721 | Corpus

SEC. 721. JAPANTOWN NEIGHBORHOOD COMMERCIAL DISTRICT.

The Japantown Neighborhood Commercial District extends between Geary Boulevard and Post Street from Fillmore Street to Laguna Street, the north side of Post Street from Webster Street to Laguna Street, and Buchanan Street from Post Street to midway between Sutter Street and Bush Street. The character of these streets is largely commercial, including large malls, although there are some residential units above the ground story. Buildings are typically two- to four-stories, although there are two taller hotels. Geary Boulevard, Fillmore Street, and Sutter Street are important public transit corridors. The commercial district provides convenience goods and services to the surrounding neighborhoods as well as shopping, cultural, and entertainment uses that attract visitors from near and far. The Japantown Neighborhood Commercial District controls are designed to encourage and promote development that enhances the walkable, commercial character of this area and to support its local and regional role. New commercial development is required on the ground floor and permitted above. Most neighborhood- and visitor-serving businesses are strongly encouraged, including eating, drinking, and retail uses, as long as they do not create a nuisance. Less active commercial uses are encouraged above the ground floor, along with housing and institutional uses. Table 721. JAPANTOWN NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE Japantown NCD 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 50-X, and 65-A along Fillmore Street. See Height and Bulk Map Sheet HT02 for more information. Along Buchanan Street between Post and Sutter, an upper story setback of one foot for every foot above 35 feet in height from the front property line is required. Height Sculpting on Alleys per § 261.1. 5 Foot Height Bonus for Active Ground Floor Uses § 263.20 P Rear Yard §§ 130, 134, 134(a) (e), 136 Required at the lowest Story containing a Dwelling Unit, and at each succeeding level or Story of the Building: 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, Above Grade Parking Setback and Active Uses § 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. Street Frontage, Ground Floor Commercial § 145.4 Required on Buchanan Street between Post Street and Sutter Street and Post Street between Fillmore Street and Laguna Street on the south side, between Webster Street and Laguna Street on the north side. Vehicular Access Restrictions § 155(r) Prohibited on the north side of Post Street from Webster Street to Laguna Street; the south side of Post Street from Fillmore Street to Webster Street; and Buchanan Street from Post Street to Sutter Street. Miscellaneous Planned Unit Development § 304 C Awning, Canopy, or Marquee § 136.1 P Signs §§ 262, 602- 604, 607.1, 608, 609 As permitted by § 607.1. All Business Signs, as defined in § 602 are also subject to the guidelines in the “Commission Guide for Formula Retail.” 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 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, 166, 204.5 Car parking not required. P up to 0.75 cars per unit, C up to 1.00 cars per unit, NP above. 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 (1) 2nd 3rd+ Residential Uses § 102 P P P Accessory Dwelling Unit §§102, 207.1, 207.2 P per Planning Code §§ 207.1 and 207.2. Dwelling Units, General 2 §§ 102, 207 1 unit per 400 square foot lot area 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 § 208 1 bedroom per 210 square foot lot area Homeless Shelters §§ 102, 208 Density limits regulated by the Administrative Code Senior Housing §§ 102, 202.2(f), 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). C up to twice the number of Dwelling Units otherwise permitted as a Principal Use in the district and meeting all requirements of § 202.2(f)(1), except for § 202.2(f)(1)(D)(iv), related to location. 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 3.6 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 Off-Street Parking Requirements §§ 145.1, 150, 151.1, 153 - 156, 166, 204.5 Car parking not required. Maximum permitted as set forth in Section 151.1. Bike parking required per § 155.2. Off-Street Freight Loading §§ 150, 153 - 155, 161, 204.5 None required if gross floor area is less than 10,000 square feet. Exceptions permitted per § 155. 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 § 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 (1) 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 Automotive Sale/Rental § 102 C 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 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(2) P(2) P(2) Entertainment, Nighttime § 102 P(2) P(2) C(2) 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 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 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 C Adult Business § 102 NP NP NP Adult Sex Venue § 102 NP NP NP Animal Hospital § 102 P P NP Bar §§ 102, 202.2(a) P(2) C(2) C(2) Cannabis Retail §§ 102, 202.2(a) C C NP Flexible Retail § 102, 202.9 P NP NP Hotel § 102 C C C Kennel § 102 C NP NP Liquor Store § 102 P C NP Massage Establishment §§ 102, 204, 303(n), C(6) C(6) NP(6) Massage, Foot/Chair § 102 P C C 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(2) P(2) C(2) Restaurant, Limited §§ 102, 202.2(a) P(2) P(2) C(2) Services, Financial § 102 P(3) C(3) C(3) Services, Fringe Financial § 102 NP NP NP Services, Health § 102 C P P Services, Limited Financial § 102 C P P Services, Retail Professional § 102 P P P Storage, Self § 102 NP NP NP Tobacco Paraphernalia Establishment § 102 C NP NP Trade Shop § 102 P(2) P(2) P(2) Non-Retail Sales and Service* § 102 NP NP NP Design Professional § 102 C P P Service, Non-Retail Professional § 102 C P C Trade Office § 102 C P P Utility and Infrastructure Use Category Utility and Infrastructure* § 102 C(4) C(4) C(4) Power Plant § 102 NP NP NP Public Utilities Yard § 102 NP NP NP * Not listed below (1) The controls for the 1st story shall apply to all development on Blocks 0700 and 0701. (2) No noise or music associated with these uses shall exceed the low frequency ambient noise level defined in Section 2901(f) of the Police Code by more than 8 dBA. (3) Only two Financial Services uses permitted on the ground floor within the District. Above the ground floor, new Financial Services uses are not permitted south of Post Street. (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. 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. 101-05, File No. 041741, App. 6/2/2005; 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. 25-11, File No. 101464, App. 2/24/2011; 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. 83-13 , File No. 120901, App. 5/15/2013, Eff. 6/14/2013; 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. 161-15, File No. 150804, App. 9/18/2015, Eff. 10/18/2015; 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; renamed and amended in full 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. 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. 205-19, File No. 181211, App. 9/11/2019, Eff. 10/12/2019; 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. 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. 13-26, File No. 251099, App. 2/13/2026, Eff. 3/16/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026) AMENDMENT HISTORY Zoning Control Table: 721.69C and 721.69D added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: 721.10 and 721.17 amended; Specific Provisions: 721.68 added; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 721.43 and 721.44 amended, former categories 721.42, 721.67, and 721.69A deleted; Specific Provisions: 721.44 added; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: 721.13, 721.13a, 721.13b, 721.13c, 721.54, and 721.69B amended; Specific Provisions: 721.44 amended, 721.54 added; Ord. 56-13 , Eff. 4/27/2013. Introductory material amended; Ord. 83-13 , Eff. 6/14/2013. Zoning Control Table: former categories 721.38, 721.39, and 721.39a redesignated as 721.36, 721.37, and 721.38 and amended; new category 721.39 added; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: 721.26 and 721.49 amended; Specific Provisions: 721.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 721.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 721.14, 721.15, 721.16, and 721.17 amended; Specific Provisions: former 721.31 and 721.32 deleted; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 721.1); Zoning Control Table: 721.54, 721.91, and 721.92 amended; Ord. 30-15 , Eff. 4/25/2015. Introductory material amended; Zoning Control Table: 721.91 amended; Specific Provisions: 721.91 added; Ord. 161-15 , Eff. 10/18/2015. Zoning Control Table: former categories 721.36, 721.37, 721.38, and 721.39 deleted, 721.96, 721.97, and 721.98 added; Ord. 33-16 , Eff. 4/10/2016. Introductory material amended; Specific Provisions: 721.91 amended; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 721.33A added; Ord. 166-16 , Eff. 9/10/2016. Section renamed and amended in full; 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; Ord. 116-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 182-19, Eff. 9/9/2019. Zoning Control Table amended; Ord. 205-19, Eff. 10/12/2019. Zoning Control Table amended; Note (5) added; Ord. 78-20, Eff. 6/22/2020. Zoning Control Table amended; 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. Zoning Control Table amended; Ord. 249-23 , Eff. 1/14/2024. Zoning Control Table amended; Ord. 33-24 , Eff. 3/23/2024. 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. 13-26 , Eff. 3/16/2026. 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. 722. NORTH BEACH NEIGHBORHOOD COMMERCIAL DISTRICT.

