SEC. 752. NCT-3 – MODERATE-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
(a) NCT-3 Districts are walkable and transit-oriented moderate- to high-density mixed-use neighborhoods of varying scale concentrated near transit services. The NCT-3 Districts are
mixed use districts that support neighborhood-serving Commercial Uses on lower floors and housing above. These districts are well-served by public transit and aim to maximize residential
and commercial opportunities on or near major transit services. The district’s form can be either linear along transit-priority corridors, concentric around transit stations, or broader areas
where transit services criss-cross the neighborhood. Housing density is limited not by lot area, but by the regulations on the built envelope of buildings, including height, bulk, setbacks, and
lot coverage, and standards for Residential Uses, including open space and exposure, and urban design guidelines. Residential parking is not required and generally limited. Commercial
establishments are discouraged or prohibited from building accessory off-street parking in order to preserve the pedestrian-oriented character of the district and prevent attracting auto
traffic. There are prohibitions on access (i.e. driveways, garage entries) to off-street parking and loading on critical stretches of NC and transit streets to preserve and enhance the
pedestrian-oriented character and transit function.
(b) NCT-3 Districts are intended in most cases to offer a wide variety of comparison and specialty goods and services to a population greater than the immediate neighborhood,
additionally providing convenience goods and services to the surrounding neighborhoods. NCT-3 Districts include some of the longest linear commercial streets in the City, some of which
have continuous retail development for many blocks. Large-scale lots and buildings and wide streets distinguish the districts from smaller-scaled commercial streets, although the districts
may include small as well as moderately scaled lots. Buildings may range in height, with height limits varying from four to eight stories.
(c) NCT-3 building standards permit moderately large Commercial Uses and buildings. Rear yards are protected at residential levels.
(d) A diversified commercial environment is encouraged for the NCT-3 District, and a wide variety of uses are permitted with special emphasis on neighborhood-serving businesses.
Financial service uses generally are permitted with certain limitations at the first and second stories. Auto-oriented uses are somewhat restricted. Other retail businesses, personal services
and offices are permitted at all stories of new buildings. Limited storage and administrative service activities are permitted with some restrictions.
(e) Housing development in new buildings is encouraged above the second story. Accessory Dwelling Units are permitted.
Table 752. MODERATE-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
NCT-3
ZONING CONTROL TABLE
NCT-3
Zoning Category
§ References
Controls
BUILDING STANDARDS
NCT-3
Zoning Category
§ References
Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits.
§§ 102, 105, 106,
250–252, 260 ,
263.19, 261.1, 270,
270.3 , 271. See also
Height and Bulk
District Maps
Varies. See Height and Bulk Map Sheets
HT02 and HT07 for more information.
Height sculpting required on Alleys per §
261.1.
5 Foot Height Bonus for Active
Ground Floor Uses
§ 263.20
P
Rear Yard
§§ 130, 134, 134(a)
(e), 136
Required at the lowest Story containing a
Dwelling Unit, and at each succeeding level
or Story of the Building: 25% of lot depth,
but in no case less than 15 feet
Front Setback and Side Yard
§§ 130, 131, 132,
Generally not required; however, if the
existing sidewalk does not meet the
recommended width required by the Better
Streets Plan, a front setback shall be
provided so that, when combined with the
existing sidewalk, the total distance from
the curb to the building frontage meets or
exceeds the required recommended width
under the Better Streets Plan. This setback
is required only up to 15 feet above street
grade. See § 132(e).
Street Frontage and Public Realm
Streetscape and Pedestrian
Improvements
§ 138.1
Required
Street Frontage Requirements
§ 145.1
Required; controls apply to above-grade
parking setbacks, parking and loading
entrances, active uses, ground floor ceiling
height, street-facing ground-level spaces,
transparency and fenestration, and gates,
railings, and grillwork. Exceptions
permitted for historic buildings.
Ground Floor Commercial
§ 145.4
Required on certain streets, see § 145.4 for
more information.
Vehicular Access Restrictions
§ 155(r)
Prohibited on Market Street, Church Street,
and Mission Street. C required on Duboce
Street, Haight Street
Miscellaneous
Lot Size (Per Development)
§§ 102, 121.1
P(11)
Planned Unit Development
§ 304
C
Awning, Canopy or Marquee
§ 136.1
P
Signs
§§ 262, 602- 604,
607, 607.1, 608, 609
As permitted by § 607.1
General Advertising Signs
§§ 262, 602, 604,
608, 609, 610, 611
NP
Design Guidelines and Standards
General Plan
Commerce and
Industry Element
Subject to the Urban Design Guidelines,
Citywide Design Standards, and any other
applicable design guidelines that have been
approved by the Planning Commission.
