * * * * * * * * SEC. 727. LAKESIDE VILLAGE NEIGHBORHOOD COMMERCIAL DISTRICT. The Lakeside Village Neighborhood Commercial District is located in the southwestern part of the City and stretches along Ocean Avenue from Junipero Serra Boulevard to 19th Avenue. It is a neighborhood serving shopping corridor nestled among single-family homes. Lakeside Village has small ground-floor retail, restaurant, and medical office space and is serviced by the M-line streetcar. Building controls for the Lakeside Village Neighborhood Commercial District promote lmv intensity various scales of development which is-are compatible with the existing scale and character of the District. Commercial development is limited to one story, with certain exceptions. Rear yard requirements at all levels preserve existing backyard space. Commercial use provisions encourage the full range of neighborhood-serving convenience retail sales and services 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. Mayor Lurie BOARD OF SUPERVISORS Page 295 Housing development in new buildings is encouraged above the ground story. Existing residential unit1; arc protected by prohibitions afconvcrsions above the grmmd story and limitations on demolitions. Accessory Dwelling Units are permitted within the District pursuant to Sections 207.1 and207.2 afthis Code. Table 727. LAKESIDE VILLAGE NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Lakeside Village NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies, but generally 26 X. See Height and Bulk 106, 250-252, Map Sheet HT12 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Generally Nt1_ot Rz::equired:-,· however, i(the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be 12.rovided so that, when combined with the Mayor Lurie BOARD OF SUPERVISORS Page 296 * * * * Miscellaneous * * * * Canopy or Marquee § 136.1 * * * * Design Guidelines and General Plan Standards Commerce and Industry Element Housing Choice-SF § 206.10 RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Residential Uses §102 Mayor Lurie BOARD OF SUPERVISORS existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132Cel. NPill Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. Controls by Story 1st 2nd 3rd+ p p p Page 297 Accessory Dwelling Unit f)en-sit;,• Dwelling Unit Density,. General Minimum Dwelling Unit Densities, i[Aeplicable Maximum Dwelling Unit Size Group Housing Density * * * * Senior Housing Density Loss of Dwelling Units~ Conversion, Demolition, Mayor Lurie BOARD OF SUPERVISORS §§ 102, 207. 1 , 207.2 §§ 102,207 § 207.9 §§ 207.10, 317 §208 §§102, 202.2(f), 207 § 317 P per Planning Code Scctiol'ls§_§_ 207.1 and 207.2. 1 unit per 800 -square foot lot area, or the den-sit;,• permitt-ed in the nearest R f)istrict, whichever i-s greater.Form-Based DensitJ!.. Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units per acre. Pup to 4,000 square feet o[Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[1.2:1. C for Dwelling Units that exceed the greater o[those thresholds. 1 bedroom per 2 75 -square foot lot area, or the del'l-sit;,· permitted in the l'leare-st R f)istrict, ,,1,ihichever i-s greater. Form-Based DensitJ!.. P up to twice the number o-f dwellil'lg tmit-s otherwise permitted a-s a Pril'lcipal Use il'l the di-strict al'ld meetil'lg all the requiremel'lt-s of§ 202.2(!)(1). Cup to twice the m1mber o-f dwellil'lg Ul'lit-s othervd-se permitted a-s a Principal Use il'l the di-strict al'ld meetil'lg all requiremel'lt-S of§ 202. 2(/} (I), except for § 202.2(/}(l)(D)(iv), related to location.Form-Based Density. Controlii by StoryC Page 298 or Merger of Dwelling Units, including Residential Flats +sf .Jnd J-r-d-+ Resident-ial 6'en'P1el"sien §-J-1-+ f; N[2 N[2 ResideHtial Demelitiel'/, §-J-1-+ f; f; f; and Aefergel" NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For Office Uses minimum intensities may 124 207.9 ae.12.ly 12.ursuant to ~ 207. 9. * * * * * * * * (5) Canopy is P ifrequired as a wind mitigation feature. SEC. 728. 24TH STREET- NOE VALLEY NEIGHBORHOOD COMMERCIAL DISTRICT. The 24th Street - Noe Valley Neighborhood Commercial District is situated along 24th Street between Chattanooga and Diamond in the Noe Valley neighborhood of central San Francisco. This daytime-oriented, multi-purpose commercial district provides a mixture of convenience and comparison shopping goods and services to a predominantly local market area. It contains primarily retail sales and personal services at the street level, some office uses on the second story, and residential use almost exclusively on the third and upper stories. Mayor Lurie BOARD OF SUPERVISORS Page 299 The 24th Street - Noe Valley District controls are designed to allow for development that is compatible with the existing small scale, mixed-use neighborhood commercial character and surrounding residential area. The small- to mid- scale of new buildings and neighborhood- serving uses is encouraged and rear yard open space corridors at all levels are protected. Most commercial uses are directed to the ground story and limited at the second story of new buildings. In order to maintain the variety and mix of retail sales and services along the commercial strip and to control the problems of traffic, congestion, noise and late-night activity, certain potentially troublesome commercial uses are regulated. Financial service uses are restricted to and at the ground story. Prohibitions on drive-up and most automobile uses help prevent additional traffic and parking congestion. Housing development in new buildings is encouraged above the ground story. Existing hoMsilqg MHits arc profcctcd by prohibitions on btppcr story caw,icrsions and limitations on dcmolitioNs. Accessory Dwelling Units are permitted within the districtpursucmf to Section 207.1 ofthis Code. Table 728. 24TH STREET - NOE VALLEY NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE 24th Street - Noe Valley NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies, bi1t generally 10 X. See Height and Bulk 106, 250-252, Map Sheet HT07 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. Mayor Lurie BOARD OF SUPERVISORS Page 300 See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element Housing Choice-SF §206.10 RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Generally Nr1.ot R!::equired:-,· however, if the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132Ce2- Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Form-based density, additional height, and other zoning modifications for eligible proz"ects in the R-4 Height and Bulk District. Page 301 Development Standards * * * * Dwelling Unit Mix § 207.7 * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§ 102, 207. 1 , Unit .f)e1'lsity 207.2 Dwelling Units Density, §§ 102, 207 General Minimum Dwelling Unit §' 207.9 Densities, i[A!2J2.licable Maximum Dwelling Unit §§207.10, 317 Size Mayor Lurie BOARD OF SUPERVISORS Generally_Rz::equired for creation of 10 or more Dwelling Units. No less than 25% of the total number of proposed Dwelling Units shall contain at least two Bedrooms, and no less than 10% of the total number of proposed Dwelling Units shall contain at least three Bedrooms. Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sections§§.. 207.1 and 207.2. I unit per 600 square foot lot area, or the density permitted i1'l the ,warest R .f)istrict, ',vhichn1er is greater.Form-Based Density. Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units per acre. P up to 4,000 square feet o[ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[l.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. Page 302 Group Housing Density §208 1 bedroom per 210 square foot lot area, or the density permitted in the nearest R District, whichever is weater.Form-Based Density__. * * * * Senior Housing Density §§102, P up to twice the number of dwelling units otlwrwise 202.2(f), 207 permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(/)(1). Cup to tv,iice the number of dwellilqg units othen'.'ise permitted €IS a Principal Use in the district and meeting all requirements of§ 202. 2(/) (1), except for § 202.2(/)(l)(D)(iv), related to location.Form-Based Densitv. Loss of Dwelling Units.::. § 317 Controls by StoryC Conversion, Demolition, or Merger o(Dwelling Units, including Residential Flats .J-s-t ±nd Jr.d4- Residential f/om•ersien §-J-J:7- G NF NF Residential Denwlition §-J-J:7- G G G and },tferger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For Office Uses minimum intensities may__ 124, 207.9 a-1212.ly__ 12.ursuant to § 207. 9. Mayor Lurie BOARD OF SUPERVISORS Page 303 * * * * * * * * 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 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 afjcrs no er1tertaiJ~mer1t uses and its restmtrants are mainlyfetmily oriented. 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 cmd two stories and maintain the existir1gpattem of rear yards at the ground k,,iel and above. The height, bulk and design of new development, especially on large lots, should respect the small- to mid-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. * * * * Mayor Lurie BOARD OF SUPERVISORS Page 304 Housing development is limitedin new buildings is encouraged. Existing residential units are protected by limitations on deNwlition a11dprohibition &jupper story comersions; new construction is to be carefully reviewed to should ensure appropriate scale, design and compatibility with adjacent development. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 ofthis Code. Table 729. WEST PORTAL AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE West Portal Avenue NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies. 2-e-X:- See Height and Bulk Map Sheets 106, 250-252, HT06 and HT12 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Generally N!J:.Ot Rz::equired:-; however, if the existing Side Yard 132, 133 sidewalk does not meet the recommended width Mayor Lurie BOARD OF SUPERVISORS Page 305 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element Housing Choice-SF 9'206.10 RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§102, 207.1, Units Density 207.2 Mayor Lurie BOARD OF SUPERVISORS required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See ~ 132(e2. Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. Controls by Story 1st 2nd 3rd+ p p NJ2.E_ P per Planning Code Sections§.§_ 207.1 and 207.2. Page 306 Dwelling Units Density, General Minimum Dwelling Unit Densities, i[Arz12Jicable Maximum Dwelling Unit Size Group Housing Density * * * * Senior Housing Density Loss of Dwelling Units,:_ Conversion, Demolition, or Merger o[_Dwelling Mayor Lurie BOARD OF SUPERVISORS §§ 102, 207 § 207.9 §§207.10, 317 §208 §§102, 202.2(f), 207 § 317 1 unit per 800 square foot lot area, or the density perrnitted in the nearest R District, whichever is ,greater.Form-Based Densitv. Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units per acre. Pup to 4,000 square feet o[_Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. 1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater.Form-Based Densitv. P up to twice the nwnber a/dwelling unitE otherwise permitted as a Principal Use in the district and meeting all the requirements ofj' 202.2(/)(1). Cup to twice the number a/dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of§ 202. 2(/) (1), except for§ 202.2(/)(l)(D)(h9, related to location.Form-Based Densitv. Controls by StoryC Page 307 Units, including Residential Flats +sf ±-nd ~ -Resider1fiat Gew,1er-sier1 f-J+-7 G NF NF -Resider1tiat DemeUtier1 f-J+-7 G G G ami- A1erger- NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§102,123, 1.8 to 1. For Office Uses minimum intensities may 124, 207.9 a{2{2.lygursuantto ~207.9. * * * * * * * * SEC. 730. INNER SUNSET NEIGHBORHOOD COMMERCIAL DISTRICT. The Inner Sunset Neighborhood Commercial District is located in the Inner Sunset neighborhood, cer1sistir1g ofthe ,VG 2 distr-ict 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 dDistrict's mixed residential-commercial character. * * * * Housing development in new buildings is encouraged above the ground story. Existir1g residefltial bmits are pretected by prehibitien e_f upper stery cenvemiens and Umitatiens en Mayor Lurie BOARD OF SUPERVISORS Page 308 demolitions. Accessory Dwelling Units are permitted ,1/ithin the district pursuant to Section 207.J of this Code. Table 730. INNER SUNSET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Inner Sunset NCO Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies, bi1t generally 40 X. See Height and Bulk 106, 250-252, Map Sheets HT05 and HT06 for more 260, 263.19, information. Height sculpting required on Alleys 261.1, 270, per§ 261.1. 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Generally Nt?.Ot !?required:-,· however, i[the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required Mayor Lurie BOARD OF SUPERVISORS Page 309 recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132Ce2. * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses § 102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code SectioHs§§_ 207.1 and 207.2. Units DensitJ!.. 207.2 Dwelling Units Density, §§ 102, 207 1 unit per 800 square foot lot area, or the density General permitted in the nearest R District, whiche',}er is greater.Form-Based Density.ill Mayor Lurie BOARD OF SUPERVISORS Page 310 Afinimum Dwelling Unit Densities, i[_Applicable lvfaximum Dwelling Unit Size Group Housing Density * * * * Senior Housing Density Loss of Dwelling Units.::. Conversion, Demolition, or Merger o(Dwelling Units, including Residential Flats Residential Cow,•ersien Mayor Lurie BOARD OF SUPERVISORS § 207.9 §§' 207.10, 317 §208 §§102, 202.2(f), 207 §' 317 §-J-1-7- Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units per acre. Pup to 4,000 square feet o[_Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. 1 bedroom per 2 75 square foot lot area, or the density permitted in the nearest R District, whichever is greater.Form-Based DensitJ.1.ill P up to twice the number o_fdwelling units otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(/)(1). C bt-p to twice the number ofdwelling units otherv,zise permitted as a Principal Use in the district and meeting Etll requirements of§ 202. 2(/) (1), except for§ 202.2(/)(l)(D)(iv), related to location.Form-Based Densitv.ill Controls by StoryC .J-sl -J.nd J-rd4- f; NP- NP- Page 311 Residential Demolition §-J-1--7- f; f; f; a1qd- ,3,!/erger- NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For Office Uses minimum intensities may 124, 207.9 a-12.12.ly t2_ursuant to£ 207.9. * * * * * * * * ilL[noted deleted] For Lots outside the R-4 Height and Bulk District the density limits shall be: one Dwelling Unit per 800 square foot lot area, or the density permitted in the nearest R District, whichever is greater; up to one Group Housing bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater; for Senior Housing. P up to twice the number of Dwelling Units otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(f)(1 ). * * * * SEC. 731. NORIEGA STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Noriega Street Neighborhood Commercial District is located in the Outer Sunset neighborhood and includes the non r-esidential curr-ently zoned- ,\TC 2 properties fronting both 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. Mayor Lurie BOARD OF SUPERVISORS Page 312 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 sm£H:l-various scaleLQ[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. Housing development in new buildings is encouraged above the ground story. Accessory Dwelling Units are permitted. Table 731. NORIEGA STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Noriega Street NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies. See Height and Bulk Map Sheets HT05 106, 250-252, and HT06 for more information. Height sculpting 260, 263.19, required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Mayor Lurie BOARD OF SUPERVISORS Page 313 Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element Housing Choice-SF § 206.10 RESIDENTIAL STANDARDS AND USES Development Standards Mayor Lurie BOARD OF SUPERVISORS Generally N!J:.Ot Rrequired:-,· however, if the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § l 32Ce1. Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. Page 314 * * * * Off-Street Parking Requirements * * * * Residential Uses Residential Uses Accessory Dwelling Unit Dwelling Units Density, General Minimum Dwelling Unit Densities, i[_Applicable Maximum Dwelling Unit Size Group Housing Density * * * * Mayor Lurie BOARD OF SUPERVISORS §§ 145.1, No car parking required. Maximum permitted per 150, 151, 153 § 151. Bike parking required per§ 155.2. If car - 156, 161, parking is provided, car share spaces are 166, 204.5 required when a project has 50 units or more per § 166. Controls by Story 1st 2nd 3rd+ §102 p p p §§102, 207.1, P per Planning Code Sections§.§_ 207.1 and 207.2. 207.2 §§ 102, 207 1 unit per 800 square foot lot area, or the density permitted in dw nearest R District, whichc,,ier is greater.Farm-Based Density. § 207.9 Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units per acre. §§207.10, 317 P up to 4,000 square feet o[_ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. §208 1 bedroom per 275 square feat lot area, or the density permitted in the nearest R District, whichever is greater.Form-Based Density. Page 315 Senior Housing Density §§102, P up to twice the monber of dwelling units otherwise 202.2(f), 207 permitted as a Principal Use in the district and meeting all #w re€Juirements r>f§ 202.2(/)(1). Cup to twice the mtmber o.fdwelli,qg units otherwise permitted as a Principal Use in the district and meeting all re€Juirements r>j§ 202.2(/)(1), except for ,f 202.2(/)(l)(D)(iv), related to location.Form-Based Density. Loss of Dwelling Units~ §.1lZ Controls by StoryC Conversion, Demolition, or Merger o{Dwelling Units, including Residential Flats -HH 2-nd J,,d.+ -Residc,"1:tial f;orwer-sio,"1: §-J-1-l- G G NP- -Residential Demolition §-J-1-l- G G G and 1\ferger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2. 