FILE NO. 190594
AMENDED IN BOARD
9/3/2019
ORDINANCE NO.
[Planning Code - Reorganization of Chinatown Mixed Use Districts]
208-19
Ordinance amending the Planning Code to revise the zoning control tables of the
Chinatown Mixed Use Districts to make them consistent with those in Articles 2 and 7,
to apply the use definitions in Section 102, to set an abandonment period for use size
maximums, and to allow General Entertainment and Nighttime Entertainment Uses with
conditional use authorization; affirming the Planning Department's determination
under the California Environmental Quality Act; making findings of consistency with
the General Plan, and the eight priority policies of Planning Code, Section 101.1; and
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adopting findings of public necessity; convenience; and welfare under Planning Code,
Section 302.
NOTE:
Unchanged Code text and uncodified text are in plain Arial font.
Additions to Codes are in single-underline italics Times New Roman font.
Deletions to Codes are in strikethrough italics Times ~Vew Roman font.
Board amendment additions are in double-underlined Arial font.
Board amendment deletions are in strikethrough /\rial font.
Asterisks (* * * *) indicate the omission of unchanged Code
subsections or parts of tables.
Be it ordained by the People of the City and County of San Francisco:
Section 1. Findings.
(a)
The Planning Department has determined that the actions contemplated in this
ordinance comply with the California Environmental Quality Act (California Public Resources
Code Sections 21000 et seq.). Said determination is on file with the Clerk of the Board of
Supervisors in File No. 190594 and is incorporated herein by reference. The Board affirms
this determination.
Planning Commission
BOARD OF SUPERVISORS
Page 1
(b)
On May 9, 2019, the Planning Commission, in Resolution No. 20449, adopted
findings that the actions contemplated in this ordinance are consistent, on balance, with the
City's General Plan and eight priority policies of Planning Code Section 101.1. The Board
adopts these findings as its own. A copy of said Resolution is on file with the Clerk of the
Board of Supervisors in File No. 190594, and is incorporated herein by reference.
(c)
Pursuant to Planning Code Section 302, the Board of Supervisors finds that this
ordinance will serve the public necessity, convenience, and welfare for the reasons stated in
Planning Commission Resolution No. 20449.
Section 2. The Planning Code is hereby amended by revising Sections 102, 121.4,
134.1, 201, 249.25, 249.66, 263.12, 803, 803.2, 809, 810, 811, and 812, to read as follows:
SEC. 102. DEFINITIONS.
Accessory Use. A related minor Use that is either necessary to the operation or enjoyment of
a lawful Principal Use or Conditional Use, or appropriate, incidental, and subordinate to any
such use, and is located on the same lot. Accessory Uses are regulated by Sections 204
through 204.5 and Sections 703(d), 803.2(b)(l)(C), 803.2(d), 803.3(b)(1 )(C), and 825(c)(1 )(C)
of this Code.
* * * *
Conditional (or Conditionally Permitted) Use. Conditional Use allows the Planning
Commission to consider uses or projects that may be necessary or desirable in a particular
neighborhood, but which are not allowed as a matter of right within a particular zoning district.
Whether a use is conditional in a given district is indicated in this Code. Sections of this Code
that govern Conditional Uses include, but are not limited to Sections 178, 179, 303, and
303.1.
* * * *
Planning Commission
BOARD OF SUPERVISORS
Page 2
SEC. 121.4. NON-RESIDENTIAL USE SIZE LIMITS IN MIXED USE DISTRICTS.
In order to protect and maintain small scale use within an historically significant area
and to conserve neighborhood-serving uses in Chinatown, eCommercial uUses which exceed
the use size limits up to the maximum limits stated in the table below shall be permitted only
as eConditional uUses subject to the provisions set forth in Section 303 of this Code. The use
area shall be measured as the gGross JEloor eAJea for each individual commercial use.
Individual eCommercial uUses above the use size maximum below lifn# shall not be permitted,,;;;
a-00 Further. any space that exceeds the use size maximum below shall be deemed abandoned with any
change of use or if no business has been operational for a period of three years or more, except the
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maximum use size shall not be deemed abandoned if the change of use is for a Legacy
Business or Institutional Use. or if a Legacy Business or Institutional Use occupies the non-
conformina soace after such three vear oeriod
District
Chinatown Visitor
Chinatown Residential Neighborhood
Commercial
Chinatown Community Business
Use Size Maximum
5,000 sq. ft.
4,000 sq. ft.
Nene No Maximum
Use Size Limit
2,500 sq. ft.
2,500 sq. ft.
5,000 sq. ft.
In the Chinatown Visitor Retail District, the YY:.se &~ize limit shall not apply to a
Restaurant.
SEC. 134.1. SITE COVERAGE IN CHINATOWJ\TMIXED USE DISTRICTS
CHI1\G4TOWN.
In the Chinatown Community Business District, Chinatown Visitor Retail District and the
Chinatown Residential Neighborhood Commercial District at the lowest level occupied for
dwelling, the site coverage shall be no more than 75% percent. The noncovered area
requirement may be provided in a location other than the rear yard including balconies and
Planning Commission
BOARD OF SUPERVISORS
Page 3
rooftop terraces if the new structure does not significantly impede the access of light and air to
adjacent properties, as determined by the Zoning Administrator.
Factors to be considered in such determination shall include, but shall not be limited to:
preservation of light and air to existing windows and openings in the vicinity; usability of the
noncovered space for residential open space purposes; and sun access to the noncovered
space and adjacent sidewalks.
SEC. 201. CLASSES OF USE DISTRICTS.
In order to carry out the purposes and provisions of this Code, the City is hereby
divided into the following classes of use districts:
* * * *
Chinatown Mixed Use Districts
(Also see Sec. 802.3)
CCB
Chinatown Community Business District (Defined in Sec. 810:-1-)
CR/NC Chinatown Residential/Neighborhood Commercial District (Defined in Sec. 812:-1-)
CVR
Chinatown Visitor Retail District (Defined in Sec. 811:-1-)
* * * *
SEC. 249.25. JACKSON SQUARE SPECIAL USE DISTRICT.
* * * *
(b)
Controls.
( 1)
General. The provisions of the C-2 use district as established in Section
210.2 and applicable provisions of the Washington-Broadway Special Use Districts (Section
239), and the Chinatown Community Business District (Section 810:-1-), shall prevail except as
provided in paragraphs (2) and (3) below.
* * * *
SEC. 249.66. CHINATOWN TRANSIT STATION SPECIAL USE DISTRICT.
Planning Commission
BOARD OF SUPERVISORS
Page4
(a)
Purpose. In order to facilitate the construction of the Central Subway, the
extension of the Third Street Light Rail Line from the Caltrain Terminal at 4th Street and King
Street to an underground station in Chinatown, there shall be a Chinatown Transit Station
Special Use District consisting of Lot 1, of Assessor's Block 0211, as designated on Sectional
Map SU01 of the Zoning Map of the City and County of San Francisco.
(b)
Special Controls. The following controls apply to projects within the special use
district and to any subsequent alterations or changes in use in a building approved under this
Section.
fl-) All otherwise applicable provisions of the Planning Code shall apply to this Special
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Use District with the exception of Sections 312, and 317 and 812.39(b).
SEC. 263.12. SPECIAL HEIGHT EXCEPTIONS: PORTION OF CHINATOWN
RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT.
(a)
General. In the 65N-85N Height and Bulk District, as designated on Sectional
Map No. 1 H of the Zoning Map, located within the boundaries of the Chinatown Residential
Neighborhood Commercial District, height exceptions may be approved above the 65-foot
base height to a maximum of 85 feet, in accordance with the conditional use procedures and
criteria provided in Section 303 of this Code and with the criteria and conditions set forth in
&~ubsection (c) below.
