AMENDED IN BOARD
FILE NO. 160657
7/19/2016
ORDINANCE NO. 162-16
[Planning, Administrative Codes - Construction of Accessory Dwelling Units]
Ordinance amending the Planning Code to allow the construction of Accessory
Dwelling Units (ADUs, also known as Secondary or In-Law Units) on all lots in the City
in areas that allow residential use; amending the Administrative Code to revise the
definition of "rental unit" as it applies to ADUs; 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; adopting findings of public necessity, convenience, and welfare under
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Planning Code, Section 302; and directing the Clerk to send a copy of this ordinance to
the California Department of Housing and Community Development after adoption.
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 it&lics Times New Rom&n font.
Board amendment additions are in double-underlined Arial font.
Board amendment deletions are in strikethrough Arial 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.General and Environmental 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. 160657 and is incorporated herein by reference. The Board affirms
this determination.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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(b)
On June 16. 2016, the Planning Commission, in Resolution No. 19663, 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. 160657, and is incorporated herein by reference.
(c)
Pursuant to Planning Code Section 302, the Board of Supervisors finds that
these Planning Code amendments will serve the public necessity, convenience, and welfare
for the reasons set forth in Planning Commission Resolution No. 19663.
Section 2. Legislative Findings.
(a)
San Francisco's total land area is approximately 49 square miles, and much of
this land is not open to development because of prohibitive topography or public ownership.
(b)
According to the 2010 United States Census Report, San Francisco is the most
densely populated city in California. The San Francisco Bay Area is the second most densely
populated metropolitan area in the United States, following only New York City.
(c)
Housing costs in San Francisco are beyond the reach of the vast majority of low-
and middle-income households. Approximately 90% of individuals earning less than $35,000
and over 50% of individuals making from $35,000 to $75,000 are spending more than 30% of
their income on rent.
(d)
San Francisco has a shortage of affordable housing units, exacerbated not only
by a shortage of new affordable housing units, but also by the continuing loss of affordable
housing units across the City. While approximately 6,300 new affordable housing units were
built in the period from 2005 to 2015, over 4,500 rent controlled and otherwise protected
affordable units were withdrawn from the housing market.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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(e)
Policy 1.5 of the City's 2014 Housing Element, which is a required element of
the City's General Plan, states that adding new units in existing residential buildings
represents a simple and cost-effective method of expanding the City's housing supply. These
units could be developed to meet the needs of seniors, people with disabilities and others
who, because of modest incomes or lifestyles, prefer or need small units at relatively low
rents, while simultaneously enhancing their overall safety and habitability.
(f)
Section 65852.2 of the California Government Code provides that any local
agency may, by ordinance, provide for the creation of Accessory Dwelling Units (also known
as "second" or "in-law" units) in zones that allow for residential use. The State Legislature
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finds and declares that these units are a valuable form of housing in California.
(g)
Expanding the ability to construct Accessory Dwelling Units in San Francisco to
all areas that allow for residential use will provide additional housing that may be subject to
rent control and other rent stabilization protections, without substantially changing their built
character and allowing more residents to live within walking distance of transit, shopping, and
services.
(h)
Allowing Accessory Dwelling Units within existing residential buildings, subject to
restrictions that incentivize their use as additional affordable rental housing, is a pragmatic
infill strategy to create more housing for San Francisco residents. This strategy is crucial for
San Francisco's housing market in multiple respects.
(i)
This infill strategy would create more apartments in the areas of the city that are
already built-out without changing the neighborhood character, increasing building heights or
altering the built form. Such small-scale residential infill could create additional homes for
existing and future San Franciscans spread throughout the city.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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A need exists in San Francisco for additional affordable housing. By allowing
Accessory Dwelling Units citywide, San Francisco will continue to be a major provider of
affordable housing opportunities in the region.
Section 3. The Planning Code is hereby amended by revising Sections 102, 207, and
307, and deleting Section 207.2, to read as follows:
SEC. 102. DEFINITIONS.
* * * *
Dwelling Unit, Accessory. Also known as a Secondary Unit or In-Law Unit, is a Dwelling Unit
added to an existing residential property and constructed entirely within the existing built envelope of
an existing building in areas that allow residential use or within the existing built envelope of an
existing and authorized auxiliary structure on the same lot with a complete or partial waiverfrom the
Zoning Administrator ~fthe density limits and/er theparking, rear yard, exposure, or open space
standards ofthis Codepursuant to theproi>isions ~{Sections 207(c)(4) and 307(i).
* * * *
SEC. 207. DWELLING UNIT DENSITY LIMITS.
* * * *
(c)
Exceptions to Dwelling Unit Density Limits. An exception to the calculations
under this Section shall be made in the following circumstances:
* * * *
(4)
Section 102.
Accessory Dwelling Units in Zoning Districts Other Than RH-l(D).
(A)
Definition. An "Accessory Dwelling Unit" (ADU) is defined in
(B)
Applicability. Except (or lots zoned RH-I (D), which are regulated by
subsection (c){5) below, +the exceptions permitted by this S~ubsection 207(c)(4) shall apply enly
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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to all lots located within the City and County of San Francisco in areas that allow residential use:
provided, however, that the Department shall not approve an application for construction of an
Accessory Dwelling Unit in any building where a tenant has been evicted pursuant to Administrative
Code Section 37.9(a)(9) through 37.9(a){J 4) under a notice of eviction served within 10 years prior to
filing the application for a building permit to construct the ADU or where a tenant has been evicted
pursuant to Administrative Code Section 37.9(a){8) under a notice of eviction served within five years
prior to filing the application for a building permit to construct the ADU.
(i)
Zets ·within the boundaries ofBottrd ofSupervisors District 8
extttnt on July 1, 2015;
(ii)
lots within the boundttrics o.fBottrd ofSbtJ3ervisors District 3
exttlnt on July 1, 2015; ttnd
(iii)
Zets ·with €l building undergoing mttndtttory· seismic retrofitting in
complittnce vr!fth Section 3 4B of the Building Code or vohtntttry· seismic retrofitting in complittnce rvith
the Sttn Frnncisco Dcpttrtment ofBuilding Inspection's Administrttti',;e Bulletin 094.
(C)
Controls on Construction. An Accessory Dwelling Unit is permitted
to be constructed under the following conditions:
(i)
For buildings that have four existing Dwelling Units or (ewer. one
ADU is permitted; for buildings that have more than {our existing Dwelling Units. there is no limit on
the number o(ADUs permitted.
(ii)
An Accessory Dwelling Unit shall be constructed entirely within
the built envelope o(an existing building or within the built envelope o(an existing and authorized
auxiliary structure on the same lot, as the built envelope in either case existed three years prior to the
time the application was filed for a building permit to construct the ADU. For purposes of this
provision. the "built envelope" shall include all spaces included in Zoning Administrator Bulletin
4, as amended from time to time, as vvell as any infilling underneath rear extensions the open
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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area under a cantilevered room or room built on columns: decks. except for decks that
encroach into the required rear yard. or decks that are supported by columns or walls other
than the building wall to which it is attached and are multi-level or more than 10 feet above
grade: and lightwell infills provided that the infill will be against a blank neighboring wall at the
property line and not visible from any off-site location: as these spaces exist as of July 11.
2016 and except for any of these spaces that encroach on the required rear yard. In the event
that an ADU is built in any of these additional spaces. such construction shall require notice
pursuant to Planning Code Section 311 or 312.
{i) (iii) An Accessory Dwelling Unit shall not be constructed using
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space from an existing Dwelling Unit.
(iv)
A building undergoing seismic retrofitting may be eligible for a
height increase pursuant to Subsection (c){4){F) below.
(v)
Notwithstanding any other provision of this Code, an Accessory
Dwelling Unit authorized under this Section 207(c){4) may not be merged with an original unit{s).
(vi)
An Accessory Dwelling Unit shall not be permitted in any
building in a Neighborhood Commercial District or in the Chinatown Community Business or Visitor
Retail Districts if aooommodating the Aooessory Dvvelling Unit it would eitAef eliminate or reduce
a ground-story retail or commercial space or reduoe a ground story retail or commercial spaoe by
more than 25%,_
(vii)
/\coessory Dwelling Units shall have a minimum unit size of
350 square feet for studio units and 550 square feet for one bedroom units.
(ii)
The Accessory Dwelling Unit is suliject to thepro','isions ofthe
San Francisco Rent Stabilfaation and Arbitration Ordinance (Chepter 3 7 of the Administrative Code) if
the existing buikiing or tmy existing Dwelling Unit '1vithin the building is subject to the Rent
Stabilization and Arbitration Ordinance.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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(#i} (D) Prohibition o(Short-Term Rentals. The Dcpflrtment shflll require the
applicflnt te disclose on flny applicfltion for construction of fln Accessory Dwelling Unit whether the
applicflnt intends te use, or fluthorize the use o.f, the An Accessory Dwelling Unit shall not be used for
Short-Term Residential Rentals under Chapter 41A o(the Administrative Code, which restriction
shall be recorded as a Notice o(Special Restriction on the subject lot. The Dcpflrtment shflll not
approve fln applicfltion for construction offln Accessory· Dwelling Unit unless the applicflnt hfl8
prffvided the informfltion required by this subsection.
Board o,,£Supervisors District 8. For Accessory· Dwelling Units
on tots covered by Subsection 207(c)(4)(B)(i):
fl.
An Accessory· Dv.'CfUng Unit shflll not be permitted in flny
RH 1 (D) zoning district.
b.
An Accessory DrveUing Unit shflll be constructed entirely
within the existing building envelope or flUXiliflry structure, flS it existed three (3) yeflrs prior te the
time o.fthe applicfltion for fl building permit.
c.
For buildings thflt hflve no more thfln 10 existing DweUing
Units, one Accessory Dwelling Unit is permitted; for buildings thflt hfl';Ye more thfln 10 existing
Dv:eUing Units, two Accessory· DweUing Units flrepern'i:itted.
Board o,,£Supervisors District 3. For Accessory DweUing Units
on tots covered by Subsection 207(c)(4)(B)(ii):
fl.
An Accessory Dwelling Unit shflll not be permitted in flny
RH 1 (D) zoning district.
b.
An Accessory DweUing Unit shflll be constructed entirely
H'ithin the existing building envelope or flUXUiflry' structure, flS it existed three (3) yeflrsprior te the
time of the applicfltion for fl building permit.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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c.
P'or buildings tlwt have four existing Dvv'elling Units or
fi:rwer, one Accessory Dv.'elling Unit is pennitted; for buildings that have more than four existing
D;1• 1elling Units, there is no limit on the number ofAccessory· Dv,;elling Units permitted by this Section
207(c)(4).
(E)
Restrictions on Subdivisions. Notwithstanding the provisions of Article
9 of the Subdivision Code. a lot with an Accessory Dwelling Unit authorized under this Section
207(c)(4) shall not be subdivided in a manner that would allow for the ADU to be sold or
separately financed pursuant to any condominium plan. housing cooperative. or similar form
of separate ownership: provided. however. that this prohibition on separate sale or finance of
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the ADU shall not apply to a building that (i) within three years prior to July 11. 2016 was an
existing condominium with no Rental Unit as defined in Section 37 .2(r) of the Administrative
Code. and (ii) has had no evictions pursuant to Sections 37.9(a) through 37.9(a)(14) of the
Administrative Code within 10 years prior to July 11. 2016.
LEJ (E) (vi)
Buildings Undergoing Seismic Retrofitting. For Accessory
Dwelling Units on lots cmered by Subsection 2{)7(c)(4)(B)(iii): with a building undergoing
mandatory seismic retrofitting in compliance with Section 34B ofthe Building Code or voluntary
seismic retrofitting in compliance with the Department o[Building Inspection's Administrative Bulletin
094, the fOllowing additional provision applies:
a.
An Accessory Dwelling Unit shall not be permitted in any
RH 1 or PJf 1 (DJ zoning district.
b.
An Accessory Dwelling Unit shall be constructed entirely
within the existing building envelope or auxiliary· structure, as it existed three (3) years prior to the
time ofthe ttpplicationfor a buildingpermit. If pennitted allowed by the Building Code, a building
in which an Accessory Dwelling Unit is constructed may be raised up to three feet to create
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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ground floor ceiling heights suitable for residential use on lmverfloors. Such a raise in height
shell be:
SJ.-!-)
shall be exempt from the notification requirements of
Sections 311 and 312 of this Code; and
fii..J)
permitted to mav expand a noncomplying structure, as
defined in Section 180(a)(2) of this Code and further regulated in Sections 172, 180L and 188,
without obtaining a variance for increasing the discrepancy between existing conditions on the
lot and the required standards of this Code.
(iii)
on lots where an ADU is added in coordination with a
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building underaoing mandatorv seismic retrofitting in compliance with Section 34 of the
Building Code or voluntarv seismic retrofitting in compliance with the Department of Building
Inspection's Administrative Bulletin 094. the building and the new ADU shall maintain any
eligibility to enter the condo-conversion lotterv and may only be subdivided if the entire
property is selected on the condo-conversion lotterv.
!ill (F)(vii)
Waiver of Code Requirements; Applicability of Rent Ordinance.
Pursuant to the provisions of Section 307(1) of this Code, the Zoning Administrator may grant
an Accessory Dwelling Unit a complete or partial waiver of the density limits and parking, rear
yard, exposure, or open space standards of this Code. However, Ifthe Zoning Administrator
grants a complete or partial waiver ofthe requirements ofthis Code and the subject lot contains any
Rental Units at the time an application tor a building permit is filed for construction ofthe Accessory
Dwelling Unit(s ), the property owner(s) shall enter into a Regulatory Agreement with the City under
subsection (c)(4)(HJ subjecting the ADU{s) to the San Francisco Residential Rent Stabilization and
Arbitration Ordinance (Chapter 37 of the Administrative Code) as a condition of approval of the
ADU{s). For purposes ofthis requirement, Rental Units shall be as defined in Section 37.2{r) of the
Administrative Code. existing building or eny existing Dwelling Unit within the building is subject to
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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the provisions of the S(:fn Fr(:fncisco Residenti(:fl Rent St(:fbiliwtion (:fnd Arbitrotion Ordin(:fnce (Chttpter
37 of the Administmtive Code), the property m~iner sh(:fll submit the follmving to the Dcp(:frtment:
!ill fG1 Regulatory Agreements. A Regulatory Agreement required by subsection
(c){4){G) as a condition of approval of an Accessory Dwelling Unit shall contain the following:
{il a. proposed (:fgreement demonstr(:fting statement that the Accessory· Dwelling
Unit(s) ADU(s) are not subject to the Costa Hawkins Rental Housing Act (California Civil Code
Section 1954.50) because, under Section 1954.52(~ k), the owner has entered into this
agreement with the City in consideration for a complete or partial waiver of the density limits,
and/or parldng, rear yard, exposure or open space standards of this Code or other direct financial
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contribution or ffny other form of assistance specified in California Government Code Sections
65915 et seq. ("Agreement");_ and
if the Pktnning Director determines necess(:fry', an Affidavit
containing in-formation (:fbout the a description of the complete or partial waiver of Code requirements
granted by the Zoning Administrator or other direct financial contribution or efher form of
assistance provided to the property owner; and-:
(iii)
a description of the remedies for breach of the Agreement and other
provisions to ensure implementation and compliance with the Agreement.
(iv)
The property owner and the Planning Director (or his designee), on
behalf of the City, will execute the Agreement, which shall be reviewed and approved by the
City Attorney's Office. The Agreement shall be ttpproved executed prior to the City's issuance of
the First Construction Document for the project, as defined in Section 107 A.13.1 of the San
Francisco Building Code.
Following execution of the Regulatory Agreement by all parties and
approval by the City Attorney, the Regulatory Agreement or a memorandum thereofshall be recorded
against the property and shall be binding on all future owners and successors in interest.
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Any Regulatorv Agreement entered into under this Section 207(c)(4) shall not preclude
a landlord from establishing the initial rental rate pursuant to Section 1954.53 of the Costa
Hawkins Rental Housing Act.
{:9) fl=4 ill Monitoring Program.
(i)
Monitoring and Enforcement of Unit Affordability. The
Department shall establish a system to monitor the affordability of the Accessory Dwelling
Units authorized to be constructed by this 8~ubsection 207(c)(4) and shall use such data to
enforce the requirements of the Regulatory Agreements entered into pursuant to subsection
.(flffi(G)(H) !t!1 Property owners shall provide the Department with rent information as
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requested by the Department. The Board of Supervisors recognizes that property owners and
tenants generally consider rental information sensitive and do not want it publicly disclosed.
The intent of the Board is for the Department to obtain the information for purposes of
monitoring and enforcement &e but that its public disclosure is not it can be bt8ed by the Department in
aggregate form, not in a manner that would be linked to specific individuals or units. The
Department shall only reqttcst rental information from property ovmers if the notice includes the
statement that tlw Department is acquiring it in coriftdence and v,;illpublicly disclose it only in
aggregate form. The Department shall not askproperty m1mers to prmlide rental information if it
determines, tiftcr consulting with the City Attorney's Office, with respect to the legal requirements to
determine how best to achieve the intent ofthe Board that the information 1vouki be publicly
disclosable under feder-al, state, or local la1v in nonaggregated form.
(ii)
Monitoring RndEnfereeme-nt of Prohibition on uUse as Short
Term Rentals. The Department shall collect data on the use of Accessory Dwelling Units
authorized to be constructed by this 8~ubsection (c)(4) as Short-Term Residential Rentals, as
that term is defined in Administrative Code Section 41A.4, and shall use such data to evaluate
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and enforce Notices o{Special Restriction pursuant to subsection 207(c){4){D) and the
requirements of Administrative Code Chapter 41A.
(iii)
Department Report. The Department shall publish a report
annually until by April 1, 2019 ~that describes and evaluates the types of units being
developed and their affordability rates as well as their use as Short-Term Residential Rentals.
The report shall contain such additional information as the Director or the Board o{Supervisors
determines would inform decision makers and the public on the effectiveness and
implementation of this S~ubsection (c)(4) and mflke include recommendations for any
amendments to the requirements ofthis Section 207(c){4) or exptlnsion oftlretls where Accessor'}'
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D;velling Units should be constructed. The Department shall transmit this report to the Board of
Supervisors for its review and public input. In subsequent years, this information on Accessory
Dwelling Units shall be included reported annually in the Housing Inventory.
(5)
Accessory Dwelling Units in RH-l{D) Zoning Districts.
(A)
Definition. An ''Accessory Dwelling Unit" (ADU) is defined in Section
102.
(B)
Controls on Construction. An Accessory Dwelling Unit in an RH-1 (D)
zoning district shall be allowed only as mandated by Section 65852.2 o(the California Government
Code and only in strict compliance with the requirements of subsection {k) o{Section 65852.2. as that
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state law is amended tf om time to time.
(C)
Department Report. In the report required by subsection (c){4)(1)(iii)
(H)(3). the Department shall include a description and evaluation o(the number and types of units
being developed pursuant to this subsection (c){5), their affordability rates, and such other information
as the Director or the Board o{Supervisors determines would inform decision makers and the public.
SEC. 207. 2 SECOND U1VITS.
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BOARD OF SUPERVISORS
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(a)
Second units, es defined end referred to in GO'P.ernment Code Section 65852.2, ere
precluded in PJl 1 (DJ end RH 1 zoned erees, except for units designed for end occ'blj3ied by senior
citizens ("Senior Housing" es defined by Section 102) end except es mfly hereafter be permitted by Jeter
emendments to this Code governing second units.
