810

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. Accessory dwelling units are permitted. Table 810 CHINATOWN COMMUNITY BUSINESS DISTRICT ZONING CONTROL TABLE Table 810 CHINATOWN COMMUNITY BUSINESS DISTRICT ZONING CONTROL TABLE Chinatown Community Business District Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 250 - 252, 254, 260, 263.4 , 270, 271. See also Height and Bulk District Maps 40-X, 50-N, 65-N, 65-A, 65-85-A. P up to 35 feet; C above 35 feet. See Height and Bulk Map for more information. 5 Foot Height Bonus for Active Ground Floor Uses § 263.20 Not Permitted Rear Yard §§ 130, 134, 134.1, 136 No more than 75% of lot coverage at the lowest level occupied by a dwelling. Location of open space may be modified per § 134.1. Sun Access Setbacks § 132.3 15 ft. at specified heights Front Setback and Side Yard §§ 130, 131, 132, 133 Not Required. Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 Required Street Frontage Requirements § 145.1 Required Maximum Street Frontage [per building] § 145.3 P up to 50 feet; C required for more than 50 feet Ground Floor Commercial § 145.4 Not Required Vehicular Access Restrictions § 155(r) All alleyways in the Chinatown Mixed Use Districts; Broadway from the Embarcadero on the east to Polk Street on the west; and Columbus Avenue between Washington and North Point Streets Miscellaneous Lot Size (Per Development) § 121.3 P up to 5,000 sq. ft.; C 5,001 sq. ft. & above (1) Planned Unit Development § 304 C Awning, Canopy, or Marquee § 136.1 P Signs §§ 602 - 604, 607.2, 608.1, 608.2 As permitted by § 607.2 General Advertising Signs §§ 262, 602.7, 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.

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 48 sq. ft. Off-Street Parking, Residential §§ 145.1, 150, 151.1, 153 - 156, 166, 204.5 P up to one car for each two Dwelling Units; C up to .75 cars for each Dwelling Unit, subject to the criteria and procedures of Section 151.1(e); NP above 0.75 cars for each Dwelling Unit § 303(u). (2) Dwelling Unit Mix § 207.6 Not Applicable Use Characteristics Intermediate Length Occupancy §§ 102, 202.10 NP Single Room Occupancy § 102 P Student Housing § 102 P Residential Uses Controls by Story 1st 2nd 3rd+ Residential Uses §§ 135, 136 P P P

Accessory Dwelling Unit §§ 102 , 207.1, 207.2 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. Dwelling Unit Density § 207 Up to 1 unit per 200 sq. ft. lot area. 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, 890.88(b) 1 bedroom per 140 sq. ft. lot area Homeless Shelters Density §§ 102, 208 Density limits regulated by the Administrative Code Senior Housing Density §§ 102, 202.2(f), 207 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. Loss of Dwelling Units: Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C Residential Hotel Conversion, Demolition or Merger Ch. 41 Admin. Code NP NP NP

Zoning Category § References Controls Zoning Category § References Controls NON-RESIDENTIAL STANDARDS Development Standards Floor Area Ratio §§ 102, 123, 124, 207.9 2.8 to 1 2 For Office Uses minimum intensities may apply pursuant to § 207.9. Use Size § 121.4 P up to 2,500 sq. ft.; C 2,501 to 5,000 sq. ft. (1) Open Space § 135.1 1 sq. ft. for every 50 sq. ft. of building over 10,000 sq. ft. Off-Street Parking, Non-Residential §§ 145.1, 150, 151.1, 153 - 156, 166, 204.5 No car parking 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, Non- Residential §§ 150, 152, 153 - 155, 161(b), 204.5 None required if gross floor area is less than 10,000 sq. ft. Commercial Use Characteristics Drive-up Facility § 102 NP Formula Retail §§ 102, 303.1 C(3) Hours of Operation § 102 No Limit Maritime Use § 102 NP Open Air Sales § 102 P Outdoor Activity Area §§ 102, 145.2 P in front, C elsewhere Walk-up Facility § 102 P if recessed 3 ft., C otherwise

Zoning Category § References Controls Zoning Category § References Controls NON-RESIDENTIAL USES Controls by Story 1st 2nd 3rd+ 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, 202.5 NP NP NP Electric Vehicle Charging Location §§ 102, 202.2(b), 202.13 C(5)1 C(5 ) C(5 ) Parking Garage, Private § 102 C C C Parking Garage, Public § 102 C C C Parking Lot, Private § 102 C C C

