SEC. 249.92. CENTRAL NEIGHBORHOODS LARGE RESIDENCE SPECIAL USE
DISTRICT.
(a) General. A special use district entitled the "Central Neighborhoods Large
Residence Special Use District," consisting of the area within a perimeter established by
Waller Street, Steiner Street, Hermann Street, Buchanan Street, Haight Street. Octavia Street, 13th
Street, Valencia Street, Duboce Avenue, Guerrero Street, 20th Street, Valencia Street, Titfany Avenue,
29th Street, San Jose Avenue, Randall Street, Mission Street, Alemany Boulevard, Tingley Street,
crossing in a straight line over San Jose Avenue, 1-280 Northbound. and 1-280 Southbound to Monterey
Boulevard, proceeding northeasterly along Monterey Boulevard to Joost Avenue, Joost Avenue, Congo
Street, Bosworth Street, 0 'Shaughnessy Boulevard, Portola Drive, Twin Peaks Boulevard, following
the eastern fork of Twin Peaks Boulevard north. Clarendon Avenue, west along Clarendon Avenue to
the most westerly boundary o(the Lands o(Regents of the University of California, also known as
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Block 2634A Lot OJ 1 as shown on the City & County o(San Francisco Assessor's Block Map 2634A,
north to the most southernly boundary of the Lands of City & County o(San Francisco, also known as
Block 2634A Lot 003 as shown on the City & County o(San Francisco Assessor's Block Map 2634A,
east to the most southeasterly corner of said Lot 003, following said Lot 003 boundaries north,
northwest, and southwesterly until the intersection with previously described Lot 011, northernly
following the eastern boundary o(Lot OJ 1, northernly along the eastern boundary o(Lot 005 as shown
on Assessor's Block Map 2634A, to Parnassus Avenue, Hillway Avenue, Carl Street, Arguello
Boulevard, Frederick Street, Stanyan Street, Waller Street, Clayton Street, Frederick Street, Masonic
Avenue, Waller Street, Buena Vista Avenue West, Haight Street, and Buena Vista Avenue East, Waller
Street, Steiner Street, Duboce Avenue, Sanchez Street, 16th Street, Guerrero Street, 20th Street,
Valencia Street, Tiffany Awrwe, 29th Street, San Jose Avenue, },fission Street, Alemany Boulevard,
Tingley Street, 1\fonterey Boule,1ard, Joost A'r'enue, Congo Street, BosH1orth Street, 0 'Shm1ghnessy
Boulevard, Portola Drive, Twin Peaks Boulevard, Clayton Street, Ashbury Street, Frederick Street,
Buena Vista Avenue West, Htlig,½t Street, and Buena Vista Avenue East, is hereby established for the
purposes set forth in subsection (b), below. The boundaries of the Central Neighborhoods
Large Residence Special Use District are designated on Sectional Map Nos. ZN06, ZN07,
ZN11, and ZN12 of the Zoning Map of the City and County of San Francisco.
(b) Purpose. To protect and enhance existing neighborhood context, encourage new
infill housing at compatible densities and scale, and provide for thorough assessment of
proposed large single family residences that could adversely impact neighborhood character
and affordable housing opportunities, the following controls, set forth in subsections (c)-(§-~),
below, are imposed in the Central Neighborhoods Large Residence Special Use District.
(c) Applicability.
(1) Except as provided in this subsection (c), the provisions of this Section
249.92 apply to all lots in Residential, House (RH) zoning districts located within the Central
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Neighborhoods Large Residence Special Use District, in those instances where a complete
Development Application was submitted on or after January 1, 2022.
(2) All applicable provisions of the Planning Code shall continue to apply to
Residential Buildings, except as otherwise stated in this Section 249. 92.
(3) The provisions of this Scctio,q 2 49. 92 shall not apply to any lot within the Corona
Heights Large Residence Special Use District.
(3) The provisions ofthis Section 249.92 shall not apply to any applications that were
filed prior to June 4, 202 4 for residential development or for an expansion of an existing Residential
Building on lots that on that date were not sub;ect to the Corona Heights Large Residence Special Use
District (former Section 249. 77) or this Special Use District.
(d) Maximum Size of Dwelling Units. For all lots wnedRHwWithin the Central
Neighborhoods Large Residence Special Use District, no residential development or
expansion of an existing Residential Building shall be permitted that would result in any
Dwelling Unit exceeding 4,-000 3,000 square feet of Gross Floor Area, except where the total
increase of Gross Floor Area of any existing Dwelling Unit is less than 15%.
