716

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 District provides a wide selection of convenience goods and services for the residents of the Inner Richmond neighborhood. Inner Clement Street

has one of the greatest concentrations of restaurants of any commercial street in San Francisco, drawing customers from throughout the City and region. There are also a significant number of professional, realty, and business offices as well as financial institutions. The pleasant pedestrian character of the district is derived directly from the intensely active retail frontage on Clement Street. The District controls are designed to promote development that is consistent with its existing land use patterns and to maintain a harmony of uses that supports the District’s vitality. The building standards allow small- 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 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. Accessory Dwelling Units are permitted.

Table 716. INNER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Inner Clement Street Zoning Category § References Controls BUILDING STANDARDS Inner Clement Street Zoning Category § References Controls 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 Varies. See Height and Bulk Map Sheet HT03 for more information. Height sculpting required on Alleys per §261.1. 5 Foot Height Bonus for Active Ground Floor Uses § 263.20 P Rear Yard §§ 130, 134, 134(a) (e), 136 Required at the Second Story and at each 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 Side Yard §§ 130, 131, 132, Generally not 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 § 132(e). Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 Required Street Frontage Requirements § 145.1 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. Ground Floor Commercial § 145.4 Not Required Vehicular Access Restrictions § 155(r) See Section 155(r) Miscellaneous Planned Unit Development § 304 C Awning, Canopy or Marquee § 136.1 P Signs §§ 262, 602- 604, 607, 607.1, 608, 609 As permitted by § 607.1 General Advertising Signs §§ 262, 602, 604, 608, 609, 610, 611 NP Design Guidelines and Standards General Plan Commerce and Industry Element Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning 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.

Zoning Category § References Controls RESIDENTIAL STANDARDS AND USES Zoning Category § References Controls RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit] §§ 135, 136 80 square feet if private, or 100 square feet if common, or the amount of open space required in the nearest Residential District, whichever is less.

Off-Street Parking Requirements §§ 145.1, 150, 151.1 , 153 - 156, 161, 166, 204.5 No car parking required. Maximum permitted per § 151.1 . 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. 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 Occupancy §§ 102; 202.10 P(7) Single Room Occupancy § 102 P Student Housing § 102 P Residential Uses Controls By Story 1st 2nd 3rd+ Residential Uses § 102 P P P Accessory Dwelling Unit §§102, 207.1, 207.2 P per Planning Code §§ 207.1 and 207.2. Dwelling Unit Density, General §§ 102, 207 Form-Based Density. Minimum Dwelling Unit Densities, if Applicable § 207.9 Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit Size §§ 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 of 1.2:1. C for Dwelling Units that exceed the greater of those thresholds. Group Housing Density § 208 Form-Based Density. Homeless Shelter Density §§ 102, 208 Density limits regulated by the Administrative Code Senior Housing Density §§ 102, 202.2(f), Form-Based Density. Loss of Dwelling Units: Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C

Zoning Category § References Controls NON-RESIDENTIAL STANDARDS AND USES Zoning Category § References Controls NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 124 , 207.9 1.8 to 1 3 For Office Uses minimum intensities may apply pursuant to § 207.9. Use Size § 102, 121.2 P up to 2,500 square feet; C 2,501 square feet and above Off-Street Parking Requirements §§ 145.1, 150 , 151.1 , 153 - 156, 161, 166, 204.5 No car parking required. Maximum permitted per § 151.1 . Bike parking required per Section 155.2. Car share spaces required when a project has 25 or more parking spaces per § 166. Off-Street Freight Loading §§ 150, 152, 153 - 155, 161, 204.5 None required if gross floor area is less than 10,000 square feet. Exceptions permitted per §§ 155 and 161. Commercial Use Characteristics Drive-up Facility § 102 NP Formula Retail §§ 102, 303.1 C Hours of Operation § 102 P 6 a.m. - 2 a.m.; C 2 a.m. - 6 a.m. Maritime Use § 102 NP Open Air Sales §§ 102, 703(b) See Section 703(b) Outdoor Activity Area §§ 102, 145.2, 202.2 P if located in front or it complies with Section 202.2(a)(7); C if located elsewhere. Walk-up Facility § 102 P Controls by Story 1st 2nd 3rd+ Uses in Historic Buildings Historic Buildings § 202.11 In Historic Buildings, Uses listed below as NP are C and Uses listed below as C are P, except Cannabis Retail, Hotel, and certain Industrial Uses, as specified in § 202.11. Agricultural Use Category Agriculture, Industrial §§ 102, 202.2(c) NP NP NP Agriculture, Large Scale Urban §§ 102, 202.2(c) C C C Agriculture, Neighborhood §§ 102, 202.2(c) P P P Automotive Use Category

