752

SEC. 752. NCT-3 – MODERATE-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. (a) NCT-3 Districts are walkable and transit-oriented moderate- to high-density mixed-use neighborhoods of varying scale concentrated near transit services. The NCT-3 Districts are mixed use districts that support neighborhood-serving Commercial Uses on lower floors and housing above. These districts are well-served by public transit and aim to maximize residential and commercial opportunities on or near major transit services. The district’s form can be either linear along transit-priority corridors, concentric around transit stations, or broader areas where transit services criss-cross the neighborhood. 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. Residential parking is not required and generally limited. Commercial establishments are discouraged or prohibited from building accessory off-street parking in order to preserve the pedestrian-oriented character of the district and prevent attracting auto traffic. There are prohibitions on access (i.e. driveways, garage entries) to off-street parking and loading on critical stretches of NC and transit streets to preserve and enhance the pedestrian-oriented character and transit function. (b) NCT-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. NCT-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 may range in height, with height limits varying from four to eight stories. (c) NCT-3 building standards permit moderately large Commercial Uses and buildings. Rear yards are protected at residential levels. (d) A diversified commercial environment is encouraged for the NCT-3 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. Auto-oriented uses are somewhat restricted. 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. (e) Housing development in new buildings is encouraged above the second story. Accessory Dwelling Units are permitted.

Table 752. MODERATE-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT NCT-3 ZONING CONTROL TABLE NCT-3 Zoning Category § References Controls BUILDING STANDARDS NCT-3 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 Sheets HT02 and 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), 136 Required at the lowest Story containing a Dwelling Unit, and at each succeeding level or Story of the Building: 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 Required on certain streets, see § 145.4 for more information. Vehicular Access Restrictions § 155(r) Prohibited on Market Street, Church Street, and Mission Street. C required on Duboce Street, Haight Street Miscellaneous Lot Size (Per Development) §§ 102, 121.1 P(11) 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, 166, 204.5 Car parking not required. P up to 0.5 spaces per Dwelling Unit; C up to 0.75 spaces per Dwelling Unit. Not permitted above .75 spaces per Dwelling Unit. 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 § 207.6 Generally required for creation of five or more Dwelling Units. 40% of Dwelling Units shall contain at least two; or no less than 30% 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(1) P P Accessory Dwelling Unit §§ 102, 207.1, 207.2 P per Planning Code Sections 207.1 and 207.2. Dwelling Units, Senior Housing, and Group Housing, Generally § 102, 202.2(f), 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. Loss of Dwelling Units: Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C Division of Dwelling Units § 207.8 Division of existing Dwelling Units P per § 207.8

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 3.6 to 1 4 For Office Uses minimum intensities may apply pursuant to § 207.9. Use Size §§ 102, 121.2 P up to 6,000 square feet; C 6,001 square feet and above Off-Street Parking Requirements §§ 145.1, 150, 151.1, 153 - 156, 166, 204.5 Car parking not required. Limits set forth in Section 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 No Limit 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 for certain Uses and areas as specified in § 202.11 (13). 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) C NP NP Automotive Repair § 102 C C NP Electric Vehicle Charging Location §§ 102, 202.2(b), 202.13 C(10)2 C(10) C(10) 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 Service, Motor Vehicle Tow § 102 NP NP NP Service, Parcel Delivery § 102 NP NP NP Vehicle Storage Garage § 102 NP NP NP Vehicle Storage Lot § 102 NP NP NP Entertainment, Arts and Recreation Use Category

Entertainment, Arts and Recreation Uses* § 102 NP NP NP Arts Activities § 102 P(6) P P Entertainment, General § 102 P P NP Entertainment, Nighttime § 102 P P 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 P P Community Facility § 102 P P P Hospital § 102 C C C Medical Cannabis Dispensary** §§ 102, 202.2(e) DR DR NP Public Facilities § 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 , 202.5 P P P Adult Business § 102 C C NP Adult Sex Venue § 102 C(9) C(9) NP(9)1 Animal Hospital § 102 P P NP Bar §§ 102, 202.2(a) P P NP Cannabis Retail §§ 102, 202.2(a) C C NP Flexible Retail §§ 102, 202.9 P NP NP Hotel § 102 C C C Kennel § 102 C C NP Liquor Store § 102 C(5) NP NP Massage Establishment §§ 102, 204, 303(n), P C(8) NP(8) Massage, Foot/Chair § 102 P C NP Mortuary § 102 C C C Motel §§ 102, 202.2(a) NP NP NP Restaurant §§ 102, 202.2(a) P P NP Restaurant, Limited §§ 102, 202.2(a) P P NP Services, Financial § 102 P P NP Services, Fringe Financial § 102 NP(2) NP(2) NP(2) Services, Limited Financial § 102 P(3) P NP Services, Retail Professional § 102 P P P Storage, Self § 102 C C C Tobacco Paraphernalia Establishment § 102 C NP NP Trade Shop § 102 P C C Non-Retail Sales and Service* § 102 NP NP NP Catering § 102 P(12)3 NP NP Design Professional § 102 P(3) P P Service, Non-Retail Professional § 102 C P C Storage, Commercial § 102 C C C Trade Office § 102 P(3) P P Utility and Infrastructure Use Category Utility and Infrastructure* § 102 C(4) C(4) C(4) Power Plant § 102 NP NP NP Public Utilities Yard § 102 NP NP NP

* Not listed below (1) C required for ground floor residential use when street frontage is listed in Section 145.4(b). (2) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD) Boundaries: The FFSRUD and its 1/4 mile buffer includes, but is not limited to, the NCT-3 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). (3) CU FOR LIMITED FINANCIAL SERVICE AND OTHER USES Boundaries: Applicable only for the parcels zoned NCT-3 on Market Street West of Octavia Boulevard. Controls: A Conditional Use authorization is required for a Limited Financial Service, Design Professional, and Trade Office uses on the 1st story. (4) C if a Macro WTS Facility; P if a Micro WTS Facility. (5) Liquor Stores operating only with a Type 20 ABC License (Beer and Wine sale only) are exempt from Conditional Use authorization and Principally Permitted. (6) Arts Activities in the NCT-3 District are considered to be “active uses.” as defined in Section 145.4 of this Code. (7) C for buildings with 10 or more Dwelling Units.