(e) Conditional Use Authorizations. For all lots zoned RH wVVithin the Central
Neighborhoods Large Residence Special Use District, a Conditional Use authorization shall
be required for any residential development or expansion of a Residential Building that would
result in any Dwelling Unit with a Gross Floor Area exceeding the equivalent of a 1.2:1 Floor
Area Ratio, or would result in any Dwelling Unit exceeding 3,000 square feet of Gross Floor
Area, except where the total increase of gross floor area of any existing Dwelling Unit is less
than 15%.
(f) Conditional Use Findings. In addition to the criteria outlined in Planning Code
Section 303(c)(1 ), in acting upon an application for Conditional Use authorization 1.vithin the
Central Neighborhoods Large Residence Special Use District the Planning Commission shall
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also consider whether facts are presented to establish, based on the record before the
Commission, that the following criteria are met:
(1) the proposed project is contextual 1.vith the neighborhood, meets applicable
Residential Design Guidelines, and seeks to retain any existing design elements;
(2) the proposed project does not remove Rental Units subject to the Residential
Rent Stabilization and Arbitration Ordinance;
(3) the proposed project increases the number of Dv.ielling Units on the lot;
(4) no O1.velling Unit is less than one third the gross floor area of the largest
D1.velling Unit in a Residential Building;
(5) the proposed project does not negatively impact the historic integrity of the
property or any existing structure on a lot that is listed in or formally eligible for listing in the
California Register of Historic Resources, or has been determined to appear eligible for listing
in the California Register of Historic Resources or to qualify as a "historical resource" under
CEQA; and
(6) the project does not negatively impact the historic integrity of any existing
structure on a lot that has been adopted as a local landmark or a contributor to a local historic
district under Articles 10 or 11 of this Code, or would render the property ineligible for historic
designation as an individual or contributing resource.
(g~) Calculation of Gross Floor Area. For the purposes of this Section 249.92, the
following shall apply in the calculation of total Gross Floor Area:
(1) Gross Floor Area shall have the meaning set forth in Planning Code Section
102, except that floor space dedicated to accessory parking shall not be included;
(2} In multi-unit buildings, shared spaces such as stairwells, atriums, and other
communal spaces accessible to all building tenants occupants shall not be included in the
Gross Floor Area thresholds; and
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(2~) Any increase in Gross Floor Area shall include (A) all expansions of the
Residential Building for which a building permit was issued within the previous 10 years,
except that expansions for which building permits were issued prior to January 1, 2022 shall
not be considered, and (B) any Gross Floor Area resulting from construction performed
without a validly issued permit regardless of the date of construction.
(h) The Conditional Use requirement established by subsections (e) (f) of this Section
249.92 shall sunset on December 31, 2024. After that date, for all lots zoned RH 1.vithin the
Central Neighborhoods Large Residence Special Use District, no residential development or
expansion of an existing Residential Building shall be permitted i,.vithin the Central
Neighborhoods Large Residence Special Use District that would result in any Dwelling Unit
exceeding 3,000 square feet of Gross Floor Area, except 1.vhere the total increase of gross
floor area of any existing Dwelling Unit is less than 15%.
Section 3. Pursuant to Sections 106 and 302( c) of the Planning Code, Sectional Map
Sheet Nos. ZN06, ZN07, ZN11, and ZN12 of the Zoning Map of the City and County of San
Francisco are hereby amended, as follows:
Corona Heights Large Residence Special Use District Herein Deleted
Perimeter established by Market Street, Clayton Street, Ashbury Street, Clifford Terrace,
Roosevelt Way, Museum Way, the eastern property line of parcel 2620/063, the eastern
property line of parcel 2619/001A, and Douglass Street; and in addition, all additional
parcels fronting States Street, which includes RH-1, RH-2, and RH-3 Use Districts.
Central Neighborhoods Large Residence
Central Neighborhoods Large Residence
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Special Use District Boundaries Herein
Superseded
Perimeter established by Waller Street,
Steiner Street, Duboce Avenue, Sanchez
Street, 16th Street, Guerrero Street, 20th
Special Use District Boundaries Herein
Established
Perimeter established by Waller Street,
Steiner Street, Hermann Street, Buchanan
Street, Haight Street, Octavia Street, 13th
Street, Valencia Street, Tiffany Avenue, 29th
Street, Valencia Street, Duboce Avenue,
Street, San Jose Avenue, Mission Street,
Guerrero Street, 20th Street, Valencia
Alemany Boulevard, Tingley Street,
Street, Tiffany Avenue, 29th Street, San
Monterey Boulevard, Joost Avenue, Congo
Jose Avenue, Randall Street, Mission Street,
Street, Bosworth Street, O'Shaughnessy
Alemany Boulevard, Tingley Street, crossing
Boulevard, Portola Drive, Twin Peaks
in a straight line over San Jose Avenue, I-
Boulevard, Clayton Street, Ashbury Street,
280 Northbound, and 1-280 Southbound to
Frederick Street, Buena Vista Avenue West,
Monterey Boulevard, proceeding
Haight Street, and Buena Vista Avenue
northeasterly along Monterey Boulevard to
East.
