SEC. 763. 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 are limited, and limitations apply to the development and operation of ground-
story restaurants and entertainment uses. Continuous retail frontage along 24th Street is maintained and encouraged by prohibiting most automobile and drive-up uses, banning curb cuts,
and requiring active, 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.
Table 763. 24TH STREET – MISSION NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLE
24th Street - Mission NCT
Zoning Category
§ References
Controls
BUILDING STANDARDS
24th Street - Mission NCT
Zoning Category
§ References
Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits.
§§ 102, 105, 106,
250–252, 260,
261.1, 270, 271. See
also Height and
Bulk District Maps
40-X, 50-X, 105-E. See Height and Bulk
Map Sheets HT07 and HT08 for more
information. Height sculpting required on
Alleys per § 261.1.
5 Foot Height Bonus for Active
Ground Floor Uses
§ 263.20
P
Rear Yard
§§ 130, 134, 134(a)
(e), 136
Required at the Second Story and at each
succeeding level or Story of the building,
and at the First Story if it contains a
Dwelling Unit: 25% of lot depth, but in no
case less than 15 feet
Front Setback and Side Yard
§§ 130, 131, 132,
Generally not required; however, if the
existing sidewalk does not meet the
recommended width required by the Better
Streets Plan, a front setback shall be
provided so that, when combined with the
existing sidewalk, the total distance from
the curb to the building frontage meets or
exceeds the required recommended width
under the Better Streets Plan. This setback
is required only up to 15 feet above street
grade. See § 132(e).
Street Frontage and Public Realm
Streetscape and Pedestrian
Improvements
§ 138.1
Required
Street Frontage Requirements
§ 145.1
Required; controls apply to above-grade
parking setbacks, parking and loading
entrances, active uses, ground floor ceiling
height, street-facing ground-level spaces,
transparency and fenestration, and gates,
railings, and grillwork. Exceptions
permitted for historic buildings.
Ground Floor Commercial
§ 145.4
Required on 24th Street for the entirety of
the district
Vehicular Access Restrictions
§ 155(r)
Prohibited on 24th Street for the entirety of
the district
Miscellaneous
Lot Size (Per Development)
§ 102, 121.1
P up to 4,999 square feet; C 5,000 square
feet and above
Planned Unit Development
§ 304
C
Awning, Canopy or Marquee
§ 136.1
P
Signs
§§ 262, 602- 604,
607, 607.1, 608, 609
As permitted by § 607.1
General Advertising Signs
§§ 262, 602, 604,
608, 609, 610, 611
NP
Design Guidelines and Standards
General Plan
Commerce and
Industry Element
Subject to the Urban Design Guidelines,
Citywide Design Standards, and any other
applicable design guidelines that have been
approved by the Planning Commission.
Zoning Category
§ References
Controls
RESIDENTIAL STANDARDS AND USES
Zoning Category
§ References
Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling
Unit]
§§ 135, 136
80 square feet if private, or 100 square feet
if common, or the amount of open space
required in the nearest Residential District,
whichever is less.
Off-Street Parking Requirements
§§ 145.1, 150,
151.1, 153 - 156,
166, 204.5
Car parking not required. Limits set forth in
Section 151.1. Bike parking required per
Section 155.2. If car parking is provided,
car share spaces are required when a project
has 50 units or more per § 166.
Dwelling Unit Mix
§ 207.6
Generally required for creation of five or
more Dwelling Units. No less than 40% of
the total number of proposed Dwelling
Units shall contain at least two bedrooms;
or no less than 30% of the total number of
proposed Dwelling Units shall contain at
least three bedrooms.
Use Characteristics
Intermediate Length Occupancy
§§ 102; 202.10
P(6)
Single Room Occupancy
§ 102
P
Student Housing
§ 102
P
Residential Uses
Controls By Story
1st
2nd
3rd+
Residential Uses
§ 102
P(1)
P
P
Accessory Dwelling Units
§§ 102, 207.1, 207.2
P per Planning Code Sections 207.1 and
207.2.
Dwelling Units, Senior Housing,
and Group Housing, Generally
§§ 102, 202.2(f),
207, 208
Form-Based Density.
Minimum Dwelling Unit Densities,
if Applicable
§ 207.9
Varies depending on project location, but
generally ranges between 50 and 100
dwelling units per acre.
Maximum Dwelling Unit Size
§§ 207.10, 317
P up to 4,000 square feet of Gross Floor
Area or an equivalent Floor Area Ratio for
any individual Dwelling Unit of 1.2:1. C for
Dwelling Units that exceed the greater of
those thresholds.
Homeless Shelters
§§ 102, 208
Density limits regulated by the
Administrative Code
Loss of Dwelling Units:
Conversion, Demolition, or Merger
of Dwelling Units, including
Residential Flats
§ 317
C
Division of Dwelling Units
§ 207.8
Division of existing Dwelling Units P per §
207.8
Zoning Category
§ References
Controls
NON-RESIDENTIAL STANDARDS AND USES
Zoning Category
§ References
Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio
§§ 102, 123, 124 ,
207.9
2.5 to 1 2 For Office Uses minimum
intensities may apply pursuant to § 207.9.
