758 | Corpus

SEC. 758. REGIONAL COMMERCIAL DISTRICT.

The Regional Commercial District (RCD) is located along the 9th Street and 10th Street corridors, generally running from Mission Street to Harrison Street, and provides for a wide variety of commercial uses and services to a population greater than the immediate neighborhood. While providing convenience goods and services to the surrounding neighborhood, the RCD corridors are also heavily trafficked thoroughfares into and out of the City that serve shoppers from other neighborhoods and cities. Large-scale lots and buildings and wide streets distinguish the RCD from smaller-scaled neighborhood commercial streets, although the district also includes small as well as moderately scaled lots. Buildings typically range in height from two to four stories with occasional taller structures. A diverse commercial environment is encouraged for the RCD. Eating and drinking establishments, general retail, office, certain auto uses, and production, distribution, and repair uses generally are permitted with certain limitations at the first and second stories. Arts Activities are encouraged on all floors and Nighttime Entertainment uses are allowed on the First and Second Stories in historic buildings with Conditional Use authorization, except that Nighttime Entertainment uses are Principally Permitted in Article 10 Landmark Building No. 120 (currently St. Joseph’s Church at 1401 Howard Street) and on properties fronting Folsom Street between 7th Street and Division Street. Housing development is encouraged at the second story and above, and permitted on the ground floor on smaller lots. Student housing is not permitted, and existing residential units are protected by limitations on demolitions and conversions. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code. Table 758. REGIONAL COMMERCIAL DISTRICT ZONING CONTROL TABLE Regional Commercial District Zoning Category § References Controls BUILDING STANDARDS Regional Commercial District 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 55-X, 65-X. See Height and Bulk Map Sheets HT07 and HT08 for more information. Height sculpting required on narrow streets 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 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..2 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 per unit if private, or 100 square feet per unit if common - 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(9) Single Room Occupancy §§ 102, 823(c)(7) P, except on the ground floor Student Housing § 102 NP Residential Uses Controls By Story 1st 2nd 3rd+ Residential Uses (Except for Group Housing, see below) § 102 P P P Accessory Dwelling Unit §§ 102, 207.1, 207.2 P per Planning Code Sections 207.1 and 207.2. Group Housing §§ 102, 208 C(1) (12)3 C C Dwelling Units, Group Housing and Senior 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 2 For Office Uses minimum intensities may apply pursuant to § 207.9. Use Size § 102, 121.2 P up to 10,000 square feet; C 10,001 square feet and above. Division of large use sizes per § 121.5. 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(11)1 C(11) C(11) Fleet Charging § 102 C C C Parking Garage, Private § 102, 158.1 C NP NP Parking Garage, Public § 102, 158.1 C NP NP Parking Lot, Private §§ 102, 142, 156, 158.1 C NP NP Parking Lot, Public §§ 102, 142, 156, 158.1 C NP NP 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 C(4) C(4) NP Entertainment, Nighttime § 102 NP(3)(4) NP(3)(4) NP(3)(4) Movie Theater §§ 102, 202.4 C C C Open Recreation Area § 102 P P P Passive Outdoor Recreation § 102 P P P 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, 202.2(e) NP NP NP Child Care Facility § 102 P P P Community Facility § 102 P P P Community Facility, Private § 102 C C C Job Training § 102 P P P 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 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 Hotel § 102 NP NP NP Kennel § 102 P(8) NP NP Liquor Store § 102 C NP NP Massage Establishment §§ 102, 204, 303(n), P(6)(7) C(7)(10) NP(7)(10) 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(5) P NP Restaurant, Limited §§ 102, 202.2(a) P(5) P NP Services, Financial § 102 P(6)(7) NP NP Services, Fringe Financial § 102 NP NP NP Services, Health § 102 P(6)(7) NP NP Services, Limited Financial § 102 NP NP NP Services, Personal § 102 P(7) P 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(6) NP NP Service, Non-Retail Professional § 102 P P NP Storage, Commercial § 102 P C NP Trade Office § 102 P(6) NP NP Wholesale Sales § 102 P P NP Utility and Infrastructure Use Category Utility and Infrastructure* § 102 P P P 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) Allowed with C so long as there is no ingress/ egress onto alleys, as defined in the Western SoMa Community Plan, containing RED or RED-MX Districts (3) C on First and Second Story in historic buildings and P in Article 10 Landmark Building No. 120 (St. Joseph’s Church at 1401 Howard Street) per Section 703.9, and P on properties fronting Folsom Street between 7th Street and Division Street. (4) P for properties fronting Folsom Street between 7th Street and Division Street. (5) P up to 10,000 gross square feet per lot; NP above. (6) P when primarily open to the general public on a client-oriented basis. (7) P on first or second floor, but not on both; P on all floors in Historic Buildings. (8) P for grooming and daycare only; no 24 hour care. (9) C for buildings with 10 or more Dwelling Units. (10) P if accessory to a Hotel, Personal Service or Health Service. (11)1 P where existing use is any Automotive Use. (12)3 P in Historic Buildings pursuant to Section 202.11. (Added by Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by Ord. 204-14 , File No. 140724, App. 10/9/2014, Eff. 11/8/2014; Ord. 235-14 , File No. 140844, App. 11/26/2014, Eff. 12/26/2014; 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. 115- 19, File No. 181153, App. 6/28/2019, Eff. 7/29/2019; Ord. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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. 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: 744.21 amended; Ord. 42-13 , Eff. 4/27/2013. Zoning Control Table: 744.21 amended; Ord. 204-14 , Eff. 11/8/2014. Zoning Control Table: 744.26 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 744.14, 744.15, 744.16, and 744.17 amended; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 744.1); Zoning Control Table: 744.54, 744.91, and 744.92 amended; Ord. 30-15 , Eff. 4/25/2015. Zoning Control Table: former categories 744.37, 744.38, and 744.39 deleted, 744.96, 744.97, and 744.98 added; Ord. 33-16 , Eff. 4/10/2016. Zoning Control Table: 744.10 amended; Ord. 102-16 , Eff. 7/24/2016. Introductory material amended; Zoning Control Table: 744.91 amended; Specific Provisions: 744.91 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 744.33A added ; Ord. 166-16 , Eff. 9/10/2016. Section redesignated (formerly Section 744); new Zoning Control Table and notes added; Ord. 129-17, Eff. 7/30/2017. Previous Zoning Control Table deleted; Ord. 130-17, Eff. 7/30/2017. Zoning Control Table amended; [former] Note (3) 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 (4) deleted; Ord. 303-18, Eff. 1/21/2019. Introductory material and Zoning Control Table amended; Note (3) added; Ord. 115-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 63-20, Eff. 5/25/2020. 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 amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (10) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (10) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (11)2 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 264-22 , Eff. 1/22/2023. Introductory material and Note (3) amended; Ord. 22-23 , Eff. 3/26/2023. Zoning Control Table and Note (3) amended; Note (4) added; Ord. 70-23 , Eff. 6/3/2023. Zoning Control Table amended; Ord. 248-23 , Eff. 1/14/2024. 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; Note (12)3 added; Ord. 37-26 , Eff. 4/11/2026. CODIFICATION NOTES 1. Note “(11)” is referenced as “(10)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(10)” previously had been added to this section by Ord. 233-21. 2. So in Ord. 245-25. 3. Note “(12)” is referenced as “(7)” in Ord. 37-26. The note was redesignated by the codifier because a note designated as “(7)” already existed. Editor’s Note: See also Sec. 703.9, “Preservation of Historic Buildings Within the Folsom Street NCT and RCD Districts.”

