PDR DISTRICTS

SF Planning Code § 210.3

in effect

SEC. 210.3. PDR DISTRICTS.

These Districts provide space for a wide variety of PDR (production, distribution and repair) and other non-residential activities in districts where these uses are free from inherent economic and operational competition and conflicts with housing, large office developments, and large-scale retail, which are not permitted in these Districts. Other uses that share operational characteristics with PDR uses are permitted in these Districts, as they require large flexible spaces and prefer separation from intensive housing districts. PDR-zoned land is also an important reservoir of space in San Francisco for new and evolving industry and activity types that cannot be foreseen today and cannot practically function or compete for space in a typical downtown office or neighborhood commercial environment. Business and activities allowed in PDR Districts generally share a need for flexible operating space that features large open interior spaces, high ceilings, freight loading docks and elevators, floors capable of bearing heavy loads, and large (often uncovered exterior) storage areas. These uses are often not ideally compatible with housing for operational reasons, including the need for significant trucking and delivery activities, 24-hour operation, and emission of noise, odors and vibrations. Importantly, PDR uses are limited in the amount of rent they can afford relative to office, retail, and residential uses, yet are important sectors of the City's economy. PDR-1-B District: Light Industrial Buffer. The intent of this District is to create a buffer area between residential neighborhoods and light industrial areas, primarily in the Bayview Hunters Point neighborhood. Thus, this District prohibits residential uses and limits Office, Retail, and Institutional uses. Generally, all other uses are permitted. This zone allows for less intensive production, distribution, and repair activities that will not compromise the quality of life of nearby residents. These uses generate less external noise, odors, and vibrations and engage in fewer trucking activities than those permitted in PDR-2 Districts. Uses in this District are generally conducted completely within enclosed structures. Small-scale Retail and Office uses are permitted, as are other activities that may serve well to buffer existing residential neighborhoods from areas of concentrated industrial operations. In considering any new land use not contemplated in this District, the Zoning Administrator shall take into account the intent of this District as expressed in this Section and in the General Plan. PDR-1-D District: Design. The intention of this District is to retain and encourage less-intensive production, distribution, and repair businesses, especially the existing clusters of design- related businesses. Thus, this District prohibits Residential and Office uses, and limits Retail and Institutional uses. Additionally, this District prohibits heavy industrial uses, which generate external noise, odors, and vibrations and engage in frequent trucking activities. Generally, all other uses are permitted. In considering any new land use not contemplated in this District, the Zoning Administrator shall take into account the intent of this District as expressed in this Section and in the General Plan. PDR-1-G District: General. The intention of this District is to retain and encourage existing production, distribution, and repair activities and promote new business formation. Thus, this District prohibits Residential and Office uses, and limits Retail and Institutional uses. Additionally, this District allows for more intensive production, distribution, and repair activities than PDR-1-B and PDR-1-D but less intensive than PDR-2. Generally, all other uses are permitted. In considering any new land use not contemplated in this District, the Zoning Administrator shall take into account the intent of this District as expressed in this Section and in the General Plan. PDR-2 District: Core Production, Distribution, and Repair. The intent of this District is to encourage the introduction, intensification, and protection of a wide range of light and contemporary industrial activities. Thus, this District prohibits new housing, large office developments, large-scale retail, and the heaviest of industrial uses, such as incinerators. Generally, all other uses are permitted. The conservation of existing flexible industrial buildings is also encouraged. This District permits certain non-industrial, non-residential uses, including small- scale Retail and Office, Entertainment, certain