5 to 1. For Office Uses minimum intensities may 124, 207.9 a12J2.lY. eursuant to ~ 207.9. * * * * * * * * SEC. 732. IRVING STREET NEIGHBORHOOD COMMERCIAL DISTRICT. Mayor Lurie BOARD OF SUPERVISORS Page 316 The Irving Street Neighborhood Commercial District is located in the Outer Sunset neighborhood and includes the non re8idential curre,~tly zoned IVC 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 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- to mid-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. Housing development in new buildings is encouraged above the ground story. Accessory Dwelling Units are permitted. Table 732. IRVING STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Irving Street NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Mayor Lurie BOARD OF SUPERVISORS Page317 Height and Bulk Limits. * * * * Front Setback and Side Yard * * * * Miscellaneous * * * * Design Guidelines and Standards Mayor Lurie BOARD OF SUPERVISORS §§ 102, 105, Varies. See Height and Bulk Map Sheet HT05 for 106, 250-252, more information. Height sculpting required on 260, 263.19, Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps §§ 130, 131, Generally N~ot :Rz:::equired,-; however, ifthe existing 132,133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See f 132Ce2- General Plan Subject to the Urban Design Guidelines, Citywide Commerce Design Standards, and any other af2.plicable design Page 318 and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §' 206.10 Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections§_§_ 207.1 and 207.2. Unit 207.2 Dwelling Units Density, §§ 102, 207 1 unit per 800 square foot fot area, or the density General permitted in the nearest R District, 1,vhichever is greater.Form-Based Densitv. Minimum Dwelling Unit § 207.9 Varies depending on pro;ect location, but generally Densities, i[Aeplicable ranges between 50 and JOO dwelling units per acre. Maximum Dwe !ling Unit {{ 207. 10, 317 P up to 4,000 square feet o[_ Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. Group Housing Density §208 1 bedroom per 2 75 square foot lot area, or the density· permitted in the nearest R District, whichever is ,greater.Form-Based Density. Mayor Lurie BOARD OF SUPERVISORS Page 319 * * * * Senior Housing Density §§102, P up to At'ice the number r>jdwelling units otherwise 202.2(f), 207 penniUed as a Principal Use in the district and meeting all the requirements of§ 202. 2(/) (1). C btfJ to Mice the Number ofdwelling units otherwise permitted as a Principal Use in the district and meetiNg 0:ll requirements of§ 202.2(/)(1), except for§ 202.2(/)(l)(D)(i'llj, related to location.Form-Based Densitv. Loss of Dwelling Units.::_ § 317 Cmqtrols by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats .J-sl 2nd ~ Residential Cenve;,sion H-1-+ f; f; NP- Residential Demolition H-1-+ f; f; f; a1qd A1erger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 ff/2.{2_ly [2Ursuant to § 207.9. * * * * * * * * Mayor Lurie BOARD OF SUPERVISORS Page 320 SEC. 733. TARAVAL STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Taraval Street Neighborhood Commercial District is located in the Outer Sunset neighborhood and includes the 1w11 residential currently wncd 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. 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- to mid- 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. Housing development in new buildings is encouraf!ed above the ground story. Accessory Dwelling Units are permitted. Table 733. TARAVAL STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Taraval Street NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Mayor Lurie BOARD OF SUPERVISORS Page 321 Height and Bulk Limits. * * * * Front Setback and Side Yard * * * * Miscellaneous * * * * Design Guidelines and Standards Mayor Lurie BOARD OF SUPERVISORS §§ 102, 105, Varies. See Height and Bulk Map Sheet HT05 for 106, 250-252, more information. Height sculpting required on 260, 263.19, Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps. §§ 130, 131, Generally Nllot Rz::equired,.,· however, i(the existing 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See { 132Ce2. General Plan Subject to the Urban Design Guidelines, Citywide Commerce Design Standards, and any other applicable design Page 322 and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §'206.10 Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sectiol'ls§_§_ 207.1 and 207.2. Unit 207.2 Dwelling Units Density, §§ 102, 207 I unit per 800 square foot fot area, or the del'lsity General permitted il'l the l'learest R District, whichever is greater-.Form-Based Densitv. Minimum Dwelling Unit § 207.9 Varies depending on project location, but generally Densities, i{_Af2.P.licable ranges between 50 and JOO dwelling units per acre. Mccdmum Dwelling Unit §§' 207.10, 317 P up to 4, 000 square feet of Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2: I. C for Dwelling Units that exceed the greater o{_those thresholds. Group Housing Density §208 I bedroom per 2 75 square foot lot ar-ea, or the del'lsity permitted il'l the l'learest R District, ·whichever is greater.Form-Based Densitv. Mayor Lurie BOARD OF SUPERVISORS Page 323 * * * * Senior Housing Density §§102, P up to twice the 1rnmber of dwelling units otherwise 202.2(f), 207 pennitted as a Principal Use in the district and meeting all the requirmnents of§ 202.2(/)(1). Cup to twice the nwnber ofdwelling units othenvise perFnitted as a Principal Use in the district and meeting all requirements of§ 202. 2(/) (1), except for§ 202.2(/)(J)(D)(iv), related to location.Form-Based Densitv. Loss of Dwelling Units~ § 317 Controls by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats .Jst 2nd J,,d4. Residential Com·er8ion §-JP f; f; N-J2 Residential Demolition §-JP f; f; f; a19d l,/erger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 cr1212.lY [2_ursuant to § 207.9. * * * * * * * * Mayor Lurie BOARD OF SUPERVISORS Page 324 SEC. 734. JUDAH STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Judah Street Neighborhood Commercial District is located in the Outer Sunset neighborhood and includes the non residential currently wnedNC 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- to mid-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. Housing development in new buildings is encouraged above the ground story. Accessory Dwelling Units are permitted. Table 734. JUDAH STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Judah Street NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Mayor Lurie BOARD OF SUPERVISORS Page 325 Height and Bulk Limits. * * * * Front Setback and Side Yard * * * * Miscellaneous * * * * Design Guidelines and Standards Mayor Lurie BOARD OF SUPERVISORS §§ 102, 105, Varies. See Height and Bulk Map Sheet HT05 for 106, 250-252, more information. Height sculpting required on 260, 263.19, Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps §§ 130, 131, Generally Nfl.Ot Rrequired,..,· however, if the existing 132,133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See ~ 132Ce2- General Plan Subject to the Urban Design Guidelines, Citywide Commerce Design Standards, and any other applicable design Page 326 and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF § 206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sectiol'ls§_§_ 207.1 and 207.2. Unit 207.2 Dwelling Units Density, §§ 102,207 1 Ul'lit per 800 square foot lot area, or the del'lsity General permitted il'I the Hearest R District, whichever is greater.Form-Based Densitv. Minimum Dwelling Unit § 207.9 Varies depending on proiect location, but generally Densities, i[_Applicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 P up to 4,000 square feet o[_ Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. Group Housing Density §208 1 bedroom per 2 75 square foot lot area, or the density permitted in the nearest R District, ·whichever is greater.Form-Based Densitv. Mayor Lurie BOARD OF SUPERVISORS Page 327 * * * * Senior Housing Density §§102, P ctp to twice the munber ofdH1elling imits otherwise 202.2(f), 207 permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(/)(1). C l:ffl ttJ twice the number a/dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of§ 202. 2(/) (1), except for § 202.2(/)(l)(D)(iv), related to location.Form-Based Densitv. Loss of Dwelling Units~ § 317 Controls by StoryC Conversion, Demolition, or Merger o(Dwelling Units, including Residential Flats +st 2nd J.rd4- Residemial- Con-i;ershm §-J-1-l- G G NP- Resider1tial Demol-ition §-J-1-l- G G G and 1\'1erger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 ar2.r2.lr. eursuant to § 207. 9. * * * * * * * * Mayor Lurie BOARD OF SUPERVISORS Page 328 SEC. 735. INNER BALBOA STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Inner Balboa Street Neighborhood Commercial District is located along Balboa Street between 2nd Avenue and 8th Avenue in the Richmond District of San Francisco. The District is a small-scale linear shopping street which provides convenience goods and services to the surrounding neighborhood as well as limited comparison shopping goods for a wider market. The Inner Balboa Street Neighborhood Commercial 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. 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. Existil'lg resider1tial 1,mits are protected by limitatim?s on demolition ar,d upper story com,ersior1s. Accessory Dwelling Units are permitted within the Districtpursuar,t to Sectior,s 207.1 and 207.2 ofthis Code. Table 735. INNER BALBOA STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Inner Balboa Street NCD Zoning Category § References Controls BUILDING STANDARDS Mayor Lurie BOARD OF SUPERVISORS Page 329 Massing and Setbacks Height and Bulk Limits. * * * * Front Setback and Side Yard * * * * Miscellaneous * * * * Design Guidelines and Standards Mayor Lurie BOARD OF SUPERVISORS §§ 102, 105, Varies, bblt generally 40 X. See Height and Bulk 106, 250-252, Map Sheet HT03 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps §§ 130, 131, Generally Nt?.Ot R~equired~; however, if the existing 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See { 132Ce1. General Plan Subject to the Urban Design Guidelines, Citywide Commerce Design Standards, and any other applicable design Page 330 and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections§..§_ 207.1 and 207.2. Unit f)ensitj,• 207.2 Dwelling Unit DensityL §§ 102, 207 1 Mnit per 800 square foot fot area, or the densitj, 1 General per:'lqitted in the nearest R Pistrict, whichever is greater.Form-Based Densitv. Minimum Dwelling Unit §' 207.9 Varies depending on proiect location, but generally Densities, t-[_Applicable ranges between 50 and JOO dwelling units per acre. Maximum Dwelling Unit §§207.10, 317 Pup to 4,000 square feet o[_Gross Floor Area or an Size equivalent Floor Area Ratio {or any individual Dwelling Unit ofJ.2:1. C for Dwelling Units that exceed the greater o{_those thresholds. Group Housing Density §208 1 bedroom per 275 square foot lot aree, or the densitj,1 per,unitted in the nearest R Pistrict, whichever is greater.Form-Based DensiQ!.. Mayor Lurie BOARD OF SUPERVISORS Page 331 * * * * Senior Housing Density §§102, P up to twice the ,mmber ofdwelling units otherwise 202.2(f), 207 permitted as a Principal Use in the district and meeting all the requireme1qt.s of§ 202.2(!)(1). Cup to AFice the number ofdwelling units otherwise permitted as a Principal Use in the district and meeting all requirement.s of§ 202. 2(!) (1), except for § 202. 2(!) (1) (D) (iv), related to location. Form-Based Density_. Loss of Dwelling Units,:. §...111. Controls by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats .J-s.t -2nd ~ Residential Cow,;.ersion §-J.1-1- Q Q NF Residential Demolition §-J.1-1- Q Q Q andAferger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may_ 124, 207.9 ffr2.l2.lY. e.ursuant to i 207.9. * * * * * * * * Mayor Lurie BOARD OF SUPERVISORS Page 332 SEC. 736. OUTER BALBOA STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Outer Balboa Street Neighborhood Commercial District is located along Balboa Street between 32nd Avenue and 39th Avenue in the Richmond District of San Francisco. The District is a small-scale linear shopping street which provides convenience goods and services to the surrounding neighborhood as well as limited comparison shopping goods for a wider market. The Outer Balboa Street Neighborhood Commercial District controls provide for mixed- use buildings which approximate or slightlymoderately 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. 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 1;mits are protecfed by limitati011s on demolition and upper story com,ersions. Accessory Dwelling Units are permitted within the Districtpursuantto Sections 207.1 and 207.2 ofthis Code. Table 736. OUTER BALBOA STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Outer Balboa Street NCD Zoning Category § References Controls BUILDING STANDARDS Mayor Lurie BOARD OF SUPERVISORS Page 333 Massing and Setbacks Height and Bulk Limits. * * * * Front Setback and Side Yard * * * * Miscellaneous * * * * Design Guidelines and Standards Mayor Lurie BOARD OF SUPERVISORS §§ 102, 105, Varies, bHt generally 40 X. See Height and Bulk 106, 250-252, Map Sheet HT04 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps §§ 130, 131, Generally Nfl.Ot Rrequired",· however, i[the existing 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See ~ 132Ce2- General Plan Subject to the Urban Design Guidelines, Citywide Commerce Design Standards, and any other at2,Plicable design Page 334 and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections§.§_ 207.1 and 207.2. Un it Den.sity· 207.2 Dwelling Unit DensityL §§ 102, 207 1 unit per 800 .square foot lot area, or the den.sity General permitted in the neare.st R Di.strict, whichever i.s greater.Form-Based Densitv. Minimum Dwelling Unit § 207.9 Varies depending on project location, but generally Densities, ifA12.plicable ranges between 50 and JOO dwelling units {2_er acre. Maximum Dwelling Unit §§ 207.10, 317 Pup to 4,000 square feet o{Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o{J.2:1. C for Dwelling Units that exceed the greater o[those thresholds. Group Housing Density §208 I bedroom per 2 75 .square foot lot area, or the den.sitj,• permitted in the neare.st R Di.strict, whichever i.s greater-.Form-Based Densitv. Mayor Lurie BOARD OF SUPERVISORS Page 335 * * * * Senior Housing Density §§102, P blfJ to twice the number ajdH1elling units otherwise 202.2(f), 207 permitted as a Principal Use ir-1 the district and nweting all the requirements of§ 202.2(/)(1). Cup to twice the number ofdH1elling units otherwise permitted as a Principal Use in the district and meeting all requirements of§ 202. 2(/) (1), except for § 202. 2(/) (l)(D)(h;J, related to location.Farm-Based Densi{J!_. Loss of Dwelling Units~ § 317 Controls by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats .J..st 2nd ~ Residential Conver8ion §-J-1--7- f; f; NP- Residential Demolition §-J-1--7- f; f; f; a19d },eferger NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 ff{2_{2}Y {2_ursuant to § 207. 9. * * * * * * * * Mayor Lurie BOARD OF SUPERVISORS Page 336 SEC. 737. BAYVIEW NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * Table 737. BAYVIEW NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Bayview NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Front Setback and §§ 130, 131, Generally N!J..Ot !?required:-,· however, i{the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See ~ 132{e2- * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Mayor Lurie BOARD OF SUPERVISORS Page 337 RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§102, 207.1, P per Planning Code Secfi01qs§§_ 207.1 and 207.2. Unit .[)e1qsify 207.2 Dwelling Unit DensityL §§ 102, 207 1 unit per 600 square foot lot area. General Minimum Dwelling Unit § 207.9 Varies depending on pro;ect location, but generally Densities, i[_Applicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 Pup to 4,000 square feet o[_Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. Group Housing Density § 208 1 bedroom per 210 square foot lot area. * * * * Loss of Dwelling Units,:, §..l..11 Controls by StoryC (I) Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats +sf I 2-nd I ~ Mayor Lurie BOARD OF SUPERVISORS Page 338 Residential f'enveY-sief'I H--1-l- G G Gf-1-f Residential Demelitief'I H--1-l- G G G af'!d AfergeY- NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 3.6 to 1. For Office Uses minimum intensities may 124, 207.9 ar.12.lv 12.ursuant to 2' 207.9. * * * * * Not listed below (1) THIRD FLOOR RESIDENTIAL CONVERSION: Boundaries: Applicable to the Bayview NCO Controls: A Residential Use may be converted to an Institutional Use, other than a Medical Cannabis Dispensary, as a Conditional Use on the third story and above if in addition to the criteria set forth in Sectief'I§_ J()J3 J 7, the Commission finds that: (a) The structure in which the Residential Use is to be converted has been found eligible for listing on the National Register of Historic Places; (b) The proposed use is to be operated by a nonprofit public benefit corporation; and (c) No legally residing residential tenants will be displaced. * * * * SEC. 738. CORTLAND AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * Mayor Lurie BOARD OF SUPERVISORS Page 339 Table 738. CORTLAND AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Cortland Avenue NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Front Setback and §§ 130, 131, Generally N!J:.Ot R!::equired,.; however, if the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See { I 32Ce2. * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Page 340 Development Standards * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§102, 207.1, Un it .fJeNsity• 207.2 Dwelling Unit DensityL §§ 102, 207 General Minimum Dwelling Unit §' 207.9 Densities, i[_Applicable Maximum Dwelling Unit §§ 207.10, 317 Size Group Housing Density § 208 * * * * Loss of Dwelling Units.::. flll Conversion, Demolition, or Merger o[_Dwelling Units, including Residential Flats Mayor Lurie BOARD OF SUPERVISORS Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sections§.§_ 207.1 and 207.2. 1 unit per 800 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Varies depending on pro;ect location, but generally ranges between 50 and 100 dwelling units J2_er acre. P up to 4,000 square feet o[_ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_1.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. 1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Controls by StoryC Page 341 +sf ~ J-p.d4- Re-sideHtiel Ge,weF-sieH f-J-1-+ G G NF- Re-sidemial Demelitien f-J-1-+ G G G €ff/ff kfergef' NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§102,123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 ar212.lv [2_ursuant to { 207. 