SEC. 759. DIVISADERO STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.

The Divisadero Street Neighborhood Commercial Transit District (“Divisadero Street NCT”) extends along Divisadero Street between Haight and O’Farrell Streets. Divisadero Street’s dense mixed-use character consists of buildings with residential units above ground-story commercial use. The District has an active and continuous commercial frontage along Divisadero Street for most of its length. Divisadero Street is an important public transit corridor and throughway street. The commercial district provides convenience goods and services to the surrounding neighborhoods as well as limited comparison shopping goods for a wider market. The Divisadero 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 above the ground story and 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 Divisadero Street’s existing mixed-use character, new commercial development is permitted at the ground and second stories. Most neighborhood-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. Additional flexibility is offered for second-floor Eating and Drinking, Entertainment, and Trade Shop uses in existing non- residential buildings to encourage the preservation and reuse of such buildings. Hotels are monitored at all stories. Limits on late-night activity, drive-up facilities, and other automobile uses protect the livability within and around the district, and promote continuous retail frontage. If the Planning Department determines that any site proposed for residential development and located within the Divisadero Street NCT has received a 50% or greater increase in residential densities over prior zoning through the adoption of Ordinance No. 127-15, any development project that is subject to the Inclusionary Affordable Housing Program on such site shall pay the Affordable Housing Fee, or provide one of the Alternatives to Payment of the Affordable Housing Fee, set forth in Planning Code Sections 415 et seq., except that the amount of the Affordable Housing Fee or Alternatives to Payment of the Affordable Housing Fee shall be modified as set forth in Planning Code Sections 428 et seq. Table 759. DIVISADERO STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT ZONING CONTROL TABLE Divisadero St. NCT Zoning Category § References Controls