San Francisco City Zoning Code

ARTICLE 8

MIXED USE DISTRICTS

SEC. 801. MIXED USE DISTRICT PROVISIONS.

This Article is adopted specifically for Mixed Use Districts, as shown on the Zoning Map of the City and County of San Francisco. The provisions set forth or referenced in Article 8 shall apply to any use, property, structure, or development which is located in a Mixed Use District, unless otherwise provided for within this Code.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90)

SEC. 801.1. PURPOSE OF ARTICLE 8.

This Article is intended to provide a comprehensive and flexible zoning system for Mixed Use Districts which is consistent with the objectives and policies set forth in the San Francisco General Plan. More specifically, the purposes of this Article are:

(a) To provide in one article a complete listing of or cross-reference to all of the zoning categories, definitions, control provisions, and review procedures which are applicable to properties or uses in Mixed Use Districts;

(b) To establish a zoning system which will accommodate all classes of Mixed Use Districts including individual districts which are tailored to the unique characteristics of specific areas;

(c) To provide zoning control categories which embrace the full range of land use issues in mixed-use neighborhoods, in order that controls can be applied individually to each district to address particular land use concerns in that district.

(Added by Ord. 131-87, App. 4/24/87; Ord. 298-08, File No. 081153, App. 12/19/2008)

SEC. 801.2. REFERENCES TO ARTICLES 1, 2, AND 7 (TEMPORARY).

Articles 1, 2 and 7 of this Code are in the process of a significant reorganization. As a result, some references to Articles 1 , 2, and 7 have not yet been modified. The following references in this Section of the Code are amended as follows:

102.8 shall refer to Section 102, Family

102.9 shall refer to Section 102, Gross Floor Area Ratio

102.10 shall refer to Section 102, Occupied Floor Area

102.11 shall refer to Section 102, Floor Area Ratio

102.12 shall refer to Section 102, Height (of a building)

102.18 shall refer to Section 102, One Ownership

102.35(a) shall refer to Section 102, Neighborhood Agriculture

102.35 (b) shall refer to Section 102, Large Scale Urban Agriculture

209.5(a) and (b) shall refer to Section 102, Entertainment and Recreation, Non-Commercial

209.9(f) and (g) shall refer to Section 102, Live/Work Unit

221(c) shall refer to Section 102, Community Facility

221(d) shall refer to Section 102, Arts Activities.

221(f) shall refer to Section 102, Entertainment, General

224 shall refer to Section 102, Animal Hospital, and Kennel

225 shall refer to Section 102, Storage Yard, Wholesale Sales, and Wholesale Storage

226 shall refer to Section 102, Industrial Use

227(a) shall refer to Section 102, Greenhouse.

227(c) shall refer to Section 102, Mortuary

227(h) shall refer to Section 102, Wireless Telecommunications Services Facility

790.22 shall refer to Section 102, Bar

790.44 shall refer to Section 102, Hospital

790.46 shall refer to Section 102, Tourist Hotel

790.48 shall refer to Section 102, Pharmacy

790.50 shall refer to Section 102, Institutional Use.

790.55 shall refer to Section 102, Liquor Store

790.84 shall refer to Section 317, Residential Conversion

790.90 shall refer to Section 102, Limited- Restaurant

790.91 shall refer to Section 102, Restaurant

790.102(a) shall refer to Section 102, General Grocery

790.110 shall refer to Section 102, Financial Service

790.114 shall refer to Section 102, Health Service

790.116 shall refer to Section 102, Personal Service

790.117 shall refer to Section 102, Self-Storage

Any other discrepancy between an Article 1, 2 and 7 references in this Section of the Code and the actual or intended reference shall be arbitrated by the Zoning Administrator on a case-by-case basis.

(Added by Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; amended by 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. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021)

AMENDMENT HISTORY

Reference 227(h) amended; Ord. 166-16, Eff. 9/10/2016. Introductory and concluding paragraphs amended; references 790.22 - 790.117 added; Ord. 129-17, Eff. 7/30/2017. Introductory paragraph and reference 224 amended; Ord. 111-21, Eff. 9/4/2021.

SEC. 803. MIXED USE DISTRICT REQUIREMENTS.

(See Interpretations related to this Section.)

The Mixed Use District zoning control categories are listed in Sections 803.2, 803.3 and 825 of this Code. Related building standards and permitted uses are generally stated, summarized or cross-referenced in those Sections or in the zoning control tables for each Mixed Use district, or referenced in Section 899 of this Code.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 217-05, File No. 050865, App. 8/19/2005; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 208-19, File No. 190594, App. 9/20/2019, Eff. 10/21/2019)

AMENDMENT HISTORY

Section amended; Ord. 208-19, Eff. 10/21/2019.

SEC. 803.1. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; repealed by Ord. 217-16, File No. 160424, App. 11/10/2016, Eff. 12/10/2016)

SEC. 803.2. USES PERMITTED IN CHINATOWN MIXED USE DISTRICTS.

(See Interpretations related to this Section.)

(a) Zoning Control Tables. Each Chinatown Mixed Use District has a corresponding Zoning Control Table that details the basic development standards and Use controls for the respective district. Zoning control tables are explained in Section 202.1 of this Code. Permitted Uses, Conditionally Permitted Uses, and Uses that are not permitted in the zoning districts described in this Section 803.2 are detailed in the corresponding zoning control tables.

(b) Uses in Enclosed Buildings. All Permitted and Conditionally Permitted Uses in Chinatown Mixed Use Districts shall be conducted within an enclosed building, unless otherwise specifically allowed in this Code. Exceptions from this requirement are: accessory off-street parking and loading; uses which, when located outside of a building, qualify as an Outdoor Activity Area, Neighborhood Agriculture, Wireless Telecommunications Services Facility, and uses which by their nature are to be conducted in an open lot or outside a building.

(c) Multiple Uses in One Structure. If there are two or more uses in a structure and none is classified under Section 803.2(d) of this Code as an Accessory Use, then each of these uses will be considered separately as an independent permitted, conditional, temporary, or not permitted use.

(d) Accessory Uses. Subject to the limitations set forth below and in Sections 204.1 (Accessory Uses for Dwelling Units in All Districts), 204.4 (Dwelling Units Accessory to Other Uses), and 204.5 (Parking and Loading as Accessory Uses) of this Code, an Accessory Use as defined in Section 102, shall be permitted in Chinatown Mixed Use Districts when located on the same lot. Any Use not qualified as an Accessory Use shall only be allowed as a Principal or Conditional Use, unless it qualifies as a temporary use under Sections 205 through 205.4 of this Code. Parcel Delivery Service, as defined in Section 102 of the Planning Code, for merchandise or products other than cannabis and cannabis products is not allowed as an accessory use to any other principal use.

No use in a Chinatown Mixed Use District will be considered accessory to a Principal Use which involves or requires any of the following:

(1) The use of more than one-third of the total floor area occupied by both the Accessory Use and the Principal Use to which it is accessory, combined, except in the case of accessory off-street parking;

(2) Any Bar or Restaurant, or any other retail establishment which serves liquor for consumption on-site;

(3) Any take-out food use, except for a take-out food use which occupies 100 square feet or less (including the area devoted to food preparation and service and excluding storage and waiting areas) in a retail grocery or specialty food store;

(4) The wholesaling, manufacturing or processing of foods, goods, or commodities on the premises of an establishment which does not also provide for primarily retail sale of such foods, goods or commodities at the same location where such wholesaling, manufacturing or processing takes place; however, Catering Uses that satisfy the limitations set forth in Section 703(d)(3)(B) shall be permitted as an Accessory Use to Limited Restaurants.

(5) Medical Cannabis Dispensaries.

(6) AAny General Entertainment use, except for one that involves a Limited Live Performance Permit as set forth in Police Code Section 1060 et seq., or one that does not require a Limited Live Performance Permit as set forth in Police Code Section 1060.1(e).

(7) Cannabis Retail.

(8) An Adult Sex Venue as defined in Section 102 of this Code.

No part of this subsection (d) shall prohibit take-out food activity which operates in conjunction with a Restaurant or Limited Restaurant, which includes takeout food as an accessory and necessary part of its operation.

(e) Temporary Uses. Uses not otherwise permitted are permitted in Chinatown Mixed Use Districts to the extent authorized by Sections 205, 205.1, or 205.2 of this Code, except that Temporary Cannabis Retail Uses shall not be permitted in Chinatown Mixed Use Districts.

(f) Not Permitted Uses.

(1) Uses which are not listed in this Article 8 are not permitted in a Chinatown Mixed Use District unless determined by the Zoning Administrator to be Permitted Uses in accordance with Section 307(a) of this Code.

(2) No use, even though listed as a Permitted Use or otherwise allowed, shall be permitted in a Chinatown Mixed Use District which, by reason of its nature or manner of operation, creates conditions that are hazardous, noxious, or offensive through the emission of odor, fumes, smoke, cinders, dust, gas, vibration, glare, refuse, water-carried waste, or excessive noise.

(3) The establishment of a use that sells alcoholic beverages, other than beer and wine, concurrent with motor vehicle fuel is prohibited, and shall be governed by Section 202(b)(1).

(4) No off-street parking garage installations or new curb cuts are permitted on the alleyways in the Chinatown Mixed-Use Districts.

(g) Other Chinatown Mixed Use District Provisions.

(1) Garages in Existing Residential Buildings. Installing a garage in an existing residential building of four or more units requires a mandatory discretionary review hearing by the Planning Commission; Section 311 notice is required for a building of less than four units. In approving installation of the garage, the Planning Commission shall find that:

(A) the proposed garage opening/addition of off-street parking will not cause the “removal” or “conversion of residential unit,” as those terms are defined in Section 317 of this Code;

(B) the proposed garage opening/addition of off-street parking will not substantially decrease the livability of a Dwelling Unit without increasing the floor area in a commensurate amount;

(C) the building has not had two or more “no-fault” evictions, as defined in Section 37.9(a)(7) through (9) and (11) through (12) of the Administrative Code, with each eviction associated with a separate unit(s) within the past 10 years, and

(D) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code.

Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311(c)(2) of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (A), (B), and (C) above, which the Department shall independently verify. The Department shall also have made a determination that the project complies with (D) above.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 420-97, App. 11/7/97; Ord. 270-04, File No. 041070, App. 11/9/2004; Ord. 298-06, File No. 061261, App. 12/12/2006; 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. 269-08, File No. 081234, App. 11/25/2008; Ord. 77-10, File No. 091165, App. 4/16/2010; 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. 172-11 , File No. 110506, App. 9/12/2011, Eff. 10/12/2011; 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. 166-16 , File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 196-18, File No. 180320, App. 8/10/2018, Eff. 9/10/2018; Ord. 213-18, File No. 180319, App. 9/14/2018, Eff. 10/15/2018; Ord. 208-19, File No. 190594, App. 9/20/2019, Eff. 10/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 113-24 , File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024)

AMENDMENT HISTORY

Table 803.2 rows 803.2.74A and .74B added; division (b)(1) amended, division (b)(1)(B)(vi) added; Ord. 66-11 , Eff. 5/20/2011. Division (b)(1)(B) amended; division (b)(1)(C)(v) added; Ord. 140-11, Eff. 8/4/2011. Division (b)(1)(C)(ii) amended; division (b)(1)(C)(vi) added; division (b)(1)(C) concluding paragraph amended; Ord. 172-11 , Eff. 10/12/2011. Table 803.2 rows 803.2.41, .43, and .44 amended, former rows 803.2.42 and .45 deleted; Ord. 75-12 , Eff. 5/23/2012. Former divisions (b)(1)(B)(v)(1)-(4) redesignated as (b)(1)(B)(v)a.-d.; designation of divisions (b)(1)(B)(vi) and (b)(1)(C)(vi) corrected; Ord. 56-13 , Eff. 4/27/2013. Table 803.2 rows 803.2.38a, .38b, .39a, and .39b amended; Ord. 287-13 , Eff. 1/25/2014. Reference amended in division (b)(1)(B); Ord. 235-14 , Eff. 12/26/2014. Table 803.2 row 803.2.99 added; division (b)(1) amended; Ord. 166-16 , Eff. 9/10/2016. Table 803.2 row 803.2.75 added; divisions (b)(1), (b)(1)(C) amended; division (b)(1)(C)(vii) added; Ord. 229-17, Eff. 1/5/2018. Undesignated introductory paragraph amended; divisions (b)(1)(C)(i), (ii), (iv), and (v) amended; Ord. 196-18, Eff. 9/10/2018. Undesignated introductory paragraph and divisions (a), (b)(1)(C)(vii), and (b)(1)(D) amended; Table 803.2 row 803.2.75 deleted; Ord. 213-18, Eff. 10/15/2018. Undesignated introductory paragraph and Table 803.2 deleted; former divisions (a), (b), and (b)(1)(A)-(b)(1)(B)(vi) deleted; new division (a) added; former division (b)(1) amended and redesignated as (b) and (c); former divisions (b)(1)(C)-(b)(2)(D) amended and redesignated as (d)-(f)(4); division (g) added; Ord. 208-19, Eff. 10/21/2019. Divisions (g)(1)(a)-(d) redesignated as (g)(1)(A)-(D) and related references updated; Ord. 63-20, Eff. 5/25/2020. Division (d)(6) amended; Ord. 111-21, Eff. 9/4/2021. Division (g)(1)(C) amended; Ord. 136-21, Eff. 9/4/2021. Division (d)(8) added; Ord. 75-22, Eff. 6/13/2022. Division (d) amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024; and Ord. 113-24 , Eff. 7/14/2024, Retro. 3/30/2024.

SEC. 803.3. USES PERMITTED IN EASTERN NEIGHBORHOODS MIXED USE DISTRICTS.

(See Interpretations related to this Section.)

(a) Uses in Enclosed Buildings. All Permitted and Conditionally Permitted Uses in Eastern Neighborhoods Mixed Use Districts shall be conducted within an enclosed building, unless otherwise specifically allowed in this Code. Exceptions from this requirement are: Agricultural Uses, Wireless Telecommunications Services Facility, uses which by their nature are to be conducted in an open lot or outside a building, and uses which, when located outside of a building, qualify as, Outdoor Sales, an Outdoor Activity Area, or a Walk-Up Facility.

(b) Use Limitations. Uses in Eastern Neighborhood Mixed Use Districts are either Principally Permitted, Conditional, Accessory, temporary, or are not permitted. The Uses and Use Characteristics that are Principally Permitted, Conditionally Permitted, or not permitted are detailed in the Zoning Control Tables for each zoning district.

(1) Permitted Uses. If there are two or more uses in a structure, any use not classified below under Section 803.3(b)(1)(C) of this Code as Accessory will be considered separately as an independent permitted, Conditional, temporary, or not permitted use.

(A) Principal Uses. Principal Uses are permitted as of right in an Eastern Neighborhood Mixed Use District, when so indicated in the zoning control table for the district. Additional requirements and conditions may be placed on particular uses as provided pursuant to Section 202.2, 803.8 through 803.9, and other applicable provisions of this Code.

(B) Conditional Uses. Conditional Uses are permitted in an Eastern Neighborhood Mixed Use District, when authorized by the Planning Commission; whether a use is conditional in a given district is generally indicated in the zoning control table for the district. Conditional Uses are subject to the applicable provisions set forth in Sections 178, 179, 303, and 803.8 through 803.9 of this Code.

(i) An establishment that sells beer or wine with motor vehicle fuel is a conditional use, and shall be governed by Section 202.2(b)(1).

(ii) Notwithstanding any other provision of this Article, a change in use or demolition of a Movie Theater use shall require Conditional Use authorization. This subsection (b)(1)(B)(ii) shall not authorize a change in use if the new use or uses are otherwise prohibited.

(iii) Notwithstanding any other provision of this Article, a change in use or demolition of a General Grocery use shall require Conditional Use authorization. This subsection (b)(1)(B)(iii) shall not authorize a change in use if the new use or uses are otherwise prohibited.

(C) Accessory Uses. Subject to the limitations set forth below and in Sections 204.1 (Accessory Uses for Dwellings in All Districts), 204.4 (Dwelling Units Accessory to Other Uses), and 204.5 (Parking and Loading as Accessory Uses) of this Code, an Accessory Use, as defined in Section 102, shall be permitted in an Eastern Neighborhoods Mixed Use District. In order to accommodate a Principal Use that is carried out by one business in multiple locations within the same general area, such Accessory Use need not be located in the same structure or lot as its Principal Use provided that (1) the Accessory Use is located within 1,000 feet of the Principal Use; and (2) the multiple locations existed on April 6, 1990. Accessory Uses to non-Office Uses may occupy space which is non-contiguous or on a different Story as the Principal Use so long as the Accessory Use is located in the same building as the Principal Use and complies with all other restrictions applicable to such Accessory Uses. Any use which does not qualify as an Accessory Use shall be classified as a Principal Use.

No use will be considered accessory to a Principal Use that involves or requires any of the following:

(i) The use of more than one-third of the total Occupied Floor Area that is occupied by both the accessory use and principal use to which it is accessory, combined, except in the case of accessory off-street parking or loading conforming to the provisions of this Code, Arts Activities, and accessory wholesaling, manufacturing, or processing of foods, goods, or commodities;

(ii) A Hotel, Motel, Adult Entertainment, or Massage Establishment use;

(iii) Any sign not conforming to the limitations of Section 607.2(f)(3).

(iv) A Medical Cannabis Dispensary use.

(v) Any Nighttime Entertainment use, as defined in Section 102; provided, however, that a Limited Live Performance Permit as set forth in Police Code Section 1060 et seq., and entertainment that does not require a Limited Live Performance permit as set forth in Police Code Section 1060.1(e), is allowed in any District except for a RED,1 District.

(vi) Cannabis Retail that does not meet the limitations set forth in Section 204.3(a)(3).

(vii) Catering uses that do not meet the limitations set forth in Section 703(d)(3)(B).

(viii) An Adult Sex Venue as defined in Section 102 of this Code.

(D) Temporary Uses. Temporary uses not otherwise permitted are permitted in Eastern Neighborhoods Mixed Use Districts to the extent authorized by Sections 205 through 205.5 of this Code.

(2) Uses Not Permitted. No use, even though listed as a permitted use or otherwise allowed, shall be permitted in an Eastern Neighborhood Mixed Use District that, by reason of its nature or manner of operation, creates conditions that are hazardous, noxious, or offensive through the emission of odor, fumes, smoke, cinders, dust, gas, vibration, glare, refuse, water-carried waste, or excessive noise. The establishment of a use that sells alcoholic beverages, other than beer and wine, concurrent with motor vehicle fuel is prohibited, and shall be governed by Section 202(b)(1).

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 420-97, App. 11/7/97; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 270-04, File No. 041070, App. 11/9/2004; Ord. 298-06, File No. 061261, App. 12/12/2006; Ord. 245-08, File No. 080696; Ord. 298-08, File No. 081153, App. 12/19/2008; 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. 172-11 , File No. 110506, App. 9/12/2011, Eff. 10/12/2011; Ord. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 165-15 , File No. 150465, App. 9/23/2015, Eff. 10/23/2015; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 196-18, File No. 180320, App. 8/10/2018, Eff. 9/10/2018; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

AMENDMENT HISTORY

Division (b)(1)(B)(iv) added; Ord. 66-11 , Eff. 5/20/2011. Division (b)(1)(C)(v) added; Ord. 140-11, Eff. 8/4/2011. Division (b)(1)(C)(ii) amended; division (b)(1)(C)(vi) added; Ord. 172-11 , Eff. 10/12/2011. Division (b)(1)(B) amended; Ord. 196-11 , Eff. 11/3/2011. Divisions (a), (b)(1)(A), (b)(1)(B), (b)(1)(C)(ii), (b)(1)(C)(vi) amended; Ord. 42-13 , Eff. 4/27/2013. Designation of division (b)(1)(C)(vi) corrected; Ord. 56-13 , Eff. 4/27/2013. Section header and division (b)(1)(C)(vi) amended; Ord. 165-15 , Eff. 10/23/2015. Divisions (b)(1)(B), (b)(1)(B)(iv), (b)(1)(C), and (b)(1)(C)(i) amended; Ord. 99-17, Eff. 6/18/2017. Divisions (b) and (b)(1)(A)-(b)(1)(B)(iv) amended; Ord. 129-17, Eff. 7/30/2017. Divisions (b), (b)(1), and (b)(1)(C) amended; division (b)(1)(C)(vii) added; Ord. 229-17, Eff. 1/5/2018. Division (b)(1)(C)(viii) added; Ord. 196-18, Eff. 9/10/2018. Section header and divisions (a), (b), (b)(1)(A)-(C), (b)(1)(C)(ii), (b)(1)(C)(vi), and (b)(1)(D) amended; Ord. 296-18, Eff. 1/12/2019. Divisions (b)(1)(C) and (b)(1)(C)(ii) amended; former division (b)(1)(C)(iii) deleted; former divisions (b)(1)(C)(iv)-(viii) redesignated as (b)(1)(C)(iii)-(vii); current division (b)(1)(C)(v) amended; Ord. 63-20, Eff. 5/25/2020. Division (b)(1)(C)(v) amended; Ord. 111-21, Eff. 9/4/2021. Division (b)(1)(C)(viii) added; Ord. 75-22, Eff. 6/13/2022. Divisions (a)-(b)(1)(D) amended; division (b)(1)(B)(iv) deleted; former Sec. 803.4 incorporated as division (b)(2); Ord. 70-23, Eff. 6/3/2023.