(b)
Government Code Section 65852.2 requires e City to edopt either en ordinence
permitting orprechtding secrmd units within singk family end multifamily zoned erees or, in th.e
elternetive, to be subject to certein restrictions set forth in Government Code Section 65852.2(b). The
prO'visions of this ordinence, in light of other provisions of the Plenning Code governing second units,
do not result in the totelpreclusion ofsecond units 1vithin singk family end multifamily zoned erees
end therefore Sen Francisco hes e legisletive scheme which complies with Go',·ernment Code Section
65852.2(a). In the e'P-ent thet it is determined, however, thet Sen Francisco's legisletive scheme does not
comply with Government Code Section 65852.2(a), the followingjindings ere mede with the intent of
complying H'ith Government Code Section 65852.2(c).
(1)
Sen Frencisco 's tote! lend eree is €lpproximetely 49 squere miles end much of
this lend is not open to development beceuse oftopogrflphy orpttblic ovmership. Sen Frencisco does
not heve the option open to meny other cities ofennexing undeveloped lend currently mttside its
borders.
(2)
Sen Frencisco elreedy hes higher density development then other cities in
Celifornie, both in term.s of units per squere feet of lot eree end in terms of units per lineer feet of
streetfrontege. The density for housing develo-pment in Sen Frencisco rengesfrom 4, 000 squere feet of
lot eree per unit in PJl 1 (DJ (House, One Pemily Deteched Dwellings) Districts to 200 squere feet per
unit in RJ,{ 4 (},fixed Residentiel, High Density) Districts. Except for districts which reqttire e lot width
of33 feet end en eree of' 4, 000 squere feet, the minimum lot size for hobt8ing development is 2, 500
squere feet in erea, following the stenderd lot size in Sen Prencisco (25 XlOO squerefeet), or 1, 750
squere feet for lots within 125 feet ofe corner. This density end lot size requirement ellows greeter
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BOARD OF SUPERVISORS
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density than othcrjurisdictions in California 1vhcrc the typical density and l-ot size is about 5, 000
square feet per unit for single family dwellings and 1, 500 square feet per unit for multifamily
(3)
San Francisco is the most densely populated city in California. It is the fourth
most densely populated city in the nation foll-owing only I'kH; York City and two cities in }•lcv,; Jersey·
(Jersey City and ,Patterson).
(4)
The limited land area and the limited devclopablc land area o.fSan Francisco
make it difficult to provide sites to replace single f:..wiily houses l-ost through conP'crsion to a higher
density. Once single family homes arc converted into multiple dwelling structures by the addition a.fa
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second unit, single family housing stock is climinatcdfrom the existing SUJ3Ply ofsingle family homes.
The irrevocable !-ass of the limited supply o.fsinglc family housing stock throughoctt the City will
adversely affect the health, safety and welfare o.fSan Francisco residents.
(5)
Single f.,"lmily residences have in recent years been demolished at a faster rate
thtm any other residential structures in the City primarily because new multiple unit residential
development in the City often occurs as the result of the demolition o.fsingle family homes in multiple
unit districts. Single family homes were 37pcrccnt ofthc residcntitil units demolished in 1984, tind 61
percent o.fthc residcntitil units demolished in 1983. Singlef.,"lmily homes represented an even larger
percentage of the residcntitil structures demolished. Single fmnily homes were 86pcrccnt of the
residential structures demolished in 1984, tind 74. 4pcrccnt o,fthe residential structures demolished in
.J-983.:.
(6)
Single J{wnily structures represent only 1/3 o,ftill residcntitil structures in Stin
Francisco comptircd to 60pcrccnt oftlic rcsidcntitil structures in the Sttite ofCaliforniti. Single family
homes accounted for 18pcrccnt ofthe new housing units in San Francisco in 1984, tind 7pcrccnt of'
the new units in 1983. Othcrjurisdictions in Ctilifomiti htid single family structures representing
epproximatcly 50pcrccnt of their new residcntitil buildingpermits fer the stll'ncpcriod.
Supervisors Farrell, Wiener, Peskin
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(7)
The number offamilies in San Francisco declined in theyearsfrom 1970 to
1980, as evidenced by the school enrollment for the population group under 15 years old. The decline
in enrollment IFEtsfrom 106,900 to 83, 790. The zoningpolicy of the City and County ofSan Francisco
should encourage families to li',;e in the City rath.er than encow"fl:ging them to leave the City. A farther
decline in the number offamilies living in the City is detrimental to the public health, safety and
welj."lre.
(8)
The addition o.fsecond units to single family dwellings usually results in an
increase in the cost o,fthose dwellings, and, in addition, to the cost of the remaining smtlller sttpply o.f
single family homes ·without second units. An increase in the cost of these types oftbvellings will
discowwge familiesft'Om Uving in the City because the cost ofdwellings most suitable for families will
be bcy•ond the means of many who would otherwise live in the City.
(9)
San Francisco ·will probably face a need for more large units in thefitture than it
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did in the past, as the population ages and the new baby boom continues. A/any 1vomen born betv,;een
1945 and 1952 %'ho delfiyed child bearing during the 1970's an': now having babies at the same rate as
women born after 1952.
(10)
The addition &/second units in single family houses throughout the City will
irrevocably deplete its limited supply ofsingle family homes and discourage families from living in the
City by removing tlic type and size of dwelling units most suitable for families. iWany of the residential
parcels in the City are less than 2, 500 square feet in size or 1, 750 sqitare feet for corner lots and do not
meet minimum lot size standards. },/eny of these parcels were developed ·without required gar•ages or
with minimal garage space, and do not comply ·with existing &jf streetparking requirements. The
addition ofsecond residential units in these areas could only worsen existing congestion.
Parkingproblems are severe in a number o,fareas of the City because a.fits
dense population. The addition o,fsecond units in such areas rvill exacerbate theparkingproblem.
Imposing offstreetparldng requirements on secondary units would only partially alleviate tl1at
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BOARD OF SUPERVISORS
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preblcm in that edditienel units CtlblSC increased trnffic ether then that engaged in by the eccupents of
the units (such es pcrsens visiting the eccbtfJents for seciel er business purpescsJ es well €lS by the
eccupents of the units.
(12J
hicreescdperkingpreblcms in erces of the City elrcedy bur~ncd vdth traffic
cengestien edvcrscly affects the hcelth, S({;fety end ',vcifarc e.fthc residents o.fsvtch erc€lS by interfering
~with ecccss te off street perking SJ3eces, requiring edditienelpelicc services te centre! treffic preblcms
end unlew:fulperking, requiring eccblj3ents end visiters te perkfurthcrji-em their hemes (thereby else
cxpesing themselves te greeter incenP'cnicncc end, in semc instences, thrcet te S({;fety), end interfering
',vi th ecccss by emergency vehicles during en emergency (a preblcm 1vhich is further cempliceted in
1 O
erces vvith nerreH' streets, winding reeds, end ether tepegraphicel feetures which mekc eccess by
vehicles difficult).
(13J
A need exists in Sen Freneisce for edditienel ({;fferdeblc heusing. Allmving
sccend units in RH I (DJ end PJl I Districts is enc mcens ofprm!fding such heusing. Hmvcvcr, te eller'r'
sccend units witheut restrictien in ell erces currently zencd RH 1 (DJ end RH 1 weuld ad';rcrscly ({;ffect
the hcelth, S({;fety end welfare e,f thc public by permitting the convcrsien of en undue number o,fsinglc
family houses te multi family units; by climineting low density rcsidcntiel erces in the City end thereby
depriving those ',vho desire te live in the City ',vithout the stress of living in higher density erces o.f their
opportunity te do se; end by permitting second units te be eddcd in erces '1vhcrc undue tr({;ffic
congestion end the ettendent difficulties described ebevc, will eccur.
(14J
Afitrthcrpcriod of time is needed in erdcr te determine these erces of the City
where the tr({;ffic cengcstien problems described ebevc weuld be lcest likely te eccur end where second
units may therefore be permitted witheut ed';rcrsc impect te the public.
(15J
There ere no large districts suiteblc for the provision ofsccend units, but insteed
there ere smell suberces which mblSt be rc';ricwcd on e rnsc by cesc besis Hlfth communityperticipetien
in the ro·imvpreccss. A cesc by c€lSc review is needed in or-dcr te determine tlwsc erc€lS ofthc City
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 16
vv!wre the traffic congestion problems described above ·would be least likely to occur end ·where second
units mey therefore be permitted without adverse in'lj3ect to the public. Furthermore:
~4)
The Plenning Code presently permits e secondary unit in all single
family homes in PJi 1 (SJ (House, One Family ·with },finer Second Unit), PJi 2 (Hause, Two Femily)
end PJi 3 (House, Thr•ee Fmnily) Districts no matter whet the lot size. Second units in single family
homes ere permitted in ell other multifamily residential districts (ell :RiW end RC Districts), depending
on the size of the lot.
(BJ
The Plenning Code permits the m6pping of the RH 1 (SJ (House, One
Femily with, },1-inor Second Unit) District. These RH 1 (SJ Zoning Districts provide for e two family
dwelling ·with the second dv.;elling limdted to 600 square feet ofnetfloor eree. The second unit remains
subordinate to the mvner's unit end the structures retain the 6ppeerence ofsingle family dYvellings. The
PJi 1 (SJ Zoning District htJ;S been m6pped in four erees of the City. Additional m6pping of the PJi 1 (SJ
1 3
Zoning District m6y be used to legalize existing secondary units in single family homes end to increase
the number ofsecondary units.
(CJ
Dwellings specifically designedfor end occupied by senior citizens
("Senior Hobt8ing'9 erepresentlypermitted et e density retie or number ofDwelling Units not
exceeding At·ice the number ofD',velling Units otherwise permitted tJ;S e principal use in the district by
the Plenning Code.
(16)
Restricting second units in single f .. 'imily homes in Sen Francisco's lUI 1 (DJ end
PJi 1 Zoning Districts nwy limit the housing opportunities of the region. Hov,•ever, over time,
6pplicetions for JUI l(S) zoning designation m6y be reviewed one rnse by case btJ;Sis by the Plenning
Commission end its stet.ff; the Board ofSupervisors end the },fctyor end 1vhere second units would be
6ppropriete end v,•ould not adversely ttffect the public health, sttfety end welfe:re of residents o.fthe City
end County o.fSen Frencisco, such rezoning ctpplicetions would be 6pproved. }I-either the provisions of·
this Section nor those o.fGo',;ernment Code Section 65852.2prechtde the City/ram herettfter emending
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 17
this Code in order to permit second units in additionctl situations designed to address specific housing
needs and circunistances unique to San Francisco.
(17)
San Francisco htlS been and will continue to be a majorprovider ofafferdabk
housing opportunities in the region.
Currently (1986) San Francisco administers 6, 766 units ofpublic
housing and 2,574 Section 8 certificates.
(B)
Artick 3 4, Section 1 o,fthe California Constitution requires the apprm•al
o,fthe ekctorate €lS a condition to the development or acquisition a.fa lo-w rent hoitsingpraject by the
localjurisdiction. San Francisco has met the requirement with the City's '••oters €1:f3proving the
development a.fa maximum of3,000 lo'l•' income housing units h)• a vote on Proposition Q on
~Vovember 2, 1976. Together 1vith the unitsprmdously approved, approximately 4,000 low income
housing units may be de'i1eloped, constructed or acquired.
(C)
Between 1981 and 1985, San Francisco's housing production efforts
included, but were not limited to the fellowing:
1.
San Francisco undertook a mejor reroning of underutiliced land
'1vhich will allow the de'i1elopment of 14, 000 housing units. Another 1, 700 units are underrvay on vacant
publicly owned sites in the City.
2.
San Francisco set tlSide $10, 000, 000 in general fund monies fer
an Affordable Housing Fund. $6, 100, 000 of this amount is committed to create 4 43 housing units
inchtding the renovation of82 vacant public housing units into pri'mtely managed tv.•o and three
bedroom apartments.
3.
San Francisco combined $1,000,000 in federal Community
Dee•elopment Funds 'rvith the proceeds a.fan $8, 000, 000 bond issue to finance home improvement loans
for lmv and moderate bwome homeowners.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 18
4.
The Office Housing Production Progrem (OHPP), under ~which
high rise office developers ere required to build or contribute to housing on e formule besed on the
size of their projects 1ves instituted in 1981. TheprogJ"€1;1'11 hes resulted in $25, 000, 000 end over 3, 700
hmtsing units to dete.
5.
The City of Sen Prencisco hes sold $8 4, 000, 000 in two bond
issues since 1982 to prm>'ide 30 yeer, 10% percent mortgeges to some 900 lo-w to middle incomefirst
time homebuyers. In eddition e $42,000,000 bond issue ?Ves sold tofinence Uf3 to 400 homes with 9.8
percent mortgeges. In June, 1985 the City sold $44,000,000 in mortgege revenue bonds tofinence the
construction o/563 units ofrentel housing onfi'v'e sites.
(D)
Between 1980 end mid 1985 community besed nonprofit orgenizetions
-.,vhich receive Community Development Block Grent funding built 1, 166 new housing units for low end
moderete income households. At the time of the 1985 report on their ectivities they hed 200 units under
construction, end 426 unitsplenned. During this seme time the orgenizetions rehebiliteted 1, 780 units
for lower income households, hed 426 units undergoing rehebilitetion, end hedplens to rehebilitete
1, 285 units.
SEC. 307. OTHER POWERS AND DUTIES OF THE ZONING ADMINISTRATOR.
In addition to those specified in Sections 302 through 306, and Sections 316 through
316.6 of this Code, the Zoning Administrator shall have the following powers and duties in
administration and enforcement of this Code. The duties described in this Section shell be
performed under the generel supePe'ision of the Director of'Pltmning, '1vho shell be kept informed o_fthe
ections of tlie Zoning Administretor.
* * * *
(I)
Exceptions from Certain Specific Code Standards Through
Administrative Review for Accessory Dwelling Units Constructed Pursuant to Section
207(c)(4) 207.4(c) of this Code. The Zoning Administrator may allow complete or partial relief
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 19
from the density limits and from the parking, rear yard, exposure, and/or open space
requirements of this Code when modification of the requirement would facilitate the
construction of an Accessory Dwelling Unit, as defined in Section 102 and meeting the
requirements of Section 207(c)(4) of this Code. The exposure requirements of Section 140
apply, except that subsection (a)(2) may be satisfied through windows facing an open area
that is at least 15 feet in every horizontal direction that is not required to expand on
subsequent floors. In considering any request for complete or partial relief from these Code
requirements, the Zoning Administrator shall facilitate the construction of such Accessory
Dwelling Units to the extent feasible and shall consider any criteria elsewhere in this Section
1 O
307 that he or she determines to be applicable. Nothing in this Section shall be interoreted as
allowing for an existing non-conforming use to be deemed conforming.
* * * *
Section 4. The Planning Code is hereby amended by revising Sections 209.1, 210.4,
710 through 747, and 810 through 818, 827, 828, 829, and 840 through 847, to read as
follows:
SEC. 209.1. RH (RESIDENTIAL, HOUSE) DISTRICTS.
* * * *
Table 209.1
ZONING CONTROL TABLE FOR RH DISTRICTS
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 20
P up to one unit
Pup to two
per lot. C up to
P up to two units per lot, if the
Pup to three
units per
Residential
one unit per
second unit is 600 sq. ft. or
units per lot. C
lot. Cup to
Density,
One unit 3,000 square
less. C up to one unit per
up to one unit
§ 207
one unit per
Dwelling
per lot.
feet of lot area,
3,000 square feet of lot area,
per 1,000
1,500 square
Units (7)
with no more
with no more than three units
square feet of
feet of lot
than three units per lot.
lot area.
area.
per lot.
* * * *
(7) Construction of Accessory Dwelling Units may be permitted pursuant to Section§'. 207(c)(4)
and 207(c){5).
SEC. 210.4. M DISTRICTS: INDUSTRIAL
* * * *
Table 210.4
ZONING CONTROL TABLE FORM DISTRICTS
****
Residential Uses
Residential
Density, Dwelling § 207
Unitsm
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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
Page 21
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.
* * * *
I
* * * *
(3) Construction o(Accessory Dwelling Units mav be permitted pursuant to Section 207 (c){4 ).
SEC. 710. NC-1 - NEIGHBORHOOD COMMERCIAL CLUSTER DISTRICT.
NC-1 Districts are intended to serve as local neighborhood shopping districts, providing
convenience retail goods and services for the immediately surrounding neighborhoods
primarily during daytime hours.
These NC-1 Districts are characterized by their location in residential neighborhoods,
often in outlying areas of the City. The commercial intensity of these districts varies. Many of
these districts have the lowest intensity of commercial development in the City, generally
consisting of small clusters with three or more commercial establishments, commonly grouped
around a corner; and in some cases short linear commercial strips with low-scale,
interspersed mixed-use (residential-commercial) development.
Building controls for the NC-1 District promote low-intensity development which is
compatible with the existing scale and character of these neighborhood areas. Commercial
development is limited to one story. Rear yard requirements at all levels preserve existing
backyard space.
NC-1 commercial use provisions encourage the full range of neighborhood-serving
convenience retail sales and services at the first story provided that the use size generally is
limited to 3,000 square feet. However, commercial uses and features which could impact
residential livability are prohibited, such as auto uses, financial services, general advertising
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 22
signs, drive-up facilities, hotels, and late-night activity; eating and drinking establishments are
restricted, depending upon the intensity of such uses in nearby commercial districts.
Housing development in new buildings is encouraged above the ground story in most
districts. Existing residential units are protected by prohibitions of conversions above the
ground story and limitations on demolitions. Accessory Dwelling Units are permitted within the
district on lots v,;ithin the boundt1:ries o._fBottrd ofSupervisors District 8 pursuant to S~ubsection
207(c)(4) of this Code.
Table 710. NEIGHBORHOOD COMMERCIAL CLUSTER DISTRICT NC-1
ZONING CONTROL TABLE
* * * *
Article 7
Code Section
****
§ 710.91
SPECIFIC PROVISIONS FOR NC-1 DISTRICTS
Other Code
Section
****
§ 207(c)(4)
Zoning Controls
****
CCESSORY DWELLING UNITS
Controls: An "Accessory Dwelling Unit," as defined in
Section 102 and meeting the requirements of Section
207(c)(4), is permitted to be constructed within an existing
building in areas that allow zoned for residential use or
within an existing and authorized auxiliary structure on the
same lot. provided that it does not eliminate or reduce a
SEC. 711. NC-2 - SMALL-SCALE NEIGHBORHOOD COMMERCIAL DISTRICT.
The NC-2 District is intended to serve as the City's Small-Scale Neighborhood
Commercial District. These districts are linear shopping streets which provide convenience
goods and services to the surrounding neighborhoods as well as limited comparison shopping
goods for a wider market. The range of comparison goods and services offered is varied and
often includes specialty retail stores, restaurants, and neighborhood-serving offices. NC-2
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 23
Districts are commonly located along both collector and arterial streets which have transit
routes.
These districts range in size from two or three blocks to many blocks, although the
commercial development in longer districts may be interspersed with housing or other land
uses. Buildings typically range in height from two to four stories with occasional one-story
commercial buildings.