(8) P if accessory to a Hotel, Personal Service or Health Service. (9)1 P for parcels with frontage on Market Street, Howard Street, South Van Ness Avenue, or Mission Street. (10)2 P where existing use is any Automotive Use. (11) C for 10,000 square feet and above if located within the Priority Equity Geographies Special Use District established under Section 249.97. (12)3 A Catering Use in this district may not distribute or deliver individual meals to customers directly from the lot, either by its own means, or through a third-party delivery service. (13) The controls for Historic Buildings modified by Section 202.11 do not apply in portions of the NC-1 District that are located both in the area bounded by Valencia, 13th, Harrison, and Cesar Chavez Streets and in the Calle 24 Special Use District, for the following Uses: Adult Business, Adult Sex Venue, Bar, Chair and Foot Massage, Cannabis Retail, Electric Vehicle Charging Location, Fleet Charging, Fringe Financial Service, Gym, Hotel, Laboratory, Life Science, Liquor Store, Massage Establishment, Nighttime Entertainment, Office, Private Community Facility, Restaurant, and Tobacco Paraphernalia Establishment, and all Uses within the Industrial Use category other than Agricultural and Beverage Processing 1 and Light Manufacturing.

(Added by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by 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. 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 amended; 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; Notes (5) and (6) added; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Introductory material designated as divisions (a)-(e); divisions (a) and (c)-(e) and Zoning Control Table amended; Notes (5) and (6) replaced; Ord. 182-19, Eff. 9/9/2019. Zoning Control Table and Note (2) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (7) added; Ord. 78-20, Eff. 6/22/2020. Division (d), Zoning Control Table, and Note (3) amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table and Note (2) 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; Note (9)1 added; Ord. 75-22 , Eff. 6/13/2022. Zoning Control Table amended; Note (10)2 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 264-22 , Eff. 1/22/2023. Zoning Control Table amended; Note (11) added; Ord. 248-23 , Eff. 1/14/2024. Zoning Control Table amended; Note (12)3 added; 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. Division (e), Zoning Control Table, and Note (1) amended; Ord. 245-25 , Eff. 1/12/2026. Zoning Control Table amended; Ord. 1-26 , Eff. 2/8/2026. Zoning Control Table amended; Note (13) added; Ord. 37-26 , Eff. 4/11/2026. CODIFICATION NOTES 1. Note (9) was originally designated as Note (8) when added by Ord. 75-22. It was redesignated by the editor to avoid conflict with the existing Note (8) added by Ord. 233-21. 2. Note “(10)” is referenced as “(8)” in Ord. 190-22. The note was redesignated by the codifier because two notes designated as “(8)” previously had been added to this section by Ord. 233-21 and Ord. 75-22. 3. Note “(12)” is referenced as “(11)” in Ord. 249-23. The note was redesignated by the codifier because a note designated as “(11)” previously had been added to this section by Ord. 248-23. 4. So in Ord. 245-25. **Editor’s Note: Ordinance 186-17, effective October 15, 2017, requires that “No more than three MCDs shall be permitted at any given time within the boundaries of Supervisorial District 11.” SEC. 753. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT. The SoMa Neighborhood Commercial Transit District (SoMa NCT) is located along the 6th Street and Folsom Street corridors in the South of Market. The commercial area provides a limited selection of convenience goods for the residents of the South of Market. Eating and drinking establishments contribute to the street’s mixed-use character and activity in the evening hours. A number of upper-story professional and business offices are located in the district, some in converted residential units. The SoMa NCT has a pattern of ground floor commercial and upper story residential units. Controls are designed to permit moderate-scale buildings and uses, protecting rear yards above the ground story and at residential levels. Active, neighborhood-serving commercial development is required at the ground story, curb cuts are prohibited and ground floor transparency and fenestration adds to the activation of the ground story. While offices and general retail sales uses may locate on the second story or above of new buildings, most commercial uses are prohibited above the second story. In order to protect the balance and variety of retail use, bars and liquor stores are allowed with a conditional use. Continuous retail frontage is promoted by prohibiting drive-up facilities, some automobile uses, and new non-retail commercial uses. Above-ground parking is required to be setback or below ground. Active, pedestrian-oriented ground floor uses are required. Housing development in new buildings is encouraged above the ground story. Housing density is not controlled by the size of the lot or by density controls, but by bedroom counts. Given the area’s central location and accessibility to the City’s transit network, parking for residential and commercial uses is not required. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code.

Table 753. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE SoMa NCT Zoning Category § References Controls BUILDING STANDARDS SoMa NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, 106, 250–252, 260, 261.1, 270, 271. See also Height and Bulk District Maps Varies. See Height and Bulk Map Sheets HT01 and HT08 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 lowest Story containing a Dwelling Unit, and at each succeeding level or Story of the Building: 25% of lot depth, but in no case less than 15 feet