CODIFICATION NOTE

1 . So in Ord. 70-23.

SEC. 803.4. [REDESIGNATED.]

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 420-97, App. 11/7/97; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 174-05, File No. 050830, App. 7/29/2005; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 49-09, File No. 081504, App. 4/2/2009; Ord. 50-17, File No. 160748, App. 3/17/2017, Eff. 4/16/2017; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; redesignated as Sec. 803.3(b)(2) by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

AMENDMENT HISTORY

Division (a) amended; Ord. 50-17, Eff. 4/16/2017. Former division (a) deleted; former division (b) redesignated as division (a) and amended; Ord. 296-18, Eff. 1/12/2019. Section header amended; former division (c) redesignated as division (b) and amended; Ord. 63-20, Eff. 5/25/2020. Section incorporated into Sec. 803.3 as division (b)(2); Ord. 70-23, Eff. 6/3/2023.

SEC. 803.5. [REPEALED.]

(See Interpretations related to this Section.)

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 207-02, File No. 020782, App. 10/18/2002; Ord. 217-05, File No. 050865, App. 8/19/2005; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; repealed by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 803.6. [REPEALED.]

(Added by Ord. 204-06, File No. 060482, App. 7/25/2006; amended by Ord. 269-08, File No. 081234, App. 11/25/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; 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. 106-12 , File No. 120047, App. 6/22/2012, Eff. 7/22/2012; Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 235-14 , File No. 140844, App. 11/26/2014, Eff. 12/26/2014; repealed by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 803.7. [REPEALED.]

(Added by Ord. 204-06, File No. 060482, App. 7/25/2006; amended by Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; repealed by Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013)

SEC. 803.8. LOW-INCOME AFFORDABLE HOUSING IN THE SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT.

(See Interpretations related to this Section.)

(a) Dwelling Units, Group Housing, and SRO units may be authorized in the SALI District as a Conditional Use pursuant to Section 303 of this Code, provided that such units shall be rented, leased or sold at rates or prices affordable to a household whose income is no greater than 80% of the median income for households in San Francisco (“lower income household”), as described by Title 25 of the California Code of Regulations Section 6932 and implemented by the Mayor’s Office of Housing and Community Development. These units are subject to all provisions of this Section 803.8.

(b) “Affordable to a household” shall mean a purchase price that a lower income household can afford to pay based on annual payment for all housing costs of 33 percent of the combined household annual net income, a 10 percent down payment, and available financing, or a rent that a household can afford to pay, based on an annual payment for all housing costs of 30 percent of the combined annual net income.

(c) The size of the dwelling unit shall deter- mine the size of the household in order to calcu- late purchase price or rent affordable to a household, as follows:

(1) For a studio unit, a household of one person;

(2) For a one bedroom unit, a household of two persons;

(3) For a two bedroom unit, a household of three persons;

(4) For a three bedroom unit, a household of four persons;

(5) For a four bedroom unit, a household of five persons.

(d) No Conditional use permit will be approved pursuant to this Section 803.8 unless the applicant and City have agreed upon enforcement mechanisms for the provisions of this subsection which are acceptable to the City Attorney. Such enforcement mechanisms may include, but not be limited to, a right of first refusal in favor of the City, or a promissory note and deed of trust.

(e) The owner(s) of the units authorized pursuant to this Section 803.8 shall submit an annual enforcement report to the City, along with a fee whose amount shall be determined period- ically by the Planning Commission to pay for the cost of enforcement of this Section 803.8. The fee shall not exceed the amount of such costs. The annual report shall provide information regarding rents, mortgage payments, sales price and other housing costs, annual household income, size of household in each dwelling unit, and any other information the City may require to fulfill the intent of this Section 803.8.

(Added by Ord. 47-21, File No. 201175, App. 4/16/2021, Eff. 5/17/2021; amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

(Former Sec. 803.8 added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 224-18, File No. 180364, App. 10/5/2018, Eff. 11/5/2018; Ord. 275-18, File No. 180910, App. 11/20/2018, Eff. 12/21/2018; repealed by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)

AMENDMENT HISTORY

Division (a) amended; Ord. 70-23, Eff. 6/3/2023.

SEC. 803.9. COMMERCIAL USES IN MIXED USE DISTRICTS.

(a) Housing Requirement in the Mixed Use-Residential (MUR) District. In new construction in the MUR District, three square feet of Gross Floor Area for Residential Use is required for every one gross square foot of permitted Non-Residential Use.

(b) Preservation of Historic Buildings within Certain Mixed Use Districts. The following controls are intended to support the economic viability of buildings of historic importance within certain Mixed Use Districts.

(1) CMUO, MUG, MUR, MUO, and SPD Districts. This subsection (b)(1) applies only to buildings in CMUO, MUG, MUO, MUR, or SPD Districts that are designated landmark buildings or contributory buildings within a designated historic district pursuant to Article 10 of the Planning Code, or buildings listed on or determined eligible for the California Register of Historical Resources by the State Office of Historic Preservation.

(A) All uses are principally permitted, provided that:

(i) The project does not contain any Nighttime Entertainment use.

(ii) Prior to the issuance of any necessary permits, the Zoning Administrator, with the advice of the Historic Preservation Commission, determines that allowing the use will enhance the feasibility of preserving the building.

(iii) Residential uses meet the affordability requirements of the Residential Inclusionary Affordable Housing Program set forth in Section 415 through 415.9.

(B) The Historic Preservation Commission shall review the proposed project for compliance with the Secretary of the Interior’s Standards, (36 C.F.R. § 67.7 (2001)) and any applicable provisions of the Planning Code.

(2) RED and RED-MX Districts. This subsection (b)(2) applies only to buildings in RED and RED-MX Districts that are a designated landmark building per Article 10 of the Planning Code, buildings designated as Category I-IV pursuant to Article 11 of this Code and located within the Extended Preservation District, or a building listed in or determined individually eligible for the National Register of Historic Places or the California Register of Historical Resources by the State Office of Historic Preservation.

(A) Arts Activities, Community Facility, Private Community Facility, Public Facility, School, Social Service or Philanthropic Facility, and Trade School uses are principally permitted, and Retail Sales and Services uses and Office Uses as defined in Section 102, are permitted only with Conditional Use authorization, pursuant to Planning Code Section 303, provided that:

(i) The project does not contain any Adult Business or Nighttime Entertainment use.

(ii) Prior to the issuance of any necessary permits, the Zoning Administrator, with the advice of the Historic Preservation Com- mission, determines that allowing the use will enhance the feasibility of preserving the building.

(3) WMUG District. This subsection (b)(3) applies only to buildings in the WMUG District that are a designated landmark building per Article 10 of the Planning Code, buildings designated as Category I-IV pursuant to Article 11 of this Code and located within the Extended Preservation District, or a building listed in or determined individually eligible for the National Register of Historic Places or the California Register of Historical Resources by the State Office of Historic Preservation.

(A) Office uses, as defined in Planning Code Section 102, are principally permitted, provided that:

(i) Prior to the issuance of any necessary permits, the Zoning Administrator, with the advice of the Historic Preservation Com- mission, determines that allowing the use will enhance the feasibility of preserving the building.

(B) The Historic Preservation Commission shall review the proposed project for com- pliance with the Secretary of the Interior’s Standards, (36 C.F.R.. § 67.7 (2001)) and any applicable provisions of the Planning Code.

(4) RH-DTR Districts. This subsection (b)(4) applies only to buildings in RH-DTR Districts that are designated landmark buildings or contributory buildings within a designated historic district pursuant to Article 10 of the Planning Code, or buildings listed on or determined eligible for the California Register of Historical Resources by the State Office of Historic Preservation.

(A) All uses are principally permitted, provided that prior to the issuance of any necessary permits, the Zoning Administrator, with the advice of the Historic Preservation Commission, determines that allowing the use will enhance the feasibility of preserving the building.

(c) Preservation of Historic Buildings within and UMU Districts. The following rules are intended to support the economic viability of buildings of historic importance within the UMU District.

(1) This subsection applies only to buildings that are a designated landmark building, or a building listed on or determined eligible for the California Register of Historical Resources by the State Office of Historic Preservation.

(2) All uses are permitted as of right, provided that:

(A) The project does not contain nighttime entertainment.

(B) Prior to the issuance of any necessary permits, the Zoning Administrator, with the advice of the Historic Preservation Commission, determines that allowing the use will enhance the feasibility of preserving the building.

(C) Residential uses meet the affordability requirements of the Residential Inclusionary Affordable Housing Program set forth in Section 415 et seq.

(3) The Historic Preservation Commission shall review the proposed project for compliance with the Secretary of the Interior’s Standards, (36 C.F.R. § 67.7 (2001)) and any applicable provisions of the Planning Code.

(d) Legal and Government Office Uses in the Vicinity of the Hall of Justice. Within an approximately 300-foot radius of the 800 Bryant Street entrance to the Hall of Justice, and Assessor’s Block 3780, Lots 1 and 2, as shown on Sectional Map 8SU of the Zoning Map, the offices of attorneys, bail and services, government agencies, union halls, and other criminal justice activities and services directly related to the criminal justice functions of the Hall of Justice shall be permitted as a principal use. There shall be a Notice of Special Restriction placed on the property limiting office activities to uses permitted by this subsection.

(e) Vertical Controls for Office Uses.

(1) Purpose. In order to preserve ground floor space for production, distribution, and repair uses and to allow the preservation and enhancement of a diverse mix of land uses, including limited amounts of office space on upper stories, additional vertical zoning controls shall govern Office Uses as set forth in this subsection 803.9(e).

(2) Applicability. This subsection 803.9(f) shall apply to all Office Uses in the MUG and UMU Districts and all office uses in buildings in the PDR-1-D and PDR-1-G Districts that are designated as landmarks pursuant to Article 10 of the Planning Code, where permitted.

(3) Controls.

(A) Prohibition of Office Uses in the Mission Area Plan Area. Except for Professional Services, Financial Services, Medical Services, and Office Uses in Landmark Buildings, Office Uses are prohibited in the Mission Area Plan area.

(B) Designated Office Story or Stories. Office Uses are not permitted on the ground floor, except as specified in Section 840 for MUG Districts and Section 843 for UMU Districts. Office Uses may be permitted on stories above the ground floor if they are designated as office stories. On any designated office story, Office Uses are permitted, subject to any applicable use size limitations. On any story not designated as an office story, Office Uses are not permitted. When an Office Use is permitted on the ground floor per Sections 840 and 843, it shall not be considered a designated office story for the purposes of subsection 803.9(e)(4)(E)1 below.

(C) Timing of Designation. In the case of new construction, any designated office story or stories shall be established prior to the issuance of a first building permit or along with any associated Planning Commission action, whichever occurs first. In the case of buildings that were constructed prior to the effective date of this Section, any such story or stories shall be designated prior to the issuance of any building permit for new or expanded office uses or along with any associated Planning Commission action, whichever occurs first.

(D) Recordation of Designation. Notice of the designation of office stories shall be recorded as a restriction on the deed of the property along with plans clearly depicting the designated story or stories in relation to the balance of the building. A designated office story may only be re-allocated when the designated office story is first returned to a permitted non-office use and associated building modifications to the designated office story are verified by the Zoning Administrator.

(E) Maximum Number of Designated Stories. The maximum number of designated office stories shall correspond to the total number of stories in a given building, as set forth in the table below. The designation of a particular story shall apply to the total floor area of that story and no partial designation, split designation, or other such subdivision of designated floors shall be permitted. For the purposes of the following table, the total number of stories in a given build- ing shall be counted from grade level at curb and shall exclude any basements or below-grade stories.

Table 803.9(e)

Total Number of Stories	Maximum Number of Designated Office Stories
1-story	0 stories (office use NP)
2 - 4 stories	1-story
5 - 7 stories	2-stories
8 or more stories	3-stories

(F) For projects in MUG and UMU Districts with multiple buildings, consolidation of permitted office stories may be permitted, pursuant to the controls set forth in Section 329(d)(9).

(f) Retail Controls in the MUG, MUO, CMUO, and UMU Districts. In the MUG, MUO, CMUO, and UMU District, up to 25,000 gross square feet of Retail Sales and Services use is permitted per lot. Above 25,000 gross square feet, three gross square feet of other uses permitted in that District are required for every one gross square foot of retail. In the UMU District, Gym uses are exempt from this requirement. In the CMUO District, Hotel uses are exempt from this requirement.

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 62-13 , File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 26-15 , File No. 140876, App. 3/6/2015, Eff. 4/5/2015; Ord. 188-15 , File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 102-16 , File No. 160346, App. 6/24/2016, Eff. 7/24/2016; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 133-20, File No. 200143, App. 8/21/2020, Eff. 9/21/2020; Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 187-24, File No. 240173, App. 7/26/2024, Eff. 8/26/2024; Ord. 47-25, File No. 250125, App. 4/17/2025, Eff. 5/18/2025; Ord. 124-25, File No. 250542, App. 8/1/2025, Eff. 9/1/2025)

AMENDMENT HISTORY

Division (b)(2)(A) amended; former division (b)(3) deleted and former division (b)(4) redesignated as new [now former] division (b)(3); division (c)(2)(A) amended; former division (c)(3) deleted and former division (c)(4) redesignated as new division (c)(3); divisions (h)(4)(A) and (i) amended; Ord. 196-11 , Eff. 11/3/2011. Division (a) amended; division (b) amended in its entirety; Ord. 42-13 , Eff. 4/27/2013. Division (h)(4)(A) amended; Ord. 56-13 , Eff. 4/27/2013. Division (c)(2)(C) references corrected; Ord. 62-13 , Eff. 5/10/2013. Divisions (h)(2) and (h)(4)(E) amended; Ord. 26-15 , Eff. 4/5/2015. Divisions (d) and (h)(2) amended; Ord. 188-15 , Eff. 12/4/2015. Division (h)(4)(E) amended; Ord. 102-16 , Eff. 7/24/2016. Division (a) amended; Ord. 129-17, Eff. 7/30/2017. Section header and divisions (a) and (b)(1) amended; former divisions (d) and (g)-(g)(4)(iii) deleted; former divisions (e), (f), (h), and (i) redesignated as divisions (d), (e), (f), and (g), respectively; current divisions (d) and (g) amended; Ord. 296-18, Eff. 1/12/2019. Divisions (f)(1), (f)(4)(A), and (g) amended; Ord. 63-20, Eff. 5/25/2020. Divisions (f)(1) and (f)(2) amended; new division (f)(4)(A) added; former divisions (f)(4)(A)- (E) redesignated as (f)(4)B 1 - (F); Ord. 133-20 , Eff. 9/21/2020. Section renamed; divisions (a), (b)(1), (b)(1)(A)(i), (b)(2)-(b)(2)(A)(i), (b)(3), (c)(2)(B), and (c)(3) amended; former divisions (d) and (f)(3) deleted; former divisions (e), (f), f)(4), (f)(4)B, and (g) redesignated as (d), (e), (e)(3), (e)(3)(B), and (f); current divisions (e)(1)-(2), (e)(3)(B), and (f) amended; Ord. 70-23, Eff. 6/3/2023. Divisions (b)(2)(A) and (b)(3)(A) amended; Ord. 187-24, Eff. 8/26/2024. Division (e)(2) amended; Table 803.9(f) redesignated as Table 803.9(e); Ord. 47-25, Eff. 5/18/2025. Division (b) amended; divisions (b)(4)- (b)(4)(B) added; Ord. 124-25, Eff. 9/1/2025.

CODIFICATION NOTE

1. So in Ord. 70-23.

SEC. 809. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 217-05, File No. 050865, App. 8/19/2005; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 208-19, File No. 190594, App. 9/20/2019, Eff. 10/21/2019; repealed by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 810. CHINATOWN COMMUNITY BUSINESS DISTRICT.

The Chinatown Community Business District, located in the northeast quadrant of San Francisco, extends along Broadway from the eastern portal of the Broadway Tunnel to Columbus Avenue and along Kearny Street from Columbus to Sacramento Street. This district also includes portions of Commercial Street between Montgomery Street and Grant Avenue and portions of Grant Avenue between Bush and California Streets. It is part of the larger core area of Chinatown.

The portions of Broadway, Kearny, and Commercial Streets and Grant Avenue in this district are transitional edges or entries to Chinatown. North and east of the two blocks of Broadway contained in this district are North Beach and the Broadway Entertainment Districts. Kearny and Columbus Streets are close to intensive office development in the Downtown Financial District. Both Grant Avenue and Commercial Street provide important pedestrian entries to Chinatown. Generally, this district has more potential for added retail and commercial development than other parts of Chinatown.

This zoning district is intended to protect existing housing, encourage new housing and to accommodate modest expansion of Chinatown business activities as well as street-level retail uses. The size of individual professional or business office use is limited in order to prevent these areas from being used to accommodate larger office uses spilling over from the financial district.

Housing development in new buildings is encouraged at upper stories. Accessory dwelling units are permitted.