9. * * * * * * * * SEC. 739. GEARY BOULEVARD NEIGHBORHOOD COMMERCIAL DISTRICT. The Geary Boulevard Neighborhood Commercial District is located along Geary Boulevard between Masonic and 28th Avenues. It is a linear district located along a heavily trafficked thoroughfare which also serves as a major transit route. In addition to providing convenience goods and services to the surrounding neighborhood, the District offers a wide variety of comparison and specialty goods and services to a population greater than the immediate neighborhood. The building standards permit moderately large commercial uses and buildings. Rear yards are protected at residential levels. A diversified commercial environment is encouraged for the District, and a wide variety of uses are permitted with special emphasis on neighborhood-serving businesses. Financial service uses generally are permitted with certain limitations at the first and second stories. Other retail businesses, personal services, and offices are permitted at all stories of new Mayor Lurie BOARD OF SUPERVISORS Page 342 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 1:tNits are protected by limitatioNs ON demolitions and upper story con..,,'ersions. Accessory Dwelling Units are permitted within the Districtp1:trs1:tant to Sections 207.1 and 207.2 o_fthis Code. Table 739. GEARY BOULEVARD NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Geary Boulevard NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies, b1:tt generally 40 X. See Height and Bulk 106, 250-252, Map Sheets HT03-04 for more information. 260, 263.19, Height sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps. * * * * Front Setback and §§ 130, 131, Generally Nt1ot :!?required:-,· however, ifthe existing Side Yard 132, 133 sidewalk does not meet the recommended width Mayor Lurie BOARD OF SUPERVISORS Page 343 required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk. the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132Cel. * * * * Miscellaneous * * * * Design Guidelines and General Subject to the Urban Design Guidelines, Citywide Standards Plan Design Standards, and any other applicable design Commerce guidelines that have been approved by the Planning and Industry Commission. Element Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications (or eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Mayor Lurie BOARD OF SUPERVISORS Page 344 Accessory Dwelling Unit /;)ensil;, 1 Dwelling Unit Density,. General Minimum Dwelling Unit Densities, i[_Ar2.plicable Maximum Dwelling Unit Size Group Housing Density * * * * Senior Housing Density Loss of Dwelling Units~ Conversion, Demolition, Mayor Lurie BOARD OF SUPERVISORS §§102, 207.1, 207.2 §§ 102, 207 § 207.9 §§ 207.10, 317 §208 §§102, 202.2(f), 207 § 317 P per Planning Code Sections§_§_ 207.1 and 207.2. 1 unit per 600 square foot lot area, or the densil)' permitted i11 the nearest R /;)istrict, whichever is greater.Form-Based Densitv. Varies depending on proiect location, but generally ranges between 50 and JOO dwelling units per acre. Pup to 4,000 square feet o[_Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2: I. C for Dwelling Units that exceed the greater o[_those thresholds. Up to 1 bedroom per 210 square foot lot area, or the density permitted in the nearest R /;)istrict, whichever is greater.Form-Based Densitv. P up to {)vice the number ofdwelling omits otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(!)(1). Cup to Mice the number af dwelling units otherwise permiHed as €! Principal Use in the district and meeting all requirements of§ 202.2(!)(1), except for§ 202. 2(f)(I)(D)(iv), refoted to location.Form-Based Densitv. Controls by StoryC (2) Page 345 or Merger of Dwelling Units, including Residential Flats +st -2-rtd Jr.d4- Residemiel Gefl1Jef'sien §-J-1-l- G G G(2f Residefltiel Demelitiefl §-J-1-l- G G G efld 13,/ergef' NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§102,123, 3.6 to 1. For Office Uses minimum intensities may 124, 207.9 a-1212.lv Q.Ursuant to ~ 207. 9. * * * * * * * * (2) THIRD FLOOR RESIDENTIAL CONVERSION: Boundaries: Applicable to the Geary Boulevard NCO Controls: A Residential Use may be converted to an Institutional Use, other than a Medical Cannabis Dispensary, as a Conditional Use on the third story and above if in addition to the criteria set forth in Sectiefl§_ J&317, the Commission finds that: (a) The structure in which the Residential Use is to be converted has been found eligible for listing on the National Register of Historic Places; (b) The proposed use is to be operated by a nonprofit public benefit corporation; and (c) No legally residing residential tenants will be displaced. * * * * SEC. 740. MISSION BERNAL NEIGHBORHOOD COMMERCIAL DISTRICT. Mayor Lurie BOARD OF SUPERVISORS Page 346 * * * * Table 740. MISSION BERNAL NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Mission Bernal NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Front Setback and §§ 130, 131, Generally N!J:..Ot Rz::equired:-,· however, i(the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See ~ J 32Cel. * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Page 347 Development Standards * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§102, 207.1, Unit J;)e,~sity1 207.2 Dwelling Unit Density,. §§ 102, 207 General Minimum Dwelling Unit §' 207.9 Densities, i{_AQ,plicable Maximum Dwelling Unit §§207.10, 317 Size Group Housing Density § 208 * * * * Loss of Dwelling Units~ §..lll Conversion, Demolition, or Merger o[_Dwelling Units, including Residential Flats Mayor Lurie BOARD OF SUPERVISORS Controls by Story 1st 2nd 3rd+ p p p P per Planning Code SectioHs§_§_ 207.1 and 207.2. 1 unit per 600 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Varies depending on proiect location, but generally ranges between 50 and I 00 dwelling units per acre. P up to 4,000 square feet o[_ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2: I. C for Dwelling Units that exceed the greater o[_those thresholds. 1 bedroom per 210 square foot lot area, or the density permitted in the nearest R District, whichever is greater. Controls by StoryC (I) Page 348 1-sl: 2nd Jr-d4- -Residential Gen,,;ersitm f-J-1-]- G G G(-1-) -Residential Demolition f-J-1-]- G G G and- i,t/-erge;,. NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§102,123, 3.6 to 1. For Office Uses minimum intensities may 124 207.9 al2J2.ly 12.ursuant to § 207. 9. * * * * * Not listed below (1) THIRD FLOOR RESIDENTIAL CONVERSION: Boundaries: Applicable to the Mission Bernal NCO Controls: A Residential Use may be converted to an Institutional Use, other than a Medical Cannabis Dispensary, as a Conditional Use on the third story and above if in addition to the criteria set forth in Section§_ -10-JJ 17, the Commission finds that: (a) The structure in which the Residential Use is to be converted has been found eligible for listing on the National Register of Historic Places; (b) The proposed use is to be operated by a nonprofit public benefit corporation; and (c) No legally residing residential tenants will be displaced. * * * * SEC. 741. SAN BRUNO AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * Mayor Lurie BOARD OF SUPERVISORS Page 349 Table 741. SAN BRUNO AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE San Bruno Avenue NCO Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Front Setback and §§ 130, 131, Generally Nnot :!?required,.,· however, ifthe existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See f 132Cel- * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. RESIDENTIAL STANDARDS AND USES Development Standards Mayor Lurie BOARD OF SUPERVISORS Page 350 * * * * Residential Uses Residential Uses Accessory Dwelling Unit [)el'lsil)• Dwelling Unit DensityL General Minimum Dwelling Unit Densities, i{_AQplicable Maximum Dwelling Unit Size Group Housing Density * * * * Loss of Dwelling Units.::. Conversion, Demolition, or Merger o[_Dwelling Units, including Residential Flats Mayor Lurie BOARD OF SUPERVISORS Controls by Story 1st 2nd 3rd+ §102 p p p §§102, 207.1, P per Planning Code Sectiol'ls§..§_ 207.1 and 207.2. 207.2 §§ 102, 207 1 unit per 800 square foot lot area, or the density permitted in the nearest R District, whichever is greater. §' 207.9 Varies depending on proiect location, but generally ranges between 50 and JOO dwelling units per acre. §§ 207.10, 317 P up to 4,000 square feet of_ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o{_].2:1. C for Dwelling Units that exceed the greater o{_those thresholds. § 208 1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater. §..11]_ Col'ltrols by StoryC Js.t I .Jnd I Jr.d4- Page 351 Re8idef'lfittt Gem,ep-si(m H-1-l- G G NJ2 Re-sidemiat DemoUtion H-1-l- G G G ami- lYfeP-geF NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 a-12.[2lv e.ursuant to ~ 207.9. * * * * * * * * SEC. 742. COLE VALLEY NEIGHBORHOOD COMMERCIAL DISTRICTS. The Cole Valley Neighborhood Commercial District is located along Cole Street from Frederick to Grattan Streets and includes some parcels north of Carl Street and south of Parnassus. It is a local shopping district with a mix of retail uses in a residential neighborhood that is near a transit line. Building controls for the Cole Valley Neighborhood Commercial District promote small to mid-scale lov,z intrn-sity development which is compatible with the existing scale and character of the area. Commercial development is limited to one story with some exceptions. Rear yard requirements at all levels preserve existing backyard space. 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. Mayor Lurie BOARD OF SUPERVISORS Page 352 Housing development in new buildings is encouraged above the ground story. Existing residentiEd units are protected by prohibitions e>fcom1ersions above the ground story and limitations on denwlitio11s. Accessory Dwelling Units are permitted within the Districtpursuant to Sections 207.1 and207.2 ofthis Code. Table 742. COLE VALLEY NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Cole Valley NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies, but generally 40 X. See Height and Bulk 106, 250-252, Map Sheet HT06 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Generally N!1ot :/?required,.; however, ifthe existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a (!ant setback Mayor Lurie BOARD OF SUPERVISORS Page 353 shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132Cel. * * * * Miscellaneous * * * * Canopy or Marquee § 136.1 NPill * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF § 206.10 Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Mayor Lurie BOARD OF SUPERVISORS Page 354 Accessory Dwelling Unit -f)ensily1 Dwelling Unit Density,. General Minimum Dwelling Unit Densities, i[_Applicable Maximum Dwelling Unit Size Group Housing Density * * * * Senior Housing Density Loss of Dwelling Units::. Conversion, Demolition, Mayor Lurie BOARD OF SUPERVISORS §§102, 207.1, 207.2 §§ 102, 207 § 207.9 §'§' 207.10, 317 §208 §§102, 202.2(f), 207 f1ll P per Planning Code Sections§§._ 207.1 and 207.2. 1 unit per 800 square foot lot area, or the density' permitted in the nearest R -f)istrict, ,vhiche~er is greater-.Form-Based Densitv. Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units per acre. P up to 4,000 square feet of_ Gross Floor Area or an equivalent Floor Area Ratio for anv individual Dwelling Unit o[_l. 2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. 1 bedroom per 2 75 square foot lot area, or the density permitted in the nearest R -f)istrict, whiche,ier is greater.Form-Based Densitv. P up to twice the number of dH1elling units otherwise permitted as a Principal Use in the district and meeting all the requirements of§ 202.2(/)(1). Cup to twice the number &}dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of§ 202.2(/)(1), except for§ 202.2(/)(l)(D)(h;), related to location.Form-Based DensilJ!... Cmurols by StoryC Page 355 or Merger of Dwelling Units, including Residential Flats -1--sl ±Rd ~ Re8ide,u-ia/. f;ew, 1ef'-sien §-J-1-+ G NP- NP- Reside,u-ial DemeUtien §-J-1-+ G G G and 1~,tfeF-gef' NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For Office Uses minimum intensities may 124, 207.9 a.1212.ly eursuant to { 207.9. * * * * * * * * (5) Canopy is P if required as a wind mitigation feature. SEC. 743. LOWER HAIGHT STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Lower Haight Street Neighborhood Commercial District is located along Haight Street between Webster and Steiner Streets. The District is a small-scale linear shopping street which provides convenience goods and services to the surrounding neighborhood as well as limited comparison shopping goods for a wider market. The District controls provide for mixed-use buildings which approximate or -sUghtlymoderately 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. The second story may be used Mayor Lurie BOARD OF SUPERVISORS Page 356 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. Existil'lg residcl'ltial bll'lits are protected by limitatiol'ls 0l'I dcmolitiol'I and upper story cow,;ersiol'ls. Accessory Dwelling Units are permitted withil'I the Districtpblrsblal'lt to Sectiol'ls 207.1 al'ld 207.2 of this Code. Table 7 43. LOWER HAIGHT STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Lower Haight Street NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits,. §§ 102, 105, Varies, bbltgel'lerelly 40 X. See Height and Bulk 106, 250-252, Map Sheet HT07 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Bulk District Maps. * * * * Mayor Lurie BOARD OF SUPERVISORS Page 357 Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element Housing Choice-SF §206.10 RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Residential Uses §102 Mayor Lurie BOARD OF SUPERVISORS Generally Nt1_ot :!?required,_,· however, i{the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132[e). Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. Controls by Story 1st 2nd 3rd+ p p p Page 358 Accessory Dwelling Unit Density' Dwelling Unit DensityL General Minimum Dwelling Unit Densities, i[_Ag12.licable Maximum Dwelling Unit Size Group Housing Density * * * * Senior Housing Density Loss of Dwelling Units.::. Conversion, Demolition, Mayor Lurie BOARD OF SUPERVISORS §§102, 207.1, P per Planning Code Sections§_§__ 207.1 and 207.2. 207.2 §§ 102, 207 1 unit per 800 square foot lot area, or the density' permitted in the nearest R District, whichever is greeter.Form-Based DensitJ!._. § 207.9 Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units per acre. §§207.10, 317 P up to 4,000 square feet o[_ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. §208 1 bedroom per 2 75 square foot lot area, or the density' permitted in the nearest R District, whiche'Ver is greater.Form-Based DensitJ!._. §§102, P btp to twice the ,mmber of dwelling units otherwise 202.2(f), 207 permiUed es a Principal Use in the district and meeting all the requirements of§ 202.2(/)(1). Cup to twice the number ofdwelling units otlwrv,1ise permitted as a Principal Use in the district and meeting all requirements of§ 202. 2(/) (1), except for § 202.2(/)(I)(D)(iv), re[eted to l-ocation.Form-Based Density. §..1..11 Controls by StoryC Page 359 or Merger of Dwelling Units, including Residential Flats -1.if Btd ~ ResideHtiel Gtmwr-sieH §-J-1+ G G N.J2. Residefltiel Demel itieH §-J-1+ G G G €1/tl& ·M:er-ger- NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 a-r212.lv r2.ursuant to { 207.9. * * * * * * * * SEC. 744. LOWER POLK STREET NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * Table 744. LOWER POLK STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Lower Polk Street NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Mayor Lurie BOARD OF SUPERVISORS Page 360 Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§102, 207.1, Un it f)ensity· 207.2 Mayor Lurie BOARD OF SUPERVISORS Generally NrJ:.Ot /?required,.; however, i{the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk. the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See f 132(e). Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sections§_§_ 207.1 and 207.2. Page 361 Dwelling Unit DensityL §§ 102,207 1 unit per 600 square foot lot area, or the density General permitted in the nearest R District, whichever is greater. Minimum Dwelling Unit §' 207.9 Varies depending on project location, but generally Densities, i[_Applicable ranges between 50 and JOO dwelling units per acre. Maximum Dwelling Unit §§207.10, 317 P up to 4,000 square feet o[_ Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o(l.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. Group Housing Density § 208 1 bedroom per 210 square foot lot area, or the density permitted in the nearest R District, whichever is greater. * * * * Loss of Dwelling Units,:. § 317 Controls by StoryC (1) Conversion, Demolition, or Merger o[_Dwelling Units, including Residential Flats -l-sl Btd ~ Re-side,"lt-ial Com1eY-Sion §-JP G G Gf-1-} Residential Demolition §-JP G G G amJ -Mef'geF NON-RESIDENTIAL STANDARDS AND USES Development Standards Mayor Lurie BOARD OF SUPERVISORS Page 362 Floor Area Ratio §§102,123, 3.6 to 1. For Office Uses minimum intensities may 124, 207.9 a-1212.lv12ursuant to ~ 207.9. * * * * * Not listed below (1) THIRD FLOOR RESIDENTIAL CONVERSION: Boundaries: Applicable to the Lower Polk Street NCD Controls: A Residential Use may be converted to an Institutional Use, other than a Medical Cannabis Dispensary, as a Conditional Use on the third story and above if in addition to the criteria set forth in SectioH§_ J&3 I 7, the Commission finds that: (a) The structure in which the Residential Use is to be converted has been found eligible for listing on the National Register of Historic Places; (b) The proposed use is to be operated by a nonprofit public benefit corporation; and (c) No legally residing residential tenants will be displaced. * * * * SEC. 745. INNER TARAVAL STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Inner Taraval Street Neighborhood Commercial District is located along Taraval Street between 19th and Forest Side Avenues in the Inner Sunset neighborhood. It is separated from the Taraval Street Neighborhood Commercial District by 19th Avenue. The District is a small-scale linear shopping street which provides convenience goods and services to the surrounding neighborhood as well as limited comparison shopping goods for a wider market. Mayor Lurie BOARD OF SUPERVISORS Page 363 The District controls provide for mixed-use buildings which approximate or slightlymoderatelv-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. 