The small-scale district controls provide for mixed-use buildings which approximate or
slightly exceed the standard development pattern. Rear yard requirements above the ground
story and at. residential levels preserve open space corridors of interior blocks.
1 O
Most new commercial development is permitted at the ground and second stories.
Neighborhood-serving businesses are strongly encouraged. Eating and drinking and
entertainment uses, however, are confined to the ground story. The second story may be
used by some retail stores, personal services, and medical, business and professional offices.
Parking and hotels are monitored at all stories. Limits on late-night activity, drive-up facilities,
and other automobile uses protect the livability within and around the district, and promote
continuous retail frontage.
Housing development in new buildings is encouraged above the ground story. Existing
residential units are protected by limitations on demolition and upper-story conversions.
Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c)(4) ofthis
Code.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 24
Table 711. SMALL-SCALE NEIGHBORHOOD COMMERCIAL DISTRICT NC-2
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
NC-2 Controls by Story
§ 790.118
1st
I
2nd
I 3rd+
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
Generally, up to 1 unit per 800 sq. ft. lot
711.91 Dwelling Unit Density
§ 207
area jj
§ 207(c)
* * * * * * * *
* * * *
* * * *
PECIFIC PROVISIONS FOR NC-2 DISTRICTS
Article 7
Other Code
Code Section
Section
Zoning Controls
* * * *
* * * *
* * * *
!ACCESSORY DWELLING UNITS
!Boundaries: Within the boundaries of the NC-2 Districts.
Controls: An "Accessorv Dwellimz Unit "as defined in Section 102
¢ 711.91
and meetimz the reauirements of Section 207(c)(4) is vermitted to
€ 207(c)(4)
be constructed within an existim! buildim! in areas that allow
residential use or within an existim! and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a zround-storv retail or commercial svace.
SEC. 712. NC-3 - MODERATE-SCALE NEIGHBORHOOD COMMERCIAL DISTRICT.
NC-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.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 25
NC-3 Districts are linear districts located along heavily trafficked thoroughfares which also
serve as major transit routes.
NC-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 typically range in
height from two to four stories with occasional taller structures.
NC-3 building standards permit moderately large commercial uses and buildings. Rear
yards are protected at residential levels.
A diversified commercial environment is encouraged for the NC-3 District, and a wide
variety of uses are permitted with special emphasis on neighborhood-serving businesses.
Eating and drinking, entertainment, 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 on lots within the bounderies ofBoerd of
Supervisors District 8 pursuant to S~ubsection 207(c)(4) of this Code.
Table 712. MODERATE-SCALE NEIGHBORHOOD COMMERCIAL DISTRICT NC-3
ZONING CONTROL TABLE
* * * *
SPECIFIC PROVISIONS FOR NC-3 DISTRICTS
Article 7
Other Code
Code Section
Section
****
****
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
****
Page 26
§ 712.91
§ 207(c)(4)
CCESSORY DWELLING UNITS
Boundaries:-Within the boundaries of the NC-3 Districts
Controls: An "Accessory Dwelling Unit," as defined in
Section 102 and meeting the requirements of Section
207(c)(4), is permitted to be constructed within an existing
building in areas that allow zoned for residential use or
within an existing and authorized auxiliary structure on the
same lot. provided that it does not eliminate or reduce a
SEC. 713. NC-S - NEIGHBORHOOD COMMERCIAL SHOPPING CENTER DISTRICT.
NC-S Districts are intended to serve as small shopping centers or supermarket sites
which provide retail goods and services for primarily car-oriented shoppers. They commonly
contain at least one anchor store or supermarket, and some districts also have small medical
office buildings. The range of services offered at their retail outlets usually is intended to serve
the immediate and nearby neighborhoods. These districts encompass some of the most
recent (post-1945) retail development in San Francisco's neighborhoods and serve as an
alternative to the linear shopping street.
Shopping centers and supermarket sites contain mostly one-story buildings which are
removed from the street edge and set in a parking lot. Outdoor pedestrian activity consists
primarily of trips between the parking lot and the stores on-site. Ground and second stories
are devoted to retail sales and some personal services and offices.
The NC-S standards and use provisions allow for medium-size commercial uses in low-
scale buildings. Rear yards are not required for new development. Most neighborhood-serving
retail businesses are permitted at the first and second stories, but limitations apply to fast-food
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 27
restaurants and take-out food uses. Some auto uses are permitted at the first story. Limited
storage and administrative service activities are permitted with some restrictions.
Housing development in new buildings is permitted. Existing residential units are
protected by limitations on demolitions and prohibitions of upper-story conversions. Accessory
Dwelling Units are permitted within the district on lots ·within the boundctrics ofBoctrd o.fSupervisors
District 8 pursuant to S§'.ubsection 207(c)(4) of this Code.
Table 713. NEIGHBORHOOD COMMERCIAL SHOPPING CENTER DISTRICT NC-S
ZONING CONTROL TABLE
* * * *
SPECIFIC PROVISIONS FOR NC-S DISTRICTS
Article 7
Other Code
Zoning Controls
Code Section
Section
****
****
****
ACCESSORY DWELLING UNITS
Boundaries:-Within the boundaries o[_the NC-S Districts
n_
7 --" (1._ __
_,_
,.,.,_.
• _, 0
,
T. 1.
., fl 1 t:
~
~ ~J
"J:
fJJJ1J u..__,"u" f,VC-V
,,,,, '--''"I.JI/".!
_.I._,~._,_..._ .......
Controls: An "Accessory Dwelling Unit," as defined in
Section 102 and meeting the requirements of Section
§ 713.91
§ 207(c)(4)
207(c)(4), is permitted to be constructed within an existing
building in areas that allow zoned for residential use or
within an existing and authorized auxiliary structure on the
same lot, 12.rovided that it does not eliminate or reduce a
leround storv retail or commercial snace.
SEC. 714. BROADWAY NEIGHBORHOOD COMMERCIAL DISTRICT.
****
Article 7
Code
Section
Other
Code
Section
SPECIFIC PROVISIONS FOR THE BROADWAY
NEIGHBORHOOD COMMERCIAL DISTRICT
Zoning Controls
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 28
****
****
****
~CCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Broadway NCO.
Controls: An "Accessory Dwelling Unit," as defined in Section 102
§§ 714,
§
and meeting the requirements of Section 207(c)(4),_ is permitted to be
714.91
207(c)(4) constructed within an existing building in areas that allow zoned for
residential use or within an existing and authorized auxiliary structure
on the same lot. provided that it does not eliminate or reduce a ground-
istorv retail or commercial svace.
* * * *
* * * *
* * * *
SEC. 715. CASTRO STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
****
lArticle 7
Code
Section
§.§: 715,
1'71C 1'1
....__.._.._ .....
715.91
1'71C n?
-"- _, ......... _,
Other
Code
Section
§
SPECIFIC PROVISIONS FOR THE CASTRO STREET
NEIGHBORHOOD COMMERCIAL DISTRICT
Zoning Controls
~CCESSORY DWELLING UNITS
Boundaries: Boerd o.fSupervisors District 8 extent on July 1, 2015. Within
the boundaries of the Castro Street NCO.
Controls: An "Accessory Dwelling Unit," as defined in Section 102
and meeting the requirements of Section 207(c)(4), is permitted to be
207(c)(4)
constructed within an existing building in areas that allow zoned for
residential use or within an existing and authorized auxiliary structure
on the same lot. provided that it does not eliminate or reduce a ground-
istorv retail or commercial svace.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 29
SEC. 716. INNER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Inner Clement Street Commercial District is located on Clement Street between
Arguello Boulevard and Funston Avenue in the eastern portion of the Richmond District of
northwest San Francisco. The district provides a wide selection of convenience goods and
services for the residents of the Inner Richmond neighborhood. Inner Clement Street has one
of the greatest concentrations of restaurants of any commercial street in San Francisco,
drawing customers from throughout the City and region. There are also a significant number
of professional, realty, and business offices as well as financial institutions. The pleasant
pedestrian character of the district is derived directly from the intensely active retail frontage
on Clement Street.
The Inner Clement Street District controls are designed to promote development that is
consistent with its existing land use patterns and to maintain a harmony of uses that supports
the district's vitality. The building standards allow small-scale buildings and uses, protecting
rear yards above the ground story and at residential levels. In new development, most
commercial uses are permitted at the first two stories, although certain limitations apply to
uses at the second story. Special controls are necessary to preserve the equilibrium of
neighborhood-serving convenience and comparison shopping businesses and protect
adjacent residential livability. These controls prohibit additional financial service and limit
additional eating and drinking establishments, late-night commercial uses and ground-story
entertainment uses. In order to maintain the street's active retail frontage, controls also
prohibit most new automobile and drive-up uses.
Housing development is encouraged in new buildings above the ground story. Existing
residential units are protected by prohibitions on upper-story conversions and limitations on
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 30
demolitions. Accessory Dwelling Units are permitted within the district pursuant to subsection
207(c){4) ofthis Code.
Table 716. INNER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
Inner Clement Street Controls by
Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
Generally, up to 1 unit per 600 sq. ft. lot
716.91 Dwelling Unit Density
§ 207
area :fi
§ 207(c)
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE INNER CLEMENT STREET NEIGHBORHOOD
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
SS 716 716.91
6 207(c)(4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
COMMERCIAL DISTRICT
Zoning Controls
* * * *
l4CCESSORY DWELLING UNITS
Roundaries: Within the boundaries of the Inner Clement Street
NCD.
Controls: An "Accessorv Dwellinf! Unit " as defined in Section 102
and meetinf! the reauirements of Section 207(c)(4). is vermitted to
be constructed within an existinf! buildinf! in areas that allow
residential use or within an existinf! and authorized auxiliarv
Page 31
I.Structure on the same lot vrovided that it does not eliminate or
reduce a eround-storv retail or commercial svace.
SEC. 717. OUTER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Outer Clement Street Neighborhood Commercial District is located on Clement
Street between 19th Avenue and 27th Avenue in the western portion of the Richmond District.
The shopping area contains small-scale convenience businesses, as well as many
restaurants and a movie theater. The district's restaurants serve a neighborhood and Citywide
clientele during the evening hours, while convenience shopping uses cater for the most part to
daytime neighborhood shoppers. Outer Clement Street contains many mixed-use buildings
with some fully commercial and fully residential buildings interspersed between them.
The Outer Clement Street District controls are designed to promote development that is
in keeping with the district's existing small-scale, mixed-use character. The building standards
monitor large-scale development and protect rear yards at all levels. Future commercial
growth is directed to the ground story in order to promote more continuous and active retail
frontage. Additional eating and drinking establishments are regulated to prevent over-
concentration, while ground-story entertainment and financial service uses are monitored in
order to limit the problems of traffic, congestion, noise and late-night activity associated with
such uses and to protect existing neighborhood-serving businesses. Other controls restricting
late-night activity, hotels, automobile uses, and drive-up facilities are designed to preserve the
low-intensity character of the district.
Housing development in new buildings is encouraged above the ground story. Existing
residential units are protected by prohibitions of upper-story conversions and limitations on
demolitions. Accessory Dwelling Units are permitted within the district pursuant to subsection
207(c)(4) ofthis Code.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 32
Table 717. OUTER CLEMENT STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
Outer Clement Street Controls by
Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
Generally, up to 1 unit per 600 sq. ft. lot
717.91 Dwelling Unit Density
§ 207
area#.
§ 207(c)
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE OUTER CLEMENT STREET NEIGHBORHOOD
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
0 0 717 717. 91
$ 207(c)(4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
COMMERCIAL DISTRICT
Zoning Controls
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Outer Clement Street
NCD.
Controls: An "Accessorv Dwellinz Unit " as defined in Section 102
and meetinz the reauirements of Section 207(c)(4). is vermitted to
be constructed within an existinz buildinz in areas that allow
residential use or within an existinz and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a zround-storv retail or commercial svace.
Page 33
SEC. 718. UPPER FILLMORE STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Upper Fillmore Street Neighborhood Commercial District is situated in the south-
central portion of Pacific Heights. It runs north-south along Fillmore Street from Jackson to
Bush and extends west one block along California and Pine Streets. This medium-scaled,
multi-purpose commercial district provides convenience goods to its immediate neighborhood
as well as comparison shopping goods and services on a specialized basis to a wider trade
area. Commercial businesses are active during both day and evening and include a number
of bars, restaurants, specialty groceries, and specialty clothing stores.
The Upper Fillmore District controls are designed to protect the existing building scale
and promote new mixed-use development which is in character with adjacent buildings.
Building standards regulate large lot and use development and protect rear yards above the
ground story and at residential levels. Most commercial uses are permitted at the first two
stories of new buildings. Special controls are designed to preserve the existing equilibrium of
neighborhood-serving convenience and specialty commercial uses. In order to maintain
convenience stores and protect adjacent livability, additional bars (unless part of a full-service
restaurant) and formula retail establishments are prohibited, other eating and drinking
establishments and self-service specialty foods require conditional use authorization and
ground-story entertainment and financial service uses are limited. In order to promote
continuous retail frontage, drive-up and most automobile uses are prohibited.
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 subsection 207(c)(4) of this
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 34
Table 718. UPPER FILLMORE STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
Upper Fillmore Street Controls by
Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * Residential Use
* * * *
* * * *
I****
I****
Generally, up to 1 unit per 600 sq. ft. lot
718.91 Dwelling Unit Density
§ 207
area "jj:
§ 207(c)
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE UPPER FILLMORE STREET NEIGHBORHOOD
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
6' 6' 718 718. 91
6' 207(c)(4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
COMMERCIAL DISTRICT
Zoning Controls
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Uvver Fillmore Street
WQ2_
Controls: An "Accessorv Dwellim! Unit " as defined in Section 102
and meetinf! the reauirements of Section 207(c)(4). is vermitted to
be constructed within an existinf! buildinf! in areas that allow
residential use or within an existinf! and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a f!round-storv retail or commercial svace.
Page 35
SEC. 719. HAIGHT STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
Northwest of the City's geographical center, the Haight Street Neighborhood
Commercial District is located in the Haight-Ashbury neighborhood, extending along Haight
Street between Stanyan and Central Avenue, including a portion of Stanyan Street between
Haight and Beulah. The shopping area provides convenience goods and services to local
Haight-Ashbury residents, as well as comparison shopping goods and services to a larger
market area. The commercial district is also frequented by users of Golden Gate Park on
weekends and by City residents for its eating, drinking, and entertainment places. Numerous
housing units establish the district's mixed residential-commercial character.
1 O
The Haight Street District controls are designed to protect the existing building scale
and promote new mixed-use development which is in character with adjacent buildings. The
building standards regulate large-lot and use development and protect rear yards above the
ground story and at residential levels. To promote the prevailing mixed-use character, most
commercial uses are directed primarily to the ground story with some upper-story restrictions
in new buildings. In order to maintain the balanced mix and variety of neighborhood-serving
commercial uses and regulate the more intensive commercial uses which can generate
congestion and nuisance problems, special controls prohibit additional drinking uses, limit
additional eating establishments, restrict expansion and intensification of existing eating and
drinking establishments, and limit entertainment and tourist hotels. Prohibitions of most
automobile and drive-up uses protect the district's continuous retail frontage.
Housing development in new buildings is encouraged above the ground story. Existing
residential units are protected by prohibition of upper-story conversions and limitations on
demolitions. Accessory Dwelling Units are permitted within the district pursuant to subsection
207(c){4) ofthis Code.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 36
****
No.
Table 719. HAIGHT STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
Zoning Category
§ References
Haight Street Controls by Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
Generally, up to 1 unit per 600 sq. ft. lot
719.91 Dwelling Unit Density
§ 207
area§_ 207(c). ii.
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE HAIGHT STREET NEIGHBORHOOD COMMERCIAL
DISTRICT
Article 7
Code
Section
* * * *
H 719 719.91
Other Code
Section
* * * *
¢ 207(c)(4)
Zoning Controls
* * * *
!ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Haizht Street NCD.
Controls: An "Accessorv Dwellinz Unit " as defined in Section 102
and meetinz the reauirements of Section 207(c)(4) is vermitted to
be constructed within an existinz buildinz in areas that allow
residential use or within an existinz and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a rrround-storv retail or commercial svace.
SEC. 720. HAYES-GOUGH NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
The Hayes-Gough Neighborhood Commercial Transit District is located within walking
distance of the Civic Center, lying west of Franklin Street and east of Laguna Street, with its
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 37
southern edge generally at Lily Street, with an extension sough along both sides of Octavia
Boulevard to Market Street. This mixed-use commercial district contains a limited range of
retail commercial activity, which primarily caters to the immediate need of the neighborhood.
The few comparison goods that it does provide attract clientele from a wider area outside its
neighborhood, mostly the Performing Arts and Civic Center workers and visitors. There are a
number of restaurants and art galleries, but other types of retail activity are limited.
The Hayes-Gough District controls are designed to allow for growth and expansion that
is compatible with the existing building and use scales. Building standards protect the
moderate building and use size and require rear yards at residential levels. To maintain the
1 O
mixed-use character of the district, most commercial uses are permitted at the first and
second stories and housing is strongly encouraged at the third story and above. In order to
encourage lively pedestrian-oriented commercial activity, but restrict certain sensitive and
problematic uses, eating and drinking, and entertainment uses are directed to the ground
story. Retail sales activity, especially neighborhood-serving businesses, is further promoted
by restricting new ground-story medical, business and professional offices. To protect
continuous frontage, drive-up and most automobile uses are prohibited, above-ground parking
is required to be setback or below ground, and active, pedestrian-oriented ground floor uses
are required on Hayes Street and portions of Octavia Boulevard.
Housing development in new buildings is encouraged above the second story, and is
controlled not by lot area but by physical envelope controls. Existing residential units are
protected by limitations on demolitions, mergers, subdivisions, and upper-story conversions.
Given the area's central location and accessibility to the downtown and to the City's transit
network, accessory parking for residential uses is not required. The code controls for this
district are supported and augmented by design guidelines and policies in the Market and
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 38
Octavia Area Plan of the General Plan. Accessory Dwelling Units are permitted within the district
pursuant to subsection 207(c){4) ofthis Code.
Table 720. HAYES-GOUGH NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
Hayes-Gough Transit Controls by
Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
No residential density limit by lot area.
Density restricted by physical envelope
controls of height, bulk, setbacks, open
space, exposure and other applicable
controls of this and other Codes, as well
720.91 Dwelling Unit Density
§ 207
as by applicable design guidelines,
applicable elements and area plans of
the General Plan, and design review by
the Planning Department.
§§ 207(c)fi, 207.6
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE HAYES-GOUGH NEIGHBORHOOD COMMERCIAL
TRANSIT DISTRICT
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
SS 720 720.91
¢ 207(c)(4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
* * * *
'ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Haves-Gouf!h NCT.
Controls: An "Accessorv Dwellinf! Unit " as defined in Section I 02
and meetinf! the reauirements of Section 207(c)(4) is vermitted to
Page 39
be constructed within an existinz buildinz in areas that allow
residential use or within an existinz and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a zround-storv retail or commercial svace.
SEC. 721. UPPER MARKET STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Upper Market Street Neighborhood Commercial District, on Market Street at
Castro, is situated at the border of the Eureka Valley, Buena Vista, and Duboce Triangle
neighborhoods. Upper Market Street is a multi-purpose commercial district that provides
limited convenience goods to adjacent neighborhoods, but also serves as a shopping street
for a broader trade area. A large number of offices are located on Market Street within easy
transit access to downtown. The width of Market Street and its use as a major arterial diminish
the perception of the Upper Market Street District as a single commercial district. The street
appears as a collection of dispersed centers of commercial activity, concentrated at the
intersections of Market Street with secondary streets.