Table 810 CHINATOWN COMMUNITY BUSINESS DISTRICT ZONING CONTROL TABLE
		Chinatown Community Business District
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 250 - 252, 254, 260, 263.4 , 270, 271. See also Height and Bulk District Maps	40-X, 50-N, 65-N, 65-A, 65-85-A. P up to 35 feet; C above 35 feet. See Height and Bulk Map for more information.
5 Foot Height Bonus for Active Ground Floor Uses	§ 263.20	Not Permitted
Rear Yard	§§ 130, 134, 134.1, 136	No more than 75% of lot coverage at the lowest level occupied by a dwelling. Location of open space may be modified per § 134.1.
Sun Access Setbacks	§ 132.3	15 ft. at specified heights
Front Setback and Side Yard	§§ 130, 131, 132, 133	Not Required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required
Street Frontage Requirements	§ 145.1	Required
Maximum Street Frontage [per building]	§ 145.3	P up to 50 feet; C required for more than 50 feet
Ground Floor Commercial	§ 145.4	Not Required
Vehicular Access Restrictions	§ 155(r)	All alleyways in the Chinatown Mixed Use Districts; Broadway from the Embarcadero on the east to Polk Street on the west; and Columbus Avenue between Washington and North Point Streets
Miscellaneous
Lot Size (Per Development)	§ 121.3	P up to 5,000 sq. ft.; C 5,001 sq. ft. & above (1)
Planned Unit Development	§ 304	C
Awning, Canopy, or Marquee	§ 136.1	P
Signs	§§ 602 - 604, 607.2, 608.1, 608.2	As permitted by § 607.2
General Advertising Signs	§§ 262, 602.7, 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
Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136	48 sq. ft.
Off-Street Parking, Residential	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	P up to one car for each two Dwelling Units; C up to .75 cars for each Dwelling Unit, subject to the criteria and procedures of Section 151.1(e); NP above 0.75 cars for each Dwelling Unit § 303(u). (2)
Dwelling Unit Mix	§ 207.6	Not Applicable
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses		Controls by Story
Residential Uses		1st	2nd	3rd+
Residential Uses	§§ 135, 136	P	P	P
Accessory Dwelling Unit	§§ 102 , 207.1, 207.2	Accessory Dwelling Units are permitted to be constructed within an existing building zoned for residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground-story retail or commercial space.
Dwelling Unit Density	§ 207	Up to 1 unit per 200 sq. ft. 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 Density	§§ 208, 890.88(b)	1 bedroom per 140 sq. ft. lot area
Homeless Shelters Density	§§ 102, 208	Density limits regulated by the Administrative Code
Senior Housing Density	§§ 102, 202.2(f), 207	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
Residential Hotel Conversion, Demolition or Merger	Ch. 41 Admin. Code	NP	NP	NP

Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS
Development Standards
Floor Area Ratio	§§ 102, 123, 124, 207.9	2.8 to 1 2 For Office Uses minimum intensities may apply pursuant to § 207.9.
Use Size	§ 121.4	P up to 2,500 sq. ft.; C 2,501 to 5,000 sq. ft. (1)
Open Space	§ 135.1	1 sq. ft. for every 50 sq. ft. of building over 10,000 sq. ft.
Off-Street Parking, Non-Residential	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	No car parking 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, Non-Residential	§§ 150, 152, 153 - 155, 161(b), 204.5	None required if gross floor area is less than 10,000 sq. ft.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	C(3)
Hours of Operation	§ 102	No Limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§§ 102, 145.2	P in front, C elsewhere
Walk-up Facility	§ 102	P if recessed 3 ft., C otherwise

Zoning Category	§ References	Controls
NON-RESIDENTIAL USES		Controls by Story
NON-RESIDENTIAL USES		1st	2nd	3rd+
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, 202.5	NP	NP	NP
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C(5)1	C(5 )	C(5 )
Parking Garage, Private	§ 102	C	C	C
Parking Garage, Public	§ 102	C	C	C
Parking Lot, Private	§ 102	C	C	C
Parking Lot, Public	§ 102	C	C	C
Entertainment, Arts and Recreation Use Category
Entertainment and Recreation Uses*	§§ 102, 202.4	NP	NP	NP
Entertainment, General	§ 102	P	P	P
Entertainment, Nighttime	§ 102	P	P	P
Movie Theater	§ 102	P	P	NP
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*		P	P	P
Hospital	§ 102	NP	NP	NP
Medical Cannabis Dispensary	§ 102	NP	NP	NP
Public Facilities	§ 102	C	C	C
Sales and Service Use Category
Retail Sales and Service Uses*	§§ 102, 202.2(a), 202.3	P	P	P
Adult Business	§ 102	NP	NP	NP
Adult Sex Venue	§ 102	NP	NP	NP
Bar	§ 102	C	C	C
Cannabis Retail	§§ 102, 202.2(a)	NP	NP	NP
Flexible Retail	§§ 102, 202.9	P	NP	NP
Hotel	§ 102	C	C	C
Kennel	§ 102	NP	NP	NP
Massage Establishment	§§ 102, 204, 303(n), 803	C(4)	C(4)	NP(4)
Massage, Foot/Chair	§ 102	P	C	C
Mortuary	§ 102	C	C	NP
Motel	§§ 102, 202.2(a)	NP	NP	NP
Restaurant	§ 102	P(3)	C(1)(3)	C(1)(3)
Retail Workspace	§ 102	NP	NP	NP
Services, Financial	§ 102	P	NP	NP
Services, Fringe Financial	§ 102	P	NP	NP
Services, Limited Financial	§ 102	P	NP	NP
Storage, Self	§ 102	NP	NP	NP
Tobacco Paraphernalia Store	§ 102	C	NP	NP
Trade Shop	§ 102	P	C	NP
Non-Retail Sales and Service*	§ 102	NP	NP	NP
Design Professional	§ 102	P	P	P
Trade Office	§ 102	P	P	P
Services, Non-Retail Professional	§ 102	NP	P	P
Utility and Infrastructure Use Category
Utility and Infrastructure*		C	C	C
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP
Wireless Telecommunications Services Facility	§ 102	P	P	P

* Not listed below

(1) C for Use Size is not required for Restaurants larger than 5000 sq. ft., but C to establish the Use is required as indicated.

(2) Installing a garage in an existing residential building of four or more units requires a mandatory discretionary review hearing by the Planning Commission; Section 311 notice is required for a building of less than four units. In approving installation of the garage, the Commission shall find that:

(a) the proposed garage opening/addition of off-street parking will not cause the “removal” or “conversion of Residential Unit,” as those terms are defined in Section 317 of this Code;

(b) the proposed garage opening/addition of off-street parking will not substantially decrease the livability of a Dwelling Unit without increasing the floor area in a commensurate amount;

(c) the building has not had two or more “no-fault” evictions, as defined in Section 37.9(a)(7) through (9) and (11) through (12) of the Administrative Code, with each eviction associated with a separate unit(s) within the past 10 years; and

(d) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code.

Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311(c)(2) of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (a), (b), and (c) above, which the Department shall independently verify. The Department shall also have made a determination that the project complies with (d) above.

(3) Formula Retail Restaurants and Limited Restaurants are NP in all Chinatown MUDs.

(4) P if accessory to a Hotel, Personal Service or Health Service.

(5)1 P where existing use is any Automotive Use.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; 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. 139-09, File No. 090402, App. 7/2/2009; Ord. 77-10, File No. 091165, App. 4/16/2010; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; 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. 227-14 , File No. 120796, App. 11/13/2014, Eff. 12/13/2014; Ord. 232-14 , File No. 120881, App. 11/26/2014, Eff. 12/26/2014; 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; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; redesignated and amended by Ord. 162-15 , File No. 150805, App. 9/18/2015, Eff. 10/18/2015; 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. 217-16, File No. 160424, App. 11/10/2016, Eff. 12/10/2016; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 213-18, File No. 180319, App. 9/14/2018, Eff. 10/15/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 208-19, File No. 190594, App. 9/20/2019, Eff. 10/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. No. 157-20, File No. 200702, App. 9/4/2020, Eff. 10/5/2020; Ord. 54-21, File No. 201326, App. 4/23/2021, Eff. 5/24/2021; 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. 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. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Zoning Control Table: .74A and .74B added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: .41, .43, and .44 amended, former categories .42 and .45 deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: .54 amended; Specific Provisions: 810.54 added; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: .39a and .39b amended; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: .20 amended; Ord. 227-14 , Eff. 12/13/2014. Specific Provisions: former category 810.71 deleted, Ord. 232-14 , Eff. 12/26/2014. Specific Provisions: 810.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: .92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: .15, .16, and .17 amended; Ord. 20-15 , Eff. 3/22/2015. Zoning Control Table: .54 amended; Specific Provisions: 810.54 amended; Ord. 73-15, Eff. 6/27/2015. Section redesignated (formerly Sec. 810.1); introductory material amended; Zoning Control Table: .91 amended; Specific Provisions: 810.91 added; Ord. 162-15 , Eff. 10/18/2015. Zoning Control Table: former categories .38a, .38b, .39a, and .39b deleted, .97 and .98 added; Ord. 33-16 , Eff. 4/10/2016. Specific Provisions: 810.91 amended; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: .30 amended; Ord. 217-16, Eff. 12/10/2016. Zoning Control Table: .22 and .94 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: .75 added; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: .75 and .83 deleted; Ord. 213-18, Eff. 10/15/2018. Zoning Control Table: .23 and .94 amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table: .22, .23, and .94 amended; Ord. 311-18, Eff. 1/21/2019. Zoning Control Table replaced; Notes (1)-(3) added; Specific Provisions table deleted; Ord. 208-19, Eff. 10/21/2019. Zoning Control Table and Notes (2)(c) and (3) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Ord. 157-20, Eff. 10/5/2020. Second introductory paragraph and Zoning Control Table amended; Ord. 54-21, Eff. 5/24/2021. Note (2) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (4) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (4) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (5)1 added; Ord. 190-22 , Eff. 10/17/2022. 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. 297-24 , Eff. 1/19/2025. Undesignated introductory material and Zoning Control Table amended; Ord. 245-25 , Eff. 1/12/2026.

CODIFICATION NOTES

1. Note “(5)” is referenced as Note “(4)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(4)” had previously been added to this section by Ord. 233-21.

2. So in Ord. 245-25.

SEC. 811. CHINATOWN VISITOR RETAIL DISTRICT.

The Chinatown Visitor Retail District extends along Grant Avenue between California and Jackson Streets. This district contains a concentration of shopping bazaars, art goods stores, and restaurants, which attract visitors and shoppers and contribute to the City’s visual and economic diversity. Grant Avenue provides an important link between Downtown retail shopping and the Broadway, North Beach, and Fisherman’s Wharf areas.

This district is intended to preserve the street’s present character and scale and to accommodate uses primarily appealing to visitors (e.g. tourist gifts shops, jewelry stores, art goods, large restaurants). In order to promote continuous retail frontage, entertainment, financial services, health service, automotive, and drive-up uses are restricted. Most commercial uses, except financial services, are permitted on the first two stories. Administrative services (those not serving the public) are prohibited in order to prevent encroachment from downtown office uses. There are also special controls on restaurants and tourist hotels. Building standards protect and complement the existing small-scale development and the historic character of the area.

The height limit applicable to the district will accommodate two floors of housing or institutional use above two floors of retail use. Accessory dwelling units are permitted.

Table 811
CHINATOWN VISITOR RETAIL DISTRICT ZONING CONTROL TABLE

		Chinatown Visitor Retail District
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 250 - 252, 254, 260, 263.4, 270, 271. See also Height and Bulk District Maps	50-N. P up to 35 feet; C above 35 feet. See Height and Bulk Map for more information.
5 Foot Height Bonus for Active Ground Floor Uses	§ 263.20	Not Permitted
Rear Yard	§§ 130, 134, 134.1, 136	No more than 75% of lot coverage at the lowest level occupied by a dwelling. Location of open space may be modified per § 134.1.
Sun Access Setbacks	§ 132.3	15 ft. at specified heights
Front Setback and Side Yard	§§ 130, 131, 132, 133	Not Required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required
Street Frontage Requirements	§ 145.1	Required
Maximum Street Frontage [per building]	§ 145.3	P up to 50 feet; C required for more than 50 feet
Ground Floor Commercial	§ 145.4	Not Required
Vehicular Access Restrictions	§ 155(r)	All alleyways in the Chinatown Mixed Use Districts.
Miscellaneous
Lot Size (Per Development)	§ 121.3	P up to 5,000 sq. ft.; C 5,001 sq. ft. & above
Planned Unit Development	§ 304	C
Awning, Canopy, or Marquee	§ 136.1	P
Signs	§§ 602 - 604, 607.2, 608.1, 608.2	As permitted by § 607.2
General Advertising Signs	§§ 262, 602.7, 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
Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136	48 sq. ft.
Off-Street Parking, Residential	§§ 150, 151.1, 153 - 156, 166, 167, 204.5, 303	P up to one car for each two Dwelling Units; C for up to .75 cars for each Dwelling Unit, subject to the criteria and procedures of Sections 303(u) and 151.1(e), NP above 0.75 cars for each Dwelling Unit (2)
Dwelling Unit Mix	§ 207.6	Not Applicable
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses		Controls by Story
Residential Uses		1st	2nd	3rd+
Residential Uses		P	P	P
Accessory Dwelling Unit	§§ 102 , 207.1, 207.2	Accessory Dwelling Units are permitted to be constructed within an existing building zoned for residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground-story retail or commercial space.
Dwelling Unit Density	§ 207	Up to 1 unit per 200 sq. ft. 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 Density	§§ 208, 890.88(b)	1 bedroom per 140 sq. ft. lot area
Homeless Shelters Density	§§ 102 , 208	Density limits regulated by the Administrative Code
Senior Housing Density	§§ 102 , 202.2(f), 207	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
Residential Hotel Conversion, Demolition or Merger	Ch. 41 Admin. Code	NP	NP	NP

Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS
Development Standards
Floor Area Ratio	§§ 102, 123, 124 , 207.9	2.0 to 1 2 For Office Uses minimum intensities may apply pursuant to § 207.9.
Use Size	§ 121.4	P up to 2,500 sq. ft. C 2,501 to 5,000 sq. ft. (1)
Open Space	§ 135.1	1 sq. ft. for every 50 sq. ft. of building over 10,000 sq. ft.
Off-Street Parking, Non-Residential	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	No car parking 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, Non-Residential	§§ 150, 152, 153 - 155, 161, 204.5	None required if gross floor area is less than 10,000 sq. ft.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	NP
Hours of Operation	§ 102	P 6 a.m. - 11 p.m.; C 11 p.m. - 2 a.m.
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§§ 102, 145.2	P in front, C elsewhere
Walk-up Facility	§ 102	P if recessed 3 ft., C otherwise

Zoning Category	§ References	Controls
NON-RESIDENTIAL USES		Controls by Story
NON-RESIDENTIAL USES		1st	2nd	3rd+
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, 202.5	NP	NP	NP
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C(4)1	C(4)	C(4)
Parking Garage, Private	§ 102	C	C	C
Parking Garage, Public	§ 102	C	C	C
Parking Lot, Private	§ 102	C	C	C
Parking Lot, Public	§ 102	C	C	C
Entertainment, Arts and Recreation Use Category
Entertainment and Recreation Uses*	§§ 102, 202.4	NP	NP	NP
Entertainment, General	§ 102	C	C	NP
Entertainment, Nighttime	§ 102	C	C	NP
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*		P	P	P
Hospital	§ 102	NP	NP	NP
Medical Cannabis Dispensary	§ 102	NP	NP	NP
Public Facilities	§ 102	C	C	C
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	NP	NP	NP
Bar	§ 102	C	C	NP
Cannabis Retail	§§ 102, 202.2(a)	NP	NP	NP
Flexible Retail	§§ 102, 202.9	P	NP	NP
Gym	§ 102	P	P	NP
Hotel	§ 102	C	C	C
Kennel	§ 102	NP	NP	NP
Massage Establishment	§§ 102, 204, 303(n), 803	C(3)	C(3)	NP(3)
Massage, Foot/Chair	§ 102	P	C	C
Mortuary	§ 102	C	C	NP
Motel	§§ 102, 202.2(a)	NP	NP	NP
Restaurant	§ 102	P	C(1)	NP
Retail Workspace	§ 102	NP	NP	NP
Services, Financial	§ 102	NP	NP	NP
Services, Fringe Financial	§ 102	NP	NP	NP
Services, Health	§ 102	C	P	NP
Services, Limited Financial	§ 102	NP	NP	NP
Services, Personal	§ 102	C	P	NP
Services, Retail Professional	§ 102	P	P	NP
Storage, Self	§ 102	NP	NP	NP
Tobacco Paraphernalia Store	§ 102	C	NP	NP
Trade Shop	§ 102	P	C	NP
Non-Retail Sales and Service*	§ 102	NP	NP	NP
Design Professional	§ 102	NP	P	NP
Trade Office	§ 102	NP	P	P
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	C	C	C
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP
Wireless Telecommunications Services Facility	§ 102	P	P	P

* Not listed below

(1) C for Use Size is not required for Restaurants larger than 2,500 sq. ft., but C to establish the Use is required as indicated.

(2) Installation of a garage in an existing residential building of four or more units requires a mandatory discretionary review by the Planning Commission; Section 311 notice is required for a building of less than four units. In approving installation of the garage, the Commission shall find that:

(a) the proposed garage opening/addition of off-street parking will not cause the “removal” or “conversion of residential unit,” as those terms are defined in Section 317 of this Code;

(b) the proposed garage opening/addition of off-street parking will not substantially decrease the livability of a dwelling unit without increasing the floor area in a commensurate amount;

(d) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code.

Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311(c)(2) of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (a), (b), and (c) above, which the Department shall independently verify. The Department shall also have made a determination that the project complies with (d) above.

(3) P if accessory to a Hotel, Personal Service or Health Service.

(4)1 P where existing use is any Automotive Use.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 235-06, File No. 060533, App. 9/14/2006; 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. 139-09, File No. 090402, App. 7/2/2009; Ord. 77-10, File No. 091165, App. 4/16/2010; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; 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. 227-14 , File No. 120796, App. 11/13/2014, Eff. 12/13/2014; 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; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; redesignated and amended by Ord. 162-15 , File No. 150805, App. 9/18/2015, Eff. 10/18/2015; 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. 217-16, File No. 160424, App. 11/10/2016, Eff. 12/10/2016; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 213-18, File No. 180319, App. 9/14/2018, Eff. 10/15/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 208-19, File No. 190594, App. 9/20/2019, Eff. 10/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 54-21, File No. 201326, App. 4/23/2021, Eff. 5/24/2021; 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. 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. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Zoning Control Table: .74A and .74B added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: .41, .43, and .44 amended, former categories .42 and .45 deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: .54 amended; Specific Provisions: 811.54 added; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: .39a and .39b amended; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: .20 amended; Specific Provisions: 811.47b and 811.54 amended, former category 811.71 deleted; Ord. 227-14 , Eff. 12/13/2014. Specific Provisions: 811.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: .92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: .15, .16, and .17 amended; Ord. 20-15 , Eff. 3/22/2015. Zoning Control Table: .54 amended; Specific Provisions: 811.54 amended; Ord. 73-15, Eff. 6/27/2015. Section redesignated (formerly Sec. 811.1); introductory material amended; Zoning Control Table: .91 amended; Specific Provisions: 811.91 added; Ord. 162-15 , Eff. 10/18/2015. Zoning Control Table: former categories .38a, .38b, .39a, and .39b deleted, .97 and .98 added; Ord. 33-16 , Eff. 4/10/2016. Specific Provisions: 811.91 amended; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: .99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: .30 amended; Ord. 217-16, Eff. 12/10/2016. Zoning Control Table: heading and categories .22 and .94 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: .75 added; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: .75 and .83 deleted; Ord. 213-18, Eff. 10/15/2018. Zoning Control Table: .23 and .94 amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table: .23 and .94 amended; Ord. 311-18, Eff. 1/21/2019. Introductory material amended; Zoning Control Table replaced; Notes (1)-(2) added; Specific Provisions table deleted; Ord. 208-19, Eff. 10/21/2019. Zoning Control Table and Note (2)(c) amended; Ord. 63-20, Eff. 5/25/2020. Introductory material and Zoning Control Table amended; Ord. 54-21, Eff. 5/24/2021. Zoning Control Table amended; Ord. 111-21, Eff. 9/4/2021. Note (2) amended; Ord. 136-21, Eff. 9/4/2021. Second introductory paragraph and Zoning Control Table amended; Note (3) added; Ord. 233-21, Eff. 1/22/2022. Second introductory paragraph, Zoning Control Table, and Note (3) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (4)1 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 248-23 , Eff. 1/14/2024. Zoning Control Table amended; Ord. 249-23 , Eff. 1/14/2024. First introductory paragraph amended; Ord. 33-24 , Eff. 3/23/2024. Zoning Control Table amended; Ord. 297-24 , Eff. 1/19/2025. Undesignated introductory material and Zoning Control Table amended; Ord. 245-25 , Eff. 1/12/2026.

CODIFICATION NOTES

1. Note “(4)” is referenced as Note “(3)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(3)” had previously been added to this section by Ord. 233-21.

2 . So in Ord. 245-25.

SEC. 812. CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT.

The Chinatown Residential Neighborhood Commercial District extends along Stockton Street between Sacramento and Broadway and along Powell Street between Washington Street and Broadway. It is generally west and uphill from Grant Avenue and is close to the relatively intensely developed residential areas of lower Nob and Russian Hills. Stockton Street is a major transit corridor which serves as “Main Street” for the Chinatown neighborhood. Both Stockton and Powell Streets contain a significant amount of housing as well as major community institutions supportive to Chinatown and the larger Chinese community. This daytime-oriented district provides local and regional specialty food shopping for fresh vegetables, poultry, fish, and meat. Weekends are this area’s busiest shopping days.

Because Stockton Street is intended to remain principally in its present character, the Stockton Street controls are designed to preserve neighborhood-serving uses and protect the residential livability of the area. The controls promote new residential development compatible with existing small-scale mixed-use character of the area. Consistent with the residential character of the area, commercial development is directed to the ground story. Daytime-oriented use is protected and tourist-related uses and financial services are limited.

Housing development in new and existing buildings is encouraged above the ground floor. Institutional uses are also encouraged. Accessory Dwelling Units are permitted.