Parking Lot, Public § 102 C C C Entertainment, Arts and Recreation Use Category Entertainment and Recreation Uses* §§ 102, 202.4 NP NP NP Entertainment, General § 102 P P P Entertainment, Nighttime § 102 P P P Movie Theater § 102 P P NP 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*

P P P Hospital § 102 NP NP NP Medical Cannabis Dispensary § 102 NP NP NP Public Facilities § 102 C C C Sales and Service Use Category Retail Sales and Service Uses* §§ 102, 202.2(a), 202.3 , 202.5 P P P Adult Business § 102 NP NP NP Adult Sex Venue § 102 NP NP NP Bar § 102 C C C Cannabis Retail §§ 102, 202.2(a) NP NP NP Flexible Retail §§ 102, 202.9 P NP NP Hotel § 102 C C C Kennel § 102 NP NP NP Massage Establishment §§ 102, 204, 303(n), 803 C(4) C(4) NP(4) Massage, Foot/Chair § 102 P C C Mortuary § 102 C C NP Motel §§ 102, 202.2(a) NP NP NP Restaurant § 102 P(3) C(1)(3) C(1)(3) Retail Workspace § 102 NP NP NP Services, Financial § 102 P NP NP Services, Fringe Financial § 102 P NP NP Services, Limited Financial § 102 P NP NP Storage, Self § 102 NP NP NP Tobacco Paraphernalia Store § 102 C NP NP Trade Shop § 102 P C NP Non-Retail Sales and Service* § 102 NP NP NP Design Professional § 102 P P P Trade Office § 102 P P P Services, Non-Retail Professional § 102 NP P P Utility and Infrastructure Use Category Utility and Infrastructure*

C C C Power Plant § 102 NP NP NP Public Utilities Yard § 102 NP NP NP Wireless Telecommunications Services Facility § 102 P P P