This district is well served by transit and is anchored by the Castro Street Station of the
Market Street subway and the F-Market historic streetcar line. The F, K, L, and M streetcar
lines traverse the district, and the Castro Station serves as a transfer point between light rail
and crosstown and neighborhood bus lines. Additionally, Market Street is a primary bicycle
corridor. 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
Market Street to preserve and enhance the pedestrian-oriented character and transit function.
The Upper Market Street district controls are designed to promote moderate-scale
development which contributes to the definition of Market Street's design and character. They
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 40
are also intended to preserve the existing mix of commercial uses and maintain the livability of
the district and its surrounding residential areas. Large-lot and use development is reviewed
for consistency with existing development patterns. Rear yards are protected at residential
levels. To promote mixed-use buildings, most commercial uses are permitted with some
limitations above the second story. In order to maintain continuous retail frontage and
preserve a balanced mix of commercial uses, ground-story neighborhood-serving uses are
encouraged, and eating and drinking, entertainment, and financial service uses are limited.
Continuous frontage is promoted by prohibitions of most automobile and drive-up uses.
Housing development in new buildings is encouraged above the second story. Existing
upper-story residential units are protected by limitations on demolitions and upper-story
conversions. Accessory Dwelling Units are permitted within the district on lots within the
bounderics ofBoer-d ofSbtpcA>·isors District 8 pursuant to S~ubsection 207(c)(4) of this Code.
Table 721. UPPER MARKET STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
****
~rticle 7
Code
Section
* * * *
§§_]l]_,_
721.91
SPECIFIC PROVISIONS FOR THE UPPER MARKET STREET
NEIGHBORHOOD COMMERCIAL DISTRICT
Other
Code
Zoning Controls
Section
* * * *
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Upper Market Street NCO.
§
Controls: An "Accessory Dwelling Unit," as defined in Section 102
207(c)(4) and meeting the requirements of Section 207(c)(4 ), is permitted to be
constructed within an existing building in areas that allow zoned for
residential use or within an existing and authorized auxiliary structure
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 41
on the same lot. provided that it does not eliminate or reduce a ground-
storv retail or commercial svace.
SEC. 722. NORTH BEACH NEIGHBORHOOD COMMERCIAL DISTRICT.
****
SPECIFIC PROVISIONS FOR THE NORTH BEACH NEIGHBORHOOD COMMERCIAL
DISTRICT
!Article 7 Other
Code
Code
Zoning Controls
Section
Section
****
****
****
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the North Beach NCO.
Controls: An "Accessory Dwelling Unit," as defined in Section 102
§§ 722,
§
and meeting the requirements of Section 207(c)(4Lis permitted to be
722.91
207(c)(4) constructed within an existing building in areas that allow =onedfor
residential use or within an existing and authorized auxiliary structure
on the same lot, provided that it does not eliminate or reduce a ground-
storv retail or commercial svace.
* * * *
* * * *
* * * *
SEC. 723. POLK STREET NEIGHBORHOOD COMMERCIAL .
****
SPECIFIC PROVISIONS FOR THE POLK STREET NEIGHBORHOOD COMMERCIAL
DISTRICT
lArticle 7 Other
Code
Code
Zoning Controls
Section
Section
****
****
****
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 42
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Polk Street NCO.
Controls: An "Accessory Dwelling Unit," as defined in Section 102
§f..W,_
§
and meeting the requirements of Section 207(c)(4),__is permitted to be
723.91
207(c)(4) constructed within an existing building in areas that allow zoned for
residential use or within an existing and authorized auxiliary structure
on the same lot. provided that it does not eliminate or reduce a ground-
istorv retail or commercial svace.
SEC. 724. SACRAMENTO STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
Located in the Presidio Heights neighborhood in north-central San Francisco, the
Sacramento Street Neighborhood Commercial District functions as a small-scale linear
shopping area. It extends along Sacramento Street between Lyon and Spruce. Interspersed
among residential buildings and garages, the district's daytime-oriented retail stores provide a
limited array of convenience goods to the immediate neighborhood. Sacramento Street also
has many elegant clothing, accessory, and antique stores and services, such as hair salons,
which attract customers from a wider trade area. Its numerous medical and business offices
draw clients from throughout the City. Evening activity in the district is limited to one movie
theater, a few restaurants, and some stores near Presidio Avenue.
The Sacramento Street District controls are designed to promote adequate growth
opportunities for development that is compatible with the surrounding low-density residential
neighborhood. The building standards monitor large-scale development and protect rear yards
at the grade level and above. Most new commercial development is permitted at the first
story; general retail uses are permitted at the second story only if such use would not involve
conversion of any existing housing units. Special controls are designed to protect existing
neighborhood-serving ground-story retail uses. New medical service uses are prohibited at all
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 43
stories except a change of use is permitted on the first story or below from a business or
professional service use to medical service use under certain circumstances. Personal and
business services are restricted at the ground story and prohibited on upper stories. Limits on
new ground-story eating and drinking uses, as well as new entertainment and financial service
uses, are intended to minimize the environmental impacts generated by the growth of such
uses. The daytime orientation of the district is encouraged by prohibiting bars and restricting
late-night commercial activity. New hotels and parking facilities are limited in scale and
operation to minimize disruption to the neighborhood. Most new automobile and drive-up uses
are prohibited to promote continuous retail frontage.
Housing development in new buildings is encouraged above the second story. Existing
residential units are protected by limitations on demolitions and prohibitions of upper-story
conversions. Accessory Dwelling Units are permitted within the district pursuant to subsection
207(c)(4) ofthis Code.
Table 724. SACRAMENTO STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
§ 790.118
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
724.91 Dwelling Unit Density
* * * * * * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
* * * *
§ 207
* * * *
Sacramento Street Controls by
Story
1st
I
2nd
I 3rd+
* * * *
I****
I****
Generally, up to 1 unit per 800 sq. ft. lot
area
§ 207(c)tl
* * * *
Page 44
SPECIFIC PROVISIONS FOR THE SACRAMENTO STREET NEIGHBORHOOD
COMMERCIAL DISTRICT
Article 7
Other Code
Code
Section
Zoning Controls
Section
* * * *
* * * *
* * * *
!ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Sacramento Street NCD.
Controls: An "Accessorv Dwellinz Unit " as defined in Section 102
SS 724 724.91
and meetinz the reauirements of Section 207(c)(4) is nermitted to
S 207fc)f4>
be constructed within an existinz buildinz in areas that allow
residential use or within an existinz and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a zround-storv retail or commercial svace.
SEC. 725. UNION STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Union Street Commercial District is located in northern San Francisco between the
Marina and Pacific Heights neighborhoods. The district lies along Union Street between Van
Ness Avenue and Steiner, including an arm extending north on Fillmore Street to Lombard. The
shopping area provides limited convenience goods for the residents of sections of the Cow
Hollow, Golden Gate Valley, and Pacific Heights neighborhoods immediately surrounding the
street. Important aspects of Union Street's business activity are eating and drinking
establishments and specialty shops whose clientele comes from a wide trade area. There are
also a significant number of professional, realty, and business offices. Many restaurants and
bars as well as the district's two movie theaters are open into the evening hours, and on
weekends the street's clothing, antique stores and galleries do a vigorous business.
The Union Street District controls are designed to provide sufficient growth opportunities
for commercial development that is in keeping with the existing scale and character, promote
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 45
continuous retail frontage, and protect adjacent residential livability. Small-scale buildings and
neighborhood-serving uses are promoted, and rear yards above the ground story and at all
residential levels are protected. Most commercial development is permitted at the first two
stories of new buildings, while retail service uses are monitored at the third story and above.
Controls are necessary to preserve the remaining convenience businesses and to reduce the
cumulative impacts which the growth of certain uses have on neighborhood residents. Such
controls prohibit additional drinking establishments and limit additional eating establishments,
entertainment, and financial service uses. Most automobile and drive-up uses are prohibited in
order to maintain continuous retail frontage and minimize further traffic congestion.
1 O
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 subsection 207 (c){4) ofthis
Code.
Table 725. UNION STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
§ 790.118
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
725.91 Dwelling Unit Density
* * * * * * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
* * * *
§ 207
* * * *
Union Street Controls by Story
1st
I
2nd
I 3rd+
* * * *
I****
I****
Generally, up to 1 unit per 600 sq. ft. lot
area
§ 207(c)jj
* * * *
Page 46
SPECIFIC PROVISIONS FOR THE UNION STREET NEIGHBORHOOD COMMERCIAL
DISTRICT
Article 7
Other Code
Code
Zoning Controls
Section
Section
* * * *
* * * *
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Union Street NCD.
Controls: An "Accessorv Dwel!inf! Unit " as defined in Section 102
00 725 725.91
and meetinf! the reauirements of Section 207(c)(4) is vermitted to
o 207(c)(4)
be constructed within an existinf! buildinf! in areas that allow
residential use or within an existinf! and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a f!round-storv retail or commercial svace.
SEC. 726. VALENCIA STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
***
SPECIFIC PROVISIONS FOR THE VALENCIA STREET NEIGHBORHOOD COMMERCIAL
TRANSIT DISTRICT
Article 7 Other
Code
Code
Zoning Controls
Section
Section
****
****
****
A.CCESSORY DWELLING UNITS
§.§: 726,
Boundaries: Within the boundaries o(_the Valencia Street NCT JJ.eerd e/'
§
IC'. --
-
n;n~--· .~ 0
T. 1-
1 ')n 1 J;;
726.91
·-
.~
r---w_r._,'
"U'--'
IJ
............ -~w
-
'-'
-
-w
-
IV"Vi'llJ
.LJ "-1\.J.L o./ •
207(c)(4)
Controls: An "Accessory Dwelling Unit," as defined in Section 102
and meeting the requirements of Section 207(c)(4), is permitted to be
Supervisors Farrell, Wiener, Peskin
I BOARD OF SUPERVISORS
Page 47
I
constructed within an existing building in areas that allow zoned for
residential use or within an existing and authorized auxiliary structure
on the same lot. provided that it does not eliminate or reduce a ground-
lstorv retail or commercial svace ..
SEC. 727. 24TH STREET - MISSION NEIGHBORHOOD COMMERCIAL TRANSIT
DISTRICT.
The 24th Street - Mission Neighborhood Commercial Transit District is situated in the
Inner Mission District on 24th Street between Bartlett Street and San Bruno Avenue. This
mixed-use district provides convenience goods to its immediate neighborhood as well as
comparison shopping goods and services to a wider trade area. The street has a great
number of Latin American restaurants, grocery stores, and bakeries as well as other gift and
secondhand stores. Most commercial businesses are open during the day while the district's
bars and restaurants are also active in the evening. Dwelling units are frequently located
above the ground-story commercial uses.
The 24th Street - Mission Neighborhood Commercial Transit District controls are
designed to provide potential for new development consistent with the existing scale and
character. Small-scale buildings and neighborhood-serving uses are encouraged, and rear
yard corridors above the ground story and at residential levels are protected. Most commercial
uses are encouraged at the ground story, while service uses are permitted with some
limitations at the second story. Special controls are necessary to preserve the unique mix of
convenience and specialty commercial uses. In order to maintain convenience stores and
protect adjacent livability, new bars and fast-food restaurants are prohibited, and limitations
apply to the development and operation of ground-story full-service restaurants, take-out food
and entertainment uses. Continuous retail frontage is maintained and encouraged by
prohibiting most automobile and drive-up uses, banning curb cuts, and requiring active,
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 48
pedestrian-oriented ground floor uses. Parking is not required, and any new parking required
to be set back or below ground.
Housing development in new buildings is encouraged above the ground story. Housing
density is not controlled by the size of the lot but by requirements to supply a high percentage
of larger units and by physical envelope controls. Existing housing units are protected by
prohibitions on upper-story conversions and limitations on demolitions, mergers, and
subdivisions. Given the area's central location and accessibility to the City's transit network,
accessory parking for residential uses is not required. Accessory Dwelling Units are permitted on
within the district pursuant to subsection 207(c){4) ofthis Code.
Table 727. 24TH STREET- MISSION NEIGHBORHOOD COMMERCIAL TRANSIT
DISTRICT ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
24th Street - Mission Transit
Controls by Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
727.91 Dwelling Unit Density
§ 207
No density limit fl
§ 207(c)
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE 24TH STREET - MISSION NEIGHBORHOOD
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
¢727 727.91
¢ 207(c)f4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
COMMERCIAL TRANSIT DISTRICT
Zoning Controls
* * * *
!ACCESSORY DWELLING UNITS
'tBoundaries: Within the boundaries of the 24th Street Mission NCT.
Page 49
Controls: An "Accessorv Dwellinz Unit " as defined in Section 102
and meetinz the reauirements of Section 207(c)(4) is vermitted to
be constructed within an existinz buildinz in areas that allow
residential use or within an existinz and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a rrround-storv retail or commercial snace.
SEC. 728. 24TH STREET- NOE VALLEY NEIGHBORHOOD COMMERCIAL DISTRICT.
****
Article 7
Code
Section
****
§§ 728,
728.91
SPECIFIC PROVISIONS FOR THE 24TH STREET - NOE VALLEY
NEIGHBORHOOD COMMERCIAL DISTRICT
Other
Code
Zoning Controls
Section
****
****
~CCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the 24th Street - Noe Valley
NCO Board ofSupervisors District 8 extant on July 1, 2015.
Controls: An "Accessory Dwelling Unit,'' as defined in Section 102
§
and meeting the requirements of Section 207(c)(4),_is permitted to be
207(c)(4)
constructed within an existing building zoned for residential use or
within an existing and authorized auxiliary structure on the same lotJ..
vrovided that it does not eliminate or reduce a zround-storv retail or
commercial svace.
SEC. 729. WEST PORTAL AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT.
Located in the southwestern part of the City, the West Portal Avenue Neighborhood
Commercial District stretches for three long blocks along West Portal Avenue from Ulloa
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 50
Street to 15th Avenue and extends one block east along Ulloa Street from the Twin Peaks
Tunnel entrance to Claremont Boulevard. West Portal Avenue provides a selection of goods
and services for customers coming mainly from the surrounding west of Twin Peaks and
Sunset single-family residential neighborhoods. The lively, small-scale retail frontage is
interrupted at several locations by large-scale financial institutions which take up a large
amount of commercial ground-story frontage. More than half of the number of medical,
professional and business offices are located at the ground level. Except for one three-movie
theater complex, West Portal offers no entertainment uses and its restaurants are mainly
family-oriented.
1 O
The West Portal Avenue District controls are designed to preserve the existing family-
oriented, village character of West Portal Avenue. The building standards limit building heights
to 26 feet and two stories and maintain the existing pattern of rear yards at the ground level
and above. The height, bulk and design of new development, especially on large lots, should
respect the small-scale character of the district and its surrounding residential neighborhoods.
Lot mergers creating large lots are discouraged. Individual nonresidential uses require
conditional use permits above 2,500 square feet and are restricted to 4,000 square feet as an
absolute limit to conform with the existing small use sizes in the district.
Special controls on commercial uses are designed to protect the existing mix of
ground-story retail uses and prevent further intensification and congestion in the district. No
new financial services are permitted. Because the district and surrounding neighborhoods are
well served by the existing number of eating and drinking establishments, new bars,
restaurants and take-out food generally are discouraged: any proposed new establishment
should be carefully reviewed to ensure that it is neighborhood-serving and family-oriented,
and will not involve high-volume take-out food or generate traffic, parking, or litter problems.
Medical, business or professional services are permitted at the first two stories, but additional
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 51
ground-story locations are to be closely monitored to ensure that the current balance between
retail and office uses is maintained. Existing service stations are encouraged to continue
operating, but changes in their size, operation, or location are subject to review. Other
automotive uses are prohibited. The neighborhood-oriented, retail character of the district is
further protected by prohibiting hotels and nonretail uses. The daytime orientation of the
district is maintained by prohibitions of entertainment uses and late-night commercial
operating hours.
Housing development is limited. Existing residential units are protected by
limitations on demolition and prohibition of upper-story conversions; new construction is to be
1 O
carefully reviewed to ensure appropriate scale, design and compatibility with adjacent
development. Accessory Dwelling Units are permitted within the district pursuant to subsection
207(c)(4) ofthis Code.
Table 729. WEST PORTAL AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
§ 790.118
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
729.91 Dwelling Unit Density
* * * * * * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
* * * *
§ 207
* * * *
West Portal Avenue Controls by
Story
1st
I
2nd
I 3rd+
* * * *
I****
I****
Generally, up to 1 unit per 800 sq. ft. lot
areajt
§ 207(c)
* * * *
Page 52
SPECIFIC PROVISIONS FOR THE WEST PORTAL AVENUE NEIGHBORHOOD
COMMERCIAL DISTRICT
Article 7
Other Code
Code
Section
Zoning Controls
Section
* * * *
* * * *
* * * *
IACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the West Portal Avenue
l:Ef2_
Controls: An "Accessorv Dwelline Unit " as defined in Section 102
QQ 729 729.91
6 207(c)(4)
and meetine the reauirements of Section 207(c)(4). is nermitted to
be constructed within an existine buildine in areas that allow
residential use or within an existine and authorized auxiliarv
!structure on the same lot vrovided that it does not eliminate or
reduce a rzround-storv retail or commercial soace.
SEC. 730. INNER SUNSET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Inner Sunset Neighborhood Commercial District is located in the Inner Sunset
neighborhood, consisting of the NC-2 district bounded by Lincoln Way on the north, Fifth
Avenue on the east, Kirkham Street on the south, and Nineteenth Avenue on the west. The
shopping area provides convenience goods and services to local Inner Sunset residents, as
well as comparison shopping goods and services to a larger market area. The commercial
district is also frequented by users of Golden Gate Park on weekends and by City residents for
its eating, drinking, and entertainment places. Numerous housing units establish the district's
mixed residential-commercial character.
The Inner Sunset District controls are designed to protect the existing building scale and
promote new mixed-use development which is in character with adjacent buildings. The building
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 53
standards regulate large-lot and use development and protect rear yards above the ground
story and at residential levels. To promote the prevailing mixed use character, most commercial
uses are directed primarily to the ground story with some upper-story restrictions in new
buildings. In order to maintain the balanced mix and variety of neighborhood-serving
commercial uses and regulate the more intensive commercial uses which can generate
congestion and nuisance problems, special controls prohibit additional eating and drinking
uses, restrict expansion and intensification of existing eating and drinking establishments, and
limit entertainment and tourist hotels. Prohibitions of most automobile and drive-up uses protect
the district's continuous retail frontage.
1 o
Housing development in new buildings is encouraged above the ground story. Existing
residential units are protected by prohibition of upper-story conversions and limitations on
demolitions. Accessory Dwelling Units are permitted within the district pursuant to subsection
207(c){4) ofthis Code.