Table 812 CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE
		Chinatown Residential Neighborhood Commercial District
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 249.19, 250 - 252, 254, 260, 263.4, 270, 271. See also Height and Bulk District Maps.	40-X, 50-N, 65-N, 65-85-N, & 110-G. P up to 35 feet; C above 35 feet. See Height and Bulk Map for more information.
5 Foot Height Bonus for Active Ground Floor Uses	§ 263.20	Not Permitted
Rear Yard	§§ 130, 134, 134.1, 136	No more than 75% of lot coverage at the lowest level occupied by a dwelling. Location of open space may be modified per § 134.1.
Sun Access Setbacks	§ 132.3	15 ft. at specified heights
Front Setback and Side Yard	§§ 130, 131, 132, 133	Not Required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required
Street Frontage Requirements	§ 145.1	Required
Maximum Street Frontage [per building]	§ 145.3	P up to 50 feet; C required for more than 50 feet
Ground Floor Commercial	§ 145.4	Not Required
Vehicular Access Restrictions	§ 155(r)	All alleyways in the Chinatown Mixed Use Districts; and Columbus Avenue between Washington and North Point Streets.
Miscellaneous
Lot Size (Per Development)	§ 121.3	P up to 5,000 sq. ft.; C 5,001 sq. ft. & above
Planned Unit Development	§ 304	C
Awning	§ 136.1	P
Canopy, or Marquee	§ 136.1	NP
Signs	§§ 602 - 604, 607.2, 608.1, 608.2	As permitted by § 607.2
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
Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136	48 sq. ft.
Off-Street Parking, Residential	§§ 150, 151.1, 153 - 156, 166, 167, 204.5, 303	P up to one car for each two Dwelling Units; C for up to .75 cars for each Dwelling Unit, subject to the criteria and procedures of Sections 303(u) and 151.1(e), NP above 0.75 cars for each Dwelling Unit (1)
Dwelling Unit Mix	§ 207.6	Not Applicable
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses		Controls by Story
Residential Uses		1st	2nd	3rd+
Residential Uses		P	P	P
Accessory Dwelling Unit	§§ 102 , 207.1, 207.2	Accessory Dwelling Units are permitted to be constructed within an existing building zoned for residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground-story retail or commercial space.
Dwelling Unit Density	§ 207	Up to 1 unit per 200 sq. ft. 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 Density	§§ 208, 890.88(b)	1 bedroom per 140 sq. ft. lot area
Homeless Shelters Density	§§ 102 , 208	Density limits regulated by the Administrative Code
Senior Housing Density	§§ 102 , 202.2(f), 207	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
Residential Hotel Conversion, Demolition or Merger	Ch. 41 Admin. Code	NP	NP	NP

Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS
Development Standards
Floor Area Ratio	§§ 102, 123, 124 , 207.9	1.0 to 1 2 For Office Uses minimum intensities may apply pursuant to § 207.9.
Use Size	§ 121.4	P up to 2,500 sq. ft.; C 2,501 to 4,000 sq. ft.
Open Space	§ 135.1	1 sq. ft. for every 50 sq. ft. of building over 10,000 sq. ft.
Off-Street Parking, Non-Residential	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	No car parking 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 sq. ft.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	C(2)
Hours of Operation	§ 102	P 6 a.m. - 11 p.m.; C 11 p.m. - 2 a.m.
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§§ 102, 145.2	P in front, C elsewhere
Walk-up Facility	§ 102	P if recessed 3 ft., C otherwise

Zoning Category	§ References	Controls
NON-RESIDENTIAL USES		Controls by Story
NON-RESIDENTIAL USES		1st	2nd	3rd+
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, 202.5	NP	NP	NP
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C(4)1	C(4)	C(4)
Parking Garage, Private	§ 102	C	C	C
Parking Lot, Private	§ 102	C	C	C
Parking Lot, Public	§ 102	C	NP	NP
Entertainment, Arts and Recreation Use Category
Entertainment and Recreation Uses*	§§ 102, 202.4	NP	NP	NP
Movie Theater	§ 102	C	NP	NP
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
Hospital	§ 102	C	C	C
Medical Cannabis Dispensary	§ 102	NP	NP	NP
Public Facilities	§ 102	C	C	C
Sales and Service Use Category
Retail Sales and Service Uses*	§§ 102, 202.2(a), 202.3	P	NP	NP
Adult Business	§ 102	NP	NP	NP
Adult Sex Venue	§ 102	NP	NP	NP
Animal Hospital	§ 102	NP	NP	NP
Bar	§ 102	C	NP	NP
Cannabis Retail	§§ 102, 202.2(a)	NP	NP	NP
Flexible Retail	§§ 102, 202.9	P	NP	NP
Gift Store– Tourist Oriented	§ 102	NP	NP	NP
Hotel	§ 102	NP	NP	NP
Jewelry Store	§ 102	C	NP	NP
Kennel	§ 102	NP	NP	NP
Massage Establishment	§§ 102, 204, 803	P	NP(3)	NP(3)
Mortuary	§ 102	C	C	NP
Motel	§§ 102, 202.2(a)	NP	NP	NP
Restaurant	§ 102	P(2)	NP	NP
Retail Workspace	§ 102	NP	NP	NP
Services, Financial	§ 102	C	NP	NP
Services, Fringe Financial	§ 102	NP	NP	NP
Services, Limited Financial	§ 102	C	NP	NP
Storage, Self	§ 102	NP	NP	NP
Tobacco Paraphernalia Store	§ 102	C	NP	NP
Trade Shop	§ 102	P	C	NP
Non-Retail Sales and Service*	§ 102	NP	NP	NP
Design Professional	§ 102	P	NP	NP
Trade Office	§ 102	P	NP	NP
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	C	C	C
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP
Wireless Telecommunications Services Facility	§ 102	P	P	P

* Not listed below

(1) Installation of a garage in an existing residential building of four or more units requires a mandatory discretionary review by the Planning Commission; Section 311 notice is required for a building of less than four units. In approving installation of the garage, the Commission shall find that:

(a) the proposed garage opening/addition of off-street parking will not cause the “removal” or “conversion of residential unit,” as those terms are defined in Section 317 of this Code;

(b) the proposed garage opening/addition of off-street parking will not substantially decrease the livability of a dwelling unit without increasing the floor area in a commensurate amount;

(d) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code.

Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311(c)(2) of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (a), (b), and (c) above, which the Department shall independently verify. The Department shall also have made a determination that the project complies with (d) above.

(2) Formula Retail Restaurants and Limited Restaurants are NP in all Chinatown MUDs.

(3) P if accessory to a Hotel, Personal Service or Health Service.

(4)1 P where existing use is any Automotive Use.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; 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. 139-09, File No. 090402, App. 7/2/2009; Ord. 77-10, File No. 091165, App. 4/16/2010; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; 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. 232-14 , File No. 120881, App. 11/26/2014, Eff. 12/26/2014; 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; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; redesignated and amended by Ord. 162-15 , File No. 150805, App. 9/18/2015, Eff. 10/18/2015; 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. 217-16, File No. 160424, App. 11/10/2016, Eff. 12/10/2016; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 213-18, File No. 180319, App. 9/14/2018, Eff. 10/15/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 208-19, File No. 190594, App. 9/20/2019, Eff. 10/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 54-21, File No. 201326, App. 4/23/2021, Eff. 5/24/2021; 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. 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. 256-24, File No. 240727, App. 11/14/2024, Eff. 12/15/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Zoning Control Table: .74A and .74B added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: .41, .43, and .44 amended, former category .42 deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: .45 and .54 amended; Specific Provisions: 812.54 added; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: .39a and .39b amended; Ord. 287-13 , Eff. 1/25/2014. Specific Provisions: former category 812.71 deleted, Ord. 232-14 , Eff. 12/26/2014. Specific Provisions: 812.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: .92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: .15, .16, and .17 amended; Ord. 20-15 , Eff. 3/22/2015. Zoning Control Table: .54 amended; Specific Provisions: 812.54 amended; Ord. 73-15, Eff. 6/27/2015. Section redesignated (formerly Sec. 812.1); introductory material amended; Zoning Control Table: .91 amended; Specific Provisions: 812.91 added; Ord. 162-15 , Eff. 10/18/2015. Zoning Control Table: former categories .38a, .38b, .39a, and .39b deleted, .97 and .98 added; Ord. 33-16 , Eff. 4/10/2016. Specific Provisions: 812.91 amended; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: .30 amended; Ord. 217-16, Eff. 12/10/2016. Zoning Control Table: .22 and .94 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: .75 added; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: .75 and .83 deleted; Ord. 213-18, Eff. 10/15/2018. Zoning Control Table: .23 and .94 amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table: .23 and .94 amended; Ord. 311-18, Eff. 1/21/2019. Introductory material amended; Zoning Control Table replaced; Notes (1)-(2) added; Specific Provisions table deleted; Ord. 208-19, Eff. 10/21/2019. Zoning Control Table and Notes (1)(c) and (2) amended; Ord. 63-20, Eff. 5/25/2020. First introductory paragraph and Zoning Control Table amended; Ord. 54-21, Eff. 5/24/2021. Note (1) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (3) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (3) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (4)1 added; Ord. 190-22 , Eff. 10/17/2022. 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. 256-24 , Eff. 12/15/2024. Zoning Control Table amended; Ord. 297-24 , Eff. 1/19/2025. Undesignated introductory material and Zoning Control Table amended; Ord. 245-25 , Eff. 1/12/2026.

CODIFICATION NOTES

2. So in Ord. 245-25.

SEC. 813. [REDESIGNATED.]

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; 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; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; redesignated as Sec. 834 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 814. [REDESIGNATED.]

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 188-12 , File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; 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; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; redesignated as Sec. 837 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 815. [REPEALED.]

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 49-09, File No. 081504, App. 4/2/2009; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; 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. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; 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; 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; repealed by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)

SEC. 816. [REPEALED.]

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; 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. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; 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; 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; repealed by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)

SEC. 817. [REPEALED.]

(See Interpretations related to this Section.)

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 77-02, File No. 011448, App. 5/24/2002; Ord. 221-05, File No. 050739, App. 9/9/2005; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; 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. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; 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; Ord. 217-16, File No. 160424, App. 11/10/2016, Eff. 12/10/2016; Ord. 50-17, File No. 160748, App. 3/17/2017, Eff. 4/16/2017; 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; repealed by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)

SEC. 818. [REPEALED.]

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 77-02, File No. 011448, App. 5/24/2002; Ord. 174-05, File No. 050830, App. 7/29/2005; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; 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. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; 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; 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; repealed by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)

SEC. 819. SOUTH OF MARKET EXTENDED PRESERVATION DISTRICT.

The South of Market Extended Preservation District, as shown on Sectional Map PD01 and PD07 of the Zoning Map, incorporates an area, formerly zoned C-3-S, in which provisions of Article 11 and Section 128 continue to be in effect.

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 68-13 , File No. 120474, App. 4/23/2013, Eff. 5/23/2013)

AMENDMENT HISTORY

Section header and section amended; Ord. 68-13 , Eff. 5/23/2013.

SEC. 820. RESERVED.

(Added by Ord. 115-90, App. 4/6/90; repealed by Ord. 298-08, File No. 081153, App. 12/19/2008)

SEC. 821. [REPEALED.]

(Added by Ord. 115-90, App. 4/6/90; repealed by Ord. 217-16, File No. 160424, App. 11/10/2016, Eff. 12/10/2016)

SEC. 822. [REDESIGNATED.]

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 207-02, File No. 020782, App. 10/18/2002; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; redesignated as Sec. 249.6 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 823. [REDESIGNATED.]

(Added by Ord. 206-06, File No. 060483, App. 7/25/2006; amended by Ord. 35-08, File No. 080156, App. 3/17/2008; Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; 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. 14-18, File No. 171097, App. 2/9/2018, Eff. 3/12/2018; Ord. 115-19, File No. 181153, App. 6/28/2019, Eff. 7/29/2019; Ord. 22-23, File No. 221104, App. 2/23/2023, Eff. 3/26/2023; redesignated as Sec. 249.39 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 825. DTR - DOWNTOWN RESIDENTIAL DISTRICTS.

(a) Description. Downtown Residential (DTR) Districts are transit-oriented, high-density mixed-use residential neighborhoods in and around downtown. These areas are generally transitioning from a variety of commercial and industrial to residential uses. The intent of this district is to enable a mix of new day and nighttime activities, with an emphasis on encouraging new housing within walking distance or a short transit-ride of downtown, supported by a mix of retail, and neighborhood services to meet the needs of residents and the larger downtown community.

High-density residential uses, including residential towers in select locations, are allowed and encouraged within the limits set by height and bulk controls. Given the district's proximity to downtown, a range of commercial uses is permitted on the lower stories, with active pedestrian-oriented retail, service, and entertainment uses on the ground floor. Along special streets, pedestrian-oriented uses are required on the first floor. Ground floor entries to individual dwelling units are encouraged on streets that will become primarily residential.

There is generally no pattern of mid-block open space or of rear yards. While lot coverage is limited for all levels with residential uses, traditional rear yard open spaces are not required except in the limited instances where there is an existing pattern of them. Specific height and bulk controls establish appropriate heights for both towers and mid-rise development, and ensure adequate spacing between towers and preserve light and air to streets and open spaces. Setbacks are required where necessary to buffer ground floor residential uses or to ensure sunlight access to streets and open spaces. To support the intensification of land uses in these districts, detailed traffic, streetscape and open space improvements will take place over time.

Downtown Residential Districts include all of the individual DTR districts governed this Code except the Transbay Downtown Residential District (TB-DTR), as set forth in Section 828, is governed by the Transbay Redevelopment Plan and its Development Controls and Design Guidelines.

(b) Building and Development Standards. In addition to or in-lieu of the requirements and standards elsewhere in this Code, the following building and development standards are applicable in the Downtown Residential Districts.

(1) Street-Facing Use Requirements. Pedestrian-oriented commercial, residential, institutional uses, and community services are required ground floor uses on all street facing frontages per the standards of Section 145.1 and 145.4, except for the minimum frontage required for fire doors, parking and loading access, and other utilities.

(2) Lot Coverage. The requirements of Section 134 shall not apply in DTR Districts. Except as more specifically limited in the Section governing an individual DTR district, lot coverage is limited to 80 percent at all residential levels except on levels in which all residential units face onto a public right-of-way or mid-block pedestrian path meeting the minimum standards of this Section. The unbuilt portion of the lot shall be open to the sky except for those obstructions permitted in yards pursuant to Section 136(c). Exceptions to the 20 percent open area requirement may be granted, pursuant to the provisions of Section 309.1, for conversions of existing non-residential structures where it is determined that provision of 20 percent open area would require partial demolition of the existing non-residential structure.

(3) Dwelling Unit Exposure. The requirements of Section 140 shall apply, Reductions in this requirement may be granted though the procedures of Section 309.1.

(4) Lighting. Pedestrian-scaled lighting shall be provided as an integral element of all building facades and shall be designed and located to accentuate the uses facing the street. Pedestrian-scaled lighting shall be incorporated into all facades and landscaped setback areas in the form of wall sconces, entry illumination and low-level lighting set into edging features. Lighting should be designed to accentuate ground floor retail and residential entries. Incandescent or color-corrected lighting sources must be used.

(5) Off-Street Parking and Loading. Restrictions on the design and location of off-street parking and loading and access to off-street parking and loading are necessary to reduce their negative impacts on neighborhood quality and the pedestrian environment. Unless specified otherwise in an individual DTR district, the following off-street parking and loading controls shall apply:

(A) Required Below-Grade. All off-street parking in DTR districts shall be built below street grade. The design of parking on sloping sites must be reviewed through the procedures of Section 309.1, according to the following standards.

(i) For sloping sites with a grade change of at least ten feet laterally along the street, no less than 50 percent of the perimeter of all floors with off-street parking shall be below the level of said sloping street; and

(ii) For sites that slope upwards from a street, no less than 50 percent of the perimeter of all floors with off-street parking shall be below the average grade of the site; and

(iii) Any above-grade parking shall be set back from the street facing facades and wrapped with active uses, as defined by Section 145.1, for a depth of no less than 25 feet at the ground floor and 15 feet on floors above.

(B) Parking and Loading Access.

(i) Width of openings. Any single development is limited to a total of two facade openings of no more than 11 feet wide each or one opening of no more than 22 feet wide for access to off-street parking and one facade opening of no more than 15 feet wide for access to off-street loading. Shared openings for parking and loading are encouraged. The maximum permitted width of a shared parking and loading garage opening is 27 feet.

(ii) Sidewalk narrowings or porte cocheres to accommodate passenger loading and unloading are not permitted. For the purpose of this section, a "porte cochere" is defined as an off-street driveway, either covered or uncovered, for the purpose of passenger loading or unloading, situated between the ground floor facade of the building and the sidewalk.

(c) Use. A use is the specified purpose for which a property or building is used, occupied, maintained, or leased. Uses in Downtown Residential Districts are either permitted, conditional, accessory, temporary or are not permitted. If there are two or more uses in a structure, any use not classified in Section 825(c)(1)(C) below as accessory will be considered separately as an independent permitted, conditional, temporary or not permitted use.

(1) Permitted Uses.

(A) Principal Uses. All uses are permitted as Principal Uses as of right in a Downtown Residential district unless otherwise indicated as a Conditional Use or Not Permitted in this Section 825 of this Code or any other Section governing an individual DTR District. Additional requirements and conditions may be placed on particular uses as provided pursuant to Section 803.5 and other applicable provisions of this Code.

(B) Conditional Uses. Conditional uses are permitted in a Downtown Residential District, when authorized by the Planning Commission; whether a use is conditional in a given district is indicated in the Section of this Code governing the individual DTR District. Conditional Uses are subject to the applicable provisions set forth in Sections 178, 179, 303, and 803.5 of this Code.

(i) Notwithstanding any other provision of this Article, a change in use or demolition of a movie theater use, as set forth in Section 890.64, shall require conditional use authorization. This Section shall not authorize a change in use if the new use or uses are otherwise prohibited.

(C) Accessory Uses. Subject to the limitations set forth below, in Section 151.1, and elsewhere in this Code, an accessory use is a related minor use which is either necessary to the operation or enjoyment of a lawful principal use or Conditional Use, or is appropriate, incidental and subordinate to any such use, and shall be permitted as an accessory use in a Downtown Residential District. In order to accommodate a principal use which is carried out by one business in multiple locations within the same general area, such accessory use need not be located in the same structure or lot as its principal use provided that (1) the accessory use is located within 1,000 feet of the principal use; (2) the multiple locations existed on the effective date of this amendment; and (3) the existence of the multiple locations is acknowledged in writing by the Zoning Administrator within 60 days after the effective date of this amendment. Any use, which does not qualify as an accessory use, shall be classified as a principal use. No use will be considered accessory to a principal use, which involves or requires any of the following:

(i) The use of more than one-third of the total occupied floor area which is occupied by both the accessory use and principal use to which it is accessory, combined, except in the case of accessory off-street parking or loading which shall be subject to the provisions of Sections 151.1, 156 and 303 of this Code;

(ii) Nighttime entertainment, massage establishment, Adult Sex Venue, or movie theater;

(iii) Any sign not conforming to the limitations of Section 607.2(f)(3).

(D) Temporary Uses. Temporary uses not otherwise permitted are permitted in Downtown Residential Districts to the extent authorized by Sections 205 through 205.4 of this Code.

(E) Prohibited Uses.

(i) Uses which are specifically listed as Not Permitted (NP) in any Section governing an individual DTR District are not permitted. The use provisions of an individual DTR District shall apply in case of conflict with use limitations in Section 825. Signs not specifically permitted in Article 6 are not permitted.

(ii) No use, even though listed as a permitted use or otherwise allowed, shall be permitted in a Downtown Residential District which, by reason of its nature or manner of operation, creates conditions that are hazardous, noxious, or offensive through the emission of odor, fumes, smoke, cinders, dust, gas, vibration, glare, refuse, water-carried waste, or excessive noise.

(iii) The establishment of a use that sells alcoholic beverages, other than beer and wine, concurrent with motor vehicle fuel is prohibited, and shall be governed by Section 229.

(2) Residential Use Controls. Unless otherwise specified in a Section governing an individual DTR District, the following residential use controls shall apply:

(A) Required Residential to Non-Residential Use Ratio. For newly constructed buildings or additions which exceed 20 percent or more of an existing structure's gross floor area, at least six occupiable square feet of residential use shall be provided for each occupiable square foot of non-residential use, excluding accessory parking, on any lot legally existing. Hotels, inns, or hostels as defined under Section 209.2(d) and (e), time-share or fractional-ownership condominiums, and lawfully existing live/work units shall be considered as non-residential uses for the purpose of this section, and do not satisfy the residential requirement. Exemption from the required use ratio for building additions of less than 20 percent may not be granted for any single lot if such an exemption would increase the total square footage of the building to an amount 20 percent greater than existed on the lot since the adoption of this Section.

(B) For newly constructed buildings or additions, which exceed 20 percent or more of an existing structure's gross floor area, all building area above 85 feet in height shall be devoted to residential use.

(d) Reduction of Ground Level Wind Currents.

(1) Requirement. New buildings and additions to existing buildings shall be shaped, or other wind-baffling measures shall be adopted, so that the developments will not cause ground-level wind currents to exceed, more than 10 percent of the time year-round, between 7:00 a.m. and 6:00 p.m., the comfort level of 11 m.p.h. equivalent wind speed in areas of substantial pedestrian use and seven m.p.h. equivalent wind speed in public seating areas. The term "equivalent wind speed" shall mean an hourly mean wind speed adjusted to incorporate the effects of gustiness or turbulence on pedestrians.

(2) When preexisting ambient wind speeds exceed the comfort level, or when a proposed building or addition may cause ambient wind speeds to exceed the comfort level, the building shall be designed to reduce the ambient wind speeds to meet the requirements.