* Not listed below (1) C for Use Size is not required for Restaurants larger than 5000 sq. ft., but C to establish the Use is required as indicated. (2) Installing a garage in an existing residential building of four or more units requires a mandatory discretionary review hearing by the Planning Commission; Section 311 notice is required for a building of less than four units. In approving installation of the garage, the Commission shall find that: (a) the proposed garage opening/addition of off-street parking will not cause the “removal” or “conversion of Residential Unit,” as those terms are defined in Section 317 of this Code; (b) the proposed garage opening/addition of off-street parking will not substantially decrease the livability of a Dwelling Unit without increasing the floor area in a commensurate amount; (c) the building has not had two or more “no-fault” evictions, as defined in Section 37.9(a)(7) through (9) and (11) through (12) of the Administrative Code, with each eviction associated with a separate unit(s) within the past 10 years; and (d) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code. Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311(c)(2) of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (a), (b), and (c) above, which the Department shall independently verify. The Department shall also have made a determination that the project complies with (d) above. (3) Formula Retail Restaurants and Limited Restaurants are NP in all Chinatown MUDs. (4) P if accessory to a Hotel, Personal Service or Health Service. (5)1 P where existing use is any Automotive Use.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 275-05, File No. 051250, App. 11/30/2005; 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. 139-09, File No. 090402, App. 7/2/2009; Ord. 77-10, File No. 091165, App. 4/16/2010; 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. 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. 227-14 , File No. 120796, App. 11/13/2014, Eff. 12/13/2014; Ord. 232-14 , File No. 120881, App. 11/26/2014, Eff. 12/26/2014; 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; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; redesignated and amended by Ord. 162-15 , File No. 150805, App. 9/18/2015, Eff. 10/18/2015; 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. 217-16, File No. 160424, App. 11/10/2016, Eff. 12/10/2016; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 213-18, File No. 180319, App. 9/14/2018, Eff. 10/15/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 208-19, File No. 190594, App. 9/20/2019, Eff. 10/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. No. 157-20, File No. 200702, App. 9/4/2020, Eff. 10/5/2020; Ord. 54-21, File No. 201326, App. 4/23/2021, Eff. 5/24/2021; 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. 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. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; 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) AMENDMENT HISTORY Zoning Control Table: .74A and .74B added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: .41, .43, and .44 amended, former categories .42 and .45 deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: .54 amended; Specific Provisions: 810.54 added; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: .39a and .39b amended; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: .20 amended; Ord. 227-14 , Eff. 12/13/2014. Specific Provisions: former category 810.71 deleted, Ord. 232-14 , Eff. 12/26/2014. Specific Provisions: 810.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: .92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: .15, .16, and .17 amended; Ord. 20-15 , Eff. 3/22/2015. Zoning Control Table: .54 amended; Specific Provisions: 810.54 amended; Ord. 73-15, Eff. 6/27/2015. Section redesignated (formerly Sec. 810.1); introductory material amended; Zoning Control Table: .91 amended; Specific Provisions: 810.91 added; Ord. 162-15 , Eff. 10/18/2015. Zoning Control Table: former categories .38a, .38b, .39a, and .39b deleted, .97 and .98 added; Ord. 33-16 , Eff. 4/10/2016. Specific Provisions: 810.91 amended; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: .30 amended; Ord. 217-16, Eff. 12/10/2016. Zoning Control Table: .22 and .94 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: .75 added; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: .75 and .83 deleted; Ord. 213-18, Eff. 10/15/2018. Zoning Control Table: .23 and .94 amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table: .22, .23, and .94 amended; Ord. 311- 18, Eff. 1/21/2019. Zoning Control Table replaced; Notes (1)-(3) added; Specific Provisions table deleted; Ord. 208-19, Eff. 10/21/2019. Zoning Control Table and Notes (2)(c) and (3) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Ord. 157-20, Eff. 10/5/2020. Second introductory paragraph and Zoning Control Table amended; Ord. 54-21, Eff. 5/24/2021. Note (2) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (4) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (4) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (5)1 added; Ord. 190-22 , Eff. 10/17/2022. 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. 297-24 , Eff. 1/19/2025. 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. CODIFICATION NOTES 1. Note “(5)” is referenced as Note “(4)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(4)” had previously been added to this section by Ord. 233-21. 2. So in Ord. 245-25. SEC. 811. CHINATOWN VISITOR RETAIL DISTRICT. The Chinatown Visitor Retail District extends along Grant Avenue between California and Jackson Streets. This district contains a concentration of shopping bazaars, art goods stores, and restaurants, which attract visitors and shoppers and contribute to the City’s visual and economic diversity. Grant Avenue provides an important link between Downtown retail shopping and the Broadway, North Beach, and Fisherman’s Wharf areas. This district is intended to preserve the street’s present character and scale and to accommodate uses primarily appealing to visitors (e.g. tourist gifts shops, jewelry stores, art goods, large restaurants). In order to promote continuous retail frontage, entertainment, financial services, health service, automotive, and drive-up uses are restricted. Most commercial uses, except financial services, are permitted on the first two stories. Administrative services (those not serving the public) are prohibited in order to prevent encroachment from downtown office uses. There are also special controls on restaurants and tourist hotels. Building standards protect and complement the existing small-scale development and the historic character of the area. The height limit applicable to the district will accommodate two floors of housing or institutional use above two floors of retail use. Accessory dwelling units are permitted. Table 811 CHINATOWN VISITOR RETAIL DISTRICT ZONING CONTROL TABLE Chinatown Visitor Retail District Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 250 - 252, 254, 260, 263.4, 270, 271. See also Height and Bulk District Maps 50-N. P up to 35 feet; C above 35 feet. See Height and Bulk Map for more information. 5 Foot Height Bonus for Active Ground Floor Uses § 263.20 Not Permitted Rear Yard §§ 130, 134, 134.1, 136 No more than 75% of lot coverage at the lowest level occupied by a dwelling. Location of open space may be modified per § 134.1. Sun Access Setbacks § 132.3 15 ft. at specified heights Front Setback and Side Yard §§ 130, 131, 132, 133 Not Required. Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 Required Street Frontage Requirements § 145.1 Required Maximum Street Frontage [per building] § 145.3 P up to 50 feet; C required for more than 50 feet Ground Floor Commercial § 145.4 Not Required Vehicular Access Restrictions § 155(r) All alleyways in the Chinatown Mixed Use Districts. Miscellaneous Lot Size (Per Development) § 121.3 P up to 5,000 sq. ft.; C 5,001 sq. ft. & above Planned Unit Development § 304 C Awning, Canopy, or Marquee § 136.1 P Signs §§ 602 - 604, 607.2, 608.1, 608.2 As permitted by § 607.2 General Advertising Signs §§ 262, 602.7, 604, 608, 609, 610, 611 NP