SEC. 755. OCEAN AVENUE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
The Ocean Avenue Neighborhood Commercial Transit District is located on Ocean Avenue from Howth Street to Manor Drive. Ocean Avenue is a multi-purpose transit-oriented small-
scale commercial district. Ocean Avenue was developed as a streetcar-oriented commercial district in the 1920s and continues to serve this function, with the K-line streetcar on Ocean
Avenue. Numerous other bus lines serve the area, especially the eastern end, where the Phelan Loop serves as a major bus terminus. The eastern end of the district is anchored by the main
City College campus and direct linkages to the Balboa Park BART/MUNI rail station a couple blocks to the east, which serves as the southernmost San Francisco station for BART and the
terminus of the J, K, and M streetcar lines. Because of the immediate proximity of the BART/MUNI station the district has quick and easy transit access to downtown.
The Ocean Avenue NCT District is mixed use, transitioning from a predominantly one- and two-story retail district to include neighborhood-serving commercial uses on lower floors and
housing above. 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. Access (i.e. driveways, garage entries) to off-street parking and loading is generally prohibited on Ocean
Avenue to preserve and enhance the pedestrian-oriented character and transit function of the street. Residential and commercial parking are not required.
The Ocean Avenue NCT District is intended to provide convenience goods and services to the surrounding neighborhoods as well as limited goods and services for a wider market. The
range of goods and services offered is varied and includes retail stores, retail services, restaurants, and neighborhood-serving arts, entertainment, and institutional community uses.
Buildings may range in height, with height limits generally allowing up to four or five stories. Lots are generally small to medium in size and lot consolidation is restricted to preserve the
fine grain character of the district.
Rear yard requirements above the ground story and at residential levels preserve open space corridors of interior blocks.
Active commercial, arts, entertainment, and institutional community uses are required at the ground level and permitted at the second story. For purposes of this Section, Arts Activities,
Nighttime Entertainment, and Institutional Community Uses shall be considered “active commercial uses,” as described in Section 145.4 of this Code.
Housing development in new buildings is encouraged above the ground story. Existing residential units are protected by limitations on demolition and upper-story conversions. Accessory
Dwelling Units are permitted.
Table 755. OCEAN AVENUE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLE
Ocean Avenue NCT
Zoning Category
§ References
Controls
Ocean Avenue NCT
Zoning Category
§ References
Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits.
§§ 102, 105, 106,
250–252, 260 ,
261.1, 263.19, 270,
270.3 , 271. See also
Height and Bulk
District Maps
Varies. See Height and Bulk Map Sheet
HT12 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
Required on Ocean Avenue within the
District, except on the north side of Ocean
Avenue between Plymouth and Brighton
Avenues.(2)
Vehicular Access Restrictions
§ 155(r)
Prohibited on Ocean Avenue within the
District.
Miscellaneous
Lot Merger
§ 121.7
Certain exceptions permitted by § 121.7.
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
100 square feet if private, or 133 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 one space
per Dwelling Unit; NP above. 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. No less than 40% of
the total number of proposed Dwelling
Units shall contain at least two bedrooms;
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(6)
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,
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.
Homeless Shelters
§§ 102, 208
Density limits regulated by the
Administrative Code
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
2.5 to 1 3 For Office Uses minimum
intensities may apply pursuant to § 207.9.
Use Size
§§ 102, 121.2
P up to 4,000 square feet; C 4,001 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
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, 202.2(b)
NP
NP
NP
Automotive Repair
§ 102
C
NP
NP
Automotive Service Station
§§ 102, 187.1,
202.2(b)
C
NP
NP
Electric Vehicle Charging Location
§§ 102 , 202.2(b),
202.13
C(8)2
C(8)
C(8)
Fleet Charging
§ 102
C
C
C
Gas Station
§§ 102, 187.1,
202.2(b)
C
NP
NP
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
P
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
P
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)
P
NP
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
NP
NP
Liquor Store
§ 102
P
NP
NP
Massage Establishment
§§ 102, 204, 303(n),
C(5)(7)
C(7)
NP(7)
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
P
NP
Services, Financial
§ 102
P
C
NP
Services, Fringe Financial
§ 102
NP
NP
NP
Services, Health
§ 102
C(5)
P
P
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
Trade Shop
§ 102
P
C
NP
Non-Retail Sales and Service*
§ 102
NP
NP
NP
Design Professional
§ 102
P
P
NP
Service, Non-Retail Professional
§ 102
C
P
NP
Trade Office
§ 102
P
P
NP
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 145.4(b)
(2) In the Ocean Avenue NCT District, Arts Activities, Nighttime Entertainment, and Institutional
Community Uses are considered to be “active uses,” as described in Section 145.4 of this Code.
