729 | Corpus

SEC. 729. WEST PORTAL AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT.

Located in the southwestern part of the City, the West Portal Avenue Neighborhood Commercial District stretches for three long blocks along West Portal Avenue from Ulloa Street to 15th Avenue and extends one block east along Ulloa Street from the Twin Peaks Tunnel entrance to Claremont Boulevard. West Portal Avenue provides a selection of goods and services for customers coming mainly from the surrounding west of Twin Peaks and Sunset single-family residential neighborhoods. The lively, small-scale retail frontage is interrupted at several locations by large-scale financial institutions which take up a large amount of commercial ground-story frontage. More than half of the number of medical, professional and business offices are located at the ground level. The West Portal Avenue District controls are designed to preserve the existing family-oriented, village character of West Portal Avenue. The height, bulk and design of new development, especially on large lots, should respect the small- to mid-scale character of the district and its surrounding residential neighborhoods. Lot mergers creating large lots are discouraged. Individual nonresidential uses require conditional use permits above 2,500 square feet. Special controls on commercial uses are designed to protect the existing mix of ground-story retail uses and prevent further intensification and congestion in the district. Because the district and surrounding neighborhoods are well served by the existing number of eating and drinking establishments, new bars are discouraged: any proposed new establishment should be carefully reviewed to ensure that it is neighborhood-serving and family-oriented, and will not generate traffic, parking, or litter problems. Medical, business or professional services are permitted at the first two stories, but additional ground-story locations are to be closely monitored to ensure that the current balance between retail and office uses is maintained. Existing service stations are encouraged to continue operating, but changes in their size, operation, or location are subject to review. Other automotive uses are prohibited. The neighborhood- oriented, retail character of the district is further protected by prohibiting hotels and limiting nonretail uses. The daytime orientation of the district is maintained by prohibition of late-night commercial operating hours. Housing development in new buildings is encouraged.;2 new construction should ensure appropriate scale, design and compatibility with adjacent development. Accessory Dwelling Units are permitted. Table 729. WEST PORTAL AVENUE NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE West Portal Avenue NCD Zoning Category § References Controls BUILDING STANDARDS West Portal Avenue 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 Sheets HT06 and HT12 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 Grade level and at each succeeding level or Story: 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 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, 136 100 square feet if private, or 133 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(5) 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. 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. Homeless Shelters §§ 102, 208 Density limits regulated by the Administrative Code Senior Housing Density §§ 102, 202.2(f), Form-Based Density. 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 1.8 to 1 2 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. Division of large use sizes per § 121.5. 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., NP 2:00 a.m. - 6:00 a.m. 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) NP 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)1 C(7) C(7) Fleet Charging § 102 C C C Parking Garage, Private § 102 C C NP Parking Lot, Private §§ 102, 142, 156 C C NP Entertainment, Arts and Recreation Use Category Entertainment and Recreation Uses* §§ 102, 202.4 NP NP NP Arts Activities § 102 P P P Entertainment, General § 102 P P NP Movie Theater §§ 102, 202.4 P P P Open Recreation Area § 102 C C NP Passive Outdoor Recreation § 102 C C NP Industrial Use Category Industrial Uses* §§ 102, 202.2(d) NP NP NP Institutional Use Category Institutional Uses* § 102 C C NP 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) C C NP Public Facilities § 102 P P P Residential Care Facility § 102 P P P Social Service or Philanthropic Facility § 102 C P P Sales and Service Use Category Retail Sales and Service Uses* §§ 102 , 121.2, 202.2(a), 202.3 P P NP Adult Business § 102 NP NP NP Adult Sex Venue § 102 NP 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 NP NP NP Kennel § 102 C NP NP Liquor Store § 102 P NP NP Massage Establishment §§ 102, 204, 303(n), P C(6) NP(6) 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 Services, Financial § 102 C NP 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 NP 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 C P NP Utility and Infrastructure Use Category Utility and Infrastructure* § 102 C C NP Power Plant § 102 NP NP NP Public Utilities Yard § 102 NP NP NP Wireless Telecommunications Services Facilities § 102 C(4) C(4) C(4) * Not listed below (1) [Note deleted.] (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)1 P where existing use is any Automotive Use. (Added by Ord. 69-87, App. 3/13/87; amended by Ord. 412-88, App. 9/10/88; Ord. 327-97, App. 8/8/97; Ord. 120-99, File No. 990188, Eff. 5/17/99; 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. 51-09, File No. 081620, App. 4/2/2009; 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. 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. 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. 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. 2-25, File No. 240903, App. 2/7/2025, Eff. 3/10/2025; 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: 729.69C and 729.69D added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: 729.17 amended; Specific Provisions: 729.68 added; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 729.40, 729.43 and 729.44 amended, former categories 729.42, 729.67, and 729.69A deleted; Specific Provisions: 729.40 deleted; Ord. 75-12 , Eff. 5/23/2012. Introductory material amended; Zoning Control Table: 729.13 and 729.69B amended; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: former categories 729.38 and 729.39 redesignated as 729.36 and 729.37 and amended; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: 729.26 and 729.50 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 729.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 729.14, 729.15, 729.16, and 729.17 amended; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 729.1); Zoning Control Table: 729.54, 729.91, and 729.92 amended; Ord. 30-15 , Eff. 4/25/2015. Zoning Control Table: former categories 729.36 and 729.37 deleted, 729.96 and 729.97 added; Ord. 33-16 , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 729.91 amended; Specific Provisions: 729.91 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 729.33A 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; 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 amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (5) 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 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)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. Third 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. 2-25 , Eff. 3/10/2025. Second introductory paragraph and 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 “(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. 2. So in Ord. 245-25.

SEC. 730. INNER SUNSET NEIGHBORHOOD COMMERCIAL DISTRICT.

The Inner Sunset Neighborhood Commercial District is located in the Inner Sunset neighborhood bounded by Lincoln Way on the north, Fifth Avenue on the east, Kirkham Street on the south, and Nineteenth Avenue on the west. The shopping area provides convenience goods and services to local Inner Sunset residents, as well as comparison shopping goods and services to a larger market area. The commercial district is also frequented by users of Golden Gate Park on weekends and by City residents for its eating, drinking, and entertainment places. Numerous housing units establish the District’s mixed residential-commercial character. The Inner Sunset District controls are designed to protect the existing building scale and promote new mixed-use development which is in character with adjacent buildings. The building standards regulate large-lot and use development and protect rear yards above the ground story and at residential levels. To promote the prevailing mixed-use character, most commercial uses are directed primarily to the ground story with some upper-story restrictions in new buildings. In order to maintain the balanced mix and variety of neighborhood-serving commercial uses and regulate the more intensive commercial uses which can generate congestion and nuisance problems, special controls restrict expansion and intensification of existing eating and drinking establishments, and limit tourist hotels. Prohibitions of most automobile and drive-up uses protect the district’s continuous retail frontage. Housing development in new buildings is encouraged above the ground story. Accessory Dwelling Units are permitted. Table 730. INNER SUNSET NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Inner Sunset 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 Sheets HT05 and HT06 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 Grade level and at each succeeding level or Story: 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 Not Required Vehicular Access Restrictions § 155(r) See Section 155(r)