SEC. 753. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
The SoMa Neighborhood Commercial Transit District (SoMa 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 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 Section 207.1 of this Code.
Table 753. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLE
SoMa NCT
Zoning Category
§ References
Controls
BUILDING STANDARDS
SoMa 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
Varies. See Height and Bulk Map Sheets
HT01 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 lowest Story containing a
Dwelling Unit, and at each succeeding level
or Story of the Building: 25% of lot depth,
but in no case less than 15 feet
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 6th Street for its entirety within
the District
Vehicular Access Restrictions
§ 155(r)
Prohibited on 6th Street for its entirety
within the District
Miscellaneous
Lot Size (Per Development)
§§ 102, 121.1
P up to 9,999 square feet; C 10,000 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
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. P up to 0.5 spaces
per Dwelling Unit; C up to 0.75 spaces Per
Dwelling Unit. Bike parking required per §
155.2. If car parking is provided, car share
spaces are required when a project has 50
units or more per § 166.
Dwelling Unit Mix
§§ 207.6
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(5)
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 Unit
§§ 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,
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 3 For Office Uses minimum
intensities may apply pursuant to § 207.9.
Use Size
§ 102, 121.2
P up to 4,000 square feet; C 4,001 square
feet and above
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. Car share spaces required
when a project has 25 or more parking
spaces per § 166.
Off-Street Freight Loading
§§ 150, 152, 153 -
155, 161, 204.5
None required if gross floor area is less
than 10,000 square feet. Exceptions
permitted per §§ 155 and 161.
Commercial Use Characteristics
Drive-up Facility
§ 102
NP
Formula Retail
§§ 102, 303.1
C
Hours of Operation
§ 102
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 § 703(b)
Outdoor Activity Area
§§ 102, 145.2
P if located in front; C if located elsewhere
Walk-up Facility
§ 102
P
Controls by Story
1st
2nd
3rd+
Uses in Historic Buildings
Historic Buildings
§ 202.11
In Historic Buildings, Uses listed below as
NP are C and Uses listed below as C are P,
except Cannabis Retail, Hotel, and certain
Industrial Uses, as specified in § 202.11.
Agricultural Use Category
Agriculture, Industrial
§§ 102, 202.2(c)
NP
NP
NP
Agriculture, Large Scale Urban
§§ 102, 202.2(c)
C
C
C
Agriculture, Neighborhood
§§ 102, 202.2(c)
P
P
P
Automotive Use Category
Automotive Uses*
§ 102
NP
NP
NP
Automotive Repair
§ 102
C
NP
NP
Automotive Service Station
§§ 102, 187.1,
202.2(b)
C
NP
NP
Electric Vehicle Charging Location
§§ 102, 202.2(b),
202.13
C(7)2
C(7)
C(7)
Fleet Charging
§ 102
C
C
C
Gas Station
§§ 102, 187.1,
202.2(b)
C
NP
NP
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
NP
NP
Arts Activities
§ 102
P
P
P
Movie Theater
§§ 102, 202.4
P
NP
NP
Open Recreation Area
§ 102
P
P
P
Passive Outdoor Recreation
§ 102
P
P
P
Industrial Use Category
Industrial Uses
§§ 102, 202.2(d)
NP
NP
NP
Institutional Use Category
Institutional Uses*
§ 102
C
C
C
Child Care Facility
§ 102
P
P
P
Community Facility
§ 102
P
P
P
Community Facility, Private
§ 102
P
P
P
Hospital
§ 102
NP
NP
NP
Job Training
§ 102
P
P
C
Medical Cannabis Dispensary
§§ 102, 202.2(e)
C
C
NP
Public Facility
§ 102
P
P
P
Residential Care Facility
§ 102
P
P
P
Social Service or Philanthropic
Facility
§ 102
P
P
P
Sales and Service Use Category
Retail Sales and Service Uses*
§§ 102, 202.2(a),
202.3
P
P
NP
Adult Business
§ 102
NP
NP
NP
Adult Sex Venue
§ 102
C
C
C
Animal Hospital
§ 102
C
NP
NP
Bar
§§ 102, 202.2(a)
C
NP
NP
Cannabis Retail
§§ 102, 202.2(a)
C
C
NP
Flexible Retail
§§ 102, 202.9
P
NP
NP
Hotel
§ 102
C
C
C
Jewelry Store
§ 102
P
P
NP
Kennel
§ 102
C
NP
NP
Liquor Store
§ 102
C
NP
NP
Massage Establishment
§§ 102, 204, 303(n),
P
C(6)
NP(6)
Massage, Foot/Chair
§ 102
P
NP
NP
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)
P
NP
NP
Restaurant, Limited
§§ 102, 202.2(a)
P
NP
NP
Services, Financial
§ 102
P
C
NP
Services, Fringe Financial
§ 102
NP
NP
NP
Services, Limited Financial
§ 102
P
NP
NP
Services, Retail Professional
§ 102
P
P
P
Storage, Self
§ 102
NP
NP
NP
Tobacco Paraphernalia
Establishment
§ 102
C
NP
NP
Trade Shop
§ 102
P
C
NP
Non-Retail Sales and Service*
§ 102
NP
NP
NP
Design Professional
§ 102
P
P
NP
Service, Non-Retail Professional
§ 102
C
P
NP
Trade Office
§ 102
P
P
NP
Utility and Infrastructure Use Category
Utility and Infrastructure*
§ 102
P
P
P
Power Plant
§ 102
NP
NP
NP
Public Utilities Yard
§ 102
NP
NP
NP
Wireless Telecommunications
Services Facility
§ 102
C(4)
C(4)
C(4)
* Not listed below
(1) C required for ground floor residential use when street frontage is listed in 145.4(b)
(2) [Note deleted.]
