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.