SEC. 725. UNION STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
The Union Street Commercial District is located in northern San Francisco between the Marina and Pacific Heights neighborhoods. The district lies along Union Street between Van Ness
Avenue and Steiner, including an arm extending north on Fillmore Street to Lombard. The shopping area provides limited convenience goods for the residents of sections of the Cow
Hollow, Golden Gate Valley, and Pacific Heights neighborhoods immediately surrounding the street. Important aspects of Union Street’s business activity are eating and drinking
establishments and specialty shops whose clientele comes from a wide trade area. There are also a significant number of professional, realty, and business offices. Many restaurants and bars
as well as the district’s two movie theaters are open into the evening hours, and on weekends the street’s clothing, antique stores and galleries do a vigorous business.
The Union Street District controls are designed to provide sufficient growth opportunities for commercial development that is in keeping with the existing scale and character, promote
continuous retail frontage, and protect adjacent residential livability. Small- to mid-scale buildings and neighborhood-serving uses are promoted, and rear yards above the ground story and
at all residential levels are protected. Most commercial development is permitted at the first two stories of new buildings, while retail service uses are monitored at the third story and
above. Controls are necessary to preserve the remaining convenience businesses and to reduce the cumulative impacts which the growth of certain uses have on neighborhood residents.
Such controls require Conditional Use authorization for additional drinking establishments and limit additional entertainment, and financial service uses. Most automobile and drive-up uses
are prohibited in order to maintain continuous retail frontage and minimize further traffic congestion.
Housing development in new buildings is encouraged above the second story. Accessory Dwelling Units are permitted.
Table 725. UNION STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLE
Union Street NCD
Zoning Category
§ References
Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits.
§§ 102, 105, 106,
250–252, 260 ,
263.19, 261.1, 270,
270.3 , 271. See also
Height and Bulk
District Maps
Varies. 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
NP
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 § (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
Not Required
Vehicular Access Restrictions
§ 155(r)
See Section 155(r)
Miscellaneous
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.
Housing Choice-SF
§ 206.10
Form-based density, additional height, and
other zoning modifications for eligible
projects in the R-4 Height and Bulk District.
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, 161,
166, 204.5
No car parking required. Maximum
permitted per § 151.1 . 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
§ 207.7
Generally required for creation of 10 or
more Dwelling Units. No less than 25% of
the total number of proposed Dwelling
Units shall contain at least two Bedrooms,
and no less than 10% of the total number of
proposed Dwelling Units shall contain at
least three Bedrooms.
Use Characteristics
Intermediate Length Occupancy
§§ 102; 202.10
P(6)2
Single Room Occupancy
§ 102
P
Student Housing
§ 102
P
Residential Uses
Controls By Story
1st
2nd
3rd+
Residential Uses
§ 102
P
P
P
Accessory Dwelling Unit Density
§§102, 207.1, 207.2
P per Planning Code §§ 207.1 and 207.2.
Dwelling Unit Density, General
§§ 102, 207
Form-Based Density.(2)
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.
Group Housing Density
§ 208
Form-Based Density.(2)
Homeless Shelters
§§ 102, 208
Density limits regulated by the
Administrative Code
Senior Housing Density
§§ 102, 202.2(f),
Form-Based Density.(2)
Loss of Dwelling Units:
Conversion, Demolition, or Merger
of Dwelling Units, including
Residential Flats
§ 317
C
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
3.0 to 1 3 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
§§ 145.1, 150, 151.1
, 153 - 156, 161,
166, 204.5
No car parking required. Maximum
permitted per § 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
Electric Vehicle Charging Location
§§ 102, 202.2(b),
202.13
C(8)1
C(8)
C(8)
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
NP
NP
Arts Activities
§ 102
P
P
P
Entertainment, General
§ 102
P
P
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
P
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
P
C
Hotel
§ 102
C
C
C
Kennel
§ 102
C
NP
NP
Liquor Store
§ 102
C
NP
NP
Massage Establishment
§§ 102, 204, 303(n),
P
C(1)(7)
NP(7)
Massage, Foot/Chair
§ 102
NP
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
P
NP
Restaurant, Limited
§§ 102, 202.2(a)
P
P
NP
Services, Financial
§ 102
P
C
NP
Services, Fringe Financial
§ 102
NP(4)
NP(4)
NP(4)
Services, Health
§ 102
P
P
C
Services, Limited Financial
§ 102
P
NP
NP
Services, Personal
§ 102
P
P
C
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
C
Service, Non-Retail Professional
§ 102
C
P
NP
Trade Office
§ 102
P
P
C
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) Any Massage Establishment that has continually operated without the benefit of a building permit
within the Union Street NCD since prior to December 31, 2017 shall not require a Conditional Use
authorization to legally establish the Massage Establishment. However, such establishments must file a
building permit application by May 1, 2020 to legally establish the Massage Establishment use, and such
building permit application will be subject to neighborhood notification pursuant to Planning Code Section
311.