(1)
When the developer of housing (a dDwelling uUnit or gGroup hHousing)
agrees to construct 25% percent of the total units of a housing or mixed use development for
persons and families of moderate middle income as defined in Section 401 313.1(12) and such
units shall remain affordable to such households for 30 years.
(2)
When the developer of housing agrees to construct 10% percent of the
total units of a housing or mixed use development for persons or families of low income as
Planning Commission
BOARD OF SUPERVISORS
Page 5
defined in Section 401 313.1(13) and such units shall remain affordable to such households for
30 years.
(3)
When floor area at least equal to that permitted above the 65-foot base
height will be occupied by medical or social services primarily directed to low-income persons
or families and provision of space for such services is included in an approved Institutional
Master Plan pursuant to Section 304.5 of this Code.
(b)
Findings and Purposes. In this district, heights higher than 65 feet would
encourage the construction of additional low-rent dwellings to serve housing and other needs
in the City, or provision of services to low-income households provided that the structure does
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not adversely affect a building identified as having individual architectural and historical
significance and is designed to reduce shadows on public sidewalks and parks, to reduce
adverse wind impacts to adjacent uses, to provide an appropriate height transition to adjacent
higher or lower buildings, and to otherwise satisfy 8§'.Ubsection (c) below and the conditional
use criteria of this Code, and would benefit the public.
(c)
Conditions.
( 1)
The b#y Planning Commission shall impose conditions on the approval of
additional height pursuant to this subsection {fl to mitigate the impact that such height may
have on adjacent uses and property and to assure the enforceability and enforcement of
housing affordability and use provisions, which shall include, but need not be limited to, a
requirement that each housing unit of an approved structure remain affordable to households
of low or middle moderate income for a period of not less than 30 years from the date of the
first recording of a deed of trust provided that such unit is in conformity with 8§'.Ubsection ( c )(2)
below and Section 413 ~-
(2)
The permit applicant shall designate housing units, which may be above
or below the 65-foot base height limit, which shall be affordable to those households specified
Planning Commission
BOARD OF SUPERVISORS
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in S~ubsection (a). Prior to the issuance by the Superintendent Director of the Bureau Department
of Building Inspection (Superintendent) of a site or building permit to construct any designated
unit subject to this Section 263.12, the permit applicant shall notify the Director of Planning and
the Director of Property in writing whether the unit will be an owned or rental unit as defined in
Section J.1+.1401 of this Code.
(3)
Within 60 days after the issuance by the Director of the Department of
Building Inspection Superintendent of a site or building permit for construction of any unit
intended to be an owned unit, the Director of Planning shall notify the City Engineer in writing
identifying the intended owned unit, and the Director of Property shall appraise the fair market
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value of such unit as of the date of the appraisal, applying accepted valuation methods, and
deliver a written appraisal of the unit to the Director of Planning and the permit applicant. The
permit applicant shall supply all information to the Director of Property necessary to appraise
the unit, including all plans and specifications.
(4)
Each designated unit shall be subject to the provisions of Sectione 413
313(iJ and OJ of this Code. For purposes of this subsection {9- and the application of Sectione
413 313(iJ and OJ of this Code to designated units constructed pursuant to this subsection {9-,
the definitions set forth in Section~ 401and413 313(a)(2), (3), (4), (5), (6), (8), (9), (11), (12), (13),
(14), (16), (20), (21), (22J, (24J, (25J and (26) shall apply.
SEC. 803. MIXED USE DISTRICT REQUIREMENTS.
The Mixed Use District zoning control categories are listed in Sections 803.2, 803.3
and 825,..J. of this Code. Related building standards and permitted uses are generally stated,
summarized or cross-referenced in those Sections or in the zoning control tables for each Mixed
Use district Sections 810.1 through 819 and 827 through 843 o.fthis Code, for each ofthe dietrict
classes listed in Section 802.1, or referenced in Section 899 of this Code.
SEC. 803.2. USES PERMITTED IN CHINATOWN MIXED USE DISTRICTS.
Planning Commission
BOARD OF SUPERVISORS
Page 7
A Use is the specific purpose for ~which a property or building is blsed, occupied, maintained, or
leased. Whether or not a Use is permitted in a specific Chinatovm },{ixed Use District is set forth,
swnmarized, or cross referenced in Sections 810.1 throblgh 812. 96 o,fthis Code for each district class.
(a)
Use CategtJries. The uses, fimctions, or activities, that are permitted in each Chinatmvn
},{ixed [lse District class inclblde those listed in Table 803.2 belmF by zoning control categm)' and
numbered and cross re,ferenced to the Code Section containing the definition. Zoning Control Tables.
Each Chinatown Mixed Use District has a corresponding Zoning Control Table that details the basic
development standards and Use controls for the respective district. Zoning control tables are explained
in Section 202.1 of this Code. Permitted Uses, Conditionally Permitted Uses, and Uses that are not
permitted in the zoning districts described in this Section 803.2 are detailed in the corresponding
zoning control tables.
TABLE 803.2 USE CATEGORIES PERMITTED IN THE
CHINATO'NN MIXED USE DISTRICTS
Planning Commission
BOARD OF SUPERVISORS
Zoning Control Categories for Uses
Section lVumber
of' Use
Definition
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(b)
Use Limitations. Uses in Chinatown },{ixed Use Districts are either permitted,
conditional, accessory, temporary, or are notpermitted.
(1)
P~rmitted Uses in Enclosed Buildings. All p£ermitted and Conditionally
Permitted uUses in Chinatown Mixed Use Districts shall be conducted within an enclosed
building, unless otherwise specifically allowed in this Code. Exceptions from this requirement
are: accessory off-street parking and loading; uses which, when located outside of a building,
qualify as an eOutdoor -ad_ctivity -ad_rea, as defined in Section 890. 71 o.fthis Code; Neighborhood
Agriculture, as defined in Section 102 of this Code; Wireless Telecommunications Services
Facility, as defined in Section 102 ofthis Code; and uses which by their nature are to be
conducted in an open lot or outside a building, as described in Sections 890 through 890.140 of
this Code.
(c)
Multiple Uses in One Structure. If there are two or more uses in a structure and
none is classified under Section 803.2(d b}(l)-(b) of this Code as an -a4_ccessory Use, then each
of these uses will be considered separately as an independent permitted, conditional,
temporary, or not permitted use.
~4)
Principal Uses. Principal uses are permitted as o.friglzt in a Chinatown A{ixed
Use District, when so indicated in Sections 810.1 through 812. 96 of this Code for each district class.
(B)
Conditional Uses. Conditional uses are permitted in a Chinatown A1:ixed Use
District 1vhen authorized by the Planning Commission; whether a use is conditional in a gh:en district
is indicated in Sections 810 through 812. Conditional uses are sulrject to the provisions set forth in
Planning Commission
BOARD OF SUPERVISORS
Page 10
Section 303 ofthis Code. In the case offormula retail uses, the provisions o,fPlanning Code Section
303. l shall apply.
(i)
An establishment ~which sells beer and wine v.·ith motor v•ehiclefiwl is a
conditional use, and shall be governed by Section 229.
(ii)
Any use or feature which lawfitlly existed and vr•as permitted as a
principal or conditional use on the effective date of these controls which is not othenvise
nonconforming or noncomplying as defined in Section 180 of this Code, and which use or feature is not
permitted under this Article is deemed to be a permitted conditional use subject to the provisions of this
(iii)
i'lotrvithstanding any other provision of this Article, a change in use or
demolition ofa movie theater use, as set forth in Section 890. 64, shall require conditional use
authorization. This Subsection shall not authorize a change in use if the nC'rV use or uses are otherwise
prohibited.
(iv
]'fotwithstanding any other provision of this Article, a change in use or
demolition ofa general grocery store use, as set forth in Section 890.102(a) and as farther defined in
Section 790.102(a), ~which use exceeds 5, 000 gross square feet shall require conditional use
authorization. This Subsection shall not authorize a change in use if the nnv use or uses are othenvise
prohibited.
