728

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. The 24th Street – Noe Valley District controls are designed to allow for development that is compatible with the existing 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. Accessory Dwelling Units are permitted.

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, 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 HT07 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) Required at Grade level and at each succeeding level or Story: 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 . 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 Units §§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 Shelters §§ 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 2 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. If car parking is provided, car share spaces are required when a project has 50 units or more 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 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)1 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 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, 204, 303(n), C(8) C(8) NP(8) Massage, Foot/Chair § 102 P NP NP 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(4) P NP Services, Financial § 102 C NP NP Services, Fringe Financial § 102 NP(5) NP(5) NP(5) Services, Health § 102 C P NP Services, Limited Financial § 102 C 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 C P C Service, Non-Retail Professional § 102 C P NP Trade Office § 102 C P C Utility and Infrastructure Use Category Utility and Infrastructure* § 102 C(6) C(6) C(6) Power Plant § 102 NP NP NP Public Utilities Yard § 102 NP NP NP

* Not listed below (1) [Note deleted.] (2) [Note deleted.] (3) [Note deleted.] (4) Formula Retail Limited-Restaurants are NP. (5) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD) Boundaries: The FFSRUD and its ¼ mile buffer includes portions of, but is not limited to, the 24th Street- Noe Valley Neighborhood Commercial District. Controls: Fringe Financial Services are NP within any FFSRUD and its ¼ 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)1 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. 384-98, App. 12/24/98; 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. 24-06, File No. 051676, App. 2/8/2006; Ord. 289-06, File No. 050176, App. 11/20/2006; 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. 101-10, File No. 091208, App. 5/13/2010; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 226-12 , File No. 120774, App. 10/29/2012, Eff. 11/28/2012; 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. 76-15 , File No. 150017, App. 6/12/2015, Eff. 7/12/2015; Ord. 161-15, File No. 150804, App. 9/18/2015, Eff. 10/18/2015; 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. 205-19, File No. 181211, App. 9/11/2019, Eff. 10/12/2019; 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: 728.69C and 728.69D added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: 728.40, 728.41, 728.43 and 728.44 amended, former categories 728.42, 728.67, and 728.69A deleted; Specific Provisions: 728.40 amended, former category 728.41 redesignated as 728.44 and amended; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: 728.10 amended; Ord. 226-12 , Eff. 11/28/2012. Introductory material amended; Zoning Control Table: 728.13, 728.40, 728.54, and 728.69B amended; Specific Provisions: 728.43 and 728.54 added; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: former categories 728.38 and 728.39 redesignated as 728.36 and 728.37 and amended; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: 728.26 amended; Specific Provisions: 728.40/728.43 and 728.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 728.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 728.14, 728.15, 728.16, and 728.17 amended; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 728.1); Zoning Control Table: 728.54, 728.91, and 728.92 amended; Ord. 30-15 , Eff. 4/25/2015. Zoning Control Table: 728.51 and 728.53 amended; Ord. 76- 15 , Eff. 7/12/2015. Introductory material amended; Zoning Control Table: 728.91 amended; Specific Provisions: 728.12, 728.91 added; Ord. 161-15 , Eff. 10/18/2015. Zoning Control Table: former categories 728.36 and 728.37 deleted, 728.96 and 728.97 added; Ord. 33-16 , Eff. 4/10/2016. Specific Provisions: 728.91 amended; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 728.33A 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 (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. Note (4) amended; Ord. 205- 19, Eff. 10/12/2019. 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 (3) deleted; Note (4) amended; 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)1 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. 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. 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. 2. So in Ord. 245-25. 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. The West Portal Avenue District controls are designed to preserve the existing family-oriented, village character of West Portal Avenue. The height, bulk and design of new development,