(2) (2)3 For Lots outside the R-4 Height and Bulk District the density limits shall be: one Dwelling Unit
per 600 square foot lot area, or the density permitted in the nearest R District, whichever is greater; up to
one Group Housing bedroom per 210 square foot lot area, or the density permitted in the nearest R
District, whichever is greater; for Senior Housing, P up to twice the number of Dwelling Units otherwise
permitted as a Principal Use in the district and meeting all the requirements of § 202.2(f)(1).
(3) [Note deleted.]
(4) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD)
Boundaries: The FFSRUD and its 1/4 mile buffer includes, but is not limited to, the Union Street
Neighborhood Commercial District.
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).
(5) C if a Macro WTS Facility; P if a Micro WTS Facility.
(6)2 NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling
Units.
(7) P if accessory to a Hotel, Personal Service or Health Service.
(8)1 P where existing use is any Automotive Use.
(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 445-87, App. 11/12/87; Ord. 412-88, App. 9/10/88; Ord. 87-00, File No. 991963, App. 5/19/2000; Ord. 260-00, File No. 001424, App. 11/17/2000; Ord. 275-05, File No. 051250, App.
11/30/2005; Ord. 289-06, File No. 050176, App. 11/20/2006; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 245-08, File No. 080696; Ord. 8-09, File No. 080872, App. 1/16/2009; Ord.
51-09, File No. 081620, App. 4/2/2009; Ord. 98-09, File No. 090274, App. 6/19/2009; 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. 75-12 , File No. 120084,
App. 4/23/2012, Eff. 5/23/2012; Ord. 214-12 , File No. 120773, App. 10/9/2012, Eff. 11/8/2012; 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. 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; Ord. 129-17,
File No. 170203, App. 6/30/2017, Eff. 7/30/2017; 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. 219-18, File No. 180053, App. 9/21/2018, Eff. 10/22/2018; 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. 311-18, File No. 181028, 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
Zoning Control Table: 725.69C and 725.69D added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: 725.10, 725.17, and 725.42 amended; Specific Provisions: 725.68 added; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 725.43 and
725.44 amended, former categories 725.42, 725.67, and 725.69A deleted; Specific Provisions: 725.44 amended, 725.44, 725.69B deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: 725.43 and 725.69B amended; Specific Provisions:
725.44 amended; Ord. 214-12 , Eff. 11/8/2012. Zoning Control Table: 725.13 and 725.69B amended; Specific Provisions: 725.44 amended; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: former categories 725.38 and 725.39 redesignated as
725.36 and 725.37 and amended; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: 725.26 and 725.49 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 725.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 725.14,
725.15, 725.16, and 725.17 amended; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 725.1); Zoning Control Table: 725.54, 725.91, and 725.92 amended; Ord. 30-15 , Eff. 4/25/2015. Zoning Control Table: former categories
725.36 and 725.37 deleted, 725.96 added; Ord. 33-16 , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 725.91 amended; Specific Provisions: 725.91 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 725.33A
added; Ord. 166-16 , Eff. 9/10/2016. 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
(1) 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; Note (1) added; Ord. 219-18, Eff. 10/22/2018.
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 (2) deleted; Ord. 303-18, Eff. 1/21/2019. Zoning Control Table amended; Ord.
311-18, 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 (4) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table
amended; Note (6)2 added; Ord. 78-20 , Eff. 6/22/2020. Introductory material and Zoning Control Table amended; Note (3) 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 (4) and (6) amended; Ord. 136-21 , Eff. 9/4/2021. Zoning Control Table amended; Note (7) added; Ord. 233-21 , Eff. 1/22/2022. Zoning Control Table and Note (7) amended; Ord. 37-22 , Eff. 4/14/2022. Zoning Control
Table amended; Ord. 75-22 , Eff. 6/13/2022. Zoning Control Table amended; Note (8)1 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 264-22 , Eff. 1/22/2023. Zoning Control Table amended; 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. Undesignated introductory material and Zoning Control Table amended; Note (2) added; 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 “(8)” is referenced as “(7)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(7)” previously had been added to this section by Ord. 233-21.
2. Note “(6)” is referenced as “(5)” in Ord. 78-20. The note was redesignated by the codifier because a note designated as “(5)” previously had been added to this section by Ord. 129-17.
3. So in Ord. 245-25.