('v)
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 appro',,1ing installation of the garage, the
Planning Commission shallfind that:
Planning Commission
BOARD OF SUPERVISORS
Page 11
a.
the proposed garage opening/addition of&jfstreetparldng vvill
not cause the "remm,.al" or "conversion of residential unit, " as those terms are defined in Section 317 &j
this Code;
b.
the proposed garage opening/addition of&jf streetparldng '1Vill
not substantially decrease the livability· of a cfrvelling unit 1vithout increasing the floor area in a
commensurate amount;
c.
the building has not had two or more "no fault" evictions, as
defined in Section 3 7. 9(a) (7)
(13) of the San Francisco Administrative Code, with each eviction
associated with a separate unit(s_) 'r'v'ithin the past ten _y·ears, and
d.
the proposed garage/addition of &jf street parking installation is
consistent with the Priority· Policies ofSection 101.1 &}this Code.
Prior to the Planning Commission hearing, or prior to issuance &}notification under Section
311 (c)(2) af 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 vr·ith d. above.
(vi)
Large Scale Urban Agriculture, as defined in Section 102.35(b), shall
require conditional use authorization.
(ri. -G) Accessory Uses. Subject to the limitations set forth below and in Sections
204.1 (Accessory Uses for Dwelling Units in All R Districts), 204.4 (Dwelling Units Accessory to
Other Uses), and 204.5(Parking and Loading as Accessory Uses) of this Code, a related minor
use '1Vhich is either necessary to the operation or enjoyment ofa lawfitl Principal Use or Conditional
Use or is appropriate, incidental, and subordinate to any such use, an Accessory Use, as defined in
Section J 02, shall be permitted in Chinatown Mixed Use Districts as an Accessory Use when
located on the same lot. Any Use not qualified as an Accessory Use shall only be allowed as
Planning Commission
BOARD OF SUPERVISORS
Page 12
a Principal or Conditional Use, unless it qualifies as a temporary use under Sections 205
through 205.4 ~
of this Code.
No use in a Chinatown Mixed Use District will be considered accessory to a Principal
Use which involves or requires any of the following:
(1 i)
The use of more than one-third of the total floor area occupied by both
the Accessory Use and the Principal Use to which it is accessory, combined, except in the
case of accessory off-street parking;
(£ii) Any Bar or Restaurant, or any other retail establishment which serves
liquor for consumption on-site;
(1 iii) Any take-out food use, except for a take-out food use which occupies 100
square feet or less (including the area devoted to food preparation and service and excluding
storage and waiting areas) in a retail grocery or specialty food store;
(1. w) The wholesaling, manufacturing or processing of foods, goods, or
commodities on the premises of an establishment which does not also provide for primarily
retail sale of such foods, goods or commodities at the same location where such wholesaling,
manufacturing or processing takes place; however, Catering Uses that satisfy the limitations
set forth in Section 703(d)(3)(B) shall be permitted as an Accessory Use to Limited
Restaurants.,.
(1: +>)
Medical Cannabis Dispensaries as defined in Section 890.133.
(Q w) Any e-thef' General eg:ntertainment use, as defined in Section 890.37, except
for one that involves a Limited Live Performance Permit as set forth in Police Code Section
1060 et seq.
(Z wt) Cannabis Retail as defined in Section 890.125 ofthis Code.
Planning Commission
BOARD OF SUPERVISORS
Page 13
No part of this subsection (flt;) shall prohibit take-out food activity which operates in
conjunction with a Restaurant or Limited fast food ¥Restaurant,_ which A fast food restaurant, by
definition, includes take-out food as an accessory and necessary part of its operation.
(~ D) Temporary Uses. Uses not otherwise permitted are permitted in Chinatown
Mixed Use Districts to the extent authorized by Sections 205, 205.1, or 205.2 of this Code,
except that Temporary Cannabis Retail Uses shall not be permitted in Chinatown Mixed Use
Districts.
(f_-2)
Not Permitted Uses.
(1 A)
Uses which are not listed in this Article§. are not permitted in a Chinatown
1 O
Mixed Use District unless determined by the Zoning Administrator to be pEermitted ttUses in
accordance with Section 307(a) of this Code.
(£ B)
No use, even though listed as a pEermitted ttUse or otherwise allowed,
shall be permitted in a Chinatown Mixed Use District which, by reason of its nature or manner
of operation, creates conditions that are hazardous, noxious, or offensive through the
emission of odor, fumes, smoke, cinders, dust, gas, vibration, glare, refuse, water-carried
waste, or excessive noise.
(1 t;) The establishment of a use that sells alcoholic beverages, other than
beer and wine, concurrent with motor vehicle fuel is prohibited, and shall be governed by
Section 202@){1) .JJ9.
(1. D) No off-street parking garage installations or new curb cuts are permitted
on the alleyways in the Chinatown Mixed-Use Districts.
(g)
Other Chinatown Mixed Use District Provisions.
(1)
Garages in Existing Residential Buildings. Installing a garage in an existing
residential building o[(our or more units requires a mandatory discretionary review hearing bv the
Planning Commission
BOARD OF SUPERVISORS
Page 14
Planning Commission; Section 311 notice is required for a building o(less than (our units. In
approving installation of the garage, the Planning 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,·
{k)
the proposed garage opening/addition of off-street parldng will not
substantially decrease the livability ofa 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
1 O
37.9(a)(7) through (9) and (11) through (13) of the San Francisco Administrative Code, with each
eviction associated with a separate unit{s) within the past 10 years, and
(d)
the proposed garage/addition ofo([-street parldng 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), {k), and (c) above, which the Department shall independently verify. The Department
shall also have made a determination that the project complies with (d) above.
SEC. 809. GUIDE TO UNDERSTANDING THE DOWNTOWN RESIDENTIAL AND
EASTERN NEIGHBORHOODS MIXED USE DISTRICT ZONING CONTROLS.
The Downtown Residential and Eastern Neighborhoods Mixed Use District controls are set
forth in the Zoning Control Tables in Sections 813 and 814 810 through 818, and in Sections
825, 827 through 848 84-J or referenced in Section 899 of this Code.
* * * *
The following symbols are used in this table:
P - Permitted as a pJ:rincipal uUse.
Planning Commission
BOARD OF SUPERVISORS
Page 15
C - Permitted as a eConditional uUse, subject to the provisions set forth in this Code.
A blank space on the tables in Sections 810 tlirough 812 indicates that the use or feature is not
permitted ',vithin the Chinatown A1:ixed Use Districts. Unless a use or feature is permitted or required in
the Chinatovm A1:ixed Use Districts as set forth in the Zoning Control Tables or in tlwse sections
referenced in Section 899 of this Code, such use or feature is prohibited, unless determined by the
Zoning Administrator to be a permitted use.
NP - Not Permitted.
# - See specific provisions listed by section and zoning category number at the end of
the table.
1st - 1st story and below, where applicable.
2nd - 2nd story, where applicable.
3rd+ - 3rd story and above, where applicable.
SEC. 810. CHINATOWN COMMUNITY BUSINESS DISTRICT.
* * * *
Table 810
CHINATOWN COMMUNITY BUSINESS DISTRICT ZONING CONTROL TABLE
Chinatown Communitv Business
District
Zoning Categorv
Massin and Setbacks
Height and Bulk Limits.
5 Foot Height Bonus for Active Ground
Floor Uses
Planning Commission
BOARD OF SUPERVISORS
§ Re(erences
H 102.12. 105, 106,
250 - 252, { 254, 260,
263.4, 270, 271. See
also Height and Bulk
District Maps
s\' 263.20
Controls
40-X 50-N, 65-N, 65-A, 65-85-A. Pup to 35
feet; C above 35 feet. See Height and Bulk Map
for more information.