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 limitatiol'ls o,q demolition and upper story co,q,,•ersions. Accessory Dwelling Units are permitted within the Districtpurs1;1ant to Sections 207.1 a1qd207.2 ofthis Code. Table 745. INNER TARAVAL STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Inner Taraval Street NCD Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies, butge,wrally 40 X. See Height and Bulk 106, 250-252, Map Sheets HT06 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Mayor Lurie BOARD OF SUPERVISORS Page 364 Height and Bulk District Maps. * * * * Front Setback and §§ 130, 131, Generally Nllot Rrequired,.,· however, if the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132Ce2. * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications [or eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards Mayor Lurie BOARD OF SUPERVISORS Page 365 * * * * Residential Uses Residential Uses Accessory Dwelling Un it 9e1"!sity• Dwelling Unit DensityL General Minimum Dwelling Unit Densities, i[Ae.12.licable Maximum Dwelling Unit Size Group Housing Density * * * * Senior Housing Density Mayor Lurie BOARD OF SUPERVISORS §102 §§102, 207.1, 207.2 §§ 102, 207 § 207.9 §9' 207.10, 317 §208 §§102, 202.2(f), 207 Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sectio1"1s§_§_ 207.1 and 207.2. 1 tmitper 800 sqblare foot lot area, or the de1"1sity permitted in the 1"/earest R District, whichever is greater.Form-Based Densiry_. Varies depending on pro;ect location, but generally ranges between 50 and 100 dwelling units 12.er acre. P up to 4, 000 square feet o[_ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of1.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. 1 bedroom per 2 75 sq blare feat lot area, or the density• permitted i1"1 the 1"/earest R District, whiche•,;er is greater.Farm-Based Densitv. P up to tv,iice the m1mber of dwelling tmits otherwise permitted as a Pri1"1cipal Use in the district a1"!d meeti1"1g all the reqblireme1"/ts of§ 202.2(/)(1). Cup to twice the m1mber ofdweUi1"1g bl1"1its otlwrwise permitted as a Pri1"1cipal Use i1"1 the district ami meeting all reqtlireme1"!ts 0:l-§ 2(.)2. 2(1)(-1-), eJtcept fer§ Page 366 202.2(/)(l)(D)(i',Y, related to location.Form-Based Density__. Loss of Dwelling Units,: §_}_ll Controls by StoryC Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats .J-sl -2nd Jr-d4- Residential Genwr-sion §-J-1-7 G G N.Jl. Residential Demolition §-J-1-7 G G G and ,Werger- NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may__ 124 207.9 ae,el'i. {l..Ursuant to i 207. 9. * * * * * * * * SEC. 746. LELAND AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * Table 746. LELAND AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Leland Avenue NCO Zoning Category § References Controls BUILDING STANDARDS Mayor Lurie BOARD OF SUPERVISORS Page 367 Massing and Setbacks * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Residential Uses §102 Mayor Lurie BOARD OF SUPERVISORS Generally N!:?_Ot l?{:equired:-; however, i{the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See f 132Ce2- Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Controls by Story 1st 2nd 3rd+ p p p Page 368 Accessory Dwelling §§102, 207.1, P per Planning Code Sections§.§_ 207.1 and 207.2. Unit l)ensity 207.2 Dwelling Unit Density._ §§ 102, 207 1 unit per 800 square foot lot area, or the density General permitted in the nearest R District, whichever is greater. Minimum Dwelling Unit § 207.9 Varies depending on pro;ect location, but generally Densities, i{_A[!..plicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §'§207.10, 317 Pup to 4,000 square feet o(_Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2: 1. C for Dwelling Units that exceed the greater o(_those thresholds. Group Housing Density § 208 1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater. * * * * Loss of Dwelling Units.,:, LJll Controls by StoryC Conversion, Demolition, or Merger o(_Dwelling Units, including Residential Flats ..J-s-t ±nd .J.Fd-+ Residentiel: Con..,,ef'sion §-J-J.-7 G G NP- Residentiel l)emoUtion §-J-J.-7 G G G end i,tfergef' NON-RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Page 369 Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 a-12.12.lv 12.ursuant to f 207. 9. * * * * * * * * SEC. 750. NCT-1 - NEIGHBORHOOD COMMERCIAL TRANSIT CLUSTER DISTRICT. NCI-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. 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 Mayor Lurie BOARD OF SUPERVISORS Page 370 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, with certain exceptions. Rear yard requirements at all levels preserve existing backyard space. * * * * Existing residential units are protected by prohibitions of conversions above the grow1d story and limitations on demolitions. Table 750. NEIGHBORHOOD COMMERCIAL TRANSIT CLUSTER DISTRICT NCT-1 ZONING CONTROL TABLE NCT-1 Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies. See Height and Bulk Map Sheets HT11 106, 250-252, and HT12 for more information. Height sculpting 260, 263.19, required on Alleys per§ 261.1. 261.1, 270, 270.3, 271. See also Height and Mayor Lurie BOARD OF SUPERVISORS Page 371 Bulk District Maps. * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Canopy or Marquee § 136.1 * * * * Design Guidelines and General Plan Standards Commerce and Industry Element Housing Choice-SF § 206.10 RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Generally Nf!:.Ot Rrequired,.,· however, i{the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132Ce2- NP@ Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. Page 372 Development Standards * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§102, 207.1, Unit 207.2 Dwelling Units, Senior § 102, Housing, and Group 202.2(f), 207, Housing,., Generally Minimum Dwelling Unit § 207.9 Densities, i{_Applicable Maximum Dwelling Unit §§ 207.10, 317 Size * * * * Loss and Dh,,ision of fll1 Dwelling Units,:. Conversion, Demolition, or Merger o[_Dwelling Mayor Lurie BOARD OF SUPERVISORS Controls by Story 1st 2nd 3rd+ P(1) p p P per Planning Code Sections§_§_ 207.1 and 207.2. ,Vo density limit by 1:ot area. Density restricted by physical envelope controls of/qeight, b&lk, sethacks, open space, exposure and other applicable co1qtrols of this and other Codes, as ,veil as by epplicable design guidelines, applicable elements and area plans of the General Pltm, and design review by the Pkm11ing Departme11t.Form-Based Density. Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units per acre. Pup to 4,000 square feet o[_Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1. C for Dwelling Units that exceed the greater o{_those thresholds. Controls by StoryC Page 373 Units, including Residential Flats -1-s-t -Jnd -Jr-d-4=- .J?:e5itJerqfie/. 6-eN','e>'~ien f-J++ G NP- NP- .J?:e5itJentiel Demelitien f-J++ G G G end },,Jerger- Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§102,123, 1.8 to 1. For O{fice Uses minimum intensities may 124, 207.9 a[!]2_ly e_ursuant to { 207.9. * * * * * * * * (1) C required for ground floor Residential Use when street frontage is listed in Section 145.4(b),_ (2) {,V-ete tie/.eted] Canopy is P ifrequired as a wind mitigation feature. * * * * SEC. 751. NCT-2 - SMALL-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * Housing development in new buildings is encouraged above the ground story. Exifrting re5itJe1qtiftl units are pr-etected by limiwtienfr en demelitien Emd Hpper- frtery cew,•er-sienfr. Accessory Dwelling Units are e_ermitted. Mayor Lurie BOARD OF SUPERVISORS Page 374 Table 751. SMALL-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT NCT-2 ZONING CONTROL TABLE NCT-2 Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies. See Height and Bulk Map Sheets HT08, 106, 250-252, HT11, and HT12 for more information. Height 260, 263.19, sculpting required on Alleys per§ 261.1,_ 261.1, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Generally N1J.Ot Rrequired,.,· however, i(the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. Mayor Lurie BOARD OF SUPERVISORS Page 375 This setback is required only up to 15 feet above street grade. See § l 32Ce2. * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix § 207.6 Generally !?required for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 P(1) p p Mayor Lurie BOARD OF SUPERVISORS Page 376 Accessory Dwelling Unit Dwelling Units, Senior Housing, and Group Housing:-, Generally Minimum Dwelling Unit Densities, i[A12plicable Maximum Dwelling Unit Size * * * * Loss end Division of Dwelling Units~ Conversion, Demolition, or Merger o[Dwelling Units, including Residential Flats Residential Com,er-sion Mayor Lurie BOARD OF SUPERVISORS §§102, 207.1, P per Planning Code Sections 207.1 and 207.2. 207.2 § 102, No density limit by lot area. Density restricted by 202.2(f), 207, physical effvdope controls of height, bulk, setbacks, open space, exposure end other €lppliceble controls o.f this end other Codes, es ,vell es by applicable design guidelines, applicable elements end erett plans of the General Plan, end design review by the Plenni,ig Depert,"lwnt.Form-Based Densitv. § 207.9 Varies depending on proiect location, but generally ranges between 5 0 and 100 dwelling units 12er acre. §§' 2 0 7.10, 317 P up to 4,000 square feet o[ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[l.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. § 317 Controls by StoryC .J-st -2nd ~ §-JP G G G Page 377 Residential Demolition H--1-+ G G G andAtJergeF Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 au..r2.lY [!_ursuant to { 207. 9. * * * * * * * * (1) C required for ground floor Residential Use when street frontage is listed in Section 145.4(bL * * * * SEC. 752. NCT-3- MODERATE-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * (e) Housing development in new buildings is encouraged above the second story. Existing Residenti€1l Units aFe pmtected by limitations on demolitions and uppa story eonvasions. Accessory Dwelling Units are permitted within the diswietpuFsumqt to Sections 207.1 and 207. 2 of this Code. Table 752. MODERATE-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT NCT-3 ZONING CONTROL TABLE Mayor Lurie BOARD OF SUPERVISORS Page 378 Zoning Category § References BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, 106, 250-252, 260, 263.19, 261.1, 270, 270.3, 271. See also Height and Bulk District Maps. * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous Mayor Lurie BOARD OF SUPERVISORS NCT-3 Controls Varies. See Height and Bulk Map Sheets HT02 and HT07 for more information. Height sculpting required on Alleys per§ 261.1. Generally N!J_Ot Rz:equired:-; however, if the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See £ 132Ce2- Page 379 * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §'206.10 Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix § 207.6 Generally Rrequired for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 P(1) p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections 207.1 and 207.2. Unit 207.2 Mayor Lurie BOARD OF SUPERVISORS Page 380 Dwelling Units, Senior Housing, and Group Housing~, Generally Minimum Dwelling Unit Densities, if_At2plicable Maximum Dwelling Unit Size * * * * Loss and Division of Dwelling Units,:. Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats -Residential Com•ersion -Residential Demolition and 1\ferger Mayor Lurie BOARD OF SUPERVISORS § 102, 202.2(f), 207, § 207.9 §§ 207.10, 317 § 317 §-J-1-1- §-J-1-1- 1Vo density limit by lot area. Density restricted by physical envelope controls of height, bulk, setbacks, open space, exposure and other applicable controls of this and other Codes, as well as by applicable design guidelines, applicable elements and area plans of the General Plan, and design review by the Planning Department.Form-Based Densitv. Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units 12..er acre. P up to 4,000 square feet of_ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. Controls by StoryC +Bf .Jnd J.rdd,a. f; f; f; f; f; f; Page 381 Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 3.6 to 1. For Office Uses minimum intensities may 124, 207.9 a-12rzly rzursuant to 2' 207.9. * * * * * * * * ( 1) C required for ground floor Residential Use when street frontage is listed in Section 145.4(b):. * * * * SEC. 753. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * Table 753. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE SoMa NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Front Setback and §§ 130, 131, Generally N!!:_Ot Rz::equired:-; however, ifthe existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be rzrovided so that, when combined with the Mayor Lurie BOARD OF SUPERVISORS Page 382 existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See 2., 132Ce2. * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 P(1) p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections 207.1 and 207.2. Unit 207.2 Dwelling Units, Senior § 102, ]Vo density limit by lot area. Density restricted by Housing, and Group 202.2(f), 207, physical envelope controls &/height, bulk, setbacks, Housing,., Generally open space, exposure and other ap:plicable controls o.f this and other Codes, as well as by ap:plicable design guidelines, applicable el-emenl:s and area -plans o-jthe Mayor Lurie BOARD OF SUPERVISORS Page 383 General Plan, and design revie,F by the Planning Department.Form-Based DensitJ!_. Minimum Dwelling Unit §' 207.9 Varies depending on proiect location, but generally Densities, i{_A[2plicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§' 207.10, 317 Pup to 4,000 square feet o[Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit ofl.2:1. C for Dwelling Units that exceed the greater of those thresholds. * * * * Loss and Division of §..111 Controls by StoryC Dwelling Units~ Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats +st -atd Jr.d4- Refiidential Com,ersion f-J-1-7 G G NF Residential Demolition f-J-1-7 G G G andA/er-ger Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 apply 12.ursuant to § 207.9. Mayor Lurie BOARD OF SUPERVISORS Page 384 * * * * * Not listed below (1) C required for ground floor residential use when street frontage is listed in 145.4(b) * * * * SEC. 754. MISSION STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * Table 754. MISSION STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE Mission Street NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Front Setback and §§ 130, 131, Generally N!J:.Ot Rz::equired:-,· however, i[the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See 2' 132Ce2. * * * * Mayor Lurie BOARD OF SUPERVISORS Page 385 Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines. Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix §§ 207.6 Generally :!?required for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 P(1) p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections 207.1 and 207.2. Unit 207.2 Dwelling Units, Senior § 102, l'lo density limit by lot area. Density restricted by Housing, and Group 202.2(f), 207, physical envelope controls of height, bulk, setbacks, Housing, Generally ope11 space, exposure and other applicable controls of t-his and at-her Gedes, as well as by• applicable design Mayor Lurie BOARD OF SUPERVISORS Page 386 guidelines, applicable elements and area plans of the General Flem, and design revie.1/ by the Planning .f)epartment.Form-Based Densitv. Minimum Dwelling Unit §' 207.9 Varies depending on proiect location, but generallv Densities, i{A12plicable ranges between 50 and 100 dwelling units 12.er acre. Maximum Dwelling Unit §§' 207.10, 317 Pup to 4,000 square feet of Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit ofl.2: I. C for Dwelling Units that exceed the greater o[those thresholds. * * * * Loss and .f)tvision of §..111 Controls by StoryC Dwelling Units~ Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats +sf .Jnd ~ Residemial Conversion f-J-1-l- C C C Residential .f)emolition f-J-1-l- C C C a1qd ,3,ferger Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Mayor Lurie BOARD OF SUPERVISORS Page 387 Floor Area Ratio §§ 102, 123, 3.6 to 1. For O[fice Uses minimum intensities may 124 207.9 a212..ly 12.ursuant to £ 207.9. * * * * * * * * SEC. 755. OCEAN AVENUE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * 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 withiH the districtpursuantto Section 207.l ofthis Code. Table 755. OCEAN AVENUE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE Ocean Avenue NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, Varies, but geHerally ,15 X. See Height and Bulk 106, 250-252, Map Sheet HT12 for more information. Height 260,261.1, sculpting required on Alleys per§ 261.1. 263.19, 270, 270.3,271. See also Height and Bulk District Maps. Mayor Lurie BOARD OF SUPERVISORS Page 388 * * * * Front Setback and §§ 130, 131, Generally Nt1.ot /?required;-,· however, if the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See §' 132Ce2- * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §' 206.10 Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix § 207.6 Generally !?required for creation of five or more Dwelling Units. No less than 40% of the total Mayor Lurie BOARD OF SUPERVISORS Page 389 * * * * Residential Uses Residential Uses Accessory Dwelling Unit Dwelling Units, Senior Housing, and Group Housing:-, Generally Minimum Dwelling Unit Densities, i[At2.12.licable Maximum Dwelling Unit Size * * * * Mayor Lurie BOARD OF SUPERVISORS §102 §§102, 207.1, 207.2 § 102, 202.2(f), 207, § 207.9 §§207.10, 317 number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. Controls by Story 1st 2nd 3rd+ P(1) p p P per Planning Code Sections 207.1 and 207.2. AT.a density limit by lot area. Density restricted by physical envelope controls af height, bulk, setbacks, open space, exposure and other applicable controls af this and other Codes, as well as by applicable design guidelines, applicable elements and area plans of the General Plim, and design review by the Planning Departme1qtForm-Based Densitv. Varies depending on proiect location, but generally ranges between 50 and JOO dwelling units per acre. P up to 4,000 square feet o[_ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2: I. C for Dwelling Units that exceed the greater o[_those thresholds. Page 390 Loss and Division of f1ll Controls by StoryC Dwelling Units,:_ Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats +sf -2:nd ~ Residential- Con','e,"sion f-J-J+ C C C Reside1uial- Demolition f-J-J+ C C C a1'ld kfergeP- Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8,. Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§102,123, 3.6 to 1. For Office Uses minimum intensities may 124, 207.9 a2..r2Jy r2.ursuant to ~ 207.9. * * * * SEC. 756. GLEN PARK NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * Commercial uses are encouraged at the ground story. Retail frontages and pedestrian- oriented streets are protected by limiting curb cuts (i.e. driveways, garage entries) as well as requiring ground floor commercial uses on portions of Diamond and Chenery Streets. Housing development is encouraged above the ground story. Housing density is not controlled by the size of the lot but by dwelling unit standards, physical envelope controls and unit mix Mayor Lurie BOARD OF SUPERVISORS Page 391 requirements. Given the area's location and accessibility to the transit network, accessory parking for residential and commercial uses is not required. Any new parking is required to be set back to support a pedestrian friendly streetscape. Accessory Dwelling Units are permitted within the districtpursuant to Section 207.1 ofthis Code. Table 756. GLEN PARK NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE Glen Park NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits,. §§ 102, 105, 30 Xand 40 XVaries. See Height and Bulk Map 106, 250-252, Sheet HT11 for more information. Height 260,261.1, sculpting required on Alleys per§ 261.1. 263.19, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Generally Nllot !?required:-; however, i[the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be 12.rovided so that, when combined with the Mayor Lurie BOARD OF SUPERVISORS Page 392 existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § l 32Ce2. * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible proiects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix § 207.6 Generally,_ minimum percentages oftwo bedroom and three bedroom Dwelling Units /?required for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall coHtain at least two bedrooms,· or no less than 30% of the total number ofproposed Dwelling ff-nits shall contaiH at least three bedromns. Mayor Lurie BOARD OF SUPERVISORS Page 393 * * * * Residential Uses Residential Uses Accessory Dwelling Unit Dwelling Units, Senior Housing, and Group Housing, Generally Minimum Dwelling Unit Densities, i[At212-licable Maximum Dwelling Unit Size * * * * Loss aHd DivisioH of Dwelling Units~ Conversion, Demolition, or Merger o[_Dwelling Mayor Lurie BOARD OF SUPERVISORS Controls by Story 1st 2nd 3rd+ §102 P(1) p p §§102, 207.1, P per Planning Code Sections 207.1 and 207.2. 207.2 § 102, ,\[a density limit by lot arett. De11sity restricted by 202.2(f), 207, physical envelope controls ofheight, bulk, setbacks, open space, exposblre and other applicabl-e controls o.f 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.Form-Based Densitv § 207.9 Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre. §'§ 207.10, 317 P up to 4,000 square feet o[_ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. Ul1 CoHtrols by StoryC Page 394 Units, including Residential Flats -1:-51 :J-nd Jr-d4- -Residentifll Ger,,,;eFsie1q f-J.1-l. f; f; N-P- -Residentifll Demelitien f-J.1-l. f; f; f; €11'1€f .},fergel" Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 ar212.lv [2Ursuant to § 207.9. * * * * * * * * SEC. 757. FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * Table 757. FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE Folsom Street NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Mayor Lurie BOARD OF SUPERVISORS Page 395 * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Design Guidelines and § 823(b), and Standards General Plan Commerce and Industry Element RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix §§ 207.6 Mayor Lurie BOARD OF SUPERVISORS Generally Nuot :l?z::equired:-; however, i(the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See f 132Ce2. WSoMa Design Standards._ and the Urban Design Guidelines, Citywide Design Standards, and any other arzplicable design guidelines that have been approved by the Planning Commission. Generally :l?z::equired for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the Page 396 * * * * Residential Uses Residential Uses Group Housing Accessory Dwelling Unit Dwelling Units, Senior Housing, and Group Housing, Generally Minimum Dwelling Unit Densities, i{_A[2plicable Maximum Dwelling Unit Size * * * * Loss and Division of Dwelling Units:.:_ Mayor Lurie BOARD OF SUPERVISORS §102 §§ 102, 208 §§102, 207.1, 207.2 § 102, 202.2(f), 207, §' 207.9 §§ 207.10, 317 §..lll total number of proposed Dwelling Units shall contain at least three bedrooms. Controls by Story 1st 2nd 3rd+ P(1) p p C(1) C C P per Planning Code Sections 207.1 and 207.2. No density limit by lot area. Density restricted by physical envelope controls o.f height, bulk, setbacks, open space, exposure and other epplicab!:c controls of this and other Codes, as ·well as by applicable design g1,tidelincs, applicable clements and area plaNs of the Gcncml Plan, aNd design review by the Planning Dc-partmcnt.Form-Based DensitJ!_ Varies depending on pro;ect location, but generally ranges between 50 and JOO dwelling units per acre. Pup to 4,000 square feet o{_Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2: I. C for Dwelling Units that exceed the greater o[_those thresholds. Controls by StoryC Page 397 Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats -1--st .Jnd ~ Residefl,tiel Gerwer-siefl, H-f-1- G G NP- Residefl,tiel Demelitiefl, er- H-f-1- G G G Afer-ger- Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 a12.oly {2_Ursuant to ~ 207. 9. * * * * * * * * SEC. 758. REGIONAL COMMERCIAL DISTRICT. * * * * Zoning Category Table 758. REGIONAL COMMERCIAL DISTRICT ZONING CONTROL TABLE Regional Commercial District § References Controls BUILDING STANDARDS Mayor Lurie BOARD OF SUPERVISORS Page 398 Massing and Setbacks * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Design Guidelines and § 823(b), and Standards General Plan Commerce and Industry Element RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix §§ 207.6 Mayor Lurie BOARD OF SUPERVISORS Generally NflOt Rrequired:-,· however, i[the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See f 132Ce2- WSoMa Design Standards,_ and the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Generally Rrequired for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain Page 399 * * * * Residential Uses Residential Uses (Except for Group Housing, see below) Accessory Dwelling Unit Group Housing Dwelling Units, Group Housing, and Senior Housing, Generally Minimum Dwelling Unit Densities, i{_A-r2_plicable Maximum Dwelling Unit Size Mayor Lurie BOARD OF SUPERVISORS §102 §§102, 207.1, 207.2 §£ 102, 208 § 102, 202.2(f), 207, § 207.9 §'§ 207.10, 317 at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. Controls by Story 1st 2nd 3rd+ p p p P per Planning Code Sections 207.1 and 207.2. C(1) le le ll/o density limit by lot area. Density restricted by physical en,;efope controls &/height, bulk, setbacks, &pen space, exposure and other applicable controls o.f this and other Codes, as well as by applicable design guidelines, applicable elements and area plans of the General Plan, and design revic1F by the Planning Department.Form-Based Density Varies depending on pro;ect location, but generally ranges between 50 and JOO dwelling units per acre. Pup to 4,000 square feet o{_Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2:1. C for Dwelling Units that exceed the greater o{_those thresholds. Page 400 * * * * Loss a,qd Dhdsion of §' 317 Controls by StoryC Dwelling Units,:. Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats +sf -2nd ~ Residential Conversion §-J-1-1- G G NP- Residential Demolition §-J-1-1- G G G end 1~,ferger Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 al2J2.ly 1zursuant to ~ 207.9. * * * * * Not listed below (1) NP on 1st floor on lots with more than 25 feet of street frontage. * * * * SEC. 759. DIVISADERO STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. Mayor Lurie BOARD OF SUPERVISORS Page 401 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. Buil-dings typically range in heightfrom two t-0 four stories with occasional one story commercial buildings. The dDistrict 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 H1ithin the district pursuant to Section 207.1 of this Code. Consistent with Divisadero Street's existing mixed-use character, new commercial development is permitted at the ground and second stories. Most neighborhood-serving businesses are strongly encouraged. Controls on new Formula Retail uses are consistent with Citywide policy for Neighborhood Commercial Districts;'-,_ 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 Mayor Lurie BOARD OF SUPERVISORS Page 402 facilities, and other automobile uses protect the livability within and around the district, and promote continuous retail frontage. If the Planning Department determines that any site proposed for residential development and located within the Divisadero Street NCT has received a 50% or greater increase in residential densities over prior zoning through the adoption of Ordinance No. 127- 15, any development project that is subject to the lnclusionary Affordable Housing Program on such site shall pay the Affordable Housing Fee, or provide one of the Alternatives to Payment of the Affordable Housing Fee, set forth in Planning Code Sections 415 et seq., except that the amount of the Affordable Housing Fee or Alternatives to Payment of the Affordable Housing Fee shall be modified as set forth in Planning Code Sections 428 et seq. Table 759. DIVISADERO STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE Divisadero St. NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits,. §§ 102, 105, 65 A, and 10 Xsouth ofOakStreetVaries. See 106, 250-252, Height and Bulk Map Sheets HT02 and HT07 for 260,261.1, more information. Height sculpting required on 263.19, 270, Alleys per§ 261.1. 270.3, 271. See also Height and Mayor Lurie BOARD OF SUPERVISORS Page 403 Bulk District Maps * * * * Front Setback and §§ 130, 131, Generally Nt1.ot Rrequired'",· however, ifthe existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See§ 132Ce2- * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Mayor Lurie BOARD OF SUPERVISORS Page 404 Dwelling Unit Mix * * * * Residential Uses Residential Uses Accessory Dwelling Unit Dwelling Units, Senior Housing, and Group Housing, Generally Minimum Dwelling Unit Densities, i{A12Plicable Maximum Dwelling Unit Size Mayor Lurie BOARD OF SUPERVISORS § 207.6 §102 §§102, 207.1, 207.2 § 102, 202.2(f), 207, § 207.9 §§ 207.10, 317 Generally -!?required for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. Controls by Story 1st 2nd 3rd+ P(1) p p P per Planning Code Sections 207.1 and 207.2. ,Vo density limit by lot area. Density restricted by physical en;1efope controls ofheig,½t, bulk, setbacks, open space, exposure end other appliceble controls of this end other Codes, es well es by applicable design guidelines, applicable elements end area plans o-fthe General Plan, end design review by the Planning Department.Farm-Based Densitv Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units eer acre. Pue to 4,000 square feet o(Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of].2: 1. C for Dwelling Units that exceed the greater of those thresholds. Page 405 * * * * Loss and Division of § 317 Controls by StoryC Dwelling Units~ Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats -l--s-t -2-nd ~ Residential- Con'P1er-sion f-J+l- G G NP- Residential- Demolition f-J+l- G G G and 13,tferger- Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 a-12.!2.lv eursuant to ~ 207.9. * * * * * * * * SEC. 760. FILLMORE STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * The Fillmore Street NCT controls are designed to encourage and promote development that enhances the walkable, mixed-use character of the corridor and Mayor Lurie BOARD OF SUPERVISORS Page 406 surrounding neighborhoods. Rear yard requirements at residential levels preserve open space corridors of interior blocks. Housing development in new buildings is encouraged above the ground story. Existing residential imits are protected by limitations on demolition and i1wer story conversions. Accessory Dwelling Units are permitted within the districtpursuant to Section 207.1 of this Code. * * * * Table 760. FILLMORE STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE Fillmore St. NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Front Setback and §§ 130, 131, Generally N!::?_Ot Ri:equired~.· however, if the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See ~ 132Ce2- * * * * Miscellaneous Mayor Lurie BOARD OF SUPERVISORS Page 407 * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix § 207.6 Generally :!?required for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 P(1) p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections 207.1 and 207.2. Unit 207.2 Dwelling Units, Senior § 102, 1~lo density limit by lot area. Density restricted by Housing, and Group 202.2(f), 207, physical envelope controls of height, bulk, setbacks, Housing, Generally open space, exposure and other applicable controls of this and ot,¼er Codes, as well as by applicable design guidefoqes, applicable eleYne1qts a1qd area plans o-jthe Mayor Lurie BOARD OF SUPERVISORS Page 408 General Plan, and design re','iew by the Planning fJepartment.Form-Based Densitv Minimum Dwelling Unit §' 207.9 Varies depending on project location, but generally Densities, i{_AfzQlicable ranges between 50 and 100 dwelling units {2_er acre. Maximum Dwelling Unit §§ 207.10, 317 Pup to 4,000 square feet o[_Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2:1. C for Dwelling Units that exceed the greater o{those thresholds. * * * * Loss and f)ivision of §' 317 Controls by StoryC Dwelling Units~ Conversion, Demolition, or Merger o[_Dwelling Units, including Residential Flats +sf .Jnd Jrd4. Residential Co1i'!rer.rrio19 §-J-1-7 G NP- NP- Residential fJemolition §-J-1-7 G G G and l,tferger Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§102,123, 3.6 to 1. For O(fice Uses minimum intensities may 124, 207.9 a[2]2_ly QUrsuant to ~ 207. 9. Mayor Lurie BOARD OF SUPERVISORS Page 409 * * * * * * * * SEC. 761. HA YES-GOUGH NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * 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 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. 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 arc 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 Octavia Area Plan of the General Plan. Accessory Dwelling Units are permitted. Table 761. HAYES-GOUGH NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE Mayor Lurie BOARD OF SUPERVISORS Page 410 Zoning Category § References BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits:- §§ 102, 105, 106, 250-252, 260, 261.1, 263.19, 270, 270.3, 271. See also Height and Bulk District Maps * * * * Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous Mayor Lurie BOARD OF SUPERVISORS Hayes-Gough NCT Controls Varies. See Height and Bulk Map Sheets HT02 and HT07 for more information. Height sculpting required on Alleys per§ 261.1. Generally Nll,Ot Rz::equired:-,· however, i{the existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See ~ 132{e2- Page 411 * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF § 206.10 Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix § 207.6 Generally /?required for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 P(1) p p Accessory Dwelling §§102, 207.1, P per Planning Code Sections 207.1 and 207.2. Unit 207.2 Mayor Lurie BOARD OF SUPERVISORS Page 412 Dwelling Units, Senior Housing, and Group Housing, Generally Minimum Dwelling Unit Densities, i[_A{2]2.licable Maximum Dwelling Unit Size * * * * Loss and Dh1ision of Dwelling Units,:. Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats Residential Comersion Residential Demolition a1qd Aferger Mayor Lurie BOARD OF SUPERVISORS § 102, ]Vo density limit by !:at area. Density restricted by 202.2(f), 207, physical envelope controls of height, bulk, setbacks, ope,q space, exposttre and other applicable controls o_f this and otJwr Codes, as well as by appl icabl-e design guidelines, applicable elements and area plans of the General Plan, and design review by the Plmming Departme1qt.Form-Based Densitv § 207.9 Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units per acre. §'§ 207.10, 317 Pup to 4,000 square feet o[Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit ofJ.2: 1. C for Dwelling Units that exceed the greater o{_those thresholds. § 317 Controls by StoryC -1-Bt Jnd ~ H-1-l- f; f; N-J2 H-1-l- f; f; f; Page 413 Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 3.0 to 1. For Office Uses minimum intensities may 124, 207.9 arz.rz.ly rz.ursuant to ~ 207.9. * * * * * * * * SEC. 762. VALENCIA STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * Table 762. VALENCIA STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE * * * * Valencia Street NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Front Setback and §§ 130, 131, Generally Nt1.ot R!:equired:-,· however, if the existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to Mayor Lurie BOARD OF SUPERVISORS Page 414 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix §§ 207.6 * * * * Residential Uses Residential Uses §102 Mayor Lurie BOARD OF SUPERVISORS the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 leet above street grade. See §' l 32Ce1. Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Generally Rrequired for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. Controls by Story 1st 2nd 3rd+ P(1) p p Page 415 Accessory Dwelling Units Dwelling Units, Senior Housing, and Group Housing, Generally Minimum Dwelling Unit Densities, i[Applicable Maximum Dwelling Unit Size * * * * Loss and Division of Dwelling Units,:. Conversion, Demolition, or Merger o[Dwelling Units, including Residential Flats Residential Go,,wersio1'1 Mayor Lurie BOARD OF SUPERVISORS §§102, 207.1, P per Planning Code Sections 207.1 and 207.2. 207.2 § 102, ]Vo residential density limit by lot area. Density 202.2(f), 207, restrict-ad by physical cn,•efope controls of height, bulk, setbacks, open space, exposure and other applicable controls of this and other Codes, as '//ell as by BjJjJlicable design guidelines, BjJjJlicable elements and Eweaplans ofthe General Pkm, and design review by the Planning Department Form-Based Densit")!. § 207.9 Varies depending on pro;ect location, but generally ranges between 50 and 100 dwelling units per acre. §§ 207.10, 317 Pup to 4,000 square feet o[Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[l.2:1. C for Dwelling Units that exceed the greater o[those thresholds. §lll Controls by StoryC +sf ±nd: ~ §--J-1-+ G NF- NF- Page 416 Residel'ltial Deniolition or f-J-1-+ G (;. G Atferger Division of Dwelling §_207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 ff{2J2.lY t2.ursuant to § 207. 