The North Beach Neighborhood Commercial District is a nonlinear district centered on Columbus Avenue, located in the valley between Telegraph Hill and Russian Hill north of Broadway. North Beach functions as a neighborhood-serving marketplace, Citywide specialty shopping, and dining district, and a tourist attraction, as well as an apartment and residential hotel zone. Traditionally, the District has provided most convenience goods and services for residents of North Beach and portions of Telegraph and Russian Hills. North Beach’s eating, drinking, and entertainment establishments remain open into the evening to serve a much wider trade area and attract many tourists. The balance between neighborhood-serving convenience stores and Citywide specialty businesses has shifted, as convenience stores have been replaced by restaurants and bars. The proliferation of financial services, limited financial services, and professional services has also upset the District’s balance of uses. The relocation of business and professional offices from downtown to North Beach threatens the loss of upper-story residential units. The North Beach District controls are designed to ensure the livability and attractiveness of North Beach. The protection and enhancement of the unique architectural, cultural, and historic character of North Beach shall be prioritized. Building standards limit new development to a small to moderate scale. Rear yards are protected above the ground story and at residential levels. Active commercial uses shall be required at the ground floor. Special controls limit Health Services to small neighborhood-serving medical and dental services, while large-scale medical facilities are prohibited. Small-scale, neighborhood-serving businesses are strongly encouraged and formula retail uses are prohibited. To preserve and maintain the district’s small-scale, fine grain storefronts, the consolidation or merger of existing retail or commercial spaces or storefronts is restricted, and Use Sizes are controlled to encourage traditional small-scale commercial spaces. Special controls are necessary because an over-concentration of food and beverage service establishments limits neighborhood-serving retail sales and personal services in an area that needs them to thrive as a neighborhood. To honor the importance of Legacy Businesses in the success of the neighborhood, special controls are in place to prevent the replacement of an active Legacy Business with a non-Legacy Business. In order to maintain neighborhood-serving retail sales and personal services and to protect residential livability, additional Restaurants and Bars are prohibited in spaces that have been occupied by neighborhood-serving retail sales and personal services. Financial services, limited financial services, and ground-story business and professional office uses are prohibited from locating in the portion of the district south of Greenwich Street, while new financial services locating in the portion of the district north of Greenwich Street are limited. Restrictions on automobile and drive-up uses are intended to promote continuous retail frontage and maintain residential livability. In keeping with the District’s existing mixed-use character, housing development in new buildings is encouraged above the ground floor. Existing residential units are protected by limitations of upper-story conversions, mergers, removals, and demolitions. Accessory Dwelling Units are permitted within the existing building envelope, but may not eliminate or reduce ground-story retail or commercial space.