Joost Avenue, Joost Avenue, Congo Street,
Bosworth Street, O'Shaughnessy Boulevard,
Portola Drive, Twin Peaks Boulevard,
following the eastern fork of Twin Peaks
Boulevard north, Clarendon Avenue, west
along Clarendon Avenue to the most
westerly boundary of the Lands of Regents
of the University of California, also known as
Block 2634A Lot 011 as shown on the City &
County of San Francisco Assessor's Block
Map 2634A, north to the most southernly
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boundary of the Lands of City & County of
San Francisco, also known as Block 2634A
Lot 003 as shown on the City & County of
San Francisco Assessor's Block Map 2634A,
east to the most southeasterly corner of said
Lot 003, following said Lot 003 boundaries
north, northwest, and southwesterly until the
intersection with previously described Lot
011, northernly following the eastern
boundary of Lot 011, northernly along the
eastern boundary of Lot 005 as shown on
Assessor's Block Map 2634A, to Parnassus
Avenue, Hillway Avenue, Carl Street,
Arguello Boulevard, Frederick Street,
Stanyan Street, Waller Street, Clayton
Street, Frederick Street, Masonic Avenue,
Waller Street, Buena Vista Avenue West,
Haight Street, and Buena Vista Avenue
East.
Section 4. Effective Date. This ordinance shall become effective 30 days after
enactment. Enactment occurs when the Mayor signs the ordinance, the Mayor returns the
ordinance unsigned or does not sign the ordinance within ten days of receiving it, or the Board
of Supervisors overrides the Mayor's veto of the ordinance.
Section 5. Scope of Ordinance. In enacting this ordinance, the Board of Supervisors
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intends to amend only those words, phrases, paragraphs, subsections, sections, articles,
numbers, punctuation marks, charts, diagrams, or any other constituent parts of the Municipal
Code that are explicitly shown in this ordinance as additions, deletions, Board amendment
additions, and Board amendment deletions in accordance with the "Note" that appears under
the official title of the ordinance.
APPROVED AS TO FORM:
DAVID CHIU, City Attorney
By:
/s/ Andrea Ruiz-Esquide
ANDREA RUIZ-ESQUIDE
Deputy City Attorney
4909-5609-6888 v.2.docx
Supervisor Mandelman
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City and County of San Francisco
Tails
Ordinance
City Hall
I Dr. Carlton B. Goodlett Place
San Francisco, CA 94102-4689
File Number:
240637
Date Passed: December 09, 2025
Ordinance amending the Planning Code to expand the boundaries of the Central Neighborhoods Large
Residence Special Use District (SUD), and to apply its controls to all lots within the SUD, with some
exceptions; to delete the Corona Heights Large Residence SUD, and as a result to merge it into the
Central Neighborhoods Large Residence SUD; amending the Zoning Map to reflect the deletion and
boundary expansion; affirming the Planning Department's determination under the California
Environmental Quality Act; and making public necessity, convenience, and welfare findings under
Planning Code, Section 302, and findings of consistency with the General Plan, and the eight priority
policies of Planning Code, Section 101.1.
September 16, 2024 Land Use and Transportation Committee - AMENDED, AN
AMENDMENT OF THE WHOLE BEARING SAME TITLE
September 16, 2024 Land Use and Transportation Committee - CONTINUED TO CALL OF
THE CHAIR AS AMENDED
November 17, 2025 Land Use and Transportation Committee -AMENDED, AN AMENDMENT
OF THE WHOLE BEARING SAME TITLE
November 17, 2025 Land Use and Transportation Committee - CONTINUED AS AMENDED
December 01, 2025 Land Use and Transportation Committee - RECOMMENDED AS
COMMITTEE REPORT
December 02, 2025 Board of Supervisors - PASSED, ON FIRST READING
Ayes: 11 - Chan, Chen, Dorsey, Fielder, Mahmood, Mandelman, Melgar, Sauter,
Sherrill, Walton and Wong
December 09, 2025 Board of Supervisors - Fl NALLY PASSED
City and County of San Francisco
Ayes: 10 - Chan, Chen, Dorsey, Fielder, Mahmood, Mandelman, Melgar, Sauter,
Sherrill and Walton
Excused: 1 - Wong
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Pri11ted at 9:50 am 01112/10/25
File No. 240637
ft;L
City mu/ County of Sm, Francisco
Daniel Lurie
Mayor
Page2
I hereby certify that the foregoing
Ordinance was Fl NALLY PASSED on
12/9/2025 by the Board of Supervisors of the
City and County of San Francisco.
Angela Calvillo
Clerk of the Board
Date Approved
Primed at 9:50 am 01112//0/25