institutions, and similar uses that would not create conflicts with the primary industrial uses or are compatible with the operational characteristics of businesses in the area. Light industrial uses in this District may be conducted entirely within an enclosed structure, partly within enclosed structures, or some functions may occur entirely in open areas. These uses may require trucking activity multiple times per day, including trucks with up to 18 wheels or more, and occurring at any time of the day or night. As part of their daily operations, PDR activities in these areas may emit noises, vibrations, odors, and other emissions, as permitted by law. Within the requirements of local, state, and federal health and safety regulations, and within the stipulation of this Code, which may impose additional use size maximums and minimum distance requirements on certain activities, raw materials used for production, manufacturing, repair, storage, research, and distribution may be stored on site and may include chemical, biological, and other hazardous, explosive, or flammable materials. In considering any new land use not contemplated in this District, the Zoning Administrator shall take into account the intent of this District as expressed in this Section and in the General Plan. Table 210.3 ZONING CONTROL TABLE FOR PDR DISTRICTS Zoning Category § References PDR-1-B PDR-1-D PDR-1-G PDR-2 Zoning Category § References PDR-1-B PDR-1-D PDR-1-G PDR-2 BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 132.1, 250-252, 260, 270, 271 Varies. See Height and Bulk Map. Floor Area Ratio §§ 102, 123, 124 3.0 to 1 in a 40, 45, or 48-foot height district; 4.0 to 1 in a 50, 55, or 58-foot height district; 5.0 to 1 in a 65 or 68-foot height district; 6.0 in an 80 or 85-foot height district; or 7.5 to 1 in a height district over 85 feet. Front, Rear, and Side Setbacks §§ 130, 132, 133, 134 Not Required. Street Frontage and Public Realm Streetscape and Pedestrian Improvements (Street Trees) § 138.1 Required. Ground Floor Standards § 145.5 Ground floor spaces with a minimum of 17 feet floor-to-floor. Street Frontage, Required Ground Floor Commercial § 145.4 As specified in § 145.4, certain streets and districts are required to have "active commercial uses." Street Frontage, Parking and Loading Access Restrictions § 155(r) As specified in § 155(r). Artworks and Recognition of Artists and Architects § 429 Not Required. Miscellaneous Large Lot Subdivision § 121.9 Subdividing, re-subdividing, or performing a lot line adjustment to a parcel that is equal to or greater than 10,000 square feet, into one or more smaller parcels requires C. Large Project Review N/A N/A N/A N/A N/A Planned Unit Development* * Residential Uses are not permitted. § 304 C C C C Awnings, Canopy or Marquee §§ 136, 136.1 P P P P Signs § 607 As permitted by Section § 607. RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit] §§ 135, 136 N/A N/A N/A N/A Residential Parking Requirements §§ 151.1, 161 N/A N/A N/A N/A Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C Use Characteristics Intermediate Length Occupancy §§102, 202.10 NP NP NP NP Single Room Occupancy § 102 NP NP NP NP Student Housing § 102 NP NP NP NP Residential Uses Dwelling Units § 102 NP NP NP NP Senior Housing §§ 102, 202.2(f) NP NP NP NP Group Housing § 208 NP NP NP NP Homeless Shelter §§ 102, 208 P P P P NON-RESIDENTIAL STANDARDS AND USES Development Standards Off-Street Parking §§ 150, 151.1, 151.11 Parking required per § 151.1. None Required. Maximums set in Planning Code § 151.1. Parking required per § 151.1 . Use Size Limits for Retail Sales and Service Uses §§ 210.3A, 121.5 See Table 210.3A. 5,000 gross square feet per lot, see reference (10) below. 2,500 gross square feet per lot, see reference (9) below. See Table 210.3A. Use Size Limits for Non-Retail Sales and Service Uses §§ 210.3A, 121.5 See Table 210.3A. N/A N/A See Table 210.3A. Use Size §§ 102, 121.5 Division of large use sizes per § 121.5 Office Uses in designated landmark buildings §§ 102, 210.3B N/A C, subject to the conditions and criteria of Section 210.3B. N/A PDR Building Replacement § 202.7 Demolition of buildings housing PDR Uses requires replacement PDR buildings as specified in Section 202.7. Commercial Use Characteristics Drive-up Facility § 102 P P P P Formula Retail §§ 102, 303.1, 786 P (17) P P P (17) Maritime Use § 102 NP NP NP P Open Air Sales § 102 P P P P Outdoor Activity Area § 102 P P P P Small Enterprise Workspace §§ 102, 202.2(g) NP P P NP Walk-up Facility § 102 P P P P Non-Residential Uses Uses in Historic Buildings Historic Buildings §§ 202.11; 710 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 (19). Agricultural Use Category (25) Agricultural Uses* §§ 102, 202.2(c) P P P P Agriculture, Industrial § 102 C C C C Automotive Use Category Automotive Uses* § 102 NP P P P Automotive Repair (25) § 102 P (3) P P P Automotive Sale/Rental § 102 P P (4) P P Automotive Service Station (25) §§ 102, 202.2(b) P P P P Automotive Wash (25) §§ 102, 202.2(b) P P P P Electric Vehicle Charging Location §§ 102, 202.2(b), 202.13 P P P P Fleet Charging § 102 C C(24) C(24) C(24) Gas Station §§ 102, 187.1, 202.2(b) P P P P Parking Garage, Private § 102 C C C C Parking Garage, Public § 102 C C C C Parking Lot, Private §§ 102, 142, 156 C NP C C Parking Lot, Public §§ 102, 142, 156 C NP C C Service, Motor Vehicle Tow (25) § 102 P P P P Service, Parcel Delivery (25) §§ 102 , 303 (cc) C C C C Entertainment and Recreation Use Category Entertainment and Recreation Uses* § 102 P P P P Entertainment, General § 102 P (5) P P P Entertainment, Nighttime § 102 P (5) P P P Entertainment, Outdoor § 102 NP P P P Livery Stable § 102 NP P P P Movie Theater §§ 102, 202.4 P (6) P (6) P (6) P (6) Sports Stadium § 102 NP C C C Industrial Use Category (25) Auto Wrecking §§ 102, 202.2(d) NP NP NP C Automobile Assembly §§ 102, 202.2(d) NP C C P Agricultural and Beverage Processing 1 §§ 102, 202.2(d) NP P P P Agricultural and Beverage Processing 2 §§ 102, 202.2(d) NP C C C Grain Elevator §§ 102, 202.2(d) NP P NP P Hazardous Waste Facility §§ 102, 202.2(d) NP NP NP C Junkyard §§ 102, 202.2(d) NP NP NP P Livestock Processing 1 §§ 102, 202.2(d) NP NP NP C Livestock Processing 2 §§ 102, 202.2(d) NP NP NP NP Manufacturing 1, Heavy §§ 102, 202.2(d) NP C C C Manufacturing 2, Heavy §§ 102, 202.2(d) NP NP C C Manufacturing 3, Heavy §§ 102, 202.2(d) NP NP NP C Manufacturing, Light §§ 102, 202.2(d) P (5) P P P Ship Yard §§ 102, 202.2(d) NP NP NP C Metal Workshop §§ 102, 202.2(d) NP P P P Storage Yard §§ 102, 202.2(d) P (5) P P P Storage, Volatile Materials §§ 102, 202.2(d) NP NP NP C Truck Terminal §§ 102, 202.2(d) NP P P P Institutional Use Category Child Care Facility § 102 C P C NP Community Facility § 102 P P P P Community Facility, Private § 102 P P P P Hospital § 102 NP NP NP NP Job Training § 102 P (7) P (7) P (7) P (7) Medical Cannabis Dispensary §§ 102, 202.2(e) P (1) P (10) P (9) P (1) Post-Secondary Ed. Institution § 102 P (7) P (7) NP NP Public Facilities § 102 C C C C Religious Institution § 102 P (7) P (7) P (7) P (7) Residential Care § 102 NP NP NP NP School § 102 P (7) P (7) NP NP Social Service or Philanthropic Facility § 102 P (5) P (8) P (8) P (8) Trade School § 102 P (7) P (7) P (7) P (7) Sales and Service Category Retail Sales and Service Uses* §§ 102, 202.2(a) P (1) P (10) P (9) P (1) Adult Business § 102 NP P P P Adult Sex Venue § 102 NP C C C Animal Hospital § 102 P P P P Cannabis Retail §§ 102, 202.2(a) P (1) (21) P (10)(21) P (9)(21) P (1) (21) Grocery Store, General §§ 102, 202.3 P (1) P (13) P (12) P (1) Gym §§ 102, 210.3C C NP (20) NP (20) NP Hotel § 102 NP NP NP NP Kennel (25) § 102 NP P P P Massage Establishment §§ 102, 204 P (23) P (23) P (23) P (23) Massage, Foot/Chair § 102 NP NP NP NP Mortuary § 102 P NP P P Motel §§ 102, 202.2(a) NP NP NP NP Reproductive Health Clinic §§ 102, 202.5 P P P P Services, Health § 102 P (3) P (8) P (8) P (5) Storage, Self § 102 NP NP NP NP (22) Trade Shop (25) § 102 P (11) P P P Non-Retail Sales and Service* § 102 P (2) NP (14) NP (14) P (2) Catering (25) § 102 P (5) P P P Laboratory § 102 P (16) P P P Life Science § 102 NP NP NP NP Services, Business § 102 P P P P Storage, Commercial (25) § 102 P (5) P P P Storage, Wholesale (25) § 102 P (5) P P P Trade Office (25) § 102 P P P P Wholesale Sales (25) § 102 P (5) P P P Utility and Infrastructure Use Category Community Recycling Center § 102 NP NP P P Internet Service Exchange § 102 C C C C Power Plant § 102 NP NP C C Public Transportation Facility § 102 NP C C C Public Utilities Yard (25) § 102 P (5) P P P Utility Installation § 102 C P P P Wireless Telecommunications Services Facility § 102 C or P (18) P (15) P (15) P (15) * Not listed below. (1) See Table 210.3A. (2) See Table 210.3A. (3) NP above 7,500 Gross Square Feet. (4) Required to be in an enclosed building, NP if operated on open lot. (5) NP above 5,000 Gross Square Feet. (6) More than 3 screens NP. (7) NP above 20,000 Gross Square Feet, except School uses at Assessor’s Parcel Block No. 3912, Lot 002 shall not be subject to a use size limitation. Housing is not permitted. (8) C if above 5,000 Gross Square Feet. (9) In this District, all uses with this reference number are limited to a cumulative total of 2,500 Gross Square Feet per lot. (10) In this District, except for