Use Size
§ 102, 121.2
P up to 2,500 square feet; C 2,501 square
feet and above
Off-Street Parking Requirements
§§ 150, 151.1 , 161
Car parking not required. Limits set forth in
Section 151.1. Bike parking required per
Section 155.2. Car share spaces required
when a project has 25 or more parking
spaces per § 166.
Off-Street Freight Loading
§§ 150, 152, 153 -
155, 161, 204.5
None required if gross floor area is less
than 10,000 square feet. Exceptions
permitted per §§ 155 and 161.
Mergers
§ 249.59
C for any merger of first story commercial
use space where the merger would result in
first story commercial use space greater
than 799 gross square feet in Calle 24
Special Use District.
Commercial Use Characteristics
Drive-up Facility
§ 102
NP
Formula Retail
§§ 102, 303.1
C
Hours of Operation
§ 102
P 6 a.m. - 2 a.m.; C 2 a.m.- 6 a.m.
Maritime Use
§ 102
NP
Open Air Sales
§§ 102, 703(b)
See Section 703(b)
Outdoor Activity Area
§§ 102, 145.2
P if located in front; C if located elsewhere
Walk-up Facility
§ 102
P
Legacy Business
§ 249.59
Requirements apply in Calle 24 Special Use
District.
Compatibility of Uses
§ 249.59
Requirements apply in Calle 24 Special Use
District.
Controls by Story
1st
2nd
3rd+
Uses in Historic Buildings
Historic Buildings
§ 202.11
In Historic Buildings, Uses listed below as
NP are C and Uses listed below as C are P,
except for certain Uses and areas, as
specified in § 202.11 (11) .
Agricultural Use Category
Agriculture, Industrial
§§ 102, 202.2(c)
NP
NP
NP
Agriculture, Large Scale Urban
§§ 102, 202.2(c)
C
C
C
Agriculture, Neighborhood
§§ 102, 202.2(c)
P
P
P
Automotive Use Category
Automotive Uses*
§§ 102, 187.1,
202.2(b)
NP
NP
NP
Automotive Repair
§ 102
C
NP
NP
Electric Vehicle Charging Location
§§ 102, 202.2(b),
202.13
C(9)1
C(9)
C(9)
Fleet Charging
§ 102
C
C
C
Parking Garage, Private
§ 102
C
C
C
Parking Garage, Public
§ 102
C
C
C
Parking Lot, Private
§§ 102, 142, 156
C
C
C
Parking Lot, Public
§§ 102, 142, 156
C
C
C
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and
Recreation Uses*
§ 102
NP(3)
NP
NP
Entertainment, General
§ 102
C(3)
NP
NP
Entertainment, Nighttime
§ 102
C(3)
NP
NP
Movie Theater
§§ 102, 202.4
P(3)
NP
NP
Open Recreation Area
§ 102
C
C
C
Passive Outdoor Recreation
§ 102
C
C
C
Industrial Use Category
Industrial Uses
§§ 102, 202.2(d)
NP
NP
NP
Light Manufacturing
§ 102
NP(7)
NP(7)
NP
Wholesale Storage
§ 102
NP(7)
NP(7)
NP
Institutional Use Category
Institutional Uses*
§ 102
P
C
C
Child Care Facility
§ 102
P
P
P
Hospital
§ 102
NP
NP
NP
Medical Cannabis Dispensary
§§ 102, 202.2(e)
DR
DR
NP
Public Facilities
§ 102
C
C
C
Residential Care Facility
§ 102
P
P
P
Sales and Service Use Category
Retail Sales and Service Uses*
§§ 102, 202.2(a),
202.3
P(2)(3)
NP
NP
Adult Business
§ 102
NP
NP
NP
Adult Sex Venue
§ 102
NP
NP
NP
Animal Hospital
§ 102
C
NP
NP
Bar
§§ 102, 202.2(a)
C(2)(3)
NP
NP
Cannabis Retail
§§ 102, 202.2(a)
C
C
NP
Flexible Retail
§§ 102, 202.9
P(3)
NP
NP
Gym
§ 102
P
C
NP
Hotel
§ 102
C
C
NP
Kennel
§ 102
C
NP
NP
Liquor Store
§ 102
NP
NP
NP
Massage Establishment
§§ 102, 204, 303(n),
P
C(8)
NP(8)
Mortuary
§ 102
NP
NP
NP
Motel
§§ 102, 202.2(a)
NP
NP
NP
Reproductive Health Clinic
§§ 102, 202.5
P
P
P
Restaurant
§§ 102, 202.2(a)
C(2)(3)
NP
NP
Services, Fringe Financial
§ 102
NP(4)
NP(4)
NP(4)
Services, Health
§ 102
P(10)
C
NP
Services, Personal
§ 102
P
C
NP
Services, Retail Professional
§ 102
P
C
NP
Storage, Self
§ 102
NP
NP
NP
Tobacco Paraphernalia
Establishment
§ 102
C
NP
NP
Non-Retail Sales and Service*
§ 102
NP
NP
NP
Design Professional
§ 102
P
C
NP
Trade Office
§ 102
P
C
NP
Utility and Infrastructure Use Category
Utility and Infrastructure*
§ 102
C(5)
C(5)
C(5)
Power Plant
§ 102
NP
NP
NP
Public Utilities Yard
§ 102
NP
NP
NP
* Not listed below
(1) C required for ground floor residential use when street frontage is listed in 145.4(b)
(2) Additional limitations apply in the Calle 24 Special Use District per the requirements of Section
249.59.