(3) Exception. The Zoning Administrator may allow the building or addition to add to the amount of time the comfort level is exceeded by the least practical amount if (i) it can be shown that a building or addition cannot be shaped and other wind-baffling measures cannot be adopted to meet the foregoing requirements without creating an unattractive and ungainly building form and without unduly restricting the development potential of the building site in question, and (ii) the Zoning Administrator concludes that, because of the limited amount by which the comfort level is exceeded, the addition is insubstantial. The Zoning Administrator shall not grant an exception, and, no building or addition shall be permitted that causes equivalent winds speeds to reach or exceed the hazard level of 26 miles per hour for a single hour of the year.

(4) Procedures. Procedures and methods for implementing this Section shall be specified by the Environmental Review Officer of the Planning Department.

(Added by Ord. 217-05, File No. 050865, App. 8/19/2005; amended by Ord. 94-06, File No. 050182, App. 5/19/2006; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 310-10, File No. 101194, App. 12/16/2010; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Divisions (c) and (d) added; Ord. 56-13 , Eff. 4/27/2013. Divisions (c), (c)(1)(C), and (c)(1)(C)(i) amended; Ord. 99-17, Eff. 6/18/2017. Divisions (c) and (c)(1)(A)-(c)(1)(B)(i) amended; Ord. 129-17, Eff. 7/30/2017. Division (c)(1)(B) amended; Ord. 296-18, Eff. 1/12/2019. Division (c)(1)(C)(ii) amended; Ord. 75-22, Eff. 6/13/2022. Division (c)(2)(C) amended; Ord. 245-25, Eff. 1/12/2026.

SEC. 825.1. RESERVED.

(Added by Ord. 217-05, File No. 050865, App. 8/19/2005; Repealed by Ord. 298-08, File No. 081153, App. 12/19/2008)

SEC. 827. RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE DISTRICT (RH-DTR).

The Rincon Hill Downtown Residential Mixed Use District (RH-DTR), the boundaries of which are shown in Section Map No. 1 of the Zoning Map, is established for the purposes set forth below.

The RH-DTR District is adjacent to the southern edge of the downtown, generally bounded by Folsom Street, the Bay Bridge, the Embarcadero, and Essex Street. High-density residential uses and supporting commercial and institutional uses are allowed and encouraged within the limits set by height, bulk, and tower spacing controls. Folsom Street is intended to develop as the neighborhood commercial heart of the Rincon Hill and Transbay neighborhoods, and pedestrian-oriented uses are required on the ground floor. Individual townhouse dwelling units with ground floor entries directly to the street are required on streets that will become primarily residential, including First, Fremont, Beale, Main, and Spear Streets.

While lot coverage is limited for all levels with residential uses that do not face onto streets or alleys, traditional rear yard open spaces are not required except in the limited instances where there is an existing pattern of them, such as smaller lots on the Guy Place block. Specific height, bulk, and setback controls establish appropriate heights for both towers and mid-rise podium development and ensure adequate spacing between towers in order to establish a neighborhood scale and ensure light and air to streets and open spaces. Setbacks are required where necessary to provide transition space for ground floor residential uses and to ensure sunlight access to streets and open spaces. Off-street parking must be located below grade.

Given the need for services and open space resulting from new development, projects will provide or contribute funding for the creation of public open space and community facilities as described in the Rincon Hill Area Plan of the General Plan. The Rincon Hill Streetscape Plan, part of the Area Plan, proposes to enhance and redesign most streets in the district to create substantial new open space amenities, improve pedestrian conditions, and improve the flow of local traffic and transit. Detailed standards for the provision of open spaces, mid-block pathways, and residential entries are provided to ensure that new buildings contribute to creating a public realm of the highest quality in Rincon Hill. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code.

Table 827 RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE DISTRICT ZONING CONTROL TABLE
No.	Zoning Category	§ References	Rincon Hill Downtown Residential Mixed Use District Zoning Controls
Building and Siting Standards
.10	Height and Bulk	§§ 102, 105, 106, 250 - 252, 260, 270	Varies 45 - 550 feet. For height limits, see Zoning Map 1H and § 263.19; for bulk controls, see § 270(e).
.11	Lot Size [Per Development]	§§ 890.56, 121	No limit
.12	Rear Yard/Site Coverage	§ 136	100 percent lot coverage permitted; up to 80 percent for parcels that front the north side of Guy Place and for all parcels at residential levels where not all units face onto streets or alleys. § 825(b)(1) and 827(a)(4).
.13	Setbacks	Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission.	Building setback of 3 to 10 ft. for all buildings except towers on Spear, Main, Beale, Fremont, and First Streets. § 827(a)(2) and (6). Upper-story setback of 10 ft. required above a height of 65 feet on both sides of Spear, Main, Beale, Fremont, and First Streets. § 827(a)(5). Sun access plane setback of 50 degrees for all buildings 85' and lower on the south side of east-west mid-block pathways. § 827(a)(5).
.14	Street-Facing Uses	§§ 145.1, 145.4, Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission.	Active uses required on all street frontages. See §§ 145.1, 825(b). Ground-level residential or commercial requirements based on location. See §§ 145.4 and 827(a)(2).
.15	Parking and Loading Access: Prohibition	§ 155(r)	Prohibited on Folsom Street from Essex Street to The Embarcadero. § 827 (a)(8) and 155(r)
.16	Parking and Loading Access: Siting and Dimensions	§§ 145.1, 151.1, 155(r)	No parking permitted aboveground, except on sloping sites. Parking access limited to two openings, max. 11' wide each, loading access limited to one 15' opening. § 825(b)(7) and 827(a)(8).
.17	Awning	§ 136.1(a)	P
.18	Canopy	§ 136.1 (b)	P
.19	Marquee	§ 136.1 (c)	P
Non-Residential Standards and Uses
.20	Required Residential to Non-Residential Use Ratio	§ 102	Non-residential uses limited to occupiable sf per 6 occupiable sf devoted to residential uses. § 825(c)(2).
.21	Use Size [Non-Residential]	§§ 890.130, 121.5, 145.1 , 207.9	P for non-residential uses up to 25,000 sq. ft., C above. No individual ground floor tenant may occupy more than 75' of frontage for a depth of 25' from Folsom Street. §§ 145.1 . Division of large use sizes per § 121.5. For Office Uses minimum intensities may apply pursuant to § 207.9.
.22	Open Space	§§ 135, 135.3	1 sq. ft. of publicly-accessible open space for every 50 sq. ft. of non-residential use over 10,000 sq. ft. § 135.3
.23	Off-Street Parking [Office uses]	§§ 150, 151.1, 153 - 156, 166, 204.5 303 1	None Required. Parking that is accessory to office space limited to 7% of GFA.
.24	Off-Street Parking [Non-Residential, other than office uses]	§§ 150, 151.1, 153 - 156, 204.5 303 1	None Required. Parking limited as described in Section 151.1.
.25	Off-Street Freight Loading	§§ 150, 152.2, 153 - 155, 204.5	None Required. Loading maximums described in Section 152.2.
.26	All Non-Residential Uses Permitted, except as described below. § 825(c)(1)(A)
.27	Drive-Up Facility	§ 890.30	NP
.28	Walk-Up Facility	§ 890.140	P if recessed 3 ft. C otherwise.
.29	Hospital or Medical Center	§ 124.1, 890.44	C
.30a	Other Institutions, except Residential Care Facility	§ 102	C
.30b	Residential Care Facility	§ 102	P
.31	Public Use	§ 890.80	C
.32	Movie Theater	§ 890.64	C
.33	Nighttime Entertainment	§§ 102, 803.5(g)	C
.34	Adult Entertainment	§ 890.36	NP
.35	Massage Establishment	§§ 102, 204, 303(n), 803, Art. 29 Health Code	P on the 1st floor, C # on the 2nd floor, and NP on 3rd floor and above, except P on all floors if accessory to a Hotel, Personal Service or Health Service.
.36	Automobile Parking Lot, Community Commercial	§§ 890.9, 156	NP
.37	Automobile Parking Garage, Community Commercial	§§ 890.10 1	C, per the criteria of Section 303
.38	Automotive Gas Station	§ 890.14	NP
.39	Automotive Service Station	§§ 890.18, 890.19	NP
.40	Automotive Repair	§ 890.15	NP
.40a	Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C
.40b	Fleet Charging	§ 102	NP
.41	Automotive Wash	§ 890.20	NP
.42	Automotive Sale or Rental	§ 890.13	C
.43	Mortuary	§ 890.62	C
.44	Hours of Operation	§ 890.48	C. 2 a.m. - 6 a.m.
.45	Business Sign	§§ 602 - 604, 608.1, 608.2	P § 607.2(f)
.45a	Tobacco Paraphernalia Establishments	§ 890.123	C
.45b	Child Care Facility	§ 102	P
.45c	Adult Sex Venue	§ 102	NP
Residential Standards and Uses
.46	Residential Use	§ 890.88	P
.47	Residential Density, General	§§ 207.5(d), 207.6, 890.88(a)	Form-Based Density. Dwelling Unit Mix Required § 207.6
.47b	Minimum Dwelling Unit Densities, if Applicable	§ 207.9	Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre.
.47c	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.
.48	Residential Density, Group Housing	§§ 207.5, 890.88(b)	Form-Based Density
.48b	Residential Density, Homeless Shelters	§§ 102, 890.88(d)	Density limits per Section 208(a)
.49	Usable Open Space [Per Residential Unit]	§ 135, 136	75 sq. ft. per unit; up to 50% may be provided off-site if publicly accessible. § 135 and 827(a)(9).
.50	Accessory Off-Street Parking, Residential	§§ 151.1, 153 - 156, 166, 167, 204.5 303 1	None Required. Up to one car per two Dwelling Units permitted; up to one car per Dwelling Unit per procedures and criteria of Sections 151.1, 825(b)(7) and 827(a)(8).
.51	Residential Conversion	§ 317	C
.52	Residential Demolition	§ 317	C
.53	Fringe Financial Service	§§ 249.35, 890.113	P subject to the restrictions set forth in Section 249.35, including, but not limited to, the proximity restrictions set forth in Subsection 249.35(c)(3).
.54	Large-Scale Urban Agriculture	§ 102	C
Other Uses
.99	Wireless Telecommunications Services Facility	§ 102	C; P if the facility is a Micro WTS Facility

SPECIFIC PROVISIONS FOR
RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE

Section		Zoning Controls
§ 827.35	§§ 102, 204, 303(n), 803 , Art. 29 Health Code	MASSAGE ESTABLISHMENT Controls:Massage Establishments on the 2nd floor shall generally be subject to Conditional Use authorization. Certain exceptions to the Conditional Use requirement for massage are described in Section 303(n). When considering an application for a conditional use permit pursuant to this subsection, the Planning Commission shall consider, in addition to the criteria listed in Section 303(c), the criteria described in Section 303(n) and 890.60(b).
§ 827.47	§ 207.1	ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Rincon Hill Downtown Residential Mixed Use District. Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207.1 is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary structure on the same lot.

(a) Building Standards.

(1) Development Concept. The development concept is for podium development up to 85 feet in height, with slender residential towers spaced to provide ample light and air to the district. New development will contribute to the creation of a substantial amount of public open space, as well as provide private common areas, courtyards, and balconies. Streets will be improved to provide widened sidewalks with substantial public open space. Ground floor uses will be pedestrian-oriented in character, consisting primarily of retail on Folsom Street, and individual townhouse-style residential units on First, Fremont, Beale, Main, and Spear Streets, as well as on alleys and mid-block pathways. Parking will be located below grade, and building utilities (loading bays, service doors, garage doors) will be located in sidewalk vaults or on secondary frontages.

(2) Street-Facing Use Requirements. Pedestrian-oriented retail, residential, institutional uses, and community services are required ground floor uses on all street facing frontages, except for the minimum frontage required for fire doors, parking and loading access, and other utilities.

(A) Required Ground Floor Retail Spaces. For frontages facing Folsom Street, ground floor space suitable for retail use is required for no less than 75 percent of all frontages, as specified in Section 145.4.

(B) Required Individual Ground Floor Residential Units. For building frontages facing Fremont, First, Main, Beale and Spear Streets more than 60 feet from an intersection with Folsom, Harrison, or Bryant Streets, and for building frontages facing Guy Place and Lansing Street, individual ground floor residential units with direct pedestrian access to the sidewalk are required at intervals of no greater than 25 feet, except where residential lobbies, parking and loading access, utilities, and open space are necessary and provided pursuant to the allowances of Section 827 and other sections of this Code. Individual ground floor residential units are also encouraged along Harrison Street, Bryant Street, and alleys and mid-block pedestrian paths where appropriate.

Figure 827(B): Frontages Where Ground Floor Retail Uses Are Required.

Figure 827(C): Frontages Where Ground Floor Residential Uses/Entries Are Required.

(3) Required Streetwall. Building area below 85 feet in height is required to be built to 100 percent of all property lines facing public rights-of-way, except where setbacks are required by this Section and except where publicly accessible open space is provided according to the provisions of this Section. Recesses, insets and breaks between buildings are permitted to provide vertical articulation to the facade, provided the overall integrity of the streetwall is maintained.

(4) Lot Coverage. Lots fronting only on the north side of Guy Place are permitted up to 80 percent lot coverage.

(5) Upper Story Setback. To ensure adequate sunlight to streets, alleys, and pedestrian pathways, upper story setbacks are required as follows:

(A) All buildings are required to set back at least 10 feet above a height of 65 feet along Spear, Main, Beale, Fremont and First Streets. This requirement shall not apply to street frontage occupied by a building taller than 85 feet. This upper story setback requirement shall also not apply to the first 60 linear feet of frontage from corners at Folsom, Harrison, and Bryant Streets.

(B) Buildings greater than 60 linear feet from a major street along Guy Place, Lansing Street, and any proposed or existing private or public mid-block pedestrian pathways, are required to be set back at least 10 feet above 45 feet in height from said right-of-way.

(C) In order to increase sun access to mid-block pathways and uses along such pathways, all building frontage on the southeast side of mid-block pathways not occupied by a building taller than 85 feet must set back upper stories by 10 feet above a building height of 45 feet. For projects on the south side of a mid-block pedestrian pathway taller than 65 feet, an additional upper story setback of 10 feet is required above a building height of 65 feet.

(i) Modifications. For any lot on the north side of a required mid-block pedestrian pathway, a modification from the required upper story setback of 10 feet above a height of 45 feet may be granted according to the provisions of Section 309.1, provided that, in total, the building is set back by a volume equal to what would be required by meeting the standard in (C) above, and the modification would substantially improve the accessibility, design and character of the mid-block pedestrian pathway.

Figure 827(D): Required Upper Story Stepbacks

(6) Ground Floor Residential Units. Where ground floor residential units are required along Spear, Main, Beale, Fremont, and First Streets, the design standards of the Ground Floor Residential Design Guidelines apply. Ground floor residential units along Guy Place and Lansing Street, within the footprint of towers taller than 105 feet, and those that are proposed in locations where they are not required, are encouraged to meet the standards in this subsection to the greatest degree possible.

(7) Ground Floor Commercial Design. Ground floor commercial spaces must meet the standards set in Section 145.1 and 145.4.

Figure 827(E): Ground Floor Commercial Frontages

(8) Off-Street Parking and Loading.

(A) Parking and Loading Access.

(i) Width of openings. The maximum permitted width of all combined parking and loading openings on Guy Place and Lansing Street for any single project is 20 feet.

(ii) Folsom Street. Access to off-street parking is not permitted on Folsom Street for lots with frontage on another street. For lots fronting solely on Folsom Street, access to parking on a Folsom Street frontage is permitted only through the processes established by Section 309.1 by demonstrating that every effort has been made to minimize negative impact on the pedestrian quality of the street. Loading may not be accessed from Folsom Street.

(9) Open Space.

(1) In addition to the standards of Section 135, open space intended to fulfill the requirements of off-site or publicly-accessible open space may include streetscape improvements with landscaping and pedestrian amenities on Guy Place and Lansing Street, beyond basic street tree planting or street lighting as otherwise required by this Code, in accordance with the Streetscape Plan of the Rincon Hill Area Plan.

(10) Streetscape Standards.

(A) Sidewalk Treatments.

(i) For all frontages abutting a public sidewalk, the project sponsor is required to install sidewalk widening, street trees, lighting, decorative paving, seating and landscaping in accordance with the Streetscape Plan of the Rincon Hill Area Plan, developed by the Planning Department and approved by the Board of Supervisors.

(ii) Prior to approval by the Board of Supervisors of a Streetscape Plan for Rincon Hill, the Planning Commission, through the procedures of Section 309.1, shall require an applicant to install sidewalk widening, street trees, lighting, decorative paving, seating, and landscaping in keeping with the intent of the Rincon Hill Area Plan of the General Plan and in accordance with subsections (iii) - (vi) below.

(iii) Sidewalk treatments shall comply with any applicable ordinances and with any applicable regulation of the Art Commission, the Department of Public Works and the Bureau of Light, Heat and Power of the Public Utility Commission regarding street lighting, sidewalk paving, and sidewalk landscaping.

(iv) The Streetscape Plan and any Commission requirement pursuant to subsection (ii) shall require the abutting property owner or owners to hold harmless the City and County of San Francisco, its officers, agents, and employees, from any damage or injury caused by reason of the design, construction or maintenance of the improvements, and shall require the owner or owners or subsequent owner or owners of the respective property to be solely liable for any damage or loss occasioned by any act.

(v) Notwithstanding the provisions of this Section, an applicant shall apply for all required permits for changes to the legislated sidewalk widths and street improvements and pay all required fees.

(vi) The owner of the property is required to maintain all those improvements other than lighting.

(B) Mid-Block Pedestrian Pathways. For developments on Assessor's Blocks 3744 - 3748, the Commission may require, pursuant to Section 309.1, the applicant to provide a mid-block pedestrian pathway for the entire depth of their property where called for by the Rincon Hill Area Plan of the General Plan. This pathway shall be designed in accordance with the standards of this Section.

(i) Design. The design of the pathway shall meet the following minimum requirements:

(AA) Have a minimum width of 20 feet from building face to building face;

(BB) Have a minimum clear walking width of 10 feet free of any obstructions.

(CC) Be open to the sky and free from all encroachments for that entire width, except for those permitted in front setbacks by Section 136 of this Code;

(DD) Provide such ingress and egress as will make the area easily accessible to the general public;

(EE) Be protected from uncomfortable wind, as called for elsewhere in this Code;

(FF) Be publicly accessible, as defined elsewhere in this Section;

(GG) Be provided with special paving, furniture, landscaping, and other amenities that facilitate pedestrian use;

(HH) Be provided with ample pedestrian lighting to ensure pedestrian comfort and safety;

(II) Be free of any changes in grade or steps not required by the natural topography of the underlying hill; and

(JJ) Be fronted by active ground floor uses, such as individual townhouse residential units, to the greatest extent possible.

(ii) Prior to issuance of a permit of occupancy, informational signage directing the general public to the pathway shall be placed in a publicly conspicuous outdoor location at street level stating its location, the right of the public to use the space and the hours of use, and the name and address of the owner or owner's agent responsible for maintenance.

(iii) The owner of the property on which the pathway is located shall maintain it by keeping the area clean and free of litter and keeping in a functional and healthy state any street furniture, lighting and/or plant material that is provided.

(iv) Notwithstanding the provisions of this subsection, an applicant shall obtain all required permits for changes to the legislated sidewalk and street improvements and pay all required fees.

(v) The property owner or owners must hold harmless the City and County of San Francisco, its officers, agents, and employees, from any damage or injury caused by reason of the design, construction or maintenance of the improvements, and shall require the owner or owners or subsequent owner or owners of the respective property to be solely liable for any damage or loss occasioned by any act.

(b) Uses.

(1) Housing Requirement for Residential Developments. The requirements of Sections 415 through 415.9 shall apply in the RH-DTR subject to the following exceptions:

(A) Below-market-rate units as required by Sections 415 through 415.9 that are built off-site must be built within the area bounded by Market Street, the Embarcadero, King Street, Division Street, and South Van Ness Avenue.

(B) No less than fifty percent (50%) of the fees that are paid due to development in the Rincon Hill Area Plan under Section 415 et seq. (formerly Section 315.4(e)(2) and 315.6) shall be paid into the Citywide Affordable Housing Fund, but the funds shall be separately accounted for and designated exclusively to increase the supply of affordable housing in the SOMA area.

(C) The Mayor's Office of Housing must submit a resolution to the Board of Supervisors with a plan for the use of all Affordable Housing Fee payments generated from the Rincon Hill Area Plan prior to any expenditure of the Funds.

