248

SEC. 248. [REPEALED.] (Added by Ord. 414-85, App. 9/17/85; amended by Ord. 182-12 , File No. 120665, App. 8/8/2012, Eff. 9/7/2012; Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; Ord. 122-23, File No. 230371, App. 7/5/2023, Eff. 8/5/2023; Ord. 159-23, File No. 230732, App. 7/28/2023, Eff. 8/28/2023; repealed by Ord. 37-25, File No. 240787, App. 4/3/2025, Eff. 5/4/2025)

SEC. 249.1. FOLSOM AND MAIN RESIDENTIAL/COMMERCIAL SPECIAL USE DISTRICT. (See Interpretations related to this Section.) (a) Purpose. In order to convert an under-utilized and outmoded industrial area to a unique residential neighborhood close to downtown which will contribute significantly to the City's housing supply, create tapered residential buildings, provide an appropriate mixture of retail sales and personal services to support new residential development, provide a buffer of office and parking use between the bridge and freeway ramps and the housing sites, and allow the existing industrial, service and office uses to remain, there shall be the Folsom and Main Residential/Commercial Special Use District as designated on Sectional Map No. SU01 of the Zoning Map of the City and County of San Francisco. (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. (2) Uses. (A) Permitted uses are those permitted in an RC-4 District, plus the uses listed in Subsection (e)(1)(B) below; provided that, for newly constructed buildings or additions of 20 percent or more of an existing building's gross floor area, at least six net square feet of residential use is provided for each one net square foot of non-residential use on any lot. Additions of less than 20 percent of a building's gross floor area are exempt from the six to one residential requirements. Once granted, this exemption from the residential development requirement for building additions may not be repeated for any single property. Any addition of more than 20 percent of gross square feet of building area shall be required to provide the housing on a six- to-one basis for all of the additional building area. All areas used for parking for either residential or non-residential uses shall be excluded in the calculation of the residential/non- residential ratio. For the purposes of application of this 6 to 1 ratio, Hotels as defined under Section 102 shall be considered a non-residential rather than a residential use. (B) The use provisions applicable to an RC-4 District shall be applicable to the "Residential/Commercial" Subdistrict with the following modifications or additions: (i) all uses defined as Institutional uses under Section 102 shall be permitted as of right as principal uses; (ii) Utility Installation uses, defined in Section 102, shall be permitted as conditional uses, with such utility uses to include telecommunications and internet communication co- location, web-hosting and other similar facilities, provided such uses are primarily conducted within enclosed buildings; (iii) Automotive uses, as defined in Section 102 shall be permitted as a principal use for only five (5) years after the construction of the building, after which a Conditional Use authorization shall be required and Private Auto Parking Lots, as defined in Section 102 of this Code shall be a conditional use limited to two years per each conditional use authorization; (iv) Planned Unit Developments, Arts Activities, and Mortuaries, as defined in Code Section 102, are not permitted. (v) all Retail Sales and Service uses, as defined in Section 102 of this Code, shall be permitted as of right as principal uses; (vi) Office Uses shall be permitted as of right above the ground floor or below the ground floor, and require conditional use authorization on the ground floor; (vii) Trade Shops and Catering uses shall be permitted as of right above or below the ground floor, and shall require Conditional Use authorization at the ground floor; (viii) Movie Theaters, Nighttime Entertainment and General Entertainment uses shall be permitted as of right as principal uses; (ix) Animal Hospital shall be permitted as conditional uses; (x) Wholesale Establishment shall be permitted as of right as principal uses; (xi) Light Manufacturing shall be permitted as of right as principal uses; (xii) Internet Service Exchanges shall be permitted as of right as principal uses. (C) A nonconforming use may be changed to any equally or more conforming use without providing the 6 to 1 ratio of required residential space. (D) No use, even though listed as a permitted use or otherwise allowed, shall be permitted in the Residential/Commercial Subdistrict which, by reason of its nature or manner of operation, creates conditions that are hazardous, noxious, or offensive through the emission of odor, fumes, smoke, cinders, dust, gas, vibration, glare, refuse, water-carried waste, or excessive noise. (3) Density. (A) Residential Density. There shall be no density limit for Residential Uses in the Residential/Commercial Subdistrict. The provisions of Sections 207 and 208 related to residential density shall not apply. (B) Non-residential Density. There shall be a density limit for non-residential uses, which shall be measured as a Floor Area Ratio (FAR), as defined by Section 102 of this Code. The maximum nonresidential FAR for newly constructed buildings or additions of 20 percent or more of an existing building shall be 0.75. Otherwise the FAR for the Residential/Commercial Subdistrict shall be five-to-one. The provisions of Section 123, 124, 125 and 127 relating to Floor Area Ratio shall apply. (C) Area used for parking for Commercial or Residential uses including parking permitted as of right or by conditional use shall not be considered as commercial FAR. (4) Open Space. (A) Open space shall be provided at the ratio of thirty-six net square feet of open space for each Dwelling Unit if all private, with a ratio of 1.33 of common usable open space that may be substituted for private; open space shall be provided at the ratio of one square foot of open space per 50 square feet of gross floor area for all other uses. (B) The open space requirement for Residential use may be met by providing one or more of the following types of open space: private usable open space as set forth below; common open space, including an unenclosed park or plaza at grade or above, or an enclosed or partly enclosed pool or a health club, accessible to residents and guests of residents and not to the general public, and "publicly accessible open space" as set forth in C)(i) below. Where any publicly accessible open space is used to satisfy the open space requirements for both Residential and non-residential use, the open space area must be of an area at least equal to the sum of the separate open space requirements to be satisfied by that open space. Up to 40 percent of the open space requirement for residential uses may be met by providing private open spaces, provided that any such private open space counted toward a portion of the open space requirement has a minimum area of 36 square feet, with a minimum dimension of four feet in any direction. (C) The open space requirement for non-residential uses shall be met by providing "publicly accessible open space," which is defined as open space situated in such locations and which provides such ingress and egress as will make the area accessible to the general public and which is open to the public daily for at least twelve daylight hours. (i) Publicly accessible open space. One or more of the following types of open space shall satisfy the definition of publicly accessible open space: (AA) An unenclosed park or garden at grade or above; (BB) An unenclosed plaza with seating areas and landscaping and no more than 10 percent of the floor area devoted to food or beverage service; (CC) An enclosed pedestrian pathway, which extends through the building, which is accessed from a public street at grade, which is landscaped and has access to natural light and ventilation, and in which retail space may face the pedestrian path inside the building provided that no more than 20 percent of the floor area of the required open space may be devoted to seating areas within the pedestrian path; (DD) A sun terrace or solarium with landscaping; (EE) Sidewalk widening following a regular pattern of setbacks; (FF) A recreation facility on the roof of a parking garage; (GG) An unenclosed pedestrian street that traverses a large block in an east-west direction; (HH) A publicly-accessible area with a scenic overlook; (II) A publicly-accessible area within 900 feet of the site; (JJ) Streetscapes on surrounding streets, as approved by the Planning Department; or