Table 730. INNER SUNSET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
§ 790.118
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
730.91 Dwelling Unit Density
* * * * * * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
* * * *
§ 207
* * * *
Inner Sunset Controls by Story
1st
I
2nd
I 3rd+
* * * *
I****
I****
Generally, up to 1 unit per 800 sq. ft. lot
area Ji
§ 207(c)
* * * *
Page 54
SPECIFIC PROVISIONS FOR THE INNER SUNSET NEIGHBORHOOD COMMERCIAL
DISTRICT
Article 7
Other Code
Code
Zoning Controls
Section
Section
* * * *
* * * *
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Inner Sunset NCD.
Controls: An "Accessorv Dwellinz Unit " as defined in Section 102
rSrS 730 730.91
and meetine the reauirements of Section 207(c)(4) is nermitted to
r$ 207(c)(4)
be constructed within an existine buildinP- in areas that allow
residential use or within an existine and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a eround-storv retail or commercial svace.
SEC. 731.
NCT-3 -
MODERATE-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT
DISTRICT.
****
SPECIFIC PROVISIONS FOR THE NCT-3 DISTRICTS
lArticle 7 Other
Code
Code
Zoning Controls
Section
Section
****
****
****
ACCESSORY DWELLING UNITS
§i 731,
Boundaries: Within the boundaries o[.the NCT-3 Districts Beer-d e:f
§
731.91
(1.,_
.. ~
·~ n:
• ~+ Cl
+
T. 1.
1 1n 1 ~
'-'"'".J:'.,_..
Yi-IJ\J
JJ __.-.,>-Iv•"'-'" \.J
...... '--'
Lo"""".!'_._, ............... _..
207(c)(4)
Controls: An "Accessory Dwelling Unit," as defined in Section 102
and meeting the requirements of Section 207(c)(4Lis permitted to be
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 55
constructed within an existing building in areas that allow ronedfor
residential use or within an existing and authorized auxiliary structure
on the same lot. provided that it does not eliminate or reduce a ground-
storv retail or commercial svace.
SEC. 732. PACIFIC AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT.
****
Article 7
Code
Section
****
§.§ 732,
732.91
Other
Code
Section
****
§
SPECIFIC PROVISIONS FOR THE PACIFIC AVENUE
NEIGHBORHOOD COMMERCIAL DISTRICT
Zoning Controls
****
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Pacific Avenue NCO.
Controls: An "Accessory Dwelling Unit," as defined in Section 102
and meeting the requirements of Section 207(c)(4),_is permitted to be
207(c)(4) constructed within an existing building in areas that allow roned for
residential use or within an existing and authorized auxiliary structure
on the same lot. provided that it does not eliminate or reduce a ground-
storv retail or commercial svace.
SEC. 733. UPPER MARKET STREET NEIGHBORHOOD COMMERCIAL TRANSIT
DISTRICT.
****
Article 7
Code
Section
SPECIFIC PROVISIONS FOR THE UPPER MARKET STREET
NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
Other
Code
Zoning Controls
Section
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 56
****
****
****
ACCESSORY DWELLING UNITS
Boundaries: Bo€lrd ofSuperv'isors District 8 extttnt on July 1, 2015 Within
the boundaries of the Unner Market Street NCT.
§.§: 733,
Controls: An "Accessory Dwelling Unit," as defined in Section 102
§
733.91
and meeting the requirements of Section 207(c)(4),_is permitted to be
207(c)(4)
constructed within an existing building in areas that allow zoned for
residential use or within an existing and authorized auxiliary structure
on the same lot. provided that it does not eliminate or reduce a ground-
storv retail or commercial svace.
SEC. 733A. NCT-1 - NEIGHBORHOOD COMMERCIAL TRANSIT CLUSTER DISTRICT.
NC-1 Districts are intended to serve as local neighborhood shopping districts, providing
convenience retail goods and services for the immediately surrounding neighborhoods
primarily during daytime hours. NCT-1 Districts are located near major transit services. They
are small mixed-use clusters, generally surrounded by residential districts, with small-scale
neighborhood-serving commercial uses on lower floors and housing above. 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. There are prohibitions on access (i.e.
driveways, garage entries) to off-street parking and loading on critical stretches of commercial
and transit street frontages to preserve and enhance the pedestrian-oriented character and
transit function. Residential parking is not required and generally limited. Commercial
establishments are discouraged from building excessive accessory off-street parking in order
to preserve the pedestrian-oriented character of the district and prevent attracting auto traffic.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 57
NCT-1 Districts are generally characterized by their location in residential
neighborhoods. The commercial intensity of these districts varies. Many of these districts have
the lowest intensity of commercial development in the City, generally consisting of small
clusters with three or more commercial establishments, commonly grouped around a corner;
and in some cases short linear commercial strips with low-scale, interspersed mixed-use
(residential-commercial) development. Building controls for the NCT-1 District promote low-
intensity development which is compatible with the existing scale and character of these
neighborhood areas. Commercial development is limited to one story. Rear yard requirements
at all levels preserve existing backyard space.
NCT-1 commercial use provisions encourage the full range of neighborhood-serving
convenience retail sales and services at the first story provided that the use size generally is
limited to 3,000 square feet. However, commercial uses and features which could impact
residential livability are prohibited, such as auto uses, financial services, general advertising
signs, drive-up facilities, hotels, and late-night activity; eating and drinking establishments are
restricted, depending upon the intensity of such uses in nearby commercial districts.
Existing residential units are protected by prohibitions of conversions above the
ground story and limitations on demolitions. Accessory Dwelling Units are permitted within the
district pursuant to subsection 207(c){4) ofthis Code.
Table 733A. NEIGHBORHOOD COMMERCIAL TRANSIT CLUSTER DISTRICT NCT-
1 NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
* * * *
No.
Zoning Category
§ References
NCT-1 Controls by Story
§ 790.118
****
!RESIDENTIAL STANDARDS AND USES
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
1st
I
2nd
I 3rd+
Page 58
* * * *
* * * *
* * * *
* * * *
I****
I****
No residential density limit by lot area.
Density restricted by physical
envelope controls of height, bulk,
setbacks, open space, exposure and
other applicable controls of this and
733A.91 Dwelling Unit Density
§ 207
other Codes, as well as by applicable
design guidelines, applicable elements
and area plans of the General Plan,
and design review by the Planning
Department.
§§ 207(c)ji, 207.6
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE NCT-1 DISTRICTS
Article 7
Other Code
Code
Section
Zoning Controls
Section
* * * *
* * * *
* * * *
IA CCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the NCT-1 Districts.
Controls: An "Accessorv Dwellinf!. Unit " as defined in Section 102
SS 733A
and meetinrr the reauirements of Section 207(c)(4) is uermitted to
733A.91
¢ 207(c)(4)
be constructed within an existim! buildine in areas that allow
residential use or within an existine and authorized auxiliarv
I.structure on the same lot urovided that it does not eliminate or
reduce a rrround-storv retail or commercial suace.
SEC. 734. NCT-2 - SMALL-SCALE NEIGHBORHOOD COMMERCIAL TRANSIT
DISTRICT.
NCT-2 Districts are transit-oriented mixed-use neighborhoods with small scale
commercial uses near transit services. The NCT-2 Districts are mixed use districts that
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 59
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 is generally linear along
transit-priority corridors, though may be concentric around transit stations or in broader areas
where multiple 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. There are prohibitions on access (e.g., driveways,
garage entries) to off-street parking and loading on critical stretches of commercial and transit
1 O
street frontages to preserve and enhance the pedestrian-oriented character and transit
function. Residential parking is not required and generally limited. Commercial establishments
are discouraged from building excessive accessory off-street parking in order to preserve the
pedestrian-oriented character of the district and prevent attracting auto traffic.
NCT-2 Districts are intended to provide convenience goods and services to the
surrounding neighborhoods as well as limited comparison shopping goods for a wider market.
The range of comparison goods and services offered is varied and often includes specialty
retail stores, restaurants, and neighborhood-serving offices. The small-scale district controls
provide for mixed-use buildings, which approximate or slightly exceed the standard
development pattern. Rear yard requirements above the ground story and at residential levels
preserve open space corridors of interior blocks.
Most new commercial development is permitted at the ground and second stories.
Neighborhood-serving businesses are strongly encouraged. Eating and drinking and
entertainment uses, however, are confined to the ground story. The second story may be
used by some retail stores, personal services, and medical, business and professional offices.
Parking and hotels are monitored at all stories. Limits on late-night activity, drive-up facilities,
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 60
and other automobile uses protect the livability within and around the district, and promote
continuous retail frontage.
Housing development in new buildings is encouraged above the ground story. Existing
residential units are protected by limitations on demolition and upper-story conversions.
Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) ofthis
Code.
Table 734. SMALL-SCALE NEIGHBORHOOD COMMERCIAL
TRANSIT DISTRICT NCT-2 ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
NCT-2 Controls by Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
No residential density limit by lot area.
Density restricted by physical envelope
controls of height, bulk, setbacks, open
space, exposure and other applicable
controls of this and other Codes, as well
734.91 Dwelling Unit Density
§ 207
as by applicable design guidelines,
applicable elements and area plans of
the General Plan, and design review by
the Planning Department.
§§ 207(c)ji, 207.6
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE NCT-2 DISTRICTS
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
* * * *
Page 61
734 734.91
CCESSORY DWELLING UNITS
oundaries: Within the boundaries o the NCT-2 Districts.
residential use or within an existin and authorized auxilia
tructure on the same lot rovided that it does not eliminate or
SEC. 735. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
The SoMa Neighborhood Commercial Transit District (So Ma NCT) is located along the
6th Street and Folsom Street corridors in the South of Market. The commercial area provides
a limited selection of convenience goods for the residents of the South of Market. Eating and
drinking establishments contribute to the street's mixed-use character and activity in the
evening hours. A number of upper-story professional and business offices are located in the
district, some in converted residential units.
The SoMa NCT has a pattern of ground floor commercial and upper story residential
units. Controls are designed to permit moderate-scale buildings and uses, protecting rear
yards above the ground story and at residential levels. Active, neighborhood-serving
commercial development is required at the ground story, curb cuts are prohibited and ground
floor transparency and fenestration adds to the activation of the ground story. While offices
and general retail sales uses may locate on the second story or above of new buildings, most
commercial uses are prohibited above the second story. In order to protect the balance and
variety of retail use, bars and liquor stores are allowed with a conditional use. Continuous
retail frontage is promoted by prohibiting drive-up facilities, some automobile uses, and new
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 62
non-retail commercial uses. Above-ground parking is required to be setback or below ground.
Active, pedestrian-oriented ground floor uses are required.
Housing development in new buildings is encouraged above the ground story. Housing
density is not controlled by the size of the lot or by density controls, but by bedroom counts.
Given the area's central location and accessibility to the City's transit network, parking for
residential and commercial uses is not required. Accessory Dwelling Units are permitted within
the district pursuant to subsection 207(c){4) ofthis Code.
Table 735. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
SoMa Transit Controls by Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
No density limit by.
735.91 Dwelling Unit Density
§ 207
§§ 207(c)#.
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE SOMA NCT DISTRICTS
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
00 735 735.91 o 207(c)(4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
* * * *
ACCESSORY DWELLING UNITS
Roundaries: Within the boundaries of the SoMa NCT District.
Controls: An "Accessorv Dwellinf! Unit " as defined in Section 102
and meetinf! the reauirements of Section 207(c)(4) is nermitted to
be constructed within an existinf! buildinf! in areas that allow
Page 63
residential use or within an existinf! and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a f!round-storv retail or commercial svace.
SEC. 736. MISSION STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
The Mission Street Commercial Transit District is located near the center of San
Francisco in the Mission District. It lies along Mission Street between 15th and Cesar Chavez
(Army) Street, and includes adjacent portions of 17th Street, 21st Street, 22nd Street, and
Cesar Chavez Street. The commercial area of this District provides a selection of goods
serving the day-to-day needs of the residents of the Mission District. Additionally, this District
serves a wider trade area with its specialized retail outlets. Eating and drinking establishments
contribute to the street's mixed-use character and activity in the evening hours.
The District is extremely well-served by transit, including regional-serving BART
stations at 16th Street and 24th Street, major buses running along Mission Street, and both
cross-town and local-serving buses intersecting Mission along the length of this district. Given
the area's central location and accessibility to the City's transit network, accessory parking for
residential uses is not required. Any new parking is required to be set back or be below
ground.
This District has a mixed pattern of larger and smaller lots and businesses, as well as a
sizable number of upper-story residential units. Controls are designed to permit moderate-
scale buildings and uses, protecting rear yards above the ground story and at residential
levels. New neighborhood-serving commercial development is encouraged mainly at the
ground story. While offices and general retail sales uses may locate at the second story of
new buildings under certain circumstances, most commercial uses are prohibited above the
second story. Continuous retail frontage is promoted by requiring ground floor commercial
uses in new developments and prohibiting curb cuts. Housing development in new buildings is
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 64
encouraged above the ground story. Housing density is not controlled by the size of the lot but
by requirements to supply a high percentage of larger units and by physical envelope controls.
Existing residential units are protected by prohibitions on upper-story conversions and
limitations on demolitions, mergers, and subdivisions. Accessory Dwelling Units are permitted
within the district pursuant to subsection 207(c){4) ofthis Code.
Table 736. MISSION STREET NEIGHBORHOOD COMMERCIAL TRANSIT
DISTRICT ZONING CONTROL TABLE
* * * *
No.
Zoning Category
§ References
Mission Street Transit Controls by
Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
No residential density limit by lot area.
Density restricted by physical envelope
controls of height, bulk, setbacks, open
space, exposure and other applicable
controls of this and other Codes, as well
736.91 Dwelling Unit Density
§ 207
as by applicable design guidelines,
applicable elements and area plans of
the General Plan, and design review by
he Planning Department.
§§ 207(c)fl, 207.6
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE MISSION NCT DISTRICT
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
¢¢ 736 736.91
¢ 207(c)(4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
* * * *
!ACCESSORY DWELLING UNITS
I.Boundaries: Within the boundaries of the Mission NCT District ..
Page 65
residential use or within an existin and authorized auxilia
tructure on the same lot rovided that it does not eliminate or
SEC. 737. OCEAN AVENUE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
The Ocean Avenue Neighborhood Commercial Transit District is located on Ocean
Avenue from Howth Street to Manor Drive. Ocean Avenue is a multi-purpose transit-oriented
small-scale commercial district that is modeled on the NCT-2 District. Ocean Avenue was
developed as a streetcar-oriented commercial district in the 1920s and continues to serve this
function, with the K-line streetcar on Ocean Avenue. Numerous other bus lines serve the
area, especially the eastern end, where the Phelan Loop serves as a major bus terminus. The
eastern end of the district is anchored by the main City College campus and direct linkages to
the Balboa Park BART/MUNI rail station a couple blocks to the east, which serves as the
southernmost San Francisco station for BART and the terminus of the J, K, and M streetcar
lines. Because of the immediate proximity of the BART/MUNI station the district has quick and
easy transit access to downtown.
The Ocean Avenue NCT District is mixed use, transitioning from a predominantly one-
and two-story retail district to include neighborhood-serving commercial uses on lower floors
and housing above. 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. Access
(i.e. driveways, garage entries) to off-street parking and loading is generally prohibited on
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 66
Ocean Avenue to preserve and enhance the pedestrian-oriented character and transit
function of the street. Residential and commercial parking are not required.
The Ocean Avenue NCT District is intended to provide convenience goods and
services to the surrounding neighborhoods as well as limited comparison shopping goods for
a wider market. The range of comparison goods and services offered is varied and often
includes specialty retail stores, restaurants, and neighborhood-serving offices. Buildings may
range in height, with height limits generally allowing up to four or five stories. Lots are
generally small to medium in size and lot consolidation is prohibited to preserve the fine grain
character of the district, unless the consolidation creates a corner parcel that enables off-
1 O
street parking to be accessed from a side street.
Rear yard requirements above the ground story and at residential levels preserve open
space corridors of interior blocks.
Commercial uses are required at the ground level and permitted at the second story.
Housing development in new buildings is encouraged above the ground story. Existing
residential units are protected by limitations on demolition and upper-story conversions.
Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c){4) of this
Code.
Table 737. OCEAN AVENUE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
§ 790.118
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
737.91 Dwelling Unit Density
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
* * * *
§ 207
Ocean Avenue Transit Controls by
Story
1st
I
2nd
I 3rd+
* * * *
I****
I****
No residential density limit by lot area.
Density restricted by physical envelope
controls of heiQht, bulk, setbacks, open
Page 67
space, exposure and other applicable
controls of this and other Codes, as well
as by applicable design guidelines,
applicable elements and area plans of
the General Plan, and design review by
the Planning Department.
§§ 207(c)tt, 207.6
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE OCEAN AVENUE NCT DISTRICT
Article 7
Other Code
Code
Section
Zoning Controls
Section
* * * *
* * * *
* * * *
ACCESSORY DWELLING UNITS
'Boundaries: Within the boundaries of the Ocean Avenue NCT
District ..
Controls: An "Accessorv Dwellinf! Unit "as defined in Section 102
QQ 737 737.91
¢ 207(c)(4)
and meetinf! the reauirements of Section 2 0 7 (c) ( 4) is vermitted to
be constructed within an existinrz buildinf! in areas that allow
residential use or within an existinf! and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a rzround-storv retail or commercial svace.
SEC. 738. GLEN PARK NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
* * * *
SPECIFIC PROVISIONS FOR GLEN PARK NCT DISTRICT
Article 7
Other
Code
Code
Section Section
* * * *
* * * *
* * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
Page 68
CCESSORY DWELLING UNITS
'
§~
738.91
Controls: An "Accessory Dwelling Unit," as defined in Section 102 and
~07
4 meeting the requirements of Section 207(c)(4), is permitted to be
(c)( ) constructed within an existing building in areas that allow zoned for
residential use or within an existing and authorized auxiliary structure on
the same lot, provided that it does not eliminate or reduce a ground-story retail
or commercials ace.
SEC. 739. NORIEGA STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Noriega Street Neighborhood Commercial District is located in the Outer Sunset
g
neighborhood and includes the non-residential currently-zoned NC-2 properties fronting both
1 o
sides of Noriega Street between 19th and 27th and 30th through 33rd Avenues.
The District provides a selection of convenience goods and services for the residents of
the Outer Sunset District. There are a high concentration of restaurants, drawing customers
from throughout the City and the region. There are also a significant number of professional,
realty, and business offices as well as financial institutions.
The Noriega Street Neighborhood Commercial District controls are designed to
promote development that is consistent with its existing land use patterns and to maintain a
harmony of uses that support the District's vitality. The building standards allow small-scale
buildings and uses, protecting rear yards above the ground story and at residential levels. In
new development, most commercial uses are permitted at the first two stories, although
certain limitations apply to uses at the second story. Special controls are necessary to
preserve the equilibrium of neighborhood-serving convenience and comparison shopping
businesses and to protect adjacent residential livability. To protect continuous frontage, drive-
up uses are prohibited and active, pedestrian-oriented ground floor uses generally must be
provided, unless such uses are authorized by Conditional Use. These controls are designed
to encourage the street's active retail frontage, and local fabrication and production of goods.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 69
Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c)(4) of
this Code.
Table 739. NORIEGA STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
* * * *
No.
Zoning Category
§ References
Noriega Street Controls by Story
§790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
Generally, up to 1 unit per 800 sq. ft. lot
739.91 Dwelling Unit Density
§ 207
area i1.
§ 207(c)
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE NORIEGA STREET NEIGHBORHOOD COMMERCIAL
DISTRICT
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
SS 739 739.91
S 207(c)(4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Norierw Street NCD.