(3) Additional limitations apply in the Mission Alcoholic Beverage Special Use District per the
requirements of Section 249.60.
(4) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD):
Boundaries: The FFSRUD and its ¼ mile buffer includes, but is not limited to, the 24th Street-Mission
Neighborhood Commercial Transit District.
Controls: Fringe Financial Services are NP within any FFSRUD and its ¼ mile buffer pursuant to Section
249.35. Outside any FFSRUD and its 1/4 mile buffer, Fringe Financial Services are P subject to the
restrictions set forth in Section 249.35(c)(3).
(5) C if a Macro WTS Facility; P if a Micro WTS Facility.
(6) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.
(7) Permitted within buildings where (1) the subject lot has no frontage on 24th Street and (2) the subject
building was originally constructed for a Production, Distribution or Repair Use. The requirements of
Section 145.1 shall not apply to a use permitted under this Section 763.
(8) P if accessory to a Hotel, Personal Service or Health Service.
(9)1 P where existing use is any Automotive Use.
(10) Health Service Uses are C on first story in the Calle 24 Special Use District per the requirements of
Section 249.59.
(11) The controls for Historic Buildings modified by Section 202.11 do not apply in this District for the
following Uses: Adult Business, Adult Sex Venue, Bar, Chair and Foot Massage, Cannabis Retail, Electric
Vehicle Charging Location, Fleet Charging, Fringe Financial Service, Gym, Hotel, Laboratory, Life
Science, Liquor Store, Massage Establishment, Nighttime Entertainment, Office, Private Community
Facility, Restaurant, and Tobacco Paraphernalia Establishment, and all Uses within the Industrial Use
category other than Agricultural and Beverage Processing 1 and Light Manufacturing.
(Added by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 202-18, File No.
180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 285-18, File No. 180806, App. 12/7/2018, Eff. 1/7/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 116-
19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 182-19, File No. 190248, App. 8/9/2019, Eff. 9/9/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Ord.
1-21, File No. 201060, App. 1/15/2021, Eff. 2/15/2021; Ord. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 233-21, File No. 210381, App. 12/22/2021, Eff. 1/22/2022;
Ord. 37-22, File No. 211263, App. 3/14/2022, Eff. 4/14/2022; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 190-22, File No. 220036, App. 9/16/2022, Eff. 10/17/2022; Ord. 264-22, File No. 220811, App. 12/22/2022, Eff.
1/22/2023; Ord. 249-23, File No. 230701, App. 12/14/2023, Eff. 1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 173-25, File No. 250634, App.
9/5/2025, Eff. 10/6/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026; Ord. 1-26, File No. 250385, App. 1/8/2026, Eff. 2/8/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026)
AMENDMENT HISTORY
Zoning Control Table amended; Note (2) deleted; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table amended; Ord. 202-18, Eff. 9/10/2018. Zoning Control Table amended; Ord.
277-18, Eff. 12/21/2018. Zoning Control Table amended; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Note (3) deleted; Ord. 303-18, Eff. 1/21/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Zoning Control
Table amended; Ord. 182-19 , Eff. 9/9/2019. Introductory material, Zoning Control Table, and Note (4) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (6) added; Ord. 78-20, Eff. 6/22/2020. Zoning Control Table
amended; Note (7) added; Ord. 1-21, Eff. 2/15/2021.; Ord. 111-21, Eff. 9/4/2021. Zoning Control Table and Notes (4) and (6) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (8) added; Ord. 233-21, Eff. 1/22/2022.
Zoning Control Table and Note (8) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (9)1 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table
amended; Ord. 264-22 , Eff. 1/22/2023. Second introductory paragraph and Zoning Control Table amended; Notes (2), (3), and (10) added; Ord. 249-23 , Eff. 1/14/2024. Zoning Control Table amended; Ord. 33-24 , Eff. 3/23/2024. Zoning
Control Table amended; Ord. 62-24 , Eff. 4/28/2024. Zoning Control Table amended; Ord. 173-25; Eff. 10/6/2025. Zoning Control Table amended; Ord. 245-25 , Eff. 1/12/2026. Zoning Control Table amended; Ord. 1-26 , Eff. 2/8/2026. Zoning
Control Table amended; Note (11) added; Ord. 37-26 , Eff. 4/11/2026.
CODIFICATION NOTES
1. Note “(9)” is referenced as “(8)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(8)” previously had been added to this section by Ord. 233-21.
2. So in Ord. 245-25.