(Added by Ord. 217-05, File No. 050865, App. 8/19/2005; amended by Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 310-10, File No. 101194, App. 12/16/2010; Ord. 312-10, File No. 100046, App. 12/23/2010; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 62-13 , File No. 121162, App. 4/10/2013, Eff. 5/10/2013; 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; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 14-18, File No. 171097, App. 2/9/2018, Eff. 3/12/2018; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; 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. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 187-24, File No. 240173, App. 7/26/2024, Eff. 8/26/2024; 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)

AMENDMENT HISTORY

Zoning Control Table: .54 added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: .35 amended; Specific Provisions: 827.35 added; Ord. 56-13 , Eff. 4/27/2013. Former division (b)(1)(A) deleted; former divisions (b)(1)(B), (C), and (D) redesignated as (b)(1)(A), (B), and (C); Ord. 62-13 , Eff. 5/10/2013. Zoning Control Table: .51 and .52 amended; Ord. 287-13 , Eff. 1/25/2014. Specific Provisions: 827.35 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: .48b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: .17, .18, and .19 amended; Ord. 20-15 , Eff. 3/22/2015. Zoning Control Table: .35 amended; Specific Provisions: 827.35 amended; Ord. 73-15, Eff. 6/27/2015. Introductory material amended; Zoning Control Table: .47 amended; Specific Provisions: 827.47 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: .23, .24, .36, .37, and .50 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: .45b added; Ord. 189-17, Eff. 10/15/2017. Division (a)(3) amended; Ord. 14-18, Eff. 3/12/2018. Zoning Control Table: .30 redesignated as .30a and amended; b2 added; Ord. 303-18 , Eff. 1/21/2019. Zoning Control Table: No. b corrected to .30b and amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table: .35 amended; Specific Provisions: 827.35 amended; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table: .35 amended; Specific Provisions: 827.35 amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table: .45c added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: .40a and .40b added; Ord. 190-22, Eff. 10/17/2022. Introductory material amended; Specific Provisions: 827.47 amended; Ord. 62-24, Eff. 4/28/2024. Zoning Control Table: .10, .17, .18, .19, .20, .33, and .54 amended; Ord. 187-24, Eff. 8/26/2024.. Zoning Control Table: .21 amended; Ord. 173-25, Eff. 10/6/2025. Zoning Control Table: .13, .14, .21, .47, and .48 amended; .47b and .47c added; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTE

1 . So in Ord. 99-17.

SEC. 828. TRANSBAY DOWNTOWN RESIDENTIAL DISTRICT (TB-DTR).

The Transbay Downtown Residential District, which is wholly within the Transbay Redevelopment Project Area, comprises mostly publicly owned parcels containing infrastructure or underutilized land related to the Transbay Terminal and former Embarcadero Freeway. This district generally extends along the north side of Folsom Street from Spear to Essex Streets, and between Main and Beale Streets to the north side of Howard Street. Laid out in the Transbay Redevelopment Plan and its companion documents, including the Design for the Development and the Development Controls and Design Guidelines for the Transbay Redevelopment Project, is the comprehensive vision for this underutilized area as a high-density, predominantly residential, district within walking distance of the downtown core, transit facilities, and the waterfront. The plan for the district includes: a mix of widely-spaced high-rises, mixed with a street-defining base of low- and mid-rise buildings with ground floor townhouses; a public open space on part of the block bounded by Folsom, Beale, Howard, and Main Streets; ground-floor retail along Folsom Street; and several new alleyways to break up the size of the blocks.

(a) Basic Controls. Development controls for this district are established in the Transbay Redevelopment Plan as approved by the Planning Commission on December 9, 2004, and January 13, 2005, specifically the Development Controls and Design Guidelines for the Transbay Redevelopment Project. On matters to which these Redevelopment documents are silent, controls in this Code pertaining to the C-3-O District shall apply. The C-3-O District permits construction of Accessory Dwelling Units pursuant to Section 207.1 of this Code.

(Added by Ord. 94-06, File No. 050182, App. 5/19/2006; amended by Ord. 162-16 , File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024)

AMENDMENT HISTORY

Division (a) amended; Ord. 162-16 , Eff. 9/3/2016. Division (a) amended; Ord. 62-24, Eff. 4/28/2024.

SEC. 829. SOUTH BEACH DOWNTOWN RESIDENTIAL MIXED USE DISTRICT (SB-DTR).

The South Beach Downtown Residential Mixed Use District (SB-DTR), the boundaries of which are shown in Section Map No. 1 of the Zoning Map, is established for the purposes set forth below.

The SB-DTR District is adjacent to the southern edge of the downtown, generally bounded by the Bay Bridge, Bryant Street, the Embarcadero, and 2nd Street, and is primarily comprised of the former South Beach Redevelopment Area. High-density residential uses and supporting commercial and institutional uses are allowed and encouraged within the limits set by height, bulk, and tower spacing controls. Individual townhouse dwelling units with ground floor entries directly to the street are generally required on streets.

While lot coverage is limited for all levels with residential uses that do not face onto streets or alleys, traditional rear yard open spaces are not required. Specific height, bulk, and setback controls establish appropriate heights for both towers and mid-rise podium development and ensure adequate spacing between towers in order to establish a neighborhood scale and ensure light and air to streets and open spaces. Setbacks are required where necessary to provide transition space for ground floor residential uses and to ensure sunlight access to streets and open spaces. Off-street parking must be located below grade. Accessory Dwelling Units are permitted within the district.

Table 829 SOUTH BEACH DOWNTOWN RESIDENTIALMIXED USE DISTRICT ZONING CONTROL TABLE
No.	Zoning Category	§ References	South Beach Downtown Residential Mixed Use District Zoning Controls
Building and Siting Standards
.10	Height and Bulk	§§ 102, 105, 106, 250 - 252, 260, 270	Varies 40 - 200 feet. For height limits, see Zoning Map 1H and § 263.19; for bulk controls, see § 270(e).
.11	Lot Size [Per Development]	§§ 890.56, 121	No limit
.12	Rear Yard/Site Coverage	§ 136	100 percent lot coverage permitted; up to 80 percent for all lots at residential levels where not all units face onto streets or alleys. § 825(b)(2).
.13	Setbacks	Ground Floor Residential Design Guidelines	Building setback of 3 to 10 ft. for all buildings with residential uses at the ground level per the Ground Floor Residential Design Guidelines.
.14	Street-Facing Uses	§§ 145.1, 145.4, 825(b)	Active uses required on all street frontages. See §§ 145.1, 825(b).
.15	Parking and Loading Access: Prohibition	§ 155(r)	Prohibited on the Embarcadero, § 155(r)
.16	Parking and Loading Access: Siting and Dimensions	§§ 145.1, 151.1, 155(r)	No parking permitted aboveground, except on sloping sites. Parking access limited to two openings, max. 11' wide each, loading access limited to one 15' opening. § 825(b).
.17	Awning	§ 136.1(a)	P
.18	Canopy	§ 136.1(b)	P
.19	Marquee	§ 136.1(c)	P
Non-Residential Standards and Uses
.20	Required Residential to Non-Residential Use Ratio	§ 102	Non-residential uses limited to occupiable sf per 6 occupiable sf devoted to residential uses. § 825(c)(2).
.21	Use Size [Non-Residential]	§§ 890.130; 121.5, 207.9	P for non-residential uses up to 25,000 sq. ft., C above. Division of large use sizes per § 121.5. For Office Uses minimum intensities may apply pursuant to § 207.9.
.22	Open Space	§ 135.3	1 sq. ft. of publicly-accessible open space for every 50 sq. ft. of non-residential use over 10,000 sq. ft. § 135.3
.23	Off-Street Parking [Office uses]	§§ 150, 151.1, 153 - 156, 166, 204.5 303 1	None Required. Parking that is accessory to office space limited to 7% of GFA.
.24	Off-Street Parking [Non-Residential, other than office uses]	§§ 150, 151.1, 153 - 156, 166, 204.5 303 1	None Required. Parking limited as described in Section 151.1.
.25	Off-Street Freight Loading	§§ 150, 152.2, 153 - 155, 204.5	None Required. Loading maximums described in Section 152.2.
.26	All Non-Residential Uses Permitted, except as described below, § 825(c)(1)(A)
.27	Drive-Up Facility	§ 890.30	NP
.28	Walk-Up Facility	§ 890.140	P if recessed 3 ft. C otherwise.
.29	Hospital or Medical Center	§§ 124.1, 890.44	C
.30a	Other Institutions, except Residential Care Facility	§ 102	C
.30b	Residential Care Facility	§ 102	P
.31	Public Use	§ 890.80	C
.32	Movie Theater	§ 890.64	C
.33	Nighttime Entertainment	§§ 102, 803.5(b)	C
.34	Adult Entertainment	§ 890.36	NP
.35	Massage Establishment	§§ 102, 204, 303(n), 803, Art. 29 Health Code	P on the 1st floor, C # on the 2nd floor, and NP on 3rd floor and above, except P on all floors if accessory to a Hotel, Personal Service or Health Service.
.36	Automobile Parking Lot, Community Commercial	§§ 890.9, 156	NP
.37	Automobile Parking Garage, Community Commercial	§§ 890.10 1	C, per the criteria of Section 303
.38	Automotive Gas Station	§ 890.14	NP
.39	Automotive Service Station	§§ 890.18, 890.19	NP
.40	Automotive Repair	§ 890.15	NP
.40a	Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C
.40b	Fleet Charging	§ 102	NP
.41	Automotive Wash	§ 890.20	NP
.42	Automotive Sale or Rental	§ 890.13	C
.43	Mortuary	§ 890.62	C
.44	Hours of Operation	§ 890.48	C. 2 a.m. - 6 a.m.
.45	Business Sign	§§ 602 - 604, 608.1, 608.2	P. § 607.2(f)
.45a	Child Care Facility	§ 102	P
.45b	Adult Sex Venue	§ 102	NP
Residential Standards and Uses
.46	Residential Use	§ 890.88	P
.47	Residential Density, General	§§ 207.5(d), 207.6, 890.88(a)	Form-Based Density. Dwelling Unit Mix Required § 207.6
.47b	Minimum Dwelling Unit Densities, if Applicable	§ 207.9	Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre.
.47c	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.
.48	Residential Density, Group Housing	§§ 207.5, 890.88(b)	Form-Based Density.
.48b	Residential Density, Homeless Shelters	§§ 102, 890.88(d)	Density limits per Section 208(a)
.49	Usable Open Space [Per Residential Unit]	§§ 135, 136	75 sq. ft. per unit; up to 50% may be provided off-site if publicly accessible. § 135.
.50	Accessory Off-Street Parking, Residential	§§ 151.1, 153 - 156, 166, 167, 204.5 303 1	None Required. Up to one car per four Dwelling Units permitted; up to .75 cars per unit or 1 car per unit based on unit size, per procedures and criteria of Section 151.1.
.51	Residential Conversions	§ 317 , Ch. 41 Admin. Code	C
.52	Residential Demolition	§ 317	C
.53	Large-Scale Urban Agriculture	§ 102	C
Other Uses
.99	Wireless Telecommunications Services Facility	§ 102	C; P if the facility is a Micro WTS Facility

SPECIFIC PROVISIONS FOR SOUTH BEACH DOWNTOWN RESIDENTIAL DISTRICT
Section		Zoning Controls
§ 829.35	§§ 102, 204, 303(n), 803, Art. 29 Health Code	MASSAGE ESTABLISHMENT Controls:Massage Establishments on the 2nd floor shall generally be subject to Conditional Use authorization. Certain exceptions to the Conditional Use requirement for massage are described in Section 303(n). When considering an application for a conditional use permit pursuant to this subsection, the Planning Commission shall consider, in addition to the criteria listed in Section 303(c), the criteria described in Section 303(n) and 890.60(b).
§ 829.47	§ 207.1	ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the South Beach Downtown Residential District. Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207.1 is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary structure on the same lot.

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; 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; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; 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. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 187-24, File No. 240173, App. 7/26/2024, Eff. 8/26/2024; 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)

AMENDMENT HISTORY

Zoning Control Table: .53 added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: .35 amended; Specific Provisions: 829.35 added; Ord. 56-13 , Eff. 4/27/2013. Specific Provisions: 829.35 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: .48b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: .17, .18, and .19 amended; Ord. 20-15 , Eff. 3/22/2015. Zoning Control Table: .35 amended; Specific Provisions: 829.35 amended; Ord. 73-15, Eff. 6/27/2015. Introductory material amended; Zoning Control Table: .47 amended; Specific Provisions: 829.47 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: .23, .24, .36, .37, and .50 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: .45a added; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: heading amended; .30 redesignated as .30a and amended; .30b added; Ord. 303-18 , Eff. 1/21/2019. Zoning Control Table: .35 amended; Specific Provisions: 829.35 amended; Ord. 233-21 , Eff. 1/22/2022. Zoning Control Table: .35 amended; Specific Provisions: 829.35 amended; Ord. 37-22 , Eff. 4/14/2022. Zoning Control Table: .45b added; Ord. 75-22 , Eff. 6/13/2022. Zoning Control Table: .40a and .40b added; Ord. 190-22 , Eff. 10/17/2022. Introductory material amended; Specific Provisions: 829.47 amended; Ord. 62-24 , Eff. 4/28/2024. Zoning Control Table: .10, .17, .18, .19, .20, .30b, .33, .51, .52, and .53 amended; Ord. 187-24, Eff. 8/26/2024. Zoning Control Table: .21 amended; Ord. 173-25, Eff. 10/6/2025. Introductory material amended; Zoning Control Table: .21, .47, and .48 amended; .47b and .47c added; Ord. 245-25. Eff. 1/12/2026.

CODIFICATION NOTE

1. So in Ord. 99-17.

SEC. 830. CMUO - CENTRAL SOMA MIXED USE-OFFICE DISTRICT.

The Central SoMa Mixed Use-Office (CMUO) extends predominantly between 2nd Street and 6th Street in the South of Market area. The CMUO is designed to encourage a mix of residential and non-residential uses, including office, retail, light manufacturing, arts activities, nighttime entertainment, and tourist hotels.

Table 830 CMUO – CENTRAL SOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE
Central SoMa Mixed Use-Office District Controls
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 249.78, 250–252, 260, 261.1, 263.21, 263.30, 270, 270.1, 270.2, 271. See also Height and Bulk District Maps	Varies. See Height and Bulk Map Sheets HT01 and HT07. In the Central SoMa SUD, Prevailing Height and Density limits are determined by Section 249.78. Height sculpting required and additional bulk limits pursuant to §270; Non-habitable vertical projections permitted pursuant to §263.21; additional height permissible pursuant to §263.30; horizontal mass reduction required pursuant to §270.1; and Mid-block alleys required pursuant to §270.2.
5 Foot Height Bonus for Ground Floor Commercial	§ 263.20	NP
Setbacks	§§ 132.4, 134, 136, 144, 145.1	Generally required. Along 4th Street south of Bryant Street, required by a minimum depth of five feet, from sidewalk grade up to a minimum height of 25 feet.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required
Street Frontage Requirements	§ 145.1	Required
Street Frontage, Ground Floor Commercial	§ 145.4	2nd Street, on the west side, between Dow Place and Townsend Street; 3rd Street, between Folsom Street and Townsend Street; 4th Street, between Folsom and Townsend Streets; Folsom Street, between 4th and 6th Streets; Brannan Street, between 3rd Street and 4th Street; Townsend Street, on the north side, between 2nd Street and 4th Street.
Vehicular Access Restrictions	§ 155(r)	3rd Street between Folsom and Townsend Streets; 4th Street between Folsom and Townsend Streets; Folsom Street from 4th Street to 5th Street; Brannan Street from 2nd Street to 6th Street; and Townsend Street from 2nd Street to 6th Street.
Driveway Loading and Operations Plan	§ 155(u)	Required for projects of 100,000 sq. ft. or more.
Miscellaneous
Lot Size (Per Development)	§ 102, 303	N/A
Planned Unit Development	§ 304	NP
Large Project Authorization	§ 329	Required for new construction greater than 85 feet in height; additions to an existing building with a height of 85 feet or less resulting in a total building height greater than 85 feet; or the net addition or new construction of more than 50,000 gross square feet.
Awning and Canopy	§ 136.1	P
Marquee	§ 136.1	NP
Signs	§§ 262, 602-604, 607, 607.2, 608, 609	As permitted by § 607.2.
General Advertising Signs	§§ 262, 602.7, 604, 608, 609, 610, 611	NP
Design Guidelines and Standards	General Plan Commerce and Industry Element; Central SoMa Plan	Subject to the Citywide Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission..1

Zoning Category	§ References	Controls
RESIDENTIAL STANDARDS & USES
Development Standards
Usable Open Space [Per Dwelling Unit and Group Housing]	§§ 135, 136, 427	80 sq. ft. per unit; 54 sq. ft. per unit if publicly accessible; buildings taller than 160 feet may also pay in-lieu fee.
Off-Street Parking	§§ 150, 151.1, 153, 156, 166, 167	Car parking not required. Limits set forth in §151.1. Bicycle Parking required pursuant to §155.2. If car parking is provided, car share spaces are required when a project has 50 units or more pursuant to §166.
Dwelling Unit Mix	§ 207.6	At least 40% of all dwelling units shall contain two or more bedrooms, 30% of all dwelling units shall contain three or more bedrooms, or 35% of all dwelling units shall contain two or more bedrooms with at least 10% containing three or more bedrooms.
Lot coverage	§ 249.78	Limited to 80 percent at all levels containing residential uses, except that on levels that include only lobbies and circulating areas and on levels in which all residential uses, including circulation areas, are within 40 horizontal feet from a property line fronting a street or alley, up to 100% lot coverage may occur. The unbuilt portion of the lot shall be open to the sky except for those obstructions permitted in yards pursuant to Section 136(c) of this Code. Where there is a pattern of mid-block open space for adjacent buildings, the unbuilt area of the new project shall be designed to adjoin that mid-block open space.
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses
Residential Uses	§ 102	P
Dwelling Units, Senior Housing, and Group Housing Density, General	§ 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	§§ 102, 249.78(c)(8)	NP, except Group Housing uses that are also defined as Student Housing or Senior Housing, are designated for persons with disabilities, are designated for Transition Age Youth, or are contained in buildings that consist of 100% affordable units.
SRO Units	§§ 249.78(c)(7)	NP, except in buildings that consist of 100% affordable units.
Accessory Dwelling Units	§§ 102, 207.1	P within the existing building envelope. 1 ADU allowed in buildings with 4 or fewer Dwelling units. No limit in buildings with 5 or more Dwelling Units. ADUs may not eliminate or reduce ground-story retail or commercial spaces.
Homeless Shelters	§§ 102, 208	Density limits regulated by the Administrative Code, Chapter 20, Article XIII.
Loss of Dwelling Units
Residential Conversion, Demolition, or Merger	§ 317	C

Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS & USES
Development Standards
Floor Area Ratio	§§ 102, 123, 124, 128.1 , 207.9, 249.78	In the Central SoMa SUD, prevailing Height and Density limits are determined by Section 249.78, subject to the requirements of Section 128. For Office Uses minimum intensities may apply pursuant to § 207.9.
Use Size	§ 102	Restrictions on some Retail Sales and Service Uses. (1)
Off-Street Parking	§§ 145.1, 150, 151.1, 153-156, 166, 204.5	Car parking not required. Limits set forth in § 151.1. Bicycle parking required pursuant to § 155.2. Car share spaces required when a project has 25 or more parking spaces pursuant to § 166.
Off-Street Freight Loading	§§ 150, 152.1, 153 - 155, 161, 204.5	Pursuant to § 152.1.
Useable Open Space	§§ 135.3, 426	Required; amount varies based on use; may pay in-lieu fee.
Privately-Owned Public Open Space (POPOS)	§§ 138, 426	Required with the construction of a new building or an addition of 50,000 gross square feet or more of Non-Residential use. Retail, institutional, and PDR uses are exempt. Ratio of square feet of open space to gross floor area is 1:50 feet; may also pay in-lieu fee
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303, 303.1	NP for Restaurants, Limited Restaurants, and Bars. C for all other Formula Retail Uses.
Hours of Operation	§ 102	No Restrictions
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§ 102	P
Walk-up Facility	§ 102	P
Agricultural Use Category
Agricultural Uses	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	P
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	P
Fleet Charging	§ 102	C and must be within an enclosed building
Parking Garage, Private	§ 102	C
Parking Garage, Public	§ 102	C
Parking Lot, Private	§§ 102, 142, 156	NP
Parking Lot, Public	§§ 102, 142, 156	NP
Service, Motor Vehicle Tow	§ 102	C
Service, Parcel Delivery	§§ 102, 303(cc)	C
Services, Ambulance	§ 102	C
Vehicle Storage Garage	§ 102	C
Vehicle Storage Lot	§ 102	NP
Entertainment and Recreation Use Category
Entertainment and Recreation Uses*	§ 102	P
Entertainment, Nighttime	§ 102	P(4)
Entertainment, Outdoor	§ 102	NP
Open Recreation Area	§ 102	NP
Sports Stadium	§ 102	NP
Industrial Use Category
Industrial Uses*	§§ 102, 202.2(d)	NP
Food, Fiber and Beverage Processing 1	§§ 102, 202.2(d)	P
Manufacturing, Light	§§ 102, 202.2(d)	P
Institutional Use Category
Institutional Uses*	§ 102	P
Hospital	§ 102	C
Medical Cannabis Dispensary	§§ 102, 202.2(e)	C
Sales and Service Use Category
Retail Sales and Service Uses*	§ 102	P(1)
Adult Business	§ 102	NP
Adult Sex Venue	§ 102	C
Animal Hospital	§ 102	P
Bar	§§ 102, 202.2(a)	P(1)(3)
Cannabis Retail	§§ 102, 202.2(a)	C
Hotel	§ 102	C(2)
Kennel	§ 102	P
Massage Establishment	§§ 102, 204, 303(n), 803	P on 1st floor, C on 2nd floor, and NP on 3rd floor and above, except P on all floors if accessory to a Hotel, Personal Service or Health Service.
Mortuary	§ 102	NP
Motel	§§ 102, 202.2(a)	NP
Restaurant	§§ 102, 202.2(a)	P(1)(3)
Restaurant, Limited	§§ 102, 202.2(a)	P(1)(3)
Storage, Self	§ 102	NP
Trade Shop	§ 102	P
Non-Retail Sales and Service	§ 102	P
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	P
Internet Service Exchange	§ 102	C
Power Plant	§ 102	NP
Public Utilities Yard	§ 102	NP
Wireless Telecommunications Services Facility	§ 102	C(5)

* Not Listed Below

(1) P up to 25,000 gross sq. ft. per lot; above 25,000 gross sq. ft. per lot permitted only if the ratio of other permitted uses to retail is at least 3:1.