Controls: An "Accessorv Dwellinf! Unit "as defined in Section 102
and meetinf! the reauirements of Section 207(c)(4) is vermitted to
be constructed within an existinf! buildinf! in areas that allow
residential use or within an existinf! and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a f!round-storv retail or commercial svace.
Page 70
SEC. 740. IRVING STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Irving Street Neighborhood Commercial District is located in the Outer Sunset
neighborhood and includes the non-residential currently-zoned NC-2 properties fronting both
sides of Irving Street between 19th and 27th Avenues. The District provides a selection of
convenience goods and services for the residents of the Outer Sunset District. There are a
high concentration of restaurants, drawing customers from throughout the City and the region.
There are also a significant number of professional, realty, and business offices as well as
financial institutions.
The Irving Street Neighborhood Commercial District controls are designed to promote
1 O
development that is consistent with its existing land use patterns and to maintain a harmony of
uses that support the District's vitality. The building standards allow small-scale buildings and
uses, protecting rear yards above the ground story and at residential .levels. In new
development, most commercial uses are permitted at the first two stories, although certain
limitations apply to uses at the second story. Special controls are necessary to preserve the
equilibrium of neighborhood-serving convenience and comparison shopping businesses and
to protect adjacent residential livability. These controls are designed to encourage the street's
active retail frontage, and local fabrication and production of goods.
Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) of
this Code.
Table 740. IRVING STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
* * * *
No.
Zoning Category
§ References
§ 790.118
****
RESIDENTIAL STANDARDS AND USES
****I****
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
I****
Irving Street Controls by Story
1st
I
2nd
I 3rd+
I****
I****
I****
Page 71
740.91
* * * *
Dwelling Unit Density
* * * *
Generally, up to 1 unit per 800 sq. ft. lot
§ 207
area ii
§ 207(c)
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE IRVING STREET NEIGHBORHOOD COMMERCIAL
DISTRICT
Article 7
Other Code
Code
Section
Zoning Controls
Section
* * * *
* * * *
* * * *
!ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Irvinz Street NCD.
Controls: An "Accessorv Dwellinrz Unit "as defined in Section 102
SS 740 740.91
and meetinrr the reauirements of Section 207(c)(4) is vermitted to
,¢ 207(c)(4)
be constructed within an existinrz buildinrz in areas that allow
residential use or within an existinrz and authorized auxiliarv
L<>tructure on the same lot vrovided that it does not eliminate or
reduce a rrround-storv retail or commercial svace.
SEC. 741. TARAVAL STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Taraval Street Neighborhood Commercial District is located in the Outer Sunset
neighborhood and includes the non-residential currently-zoned NC-2 properties fronting both
sides of Taraval Street from 19th through 36th Avenues. The District provides a selection of
convenience goods and services for the residents of the Outer Sunset District. There are a
high concentration of restaurants, drawing customers from throughout the City and the region.
There are also a significant number of professional, realty, and business offices as well as
financial institutions.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 72
The Taraval Street Neighborhood Commercial District controls are designed to
promote development that is consistent with its existing land use patterns and to maintain a
harmony of uses that support the District's vitality. The building standards allow small-scale
buildings and uses, protecting rear yards above the ground story and at residential levels. In
new development, most commercial uses are permitted at the first two stories, although
certain limitations apply to uses at the second story. Special controls are necessary to
preserve the equilibrium of neighborhood-serving convenience and comparison shopping
businesses and to protect adjacent residential livability. These controls are designed to
encourage the street's active retail frontage, and local fabrication and production of goods.
Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c){4) of
this Code.
Table 741. TARAVAL STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
Taraval Street Controls by Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
Generally, up to 1 unit per 800 sq. ft. lot
741.91 Dwelling Unit Density
§ 207
area H.
§ 207(c)
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE TARAVAL STREET NEIGHBORHOOD COMMERCIAL
DISTRICT
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
QQ 741 741.91 $ 207(c)(4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
* * * *
ACCESSORY DWELLING UNITS
Page 73
Boundaries: Within the boundaries of the Taraval Street NCD.
Controls: An "Accessorv Dwellim! Unit " as defined in Section 102
and meetim! the reauirements of Section 207(c)(4) is vermitted to
be constructed within an existim! buildinf! in areas that allow
residential use or within an existinf! and authorized auxiliarv
'Structure on the same lot vrovided that it does not eliminate or
reduce a f!round-storv retail or commercial svace.
SEC. 742. JUDAH STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Judah Street Neighborhood Commercial District is located in the Outer Sunset
neighborhood and includes the non-residential currently-zoned NC-2 properties fronting both
sides of Judah Street from 29th through 33rd Avenues. The District provides a selection of
convenience goods and services for the residents of the Outer Sunset District. There are a
high concentration of restaurants, drawing customers from throughout the City and the region.
There are also a significant number of professional, realty, and business offices as well as
financial institutions.
The Judah Street Neighborhood Commercial District controls are designed to promote
development that is consistent with its existing land use patterns and to maintain a harmony of
uses that support the District's vitality. The building standards allow small-scale buildings and
uses, protecting rear yards above the ground story and at residential levels. In new
development. most commercial uses are permitted at the first two stories, although certain
limitations apply to uses at the second story. Special controls are necessary to preserve the
equilibrium of neighborhood-serving convenience and comparison shopping businesses and
to protect adjacent residential livability. These controls are designed to encourage the street's
active retail frontage, and local fabrication and production of goods.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 74
Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) of
this Code.
****
No.
****
Table 742. JUDAH STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
Zoning Category
§ References
Judah Street Controls by Story
§ 790.118
1st
I
2nd
I 3rd+
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
Generally, up to 1 unit per 800 sq. ft. lot
742.91 Dwelling Unit Density
§ 207
area ii
§ 207(c)
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE JUDAH STREET NEIGHBORHOOD COMMERCIAL
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
OS 742 742.91
~ 207(c)(4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
DISTRICT
Zoning Controls
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Judah Street NCD.
Controls: An "Accessorv Dwellimz Unit " as defined in Section I 02
and meetim! the reauirements of Section 207(c)(4) is vermitted to
be constructed within an existinf! buildinf! in areas that allow
residential use or within an existinf! and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a f!round-storv retail or commercial svace.
Page 75
SEC. 743. FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
The Folsom Street Neighborhood Commercial Transit District (Folsom Street NCT) is
located along Folsom Street in the Western SoMa area, generally between 7th Street and
10th Streets.
The Folsom Street NCT has a pattern of ground floor commercial and upper story
residential units. Controls are designed to permit moderate-scale buildings and uses,
protecting rear yards above the ground story and at residential levels. Active, neighborhood-
serving commercial development is required at the ground story where transparency and
fenestration requirements add to the activation at the street level. While offices and general
1 O
retail sales uses may locate on the second story, most commercial uses are prohibited above
the second story. In order to protect the balance and variety of retail use, bars and restaurants
are permitted on the ground floor, and liquor stores are allowed with a conditional use.
Continuous non-residential frontage is promoted by prohibiting drive-up facilities, some
automobile uses, and permitting a mix of commercial and production, distribution, and repair
uses. Parking is required to be setback if above grade or locate below ground. Active,
pedestrian-oriented ground floor uses are required.
Housing development in new buildings is encouraged above the ground story, and
student housing is only permitted in newly constructed buildings. Housing density is not
controlled by the size of the lot or by density controls, but by bedroom counts. Given the
area's central location and accessibility to the City's transit network, parking for residential and
commercial uses is not required. Accessory Dwelling Units are permitted within the district
pursuant to subsection 207(c){4) ofthis Code.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 76
Table 743. FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT
DISTRICT ZONING CONTROL TABLE
* * * *
No.
Zoning Category
§ References
Folsom Street Transit Controls by
Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
743.91 Dwelling Unit Density
§ 207
No density limit.if
§ 207(c)
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE FOLSOM STREET NEIGHBORHOOD COMMERCIAL
TRANSIT DISTRICT
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
6'6' 743 743.91
¢ 207(c)(4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Folsom Street NCT.
Controls: An "Accessorv Dwellin<z Unit "as defined in Section 102
and meetinf! the reauirements of Section 207(c)(4) is vermitted to
be constructed within an existinf! buildin<J in areas that allow
residential use or within an existinf! and authorized auxiliarv
'structure on the same lot vrovided that it does not eliminate or
reduce a f!round-storv retail or commercial svace.
Page 77
SEC. 744. REGIONAL COMMERCIAL DISTRICT.
The Regional Commercial District (RCD) is located along the 9th Street and 10th Street
corridors, generally running from Mission Street to Harrison Street, and provides for a wide
variety of commercial uses and services to a population greater than the immediate
neighborhood. While providing convenience goods and services to the surrounding
neighborhood, the RCD corridors are also heavily trafficked thoroughfares into and out of the
City that serve shoppers from other neighborhoods and cities.
Large-scale lots and buildings and wide streets distinguish the RCD from smaller-
scaled neighborhood commercial streets, although the district also includes small as well as
1 o
moderately scaled lots. Buildings typically range in height from two to four stories with
occasional taller structures.
A diverse commercial environment is encouraged for the RCD. Eating and drinking
establishments, general retail, office, certain auto uses, and production, distribution, and
repair uses generally are permitted with certain limitations at the first and second stories. Arts
activities are encouraged on all floors, but nighttime entertainment uses are prohibited.
Housing development is encouraged at the second story and above, and permitted on
the ground floor on smaller lots. Student housing is not permitted, and existing residential
units are protected by limitations on demolitions and conversions. Accessory Dwelling Units are
permitted within the district pursuant to subsection 207(c)(4) ofthis Code.
Table 744. REGIONAL COMMERCIAL DISTRICT ZONING CONTROL TABLE
****
No.
****
Zoning Category
§ References
§ 790.118
RESIDENTIAL STANDARDS AND USES
* * * * I* * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
I****
Regional Commercial Controls by
Story
1st
I
2nd
I 3rd+
I****
I****
I****
Page 78
744.91 Dwelling Unit Density
§ 207
No density limit.if
§ 207(c)
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE REGIONAL COMMERCIAL DISTRICT
Article 7
Other Code
Zoning Controls
Code Section
Section
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Rerdonal Commercial
District.
Controls: An "Accessorv Dwellimz Unit " as defined in Section 102
6'6' 744 744.91
6' 207(c)(4)
and meetinz the reauirements of Section 207(c)(4) is vermitted to
be constructed within an existinz buildinz in areas that allow
residential use or within an existinz and authorized auxiliarv
!Structure on the same lot vrovided that it does not eliminate or
reduce a zround-storv retail or commercial svace.
SEC. 745. EXCELSIOR OUTER MISSION STREET NEIGHBORHOOD COMMERCIAL
DISTRICT.
The Excelsior Outer Mission Street Neighborhood Commercial District is located along
Mission Street between Alemany Boulevard and the San Francisco-San Mateo county line.
Outer Mission Street is mixed use, combining street-fronting retail businesses on the ground
floor and housing on upper floors. The range of comparison goods and services offered is
varied and often includes specialty retail stores, restaurants, and neighborhood-serving
offices. The area is transit-oriented and the commercial uses serve residents of the area as
well as residents and visitors from adjacent and other neighborhoods.
The Excelsior Outer Mission Street Neighborhood Commercial District is intended to
provide convenience goods and services to the surrounding neighborhoods as well as limited
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 79
comparison shopping goods for a wider market. Housing development in new buildings is
encouraged above the second story. Existing residential units are protected by limitations on
demolitions and upper-story conversions. Parking for residential and commercial uses is not
required. Buildings range in height, with height limits generally allowing up to four stories. Lots
vary in size, generally small- or medium-sized with some very large parcels. Accessory
Dwelling Units are permitted within the district pursuant to subsection 207(c){4) o[this Code.
Table 745. EXCELSIOR OUTER MISSION STREET
NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE
* * * *
No.
Zoning Category
§ References
Excelsior Outer Mission Controls
by Story
§ 790.118
1st
I
2nd
I 3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
Generally, up to 1 unit per 600 sq. ft. lot
745.91 Dwelling Unit Density
§ 207
area:ff.
§ 207(c)
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE EXCELSIOR OUTER MISSION STREET
NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
6'6' 745 745.91
16' 207(c)(4)
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
* * * *
IACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Excelsior Outer Mission
StreetNCD.
Page 80
Controls: An "Accessorv Dwellinf! Unit " as defined in Section I 02
and meetinf! the reauirements of Section 207(c)(4) is vermitted to
be constructed within an existinz buildinf! in areas that allow
residential use or within an existinf! and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a f!round-storv retail or commercial svace.
SEC. 746. DIVISADERO STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
The Divisadero Street Neighborhood Commercial Transit District ("Divisadero Street
NCT") extends along Divisadero Street between Haight and O'Farrell Streets. Divisadero
Street's dense mixed-use character consists of buildings with residential units above ground-
story commercial use. Buildings typically range in height from two to four stories with
occasional one-story commercial buildings. The district has an active and continuous
commercial frontage along Divisadero Street for most of its length. Divisadero Street is an
important public transit corridor and throughway street. The commercial district provides
convenience goods and services to the surrounding neighborhoods as well as limited
comparison shopping goods for a wider market.
The Divisadero Street NCT controls are designed to encourage and promote
development that enhances the walkable, mixed-use character of the corridor and
surrounding neighborhoods. Rear yard requirements above the ground story and at residential
levels preserve open space corridors of interior blocks. Housing development in new buildings
is encouraged above the ground story. Existing residential units are protected by limitations
on demolition and upper-story conversions. Accessory Dwelling Units are permitted within the
district pursuant to subsection 207(c){4) ofthis Code.
Consistent with Divisadero Street's existing mixed-use character, new commercial
development is permitted at the ground and second stories. Most neighborhood-serving
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 81
businesses are strongly encouraged. Controls on new Formula Retail uses are consistent with
Citywide policy for Neighborhood Commercial Districts; Eating and Drinking and
Entertainment uses are confined to the ground story. The second story may be used by some
retail stores, personal services, and medical, business and professional offices. Additional
flexibility is offered for second-floor Eating and Drinking, Entertainment, and Trade Shop uses
in existing non-residential buildings to encourage the preservation and reuse of such
buildings. Hotels are monitored at all stories. Limits on late-night activity, drive-up facilities,
and other automobile uses protect the livability within and around the district, and promote
continuous retail frontage.
Table 746. DIVISADERO STREET NEIGHBORHOOD COMMERCIAL TRANSIT
DISTRICT ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
§ 790.118
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
D--:~
.~:~1 T\
746.91
• .,
,,...., .......... ..&.--'"....., ">J""'JJ
Dwelling Units Density
* * * * * * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
* * * *
§§ 207, 207.1,
')/17 A
7/l/l 00/. I
.., .......
J
/
....... .....,.....,\"'"/
* * * *
Divisadero Street Transit Controls
by Story
1st
I
2nd
I 3rd+
* * * *
I****
I****
No residential density limit by lot area.
Density restricted by physical envelope
controls of height, bulk, setbacks, open
space, exposure, required dwelling unit
mix, and other applicable controls of
this and other Codes, as well as by
applicable design guidelines, applicable
elements and area plans of the General
Plan, and design review by the
Planning Department.
§§ 207Cc2#, 207.4, 207.6
* * * *
Page 82
SPECIFIC PROVISIONS FOR THE DIVISADERO STREET NEIGHBORHOOD
COMMERCIAL TRANSIT DISTRICT
Article 7
Other Code
Code
Section
Zoning Controls
Section
* * * *
* * * *
* * * *
!ACCESSORY DWELLING UNITS
!Boundaries: Within the boundaries of the Divisadero Street NCT.
Controls: An "Accessorv Dwellinz Unit " as defined in Section 102
:6'6' 746 746.91
and meetinz the reauirements of Section 207(c)(4) is nermitted to
6' 207(c)(4)
be constructed within an existinz buildinz in areas that allow
residential use or within an existinz and authorized auxiliarv
lStructure on the same lot vrovided that it does not eliminate or
reduce a f!round-storv retail or commercial svace.
SEC. 747. FILLMORE STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
The Fillmore Street Neighborhood Commercial Transit District ("Fillmore Street NCT")
extends along Fillmore Street between Bush and McAllister Streets. Fillmore Street's dense
mixed-use character consists of buildings with residential units above ground-story
commercial use. Buildings range in height from one-story commercial buildings to high-rise
towers. Fillmore Street and Geary Boulevard are important public transit corridors. The
commercial district provides convenience goods and services to the surrounding
neighborhoods as well as shopping, cultural, and entertainment uses that attract visitors from
near and far.
The Fillmore Street NCT controls are designed to encourage and promote
development that enhances the walkable, mixed-use character of the corridor and
surrounding neighborhoods. Rear yard requirements at residential levels preserve open space
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 83
corridors of interior blocks. Housing development in new buildings is encouraged above the
ground story. Existing residential units are protected by limitations on demolition and upper-
story conversions. Accessory Dwelling Units are permitted within the district pursuant to subsection
207(c)(4) ofthis Code.
Consistent with Fillmore Street's existing mixed-use character, new commercial
development is permitted at the ground and second stories. Most neighborhood- and visitor-
?
serving businesses are strongly encouraged. Controls on new Formula Retail uses are
consistent with Citywide policy for Neighborhood Commercial Districts; Eating and Drinking
and entertainment uses are confined to the ground story. The second story may be used by
1 o
some retail stores, personal services, and medical, business, and professional offices.
Parking and hotels are monitored at all stories. Limits on drive-up facilities and other
automobile uses protect the livability within and around the district and promote continuous
retail frontage.
Table 747. FILLMORE STREET NEIGHBORHOOD COMMERCIAL TRANSIT
DISTRICT ZONING CONTROL TABLE
****
No.
Zoning Category
§ References
§ 790.118
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
D __ :
.~: _ 7 Tl
_,,_
747.91
,_
'"
~.....,,,,.._,vi-fJ
Dwelling Units Density
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
* * * *
§§-207, 207.1,
,,..,fl"'1 A
"'1flfl 00/_\
.WV
• IJ
./ V•"-'\..J\'4>/
Fillmore Street Transit Controls by
Story
1st
I
2nd
I 3rd+
* * * *
I****
I****
No residential density limit by lot area.
Density restricted by physical envelope
controls of height, bulk, setbacks, open
space, exposure, required dwelling unit
mix, and other applicable controls of
this and other Codes, as well as by
applicable design guidelines, applicable
elements and area plans of the General
Page 84
* * * * * * * *
Plan, and design review by the
Planning Department.
§£ 201ccl#, 207.4, 201.6
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE FILLMORE STREET NEIGHBORHOOD COMMERCIAL
Article 7
Code
Section
* * * *
¢¢ 747 747.91
Other Code
Section
* * * *
o 207(c)(4)
TRANSIT DISTRICT
Zoning Controls
* * * *
ACCESSORY DWELLING UNITS
!Boundaries: Within the boundaries of the Fillmore Street NCT.
Controls: An "Accessorv Dwellim! Unit "as defined in Section 102
and meetinf! the reauirements of Section 207(c)(4) is vermitted to
be constructed within an existinf! buildinf! in areas that allow
residential use or within an existinf! and authorized auxiliarv
istructure on the same lot vrovided that it does not eliminate or
reduce a f!round-storv retail or commercial svace.
SEC. 748. JAPANTOWN NEIGHBORHOOD COMMERCIAL DISTRICT.