Not Permitted
Page 16
Rear Yard
§§ 130, 134, 134.1,
Sun Access Setbacks
§ 132.3
Front Setback and Side Yard
9§130, 131, 132, 133
Street FrontaP"e and Public Realm
Streetscaee and Pedestrian lmerovements
"'138.1
Street Frontage Requirements
1\ 145.1
Maximum Street Frontage [Qer buildingl
9 145.3
Ground Floor Commercial
§ 145.4
Vehicular Access Restrictions
§ll5Jrl
Miscellaneous
Lot Size (Per Develoementl
§121.3
Planned Unit Develoement
9 304
Awning, Canoe)!_, or Marquee
1\ 136.1
Signs
99 602 - 604, 607.2,
608.1, 608.2
General Advertising Signs
9§ 262, 602. 7, 604,
608, 609, 610, 611
Design Guidelines
General Plan
Commerce and
Industry_ Element
RESIDENTIAL STANDARDS AND USES
Develoement Standards
Usable Geen Seace [Per Dwelling Unitl
Planning Commission
BOARD OF SUPERVISORS
~\9 135, 136
No more than 75% o[)ot coverage at the lowest
level occueied by_ a dwelling. Location o[oeen
seace may_ be modiil_ed eer 9 13 4.1.
15 {J. at seeci-(j_ed heights
Not Required.
Required
Required
Pue to 50 &et; C required (pr more than 50 &et
Not Required
All allevwavs in the Chinatown Mixed Use
Districts; Broadway_ -(j:om the Embarcadero on
the east to Polk Street on the west; and
Columbus Avenue between Washington and
North Point Streets
Pue to 5, 000 sq_. ft.;
C 5,001 sq_. {J. & above Ol
Q.
E
As eermitted by_§ 607.2
NP
Subtect to the Urban Design Guidelines
48 sq_. {J.
Page 17
O(f:Street Parking, Residential
Dwelling Unit Mix
Use Characteristics
Sinf!le Room Occuvancv
Student Housinrr
Residential Uses
-
Residential Uses
Accessory_ Dwelling Unit Density_
Dwelling Unit DensitJ!.
Graue Housing DensitJ!.
Homeless Shelters Densif;J!.
Senior Housing DensitJ!.
Loss o[_Dwelling Units
-
Planning Commission
BOARD OF SUPERVISORS
§)~ 145.1, 150, 151.1,
153 - 156, 166, 204.5
() 207.6
6102
5102
-
i~~ 135, 136
I 02, 207(cLC4L
§ 207
i§ 208, 890.88(bL
§§ 102, 208
ii 102, 202.2(fJ., 207
-
P U[!_ to one car (pr each two Dwelling Units; C
U[!_ to . 7 5 cars (pr each Dwelling Unit, subiect to
the criteria and erocedures o[_Section 151.1 (eL;
NP above 0. 7 5 cars (pr each Dwelling Unit
§ 303(14 C2L
Not A1212licable
p
p
Controls by_ Story_
1st
2nd
3rd
E_
I
E_
I
E_
Accessory_ Dwelling Units are 12ermitted to be
,
,
.,7.
• ,.
•11•
cunstructea wtuun an extsttng uuttutng zunea
_(pr residential use or within an existing and
authorized auxiliary_ structure on the same lot,
12rovided that it does not eliminate or reduce a
ground-story_ retail or commercial s12ace.
Ue to 1 unit eer 200 sq. fj. lot area.
1 bedroom 12er 140 sq. fj. lot area
DensitJ!. limits regulated by_ the Administrative
Code
P u12 to twice the number o{_Dwelling Units
otherwise 12ermitted as a Princi12al Use in the
district and meeting all the requirements o[_i
202.2{[)_0 L· Cue to twice the number o[
Dwelling Units otherwise eermitted as a
Princieal Use in the district and meeting all
requirements o[_~~ 202.2(fJ.0 L, exce12t (pr£
202.2{[)_0 L(DL(M, related to location.
Controls by Story_
1st
2nd
3rd+
Page 18
Residential Conversion, Demolition or
Merger
Residential Hotel Conversion, Demolition
or Merger
NON-RESIDENTIAL STANDARDS
Develo12.ment Standards
Floor Area Ratio
Use Size
Open Space
Off:Street Parking, Non-Residential
Off Street Freight Loading, Non-
Residential
Commercial Use Characteristics
Drive-u72 Facility_
Formula Retail
Hours o[ 072eration
Maritime Use
Open Air Sales
Outdoor Activity_ Area
Walk-u72 Facility_
NON-RESIDENTIAL USES
-
Agricultural Use Catego!J!.
Agriculture, Industrial
Agriculture, Large Scale Urban
Agriculture, Neighborhood
Automotive Use Categ01:}'
Planning Commission
BOARD OF SUPERVISORS
§ 317
Ch. 41
Admin. Code
1\§ 102, 123, 124
§ 121.4
1\ 135.1
§§ 145.1, 150, 151.1,
153 - 156, 166, 204.5
fa\ 150, 152, 153-
155, 161 @, 204.5
§.102
§_§ 102, 303.1
1\ 102
1\ 102
§102
§§.102, 145.2
§ 102
-
-
-
§_§_ 102, 202.2(_c)
§ 1\ 102, 202.2(.c)
1\ §_ 102, 202.2 (_c)
-
Q
Q
Q
NP
NP
NP
2.8 to 1
p U/2_ to 5, 000 sq_. -{j.;
c 5, 000 sq_. a. & above 0)
1 sq_. a. -{j;r eve/:}' 50 sq_. a. o[building over
10, 000 sq_. a.
No car parking req_uired. Limits set -{j;rth in
Section 151.1. Bike parking req_uired per
Section 155.2. Car share spaces req_uired when
a project has 25 or more parking spaces per§
166.
None req_uired i[gross floor area is less than
10, 000 sq_. a.
NP
cm
No Limit
NP
E
P in front, C elsewhere
p i[recessed 3 a., c otherwise
Controls by Story
1st
2nd
3rd+
-
-
-
NP
NP
NP
Q
Q
Q
E
E
E
-
-
-
Page 19
Automotive Uses*
Parking Garage, Private
Parking Garage, Public
Parking Lot, Private
Parking Lot, Public
Entertainment, Arts and Recreation Use
Caterrorv
Entertainment and Recreation Uses*
Entertainment, General
Entertainment, Nighttime
Movie Theater
Oeen Recreation Area
Passive Outdoor Recreation
Industrial Use Category_
Industrial Uses*
Institutional Use Catego!:Jl.
Institutional Uses*
Hose.ital
Medical Cannabis Diseensarv..
PFiilaAU'.lFef:lie AdRiiA. geFviees
Public Facilities
Sales and Service Use Categ01y_
Retail Sales and Service Uses*
Bar
Cannabis Retail
Flexible Retail
Hotel
Kennel
Massage Establishment
Massage, Foot/Chair
Mortuarv._
Motel
Restaurant
Services, Financial
Services, Fringe Financial
Services, Limited Financial
Storage, Se!(
Tobacco Paraehernalia Store
Planning Commission
BOARD OF SUPERVISORS
§.§. 102, 202.4
§ 102
§ 102
§ 102
§ 102
-
§§ 102, 202.4
§ 102
§ 102
1\ 102
§ 102
§ 102
-
§§ 102. 202.2Cd!
-
-
§ 102
le; 102
~
le; 102
-
-
§ 102
H 102, 202.2ca!
le; 102
§102
§ 102
le; 102
le; 102
§ 102
1\1\ 102 202.2(a)
§ 102
§ 102
§ 102
le; 102
§ 102
le; 102
NP
NP
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
-
-
-
NP
NP
NP
E
E
E
E
E
E
E
E
NP
Q
Q
Q
Q
Q
Q
-
-
-
NP
NP
NP
-
-
-
E
E
E
NP
NP
NP
NP
NP
.t>J.p.
.t>J.p.
.t>J.p.
Q
Q
Q
-
-
-
p
p
p
Q
Q
Q
NP
NP
NP
NP
NP
NP
Q
Q
Q
NP
NP
NP
Q
Q
Q
E
Q
Q
Q
Q
NP
NP
NP
NP
mJill mJill
mJill
E
NP
NP
E
NP
NP
E
NP
NP
NP
NP
NP
Q
NP
NP
Page 20
Trade ShoQ
§ 102
E.
Q
NP
Non-Retail Sales and Service*
1'> 102
NP
NP
NP
Design Profj:ssional
1'> 102
E.
E.
E.
Trade Office
§ 102
E.
E.
E.
Utilit)!. and Infrastructure Use Category_
-
-
-
-
Utilitr. and Infrastructure*
-
Q
Q
Q
Power Plant
§ 102
NP
NP
NP
Public Utilities Yard
§ 102
NP
NP
NP
Wireless Telecommunications Services
§ 102
E.
E.
E.
Facilit)!.
*Not listed below
(]) 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 o[four or more units requires a mandatory discretionary
review hearing by the Planning Commission; Section 311 notice is required for a building o(less than four units.
In approving installation of the garage. the Commission shall find that:
(a) the proposed garage 012.ening/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 wo12.osed garage opening/addition ofo[f-street parking will not substantially decrease the livabilit)!. ofa
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 (13) o(the San Francisco Administrative Code, with each eviction associated with a separate unit(s) within
the past 10 years, and
(d) the wo12.osed garage/addition of off-street 12.arking installation is consistent with the Priority Policies of
Section 101.1 ofthis 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 12.roject sponsor attesting to (a), (Q), and (c) above, which the
Department shall inde12.endently verify. The Department shall also have made a determination that the woiect complies
with (d) above.
(3) Formula Retail Restaurants are NP in all Chinatown MUDs.
Zoning Category
Planning Commission
BOARD OF SUPERVISORS
§References
Chinatown Community Business
Controls
Page 21
Planning Commission
BOARD OF SUPERVISORS
Page 22
Chinatown Community Business
No.
Zoning Catego1y
§References
Controls by Stoiy
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Page 23
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§ 102.35(a)
.p.
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'r:l4B
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Planning Commission
BOARD OF SUPERVISORS
Page 24
SPECIFIC PROVISI-ONS FOR CHL\G4TOTVJ\T COAfNIUNITYBUSIJVESS DISTIUCT
Section
I
Zening Centrels
Planning Commission
BOARD OF SUPERVISORS
Page 25
SEC. 811. CHINATOWN VISITOR RETAIL DISTRICT.
Planning Commission
BOARD OF SUPERViSORS
Page
The Chinatown Visitor Retail Neighborhood Commercial District extends along Grant
Avenue between California and Jackson Streets. This district contains a concentration of
shopping bazaars, art goods stores and restaurants which attract visitors and shoppers and
contribute to the City's visual and economic diversity. Grant Avenue provides an important link
between Downtown retail shopping and the Broadway, North Beach and Fisherman's Wharf
areas.
This district is intended to preserve the street's present character and scale and to
accommodate uses primarily appealing to visitors (e.g. tourist gifts shops, jewelry stores, art
goods, large restaurants]. In order to promote continuous retail frontage, entertainment,
1 O
financial services, medical service, automotive,_ and drive-up uses are restricted. Most
commercial uses, except financial services are permitted on the first two stories.
Administrative services, (those not serving the public) are prohibited in order to prevent
encroachment from downtown office uses. There are also special controls onfastfood
restaurants and tourist hotels. Building standards protect and complement the existing small-
scale development and the historic character of the area.
The height limit applicable to the district will accommodate two floors of housing or
institutional use above two floors of retail use. Existing residential units are protected by
prohibition of upper-story conversions and limitation on demolition. Accessory dwelling units
are permitted within the district pursuant to Subsection 207(c)(4) of this Code.
Table 811
CHINATOWN VISITOR RETAIL DISTRICT ZONING CONTROL TABLE
Zoning Categorv
Massing and Setbacks
Planning Commission
BOARD OF SUPERVISORS
§References
Controls
Page 27
Height and Bulk Limits.
H 102.12, 105, 106, 250
50-N. P u12 to 35 &et; C above 35 &et. See Height
- 252, § 254, 260, 263.4,
and Bulk Ma12 "[j;r more in"{j;rmation.
270, 271. See also Heig}1t
and Bulk District Ma12s
5 Foot Heig}1t Bonus "[j;r Active
§ 263.20
Not Permitted
Ground Floor Uses
Rear Yard
§§:130, 134, 134.1, 136
No more than 75% o[_lot coverage at the lowest
level occu12ied by_ a dwelling. Location 0[_012en s12ace
may_ be modified 12er ~c; 134.1.
Sun Access Setbacks
1\ 132.3
15 fj. at s12ecifled heights
Front Setback and Side Yard
H 130, 131, 132, 133
Not Reg_uired.
Street Frontarre and Public Realm
Streetsca12e and Pedestrian
§ 138.1
Reg_uired
Imvrovements
Street Frontage Reg_uirements
§ 145.1
Reg_uired
Maximum Street Frontage [JJ_er
§ 145.3
P u12 to 50 (§et; C reg_uired "[j;r more than 50 &et
buildingl
Ground Floor Commercial
§:145.4
Not Reg_uired
Vehicular Access Restrictions
§155(r)
All alley_way_s in the Chinatown Mixed Use
Districts.
Miscellaneous
Lot Size (!'er Develo12mentl
1\121.3
P u12 to 5, 000 sg_. fj.;
C 5,001 sg_. fj. & above
Planned Unit Develo12ment
§ 304
{;_
Awning, Cano12y_, or Marg_uee
§ 136.l
E
Signs
§§ 602 - 604, 607.2,
As 12ermitted by_ § 607.2
608.1, 608.2
General Advertising Signs
§~\ 262, 602. 7, 604, 608,
NP
609 610 611
Design Guidelines
General Plan Commerce
Subtect to the Urban Design Guidelines
and Industry_ Element
RESIDENTIAL STANDARDS AND USES
Develo12ment Standards
Planning Commission
BOARD OF SUPERVISORS
Page 28
Usable Geen Seace [Per Dwelling
48 sq_. fj.
Unitl
SS 135 136
Of.l:Street Parking, Residential
1"§: 150, 151.1, 153 -156,
P U12. to one car fj;r each two Dwelling Units,· C fj;r
166, 167, 204.5, 303
ue to . 7 5 cars fj;r each Dwelling Unit, subiect to the
criteria and erocedures o[_Sections 303(Jt1 and
151.1 Ce1, NP above 0. 7 5 cars fj;r each Dwelling
Unit C21
Dwelling Unit Mix
§:207.6
Not Aeelicable
Use Characteristics
Sinrzle Room Occuoancv
6102
p
Student Housinrr
6102
p
Residential Uses
Controls by_ Storr.
1st
2nd
3rd
-
-
Residential Uses
-
E
I
E
I
E
Accessor.Y. Dwelling Unit Densit)!.
102, 207Cc1C41
Accessory_ Dwelling Units are eermitted to be
constructed within an existing building zoned fj;r
residential use or within an existing and authorized
auxiliary_ structure on the same lot, erovided that it
does not eliminate or reduce a ground-storJ!_ retail or
commercial seace.
Dwelling Unit Densit)!.
§: 207
Ue to 1 unit 12.er 200 sq_. fj. lot area.
Graue Housing Densit)!.
i"§: 208, 890.88Cb1
1 bedroom eer 140 sq_. fj. lot area
Homeless Shelters Density
§:§: 102, 208
Densit)!. limits regulated by_ the Administrative Code
Planning Commission
BOARD OF SUPERVISORS
Page 29
Senior Housing Dens it)!.
H. I 02, 202.2(}1, 201
Pue. to twice the number o[_Dwelling Units
otherwise e.ermitted as a Princie_al Use in the
district and meeting all the requirements o[_§.
202.2(J).01. Cue. to twice the number o[_Dwelling
Units otherwise e.ermitted as a Princie.al Use in the
district and meeting all requirements o[_§.
202.2(J).0 L, excee_t {gr ~c; 202.2(f).01CD1(M, related
to location.
Loss o[_Dwelling Units
Controls bY.. Story_
1st
2nd
3rd+
-
Residential Conversion, Demolition or
§317
[;_
[;_
[;_
Merger
Residential Hotel Conversion,
Ch. 41
NP
NP
NP
Demolition or Merger
Admin. Code
NON-RESIDENTIAL STANDARDS
Develoe_ment Standards
Floor Area Ratio
1C:§ 102, 123, 124
2.0 to 1
Use Size
9 121.4
Pue. to 2,500 sq_. fl.
c 2,501 to 5,000 sq_. fl. en
I
I
Ge.en Se.ace
§ 135.1
1 sq_. fl. (gr even'. 50 sq_. fl. o[_building over 10,000
§IJ.Jl
O(fStreet Parking, Non-Residential
)c;)c; 145.1, 150, 151.1, 153
No car e.arking required. Limits set -(jJrth in Section
-156, 166, 204.5
151.1. Bike e.arking required e.er Section 155.2. Car
share s12.aces required when a e.roiect has 25 or
more 12.arking se_aces 12.er § 166.
O(fStreet Freight Loading, Non-
1C:9 150, 152, 153-155,
None required i{_gross floor area is less than 10, 000
Residential
161, 204.5
§IJ.Jl
Commercial Use Characteristics
Drive-ue. Facilit)!.
9 102
NP
Formula Retail
H 102, 303.1
NP
Hours o[_ 012.eration
§102
P 6 a.m. - 11 e_.m.; C 11 12..m. - 2 a.m.
Maritime Use
9 102
NP
Planning Commission
BOARD OF SUPERVISORS
Page 30
012.en Air Sales
1'> 102
E
Outdoor Activitr_ Area
§§ 102, 145.2
P in ftont, C elsewhere
Walk-UQ Facilitr_
§102
P i[recessed 3 fj., C otherwise
NON-RESIDENTIAL USES
Controls bv Storv
-
1st
2nd
3rd+
-
-
Agricultural Use Category_
-
-
-
-
Agriculture, Industrial
H 102, 202.2cc2
NP
NP
NP
Agriculture, Large Scale Urban
H 102, 202.2ccl
Q.
Q.
Q.
Agriculture, Neighborhood
H 102, 202.2ccl
E
E
E
Automotive Use Categ01J!.
-
-
-
-
Automotive Uses*
H 102, 202.4
NP
NP
NP
Parking Garage, Private
1'> 102
Q.
Q.
Q.
Parking Garage, Public
§102
Q.
Q.
Q.
Parking Lot, Private
1'> 102
Q.
Q.
Q.
Parking Lot, Public
§102
Q.
Q.
Q.
Entertainment, Arts and Recreation
-
-
-
-
Use Caterrorv
Entertainment and Recreation Uses*
§§ 102, 202.4
NP
NP
NP
Entertainment, General
§102
Q.
Q.
NP
Entertainment, Nighttime
§102
Q.
Q.
NP
012_en Recreation Area
§102
Q.
Q.
Q.
Passive Outdoor Recreation
§102
Q.
Q.
Q.
Industrial Use Categ01J!.
-
-
-
-
Industrial Uses*
§§ 102, 202.2Cdl
NP
NP
NP
Institutional Use Categoo:.
-
-
-
-
Institutional Uses*
-
E
E
E
Hos12.ital
)'> 102
NP
NP
NP
Medical Cannabis Dis12_ensary
1\ 102
NP
NP
NP
Philanthropic /\dmin.
gePJices
§-W2
N-P-
N-P-
N-P-
Public Facilities
)<; 102
Q.
Q.
Q.
Sales and Service Use Categoo:.
-
-
-
-
Retail Sales and Service Uses*
-
E
E
NP
Adult Business
§102
NP
NP
NP
Animal Hoseital
§102
NP
NP
NP
Bar
1'> 102
Q.
Q.
NP
Cannabis Retail
1C:§ 102, 202.2ca2
NP
NP
NP
Planning Commission
BOARD OF SUPERVISORS
Page 31
Flexible Retail
§102
NP
NP
NP
Gvm
)c; 102
NP
E
NP
Hotel
§ 102
{;_
{;_
{;_
'
Kennel
§102
NP
NP
NP
Massage Establishment
§102
{;_
{;_
{;_
Massage, Foot/Chair
1\ 102
E
{;_
{;_
Mortuar)!_
1\ 102
{;_
{;_
NP
Motel
H' 102, 202.2cal
NP
NP
NP
Restaurant
§102
cm
cm
NP
Services, Financial
§102
NP
NP
Services, Fringe Financial
§102
NP
NP
NP
Services, Health
)c; 102
NP
E
NP
'
Services, Instructional
)c; 102
NP
E
NP
r--
Services, Limited Financial
§102
NP
NP
NP
Services, Personal
§102
NP
E
NP
Services, Retail Profj;ssional
§ 102
NP
E
NP
Storage, Se![
le; 102
NP
NP
NP
Tobacco Para12.hernalia Store
§ 102
{;_
NP
NP
Trade Sho12.
le; 102
E
{;_
NP
'
Non-Retail Sales and Service*
§ 102
NP
NP
NP
Design Profj;ssional
1\ 102
NP
E
NP
Trade Ofjj_ce
§102
NP
E
E
Utility_ and Jnij:astructure Use
-
-
-
-
Catef!orv
Utilitp_ and Infjastructure*
le; 102
c
c
c
Power Plant
§102
NP
NP
NP
Public Utilities Yard
9 102
NP
NP
NP
i
Wireless Telecommunications
)c; 102
E
E
E
Services Facilitv
*Not listed below
O 2 C 0r Use Size is not reg_uired 0r Restaurants larger than 2,500 sq_. (J., but C to establish the Use is reg_uired as
indicated.
Planning Commission
BOARD OF SUPERVISORS
Page 32
I
I I
I
I I
(2i Installation ofa garage in an existing residential building o[four or more units requires a mandatory discretionary
I
review bv the Planning Commission; Section 311 notice is required for a building ofless than four units.
.
In approving installation ofthe garage, the Commission shall find that:
(ai the proposed garage opening/addition of off-street parking will not cause the "removal" or "conversion of
I
residential unit," as those terms are defined in Section 317 ofthis Code;
,
!
(bi the proposed garage opening/addition of off-street parking will not substantially decrease the livability ofa dwelling I
unit without increasing the floor area in a commensurate amount;
I
(ci the building has not had two or more "no-fault" evictions, as defined in Section 37.9(ai(7i through (9i and (11 i
1·
throuh (13i of the San Francisco Administrative Code, with each eviction associated with a separate unit(si within the
past ten years. and
(di the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section
101.1 ofthis Code.
Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311 (ci{2 i of this Code, the
Planning Department shall require a signed affidavit by the project sponsor attesting to (ai. (b). and (ci above, which the
Department shall independently veri[v. The Department shall also have made a determination that the project complies
with (di above.
Planning Commission
BOARD OF SUPERVISORS
§ R~ferences
CliinatoHJn 11isitor _._lf:_etail
Contrels
Page 33
Zoning Category
Planning Commission
BOARD OF SUPERVISORS
§References
Chinatown Visitor Retail Controls by Story
Page 34
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Planning Commission
BOARD OF SUPERVISORS
Page 35
Planning Commission
BOARD OF SUPERVISORS
§ 102.35(a)
§ 102.35(b)
p.
b
p.
p.
b
b
Page 36
SPECIFICPROVISUJNS FOR CHL\G4TOWN VISITOR RETAIL DISTRICT
Zoning Controls
Planning Commission
BOARD OF SUPERVISORS
Page 37
SEC. 812. CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT.
The Chinatown Residential Neighborhood Commercial District extends along Stockton
Street between Sacramento and Broadway and along Powell Street between Washington
Street and Broadway. It is generally west and uphill from Grant Avenue and is close to the
relatively intensely developed residential areas of lower Nob and Russian Hills. Stockton
Street is a major transit corridor which serves as "Main Street" for the Chinatown
neighborhood. Both Stockton and Powell Streets contain a significant amount of housing as
well as major community institutions supportive to Chinatown and the larger Chinese
community. This daytime-oriented district provides local and regional specialty food shopping
for fresh vegetables, poultry, fish and meat. Weekends are this area's busiest shopping days.
Because Stockton Street is intended to remain principally in its present character, the
Stockton Street controls are designed to preserve neighborhood-serving uses and protect the
residential livability of the area. The controls promote new residential development compatible
with existing small-scale mixed-use character of the area. Consistent with the residential
character of the area, commercial development is directed to the ground story. Daytime-
oriented use is protected and tourist-related uses, fast food restaurants and financial services
are limited.
Housing development in new and existing buildings is encouraged above the ground
floor. Institutional uses are also encouraged. Existing residential units are protected by limits
on demolition and conversion. Accessory dDwelling ttUnits are permitted within the district
pursuant to S~ubsection 207(c)(4) of this Code.
Planning Commission
BOARD OF SUPERVISORS
Page
Table 812
CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
Commercial District
Zoning Category
Massin and Setbacks
5 Foot Height Bonus for Active Ground
Floor Uses
Rear Yard
Sun Access Setbacks
Front Setback and Side Yard
Street Franta e and Public Realm
Streetscape and Pedestrian Improvements
Street Frontage Requirements
Maximum Street Frontage [per building}
Ground Floor Commercial
Vehicular Access Restrictions
Miscellaneous
Planning Commission
BOARD OF SUPERVISORS
§References
§§ 102.12, 105, 106,
250 - 252, ,) 254, 260,
263.4, 270, 271. See
also Height and Bulk
District Maps
Controls
40-X 50-N, 65-N, 65-85-N, & 110-G. Pup to 35
feet; C above 35 feet. See Height and Bulk Map
for more information.
§ 263.20
Not Permitted
§§130, 134, 134.l, 136
No more than 75%oflotcoverageatthelowest
level occupied bv a dwelling. Location of open
space may be modified per 9 134.1.
H 130, 131, 132. 133
15 ft. at specified heights
Not Required.
Required
Required
Pup to 50 feet; C required for more than 50 feet
Not Required
All alleyways in the Chinatown Mixed Use
Districts; and Columbus Avenue between
Washington and North Point Streets.
Page
Lot Size (Per Develoement2
§121.3
Pue to 5,000 sq_. fl.;
C 5,001 sq_. fl. & above
'
Planned Unit Develoement
1\ 304
Q
Awning
9 136.1
E
CanO[l.JI., or Marquee
9136.1
NP
Signs
)c;)c; 602 - 604, 607.2,
As eermitted b}I. )c; 607.2
608.1, 608.2
General Advertising Signs
9)c; 262, 602, 604, 608,
NP
609 610 611
Design Guidelines
General Plan
Subiect to the Urban Design Guidelines
Commerce and
Industry_ Element
I
RESIDENTIAL STANDARDS AND USES
Develoement Standards
Usable Geen Seace [Per Dwelling Unitl
So 135 136
48 sq_. fl.
I
O(f:Street Parking, Residential
H 150, 151.1, 153 -
Pue to one car (gr each two Dwelling Units; C
156, 166, 167, 204.5,
(gr ue to. 75 cars (gr each Dwelling Unit, subtect
to the criteria and erocedures of_ Sections 303 (J,12
and 151.1 Ce2, NP above 0. 7 5 cars (gr each
Dwelling Unit 0 l
Dwelling Unit Mix
s 207.6
Not Aeelicable
Use Characteristics
Sinrde Room Occunancv
8102
p
Student Housiiw
8102
p
I
!
Residential Uses
Controls b}I. Story ..
-
-
1st
2nd
3rd
Residential Uses
-
E
I
E
I
E
Planning Commission
BOARD OF SUPERVISORS
Page 40
Accessot}' Dwelling Unit DensitJ!_
102, 207Cc!C4)
Accessori: Dwelling Units are l2_ermitted to be
constructed within an existing building zoned -fj;r
residential use or within an existing and
authorized auxiliari: structure on the same lot,
l2_rovided that it does not eliminate or reduce a
ground-story_ retail or commercial Sl2_ace.
Dwelling Unit DensitJ!_
§§_1QJ_
Ul2_ to 1 unit l2_er 200 sq_. fj. lot area.
Groul2_ Housing DensitJ!_
99 208, 890.88(.Q)
1 bedroom eer 140 sq_. fj. lot area
Homeless Shelters DensitJ!_
H 102, 208
DensitJ!_ limits regulated by_ the Administrative
Code
Senior Housing DensitJ!_
§§ 102, 202.2(f)_, 207
Pue to twice the number o[Dwelling Units
otherwise eermitted as a Princieal Use in the
district and meeting all the requirements o[9
202.2(f)_CJ ). C Ul2. to twice the number o[_Dwelling
Units otherwise l2_ermitted as a Princil2_al Use in
the district and meeting all requirements 0[1\
202.2(fl0 ), exceet -{j;r 1\ 202.2(fl0 !CD)(jv), related
to location.
Loss o[_Dwelling Units
Controls by_ StorJ!.
1st
2nd
3rd+
-
-
Residential Conversion, Demolition or
9317
Q
Q
Q
Merger
Residential Hotel Conversion, Demolition
Ch. 41
NP
NP
NP
or Merger
Admin. Code
NON-RESIDENTIAL STANDARDS
Develol2_ment Standards
Floor Area Ratio
91\ 102, 123, 124
1.0 to 1
Planning Commission
BOARD OF SUPERVISORS
Page 41
Use Size
§ 121.4
Pue to2,500sq_. (J.;
C 2,501to4,000 sq_. (J.
Oeen Seace
1" 135.1
1 sq_. (J. "{]Jr everl' 5 0 sq_. (J. o[_building over 10, 000
§fLfl
Otf:Street Parking, Non-Residential
§§ 145.1, 150, 151.1,
No car earking required. Limits set "{]Jrth in
153 -156, 166, 204.5
Section 151.1. Bike earking required eer Section
155.2. Car share seaces required when a erotect
has 25 or more earking seaces eer § 166.
Otf:Street Freight Loading
§§ 150, 152, 153-155,
None required i[_gross floor area is less than
161 204.5
10, 000 sq_. (J.
Commercial Use Characteristics
Drive-ue Facilil;J!.
§ 102
NP
Formula Retail
1'>§ 102, 303.l
C(2)
Hours o[_ Oeeration
§102
P 6 a.m. - 11 12_.m.; C 11 e.m. - 2 a.m.
Maritime Use
§ 102
NP
Oeen Air Sales
§ 102
['__
Outdoor Activil;J!. Area
§1" 102, 145.2
P in fjont, C elsewhere
Walk-ue Facili/;J!.
§102
P i[_recessed 3 (J., C otherwise
NON-RESIDENTIAL USES
Controls by Story
-
-
-
1st
2nd
3rd+
Agricultiu·al Use Catego!:)!_
-
-
-
-
Agriculture, Industrial
H 102, 202.2(cl
NP
NP
NP
Agriculture, Large Scale Urban
§§ 102, 202.2(cl
{;_
{;_
{;_
Agriculture, Neighborhood
1'>1'> 102, 202.2(cl
['__
['__
['__
Automotive Use Categmy_
-
-
-
-
Automotive Uses*
1" § 102, 202.4
NP
NP
NP
Parking Garage, Private
§102
{;_
{;_
{;_
Parking Lot, Private
1'> 102
{;_
{;_
{;_
Parking Lot, Public
§102
{;_
NP
NP
Planning Commission
BOARD OF SUPERVISORS
Page 42
Entertainment, Arts and Recreation Use
-
-
-
-
Cateeorv
Entertainment and Recreation Uses*
§§ 102, 202.4
NP
NP
NP
Movie Theater
)\ 102
Q
NP
NP
012.en Recreation Area
§ 102
Q
Q
Q
Passive Outdoor Recreation
§102
Q
Q
Q
Industrial Use CategorJ!.
-
-
-
-
Industrial Uses*
H 102, 202.2Cd!
NP
NP
NP
I
Institutional Use Category_
-
-
-
-
Institutional Uses*
)\ 102
p
p
p
Hos12.ital
§102
Q
Q
Q
Medical Cannabis Dis12ensarJ!.
§ 102
NP
NP
NP
PFiilaRU=irnpie AEIFfliR. geFviees
§-4W
NP
NP
NP
Public Facilities
)\ 102
Q
Q
Q
Sales and Service Use Categor~
-
-
-
-
Retail Sales and Service Uses*
p
NP
-
Adult Business
)\ 102
NP
NP
NP
Animal Hos12.ital
§ 102
NP
NP
NP
Bar
)\ 102
Q
NP
NP
Cannabis Retail
§§ 102, 202.2ca!
NP
NP
NP
Flexible Retail
§102
NP
NP
NP
Gitl Store- Tourist Oriented
§ 102
NP
NP
Hotel
)\ 102
NP
NP
NP
JewefrJ!. Store
§ 102
Q
NP
NP
Kennel
§102
NP
NP
NP
Massage Establishment
§ 102
Q
NP
NP
MortuarJ!.
)\ 102
Q
Q
NP
Motel
)1\1 102, 202.2 Ca!
NP
NP
NP
Restaurant
)\ 102
CC2)
NP
NP
Services, Financial
§102
Q
NP
NP
Services, Fringe Financial
§102
NP
NP
NP
Services, Limited Financial
§ 102
Q
NP
NP
Storage, Se!(
§ 102
NP
NP
NP
I
Tobacco Para12.hernalia Store
)\ 102
Q
NP
NP
I
Trade Sho12.
1\ 102
p__
Q
NP
Non-Retail Sales and Service*
§ 102
NP
NP
NP
Design Prot§ssional
§102
p__
NP
NP
Planning Commission
BOARD OF SUPERVISORS
Page 43
Trade O(flce
)c; 102
['__
NP
NP
Utility and Infrastructure Use CategorY.
Utilitv and Infrastructure*
9 102
{;_
{;_
{;_
Power Plant
)c; 102
NP
NP
NP
Public Utilities Yard
1\ 102
NP
NP
NP
Wireless Telecommunications Services
£102
['__
['__
['__
Facility
*Not listed below
(I) Installation of a garage in an existing residential building o[four or more units requires a mandatorY. discretionarY.
review by the Planning Commission: Section 311 notice is required for a building ofless 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 ofa
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 (13) of the San Francisco Administrative Code, with each eviction associated with a separate unit{s) within the
past ten years, and
(d) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section
IOI.I ofthis 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 protect 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.
(2) Formula Retail Restaurants are NP in all Chinatown MUDs.
liming Categery
Planning Commission
BOARD OF SUPERVISORS
§ References
Chinatown Residential
iVeighherlieed Cemmercial
Centre ls
Page 44
Zoning
GtltegtJf'}'
Planning Commission
BOARD OF SUPERVISORS
§
RefeFenees
Chinatown Residential i\Teiglihm1wed Cemmeroial Centl"ols '
by Story
Page 45
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Planning Commission
BOARD OF SUPERVISORS
Page 46
.91
.92
.93
.94
Planning Commission
BOARD OF SUPERVISORS
§ 102.35(a)
P-
§ 102.35(b)
b
P-
P-
b
b
Page 47
Section
SPECIFICPROVISIONSPOR CHINATOWN
I?.ESIDEiVTL4L NEI~HBORHOOD COAIAIERCL4L DISTIUCT
Planning Commission
BOARD OF SUPERVISORS
Page
Section 3. Effective Date. This ordinance shall become effective 30 days after
enactment. Enactment occurs when the Mayor signs the ordinance, the Mayor returns the
ordinance unsigned or does not sign the ordinance within ten days of receiving it, or the Board
of Supervisors overrides the Mayor's veto of the ordinance.
Section 4. Scope of Ordinance. In enacting this ordinance, the Board of Supervisors
intends to amend only those words, phrases, paragraphs, subsections, sections, articles,
numbers, punctuation marks, charts, diagrams, or any other constituent parts of the Municipal
Code that are explicitly shown in this ordinance as additions, deletions, Board amendment
II
II
II
II
Planning Commission
BOARD OF SUPERVISORS
Page 49
additions, and Board amendment deletions in accordance with the "Note" that appears under
the official title of the ordinance.
APPROVE;) AS TO FORM:
DENNIS f ~ERRERA, City Attorney
i, I
By:
n:\legana\as2019\ 1900399\01389136.docx
Planning Commission
BOARD OF SUPERVISORS
Page 50
City and County of San Francisco
Tails
Ordinance
City Hall
I Dr. Carlton B. Goodlett Place
San Francisco, CA 94102-4689
File Number:
190594
Date Passed: September 10, 2019
Ordinance amending the Planning Code to revise the zoning control tables of the Chinatown Mixed
Use Districts to make them consistent with those in Articles 2 and 7, to apply the use definitions in
Section 102, to set an abandonment period for use size maximums, and to allow General
Entertainment and Nighttime Entertainment Uses with conditional use authorization; affirming the
Planning Department's determination under the California Environmental Quality Act; making
findings of consistency with the General Plan, and the eight priority policies of Planning Code,
Section 101.1; and adopting findings of public necessity, convenience, and welfare under Planning
Code, Section 302.
July 29, 2019 Land Use and Transportation Committee -AMENDED, AN AMENDMENT
OF THE WHOLE BEARING SAME TITLE
July 29, 2019 Land Use and Transportation Committee - RECOMMENDED AS AMENDED
September 03, 2019 Board of Supervisors -AMENDED, AN AMENDMENT OF THE
WHOLE BEARING SAME TITLE
Ayes: 11 - Brown, Fewer, Haney, Mandelman, Mar, Peskin, Ronen, Safai, Stefani,
Walton and Yee
September 03, 2019 Board of Supervisors - PASSED ON FIRST READING AS AMENDED
Ayes: 11 - Brown, Fewer, Haney, Mandelman, Mar, Peskin, Ronen, Safai, Stefani,
Walton and Yee
September 10, 2019 Board of Supervisors - Fl NALLY PASSED
Ci(JI and County of San Francisco
Ayes: 11 - Brown, Fewer, Haney, Mandelman, Mar, Peskin, Ronen, Safai, Stefani,
Walton and Yee
Page 1
Printed at 10:31 am on 9111119
File No. 190594
London N. Breed
Mayor
City and County of San Francisco
Page2
I hereby certify that the foregoing
Ordinance was FINALLY PASSED on
9/10/2019 by the Board of Supervisors of
the City and County of San Francisco.
Date Approved
Printed at 10:31 am on 9111119