9. * * * * * Not listed below (1) C required for ground floor residential use when street frontage is listed in 145.4(b) * * * * SEC. 763. 24TH STREET - MISSION NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * Table 763. 24TH STREET - MISSION NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE 24th Street - Mission NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks * * * * Mayor Lurie BOARD OF SUPERVISORS Page 417 Front Setback and §§ 130, 131, Side Yard 132, 133 * * * * Miscellaneous * * * * Design Guidelines and General Plan Standards Commerce and Industry Element RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix §§ 207.6 Mayor Lurie BOARD OF SUPERVISORS Generally N!J..Ot Rz::equired,_,· however, ifthe existing sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See f 132Ce1. Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Generally Rz::equired for creation of five or more Dwelling Units. No less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. Page 418 * * * * Residential Uses Residential Uses Accessory Dwelling Units Dwelling Units, Senior Housing, and Group Housing, Generally Minimum Dwelling Unit Densities, i[_A12.plicable Maximum Dwelling Unit Size * * * * Loss al-'ld Division of Dwelling Units,: Conversion, Demolition, or Merger o[_Dwelling Mayor Lurie BOARD OF SUPERVISORS Controls by Story 1st 2nd 3rd+ §102 P(1) p p §§102, 207.1, P per Planning Code Sections 207.1 and 207.2. 207.2 § 102, lv-o residential density limit by lot area. Density 202.2(f), 207, restricted by physical envelope controls of height, bulk, setbacks, open space, exposure and other applicable controls &/this and other Codes, as well as by applicable design guidelines, applicable elements and area plans &jthe General Pla,1, and design review by1 the Planning Department.Form-Based Densiry_. §' 207.9 Varies depending on pro;ect location, but generally ranges between 50 and JOO dwelling units per acre. H 20 7.1 o, 317 Pup to 4,000 square feet o{Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2: I. C for Dwelling Units that exceed the greater ofthose thresholds. w1 Controls by· StoryC Page 419 Units, including Residential Flats Jsl 2-,ui .Jr.d4. Residemial- Ge1'Wel"sien f-J-1-1- G NP- NP- Residential- Demel-itien er f-J-1-1- G G G i,fergel" Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 2.5 to 1. For Office Uses minimum intensities may 124, 207.9 at2.[2lv12.ursuant to~ 207.9. * * * * * * * * SEC. 764. UPPER MARKET STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. * * * * The Upper Market Street Transit District controls are designed to promote moderate- scale development which contributes to the definition of Market Street's design and character. They 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 all 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 Mayor Lurie BOARD OF SUPERVISORS Page 420 preserve a balanced mix of Commercial Uses, ground-story neighborhood-serving uses are encouraged, and financial service uses are limited. Ground floor-commercial space is required along Market and Church Streets. Most Automotive Service and Drive-Up FaciilityFacility uses are prohibited or conditional. Housing development in new buildings is encouraged above the SecondStory. Existilqg HJ3Per story Residential Units are protected by limitations on demolitions and upper story con)'ersions. Accessory Dwelling Units are permitted within the district pursuant to Sections 207.1 and 207.2 of this Code. Table 764. UPPER MARKET STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE Upper Market Street NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits:- §§ 102, 105, Varies. See Height and Bulk Map Sheet HT07 for 106, 250-252, more information. Height sculpting required on 260,261.1, Alleys per§ 261.1. 263.19, 270, 270.3, 271. See also Height and Bulk District Maps,. Mayor Lurie BOARD OF SUPERVISORS Page 421 * * * * Front Setback and §§ 130, 131, Generally Nt1ot /?required,.; however, ifthe existing Side Yard 132, 133 sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132Ce2. * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. Housing Choice-SF §206.10 Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Dwelling Unit Mix § 207.6 Generally !?required for creation of five or more Dwelling Units. No less than 40% of the total Mayor Lurie BOARD OF SUPERVISORS Page 422 * * * * Residential Uses Residential Uses Accessory Dwelling Unit Dwelling Units, Senior Housing, and Group Housing,., Generally Minimum Dwelling Unit Densities, i{_A[!..12.licable Maximum Dwelling Unit Size * * * * Mayor Lurie BOARD OF SUPERVISORS §102 §§102, 207.1, 207.2 § 102, 202.2(f), 207, § 207.9 §§ 207.10, 317 number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. Controls by Story 1st 2nd 3rd+ P(1) p p P per Planning Code Sections 207.1 and 207.2. l\T.o density limit by tot area. Density restricted by physical envelope controls &}height, bulk, setbacks, open space, exposure and other applicable co1qtrols &j this and other Codes, as well as by appliatble design guidelines, applicable elements and area plans &jthe General Pla1q, and design rc;1iew by· the Planning Department.Form-Based Density_ Varies depending on pro;ect location, but generally ranges between 50 and JOO dwelling units per acre. P up to 4,000 square feet o[_ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. Page 423 Loss and Di'.1ision of §1ll Controls by StoryC Dwelling Units.::_ Conversion, Demolition, or Merger o(Dwelling Units, including Residential Flats .J-s.t ±1W .Jr.d4. Residential C-onversion §-JP G G -NP- Residential Demolition §-JP G G G afld i,1-erger- Division of Dwelling § 207.8 Division of existing Dwelling Units P per§ 207.8 Units NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 3.0 to 1. For Office Uses minimum intensities may 124, 207.9 a-t212.lv 12.ursuant to ~ 207.9. * * * * * * * * SEC. 780.1. LAKESHORE PLAZA SPECIAL USE DISTRICT. (a) Purpose and Findings. In addition to the purposes stated in Section 701 of this Code, the following purpose and findings form a basis for special regulations and provide guidance for their application in the Lakeshore Plaza Special Use District. * * * * (3) Housing develo12.ment in new buildings is encouraged. Mayor Lurie BOARD OF SUPERVISORS Page 424 (b) Controls. The controls for the NC-S District, as set forth in Section 713 of this Code, shall apply to the Lakeshore Plaza Special Use District, except as provided below: Zoning Category No. Controls .10 The 26 40 X height district requires Co,qditional Use aHthorizatio1q for height.s over 26 feet not exceeding 40 feet. Varies. See Height and Bulk District Ma{2_s. * * * * .90 Residential uses are {2_ermitted at all stories.Residential Hses are pennitted as conditional Hses at the fir~t and second stories and notpennitted abo,ie the second story•. .91, .92, .93 Residential density> for dwelling Hnit8 is one unit per 3,000 sq. ft. of lot area; grottp housing is not pennitted; minimum usable open space per dwelling unit is 300 sq. ft. ifprivate and 400 sq. ft. ifcormnon.Form-Based Density ap{2_/ies for all Residential Uses. * * * * SEC. 780.3. NORTH BEACH SPECIAL USE DISTRICT. * * * * (c) Controls. The following provisions shall apply within such District: * * * * ( 4) Less of Residential Units. To prc,;ent the loss o_fexisting Residential Units within Mayor Lurie BOARD OF SUPERVISORS Page 425 the district, the remm·al, demolition, merger, or con:version &f Residential Units above the First Story are prohibited. [Reservedl * * * * SEC. 810. CHINATOWN COMMUNITY BUSINESS DISTRICT. The Chinatown Community Business District, located in the northeast quadrant of San Francisco, extends along Broadway from the eastern portal of the Broadway Tunnel to Columbus Avenue and along Kearny Street from Columbus to Sacramento Street. This district also includes portions of Commercial Street between Montgomery Street and Grant Avenue and portions of Grant Avenue between Bush and California Streets. It is part of the larger core area of Chinatown. The portions of Broadway, Kearny, and Commercial Streets and Grant Avenue in this district are transitional edges or entries to Chinatown. North and east of the two blocks of Broadway contained in this district are North Beach and the Broadway Entertainment Districts. Kearny and Columbus Streets are close to intensive office development in the Downtown Financial District. Both Grant Avenue and Commercial Street provide important pedestrian entries to Chinatown. Generally, this district has more potential for added retail and commercial development than other parts of Chinatown. This zoning district is intended to protect existing housing, encourage new housing and to accommodate modest expansion of Chinatown business activities as well as street-level retail uses. The size of individual professional or business office use is limited in order to prevent these areas from being used to accommodate larger office uses spilling over from the financial district. Housing development in new buildings is encouraged at upper stories. Existing housing is protected by limitations on demolitions and upper story conversions. Accessory dwelling units are Mayor Lurie BOARD OF SUPERVISORS Page 426 permitted ~within the districtpursuant to Subsection 207(c)(4) of this Code. Table 810 CHINATOWN COMMUNITY BUSINESS DISTRICT ZONING CONTROL TABLE Chinatown Community Business District Zoning Category § References Controls BUILDING STANDARDS * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines. Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. RESIDENTIAL STANDARDS AND USES * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§ 102, Accessory Dwelling Units are permitted to be Unit Density 2 0 7 :.1 fc}-f4} ,_ constructed within an existing building zoned for 207.2 residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground-story retail or commercial space. Dwelling Unit Density § 207 Up to 1 unit per 200 sq. ft. lot area. Mayor Lurie BOARD OF SUPERVISORS Page 427 Minimum Dwelling Unit §' 207.9 Varies depending on proiect location, but generally Densities, i[_Ae,plicable ranges between 50 and I 00 dwelling units per acre. Maximum Dwelling Unit §'$207.10,317 P up to 4,000 square feet of Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit ofJ.2: I. C for Dwelling Units that exceed the greater of those thresholds. Group Housing Density §§ 208, 1 bedroom per 140 sq. ft. lot area. 890.88(b) * * * * Loss of Dwelling Units;_ §..111_ CoHtrolB by StoryC Conversion, Demolition, or Merger o[_Dwelling Units, including Residential Flats -1-st ±nd ~ ResideHtial CoHversion, H-1-+ C C C PemolifioH or 1Werger * * * * NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.8 to 1. For Office Uses minimum intensities may 124, 207. 9 aeJ2.ly eursuant to € 207.9. * * * * * * * * Mayor Lurie BOARD OF SUPERVISORS Page 428 SEC. 811. CHINATOWN VISITOR RETAIL DISTRICT. * * * * 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 protect~d by prohibition of/;lJ}JJer story conversions and limitation on demolition. Accessory dwelling units are permitted within the districtpbtrsuant to Subsection 207(c)(4) ofthis Code. Table 811 CHINATOWN VISITOR RETAIL DISTRICT ZONING CONTROL TABLE Chinatown Visitor Retail District Zoning Category § References Controls BUILDING STANDARDS * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission. RESIDENTIAL STANDARDS AND USES * * * * Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §102 p p p Accessory Dwelling §§ 102, Accessory Dwelling Units are permitted to be Mayor Lurie BOARD OF SUPERVISORS Page 429 Unit Density 2 07 J_feJf4A constructed within an existing building zoned for 207.2 residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground-story retail or commercial space. Dwelling Unit Density § 207 Up to 1 unit per 200 sq. ft. lot area. Minimum Dwelling Unit § 207. 9 Varies depending on pro;ect location, but generally Densities, i{_A[!_plicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§207.10, 317 P up to 4,000 square feet o[_ Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_1.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. Group Housing Density §§ 208, 1 bedroom per 140 sq. ft. lot area. 890.88(b) * * * * Loss of Dwelling Units::. § 317 Controls by StoryC Conversion, Demolition, or Merger o[_Dwelling Units, including Residential Flats +Sf Btd ~ Residential Com,,ersion, f-J-1-+ G G G Demolitio1q OY. .},,Jerger * * * * NON-RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Page 430 Development Standards Floor Area Ratio §§ 102, 123, 2.0 to 1. For Office Uses minimum intensities may 124, 207.9 avvlv 12.ursuant to 2' 207.9. * * * * * * * * SEC. 812. CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT. * * * * Housing development in new and existing buildings is encouraged above the ground floor. Institutional uses are also encouraged. Existing residential uNits areprotectedby limits on demolition and conwrsion. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) ofthis Code. Table 812 CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Chinatown Residential Neighborhood Commercial District Zoning Category § References Controls BUILDING STANDARDS * * * * Miscellaneous * * * * Mayor Lurie BOARD OF SUPERVISORS Page 431 Design Guidelines and General Plan Standards Commerce and Industry Element RESIDENTIAL STANDARDS AND USES * * * * Residential Uses Residential Uses §102 Accessory Dwelling §§ 102, Unit Density 2 07 :lfeff4A 207.2 Dwelling Unit Density § 207 Minimum Dwelling Unit §' 207.9 Densities, i[_Applicable Maximum Dwelling Unit §§' 207.10, 317 Size Group Housing Density §§ 208, 890.88(b) * * * * Mayor Lurie BOARD OF SUPERVISORS Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission. Controls by Story 1st 2nd 3rd+ p p p Accessory Dwelling Units are permitted to be constructed within an existing building zoned for residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground-story retail or commercial space. Up to 1 unit per 200 sq. ft. lot area. Varies depending on proiect location, but generally ranges between 50 and 100 dwelling units 12.er acre. P up to 4,000 square feet o[_ Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit o[_l.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. 1 bedroom per 140 sq. ft. lot area. Page 432 Loss of Dwelling Units.,:_ fill Controls by StoryC Conversion, Demolition, or Merger o[Dwelling Units, including Residential Flats 1-s-t .Jnd Jr.d+ Residentiel Cow,;ersion, f-J-1-1- G f; G -I)emol-ifion or hferger * * * * NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 1.0 to 1. For O{fice Uses minimum intensities may 124, 207.9 ar2t2.lv [2_Ursuant to ~ 207. 9. * * * * * * * * SEC. 825. DTR - DOWNTOWN RESIDENTIAL DISTRICTS. * * * * (c) Use. A use is the specified purpose for which a property or building is used, occupied, maintained, or leased. Uses in Downtown Residential Districts are either permitted, conditional, accessory, temporary or are not permitted. If there are two or more uses in a structure, any use not classified in Section 825(c)(1)(C) below as accessory will be considered separately as an independent permitted, conditional, temporary or not permitted use. * * * * (2) Residential Use Controls. Unless otherwise specified in a Section Mayor Lurie BOARD OF SUPERVISORS Page 433 governing an individual DTR District, the following residential use controls shall apply: * * * * (C) Residential Density. Form-Based Density applies in the Downtown Residential Districts. There shall be no density limit fer residential uses in Downtmm Residential Districts. The provisions a/Sections 207 through 208 related to residential density shall not Etpply. * * * * SEC. 827. RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE DISTRICT (RH- DTR). * * * * No. Zoning Category § References Rincon Hill Downtown Residential Mixed Use District Zoning Controls Building and Siting Standards * * * * .13 Setbacks Grou:1d F'loor Building setback of 3 Residential Design to 10 ft. for all Guidelines Urban buildings except Design Guidelines, towers on Spear, Citywide Design Main, Beale, Standards, and any Fremont, and First other applicable design Streets. § 827(a)(2) guidelines that have and (6). Mayor Lurie BOARD OF SUPERVISORS Page 434 .14 Street-Facing Uses Mayor Lurie BOARD OF SUPERVISORS been approved by the Planning Commission. §§ 145.1, 145.4, Groblnd F'loor Residential Design Gblidelines Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been ar212_roved by the Upper-story setback of 10 ft. required above a height of 65 feet on both sides of Spear, Main, Beale, Fremont, and First Streets. § 827(a)(5). Sun access plane setback of 50 degrees for all buildings 85' and lower on the south side of east-west mid-block pathways. § 827(a)(5). Active uses required on all street frontages. See §§ 145.1, 825(b). Ground-level residential or commercial requirements based on location. See §§ 145.4 and 827(a)(2). Page 435 * * * * Non-Residential Standards and Uses * * * * .21 Use Size [Non-Residentia~ * * * * Residential Standards and Uses * * * * .47 Residential Density, n,,vefli1'lg UnitsGeneral .47b Minimum Dwelling Unit Mayor Lurie BOARD OF SUPERVISORS Planning Commission. §§ 890.130, 145.14,_ P for non-residential 207.9 uses up to 25,000 sq. ft., C above. No individual ground floor tenant may occupy more than 75' of frontage for a depth of 25' from Folsom Street. §§ 145.14. For Office Uses minimum intensities may apply pursuant to § 207.9. §§' 207.5(d), 207.6, 1Vo Limit. § 207. 5(d) # 890.88(a) Form-Based Density. Dwelling Unit Mix Required § 207.6 §: 207.9 Varies depending on Page 436 Densities, i(Applicable proiect location, but generally ranges between 50 and 100 dwelling units per acre. .47c Maximum Dwelling Unit §§' 207.10, 317 P up to 4, 000 square Size feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit ofJ.2:1. C for Dwelling Units that exceed the greater of those thresholds. .48 Residential Density, §§ 207.5, 890.88(b) ;vo Limit. Group Housing § 207.5(d)Form-Based Densitv * * * * * * * * SEC. 829. SOUTH BEACH DOWNTOWN RESIDENTIAL MIXED USE DISTRICT (SB- DTR). * * * * 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 Mayor Lurie BOARD OF SUPERVISORS Page 437 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 Section 207.1 ofthis Table 829 SOUTH BEACH DOWNTOWN RESIDENTIAL MIXED USE DISTRICT ZONING CONTROL TABLE No. Zoning Category § References South Beach Downtown Residential Mixed Use District Zoning Controls Building and Siting Standards Non-Residential Standards and Uses * * * * .21 Use Size §§ 890.130, 207.9 P for non-residential [ Non-Residentia~ uses up to 25,000 sq. ft., C above. For Office Uses minimum intensities may apply pursuant to ~ 207. 