SEC. 760. 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 corridors of interior blocks. Housing development in new buildings is encouraged above the ground story. Accessory
Dwelling Units are permitted.
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. 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 drive-up facilities and other automobile uses
protect the livability within and around the district and promote continuous retail frontage.
Table 760. FILLMORE STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLE
Fillmore St. NCT
Zoning Category
§ References
Controls
BUILDING STANDARDS
Fillmore St. 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, but generally 50-X south. See
Height and Bulk Map Sheet HT02 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 along Fillmore Street from Bush
Street to McAllister Street
Vehicular Access Restrictions
§ 155(r)
See Section 155(r)
Miscellaneous
Lot Size (Per Development)
§§ 102, 121.1
P(7)
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. P up to 0.5 spaces
per Dwelling Unit; C up to 0.75 spaces per
Dwelling Unit; NP above. 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(4)
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, 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
3.6 to 1 2 For Office Uses minimum
intensities may apply pursuant to § 207.9.
Use Size
§§ 102, 121.2
P up to 6,000 square feet; C 6,001 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, 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
No limit
Maritime Use
§ 102
NP
Open Air Sales
§§ 102, 703(b)
See § 703(b)
Outdoor Activity Area
§§ 102, 145.2, 202.2
P if located in front or it complies with
Section 202.2(a)(7); 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, 142, 156,
187.1, 202.2(b)
C
NP
NP
Automotive Repair
§ 102
C
C
NP
Electric Vehicle Charging Location
§§ 102 , 202.2(b),
202.13
C(6)1
C(6)
C(6)
Fleet Charging
§ 102
C
C
C
Parking Garage, Private
§ 102
C
C
C
Parking Lot, Private
§§ 102, 142, 156
C
C
C
Service, Motor Vehicle Tow
§ 102
NP
NP
NP
Service, Parcel Delivery
§ 102
NP
NP
NP
Vehicle Storage Garage
§ 102
NP
NP
NP
Vehicle Storage Lot
§ 102
NP
NP
NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and
Recreation Uses*
§ 102
NP
NP
NP
Arts Activities
§ 102
P
P
P
Entertainment, General
§ 102
P
P
NP
Entertainment, Nighttime
§ 102
P
P
NP
Movie Theater
§§ 102, 202.4
P
P
P
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
Institutional Use Category
Institutional Uses*
§ 102
P
P
P
Community Facility
§ 102
P
P
P
Hospital
§ 102
C
C
C
Medical Cannabis Dispensary
§§ 102, 202.2(e)
DR
DR
NP
Public Facilities
§ 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 , 202.5
P
P
P
Adult Business
§ 102
C
C
NP
Adult Sex Venue
§ 102
C
C
NP
Animal Hospital
§ 102
P
P
NP
Bar
§§ 102, 202.2(a)
P
P
NP
Cannabis Retail
§§ 102, 202.2(a)
C
C
NP
Flexible Retail
§ 102
P
NP
NP
Gym
§ 102
P
P
NP
Hotel
§ 102
C
C
C
Kennel
§ 102
C
NP
NP
Liquor Store
§ 102
NP
NP
NP
Massage Establishment
§§ 102, 204, 303(n),
P
C(5)
NP(5)
Massage, Foot/Chair
§ 102
P
C
NP
Mortuary
§ 102
C
C
C
Motel
§§ 102, 202.2(a)
NP
NP
NP
Restaurant
§§ 102, 202.2(a)
P
P
NP
Restaurant, Limited
§§ 102, 202.2(a)
P
P
NP
Services, Financial
§ 102
P
P
NP
Services, Fringe Financial
§ 102
NP(2)
NP(2)
NP(2)
Services, Limited Financial
§ 102
P
P
NP
Services, Personal
§ 102
P
P
NP
Services, Retail Professional
§ 102
P
P
P
Storage, Self
§ 102
C
C
C
Tobacco Paraphernalia
Establishment
§ 102
C
NP
NP
Trade Shop
§ 102
P
C
C
Non-Retail Sales and Service*
§ 102
NP
NP
NP
Design Professional
§ 102
P
P
P
Service, Non-Retail Professional
§ 102
C
P
C
Storage, Commercial
§ 102
C
C
C
Trade Office
§ 102
P
P
P
Utility and Infrastructure Use Category
Utility and Infrastructure*
§ 102
C(3)
C(3)
C(3)
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) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD)
Boundaries: The FFSRUD and its 1/4 mile buffer includes, but is not limited to, properties within the
Fillmore Street NCD.
Controls: Fringe Financial Services are NP within any FFSRUD and its 1/4 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). ’
(3) C if a Macro WTS Facility; P if a Micro WTS Facility.
(4) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.
(5) P if accessory to a Hotel, Personal Service or Health Service.
(6)1 P where existing use is any Automotive Use.
(7) C for 10,000 square feet and above if located within the Priority Equity Geographies Special Use
District established under Section 249.97.
(Added by Ord. 228-14 , File No. 120814, App. 11/13/2014, Eff. 12/13/2014; redesignated and amended by Ord. 126-15 , File No. 150081, App. 7/17/2015, Eff. 8/16/2015; amended by Ord. 33-16 , File No. 160115, App. 3/11/2016, Eff.
4/10/2016; 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. 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. 205-19, File No. 181211, App. 9/11/2019, Eff. 10/12/2019; 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; Proposition H, 11/3/2020, Eff.
12/18/2020; 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. 248-23, File No.
230446, 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
Section redesignated (formerly Sec. 747.1); section header and introductory material amended; Zoning Control Table: 747.91 and 747.92 amended; Ord. 126-15 , Eff. 8/16/2015. Zoning Control Table: former categories 747.36, 747.37, 747.38,
and 747.39 deleted, 747.96, 747.97, and 747.98 added; Ord. 33-16 , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 747.91 amended; Specific Provisions: 747.91 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table:
747.33A added; Ord. 166-16 , Eff. 9/10/2016. Section redesignated (formerly Section 747); 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; 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. 116-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 182-19 , Eff. 9/9/2019. Zoning Control Table amended; Ord.
205-19, Eff. 10/12/2019. Zoning Control Table and Note (2) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (4) added; Ord. 78-20, Eff. 6/22/2020. Introductory material and Zoning Control Table amended;
Proposition H, 11/3/2020, Eff. 12/18/2020.; Ord. 111-21, Eff. 9/4/2021. Zoning Control Table and Notes (2) and (4) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (5) added; Ord. 233-21, Eff. 1/22/2022. Zoning
Control Table and Note (5) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (6)1 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord.
264-22 , Eff. 1/22/2023. Zoning Control Table amended; Note (7) added; Ord. 248-23 , 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. Undesignated introductory material and 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. Note “(6)” is referenced as “(5)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(5)” previously had been added to this section by Ord. 233-21.
2. So in Ord. 245-25.