(2) Not subject to ratio requirements of (1) above, pursuant to § 803.9(g).

(3) Formula Retail NP.

(4) P in the area bounded by 4th Street, 6th Street, Bryant Street, and Townsend Street; C elsewhere.

(5) C if a Macro WTS Facility; P if a Micro WTS Facility.

(Added as Sec. 848 by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; amended by Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 47-21, File No. 201175, App. 4/16/2021, Eff. 5/17/2021; 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; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Introductory material and Zoning Control Table amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Ord. 47-21, Eff. 5/17/2021. Zoning Control Table amended; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 830; Zoning Control Table 848 amended and redesignated as Table 830; Ord. 70-23, Eff. 6/3/2023. Table 830 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Table 830 amended; Ord. 62-24, Eff. 4/28/2024. Table 830 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 830 amended; Ord. 297-24, Eff. 1/19/2025. Table 830 amended; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTE

1. So in Ord. 63-20 and Ord. 245-25.

SEC. 831. MUG - MIXED USE-GENERAL DISTRICT.

The Mixed Use-General (MUG) District is largely comprised of the low-scale, production, distribution, and repair (PDR) uses mixed with housing and small-scale retail. The MUG is designed to maintain and facilitate the growth and expansion of small-scale light manufacturing, wholesale distribution, arts production and performance/exhibition activities, general commercial and neighborhood-serving retail and personal service activities while protecting existing housing and encouraging the development of housing at a scale and density compatible with the existing neighborhood.

Housing is encouraged over ground floor commercial and PDR uses. New residential or mixed use developments are encouraged to provide as much mixed-income family housing as possible. Existing group housing and dwelling units would be protected from demolition or conversion to nonresidential use by requiring conditional use review. Accessory Dwelling Units are permitted.

Adult Business and heavy manufacturing uses are not permitted. Office is restricted to the upper floors of multiple story buildings.

Table 831 MUG – MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Mixed Use-General District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 249.78, 261.1, 263.21, 270, 270.1, 270.2, 271	Varies; see also Height and Bulk District Maps. Non-habitable vertical projections permitted as set forth in § 263.21. Height sculpting required on Alleys as set forth in § 261.1. Horizontal mass reduction required as set forth in §270.1. Mid-block alleys required as set forth in §270.2. (4)
Rear Yards	§§ 130, 134, 136, 249.78	Minimum rear yard depth shall be equal to 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet. (4)
Front Setback and Side Yards	§§ 130, 132, 133, 249.78	Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise front setbacks are not required. (4)
Setbacks, street wall articulation, and tower separation	§§ 132.4, 249.78	Applicable to lots in the Central SoMa SUD.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required as set forth in Section 138.1
Street Frontage Requirements	§§ 145.1, 249.78	Required as set forth in Sections 145.1 or 249.78; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, street-facing ground-level spaces, ground-floor ceiling heights, transparency and fenestration, and gates, railings, and grillwork. (4)
Active street-facing ground-floor uses	§ 145.4	Brannan Street between 3rd and 4th Streets.
Parking and Loading Access Restrictions	§ 155(r)	Brannan Street between 2nd Street and 6th Streets, and as specified in § 155(r).
Driveway Loading and Operations Plan	§§ 155(u), 249.78	Applicable to lots in the Central SoMa SUD.
Privately-Owned Public Open Space (POPOS)	§§ 138, 249.78, 426	Applicable to lots in the Central SoMa SUD.
Usable Open Space for Non-Residential Uses	§ 135.3, 426	Required; amount varies based on use; may also pay in-lieu fee.
Artworks and Recognition of Artists and Architects	§ 429 et seq.	Required for new buildings and building additions of 25,000 square feet or more, as set forth in Section 429.
Miscellaneous
Design Guidelines and Standards	General Plan Commerce and Industry Element; Central SoMa Plan	Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission
Large Project Review	§ 329	As required by § 329.
Planned Unit Development	§ 304	NP
Awning or Canopy	§ 136, 136.1	P
Marquee	§ 136, 136.1	NP
Signs	§ 607.2	As permitted by Section § 607.2 . 1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP

Zoning Category	§ References	Mixed Use-General District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit or Group Housing Room]	§§ 135, 136, 249.78	80 square feet if private, 54 square feet if publicly accessible. (4)
Off-Street Parking Requirements	§§ 150, 151.1, 153 - 156, 166, 167, 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.
Off-Street Freight Loading	§§ 150, 152, 152.3, 153 - 155, 204.5	None required if Occupied Floor Area is less than 100,000 square feet. Exceptions permitted by § 152.3.
Dwelling Unit Mix	§ 207.6	At least 40% of all dwelling units must contain two or more bedrooms or 30% of all dwelling units must contain three or more bedrooms.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	P if located outside the Central SoMa SUD. (4)
Student Housing	§§ 102, 249.78(c)(7)	P(4)
Residential Uses
Dwelling Units	§ 102	P
Group Housing	§§ 102, 249.78(c)(8)	P(4)
Homeless Shelters	§§102, 208	P
Dwelling Unit and Group Housing Density, General	§§ 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.

Zoning Category	§ References	Mixed Use-General District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 123, 124 , 207.9	FAR based on permitted height. See §124 for more information. (4) For Office Uses minimum intensities may apply pursuant to § 207.9.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 25 units or more per § 166.
Off-Street Freight Loading	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Use Size Limits	§§ 121.6; 121.5	C required for single retail use over 50,000 gross square feet. Single Retail Uses in excess of 120,000 gross square are NP. Division of large use sizes per § 121.5.
Retail Size Controls		As indicated in this table by end note (5), certain Retail Sales and Service Uses are subject to the following size controls: P up to a total of 25,000 Gross Square Feet per lot; above 25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail is at least 3:1.
Ground Floor Ceiling Height	§ 145.1(c)(4)	Required minimum floor-to-floor height of 14 feet, as measured from grade.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 249.78, 303.1	C(4)
Hours of Operation	§ 102	No limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§ 102	P
Walk-up Facility	§ 102	P
Agricultural Use Category
Agricultural Uses	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	P
Ambulance Service	§ 102	C(5)
Automobile Sale or Rental	§ 102	P if in an enclosed building; otherwise, NP.
Private Parking Garage	§ 102	C(1)
Private Parking Lot	§ 102	NP
Public Parking Garage	§ 102	C(1)
Public Parking Lot	§ 102	NP
Service, Motor Vehicle Tow	§ 102	C(1)
Service, Parcel Delivery	§§ 102, 303(cc)	C
Vehicle Storage Garage	§ 102	C(1)
Vehicle Storage Lot	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 181(f), 803.9(b)	NP(1)(4)
Arts Activities	§ 102	P
Entertainment, General	§ 102	NP(8)
Movie Theater	§ 102	P up to three screens.
Open Recreation Area	§ 102	P
Industrial Use Category
Industrial Uses*	§ 102	NP(1)
Light Manufacturing	§ 102	P
Institutional Use Category
Institutional Uses*	§§ 102, 202.2(e), 803.9(b)	P
Hospital	§ 102	NP(1)
Medical Cannabis Dispensary	§§ 102, 202.2(e)	P(4)
Post-Secondary Educational Institution	§ 102	C(1)
Sales and Service Category
Retail Sales and Service Uses*	§§ 102	P(5)
Adult Business	§ 102	NP(1)
Adult Sex Venue	§§ 102, 249.78	P(5)(7)
Bar	§ 102, 202.2(a), 803.9(b)	C(1)(5)
Cannabis Retail	§ 102, 202.2(a), 803.9(b)	C(1)(5)
Hotel	§ 102	C(1)
Kennel	§ 102	NP(1)
Liquor Store	§ 102, 202.2(a)	C(1)(5)
Massage Establishment	§ 102	P on 1st floor, C on 2nd floor, and NP on 3rd floor and above (6)
Mortuary	§ 102	NP(1)
Self Storage	§ 102	NP(1)
Non-Retail Sales and Service*	§ 102	P
Life Science	§ 102	NP(1)
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP(1)
Public Transportation Facility	§ 102	P
Wireless Telecommunications Services Facility	§ 102	C(3)

* Not listed below

(1) P in historic buildings as set forth in § 803.9(b).

(2) [Note Deleted]

(3) P if the facility is a Micro WTS Facility.

(4) Within the Central SOMA SUD, see Planning Code Section 249.78 for specific controls.

(5) P up to a total of 25,000 Gross Square Feet per lot; above 25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail is at least 3:1. CU requirements for individual uses still apply.

(6) P on all floors if accessory to a Hotel, Personal Service, or Health Service Use.

(7) NP outside the Central SoMa SUD and the Eastern SoMa Plan Area.

(8) C for Pool Halls.

(Added as Sec. 840 by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 196-11, File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 75-12, File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 188-12, File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 62-13, File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 71-14, File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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; 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 47-21, File No. 201175, App. 4/16/2021, Eff. 5/17/2021; 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; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; 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)

AMENDMENT HISTORY

Zoning Control Table: former category 840.97 redesignated as 840.97A and amended, 840.97B and 840.97C added; Ord. 66-11, Eff. 5/20/2011. Introductory material amended; Zoning Control Table: 840.04, 840.45, 840.62, 840.65, 840.85, and 840.86 amended, former category 840.52 deleted, 840.65A added; Ord. 196-11, Eff. 11/3/2011. Introductory material amended; Zoning Control Table: 840.47 amended; Ord. 75-12, Eff. 5/23/2012. Zoning Control Table: former category 840.23 deleted; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: 840.26 reference corrected; Ord. 62-13, Eff. 5/10/2013. Zoning Control Table: former category 840.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 840.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 840.23 added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 840.05 amended; Ord. 20-15, Eff. 3/22/2015. Introductory material amended; Zoning Control Table: 840.24 amended; Specific Provisions: 840.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 840.92 amended; former category 840.93 deleted; 840.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 840.10, 840.41, and 840.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 840.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 840.36, 840.87, 840.97B, and 840.97C amended; 840.52 added; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 840.01, 840.02, 840.03, 840.04, 840.09, 840.11, 840.12, 840.36, 840.45, 840.46, 840.56, 840.65A, 840.66, 840.96, and 840.98 amended; categories 840.12A, 840.14A, and 840.15 through new 840.20 added; former categories 840.20 through 840.27 redesignated as 840.21 through 840.28; current 840.21, 840.22, and 840.23 amended; Specific Provisions: 840.24 redesignated as 840.25; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 840.31 amended; Ord. 303-18, Eff. 1/21/2019. Introductory material amended; Zoning Control Table: 840.19, 840.22, and 840.23 amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 840.19, 840.20, 840.22, and 840.23 amended; Ord. 47-21, Eff. 5/17/2021. Zoning Control Table: 840.65A amended; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table: 840.52A added; 840.65A amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table: 840.53 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 840.76 and 840.77 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 831; third undesignated introductory paragraph amended; Zoning Control Table 840 and Specific Provisions deleted; Table 831 and Notes * and (1)-(8) added; Ord. 70-23, Eff. 6/3/2023. Table 831 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 831 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 831 amended; Note (2) deleted; Ord. 297-24, Eff. 1/19/2025. Table 831 amended; Ord. 173-25, Eff. 10/6/2025. Introductory material and Table 831 amended; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTE

1. So in Ord. 70-23.

SEC. 832. MUO - MIXED USE-OFFICE DISTRICT.

The Mixed Use-Office (MUO) is designed to encourage office uses and housing, as well as small-scale light manufacturing and arts activities. Nighttime entertainment and small tourist hotels are permitted as a conditional use. Large tourist hotels are permitted as a conditional use in certain height districts. Dwelling units and group housing are permitted, while demolition or conversion of existing dwelling units or group housing requires conditional use authorization. Family-sized housing is encouraged. Accessory Dwelling Units are permitted.

Office, general commercial, most retail, production, distribution, and repair uses are also principal permitted uses. Adult entertainment and heavy manufacturing uses are not permitted.

Table 832 MUO – MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Mixed Use-Office District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 261.1, 263.21, 270, 270.1, 270.2, 271	Varies; see also Height and Bulk District Maps. Non-habitable vertical projections permitted as set forth in § 263.21. Height sculpting required on Alleys as set forth in § 261.1. Horizontal mass reduction required as set forth in §270.1. Mid-block alleys required as set forth in §270.2.
Rear Yards	§§ 130, 134, 136	Minimum rear yard depth shall be equal to 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet.
Front Setback and Side Yards	§§ 130, 132, 133	Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise not required.
Setbacks, streetwall articulation, and tower separation in the Central SoMa Special Use District	§§ 132.4; 249.78	Applicable to lots in the Central SoMa SUD.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	As required by §138.1.
Street Frontage Requirements	§§ 145.1	Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, street-facing ground-level spaces, ground-floor ceiling heights, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings.
Active street-facing ground-floor uses	§ 145.4	As required by §145.4
Parking and Loading Access Restrictions	§ 155(r)	As required by §155(r).
Usable Open Space for Non-Residential Uses	§ 135.3, 426	Required; amount varies based on use; may also pay in-lieu fee.
Artworks and Recognition of Artists and Architects	§ 429	Required for new buildings and building additions of 25,000 square feet or more.
Miscellaneous
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
Large Project Review	§ 329	As required by § 329.
Planned Unit Development	§ 304	NP
Awning or Canopy	§ 136, 136.1	P
Marquee	§ 136, 136.1	NP
Signs	§ 607.2	As permitted by Section § 607.2. 1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP

Zoning Category	§ References	Mixed Use-Office District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit or Group Housing Room]	§§ 135, 136	80 square feet if private, 54 square feet if publicly accessible.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 167, 204.5	No car parking required. Maximum permitted as set forth in § 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.
Off-Street Freight Loading, Residential	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 100,000 square feet.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Dwelling Unit Mix	§ 207.6	At least 40% of all dwelling units must contain two or more bedrooms or 30% of all dwelling units must contain three or more bedrooms.
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses
Dwelling Units	§ 207	P
Group Housing	§§ 102	P
Senior Housing	§§ 102, 202.2(f)	P
Homeless Shelters	§§ 102, 208	P
Dwelling Unit and Group Housing Density, General	§ 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 Shelter Density	§§ 208	Density limits regulated by the Administrative Code.

Zoning Category	§ References	Mixed Use-Office District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 123, 124 , 207.9	Varies, depending on height, as set forth in § 124. For Office Uses minimum intensities may apply pursuant to § 207.9.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 25 units or more per § 166.
Off-Street Freight Loading, Non-Residential	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Use Size Limits	§§ 121.6; 121.5	C required for single retail use over 50,000 gross square feet. Single Retail Uses in excess of 120,000 gross square feet are NP. (6) Division of large use sizes per § 121.5.
Retail Size Controls		As indicated in this table by end note (4), certain Retail Sales and Service Uses and Ambulance Service Uses are subject to the following size controls: P when all Retail Sales and Service Uses and Ambulance Service Uses per lot are 25,000 Gross Square Feet or less; above 25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail is at least 3:1.
Ground Floor Ceiling Height	§ 145.1(c)(4)	Required minimum floor-to-floor height of 14 feet, as measured from grade.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	P
Hours of Operation	§ 102	No limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§ 102	P
Walk-up Facility	§ 102	P
Agricultural Use Category
Agricultural Uses	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	P
Ambulance Service	§ 102	C(1)
Automobile Sale or Rental	§ 102	P if in an enclosed building; otherwise NP.
Motor Vehicle Tow Service	§ 102	C(1)
Private Parking Garage	§ 102	C(1)
Private Parking Lot	§ 102	NP
Public Parking Garage	§ 102	C(1)
Public Parking Lot	§ 102	NP
Service, Parcel Delivery	§§ 102, 303(cc)	C
Vehicle Storage Garage	§ 102	C(1)
Vehicle Storage Lot	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 803.9(b)	P
Entertainment, Nighttime	§ 102	C
Livery Stables	§ 102	NP(1)
Movie Theater	§ 102	P up to three screens
Sports Stadium	§ 102	NP(1)
Industrial Use Category
Industrial Uses	§ 102	NP(1)
Light Manufacturing	§ 102	P
Institutional Use Category
Institutional Uses	§§ 202.2(e), 803.9(b)	P
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P(4) (6)
Adult Business	§ 102	NP(1)
Adult Sex Venue	§ 102	C(1)
Hotel	§ 102	C(5)(1)
Massage Establishment	§ 102	NP(1)
Mortuary	§ 102	NP(1)
Self Storage	§ 102	NP(1)
Non-Retail Sales and Service	§ 102	P
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP(1)
Public Transportation Facility	§ 102	P
Wireless Telecommunications Services Facility	§ 102	C(1)(2)

* Not listed below

(1) P in historic buildings as set forth in § 803.9(b).

(2) P if the facility is a Micro WTS Facility.

(3) [Note Deleted]

(4) In the MUO District west of 7th Street, P up to a total of 25,000 Gross Square Feet per lot; above 25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail is at least 3:1. CU requirements for individual uses still apply. The ratio requirement in this footnote 4 shall not apply in the MUO District east of 7th Street.

(5) Allowed with CU authorization if the Hotel has less than 75 rooms. In Height Districts that are 105 feet and above, Hotels are allowed with CU authorization and not subject to a room limit.

(6) The use size limits in Section 121.6 shall not apply to Health Service Uses and Reproductive Health Clinics located in the MUO District east of 7th Street.

(Added as Sec. 842 by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 196-11, File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 188-12, File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 62-13, File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 197-13, File No. 130646, App. 10/3/2013, Eff. 11/2/2013; Ord. 71-14, File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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; 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 92-25, File No. 250099, App. 6/20/2025, Eff. 7/21/2025; 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)

AMENDMENT HISTORY

Zoning Control Table: former category 842.97 redesignated as 842.97A and amended, 842.97B and 842.97C added; Ord. 66-11, Eff. 5/20/2011. Zoning Control Table: 842.04, 842.45, 842.62, 842.65, 842.85, and 842.86 amended; Ord. 196-11, Eff. 11/3/2011. Zoning Control Table: former category 842.23 deleted; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: 842.26 reference corrected; Ord. 62-13, Eff. 5/10/2013. Introductory material amended; Zoning Control Table: 842.49 amended; Ord. 197-13, Eff. 11/2/2013. Zoning Control Table: former category 842.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 842.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 842.23 added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 842.05 amended; Ord. 20-15, Eff. 3/22/2015. Introductory material amended; Zoning Control Table: 842.24 amended; Specific Provisions: 842.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 842.92 amended; former category 842.93 deleted; 842.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 842.10, 842.41, and 842.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 842.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 842.36, 842.87, 842.97B, and 842.97C amended; Ord. 229-17, Eff. 1/5/2018. Introductory material amended; Zoning Control Table: 842.06, 842.09, 842.45, 842.96, and 842.98 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 842.31 amended; Ord. 303-18, Eff. 1/21/2019. Introductory material amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 842.50 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 842.76 and 842.77 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 832; Zoning Control Table 842 and Specific Provisions deleted; Table 832 and Notes * and (1)-(5) added; Ord. 70-23, Eff. 6/3/2023. Table 832 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 832 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 832 amended; Note (3) deleted; Ord. 297-24, Eff. 1/19/2025. Table 832 and Note (4) amended; Note (6) added; Ord. 92-25, Eff. 7/21/2025. Table 832 amended; Ord. 173-25, Eff. 10/6/2026. Introductory material and Table 832 amended; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTE

1. So in Ord. 70-23.

SEC. 833. MUR - MIXED USE-RESIDENTIAL DISTRICT.

