SEC. 740. MISSION BERNAL NEIGHBORHOOD COMMERCIAL DISTRICT.
The Mission Bernal Neighborhood Commercial District is located along Mission Street between Cesar Chavez and Randall Streets. It is a linear district located along a heavily trafficked
thoroughfare which also serves as a major transit route. In addition to providing convenience goods and services to the surrounding neighborhood, the District offers a wide variety of
comparison and specialty goods and services to a population greater than the immediate neighborhood.
The building standards permit moderately large commercial uses and buildings. Rear yards are protected at residential levels.
A diversified commercial environment is encouraged for the District, and a wide variety of uses are permitted with special emphasis on neighborhood-serving businesses. Financial
service, and certain auto uses generally are permitted with certain limitations at the first and second stories. 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.
Housing development in new buildings is encouraged above the second story. Existing residential units are protected by limitations on demolitions and upper-story conversions.
Accessory Dwelling Units are permitted within the District pursuant to Sections 207.1 and 207.2 of this Code.
Table 740. MISSION BERNAL NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL
TABLE
Table 740. MISSION BERNAL NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL
TABLE
Mission Bernal NCD
Zoning Category
§ References
Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits
§§ 102, 105, 106,
250–252, 260,
261.1, 270, 271. See
also Height and
Bulk District Maps
Varies, but generally 40-X. See Height
and Bulk Map Sheets HT07and HT11 for
more information. Height sculpting
required on Alleys per § 261.1.
5 Foot Height Bonus for Active
Ground Floor Uses
§ 263.20
P in some districts
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.
(6) 1
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 some streets, see § 145.4 for
specific districts.
Vehicular Access Restrictions
§ 155(r)
Restricted on some streets, see § 155(r)
for specific districts
Miscellaneous
Planned Unit Development
§ 304
C
Awning
§§ 102, 136
P
Canopy or Marquee
§§ 102, 136
P
Signs
§§ 262, 602-604,
607, 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.
Zoning Category
§ References
Controls
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, 161,
166, 204.5
No car parking required. Maximum
permitted per § 151.1 . 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
§ 207.7
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
Single Room Occupancy
§ 102
P
Student Housing
§ 102
P
Residential Uses
Controls by Story
1st
2nd
3rd+
Residential Uses
§ 102
P
P
P
Accessory Dwelling Unit
§§ 102, 207.1, 207.2
P per Planning Code §§ 207.1 and 207.2.
Dwelling Unit Density, General
§§ 102, 207
1 unit per 600 square foot lot area, or the
density permitted in the nearest R
District, whichever is greater.
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
1 bedroom per 210 square foot lot area,
or the density permitted in the nearest R
District, whichever is greater.
Homeless Shelter Density
§§ 102, 208
Density limits regulated by the
Administrative Code
Senior Housing Density
§§ 102, 202.2(f),
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(1)
Zoning Category
§ References
Controls
Zoning Category
§ References
Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio
§§ 102, 123, 124 ,
207.9
3.6 to 1. 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, 161,
166, 204.5
No car parking required. Maximum
permitted per § 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(a),
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
NON-RESIDENTIAL USES
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, 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(6)2
C(6)
C(6)
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
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
NP
NP
NP
Institutional Use Category
Institutional Uses*
§ 102
P
P
P
Community Facility
§ 102
P
P
P
Hospital
§ 102
C
C
C
Job Training
§ 102
P
P
P
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
C
NP
Animal Hospital
§ 102
P
P
NP
Bar
§§ 102, 202.2(a)
P(3)
P) 1
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
NP
NP
NP
Massage Establishment
§§ 102, 204, 303(n),
P
C(5)
NP(5)
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
Retail Sales and Service, General
§ 102
P
P
P
Services, Financial
§ 102
P
P
NP
Services, Fringe Financial
§ 102
P(3)
NP
NP
Services, Limited Financial
§ 102
P
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
Design Professional
§ 102
P
P
P
Service, Non-Retail Professional
§ 102
C
P
C
Storage, Commercial
§ 102
C
C
C
Trade Office
§ 102
P
P
P
Utility and Infrastructure Use Category
Utility and Infrastructure*
§ 102
C(2)
C(4)
C(4)
Power Plant
§ 102
NP
NP
NP
Public Utilities Yard
§ 102
NP
NP
NP
* Not listed below
(1) THIRD FLOOR RESIDENTIAL CONVERSION:
Boundaries: Applicable to the Mission Bernal NCD
Controls: A Residential Use may be converted to an Institutional Use, other than a Medical Cannabis
Dispensary, as a Conditional Use on the third story and above if in addition to the criteria set forth in §
317, the Commission finds that:
(a) The structure in which the Residential Use is to be converted has been found eligible for listing on
the National Register of Historic Places;
(b) The proposed use is to be operated by a nonprofit public benefit corporation; and
(c) No legally residing residential tenants will be displaced.
(2) [Note deleted.]
(3) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT. Fringe Financial Services are NP
within any FFSRUD and its one-quarter mile buffer pursuant to Section 249.35. Outside any FFSRUD and
its one-quarter mile buffer, Fringe Financial Services are P subject to the restrictions set forth in Section
249.35(c)(3).
(4) C if a Macro WTS Facility; P if a Micro WTS Facility.
(5) P if accessory to a Hotel, Personal Service or Health Service.
(6)2 P where existing use is any Automotive Use.
(Added by Ord. 7-20, File No. 191260, App. 1/31/2020, Eff. 3/2/2020; amended by 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)
(Former Sec. 740 added by Ord. 175-12 , File No. 120241, App. 8/7/2012, Eff. 9/6/2012; amended by 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. 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. 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. 100-17, File No. 170466, App. 5/19/2017, Eff. 6/18/2017; Ord. 130-17, File No. 170204, App. 6/30/2017, Eff. 7/30/2017; repealed by Ord. 229-17, File No. 171041, App. 12/6/2017, Eff.
1/5/2018)
AMENDMENT HISTORY
Introductory material and Zoning Control Table amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (5) added; Ord. 233-21, Eff. 1/22/2022.
Zoning Control Table and Note (5) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (6)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; Note (2) deleted; 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. 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; Ord. 37-26 , Eff. 4/11/2026.
CODIFICATION NOTES
1. So in Ord. 7-20.
2. Note “(6)” is referenced as “(5)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(5)” previously had been added to this section by Ord. 233-21.