Housing Choice-SF
§ 206.10
Form-based density, additional height, and
other zoning modifications for eligible
projects in the R-4 Height and Bulk District.
Zoning Category
§ References
Controls
RESIDENTIAL STANDARDS AND USES
Zoning Category
§ References
Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling
Unit]
§§ 135, 136
80 square feet if private, or 100 square feet
if common, or the amount of open space
required in the nearest Residential District,
whichever is less.
Off-Street Parking Requirements
§§ 145.1, 150,
151.1, 153 - 156,
166, 204.5
Car parking not required. P up to 0.5 spaces
per Dwelling Unit; C up to 0.75 spaces per
Dwelling Unit. Not permitted above .75
spaces per Dwelling Unit. Bike parking
required per § 155.2. If car parking is
provided, car share spaces are required
when a project has 50 units or more per §
166.
Dwelling Unit Mix
§ 207.6
Generally required for creation of five or
more Dwelling Units. 40% of Dwelling
Units shall contain at least two; or no less
than 30% of the total number of proposed
Dwelling Units shall contain at least three
bedrooms.
Use Characteristics
Intermediate Length Occupancy
§§ 102; 202.10
P(7)
Single Room Occupancy
§ 102
P
Student Housing
§ 102
P
Residential Uses
Controls By Story
1st
2nd
3rd+
Residential Uses
§ 102
P(1)
P
P
Accessory Dwelling Unit
§§ 102, 207.1, 207.2
P per Planning Code Sections 207.1 and
207.2.
Dwelling Units, Senior Housing,
and Group Housing, Generally
§ 102, 202.2(f), 207,
Form-Based Density.
Minimum Dwelling Unit Densities,
if Applicable
§ 207.9
Varies depending on project location, but
generally ranges between 50 and 100
dwelling units per acre.
Maximum Dwelling Unit Size
§§ 207.10, 317
P up to 4,000 square feet of Gross Floor
Area or an equivalent Floor Area Ratio for
any individual Dwelling Unit of 1.2:1. C for
Dwelling Units that exceed the greater of
those thresholds.
Loss of Dwelling Units:
Conversion, Demolition, or Merger
of Dwelling Units, including
Residential Flats
§ 317
C
Division of Dwelling Units
§ 207.8
Division of existing Dwelling Units P per §
207.8
Zoning Category
§ References
Controls
NON-RESIDENTIAL STANDARDS AND USES
Zoning Category
§ References
Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio
§§ 102, 123, 124 ,
207.9
3.6 to 1 4 For Office Uses minimum
intensities may apply pursuant to § 207.9.
Use Size
§§ 102, 121.2
P up to 6,000 square feet; C 6,001 square
feet and above
Off-Street Parking Requirements
§§ 145.1, 150,
151.1, 153 - 156,
166, 204.5
Car parking not required. Limits set forth in
Section 151.1. Bike parking required per
Section 155.2. Car share spaces required
when a project has 25 or more parking
spaces per § 166.
Off-Street Freight Loading
§§ 150, 152, 153 -
155, 161, 204.5
None required if gross floor area is less
than 10,000 square feet. Exceptions
permitted per §§ 155 and 161.
Commercial Use Characteristics
Drive-up Facility
§ 102
NP
Formula Retail
§§ 102, 303.1
C
Hours of Operation
§ 102
No Limit
Maritime Use
§ 102
NP
Open Air Sales
§§ 102, 703(b)
See § 703(b)
Outdoor Activity Area
§§ 102, 145.2, 202.2
P if located in front or it complies with
Section 202.2(a)(7); C if located elsewhere.
Walk-up Facility
§ 102
P
Controls by Story
1st
2nd
3rd+
Uses in Historic Buildings
Historic Buildings
§ 202.11
In Historic Buildings, Uses listed below as
NP are C and Uses listed below as C are P,
except for certain Uses and areas as
specified in § 202.11 (13).