Personal Service uses at Assessor’s Parcel Block No. 3912, Lot 002, all uses with this reference number are limited to a cumulative total of 5,000 Gross Square Feet per lot. No use size limits shall apply to Personal Service uses at Assessor’s Parcel Block No. 3912, Lot 002. (11) Printing shop and newspaper publication limited to 5,000 Gross Square Feet. (12) C required if larger than 2,500 Gross Square Feet per lot. (13) C required if larger than 5,000 Gross Square Feet per lot. (14) C if in a designated landmark per Section 210.3B. (15) C required when any portion of such facility exceeds a height of 25 feet above the roof line of the building on the premises, or above the ground if there is no building, or 25 feet above the height limit applicable to the subject site under Article 2.5 of this Code, whichever is the lesser height. C also required if within 1,000 feet of an R District and includes a parabolic antenna with a diameter in excess of three meters or a composite diameter of antennae in excess of six meters. See definition in § 102 for more information. (16) NP above 2,500 Gross Square Feet. (17) C required for properties within the Third Street Formula Retail Restricted Use District (§ 786), which includes properties fronting Third Street between Williams Avenue and Paul Street. (18) C if a Macro WTS Facility; P if a Micro WTS Facility. (19) The controls for Historic Buildings modified by Section 202.11 do not apply in the portion of the PDR-1-G District that is located in the area bounded by Valencia, 13th, Harrison, and Cesar Chavez Streets, 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. (20) NP except as provided in Section 210.3C. (21) Cannabis Retail is only permitted where (a) the Cannabis Retail establishment holds a valid Cannabis Microbusiness permit from the City’s Office of Cannabis, and (b) the Cannabis Retail Use occupies no more than 1/3 of the total floor area occupied by the PDR and Cannabis Retail Uses on the premises. (22) NP except that any Self Storage use that submitted a development application on or before December 31, 2021 shall be Principally Permitted, and is exempt from the retail limits of Section 210.3A, provided that no less than 50% of the parcel area consists of ground floor Institutional Community use, Arts Activities, or any other uses allowed in PDR-2 zoning districts, excluding Parcel Delivery Service and Fleet Charging. This note shall expire by operation of law on December 31, 2036, unless the City enacts an ordinance with an effective date on or before that date that extends or re-enacts this note, provided that any authorization granted hereunder shall be valid for such period of time as the conditions of approval of such authorization provides, notwithstanding the expiration of this note. Following the expiration of this note, the City Attorney shall cause this note to be removed from the Municipal Code. (23) C on the 2nd floor and NP on the 3rd floor and above, except that a Massage Establishment accessory to a Hotel, Personal Service or Health Service is P. (24) P where existing use is a Private Parking Lot or Vehicle Storage Lot, and where a Development Application to convert the Private Parking Lot or Vehicle Storage Lot to Fleet Charging use was submitted prior to January 11, 2024. (25) Also considered a Production, Distribution, and Repair (PDR) use as defined in Sec. 102. (Added by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by Ord. 188-15 , File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 33-16 , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 166-16 , File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 213-16, File No. 160960, App. 11/4/2016, Eff. 12/4/2016; Ord. 105-17, File No. 170156, App. 5/26/2017, Eff. 6/25/2017; Ord. 129-17, File No. 170203, 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. 61-19, File No. 190047, App. 4/4/2019, Eff. 5/5/2019; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Ord. 164-20, File No. 200852, App. 9/24/2020, Eff. 10/25/2020, Oper. 10/25/2020; Ord. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021; 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. 215-22, File No. 220041, App. 10/28/2022, Eff. 11/28/2022; 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. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 50-24, File No. 231080, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 12-25, File No. 240929, App. 2/14/2025, Eff. 3/17/2025; Ord. 55-25, File No. 241196, App. 5/2/2025, Eff. 6/2/2025; 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. 13-26, File No. 251099, App. 2/13/2026, Eff. 3/16/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026) (Former Sec. 210.3 amended by Ord. 414-85, App. 9/17/85; Ord. 63-11, File No. 101053, App. 4/7/2011, Eff. 5/7/2011; Ord. 182-12 , File No. 120665, App. 8/8/2012, Eff. 9/7/2012; redesignated as Sec. 210.2 and amended by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015) AMENDMENT HISTORY Former Secs. 210.7, 210.8, 210.9, 210.10, and 210.11 consolidated and redesignated as Sec. 210.3 [see those sections for prior legislative history]; Table 210.3 added; Ord. 22-15, Eff. 3/22/2015. Table 210.3 amended; Ord. 188-15 , Eff. 12/4/2015.Table 210.3 amended; Ord. 33-16 , Eff. 4/10/2016. Table 210.3 amended; Note (18) added; Ord. 166-16 , Eff. 9/10/2016. Table 210.3 amended; second Note (18) added; Ord. 213-16, Eff. 12/4/2016. Table 210.3 amended; Notes (1), (2), (12), (13), and (16) amended; second Note (18) renumbered as (19); Note (20) added; Ord. 105-17, Eff. 6/25/2016. Table 210.3 amended; Ord. 129-17, Eff. 7/30/2017. Table 210.3 amended; Ord. 189-17, Eff. 10/15/2017. Table 210.3 amended; Note (21) added; Ord. 229-17, Eff. 1/5/2018. Note (19) amended; Ord. 61-19, Eff. 5/5/2019. Table 210.3 amended; Ord. 78-20, Eff. 6/22/2020. Table 210.3 amended; Note (22) added; Ord. 164-20, Oper. 10/25/2020. Table 210.3 and Notes (11) and (20) amended; Ord. 111-21, Eff. 9/4/2021. Table 210.3 amended; Ord. 136-21, Eff. 9/4/2021. Table 210.3 amended; Note (23) added; Ord. 233-21, Eff. 1/22/2022. Table 210.3 and Note (23) amended; Ord. 37-22, Eff. 4/14/2022. Table 210.3 amended; Ord. 75-22, Eff. 6/13/2022. Table 210.3 amended; Note (24) added; Ord. 190-22, Eff. 10/17/2022. Table 210.3 and Note (22) amended; Ord. 215-22, Eff. 11/28/2022. Table 210.3 amended; Ord. 264-22, Eff. 1/22/2023. Table 210.3 amended; Note (19) deleted; Ord. 248-23, Eff. 1/14/2024. Table 210.3 amended; Ord. 249-23, Eff. 1/14/2024. Table 210.3 and Note (15) amended; Note (25) added; Ord. 33-24, Eff. 3/23/2024. Table 210.3 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Table 210.3 and Note (24) amended; Ord. 50-24, Eff. 4/15/2024. Table 210.3 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 210.3 and Notes (7) and (10) amended; Ord. 12-25, Eff. 3/17/2025. Note (22) amended; Ord. 55-25, Eff. 6/2/2025. Table 210.3 amended; Ord. 173-25, Eff. 10/6/2025. Table 210.3 amended; Ord. 245-25, Eff. 1/12/2026. Table 210.3 amended; Ord. 1-26, Eff. 2/8/2026. Table 210.3 amended; Ord. 13-26, Eff. 3/16/2026. Table 210.3 amended; Note (19) added; Ord. 37-26, Eff. 4/11/2026. CODIFICATION NOTE 1. So in Ord. 245-25. Editor's Note: The following explanatory note is included at the direction of the Office of the City Attorney: "See Ord. 26-15, App. 3/6/15, amending the Planning Code to designate Office Use as a conditional use (C) in designated landmark buildings in PDR-1-D and PDR-1-G Districts, subject to Section 803.9(h)."

SEC. 210. 3A. NON-ACCESSORY USE SIZE LIMITS FOR CERTAIN RETAIL AND OFFICE USES IN

PDR-1-B AND PDR-2 DISTRICTS. In order to preserve land and building space for light industrial activities, certain non-accessory Retail and Office Uses that exceed the square footage stated in the table below shall not be permitted in PDR-1-B and PDR-2 Districts. The use area shall be measured as the Occupied Floor Area of all retail or offices activities on a lot that have a (1) or (2) in the respective zoning district's use control column in Table 210.3 (Zoning Control Table for PDR Districts). Additionally, a cumulative use size maximum applies in PDR-1-B and PDR-2 Districts, such that the combined floor area of any and all uses permitted by Table 210.3 with a (1) or (2) in the respective zoning district’s use control column may not exceed the limits stated in the table below for any given lot. The size limits in this Section 210.3A shall not apply to uses permitted by Table 210.3 that do not have a (1) or (2) in the respective zoning district’s use control column. These use size maximum limits shall not apply to accessory uses, as defined in Section 204.3 of this Code. Table 210.3A District Cumulative Use Size Limit, All Uses in Chart 210.3 followed by a (1) Cumulative Use Size Limit, All Uses in Chart 210.3 followed by a (2) Total Size Maximum, All Uses in Chart 210.3 followed by a (1) or (2) Combined PDR-1-B 2,500 sq. ft. 5,000 sq. ft. 7,500 sq. ft. PDR-2 2,500 sq. ft. 5,000 sq. ft. 5,000 sq. ft. (Added by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by Ord. 188-15 , File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 164-20, File No. 200852, App. 9/24/2020, Eff. 10/25/2020, Oper. 10/25/2020) AMENDMENT HISTORY Section header added; Ord. 188-15 , Eff. 12/4/2015. First introductory paragraph amended; Ord. 164-2, Oper. 10/25/2020.

SEC. 210. 3B. OFFICE USES IN LANDMARK BUILDINGS IN THE PDR-1-D AND PDR-1-G DISTRICTS.

In order for a proposed project to receive a Conditional Use authorization for the provision of office space in landmark buildings in the PDR-1-D and PDR-1-G Districts: (a) The applicant must submit a Historic Structures Report (HSR) to the Planning Department. (1) The scope of the HSR will be developed in consultation with Planning Department Staff. (2) The HSR must be prepared by a licensed historic architect who meets the Secretary of the Interior's Professional Qualification Standards. (b) The Historic Preservation Commission shall review the HSR for the proposed project's ability to enhance the feasibility of preserving the building. (c) The Historic Preservation Commission shall review the proposal, including any proposed work related to the change in use, for its compliance with the Secretary of the Interior's Standards (36 C.F.R. § 67.7 (2001)). (d) The Planning Commission shall consider the following Conditional Use criteria, in addition to the criteria set forth in Section 303(c) and (d): (1) The Historic Preservation Commission's assessment of the proposed project's ability to enhance the feasibility of preserving the building; (2) The Historic Preservation Commission's assessment of the proposed project's compliance with the Secretary of the Interior's Standards; (3) The economic need for the improvements relative to preservation of the building; (4) The ability for the office tenants to be physically compatible with the PDR tenants; (5) The relocation strategy for any displaced PDR tenants; and (6) The impact of the proposed change on the surrounding community. (e) Vertical Controls. Office Uses approved under this Section shall comply with the Vertical Controls for Office Uses in Section 803.9. (Added as Sec. 219.2 by Ord. 26-15 , File No. 140876, App. 3/6/2015, Eff. 4/5/2015; redesignated and amended by Ord. 188-15 , File No. 150871, App. 11/4/2015, Eff. 12/4/2015) AMENDMENT HISTORY Section redesignated; section header amended; division (e) added; Ord. 188-15 , Eff. 12/4/2015.

SEC. 210. 3C. ALLOWANCE FOR USES TO SUPPORT THE DEVELOPMENT OF NEW PDR SPACE IN

THE PDR-1-D AND PDR-1-G DISTRICTS. (a) Purpose. The purpose of this provision is to support the increase in the overall stock of PDR space in the City. Despite consistent and growing demand for PDR space in San Francisco, the economics of building new PDR space are very challenging, even in PDR zoning districts where these uses do not compete for land with other more economically-attractive uses. One way to make such development economically viable is to utilize the value of other non-residential space, such as office and institutional uses, to subsidize the construction of PDR space on properties that are largely vacant or substantially underutilized and that do not contain significant PDR space that would be demolished. (b) Geography. This provision applies to parcels that meet all of the following criteria: (1) Are located in either the PDR-1-D or PDR-1-G Districts; (2) Are located north of 20th Street; (3) Contain a floor area ratio of 0.3 gross floor area or less as of January 1, 2014; and (4) Are 20,000 square feet or larger. (c)1 Controls. The Planning Commission may permit, per the procedures described below in subsection (d), non-PDR uses on the subject lot pursuant to the following provisions: (1) At least one-third of the total Gross Floor Area developed on the parcel shall contain PDR Uses. (2) For purposes of this subsection (c), every square foot of Small Enterprise Workspace shall count as 0.5 square feet of PDR space and 0.5 square feet of non-PDR space as specified in subsection (c)(3) below. (3) The non-PDR space may contain one or a combination of the following uses: (A) Office Uses; (B) Institutional Uses, except for Hospitals; and/or (C) Gym use, as defined in Section 102; and/or (D) Any use otherwise Principally Permitted in the underlying PDR district. (4) Uses other than those listed in subsections (c)(2) and (c)(3) above, such as Retail, are subject to the controls of the underlying district. (5) No Residential Uses are permitted, even as part of an Institutional Use, except as allowed as Accessory Uses pursuant to Section 204.4. (6) The PDR space in any building must be served by: (A) Sufficient off-street loading, and (B) One or more freight elevators, in accordance with Planning Code Section 155(j). (7) The project shall meet the Transpor- tation Management Program requirements of Section 163(c) of the Planning Code. (8) Accessory parking for Uses listed in subsection (c)(2) above may be permitted up to one space per each 1,500 square feet of Occupied Floor Area, and all such parking shall be subject to the pricing requirements of Section 155(g) of the Planning Code. (9) The project sponsor must develop a "PDR Business Plan." The purpose of this PDR Business Plan is to maximize the potential for the project to produce new PDR space that is viable and affordable. The features of the PDR Business Plan should include, but are not limited to: (A) Overall strategy to incorporate PDR businesses, including specifying which kinds of PDR businesses are the target for the development; (B) A description of the kinds of non-PDR businesses intended for the site and a plan for how they will co-exist with the PDR businesses and any strategies required to achieve this balance; (C) A description of how the site's marketing and outreach plan will effectively target these same PDR businesses; (D) A description of how the development's design is suited to PDR businesses; (E) A description of the rent/purchase price proposed by the developer for the PDR spaces and the approach to keep these rents affordable to PDR tenants over time; (F) A detailed overview of the workforce and hiring strategy for the PDR businesses on the site, as well as for the non-PDR businesses, including how the project sponsor will abide by City programs such as the First Source Hiring Program; how the project sponsor might utilize other local, State, and federal subsidized hiring programs such as work opportunity tax credits, Jobs Now!, Hire SF, and the California employment tax credit set forth in Chapter 93 of the California 2013-2014 legislative session; and how the project sponsor will inform its tenants about other relevant public programs; and, (G) A detailed community outreach plan, including a plan for engaging any specific community partners in the development, tenanting of the project, and ongoing management of the PDR portions of the property. (10) The first Certificate of Occupancy for the PDR portion of the development must be issued by the Department of Building Inspection before or concurrently with the first Certificate of Occupancy for the non-PDR portion of the development unless the PDR and non-PDR portions are part of a single site or building permit. (d) Referral to OEWD. Upon receiving an application for a project under this Section 210.3C, the Planning Department shall inform the Director of the Office of Economic and Workforce Development (OEWD) or successor agency, so that OEWD may inform the project sponsor of existing programs and requirements relevant to PDR businesses, including any existing economic incentive and hiring programs. (e) Approvals. (1) All projects seeking entitlement pursuant to this Section 210.3C shall be required to receive a Conditional Use authorization, per Section 303 of the Planning Code. In evaluating a proposed authorization under this Section, the Planning Commission shall consider: (A) The likely viability of the new PDR space created by the development, as influenced by such factors as the content of the project sponsor's PDR Business Plan, and whether the project sponsor has the commitments of established PDR tenants and/or a demonstrated relationship with organizations established in the PDR community. (B) Whether the project is an appropriate location and intensity for the proposed non-PDR use, including but not limited to whether the location of non-PDR uses would be compatible with or disruptive to PDR uses on the site and in the vicinity, recognizing that PDR uses may generate noise, vibrations, odors, trucking activity, or other PDR-related operational characteristics. (2) A Notice of Special Restriction (“NSR”) shall be recorded on the title of any property receiving approval under this Section 210.3C. Such NSR shall: (A) Designate the PDR portion of parcel, building, and/or development; (B) State that the proportion of Gross Floor Area on the site dedicated to PDR uses shall never be less than one-third of the total Gross Floor Area on the parcel, including any future building or use alterations or expansions; (C) Require the property owner to submit an annual report to the Planning Department and OEWD, on or before January 31 of each year, starting in the year after the Department of Building Inspection issues the first Certificate of Occupancy that applies to the PDR portion of the development, describing the status of the implementation of its PDR Business Plan, identifying PDR tenants on the property during the prior year, describing the rents for the PDR portions of the property and any lease terms, and providing information on their respective square footages, number of employees, contact information for each tenant, a description of the business or industry characteristics of each business, and the PDR space vacancy on the parcel as of the date of each report; (D) Provide the Planning Department with the ability to enforce the provisions of this Section; and, (E) Restrict the ability of the non-PDR portion of the development from limiting the PDR portion from undertaking activities necessary to maintain PDR business operations in such matters as trucking and noise generation. (f) Uses Established Under This Section. Notwithstanding any contrary provision of this Code, Office Uses established pursuant to this Section 210.3C shall be deemed Code- conforming uses after the expiration of this Section and such uses shall not constitute nonconforming uses under the provisions of Article 1.7. (Added as Sec. 219.1 by Ord. 71-14 , File No. 131205, App. 5/23/2014, Eff. 6/22/2014; amended by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; redesignated and amended by Ord. 188-15 , File No. 150871, App. 11/4/2015, Eff. 12/4/2015; amended by Ord. 105-17, File No. 170156, App. 5/26/2017, Eff. 6/25/2017; Ord. 145-18, File No. 180187, App. 6/27/2018, Eff. 7/28/2018; Ord. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021) AMENDMENT HISTORY Division (c)(2) amended; Ord. 22-15, Eff. 3/22/2015. Section redesignated; divisions (c)(1), (c)(3)(A), (c)(3)(B), (e), and (g) amended; Ord. 188-15 , Eff. 12/4/2015. Divisions (c)(3)–(c)(3)(B) and (c)(5) amended; division (c)(3)(C) added; Ord. 105-17, Eff. 6/25/2017. Divisions (c), (c)(2), (c)(4), (c)(6)(B), (c)(8), (c)(9)(E)-(F), (e)(2), (e)(2)(C), and (e)(2)(D) amended; former division (f) deleted; former division (g) redesignated as division (f); Ord. 145-18, Eff. 7/28/2018. Divisions (c)-(c) (2), (c)(3)(A)-(c)(5), (c)(8), (d), (e)(2), and (e)(2)(B) amended; Ord. 202-18, Eff. 9/10/2018. Division (c)(3)(C) amended; division (c)(3)(D) added; Ord. 111-21, Eff. 9/4/2021. CODIFICATION NOTE 1. Ordinance 71-14 included erroneously duplicated language in divisions (b) and (c) of this section. For clarity, the City Attorney removed the duplicative text when the ordinance was codified.

SEC. 210.4. M DISTRICTS: INDUSTRIAL.

M-1 Districts: Light Industrial. In general, the M-1 Districts are more suitable for smaller industries dependent upon truck transportation, while the M-2 Districts are more suitable for larger industries served by rail and water transportation and by large utility lines. In M-1 Districts, most industries are permitted, but some with particularly noxious characteristics are excluded. The permitted industries have certain requirements as to enclosure, screening, and minimum distance from Residential Districts. M-2 Districts: Heavy Industrial. These Districts are the least restricted as to use and are located at the eastern edge of the City, separated from residential and commercial areas. The heavier industries are permitted, with fewer requirements as to screening and enclosure than in M-1 Districts, but many of these uses are permitted only as conditional uses or at a considerable distance from Residential Districts. Most of the land zoned M-2 is controlled by the Port of San Francisco. Table 210.4 ZONING CONTROL TABLE FOR M DISTRICTS Table 210.4 ZONING CONTROL TABLE FOR M DISTRICTS Zoning Category § References M-1 M-2 BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits (See Height and Bulk Map for specific property information) §§ 102, 105, 106, 250-252, 260, 261, 270, Varies. See Height and Bulk District Maps. Front, Rear, and Side Setbacks §§ 130, 132, 133, 134 See Residential Standards. Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 Required. Street Frontage Requirements § 145.1 Not Required. Street Frontage, Required Ground Floor Commercial § 145.4 As specified in § 145.4, certain streets and districts are required to have "active commercial uses." Ground Floor Standards § 145.5 Ground floor spaces with a minimum clear ceiling height of 15 feet required. Street Frontage, Parking and Loading Access Restrictions § 155(r) As specified in § 155(r). Artworks and Recognition of Artists and Architects § 429 Not Required. Miscellaneous Large Project Review §§ 121.5, 253 None. Planned Unit Development § 304 C C Awnings, Canopy or Marquee §§ 136, 136.1 P P Signs § 607 As permitted by Section § 607. RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit] §§ 135, 136 At least 36 square feet if private, and 48 square feet per Dwelling Unit if public. Residential Parking Requirements § 151.1 None required. P up to one space for every two units. C up to three spaces for every four units. NP above. Rear Yard Setback §§ 130, 134 25 percent of the total depth lot depth, but in no case less than 15 feet. Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C 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(4) P(4) Single Room Occupancy § 102 P P Student Housing § 102 P P Residential Uses Dwelling Unit Density (3) § 207 C at a density ratio not exceeding the number of dwelling units permitted in the nearest R District, with the distance to such R District measured from the midpoint of the front lot line or from a point directly across the street therefrom, whichever permits the greater density; provided, that the maximum density ratio shall in no case be less than one unit for each 800 feet of lot area. Any remaining fraction of one-half or more of the minimum amount of lot area per dwelling unit shall be adjusted upward to the next higher whole number of dwelling units. NP above. 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.

Source: SF Municipal Code PDF (amlegal)URL: https://codelibrary.amlegal.com/codes/san_francisco/latest/sf_planning/0-0-0-1Fetched: 7/4/2026