The Japantown Neighborhood Commercial District extends between Geary Boulevard
and Post Street from Fillmore Street to Laguna Street, the north side of Post Street from
Webster Street to Laguna Street, and Buchanan Street from Post Street to midway between
Sutter Street and Bush Street. The character of these streets is largely commercial, including
large malls, although there are some residential units above the ground story. Buildings are
typically two- to four-stories, although there are two taller hotels. Geary Boulevard, Fillmore
Street, and Sutter Street are important public transit corridors. The commercial district
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 85
provides convenience goods and services to the surrounding neighborhoods as well as
shopping, cultural, and entertainment uses that attract visitors from near and far.
The Japantown Neighborhood Commercial District controls are designed to
encourage and promote development that enhances the walkable, commercial character of
this area and to support its local and regional role. New commercial development is required
on the ground floor and permitted above. Most neighborhood- and visitor-serving businesses
are strongly encouraged, including eating, drinking, and retail uses, as long as they do not
create a nuisance. Less active commercial uses are encouraged above the ground floor,
along with housing and institutional uses. Accessory Dwelling Units are permitted within the
district pursuant to subsection 207(c)(4) o[this Code.
Table 748. JAPANTOWN NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
No.
Zoning Category
§ References
Japantown Controls by Story
§790.118
1st I
2nd
I
3rd+
****
RESIDENTIAL STANDARDS AND USES
* * * * * * * *
* * * *
* * * *
I****
I****
n
_•J
~,_, n
n;~
§§ 207, 207.1,
Generally, 1 unit per 400 sq. ft. lot area
748.91
-~
·-
.JJ....-''-'"#"Uf/l/.)'J
Dwelling Units- Densi!J!.
1111"7 A 7nn oo/ \
§.§: 207 (cl#, 207.4, 207 .6
I-'-'
•
J
/Vo~~\~'/
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR THE JAPANTOWN
NEIGHBORHOOD COMMERCIAL DISTRICT
Article 7
Other Code
Code
Section
Section
* * * *
* * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
* * * *
Page 86
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Javantown NCT.
Controls: An "Accessorv Dwellim! Unit " as defined in Section 102
16'6' 748 748.91
and meetinf! the reauirements of Section 207(c)(4) is vermitted to
¢ 207(c)(4)
be constructed within an existinf! buildinf! in areas that allow
residential use or within an existinf! and authorized auxiliarv
structure on the same lot vrovided that it does not eliminate or
reduce a f!round-storv retail or commercial svace.
SEC. 810. CHINATOWN COMMUNITY BUSINESS DISTRICT.
I****
SPECIFIC PROVISIONS FOR CHINATOWN COMMUNITY BUSINESS DISTRICT
Section
Zoning Controls
* * * *
* * * *
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Chinatown Community Business
District.
§~ 810, §
Controls: An "Accessory Dwelling Unit," as defined in Section 102 and
810.91 207(c)(4) meeting the requirements of Section 207(c)(4) is permitted to be
constructed within an existing building zoned for residential use or within
an existing and authorized auxiliary structure on the same lot. provided that
it does not eliminate or reduce a f!round-storv retail or commercial svace. -:
* * * *
* * * *
* * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 87
SEC. 811. CHINATOWN VISITOR RETAIL DISTRICT.
****
SPECIFIC PROVISIONS FOR CHINATOWN VISITOR RETAIL DISTRICT
Section
Zoning Controls
* * * *
* * * *
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Chinatown Visitor Retail District.
Controls: An "Accessory Dwelling Unit," as defined in Section 102 and
§§_ 811. §
meeting the requirements of Section 207(c)(4) is permitted to be
811.91 207(c)(4) constructed within an existing building in areas that allow zoned for
'
residential use or within an existing and authorized auxiliary structure on
the same lot. provided that it does not eliminate or reduce a ground-story retail
or commercial svace . .
* * * *
* * * *
* * * *
SEC. 812. CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT.
****
SPECIFIC PROVISIONS FOR CHINATOWN RESIDENTIAL NEIGHBORHOOD DISTRICT
Section
Zoning Controls
* * * *
* * * *
* * * *
~CCESSORY DWELLING UNITS
§§_ 812, §
Boundaries: Within the boundaries of the Chinatown Residential
812.91 207(c)(4) Neighborhood District.
Controls: An "Accessory Dwelling Unit," as defined in Section 102 and
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 88
meeting the requirements of Section 207(c)(4) is permitted to be
constructed within an existing building in areas that allow zoned for
residential use or within an existing and authorized auxiliary structure on
the same lot, provided that it does not eliminate or reduce a ground-story retail
or commercial svace . .
* * * *
* * * *
* * * *
SEC. 813. RED- RESIDENTIAL ENCLAVE DISTRICT.
Residential Enclave Districts (RED) encompass many of the clusters of low-scale,
medium density, predominantly residential neighborhoods located along the narrow side
streets of the South of Market area. Within these predominantly residential enclaves lie a
number of vacant parcels, parking lots and other properties in open storage use. These
properties are undeveloped or underdeveloped and are viewed as opportunity sites for new,
moderate-income, in-fill housing.
The zoning controls for this district are tailored to the design needs and neighborhood
characteristics of these enclaves and are intended to encourage and facilitate the
development of attractive, compatible and economically feasible in-fill housing while providing
adequate residential amenities to the site and neighborhood.
Dwelling units are permitted as a principal use. Nonresidential uses, except art related
activities, are not permitted, except for certain uses in historic buildings. Existing commercial
activities in nonresidential structures may continue as nonconforming uses subject to the
termination requirements of Sections 185 and 186. Accessory Dwelling Units are permitted within
the district pursuant to subsection 207(c)(4) of this Code.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 89
Table 813
RED- RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE
No.IZoning Category!§ References!
Residential Enclave Controls
****
USE STANDARDS
813.03 Residential Density §§ 124(b ), 208
No density limit ii
* * * * * * * *
§§ 102.9, 123, 124, 127 Generally, 1.0 to 1 floor area ratio
****
SPECIFIC PROVISIONS FOR THE RESIDENTIAL ENCLAVE DISTRICT
Section
Zoning_ Controls
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Residential Enclave District.
Controls: An ''Accessorv Dwellim! Unit "as defined in Section 102 and
00 813 813.03 lo 207(c)(4 meetine the reauirements of Section 207(c)(4) is vermitted to be
constructed within an existine buildine in areas that allow residential
use or within an existine and authorized auxiliarv structure on the same
{QJ_ ..
SEC. 814. SPD - SOUTH PARK DISTRICT.
South Park is an attractive affordable mixed-use neighborhood. The South Park District
(SPD) is intended to preserve the scale, density and mix of commercial and residential
activities within this unique neighborhood. The district is characterized by small-scale,
continuous-frontage warehouse, retail and residential structures built in a ring around an oval-
shaped, grassy park. Retention of the existing structures is encouraged, as is a continued mix
of uses, family-sized housing units, and in-fill development which contributes positively to the
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 90
neighborhood scale and use mix. Accessory Dwelling Units are permitted within the district
pursuant to subsection 207(c)(4) ofthis Code.
Most retail, general commercial, office, service/light industrial, arts, live/work and
residential activities are permitted. Group housing, social services, and other institutional uses
are conditional uses. Hotels, motels, movie theaters, adult entertainment and nighttime
entertainment are not permitted.
* * * *
SPECIFIC PROVISIONS FOR SPD DISTRICTS
Article Code Other Code
Zoning Controls
Section
Section
* * * *
* * * *
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the SPD Districts.
Controls: An ''Accessorv Dwellinz Unit " as defined in Section 102
00 814 814.03 o 207(c)(4)
and meetinrz the reauirements of Section 207(c)(4) is vermitted to be
constructed within an existinrz buildinrz in areas that allow residential
use or within an existinrz and authorized auxiliarv structure on the
same lot . .
* * * *
* * * *
* * * *
SEC. 815. RSD - RESIDENTIAL/SERVICE MIXED USE DISTRICT.
The Residential/Service Mixed Use District (RSD) runs along Harrison St. between 4th
St. and 5th St. The RSD serves as a housing opportunity area within the South of Market
Mixed Use Districts. The district controls are intended to facilitate the development of high-
density, mid-rise housing, including residential hotels and live/work units, while also
encouraging the expansion of retail, business service and commercial and cultural arts
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 91
activities. Accessory Dwelling Units are permitted are permitted within the district pursuant to
subsection 207(c){4) ofthis Code.
Residential hotels are subject to flexible standards for parking, rear yard/open space
and density. Continuous ground floor commercial frontage with pedestrian-oriented retail
activities along major thoroughfares is encouraged.
General office, hotels, nighttime entertainment, adult entertainment, massage
establishment, movie theaters and heavy industrial uses are not permitted, except that
massages services are authorized as a conditional use in the Residential/Service Mixed Use
District when provided in conjunction with full-service spa services.
Table 815
RSD - RESIDENTIAL/SERVICE MIXED USE DISTRICT ZONING CONTROL TABLE
Zoning
§
Residential/Service
No.
Category References
Mixed Use District Controls
* * * * * * * *
* * * *
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Residential/Service
Mixed Use District.
¢¢ 815 Residential
Controls: An ''Accessorv Dwellinf! Unit "as defined in Section 102
¢ 207(c)(4)
815.03 Densitv Limit
and meetim! the reauirements of Section 207(c)(4) is vermitted to
be constructed within an existinf! building in areas that allow
residential use or within an existinf! and authorized auxiliarv
structure on the same lot.
SEC. 816. SLR- SERVICE/LIGHT INDUSTRIAL/RESIDENTIAL MIXED USE DISTRICT.
The Service/Light Industrial/Residential (SLR) Mixed Use District is designed to
maintain and facilitate the growth and expansion of small-scale light industrial, home and
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 92
business service, wholesale distribution, arts production and performance/exhibition activities,
live/work use, general commercial and neighborhood-serving retail and personal service
activities while protecting existing housing and encouraging the development of housing and
live/work space at a scale and density compatible with the existing neighborhood.
Housing and live/work units are encouraged over ground floor commercial/service/light
industrial activity. New residential or mixed use developments are encouraged to provide as
much mixed-income rental housing as possible. Existing group housing and dwelling units
would be protected from demolition or conversion to nonresidential use by requiring
conditional use review. Accessory Dwelling Units are permitted within the district pursuant to
subsection 207 (c){4) ofthis Code.
General office, hotels, nighttime entertainment, movie theaters, adult entertainment and
heavy industrial uses are not permitted.
Table 816
SLR - SERVICE/LIGHT INDUSTRIAL/RESIDENTIAL MIXED USED DISTRICT
ZONING CONTROL TABLE
Service/Light Industrial/
No.
Zoning Category
§ References
Residential Mixed Use District
Controls
* * * * * * * *
* * * *
* * * *
1 :200 for dwelling units -Ji;_
816.03 Residential Density Limit §§ 124, 207 .5, 208
1 bedroom for each 70 sq. ft. of
lot area for group housing
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR SLR DISTRICTS
Article
Other Code
Code
Section
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
Page 93
Sectio
n
* * * * * * * *
* * * *
iACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the SLR Mixed Use District.
Controls: An ''Accessorv Dwellinf! Unit "as defined in Section 102
€€ 816
¢ 207(c)(4)
and meetinf! the reauirements of Section 207(c)(4) is vermitted to be
816.03
constructed within an existinz buildinz in areas that allow
residential use or within an existinz and authorized auxiliarv
'Structure on the same lot.
SEC. 817. SLI - SERVICE/LIGHT INDUSTRIAL DISTRICT.
The Service/Light Industrial (SU) District is designed to protect and facilitate the
expansion of existing general commercial, manufacturing, home and business service,
live/work use, arts uses, light industrial activities and small design professional office firms.
Existing group housing and dwelling units are protected from demolition or conversion to
nonresidential use and development of group housing and low-income affordable dwelling
units are permitted as a conditional use. General office, hotels, movie theaters, nighttime
entertainment and adult entertainment uses are not permitted. Accessory Dwelling Units are
permitted within the district pursuant to subsection 207 (c){4) of this Code.
Table 817
SLI - SERVICE/LIGHT INDUSTRIAL DISTRICT ZONING CONTROL TABLE
No.
Zoning Category
* * * * * * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
§ References
Service/Light Industrial District
Controls
* * * *
* * * *
Page 94
1 :200 for dwelling units jj;_
817.03 Residential Density Limit § 208
1 bedroom for each 70 sq. ft. of lot area
~or group housing
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR SLI DISTRICTS
Article Code Other CodE
Zoning Controls
Section
Section
* * * *
* * * *
* * * *
!ACCESSORY DWELLING UNITS
Roundaries: Within the boundaries of the SL! Mixed Use District.
Controls: An "Accessorv Dwellinf! Unit "as defined in Section 102
IS207(c)(4)
rS rS 817 817. 03
and meetinf! the reauirements of Section 207(c)(4) is vermitted to be
constructed within an existinf! buildintz in areas that allow residential
use or within an existinf! and authorized auxiliarv structure on the
!same lot.
* * * *
* * * *
* * * *
SEC. 818. SSO-SERVICE/SECONDARY OFFICE DISTRICT.
The Service/Secondary Office District (SSO) is designed to accommodate small-scale
light industrial, home and business services, arts activities, live/work units, and small-scale,
professional office space and large-floor-plate "back office" space for sales and clerical work
forces. Nighttime entertainment is permitted as a conditional use. Dwelling units and group
housing are permitted as conditional uses. Demolition or conversion of existing group housing
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 95
or dwelling units requires conditional use authorization. Accessory Dwelling Units are permitted
within the district pursuant to subsection 207(c){4) ofthis Code.
Office, general commercial, most retail, service and light industrial uses are principal
permitted uses. Large hotel, movie theater, adult entertainment and heavy industrial uses are
not permitted.
Small hotels of 75 rooms or less are permitted in this District only as a conditional use.
Any such conditional use authorization requires a conditional use finding that disallows project
proposals that displace existing Production, Distribution and Repair (PDR) uses.
Table 818
SSO - SERVICE/SECONDARY OFFICE DISTRICT ZONING CONTROL TABLE
No.
Zoning Category
§ References
Service/Secondary Office District
Controls
* * * * * * * *
* * * *
* * * *
1 :200 for dwellings jJ.;
818.03 Residential Density §§ 124(b), 207.5, 208 1 bedroom for each 70 sq. ft. of lot area for
group housing
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR SSO DISTRICTS
Article Code Other Code Zoning Controls
Section
Section
* * * *
* * * *
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the SL! Mixed Use District.
00 818 818.03 6207(c)(4)
Controls: An ''Accessorv Dwellinz Unit "as defined in Section 102 and
meetinz the reauirements of Section 207(c)(4) is vermitted to be
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 96
constructed within an existinrz buildinrz in areas that allow residential
use or within an existinrz and authorized auxiliarv structure on the same
/QJ..
* * * *
* * * *
* * * *
SEC. 827. RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE DISTRICT (RH-DTR).
The Rincon Hill Downtown Residential Mixed Use District (RH-DTR), the boundaries of
which are shown in Section Map No. 1 of the Zoning Map, is established for the purposes set
forth below.
The RH-DTR District is adjacent to the southern edge of the downtown, generally
bounded by Folsom Street, the Bay Bridge, the Embarcadero, and Essex Street. High-density
residential uses and supporting commercial and institutional uses are allowed and
encouraged within the limits set by height, bulk, and tower spacing controls. Folsom Street is
intended to develop as the neighborhood commercial heart of the Rincon Hill and Transbay
neighborhoods, and pedestrian-oriented uses are required on the ground floor. Individual
townhouse dwelling units with ground floor entries directly to the street are required on streets
that will become primarily residential, including First, Fremont, Beale, Main, and Spear
Streets.
While lot coverage is limited for all levels with residential uses that do not face onto
streets or alleys, traditional rear yard open spaces are not required except in the limited
instances where there is an existing pattern of them, such as smaller lots on the Guy Place
block. Specific height, bulk, and setback controls establish appropriate heights for both towers
and mid-rise podium development and ensure adequate spacing between towers in order to
establish a neighborhood scale and ensure light and air to streets and open spaces. Setbacks
are required where necessary to provide transition space for ground floor residential uses and
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 97
to ensure sunlight access to streets and open spaces. Off-street parking must be located
below grade.
Given the need for services and open space resulting from new development, projects
will provide or contribute funding for the creation of public open space and community facilities
as described in the Rincon Hill Area Plan of the General Plan. The Rincon Hill Streetscape
Plan, part of the Area Plan, proposes to enhance and redesign most streets in the district to
create substantial new open space amenities, improve pedestrian conditions, and improve the
flow of local traffic and transit. Detailed standards for the provision of open spaces, mid-block
pathways, and residential entries are provided to ensure that new buildings contribute to
creating a public realm of the highest quality in Rincon Hill. Accessory Dwelling Units are
permitted within the district pursuant to subsection 207(c){4) of this Code.
Table 827
RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE DISTRICT
ZONING CONTROL TABLE
No. Zoning Category
§
Rincon Hill Downtown Residential Mixed Use
References
District Zoning Controls
****
Residential Standards and Uses
* * * * * * * *
* * * *
* * * *
Residential
No Limit.§ 207.5(d) ii
.47
Density, Dwelling
§ 890.88(a)
Unit Mix Required § 207 .6
Units
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR
RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE
Section
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
Page 98
****
****
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the Rincon Hill Downtown
Residential Mixed Use District.
§ 827.47
§207(c){4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and
meeting the requirements o[Section 207(c){4) is permitted to be constructed
within an existing building in areas that allow residential use or within an
existing and authorized auxilia!J:!. structure on the same lot.
1 o
SEC. 828. TRANS BAY DOWNTOWN RESIDENTIAL DISTRICT (TB-DTR).
The Transbay Downtown Residential District, which is wholly within the Transbay
Redevelopment Project Area, comprises mostly publicly owned parcels containing
infrastructure or underutilized land related to the Transbay Terminal and former Embarcadero
Freeway. This district generally extends along the north side of Folsom Street from Spear to
Essex Streets, and between Main and Beale Streets to the north side of Howard Street. Laid
out in the Transbay Redevelopment Plan and its companion documents, including the Design
for the Development and the Development Controls and Design Guidelines for the Transbay
Redevelopment Project, is the comprehensive vision for this underutilized area as a high-
density, predominantly residential, district within walking distance of the downtown core,
transit facilities, and the waterfront. The plan for the district includes: a mix of widely-spaced
high-rises, mixed with a street-defining base of low- and mid-rise buildings with ground floor
townhouses; a public open space on part of the block bounded by Folsom, Beale, Howard,
and Main Streets; ground-floor retail along Folsom Street; and several new alleyways to break
up the size of the blocks.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 99
(a)
Basic Controls. Development controls for this district are established in the
Transbay Redevelopment Plan as approved by the Planning Commission on December 9,
2004, and January 13, 2005, specifically the Development Controls and Design Guidelines for
the Transbay Redevelopment Project. On matters to which these Redevelopment documents
are silent, controls in this Code pertaining to the C-3-0 District shall apply. The C-3-0 District
permits construction o(Accessory Dwelling Units pursuant to Section 207(c){4) o(thisCode.
SEC. 829. SOUTH BEACH DOWNTOWN RESIDENTIAL MIXED USE DISTRICT (SB-DTR).