Automotive Uses* §§ 102, 187.1, 202.2(b) NP NP NP Electric Vehicle Charging Location §§ 102, 202.2(b), 202.13 C(9)2 C(9) C(9) Fleet Charging § 102 C C C Parking Garage, Private § 102 C C C Parking Garage, Public § 102 C C C Parking Lot, Private §§ 102, 142, 156 C C C Parking Lot, Public §§ 102, 142, 156 C C C Entertainment, Arts and Recreation Use Category Entertainment, Arts and Recreation Uses* § 102 NP NP NP Arts Activities § 102 P P P Entertainment, General § 102 P P NP Entertainment, Nighttime § 102 C NP NP Movie Theater §§ 102, 202.4 P P P Open Recreation Area § 102 C C C Passive Outdoor Recreation § 102 C C C Industrial Use Category Industrial Uses §§ 102, 202.2(d) NP NP NP Institutional Use Category Institutional Uses* § 102 P C C Child Care Facility § 102 P P P Community Facility § 102 P P P Hospital § 102 NP NP NP Medical Cannabis Dispensary §§ 102, 202.2(e) DR DR NP Public Facilities § 102 P P P Residential Care Facility § 102 P P P Social Service or Philanthropic Facility § 102 P P P Sales and Service Use Category Retail Sales and Service Uses* §§ 102, 202.2(a), 202.3 P C NP Adult Business § 102 NP NP NP Adult Sex Venue § 102 NP NP NP Animal Hospital § 102 P P NP Bar §§ 102, 202.2(a) C(3) NP NP Cannabis Retail §§102, 202.2(a) C C NP Flexible Retail §§ 102, 202.9 P NP NP Hotel § 102 C C NP Kennel § 102 C NP NP Liquor Store § 102 C NP NP Massage Establishment §§ 102 1 204, 303(n), 703 P C(8) NP(8) Mortuary § 102 NP NP NP Motel §§ 102, 202.2(a) NP NP NP Reproductive Health Clinic §§ 102, 202.5 P P P Restaurant §§ 102, 202.2(a) P P NP Restaurant, Limited §§ 102, 202.2(a) P P NP Services, Financial § 102 C NP NP Services, Fringe Financial § 102 NP(5) NP(5) NP(5) Services, Limited Financial § 102 P NP NP Services, Retail Professional § 102 P P P Storage, Self § 102 NP NP NP Tobacco Paraphernalia Establishment § 102 C NP NP Non-Retail Sales and Service* § 102 NP NP NP Design Professional § 102 P C NP Service, Non-Retail Professional § 102 C P NP Trade Office § 102 P C NP Utility and Infrastructure Use Category Utility and Infrastructure* § 102 C C C Power Plant § 102 NP NP NP Public Utilities Yard § 102 NP NP NP

* Not listed below (1) [Note deleted.] (2) [Note deleted.]

(3) INNER CLEMENT STREET LIQUOR LICENSES FOR BARS (a) In order to allow wine and/or beer bars to seek an ABC license type 42 so that wine and beer (but not hard spirits) may be served for drinking on the premises, a Bar as defined in Section 102 may be permitted as a Conditional Use on the ground level if, in addition to the criteria set forth in Section 303, the Planning Commission finds that: (1) The Bar function is operated as a wine and beer bar with an ABC license type 42, which may include incidental food services; and (2) The establishment maintains only an ABC license type 42. Other ABC license types, except those that are included within the definition of a Restaurant pursuant to Section 102, are not permitted for those uses subject to this Section. (b) Subsequent to the granting of a Conditional Use authorization under this Section, the Planning Commission may consider immediate revocation of the previous Conditional Use authorization should an establishment no longer comply with any of the above criteria for any length of time. (4) [Note deleted.] (5) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD). Boundaries: The FFSRUD and its 1/4 mile buffer includes, but is not limited to, the Inner Clement Street Neighborhood Commercial District. Controls: Fringe Financial Services are NP within any FFSRUD and its 1/4 mile buffer pursuant to Section 249.35. Outside any FFSRUD and its 1/4 mile buffer, Fringe Financial Services are P subject to the restrictions set forth in Section 249.35(c)(3). (6) C if a Macro WTS Facility; P if a Micro WTS Facility. (7) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units. (8) P if accessory to a Hotel, Personal Service or Health Service. (9)2 P where existing use is any Automotive Use.