Agricultural Use Category
Agriculture, Industrial
§§ 102, 202.2(c)
NP
NP
NP
Agriculture, Large Scale Urban
§§ 102, 202.2(c)
C
C
C
Agriculture, Neighborhood
§§ 102, 202.2(c)
P
P
P
Automotive Use Category
Automotive Uses*
§§ 102, 187.1,
202.2(b)
C
NP
NP
Automotive Repair
§ 102
C
C
NP
Electric Vehicle Charging Location
§§ 102, 202.2(b),
202.13
C(10)2
C(10)
C(10)
Fleet Charging
§ 102
C
C
C
Parking Garage, Private
§ 102
C
C
C
Parking Garage, Public
§ 102
C
C
C
Parking Lot, Private
§§ 102, 142, 156
C
C
C
Parking Lot, Public
§§ 102, 142, 156
C
C
C
Service, Motor Vehicle Tow
§ 102
NP
NP
NP
Service, Parcel Delivery
§ 102
NP
NP
NP
Vehicle Storage Garage
§ 102
NP
NP
NP
Vehicle Storage Lot
§ 102
NP
NP
NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and
Recreation Uses*
§ 102
NP
NP
NP
Arts Activities
§ 102
P(6)
P
P
Entertainment, General
§ 102
P
P
NP
Entertainment, Nighttime
§ 102
P
P
NP
Movie Theater
§§ 102, 202.4
P
P
P
Open Recreation Area
§ 102
C
C
C
Passive Outdoor Recreation
§ 102
C
C
C
Industrial Use Category
Industrial Uses
§§ 102, 202.2(d)
NP
NP
NP
Institutional Use Category
Institutional Uses*
§ 102
P
P
P
Community Facility
§ 102
P
P
P
Hospital
§ 102
C
C
C
Medical Cannabis Dispensary**
§§ 102, 202.2(e)
DR
DR
NP
Public Facilities
§ 102
P
P
P
Social Service or Philanthropic
Facility
§ 102
P
P
P
Sales and Service Use Category
Retail Sales and Service Uses*
§§ 102, 202.2(a),
202.3 , 202.5
P
P
P
Adult Business
§ 102
C
C
NP
Adult Sex Venue
§ 102
C(9)
C(9)
NP(9)1
Animal Hospital
§ 102
P
P
NP
Bar
§§ 102, 202.2(a)
P
P
NP
Cannabis Retail
§§ 102, 202.2(a)
C
C
NP
Flexible Retail
§§ 102, 202.9
P
NP
NP
Hotel
§ 102
C
C
C
Kennel
§ 102
C
C
NP
Liquor Store
§ 102
C(5)
NP
NP
Massage Establishment
§§ 102, 204, 303(n),
P
C(8)
NP(8)
Massage, Foot/Chair
§ 102
P
C
NP
Mortuary
§ 102
C
C
C
Motel
§§ 102, 202.2(a)
NP
NP
NP
Restaurant
§§ 102, 202.2(a)
P
P
NP
Restaurant, Limited
§§ 102, 202.2(a)
P
P
NP
Services, Financial
§ 102
P
P
NP
Services, Fringe Financial
§ 102
NP(2)
NP(2)
NP(2)
Services, Limited Financial
§ 102
P(3)
P
NP
Services, Retail Professional
§ 102
P
P
P
Storage, Self
§ 102
C
C
C
Tobacco Paraphernalia
Establishment
§ 102
C
NP
NP
Trade Shop
§ 102
P
C
C
Non-Retail Sales and Service*
§ 102
NP
NP
NP
Catering
§ 102
P(12)3
NP
NP
Design Professional
§ 102
P(3)
P
P
Service, Non-Retail Professional
§ 102
C
P
C
Storage, Commercial
§ 102
C
C
C
Trade Office
§ 102
P(3)
P
P
Utility and Infrastructure Use Category
Utility and Infrastructure*
§ 102
C(4)
C(4)
C(4)
Power Plant
§ 102
NP
NP
NP
Public Utilities Yard
§ 102
NP
NP
NP
* Not listed below
(1) C required for ground floor residential use when street frontage is listed in Section 145.4(b).
(2) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD)
Boundaries: The FFSRUD and its 1/4 mile buffer includes, but is not limited to, the NCT-3 Neighborhood
Commercial District.
Controls: Fringe Financial Services are NP within any FFSRUD and its 1/4 mile buffer pursuant to
Section 249.35. Outside any FFSRUD and its 1/4 mile buffer, Fringe Financial Services are P subject to
the restrictions set forth in Section 249.35(c)(3).
(3) CU FOR LIMITED FINANCIAL SERVICE AND OTHER USES
Boundaries: Applicable only for the parcels zoned NCT-3 on Market Street West of Octavia Boulevard.
Controls: A Conditional Use authorization is required for a Limited Financial Service, Design
Professional, and Trade Office uses on the 1st story.
(4) C if a Macro WTS Facility; P if a Micro WTS Facility.
(5) Liquor Stores operating only with a Type 20 ABC License (Beer and Wine sale only) are exempt
from Conditional Use authorization and Principally Permitted.
(6) Arts Activities in the NCT-3 District are considered to be “active uses.” as defined in Section 145.4 of
this Code.
(7) C for buildings with 10 or more Dwelling Units.
(8) P if accessory to a Hotel, Personal Service or Health Service.
(9)1 P for parcels with frontage on Market Street, Howard Street, South Van Ness Avenue, or Mission
Street.
(10)2 P where existing use is any Automotive Use.
(11) C for 10,000 square feet and above if located within the Priority Equity Geographies Special Use
District established under Section 249.97.
(12)3 A Catering Use in this district may not distribute or deliver individual meals to customers directly
from the lot, either by its own means, or through a third-party delivery service.
(13) The controls for Historic Buildings modified by Section 202.11 do not apply in portions of the NC-1
District that are located both in the area bounded by Valencia, 13th, Harrison, and Cesar Chavez Streets
and in the Calle 24 Special Use District, for the following Uses: Adult Business, Adult Sex Venue, Bar,
Chair and Foot Massage, Cannabis Retail, Electric Vehicle Charging Location, Fleet Charging, Fringe
Financial Service, Gym, Hotel, Laboratory, Life Science, Liquor Store, Massage Establishment, Nighttime
Entertainment, Office, Private Community Facility, Restaurant, and Tobacco Paraphernalia Establishment,
and all Uses within the Industrial Use category other than Agricultural and Beverage Processing 1 and
Light Manufacturing.
(Added by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 202-18, File No.
180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 285-18, File No. 180806, App. 12/7/2018, Eff. 1/7/2019; Ord. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 182-
19, File No. 190248, App. 8/9/2019, Eff. 9/9/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Proposition H, 11/3/2020, Eff. 12/18/2020; Ord. 136-21, File No.
210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 233-21, File No. 210381, App. 12/22/2021, Eff. 1/22/2022; Ord. 37-22, File No. 211263, App. 3/14/2022, Eff. 4/14/2022; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 190-22,
File No. 220036, App. 9/16/2022, Eff. 10/17/2022; Ord. 264-22, File No. 220811, App. 12/22/2022, Eff. 1/22/2023; Ord. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord. 249-23, File No. 230701, App. 12/14/2023, Eff.
1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff. 10/6/2025; Ord. 245-25, File No. 250701, App.
12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026; Ord. 1-26, File No. 250385, App. 1/8/2026, Eff. 2/8/2026 Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026)
AMENDMENT HISTORY
Zoning Control Table amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table amended; Ord. 202-18, Eff. 9/10/2018. Zoning Control Table amended; Ord. 277-18, Eff.
12/21/2018. Zoning Control Table amended; Notes (5) and (6) added; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Introductory material designated as divisions (a)-(e); divisions (a) and (c)-(e) and
Zoning Control Table amended; Notes (5) and (6) replaced; Ord. 182-19, Eff. 9/9/2019. Zoning Control Table and Note (2) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (7) added; Ord. 78-20, Eff. 6/22/2020.
Division (d), Zoning Control Table, and Note (3) amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table and Note (2) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (8) added; Ord. 233-21, Eff.
1/22/2022. Zoning Control Table and Note (8) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Note (9)1 added; Ord. 75-22 , Eff. 6/13/2022. Zoning Control Table amended; Note (10)2 added; Ord. 190-22 , Eff.
10/17/2022. Zoning Control Table amended; Ord. 264-22 , Eff. 1/22/2023. Zoning Control Table amended; Note (11) added; Ord. 248-23 , Eff. 1/14/2024. Zoning Control Table amended; Note (12)3 added; Ord. 249-23 , Eff. 1/14/2024. Zoning
Control Table amended; Ord. 33-24 , Eff. 3/23/2024. Undesignated introductory material and Zoning Control Table amended; Ord. 62-24 , Eff. 4/28/2024. Zoning Control Table amended; Ord. 173-25; Eff. 10/6/2025. Division (e), Zoning Control
Table, and Note (1) amended; Ord. 245-25 , Eff. 1/12/2026. Zoning Control Table amended; Ord. 1-26 , Eff. 2/8/2026. Zoning Control Table amended; Note (13) added; Ord. 37-26 , Eff. 4/11/2026.
CODIFICATION NOTES
1. Note (9) was originally designated as Note (8) when added by Ord. 75-22. It was redesignated by the editor to avoid conflict with the existing Note (8) added by Ord. 233-21.
2. Note “(10)” is referenced as “(8)” in Ord. 190-22. The note was redesignated by the codifier because two notes designated as “(8)” previously had been added to this section by Ord. 233-21 and Ord. 75-22.
3. Note “(12)” is referenced as “(11)” in Ord. 249-23. The note was redesignated by the codifier because a note designated as “(11)” previously had been added to this section by Ord. 248-23.
4. So in Ord. 245-25.
**Editor’s Note:
Ordinance 186-17, effective October 15, 2017, requires that “No more than three MCDs shall be permitted at any given time within the boundaries of Supervisorial District 11.”