9. * * * * Mayor Lurie BOARD OF SUPERVISORS Page 438 Residential Standards and Uses * * * * .47 Residential Density, Dwelling UnitsGeneral .47b Minimum Dwelling Unit Densities, if Applicable .47c Maximum Dwelling Unit Size .48 Residential Density, Group Housing * * * * * * * * Mayor Lurie BOARD OF SUPERVISORS §§ 207.5(d), 207.6, No Limit. § 207. 5(d) # 890.88(a) Form-Based Density. Dwelling Unit Mix Required § 207.6 § 207.9 Varies depending on proiect location, but generally ranges between 50 and JOO dwelling units per acre. §'§ 207.10, 317 P up to 4, 000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit ofl.2:1. C for Dwelling Units that exceed the greater of those thresholds. §§ 207.5, 890.88(b) 2\/o Limit. § 207.5(d)Form-Based Density. Page 439 SEC. 830. CMUO - CENTRAL SOMA MIXED USE-OFFICE DISTRICT. * * * * Table 830 CMUO - CENTRAL SOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE Central SoMa Mixed Use-Office Controls Zoning Category § References Controls BUILDING STANDARDS * * * * Miscellaneous * * * * Design Guidelines and General Plan Subject to the Citywide Urban Design GuidelinesL Standards Commerce Citywide Design Standards, and any other applicable and Industry design guidelines that have been approved by the Element; Planning Commission.,- Central SoMa Plan RESIDENTIAL STANDARDS AND USES Development Standards * * * * * * * * Residential Uses Residential Uses §102 p Dwelling Units, Senior § 207 1Ve r-esidentiel density• UmU by• l-et er-ee. f)e1qsity• Mayor Lurie BOARD OF SUPERVISORS Page 440 Housing, and Group restricted by physical envelope controls of height, Housing Density, bulk, setbacks, open space, exposure and other General €ff3Plicable controls o.fthis and other Codes, as weU as by epplicable design guidelines, epplicab!:e elements and area plans &fthe General Plan, and design review by• t.½e Planning .f)epartment.Form-Based DensilJ!._. Minimum Dwelling Unit § 207.9 Varies depending on proiect location, but generally Densities, i[Arw.licable ranges between 50 and 100 dwelling units eer acre. Maximum Dwelling Unit §§207.10, 317 P ue to 4,000 square feet o[_ Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o[_J.2:1. C for Dwelling Units that exceed the greater o[_those thresholds. Group Housing §§ 102, NP, except Group Housing uses that are also 249. 78( C )(8) defined as Student Housing or Senior Housing,, are designated for persons with disabilities, are designated for Transition Age Youth, or are contained in buildings that consist of 100% affordable units. * * * * NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, In the Central SoMa SUD, :Fizrevailing Height and 124, 128.1, Density limits are determined by Section 249.78, 207.9, 249.78 subject to the requirements of Section 128. For Ofjj,ce Uses minimum intensities may arwlypursuant Mayor Lurie BOARD OF SUPERVISORS Page 441 I . . . . I to §' 207.9. SEC. 831. MUG - MIXED USE-GENERAL DISTRICT. * * * * Housing is encouraged over ground floor commercial and PDR 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 districtpursuant to Section 207.1 afthis Code. * * * * Table 831 MUG - MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Mixed Use-General Controls BUILDING STANDARDS * * * * Miscellaneous Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element; Commission.-:- Central SoMa Plan * * * * RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Page 442 Development Standards * * * * Residential Conversion, § 317 C for ReNwval &Jone or more Residential Units or Demolition, or Merger Unauthorized Units. of Dwelling Units, including Residential Flats * * * * Residential Uses * * * * Dwelling Unit and § 207 ]'lo density limit. Density is regulated by the permitted Group Housing DensityL height and bulk, and required setbacks, exposure, and General open space ofeach de'v1elopHwnt lot.Form-Based Density_. Minimum Dwelling Unit § 207.9 Varies depending on proiect location, but generally_ Densities, i{Applicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 P up to 4,000 square feet of Gross Floor Area or an Size equivalent Floor Area Ratio for any_ individual Dwelling Unit of1.2: 1. C for Dwelling Units that exceed the greater ofthose thresholds. NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 123, 124L FAR based on permitted height. See §124 for 207.9 more information. (4) For Office Uses minimum intensities may_ ar,ply_ pursuant to § 207. 9. Mayor Lurie BOARD OF SUPERVISORS Page 443 * * * * * * * * (4) Within the Central SOMA SUD, see Planning Code Section 249.78 for specific controls. * * * * SEC. 832. MUO - MIXED USE-OFFICE DISTRICT. The Mixed Use-Office (MUO) is designed to encourage office uses and housing, as well as small-scale light manufacturing 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 districtpttrst1ant to Section 207.1 ofthis Code. * * * * Table 832 MUO - MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE Zoning Category I § References Mixed Use-Office District Controls BUILDING STANDARDS * * * * Miscellaneous Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element Commission.-:- Mayor Lurie BOARD OF SUPERVISORS Page 444 * * * * RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Conversion, § 317 C for Removal oforw or more Residential [lrlits or Demolition, or Merger Unauthorized Units. of Dwelling Units, including Residential Flats * * * * Residential Uses * * * * Senior Housing §§ 102, p 202. 2(j)_ Homeless Shelter~ §§ 102,208 p Dwelling Unit and § 208 1Vo de11sity limit. Density is regt1lated by the permitted Group Housing Density,_ height and bulk, and required setbacks, exposure, and General open space qfeach development lot.Form-Based Densitv. Minimum Dwelling Unit §' 207.9 Varies depending on proiect location, but generally Densities, if Arz.plicable ranges between 50 and 100 dwelling units r2.er acre. Maximum Dwelling Unit §§ 207.10, 317 P UQ. to 4,000 square (eet o(Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit ofJ.2:1. C for Dwelling Units that exceed the greater of those thresholds. Mayor Lurie BOARD OF SUPERVISORS Page 445 * * * * NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 123, 124L Varies, depending on height, as set forth in § 207.9 124. For Office Uses minimum intensities may a[Zply pursuant to { 207.9. * * * * * * * * SEC. 833. MUR - MIXED USE-RESIDENTIAL DISTRICT. * * * * Table 833 MUR - MIXED USE-RESIDENTIAL DISTRICT ZONING CONTROL TABLE Zoning Category / § References Mixed Use-Residential District Controls BUILDING STANDARDS * * * * Miscellaneous Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element; Commission. Central SoMa Plan * * * * Mayor Lurie BOARD OF SUPERVISORS Page 446 RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Conversion, § 317 C for Removal ofone or more Residential Units or Demolition, or Merger Unauthorized Units. of Dwelling Units, including Residential Flats * * * * Residential Uses * * * * Senior Housing §§ 102, p 202.2(/1 Homeless Shelters §§_J_Q.l_ 2 08 p Dwelling Unit and § 208 ,Vo density limit. Density is regulated by the permitted Group Housing DensityL height and bulk, and required setbacks, exposure, and General open space ofeach de'?elopment lot.Form-Based Densit"}!.. Minimum Dwelling Unit § 207.9 Varies depending on project location, but generally Densities, i(Al2,plicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 Pup to 4,000 square feet of Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o(l.2: 1. C for Dwelling Units that exceed the greater o[those thresholds. * * * * Mayor Lurie BOARD OF SUPERVISORS Page 447 NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 123, 124, FAR based on permitted height, see Section 124 128.1, for more information. (3) For Office Uses minimum 249.78, 207.9 intensities may_ crr2J2.lY. 12ursuant to ~ 207. 9. * * * * * * * * (3) For projects within the Central SoMa SUD, see specific requirements in Section 249.78. * * * * SEC. 834. RED - RESIDENTIAL ENCLAVE DISTRICT. * * * * 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 1,vithin the districtpurs1;10:nt to Section 207.1 ofthis Code. Table 834 RED- RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE Zoning Category J § References J Residential Enclave District Controls BUILDING STANDARDS * * * * Mayor Lurie BOARD OF SUPERVISORS Page 448 Miscellaneous Design Guidelines and General Plan Subiect to the Urban Design Guidelines, Citywide Standards Commerce and Design Standards, and any other applicable design Industry guidelines that have been approved by the Planning Element Commission. Large Project Review § 329 As required by§ 329. * * * * Awnings, Canopy, or § 136 NP(6) Marquee * * * * RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Conversion, § 317 C for Removal of one or more Residential Units or Demolition, or Merger Unauthorized Units. of Dwelling Units, including Residential Flats * * * * Residential Uses * * * * Senior Housing §§ 102, p 202.2(j)_ Homeless Shelters § 102 C Mayor Lurie BOARD OF SUPERVISORS Page 449 Dwelling Unit DensityL §§ 207, 208 l\lo density limit. Density is regulated by the permitted General height and bulk, and required setbacks, exposure, and open space ofcach development lot.Form-Based Density__. Minimum Dwelling Unit § 207.9 Varies depending on proiect location, but generally__ Densities, i[_Ar;2,plicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 Pup to 4,000 square feet o[_Gross Floor Area or an Size equivalent Floor Area Ratio for any__ individual Dwelling Unit o[_1.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. * * * * NON-RESIDENTIAL STANDARDS AND USES * * * * * * * * (6) Awning or canopy is P i[_required as a wind mitigation feature. Awnings are also P pennitted enly-for Limited Commercial Uses, as described in Section 186 of this Code. * * * * SEC. 835. RED-MX - RESIDENTIAL ENCLAVE-MIXED DISTRICT. * * * * 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 Mayor Lurie BOARD OF SUPERVISORS Page 450 commercial activities in nonresidential structures may continue as nonconforming uses subject to the termination requirements of Article 1.7. Accessory Dwelling Units are permitted wit,T✓.zin ffie districtpursuent to Section 207.1 ofthis Code. Table 835 RED-MX- RESIDENTIAL ENCLAVE-MIXED DISTRICT ZONING CONTROL TABLE Zoning Category § References Residential Enclave-Mixed District Controls BUILDING STANDARDS * * * * Miscellaneous Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element. Commission. * * * * RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residemiel: Com1el"-Sion §-J-/-7 NJ1.(Jf Residential Conversion, § 317 C for Renw'v1al of one or tnore Residenti0:l Units or Demolition, or Merger.Q[ Un0:ut,T✓.zorized Units. Dwelling Units, including Residential Flats * * * * Residential Uses Mayor Lurie BOARD OF SUPERVISORS Page 451 * * * * Senior Housing §§ 102, E 202.2{f)_ Homeless Shelters § 102 C Dwelling Unit and §§ 207 }Vo density limit. Density is regul-ated by the permitted Group Housing DensityL height and ht1lk, and reqt1ired setbacks, exposure, and General open space ofeach {kvelopment lot.Form-Based DensitJ:.. Minimum Dwelling Unit § 207. 9 Varies depending on proiect location, but generally Densities, i(_Applicable ranges between 50 and JOO dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 P up to 4,000 square feet o(_ Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit o(_].2:1. C for Dwelling Units that exceed the greater o(_those thresholds. * * * * NON-RESIDENTIAL STANDARDS AND USES * * * * * * * * (5) C in Article 10 Landmark Bt1ildings{Reservedl * * * * SEC. 836. SALi - SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT. The Service/Arts/Light Industrial (SALi) District is largely comprised of low-scale buildings with production, distribution, and repair uses. The dDistrict is designed to protect and facilitate the expansion of existing general commercial, manufacturing, home and business Mayor Lurie BOARD OF SUPERVISORS Page 452 service, and light manufacturing activities, with an emphasis on preserving and expanding arts activities. Nighttime Entertainment is permitted although limited by buffers around RED and RED-MX districts. Residential Uses, Offices, Hotels, and Adult Entertainment uses are not permitted, except that certain Affordable Housing Projects are permitted within the district pursuant to Section 846.24 of this Code, and Accessory Dwelling Units are permitted ~withiH the districtp1:,1rsMent to Section 207.1 &jthis Code. Table 836 SALi-SERViCE/ARTS/LiGHT INDUSTRIAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Service/Arts/Light Industrial District Controls BUILDING STANDARDS * * * * Miscellaneous Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element. Commission. * * * * RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Conversion, § 317 C for Remove! ofoHe or more Residentiel Units or Demolition, or Merger UneMthorized Units. of Dwelling Units, including Residential Mayor Lurie BOARD OF SUPERVISORS Page 453 Flats * * * * Residential Uses Dwelling Units § 102 NP(3) * * * * Dwelling Unit and §§ 207 No density limit. Density is regul:eted by the permitted Group Housing DensityL height end bul:k, end required setbecks, exposure, end General open spece ofeech deve!:opment lot.Form-Based Density_. Minimum Dwelling Unit §' 207.9 Varies depending on proiect location, but generally_ Densities, i{_A]2Plicable ranges between 50 and 100 dwelling units Q_er acre. Maximum Dwelling Unit §§ 207.10, 317 P up to 4,000 square feet o[_ Gross Floor Area or an Size equivalent Floor Area Ratio for any_ individual Dwelling Unit o[_1.2: 1. C for Dwelling Units that exceed the gr.eater o[_those thresholds. * * * * NON-RESIDENTIAL STANDARDS AND USES * * * * * * * * (3) NP, Except Affordable Housing Projects meeting the requirements of Section 803.8. * * * * SEC. 837. SPD-SOUTH PARK DISTRICT. South Park is an attractive affordable mixed-use neighborhood. The South Park District Mayor Lurie BOARD OF SUPERVISORS Page 454 (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 neighborhood scale and use mix. Accessory Dwelling Units are permitted within the dDistrict purxuant to Section 207.1 ofthis Code. * * * * Table 837 SPD - SOUTH PARK DISTRICT ZONING CONTROL TABLE Zoning Category § References South Park District Controls BUILDING STANDARDS * * * * Miscellaneous Design Guidelines and General Plan Subiect to the Urban Design Guidelines, Citywide Standards Commerce and Design Standards, and any other applicable design Industry guidelines that have been approved by the Planning Element Commission. Large Project Review § 329 As required by§ 329. * * * * Awning, Canopy, or §136,136.1 NP{il Marquee * * * * RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Page 455 Development Standards * * * * Residential Conversion, § 317 C for Remo'ral &f ol'le or more Residential Units or Demolition, or Merger Unauthorized Units. of Dwelling Units, including Residential Flats * * * * Residential Uses * * * * Senior Housing §§ 102, p 202.2(j)_ Homeless Shelters § 102 C Dwelling Unit and §§ 207 ;~1-o de11sity limit. Del'Jsity is regulated by the permitted Group Housing Density,_ height and bulk, and required setbecks, exJ3osure, and General open space ofeech development lot.Form-Based Density_. Minimum Dwelling Unit § 207.9 Varies depending on proiect location, but generally_ Densities, if Applicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§207.10, 317 Pup to 4,000 square feet of Gross Floor Area or an Size equivalent Floor Area Ratio for any_ individual Dwelling Unit of1.2: 1. C for Dwelling Units that exceed the greater ofthose thresholds. * * * * NON-RESIDENTIAL STANDARDS AND USES Mayor Lurie BOARD OF SUPERVISORS Page 456 Development Standards Floor Area Ratio §§ 102, 123, FAR based on permitted height. See Section 124 207.9 124. Childcare Facilities and Residential Care Facilities are exempt from FAR limits. For Office Uses minimum intensities may apply pursuant to §' 207.9. * * * * * * * * (4) {Note Deteted]Awning or canopy is P i{required as a wind mitigation f'eature. * * * * SEC. 838. UMU - URBAN MIXED USE DISTRICT. * * * * Table 838 UMU - URBAN MIXED USE DISTRICT ZONING CONTROL TABLE Zoning Category I § References Urban Mixed Use District Controls BUILDING STANDARDS * * * * Miscellaneous Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, Citywide Design Standards, and and Industry any other applicable design guidelines that have been Element ap_p_roved by the Planning Commission. * * * * RESIDENTIAL STANDARDS AND USES Development Standards Mayor Lurie BOARD OF SUPERVISORS Page 457 * * * * Residential Conversion, § 317 C for Remowd of one or more Residential Units or Demolition, or Merger Unauthorized Units. of Dwelling Units, including Residential Flats * * * * Residential Uses * * * * Senior Housing §'§' 102, r. 202.2(fl Homeless Shelter~ § 102 p Dwelling Unit and §§207 ,Vo density limit. Density is regulated by the permitted Group Housing DensityL height and bulk, and required setbacks, exposure, and General open space ofeach development l-ot.Form-Based Densitv. Minimum Dwelling Unit § 207.9 Varies depending on pro;ect location, but generally Densities, if Ar2.plicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§ 207.10, 317 P up to 4,000 square feet of Gross Floor Area or an Size equivalent Floor Area Ratio for any individual Dwelling Unit ofl.2: 1. C for Dwelling Units that exceed the greater of those thresholds. * * * * NON-RESIDENTIAL STANDARDS AND USES Development Standards Mayor Lurie BOARD OF SUPERVISORS Page 458 Floor Area Ratio §§ 123, 124L Section 124 sets forth Basic FAR based on 207.9 height. For O[fice Uses minimum intensities may a[2}2ly gursuant to f 207.9. * * * * * * * * SEC. 839. WMUG - WSOMA MIXED USE-GENERAL DISTRICT. * * * * Table 839 WMUG - WSOMA MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Western SoMa Mixed Use-General District Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§, 261.1, Varies; see also Height and Bulk District Maps. 263.19, 270, Height sculpting required on Alleys as set forth in 270.1, 270.2, § 261.1. Horizontal mass reduction required as 270.3, 271 set forth in §270.1. Mid-block alleys required as set forth in §270.2. * * * * Miscellaneous Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element. Commission. Mayor Lurie BOARD OF SUPERVISORS Page 459 * * * * Signs § 607.2 As permitted by &eetitm § 607.2 * * * * Housing Choice-SF §' 206.10 Form-based density, additional height, and other zoning modifications for eligible pro;ects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Conversion, § 317 C for Removal of one or more Residential Units or Demolition, or Merger Unau#wrized Units. o{Dwelling Units, including Residential Flats Dwelling Unit Mix § 207.6 Generally required for creation offive or more Dwelling Units. At least 40% of all Dwelling Units must contain two or more bedrooms or 30% of all Dwelling Units must contain three or more bedrooms. * * * * Residential Uses * * * * Senior Housing §§102, p 202.2(/1 Homeless Shelters § 208 p Mayor Lurie BOARD OF SUPERVISORS Page 460 Dwelling Unit and §§207 No density limit. Density is regulated by the permitted Group Housing DensityL height and bulk, and required setbacks, exposiire, and General open space ofeach development lot.Form-Based Density_. Minimum Dwelling Unit § 207. 9 Varies depending on project location, but generally_ Densities, i[All.,plicable ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit §§207.10, 317 Pup to 4,000 square feet o[_Gross Floor Area or an Size equivalent Floor Area Ratio for any_ individual Dwelling Unit o[_J.2: 1. C for Dwelling Units that exceed the greater o[_those thresholds. * * * * NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 123, 124L FAR based on permitted height, see Section 124 207.9 for more information. For Office Uses minimum intensities may_ ae,ply_ pursuant to § 207.9. * * * * * * * * SEC. 840. WMUO - WSOMA MIXED USE-OFFICE DISTRICT. * * * * Table 840 WMUO - WSOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE Zoning Category § References Western SoMa Mixed Use-Office District Controls Mayor Lurie BOARD OF SUPERVISORS Page 461 BUILDING STANDARDS * * * * Miscellaneous Design Guidelines and General Plan Subject to the Urban Design Guidelines, Citywide Standards Commerce Design Standards, and any other applicable design and Industry guidelines that have been approved by the Planning Element. Commission. * * * * RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Conversion, § 317 C for Remo•,;al o_fone or more Residential UJ1its or Demolition, or Merger Unauthorized Units. of Dwelling Units, including Residential Flats Dwelling Unit },{ix § 207.6 At least 40% &fall Dwelling Units mblst contain two or more bedrooms or 30% of all Dwelling Units must contain t,½ree or mofe bedrooms. * * * * NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, Section 124 sets forth the Basic FAR based on 124, 207.9 height. For Office Uses minimum intensities may al2J2.f-J:'.. pursuant to { 207. 9. Mayor Lurie BOARD OF SUPERVISORS Page 462 * * * * * * * * Section 14. Article 1 of the Business and Tax Regulations Code is hereby amended to revise Section 8, as follows: SEC. 8. METHOD OF APPEAL TO THE BOARD OF APPEALS. (a) Except for variance decisions and permits issued by the Entertainment Commission or its Director, and as otherwise specified in this Section 8, appeals to the Board of Appeals shall be taken within 15 days from the making or entry of the order or decision from which the appeal is taken. Appeals of variance decisions shall be taken within 10 days. (b) Appeals to the Board of Appeals of permit decisions made pursuant to a Housing Sustainability District Planning Code Section 3 43 shall be taken within 10 days of the permit decision. This subsection (b) shall expire on the latter ofthe Sunset Date of Planning Code Section 343 or Section 344, as defined in !hat those Section!2. Upon the expiration of this subsection, the City Attorney shall cause this subsection to be removed from the Business and Tax Regulations Code. * * * * Section 15. The Planning Code is hereby amended by replacing references to "Section 151" with "Section 151.1" in the following sections: 102, 153, 154, 204.5, 240.2, 209.1, 209.2, 209.3, 209.4, 210.1, 210.3, 210.4, 240.3, 249.13, 249.17, 249.24, 249.30, 249.35B, 249.42, 249.43, 249.54, 249.85, 249.89, 710, 711, 712, 713, 715, 716, 717, 718, 719, 723, 724, 725, 726,727,728,729,730,731,732,733,734,735,736,737,738,739,740,741,742,743, 744,745,746,750,751,763,831,832,833,834,835,836,837,838,839,840,920,960, 963, 964. In the event the Planning Code contains other references to "Section 151," the City Mayor Lurie BOARD OF SUPERVISORS Page 463 Attorney shall direct the publisher of the Municipal Code to change such references to "Section 151.1." Section 16. Local Coastal Program. This ordinance constitutes an amendment to the Implementation Plan ("IP") of the City's Local Coastal Program. In the event of an inconsistency between this ordinance and previously certified sections of the IP, this ordinance shall prevail. The Local Coastal Program is hereby amended to: (a) Add Planning Code Sections 206.10, 334, and 344, as set forth above in Section 3 of this ordinance ["Housing Choice - San Francisco Program"]; (b) Add Planning Code Section 270.3 and modify Planning Code Sections 260, 263.19, 263.20, and 270, as set forth above in Section 4 of this ordinance ["Height and Bulk Limits"]; (c) Modify Planning Code Sections 209, 209.1, and 209.2, as set forth above in Section 6 of this ordinance ["Residential Districts"]. For the purposes of certification by the Coastal Commission, Planning Code Tables 209.1 and 209.2 are reprinted in their entirety, which include the relevant use and development controls for RH, RM-1, and RM-2 properties in the Coastal Zone; (d) Modify Planning Code Sections 124, 132, 134, 135, 144, 186, 186.3, 201, 207.6, 207.7, 208, 209.4, 231, 303, 304, 603, 606, and 607.1, as set forth above in Section 7 of this ordinance ["Residential, Transit Oriented (RTO) Districts"]. For the purposes of certification by the Coastal Commission, Planning Code Table 209.4 is reprinted in its entirety, which includes the relevant use and development controls for RTO-C properties in the Coastal Zone; (e) Add Planning Code Sections 207.9 and 207.10 and modify Planning Code Sections 151.1, 153,154, 155, 155.2, and 161, as set forth above in Section 8 of this ordinance ["Transit Oriented Communities and Parking"]; Mayor Lurie BOARD OF SUPERVISORS Page 464 (f) Modify Planning Code Section 155, as set forth above in Section 9 of this ordinance ["Off-Street Parking and Curb Cuts"]; (g) Add Planning Code Section 249.11, as set forth above in Section 10 of this ordinance ["San Francisco Municipal Transportation Agency Special Use District"]; (h) Add Planning Code Section 202.17, as set forth above in Section 11 of this ordinance ["Displaced Businesses"]; (i) Modify Planning Code Sections 102, 202.2, 311, and 317, as set forth above in Section 12 of this ordinance ["Miscellaneous Amendments"]; and U) Modify Planning Code Sections 710 and 711, as set forth above in Section 13 of this ordinance ["Conforming Changes to Zoning Tables"]. For the purposes of certification by the Coastal Commission, Planning Code Tables 710 and 711 are reprinted in their entirety, which include the relevant use and development controls for NC-1 and NC-2 properties in the Coastal Zone. Section 17. Effective and Operative Dates Outside the Coastal Zone. (a) In the portions of the City that are not located in the Coastal Zone Permit Area, as that permit area is designated on Section Maps CZ4, CZ5, and CZ13 of the Zoning Map, 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. (b) In the portions of the City that are not located in the Coastal Zone Permit Area, this ordinance shall become operative upon its effective date. Section 18. Effective and Operative Dates in the Coastal Zone. Mayor Lurie BOARD OF SUPERVISORS Page 465 (a) In the portions of the City that are located in the Coastal Zone Permit Area, 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. (b) Upon enactment, the Director of the Planning Department shall submit this ordinance to the California Coastal Commission for certification as a Local Coastal Program Amendment. This ordinance shall become operative in the Coastal Zone Permit Area upon final certification by the California Coastal Commission. If the California Coastal Commission certifies this ordinance subject to modifications, this ordinance, as so modified, shall become operative in the Coastal Zone Permit Area 30 days after enactment of the modifications. (c) This ordinance satisfies the City's obligations pursuant to Government Code Section 65583(c). Any consideration of the Ordinance by the California Coastal Commission after the City's enactment is consistent with the Coastal Act, and permissible pursuant to Government Code Section 65583(f)( 1 ). Certification of the Local Coastal Program Amendment shall proceed pursuant to the California Coastal Commissions regulations and procedures, including any public participation and scheduling requirements. Section 19. Transmittal of Ordinance. To facilitate the Coastal Commission's review of the Local Coastal Program Amendment, the Director of the Planning Department is authorized to submit the amendment for certification in the form desired by the Coastal Commission, including making any necessary non-substantive changes (e.g., formatting or redlining), to show the changes to the text of the Local Coastal Program. Upon certification by the California Coastal Commission, the Director of the Planning Department shall transmit a copy of the certified Local Coastal Program Amendment to the Clerk of the Board for inclusion in Mayor Lurie BOARD OF SUPERVISORS Page 466 File No. 250701. The Planning Department shall also retain a copy of the certified Local Coastal Program Amendment in its Local Coastal Program files. Section 20. The ordinance in Board File No. 251099 would amend the Planning Code to make various clarifying and typographical changes. Some of the changes in the ordinance in Board File No. 251099 would amend portions of the Code that overlap with this ordinance. In particular, the ordinance in Board File No. 251099 proposes to reorganize Section 303.1 (e) and (f), which list the formula retail controls for various districts, including RTO-C and the other RTO districts. That reorganization overlaps with formula retail controls for the RTO-C District listed in Section 303.1 of this ordinance. In the event this ordinance is enacted before the ordinance in Board File No. 251099, the City Attorney shall direct the publisher of the Municipal Code to integrate the changes in this ordinance into Section 303.1, as amended by the ordinance in Board File No. 251099, to ensure that the substantive changes to the formula retail controls for the RTO-C district established in this ordinance are included in the reorganized Section 303.1, such that both (a) RTO-C, and (b) Limited Commercial Uses in RTO-1 and RTO-M Districts are listed in Section 303.1(e). Section 21. Housing Choice San Francisco Policy. It shall be the policy of the City of San Francisco that the Housing Choice San Francisco Program, codified in Planning Code Section 206.10, shall be interpreted liberally in favor of producing more units. Consistent with Housing Element Implementing Policy 8.1.6, the City shall not adopt changes to the Housing Choice San Francisco Program that constitute new governmental constraints to the development of housing unless those increased constraints are offset by the removal or reduction of other constraints. The Planning Department shall evaluate, and the Board shall consider, any proposed substantive amendments to the Housing Choice San Francisco Mayor Lurie BOARD OF SUPERVISORS Page 467 Program for consistency with California Government Code 65583(a)(3). Section 22. 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 additions, and Board amendment deletions in accordance with the "Note" that appears under the official title of the ordinance. Section 23. If any section, subsection, sentence, clause, phrase, or word of this ordinance, or any application thereof to any person or circumstance, is held to be invalid or unconstitutional by a decision of a court of competent jurisdiction, such decision shall not affect the validity of the remaining portions or applications of the ordinance; provided that if either Planning Code Section 206.10 or Section 334 is in any respect held to be invalid or unconstitutional by decision of a court of competent jurisdiction, both sections shall become inoperative and have no legal effect. Except as stated in the proviso above, 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 or application thereof would be subsequently declared invalid or unconstitutional. APPROVED AS TO FORM: DAVID CHIU, City Attorney By: /s/ AUSTIN M. YANG Deputy City Attorney 4926-9187-0075, V. 1 Mayor Lurie BOARD OF SUPERVISORS Page 468 City and County of San Francisco Tails Ordinance City Hall I Dr. Carlton B. Goodlett Place San Francisco, CA 94102-4689 File Number: 250701 Date Passed: December 09, 2025 Ordinance amending the Planning Code to: 1) create the Housing Choice-San Francisco Program to incent housing development through a local bonus program and by adopting a Housing Sustainability District, 2) modify height and bulk limits to provide for additional capacity in well-resourced neighborhoods, and to allow additional height and bulk for projects using the local bonus program, 3) require only buildings taller than 85 feet in certain Districts to reduce ground level wind currents, 4) make conforming changes to the RH (Residential, House), RM (Residential, Mixed), and RC (Residential-Commercial) District zoning tables to reflect the changes to density controls, and parking requirements made in this Ordinance, 5) create the RTO-C (Residential Transit Oriented-Commercial) District, 6) implement the Metropolitan Transportation Commission's Transit-Oriented Communities Policy by making changes to parking requirements, minimum residential densities, and minimum office intensities, and requiring maximum dwelling unit sizes, 7) revise off-street parking and curb cut obligations citywide, 8) create the Non-contiguous San Francisco Municipal Transportation Agency Sites Special Use District, 9) permit businesses displaced by new construction to relocate without a conditional use authorization and waive development impact fees for those businesses, 10) make technical amendments to the Code to implement the above changes, 11) make conforming changes to zoning tables in various Districts, including the Neighborhood Commercial District and Mixed Use Districts, 12) prohibit Lot mergers on Lots with Historic Buildings, subject to certain preservation obligations, and 13) reduce usable open space and bicycle parking requirements for senior housing; amending the Business and Tax Regulations Code regarding the Board of Appeals' review of permits in the Housing Choice Program Housing Sustainability District; also, amending the Local Coastal Program to implement the Housing Choice-San Francisco Program and other associated changes in the City's Coastal Zone, and directing the Planning Director to transmit the Ordinance to the Coastal Commission upon enactment; 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 making public necessity, convenience, and welfare findings under Planning Code, Section 302. October 20, 2025 Land Use and Transportation Committee - AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE October 20, 2025 Land Use and Transportation Committee - DUPLICATED AS AMENDED October 20, 2025 Land Use and Transportation Committee - DUPLICATED AS AMENDED October 20, 2025 Land Use and Transportation Committee - CONTINUED AS AMENDED November 03, 2025 Land Use and Transportation Committee - AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE November 03, 2025 Land Use and Transportation Committee -AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE November 03, 2025 Land Use and Transportation Committee - AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE City and County of San Francisco Puge I Printed at 9: 50 am on 12/10/25 November 03, 2025 Land Use and Transportation Committee - AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE November 03, 2025 Land Use and Transportation Committee - AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE November 03, 2025 Land Use and Transportation Committee - AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE November 03, 2025 Land Use and Transportation Committee - AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE November 03, 2025 Land Use and Transportation Committee - AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE November 03, 2025 Land Use and Transportation Committee - CONTINUED AS AMENDED November 17, 2025 Land Use and Transportation Committee -AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE November 17, 2025 Land Use and Transportation Committee -AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE November 17, 2025 Land Use and Transportation Committee - NOT AMENDED November 17, 2025 Land Use and Transportation Committee - CONTINUED AS AMENDED December 01, 2025 Land Use and Transportation Committee - AMENDED, AN AMENDMENT OF THE WHOLE BEARING NEW TITLE December 01, 2025 Land Use and Transportation Committee - NOT REFERRED WITHOUT RECOMMENDATION AS AMENDED December 01, 2025 Land Use and Transportation Committee - RECOMMENDED AS AMENDED AS A COMMITTEE REPORT December 02, 2025 Board of Supervisors - NOT AMENDED, AN AMENDMENT OF THE WHOLE BEARING SAME TITLE Ayes: 4 - Chan, Chen, Fielder and Walton Noes: 7 - Dorsey, Mahmood, Mandelman, Melgar, Sauter, Sherrill and Wong December 02, 2025 Board of Supervisors - PASSED ON FIRST READING Ayes: 7 - Dorsey, Mahmood, Mandelman, Melgar, Sauter, Sherrill and Wong Noes: 4 - Chan, Chen, Fielder and Walton December 09, 2025 Board of Supervisors - FINALLY PASSED City and County of San Francisco Ayes: 6 - Dorsey, Mahmood, Mandelman, Melgar, Sauter and Sherrill Noes: 4 - Chan, Chen, Fielder and Walton Excused: 1 - Wong Page2 Printed at 9:50 am on 12/10/25 File No. 25070 I City 1111d County of S11n Fr1111cisco Daniel Lurie Mayor P11ge3 I hereby certify that the foregoing Ordinance was Fl NALLY PASSED on 12/9/2025 by the Board of Supervisors of the City and County of San Francisco. f,_ Angela Ca 1ll0 Clerk of the Board Date Approved Printed Ill 9: 50 11111 OIi 12/10125