(3) [Note deleted.]
(4) C if a Macro WTS Facility; P if a Micro WTS Facility.
(5) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.
(6) P if accessory to a Hotel, Personal Service or Health Service.
(7)2 P where existing use is any Automotive Use.
(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 140-11, File No. 110482, App. 7/5/2011, Eff. 8/4/2011; Ord. 196-11 , File No. 110786, App. 10/4/2011,
Eff. 11/3/2011; Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 235-14 , File No. 140844, App.
11/26/2014, Eff. 12/26/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 20-15 , File No. 110548, App. 2/20/2015, Eff. 3/22/2015; redesignated and amended by Ord. 30-15 , File No. 140954, App. 3/26/2015, Eff.
4/25/2015; amended by Ord. 33-16 , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 102-16 , File No. 160346, App. 6/24/2016, Eff. 7/24/2016; Ord. 162-16 , File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. 166-16 , File No. 160477,
App. 8/11/2016, Eff. 9/10/2016; redesignated and amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by Ord. 130-17, File No. 170204, App. 6/30/2017, Eff. 7/30/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; 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. 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. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; 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: 735.69C and 735.69D added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: 735.10 and 735.17 amended, 735.69, 735.69A, and 735.69B added; Specific Provisions: table title amended, 735.68 added, 735.85 amended;
Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 735.69, 735.69A, and 735.69B added [identical additions previously had been made by Ord. 140-11]; Specific Provisions: table title amended; Ord. 196-11 , Eff. 11/3/2011. Zoning Control
Table: 735.43 and 735.44 amended, former categories 735.42, 735.67, and 735.69A deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: 735.13, 735.13a, 735.13b, 735.54, and 735.69B amended; Specific Provisions: 735.54 added, 735.68
deleted; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: former categories 735.37, 735.38, and 735.39 redesignated as 735.36, 735.37, and 735.38 and amended; new category 735.39 added; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table:
735.26 amended; Specific Provisions: 735.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 735.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 735.14, 735.15, 735.16, 735.17, and 735.30 amended; Ord. 20-15 ,
Eff. 3/22/2015. Section redesignated (formerly Sec. 735.1); Zoning Control Table: 735.54, 735.91, and 735.92 amended; Ord. 30-15 , Eff. 4/25/2015. Zoning Control Table: former categories 735.36, 735.37, 735.38, and 735.39 deleted, 735.96,
735.96 1 , and 735.97 added; Ord. 33-16 , Eff. 4/10/2016. Zoning Control Table: 735.10 amended; Ord. 102-16 , Eff. 7/24/2016. Introductory material amended; Zoning Control Table: 735.91 amended; Specific Provisions: 735.91 added; Ord.
162-16 , Eff. 9/3/2016. Zoning Control Table: 735.33A added; Ord. 166-16, Eff. 9/10/2016. Section redesignated (formerly Section 735); new Zoning Control Table and notes added; Ord. 129-17 , Eff. 7/30/2017. Previous Zoning Control Table
and Specific Provisions deleted; Ord. 130-17 , Eff. 7/30/2017. 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; Ord. 296-18 , Eff. 1/12/2019. 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. Zoning Control Table amended; Ord. 63-20 , Eff. 5/25/2020. Zoning
Control Table amended; Note (5) added; Ord. 78-20 , Eff. 6/22/2020. Zoning Control Table and Note (5) amended; Ord. 136-21 , Eff. 9/4/2021. Zoning Control Table amended; Note (6) added; Ord. 233-21 , Eff. 1/22/2022. Zoning Control Table
and Note (6) amended; Ord. 37-22 , Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22 , Eff. 6/13/2022. Zoning Control Table amended; Note (7)2 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 264-22 , Eff.
1/22/2023. Zoning Control Table amended; Ord. 70-23 , Eff. 6/3/2023. Zoning Control Table amended; Ord. 249-23 , Eff. 1/14/2024. Zoning Control Table amended; Ord. 33-24 , Eff. 3/23/2024. Undesignated introductory material and Zoning
Control Table amended; Ord. 62-24 , Eff. 4/28/2024. Zoning Control Table amended; Ord. 173-25; Eff. 10/6/2025. Zoning Control Table amended; Ord. 245-25 , Eff. 1/12/2026. Zoning Control Table amended; Ord. 1-26 , Eff. 2/8/2026. Zoning
Control Table amended; Ord. 37-26 , Eff. 4/11/2026.
CODIFICATION NOTES
1. So in Ord. 33-16.
2. Note “(7)” is referenced as “(6)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(6)” previously had been added to this section by Ord. 233-21.
3. So in Ord. 245-25.