(3) [Note deleted.]
(4) C if a Macro WTS Facility; P if a Micro WTS Facility.
(5) A Health Service Use requires a Conditional Use authorization on the ground story whether it is
Principal or Accessory.
(6) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.
(7) P if accessory to a Hotel, Personal Service or Health Service.
(8)2 P where existing use is any Automotive Use.
(Added by Ord. 61-09, File No. 090181, App. 4/17/2009; amended by 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. 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. 66-14 , File No. 140097, App. 5/14/2014, Eff. 6/13/2014; 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. 209-15 , File No. 150271, App. 12/16/2015, Eff. 1/15/2016; 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; redesignated and amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by 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. 225-18, File No. 180483, App. 10/5/2018, Eff. 11/5/2018; 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. 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. 71-20, File No. 191285, App. 5/1/2020, Eff. 6/1/2020; 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: 737.68 and 737.68A added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: title amended, 737.10 and 737.17 amended, designation of category 737.38 corrected, 737.39a amended; former categories 737.68 and
737.68A redesignated as rows 737.69C and 737.69D, 737.69, 737.69A, and 737.69B added; Specific Provisions: 737.68 added; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 737.43 and 737.44 amended, former categories 737.42, 737.67,
and 737.69A deleted; Ord. 75-12 , Eff. 5/23/2012. Introductory material amended; Zoning Control Table: 737.13, 737.13a, 737.13b, 737.13c, 737.54, and 737.69B amended; Specific Provisions: 737.54 added, 737.68 deleted; Ord. 56-13 , Eff.
4/27/2013. Zoning Control Table: former categories 737.38, 737.39, and 737.39a redesignated as 737.36, 737.37, and 737.38 and amended; new category 737.39 added; Ord. 287-13 , Eff. 1/25/2014. Specific Provisions: 737.84 amended; Ord. 66-
14 , Eff. 6/13/2014. Zoning Control Table: 737.26 amended; Specific Provisions: 737.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 737.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 737.14, 737.15, 737.16,
737.17, and 737.30 amended; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 737.1); Zoning Control Table: 737.54, 737.91, and 737.92 amended; Ord. 30-15 , Eff. 4/25/2015. Introductory material amended; Ord. 209-15 , Eff.
1/15/2016. Zoning Control Table: former categories 737.36, 737.37, 737.38, and 737.39 deleted, 737.96, 737.97, and 737.98 added; Ord. 33-16 , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 737.91 amended; Specific
Provisions: 737.91 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 7.33A added ; Ord. 166-16 , Eff. 9/10/2016. Section redesignated (formerly Section 737); 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 (2) 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 and Note (1) amended; Note (5) added; Ord. 225-18, Eff. 11/5/2018. 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 (3) deleted; Ord. 303-18, 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 amended; Ord. 63-20, Eff. 5/25/2020. Introductory material and Zoning Control Table amended; Note (2) added; Ord. 71-20, Eff. 6/1/2020. Zoning Control Table amended; Note (6) added; Ord. 78-20, Eff. 6/22/2020. Zoning
Control Table amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table and Note (6) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table and Note (5) amended; Note (7) added; Ord. 233-21, Eff. 1/22/2022. Zoning
Control Table and Notes (5) and (7) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (8)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. 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. 129-17.
2. Note “(8)” is referenced as “(7)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(7)” previously had been added to this section by Ord. 233-21.
3. 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.”