The South Beach Downtown Residential Mixed Use District (SB-DTR), the boundaries
of which are shown in Section Map No. 1 of the Zoning Map, is established for the purposes
set forth below.
The SB-DTR District is adjacent to the southern edge of the downtown, generally
bounded by the Bay Bridge, Bryant Street, the Embarcadero, and 2nd Street, and is primarily
comprised of the former South Beach Redevelopment Area. High-density residential uses and
supporting commercial and institutional uses are allowed and encouraged within the limits set
by height, bulk, and tower spacing controls. Individual townhouse dwelling units with ground
floor entries directly to the street are generally required on streets.
While lot coverage is limited for all levels with residential uses that do not face onto
streets or alleys, traditional rear yard open spaces are not required. Specific height, bulk, and
setback controls establish appropriate heights for both towers and mid-rise podium
development and ensure adequate spacing between towers in order to establish a
neighborhood scale and ensure light and air to streets and open spaces. Setbacks are
required where necessary to provide transition space for ground floor residential uses and to
ensure sunlight access to streets and open spaces. Off-street parking must be located below
grade. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) of
this Code.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 100
Table 829
SOUTH BEACH DOWNTOWN RESIDENTIAL DISTRICT
ZONING CONTROL TABLE
No. Zoning Category
§
South Beach Downtown Residential District
References
Zoning Controls
****
Residential Standards and Uses
* * * * * * * *
* * * *
* * * *
Residential
No Limit.§ 207.S(d) ti
.47
Density, Dwelling
§ 890.88(a)
Unit Mix Required§ 207.6
Units
* * * * * * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR
SOUTH BEACH DOWNTOWN RESIDENTIAL DISTRICT
Section
Zoning Controls
****
****
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries ofthe South Beach Downtown
Residential District.
§ 829.47
§207(c){4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and
meeting the requirements o(Section 207(c){4) is permitted to be constructed
within an existing building in areas that allow residential use or within an
existing and authorized auxiliary structure on the same lot.
SEC. 840. MUG - MIXED USE-GENERAL DISTRICT.
The Mixed Use-General (MUG) District is largely comprised of the low-scale,
production, distribution, and repair uses mixed with housing and small-scale retail. The MUG
is designed to maintain and facilitate the growth and expansion of small-scale light industrial,
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 101
wholesale distribution, arts production and performance/exhibition activities, general
commercial and neighborhood-serving retail and personal service activities while protecting
existing housing and encouraging the development of housing at a scale and density
compatible with the existing neighborhood.
Housing is encouraged over ground floor commercial and production, distribution, and
repair uses. New residential or mixed use developments are encouraged to provide as much
mixed-income family housing as possible. Existing group housing and dwelling units would be
protected from demolition or conversion to nonresidential use by requiring conditional use
review. Accessory Dwelling Units are permitted within the district pursuant to subsection 207 (c){4) of
1 0
this Code.
Hotels, nighttime entertainment, movie theaters, adult entertainment and heavy
industrial uses are not permitted. Office is restricted to the upper floors of multiple story
buildings.
Table 840
MUG - MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE
No.
Zoning Category
§ References
Mixed Use-General District Controls
****
Residential Uses
* * * *
* * * *
* * * *
* * * *
Dwelling Unit Density
840.24
§§ 124, 207.5, 208 No density limit ii
Limit
* * * *
* * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR
MUG - MIXED USE-GENERAL DISTRICT
Section
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Zoning Controls
Page 102
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries ofthe MUG - Mixed Use-General
District.
§ 840.24
§207(c)(4) Controls: An "Accessory Dwelling Unit." as defined in Section 102 and
meeting the requirements o(Section 207(c){4) is permitted to be constructed
within an existing building in areas that allow residential use or within an
existing and authorized auxiliary structure on the same lot.
SEC. 841. MUR - MIXED USE-RESIDENTIAL DISTRICT.
The Mixed Use-Residential District (MUR) serves as a buffer between the higher-
density, predominantly commercial area of Verba Buena Center to the east and the lower-
scale, mixed use service/industrial and housing area west of Sixth Street.
The MUR serves as a major housing opportunity area within the eastern portion of the
South of Market. The district controls are intended to facilitate the development of high-
density, mid-rise housing, including family-sized housing and residential hotels. The district is
also designed to encourage the expansion of retail, business service and commercial and
cultural arts activities. Accessory Dwelling Units are permitted within the district pursuant to
subsection 207(c)(4) ofthis Code.
Continuous ground floor commercial frontage with pedestrian-oriented retail activities
along major thoroughfares is encouraged. Hotels, nighttime entertainment, adult
entertainment and heavy industrial uses are not permitted. Office is limited by residential-te-
non residential ratio in new construction.
Table 841
MUR- MIXED USE-RESIDENTIAL DISTRICT ZONING CONTROL TABLE
No.
Zoning Category
****
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
§ References
Mixed Use-Residential District
Controls
Page 103
Residential Uses
* * * *
* * * *
* * * *
* * * *
Dwelling Unit Density
841.24
§§ 124, 207.5, 208 No density limit w#hffl ii
Limit
* * * *
* * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR
MUR -RESIDENTIAL DISTRICT
Section
Zoning_ Controls
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the MUR - Mixed Use-
ResidentialDistrict.
§ 841.24
§207(c){4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and
meeting the requirements o(Section 207(c){4) is permitted to be constructed
within an existing building in areas that allow residential use or within an
existing and authorized auxiliary_ structure on the same lot.
SEC. 842. MUO - MIXED USE-OFFICE DISTRICT.
The Mixed Use-Office (MUO) runs predominantly along the 2nd Street corridor in the
South of Market area. The MUO is designed to encourage office uses and housing, as well as
small-scale light industrial and arts activities. Nighttime entertainment and small tourist hotels
are permitted as a conditional use. Large tourist hotels are permitted as a conditional use in
certain height districts. Dwelling units and group housing are permitted, while demolition or
conversion of existing dwelling units or group housing requires conditional use authorization.
Family-sized housing is encouraged. Accessory_ Dwelling Units are permitted within the district
pursuant to subsection 207(c){4) ofthis Code.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 104
Office, general commercial, most retail, production, distribution, and repair uses are
also principal permitted uses. Adult entertainment and heavy industrial uses are not permitted.
Table 842
MUO - MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE
No.
Zoning Category
§ References
Mixed Use-Office District Controls
****
Residential Uses
* * * *
* * * *
* * * *
* * * *
Dwelling Unit Density
842.24
§§ 124, 207.5, 208 No density limit ii
Limit
* * * *
* * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR
MUO - MIXED USE OFFICE DISTRICT
Section
Zoning_ Controls
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the MUO - Mixed Use-Office
District.
§ 842.24
§207(c)(4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and
meeting the requirements o(Section 207(c)(4) is permitted to be constructed
within an existing building in areas that allow residential use or within an
existing and authorized auxiliary structure on the same lot.
SEC. 843. UMU - URBAN MIXED USE DISTRICT.
The Urban Mixed Use (UMU) District is intended to promote a vibrant mix of uses while
maintaining the characteristics of this formerly industrially-zoned area. It is also intended to
serve as a buffer between residential districts and PDR districts in the Eastern
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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Neighborhoods. Within the UMU, allowed uses include production, distribution, and repair
uses such as light manufacturing, home and business services, arts activities, warehouse,
and wholesaling. Additional permitted uses include retail, educational facilities, and nighttime
entertainment. Housing is also permitted, but is subject to higher affordability requirements.
Family-sized dwelling units are encouraged. Within the UMU, office uses are restricted to the
upper floors of multiple story buildings. 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. Accessory Dwelling Units are permitted within
the district pursuant to subsection 207(c)(4) of this Code.
Table 843
UMU - URBAN MIXED USE DISTRICT ZONING CONTROL TABLE
No.
Zoning Category
§ References
Urban Mixed Use District Controls
****
Residential Uses
* * * *
* * * *
* * * *
* * * *
Dwelling Unit Density
843.24
Limit
* * * *
* * *·*
Section
~ 843.24
~207(c2(42
§§ 124, 207.5, 208 No density limit ti
* * * *
* * * *
SPECIFIC PROVISIONS FOR
UMU - URBAN MIXED USE DISTRICT
Zoning_ Controls
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the UMU-Mixed Use District.
Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and
meeting the req_uirements o[Section 207(c2(42 is permitted to be constructed
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
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within an existing building in areas that allow residential use or within an
existing and authorized auxilia[J!_ structure on the same lot.
SEC. 844. WMUG - WSOMA MIXED USE-GENERAL DISTRICT.
The WSoMa Mixed Use-General (WMUG) District is largely comprised of the low-scale,
production, distribution, and repair uses mixed with housing and small-scale retail. The
WMUG is designed to maintain and facilitate the growth and expansion of small-scale light
industrial, wholesale distribution, arts production and performance/exhibition activities, general
commercial and neighborhood-serving retail and personal service activities while protecting
existing housing and encouraging the development of housing at a scale and density
compatible with the existing neighborhood.
Housing is encouraged over ground floor commercial and production, distribution, and
repair uses. New residential or mixed use developments are encouraged to provide as much
mixed-income family housing as possible. Existing group housing and dwelling units will be
protected from demolition or conversion to nonresidential use by requiring conditional use
review. Accesso[J!_ Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of
this Code.
Hotels, nighttime entertainment, movie theaters, adult entertainment and heavy
industrial uses are not permitted. Office use is restricted to customer-based services on the
ground floor.
Table 844
WMUG - WSOMA MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE
No.
Zoning Category
****
Residential Uses
* * * *
* * * *
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
§ References
WSoMa Mixed Use-General District
Controls
* * * *
* * * *
Page 107
Dwelling Unit Density
844.24
§§ 124, 207.5, 208 No density limit fl
Limit
* * * *
* * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR WMUG DISTRICTS
Section
Zoning Controls
* * * *
* * * *
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the WSoMa-Mixed Use General
District.
§ 844.24
§207(c)(4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and
meeting the requirements ofSection 207(c)(4) is permitted to be constructed
within an existing building in areas that allow residential use or within an
existing and authorized auxiliary structure on the same lot.
SEC. 845. WMUO - WSOMA MIXED USE-OFFICE DISTRICT.
The WSoMa Mixed Use-Office (WMUO) runs predominantly along the Townsend
Street corridor between 4th Street and 7th Street and on 11th Street, from Harrison Street to
the north side of Folsom Street. The WMUO is designed to encourage office uses along with
small-scale light industrial and arts activities. Nighttime entertainment is permitted, although
limited by buffers around RED and RED-MX districts.
Office, general commercial, most retail, production, distribution, and repair uses are
also principal permitted uses. Residential uses, large hotels, adult entertainment and heavy
industrial uses are not permitted.
Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4) of
this Code.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 108
Table 845
WMUO - WSOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE
No.
Zoning Category
§ References
WSoMa Mixed Use-Office District
Controls
****
Residential Uses
* * * *
* * * *
* * * *
* * * *
Dwelling Unit Density
845.24
§§ 124, 207.5, 208 No density limit ti
Limit
* * * *
* * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR WMUO DISTRICTS
Section
Zoning_ Controls
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries ofthe WSoMa Mixed Use-Office
District.
§ 845.24
§207(c){4) Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and
meeting the requirements o(Section 207(c){4) is permitted to be constructed
within an existing building in areas that allow residential use or within an
existing and authorized auxiliary_ structure on the same lot.
SEC. 846. SALi - SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT.
The Service/Arts/Light Industrial (SAU) District is largely comprised of low-scale
buildings with production, distribution, and repair uses. The district is designed to protect and
facilitate the expansion of existing general commercial, manufacturing, home and business
service, and light industrial activities, with an emphasis on preserving and expanding arts
activities. Nighttime Entertainment is permitted although limited by buffers around RED and
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 109
RED-MX districts. Residential Uses, Offices, Hotels, and Adult Entertainment uses are not
permitted. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c){4)
of this Code
Table 846
SALi- SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT ZONING CONTROL TABLE
No.
Zoning Category
§ References
SALi District Controls
****
Residential Uses
* * * *
* * * *
* * * *
* * * *
Dwelling Unit Density
846.24
§§ 124, 207.5, 208 No density limit ii
Limit
* * * *
* * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR SALi DISTRICTS
Section
Zoning Controls
* * * *
* * * *
* * * *
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the SAL! Districts.
~ 846.24
P07(c2{42
Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and
meeting the requirements ofSection 207(c2(42 is permitted to be constructed
within an existing building in areas that allow residential use or within an
existing and authorized auxiliary structure on the same lot.
SEC. 847. RED-MX- RESIDENTIAL ENCLAVE-MIXED DISTRICT.
Residential Enclave-Mixed Districts (RED-MX) encompass some of the clusters of low-
scale, medium density, predominantly residential neighborhoods located along the narrow
side streets of the Western SoMa area. Many parcels in these residential enclaves are
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 110
underdeveloped and represent opportunities for new residential and low-intensity commercial
uses.
While residential uses are encouraged throughout these districts, group housing is
limited, and student housing and single-room-occupancy units are prohibited. Small-scale
retail, restaurants, arts activities, and other commercial uses are principally permitted to
create the potential for more active, mixed use alleys. Some automobile-related and
production, distribution, and repair uses are also permitted with limitations. Existing
commercial activities in nonresidential structures may continue as nonconforming uses
subject to the termination requirements of Article 1.7. Accessory Dwelling Units are permitted
within the district pursuant to subsection 207(c)(4) of this Code.
Table 847
RED-MX- RESIDENTIAL ENCLAVE-MIXED DISTRICT ZONING CONTROL TABLE
No.
Zoning Category
§ References
Residential Enclave-Mixed District
Controls
****
USE STANDARDS
847.03
Residential Density
§§ 124, 207 .5, 208 No density limit ii
* * * *
* * * *
* * * *
* * * *
SPECIFIC PROVISIONS FOR RESIDENTIAL ENCLAVE-MIXED DISTRICTS
Section
Zoning_ Controls
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries o[_the Residential Enclave-Mixed
§ 847.24
§207(c)(4) Districts.
Controls: An ''Accessory Dwelling Unit," as defined in Section 102 and
meeting the requirements o[Section 207(c2(42 is permitted to be constructed
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 111
within an existing building in areas that allow residential use or within an
existing and authorized auxiliarJ!._ structure on the same lot.
Section 5. The Administrative Code is hereby amended by revising Section 37.2, to
read as follows:
SEC. 37.2. DEFINITIONS.
(r)
Rental Units. All residential dwelling units in the City and County of San
Francisco together with the land and appurtenant buildings thereto, and all housing services,
privileges, furnishings and facilities supplied in connection with the use or occupancy thereof,
including garage and parking facilities.
* * * *
The term "rental units" shall not include:
* * * *
(4)
Except as provided in Ssubsections (A), (B) and (C), dwelling units whose
rents are controlled or regulated by any government unit, agency or authority, excepting those
unsubsidized and/or unassisted units which are insured by the United States Department of
Housing and Urban Development; provided, however, that units in unreinforced masonry
buildings which have undergone seismic strengthening in accordance with Building Code
Chapters 168 and 16C shall remain subject to the Rent Ordinances to the extent that the
ordinance is not in conflict with the seismic strengthening bond program or with the program's
loan agreements or with any regulations promulgated thereunder.
* * * *
(D)
The term "rental units" shall include Accessory Dwelling Units
constructed pursuant to Section 207(c)(4) of the Planning Code and that have received a
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 112
complete or partial waiver of the density limits and the parking, rear yard, exposure, or open
space standards from the Zoning Administrator pursuant to Planning Code Section 307(1),
prm>'ided that the buikling containing the Accessory· Dwelling Unit(s) or any unit with-in the buUding is
already subject to this Chapter.
* * * *
Section 6. 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
1 O
Code that are explicitly shown in this ordinance as additions, deletions, Board amendment
additions, and Board amendment deletions in accordance with the "Note" that appears under
the official title of the ordinance.
Section 7. Severability. If any section, subsection, sentence, clause, phrase, or word
of this ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of the ordinance. The Board of Supervisors hereby declares that it would have
passed this ordinance and each and every section, subsection, sentence, clause, phrase, and
word not declared invalid or unconstitutional without regard to whether any other portion of
this ordinance would subsequently be declared invalid or unconstitutional.
Section 8. Directions to Clerk. The Clerk of the Board of Supervisors is hereby directed
to submit a copy of this ordinance to the California Department of Housing and Community
Development within 60 days following adoption pursuant to Section 65852.2(h) of the
California Government Code.
Supervisors Farrell, Wiener, Peskin
BOARD OF SUPERVISORS
Page 113
Section 9. This Section is uncodified. The Planning Department shall prepare and
submit to the Board of Supervisors a Report on the size of Accessorv Dwelling Units (ADUs)
constructed or proposed to be constructed pursuant to Planning Code Section 207(c)(4). The
Report shall be submitted no later than 15 months from the date of adoption of this ordinance
and shall include the size data on all ADUs that have been constructed or are proposed to be
constructed from the effective date of Planning Code Section 207(c)(4). and any predecessor
ADU legislation. up to 12 months from the effective date of this ordinance.
APPROVED AS TO FORM:
DENNIS . HERRERA, City Attorney
I
'
By:
DITH A. BOYAJIAN
Deputy City Attorney
n:\legana\as2016\1600445\01122593.docx
Supervisors Farrell, Peskin, Wiener
BOARD OF SUPERVISORS
/fV(\)
Page 114
City and County of San Francisco
Tails
Ordinance
City Hall
1 Dr. Carlton B. Goodlett Place
San Francisco, CA 94102-4689
File Number:
160657
Date Passed: July 26, 2016
Ordinance amending the Planning Code to allow the construction of Accessory Dwelling Units
(ADUs, also known as Secondary or In-Law Units) on all lots in the City in areas that allow
residential use; amending the Administrative Code to revise the definition of "rental unit" as it applies
to ADUs; 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; adopting findings of public necessity, convenience, and welfare
under Planning Code, Section 302; and directing the Clerk to send a copy of this ordinance to the
California Department of Housing and Community Development after adoption.
July 18, 2016 Land Use and Transportation Committee -AMENDED, AN AMENDMENT
OF THE WHOLE BEARING SAME TITLE
July 18, 2016 Land Use and Transportation Committee - REFERRED WITHOUT
RECOMMENDATION AS AMENDED AS A COMMITIEE REPORT
July 19, 2016 Board of Supervisors -AMENDED, AN AMENDMENT OF THE WHOLE
BEARING SAME TITLE
Ayes: 11 -Avalos, Breed, Campos, Cohen, Farrell, Kim, Mar, Peskin, Tang,
Wiener and Yee
July 19, 2016 Board of Supervisors - PASSED ON FIRST READING AS AMENDED
Ayes: 10 -Avalos, Breed, Campos, Cohen, Farrell, Kim, Mar, Peskin, Tang and
Wiener
Noes: 1 - Yee
July 26, 2016 Board of Supervisors - FINALLY PASSED
City a11d County of Sa11 Francisco
Ayes: 10 -Avalos, Breed, Campos, Cohen, Farrell, Kim, Mar, Peskin, Tang and
Wiener
Noes: 1 - Yee
Page31
Pri11tedat 3:3lpmo117/27/16
File No. 160657
City and County of San Frtmcisco
Page32
I hereby certify that the foregoing
Ordinance was FINALLY PASSED on
7/26/2016 by the Board of Supervisors of
the City and County of San Francisco.
Date Approved
Printed at 3:31 pm on 7127116
