SEC. 762. VALENCIA STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
The Valencia Street Commercial Transit District is located near the center of San Francisco in the Mission District. It lies along Valencia Street between 14th and Cesar Chavez (Army)
Street, and includes a portion of 16th Street extending west toward Dolores Street. The commercial area provides a limited selection of convenience goods for the residents of sections of the
Mission and Dolores Heights. Valencia Street also serves a wider trade area with its retail and wholesale home furnishings and appliance outlets. The commercial district also has several
automobile-related businesses. 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 Valencia Street District has a pattern of large 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 prohibiting drive-up facilities and some automobile uses, and limiting new nonretail commercial uses. Parking is not required, and any new
parking is required to be set back 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 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.
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 within the
district pursuant to Section 207.1 of this Code.
Table 762. VALENCIA STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLE
Valencia Street 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. See Height and Bulk Map Sheet
HT07 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),
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, 133
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 portions of Valencia Street, 16th
Street, and 22nd Street
Vehicular Access Restrictions
§ 155(r)
Prohibited on Valencia Street between 15th and
23rd Streets and on 16th Street between
Guerrero and Capp Streets.
Miscellaneous
Lot Size (Per Development)
§§ 102, 121.1
P(10)
Planned Unit Development
§ 304
C
Awning, Canopy or Marquee
§ 136.1
P
Signs
§§ 262, 602-
604, 607,
607.1, 608,
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
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(7)
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,
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,
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
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 3,000 square feet; C 3,001 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 Section 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, 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,
C
C
C
Parking Lot, Public
§§ 102, 142,
C
C
C
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation
Uses*
§102
NP
NP
NP
Arts Activities
§102
P
P
P
Entertainment, General
§102
C
NP
NP
Entertainment, Nighttime
§102
C
NP
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
C
C
Child Care Facility
§102
P
P
P
Community Facility
§102
P
P
P
Hospital
§102
NP
NP
NP
Medical Cannabis Dispensary
§§102,
202.2(e)
DR
DR
NP
Public Facilities
§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
C
NP
Adult Business
§ 102
NP
NP
NP
Adult Sex Venue
§ 102
NP
NP
NP
Animal Hospital
§ 102
P
P
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
Gym
§ 102
P
C
C
Hotel
§ 102
C
C
NP
Kennel
§ 102
C
NP
NP
Liquor Store
§ 102
NP
NP
NP
Massage Establishment
§§ 102, 204,
303(n), 703
P
C(8)
NP(8)
Mortuary
§102
C
C
NP
Motel
§§102,
202.2(a)
NP
NP
NP
Reproductive Health Clinic
§§ 102, 202.5
P
P
P
Restaurant
§§102,
202.2(a)
P
P
NP
Restaurant, Limited
§§102,
202.2(a)
P
P
NP
Services, Financial
§102
P
NP
NP
Services, Fringe Financial
§102
NP(5)
NP(5)
NP(5)
Services, Limited Financial
§102
P
NP
NP
Services, Personal
§102
P
C
C
Services, Retail Professional
§102
P
P
P
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
Service, Non-Retail Professional
§102
C
P
NP
Trade Office
§102
P
C
NP
Utility and Infrastructure Use Category
Utility and Infrastructure*
§102
C(6)
C(6)
C(6)
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) [Note deleted.]
(3) [Note deleted.]
(4) [Note deleted.]
(5) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD)
Boundaries: The FFSRUD and its ¼ mile buffer includes, but is not limited to, the Valencia Street
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).
(6) C if a Macro WTS Facility; P if a Micro WTS Facility.
(7) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.
(8) P if accessory to a Hotel, Personal Service or Health Service.
(9)1 P where existing use is any Automotive Use.
(10) 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. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by Ord. 166-17, File No. 170820, App. 7/27/2017, Eff. 8/26/2017; 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. 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; 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. 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
Table 762 added; Ord. 166-17, Eff. 8/26/2017. Zoning Control Table amended; Note * designated; 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. Zoning Control Table and Note (5) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (7) added; Ord. 78-20,
Eff. 6/22/2020. Introductory material and Zoning Control Table amended; Note (4) deleted; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table amended; Ord. 111-21, Eff. 9/4/2021. Zoning Control Table and Notes (5) and (7)
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. Zoning Control Table amended; Note (10) added; Ord. 248-23 , Eff. 1/14/2024. Second
introductory paragraph and 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. 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.