(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 445-87, App. 11/12/87; Ord. 412-88, App. 9/10/88; Ord. 87-00, File No. 991963, App. 5/19/2000; Ord. 260-00, File No. 001424, App. 11/17/2000; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 289-06, File No. 050176, App. 11/20/2006; Ord. 250-07, File No. 070738, App. 11/7/2007; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 245-08, File No. 080696; Ord. 51-09, File No. 081620, App. 4/2/2009; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 140-11, File No. 110482, App. 7/5/2011, Eff. 8/4/2011; Ord. 170-11 , File No. 110592, App. 8/8/2011, Eff. 9/7/2011; Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 92-12 , File No. 111247, App. 5/21/12, Eff. 6/20/12; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 235-14 , File No. 140844, App. 11/26/2014, Eff. 12/26/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 20-15 , File No. 110548, App. 2/20/2015, Eff. 3/22/2015; redesignated and amended by Ord. 30-15 , File No. 140954, App. 3/26/2015, Eff. 4/25/2015; amended by Ord. 33-16 , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 162-16 , File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. 166-16 , File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 129- 17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 130-17, File No. 170204, App. 6/30/2017, Eff. 7/30/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 285-18, File No. 180806, App. 12/7/2018, Eff. 1/7/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 182-19, File No. 190248, App. 8/9/2019, Eff. 9/9/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Proposition H, 11/3/2020, Eff. 12/18/2020; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 233-21, File No. 210381, App. 12/22/2021, Eff. 1/22/2022; Ord. 37-22, File No. 211263, App. 3/14/2022, Eff. 4/14/2022; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 190-22, File No. 220036, App. 9/16/2022, Eff. 10/17/2022; Ord. 264-22, File No. 220811, App. 12/22/2022, Eff. 1/22/2023; Ord. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord. 249-23, File No. 230701, App. 12/14/2023, Eff. 1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff. 10/6/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026; Ord. 1-26, File No. 250385, App. 1/8/2026, Eff. 2/8/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026) AMENDMENT HISTORY Zoning Control Table: 716.69C and 716.69D added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: 716.10 and 716.17 amended; Specific Provisions: 716.68 added; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 716.43, 716.44, 716.67 and 716.69A amended; Specific Provisions: 716.41 (full-service restaurants) and 716.41 (eating and drinking uses) amended; Ord. 170-11 , Eff. 9/7/2011. Zoning Control Table: 716.43 and 716.44 amended, former categories 716.42, 716.67, and 716.69A deleted; Specific Provisions: 716.41 through 716.44 amended; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: 716.10 amended; Ord. 92-12 , Eff. 6/20/12. Zoning Control Table: 716.13, 716.54, and 716.69B amended; Specific Provisions: 716.41 amended, 716.54 added; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: former categories 716.38 and 716.39 redesignated as 716.36 and 716.37 and amended; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: 716.26 and 716.50 amended; Specific Provisions: 716.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 716.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 716.14, 716.15, 716.16, and 716.17 amended; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 716.1); Zoning Control Table: 716.54, 716.91, and 716.92 amended; Ord. 30-15 , Eff. 4/25/2015. Zoning Control Table: former categories 716.36 and 716.37 deleted, 716.96 and 716.97 added; Ord. 33-16 , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 716.91 amended; Specific Provisions: 716.91 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 716.33A added ; Ord. 166-16 , Eff. 9/10/2016. New Zoning Control Table and notes added; Ord. 129-17, Eff. 7/30/2017. Previous Zoning Control Table and Specific Provisions deleted; Ord. 130-17, Eff. 7/30/2017. Zoning Control Table amended; Note * added; Note (1) deleted; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table amended; Ord. 202-18, Eff. 9/10/2018. Zoning Control Table amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table amended; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Note (2) deleted; Ord. 303-18, Eff. 1/21/2019. Zoning Control Table amended; Ord. 311-18, Eff. 1/21/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 182-19, Eff. 9/9/2019. Zoning Control Table and Note (5) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (7) added; Ord. 78-20, Eff. 6/22/2020. Introductory material and Zoning Control Table amended; Note (4) deleted; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table and Notes (5) and (7) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (8) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (8) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (9)2 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 264-22 , Eff. 1/22/2023. Zoning Control Table amended; Ord. 248-23 , Eff. 1/14/2024. Second introductory paragraph and Zoning Control Table amended; Ord. 249-23 , Eff. 1/14/2024. Zoning Control Table amended; Ord. 33-24 , Eff. 3/23/2024. Undesignated introductory material and Zoning Control Table amended; Ord. 62-24 , Eff. 4/28/2024. Zoning Control Table amended; Ord. 173-25; Eff. 10/6/2025. Undesignated introductory material and Zoning Control Table amended; Ord. 245-25 , Eff. 1/12/2026. Zoning Control Table amended; Ord. 1-26 , Eff. 2/8/2026. Zoning Control Table amended; Ord. 37-26 , Eff. 4/11/2026. CODIFICATION NOTES 1. So in Ord. 233-21 and Ord. 37-22. 2. Note “(9)” is referenced as “(8)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(8)” previously had been added to this section by Ord. 233-21. 3. So in Ord. 245-25. SEC. 717. OUTER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT. The Outer Clement Street Neighborhood Commercial District is located on Clement Street between 19th Avenue and 27th Avenue in the western portion of the Richmond District. The shopping area contains small-scale convenience businesses, as well as many restaurants and a movie theater. The District’s restaurants serve a neighborhood and Citywide clientele during the evening hours, while convenience shopping uses cater for the most part to daytime neighborhood shoppers. Outer Clement Street contains many mixed-use buildings with some fully commercial and fully residential buildings interspersed between them. The Outer Clement Street District controls are designed to promote development that is in keeping with the District’s existing small-scale, mixed-use character. The building standards guide 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. Accessory Dwelling Units are permitted.

Table 717. OUTER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Outer Clement Street Zoning Category § References Controls BUILDING STANDARDS Outer Clement Street Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks