757 | Corpus

SEC. 757. FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.

The Folsom Street Neighborhood Commercial Transit District (Folsom Street NCT) is located along Folsom Street in the Western SoMa area, generally between 7th Street and 10th Streets. The Folsom Street 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 where transparency and fenestration requirements add to the activation at the street level. While offices and general retail sales uses may locate on the second story, most commercial uses are prohibited above the second story. In order to protect the balance and variety of retail use, bars and restaurants are permitted on the ground floor, and liquor stores are allowed with a conditional use. Continuous non- residential frontage is promoted by prohibiting drive-up facilities, some automobile uses, and permitting a mix of commercial and production, distribution, and repair uses. Parking is required to be setback if above grade or locate below ground. Active, pedestrian-oriented ground floor uses are required. Housing development in new buildings is encouraged above the ground story, and student housing is only permitted in newly constructed buildings. 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 757. FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE Folsom Street NCT Zoning Category § References Controls BUILDING STANDARDS Folsom Street NCT Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits. §§ 102, 105, 106, 250–252, 260, 261.1, 263.29, 270, 271, 823(c)(11). See also Height and Bulk District Maps 65-X to 75-X. See Height and Bulk Map Sheets HT01, HT07, and HT08 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, 823(c) 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 § 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 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 § 823(b), and General Plan Commerce and Industry Element WSoMa Design Standards, Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission..4 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, 823(c) (2) 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. Roof decks do not qualify. 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(10) Single Room Occupancy §§ 102, 823(c)(7) P Student Housing § 102 C in newly constructed buildings, NP otherwise. Residential Uses Controls By Story 1st 2nd 3rd+ Residential Uses (except for Group Housing, see below) § 102 P P P Group Housing §§ 102, 208 C(1)(7) C C Accessory Dwelling Unit §§ 102, 207.1, 207.2 P per Planning Code Sections 207.1 and 207.2. Dwelling Units, Senior Housing, 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 2.5 to 1 4 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, 823(c)(10) 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, 202.2 P at 1st and 2nd Floors 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(2) NP NP Electric Vehicle Charging Location §§ 102, 202.2(b), 202.13 C(12)1 C(12) C(12) Fleet Charging § 102 C C C Entertainment, Arts and Recreation Use Category Entertainment, Arts and Recreation Uses* §§ 102, 202.4 NP NP NP Arts Activities § 102 P P P Entertainment, General § 102 P P P Entertainment, Nighttime § 102 NP(13)2 NP(13) NP(13) Entertainment, Nighttime3 § 102 NP(3) NP(3) NP(3) Livery Stable § 102 P(4) 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 Manufacturing, Light §§ 102, 202.2(d) P P NP Institutional Use Category Institutional Uses* § 102 NP NP NP Child Care Facility § 102 P P P Community Facility § 102 P P P Community Facility, Private § 102 P P NP Job Training § 102 P P C Medical Cannabis Dispensary §§ 102, 202.2(e) DR DR NP Public Facility § 102 P P P Residential Care Facility § 102 NP C C School § 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; 202.2(a)(8) P P P Animal Hospital § 102 P(4) P NP Bar §§ 102, 202.2(a) P P NP Cannabis Retail §§ 102, 202.2(a) C C NP Flexible Retail §§ 102, 202.9 P NP NP Gym § 102 P(8) P NP Hotel § 102 P(5) P(5) P(5) Kennel § 102 P(4) NP NP Liquor Store § 102 C NP NP Massage Establishment §§ 102, 204, 303(n), P(7)(8) C(11) NP(11) Massage, Foot/Chair § 102 P C 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(6) P NP Restaurant, Limited §§ 102, 202.2(a) P(6) P NP Services, Financial § 102 P(7)(8) NP NP Services, Fringe Financial § 102 NP NP NP Services, Health § 102 P(7)(8) NP NP Services, Limited Financial § 102 NP NP NP Services, Personal § 102 P(8) P(8) NP Services, Retail Professional § 102 P P P Storage, Self § 102 NP NP NP Tobacco Paraphernalia Establishment § 102 NP NP NP Trade Shop § 102 P C NP Non-Retail Sales and Service* § 102 NP NP NP Design Professional § 102 P(7) NP NP Service, Non-Retail Professional § 102 C P NP Trade Office § 102 P(7) NP NP Wholesale Sales § 102 P P NP Utility and Infrastructure Use Category Utility and Infrastructure* § 102 C(9) C(9) C(9) Power Plant § 102 NP NP NP Public Utilities Yard § 102 NP NP NP * Not listed below (1) NP on 1st floor on lots with more than 25 feet of street frontage (2) Ingress/egress onto alleys, as defined in the Western SoMa Community Plan, containing RED or RED-MX Districts is NP (3)3 P for properties fronting Folsom Street between 7th Street and Division Street. (4) P for grooming and daycare only; no 24 hour care. (5) NP above 25 rooms per Hotel. (6) NP above 10,000 Gross Square Feet per Lot. (7) P in Historic Buildings pursuant to Section 202.11. (8) P on first or second floor, but not both. (9) C if a Macro WTS Facility; P if a Micro WTS Facility. (10) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units. (11) P if accessory to a Hotel, Personal Service or Health Service. (12)1 P where existing use is any Automotive Use. (13)2 P on properties fronting Folsom Street between 7th Street and Division Street. (Added by Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by 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. 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. 22-23, File No. 221104, App. 2/23/2023, Eff. 3/26/2023; 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: 743.26 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 743.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 743.14, 743.15, 743.16, and 743.17 amended; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 743.1); Zoning Control Table: 743.54, 743.91, and 743.92 amended; Ord. 30-15 , Eff. 4/25/2015. Zoning Control Table: former categories 743.37, 743.38, and 743.39 deleted, 743.96, 743.97, and 743.98 added; Ord. 33-16 , Eff. 4/10/2016. Zoning Control Table: 743.10 amended; Ord. 102-16 , Eff. 7/24/2016. Introductory material amended; Zoning Control Table: 743.91 amended; Specific Provisions: 743.91 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 743.33A added; Ord. 166-16 , Eff. 9/10/2016. Section redesignated (formerly Section 743); 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; 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 (10) added; Ord. 78-20, Eff. 6/22/2020. Zoning Control Table amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table amended; Ord. 111-21, Eff. 9/4/2021. Zoning Control Table and Note (10) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (11) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (11) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (12)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 (13)2 added; Ord. 22-23 , Eff. 3/26/2023. Zoning Control Table amended; Note (3) added; Ord. 70-23 , Eff. 6/3/2023. Zoning Control Table amended; Note (7) deleted; 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; Note (7) added; Ord. 37-26 , Eff. 4/11/2026. CODIFICATION NOTES 1. Note “(12)” is referenced as “(11)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(11)” previously had been added to this section by Ord. 233-21. 2. Note “(13)” is referenced as “(10)” in Ord. 22-23. The note was redesignated by the codifier because a note designated as “(10)” previously had been added to this section by Ord. 78-20. 3. So in Ord. 70-23. 4. So in Ord. 245-25. Editor’s Note: See also Sec. 703.9, “Preservation of Historic Buildings Within the Folsom Street NCT and RCD Districts.”