The Mixed Use-Residential District (MUR) is intended to facilitate the development of high-density, mid-rise housing, including family-sized housing and residential hotels. The district is also designed to encourage the expansion of retail, business service, and commercial and cultural arts activities. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code.

Continuous ground floor commercial frontage with pedestrian-oriented retail activities along major thoroughfares is encouraged. Hotels, adult entertainment, and heavy manufacturing uses are not permitted. Nighttime entertainment uses generally are not permitted. Office is limited by residential-to-non residential ratio in new construction.

Table 833 MUR – MIXED USE-RESIDENTIAL DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Mixed Use-Residential District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 249.78, 261.1, 263.21, 270, 270.1, 270.2, 271	Varies; see also Height and Bulk District Maps. Non-habitable vertical projections permitted as set forth in § 263.21. Height sculpting required on Alleys as set forth in § 261.1. Horizontal mass reduction required as set forth in §270.1. Mid-block alleys required as set forth in §270.2. (3)
Rear Yards	§§ 130, 134, 136	Minimum rear yard depth shall be equal to 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet. (3)
Front Setback and Side Yards	§§ 130, 132, 133	Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise not required. (3)
Setbacks, streetwall articulation, and tower separation in the Central SoMa Special Use District	§ 132.4	Applicable to lots in the Central SoMa SUD. (3)
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	As required in §138.1.
Street Frontage Requirements	§§ 145.1, 249.78	Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, street-facing ground-level spaces, ground-floor ceiling heights, transparency and fenestration, and gates, railings, and grillwork. (3)
Active street-facing ground-floor uses	§ 145.4	Required on 3rd Street, between Folsom Street and Townsend Street; 4th Street, between Folsom and Townsend Streets; Folsom Street, between 4th Street and 6th Street.
Parking and Loading Access	§ 155(r)	Restrictions apply to 3rd Street, between Folsom Street and Townsend Street; 4th Street, between Folsom Street and Townsend Street; Folsom Street, between 4th Street and 5th Street, and as required by Section 155(r).
Driveway Loading and Operations Plan	§§ 155(u), 249.78	Applicable to lots in the Central SoMa SUD. (3)
Privately-Owned Public Open Space (POPOS)	§§ 138, 249.78, 426	Applicable to lots in the Central SoMa SUD. (3)
Usable Open Space for Non-Residential Uses	§ 135.3, 426	Amount varies based on use; may also pay in-lieu fee.
Artworks and Recognition of Artists and Architects	§ 429	Required for new buildings and building additions of 25,000 square feet or more.
Miscellaneous
Design Guidelines and Standards	General Plan Commerce and Industry Element; Central SoMa Plan	Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission.
Large Project Review	§ 329	As required by § 329.
Planned Unit Development	§ 304	NP
Awning or Canopy	§ 136, 136.1	P
Marquee	§ 136, 136.1	NP
Signs	§ 607.2	As permitted by Section § 607.2 . 1

Zoning Category	§ References	Mixed Use-Residential District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit or Group Housing Room]	§§ 135, 136, 249.78	80 square feet if private, 54 square feet if publicly accessible. (3)
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 167, 204.5	No car parking required. Maximum permitted as set forth in § 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.
Off-Street Freight Loading, Residential	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 100,000 square feet.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Dwelling Unit Mix	§ 207.6	At least 40% of all dwelling units must contain two or more bedrooms or 30% of all dwelling units must contain three or more bedrooms.
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 249.78(c)(7)	P(3)
Student Housing	§ 249.78(c)(7)	P(3)
Residential Uses
Dwelling Units	§102	P
Group Housing	§§ 102, 249.78(c)(8)	P(3)
Senior Housing	§§ 102, 202.2(f)	P
Homeless Shelters	§§ 102, 208	P
Dwelling Unit and Group Housing 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.
Homeless Shelter Density	§§ 208	Density limits regulated by the Administrative Code.

Zoning Category	§ References	Mixed Use-Residential District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 123, 124, 128.1, 249.78 , 207.9	FAR based on permitted height, see Section 124 for more information. (3) For Office Uses minimum intensities may apply pursuant to § 207.9.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 25 units or more per § 166.
Off-Street Freight Loading, Non-Residential	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Residential to Non-Residential ratio	§ 803.9(a)	3 sq.ft. of Residential Use for every 1 sq. ft. of other permitted use.
Ground Floor Ceiling Height	§ 145.1(c)(4)	Required minimum floor-to-floor height of 14 feet, as measured from grade.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ ,1 249.78, 303.1	P(3)
Hours of Operation	§ 102	No limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§ 102	P
Walk-up Facility	§ 102	P
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	P
Ambulance Service	§ 102	C(1)
Automobile Sale or Rental	§ 102	P if in an enclosed building; otherwise, NP.
Motor Vehicle Tow Service	§ 102	C(1)
Private Parking Garage	§ 102	C(1)
Private Parking Lot	§ 102	NP(1)
Public Parking Garage	§ 102	C(1)
Public Parking Lot	§ 102	NP
Service, Parcel Delivery	§§ 102, 303(cc)	C
Vehicle Storage Garage	§ 102	C(1)
Vehicle Storage Lot	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§§ 102, 181(f), 249.78, 803.9(b)	NP(1)(3)
Arts Activities	§ 102	P
Entertainment, General	§ 102	NP(7) (8)
Entertainment, Nighttime	§§ 102, 181(f)	NP(8)
Movie Theater	§ 102	P up to three screens.
Open Recreation Area	§ 102	P
Industrial Use Category
Industrial Uses	§ 102	NP(1)
Manufacturing, Light	§ 102	P
Institutional Use Category
Institutional Uses*	§§ 202.2(e), 803.9(b)	P
Hospital	§ 102	NP(1)
Medical Cannabis Dispensary	§ 202.2(e)	P(3)
Post-Secondary Educational Institution	§ 102	C(1)
Sales and Service Category
Retail Sales and Service Uses*	§§ 102	P
Adult Business	§ 102	NP(1)
Adult Sex Venue	§§ 102, 249.78	C(6)
Cannabis Retail	§ 202.2(a), 803.9(b)	P(3)
Hotel	§ 102	NP(1)
Massage Establishment	§ 102	P on 1st floor, C on 2nd floor, and NP on 3rd floor and above (5)
Mortuary	§ 102	NP(1)
Self Storage	§ 102	NP(1)
Non-Retail Sales and Service*	§ 102	P
Life Science	§ 102	NP(1)
Storage, Wholesale	§ 102	NP(1)
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP(1)
Public Transportation Facility	§ 102	P
Wireless Telecommunications Services Facility	§ 102	C(1)(2)

* Not listed below

(1) P in historic buildings per § 803.9(b).

(2) P if the facility is a Micro WTS Facility.

(3) For projects within the Central SoMa SUD, see specific requirements in Section 249.78.

(4) [Note Deleted]

(5) P on all floors if accessory to a Hotel, Personal Service, or Health Service, or if located within a historic building per § 803.9(b).

(6) NP outside of the Central SoMa SUD and the East SoMa Plan Area.

(7) C for Pool Hall.

(8) General Entertainment and Nighttime Entertainment uses are P for Assessor’s Block 3750, Lot 050.

(Added as Sec. 841 by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 196-11, File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 188-12, File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 62-13, File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 71-14, File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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; 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 14-18, File No. 171097, App. 2/9/2018, Eff. 3/12/2018; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 47-21, File No. 201175, App. 4/16/2021, Eff. 5/17/2021; 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; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 64-25, File No. 241208, App. 5/9/2025, Eff. 6/9/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Zoning Control Table: former category 841.97 redesignated as 841.97A and amended, 841.97B and 841.97C added; Ord. 66-11, Eff. 5/20/2011. Introductory material amended; Zoning Control Table: 841.04, 841.09, 841.45, 841.62, 841.65, 841.85, and 841.86 amended; Ord. 196-11, Eff. 11/3/2011. Zoning Control Table: former category 841.23 deleted; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: 841.26 reference corrected; Ord. 62-13, Eff. 5/10/2013. Zoning Control Table: former category 841.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 841.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 841.23 added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 841.05 amended; Ord. 20-15, Eff. 3/22/2015. Introductory material amended; Zoning Control Table: 841.24 amended; Specific Provisions: 841.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 841.92 amended; former category 841.93 deleted; 841.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 841.10, 841.41, 841.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 841.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 841.36, 841.87, 841.97B, and 841.97C amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 841.26 amended; Ord. 14-18, Eff. 3/12/2018. Introductory material amended; Zoning Control Table: 841.01, 841.02, 841.03, 841.04, 841.09, 841.11, 841.12, 841.36, 841.46, 841.56, 841.96, and 841.98 amended; 841.12A, 841.15 through new 841.20, and 841.52 added; former categories 841.20 through 841.27 redesignated as 841.21 through 841.28; current 841.21, 841.22, and 841.23 amended; Specific Provisions: 841.24 redesignated as 841.25; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 841.31 amended; Ord. 303-18, Eff. 1/21/2019. Introductory material amended; Zoning Control Table: 841.19, 841.22, and 841.23 amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 841.19, 841.20, 841.22, 841.23, and 841.46 amended; Ord. 47-21, Eff. 5/17/2021. Zoning Control Table: 841.59 amended; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table: 841.59 amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table: 841.53 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 841.76 and 841.77 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 833; Zoning Control Table 841 and Specific Provisions deleted; Table 833 and Notes * and (1)-(7) added; Ord. 70-23, Eff. 6/3/2023. Table 833 amended; Ord. 33-24, Eff. 3/23/2024. Table 833 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 833 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 833 amended; Note (4) deleted; Ord. 297-24, Eff. 1/19/2025. Introductory material and Table 833 amended; Note (8) added; Ord. 64-25, Eff. 6/9/2025. Table 833 amended; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTE

1. So in Ord. 70-23.

SEC. 834. RED - RESIDENTIAL ENCLAVE DISTRICT.

Residential Enclave Districts (RED) encompass many of the clusters of low-scale, medium density, predominantly residential neighborhoods located along the narrow side streets of the South of Market area. Within these predominantly residential enclaves lie a number of vacant parcels, parking lots and other properties in open storage use. These properties are undeveloped or underdeveloped and are viewed as opportunity sites for new, moderate-income, in-fill housing.

The zoning controls for this district are tailored to the design needs and neighborhood characteristics of these enclaves and are intended to encourage and facilitate the development of attractive, compatible and economically feasible in-fill housing while providing adequate residential amenities to the site and neighborhood.

Dwelling units are permitted as a principal use. Nonresidential uses, except art related activities, are not permitted, except for certain uses in historic buildings. Existing commercial activities in nonresidential structures may continue as nonconforming uses subject to the termination requirements of Sections 185 and 186. Accessory Dwelling Units are permitted.

Table 834 RED – RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Residential Enclave District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 250 252, 260, 261, 261.1, 263.21, 270, 270.2, 271	Varies; see also Height and Bulk District Maps. Height sculpting required on Alleys as set forth in Section 261.1. Except in the Western SoMa SUD, non-habitable vertical projections permitted as set forth in Section 263.21. Mid-block alleys required as set forth in §270.2.
Rear Yards	§§ 130, 134, 136	Minimum rear yard depth shall be equal to 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet.
Front Setback and Side Yards	§§ 130, 132, 133	Not Required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	As required in Section 138.1
Street Frontage Requirements	§ 145.1	As required in Section 145.1; 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.
Parking and Loading Access Restrictions	§ 155(r)	As required by § 155(r)
Artworks and Recognition of Artists and Architects	§ 429	N/A
Miscellaneous
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.
Large Project Review	§ 329	As required by § 329.
Planned Unit Development	§ 304	NP
Awnings, Canopy, or Marquee	§ 136	NP(6)
Signs	§ 607	As permitted by Section § 607 1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP

Zoning Category	§ References	Residential Enclave District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136, 1	80 square feet if private, 54 square feet if publicly accessible.
Off-Street Parking Requirements	§§ 150, 151.1, 153 - 156, 166, 167, 204.5	No car parking required. Maximum permitted as set forth in § 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.
Off-Street Freight Loading	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 100,000 square feet.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	NP
Student Housing	§ 102	NP
Residential Uses
Dwelling Units	§ 102	P
Group Housing	§ 102	NP
Senior Housing	§§ 102, 202.2(f)	P
Homeless Shelters	§ 102	C
Dwelling Unit Density, General	§§ 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 Shelter Density	§§ 102, 208	Density limits regulated by the Administrative Code.

Zoning Category	§ References	Residential Enclave District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 102, 123, 124	FAR based on permitted height. See §124. Childcare Facilities and Residential Care Facilities are exempt from FAR limits.
Off-Street Parking Requirements	§§ 150, 151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 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.
Off-Street Freight Loading	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Use Size Limits	§§ 121.6; 121.5	C required for single retail use over 50,000 gross square feet. Division of large use sizes per § 121.5.
Ground Floor Ceiling Height	§ 145.1(c)(4)	Required minimum floor-to-floor height of 14 feet, as measured from grade.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	C
Hours of Operation	§ 102	No limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	NP
Outdoor Activity Area	§ 102	NP
Walk-up Facility	§ 102	NP
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	NP
Agriculture, Neighborhood	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 803.9(b)	NP
Arts Activities, except Theater	§§ 102, 803.9(b)	C(1)
Open Recreation Area	§ 102	P
Industrial Use Category
Industrial Uses	§ 102	NP
Institutional Use Category
Institutional Uses*	§§ 102, 202.2(e)	NP
Child Care Facility	§ 102	P
Community Facility	§ 102, 803.9(b)	NP(1)
Community Facility, Private	§ 102, 803.9(b)	NP(1)
Public Facility	§§ 102, 803.9(b)	C(1)
Residential Care Facility	§ 102	P
School	§§ 102, 803.9(b)	NP(1)
Social Service and Philanthropic Facility	§§ 102, 202.2(e)(2), 803.9(b)	NP(1)
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a), 803.9(b)	NP(2)
Service, Personal	§ 102	NP(3)
Trade Shop	§ 102	NP(3)
Non-Retail Sales and Service*	§ 102	NP(1)
Catering	§ 102	NP(3)
Design Professional	§ 102	NP(3)
Office Uses	§ 102, 1	NP(2)
Trade Office	§ 102	NP(3)
Storage, Wholesale	§ 102	NP(3)
Wholesale Sales	§ 102	NP(3)
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP
Wireless Telecommunications Services Facility	§ 102	NP(4)

* Not listed below

(1) P in historic buildings as set forth in § 803.9(b)

(2) C in historic buildings as set forth in § 803.9(b)

(3) P in existing nonconforming commercial spaces as set forth in § 186; otherwise NP.

(4) P if the facility is a Micro WTS Facility

(5) [Note Deleted]

(6) Awning or canopy is P if required as a wind mitigation feature. Awnings are also P for Limited Commercial Uses, as described in Section 186 of this Code.

(Added as Sec. 813 by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 42-13, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 287-13, File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15, File No. 141210, App. 2/13/2015, Eff. 3/15/2015; 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; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; 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)

AMENDMENT HISTORY

Zoning Control Table: 813.68 amended, 813.74A and 813.74B added; Ord. 66-11, Eff. 5/20/2011. Introductory material amended; Zoning Control Table: 813.16A added; 813.01, 813.02, 813.03, 813.05, 813.09, 813.10, 813.12, 813.13, 813.16, 813.18, 813.19, 813.20, 813.21, 813.23, 813.25, 813.26, 813.27, 813.28, 813.29, 813.30, 813.32, 813.37, 813.46, 813.48, 813.54, 813.55, 813.58, 813.66, 813.70, and 813.74B amended; former category 813.11 deleted; Specific Provisions: 813.23 deleted; Ord. 42-13, Eff. 4/27/2013. Zoning Control Table: 813.12 and 813.13 amended [identical amendments previously had been made by Ord. 42-13; Ord. 287-13, Eff. 1/25/2014. Zoning Control Table: 813.16B added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 813.04 and 813.13 amended; Ord. 33-16, Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 813.03 amended; Specific Provisions: 813.03 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: former category 813.70 deleted, 813.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 813.22 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 813.71, 813.74A, and 813.74B amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 813.66 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 813.18 amended; Ord. 303-18, Eff. 1/21/2019. Section redesignated as Sec. 834; Zoning Control Table 813 and Specific Provisions deleted; Table 834 and Table Notes * and (1)-(6) added; Ord. 70-23, Eff. 6/3/2023. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 834 amended; Note (5) deleted; Ord. 297-24, Eff. 1/19/2025. Table 834 amended; Ord. 173-25, Eff. 10/6/2025. Introductory material, Table 834, and Note (6) amended; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTE

1. So in Ord. 70-23.

SEC. 835. RED-MX - RESIDENTIAL ENCLAVE-MIXED DISTRICT.

Residential Enclave-Mixed Districts (RED-MX) encompass some of the clusters of low-scale, medium density, predominantly residential neighborhoods located along the narrow side streets of the Western SoMa area. Many parcels in these residential enclaves are underdeveloped and represent opportunities for new residential and low-intensity commercial uses.

While residential uses are encouraged throughout these districts, group housing is limited, and student housing and single-room-occupancy units are prohibited. Small-scale retail, restaurants, arts activities, and other commercial uses are principally permitted to create the potential for more active, mixed use alleys. Some automobile-related and production, distribution, and repair uses are also permitted with limitations. Existing commercial activities in nonresidential structures may continue as nonconforming uses subject to the termination requirements of Article 1.7. Accessory Dwelling Units are permitted.

Table 835 RED-MX – RESIDENTIAL ENCLAVE-MIXED DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Residential Enclave-Mixed District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 261.1, 263.21, 270, 270.1, 270.2, 271	Varies; see also Height and Bulk District Maps. Height sculpting required on Alleys as set forth in § 261.1. Except in the Western SoMa SUD, non-habitable vertical projections permitted as set forth in § 263.21. Horizontal mass reduction required as set forth in §270.1. Mid-block alleys required as set forth in §270.2.
Rear Yards	§§ 130, 134, 136	Minimum rear yard depth shall be equal to 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet.
Front Setback and Side Yards	§§ 130, 132, 133	Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise not required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	As required by §138.1.
Street Frontage Requirements	§ 145.1	As required by §145.1. Exceptions permitted for historic buildings.
Active street-facing ground-floor uses required	§ 145.4	None
Parking and Loading Access Restrictions	§ 155(r)	As required by §155(r). (4)
Usable Open Space for Non-Residential Uses	§ 135.3, 426	As required by §135.3 and §426; may also pay in-lieu fee.
Artworks and Recognition of Artists and Architects	§ 429	Required for new buildings and building additions of 25,000 square feet or more.
Miscellaneous
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..2
Large Project Review	§§ 329, 249.39	As required by § 329. (4)
Planned Unit Development	§ 304	NP
Awning or Canopy	§§ 136, 136.1	P
Marquee	§§ 136, 136.1	NP
Signs	§ 607.2	As permitted by Section § 607.2 . 1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP

Zoning Category	§ References	Residential Enclave-Mixed District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit or Group Housing Room]	§§ 135, 136, 249.39	80 square feet per Dwelling Unit, or 54 square feet if publicly accessible. (4)
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 167, 204.5	No car parking required. Maximum permitted as set forth in § 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.
Off-Street Freight Loading, Residential	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 100,000 square feet.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Dwelling Unit Mix	§ 207.6	At least 40% of all Dwelling Units must contain two or more bedrooms or 30% of all Dwelling Units must contain three or more bedrooms.
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102, 249.39	NP
Student Housing	§ 102	NP
Residential Uses
Dwelling Units	§ 102	P
Group Housing	§ 102	C
Senior Housing	§§ 102, 202.2(f)	P
Homeless Shelter	§ 102	C
Dwelling Unit and Group Housing Density, General	§ 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.
Homeless Shelter Density	§§ 102, 208	Density limits regulated by the Administrative Code.

Zoning Category	§ References	Residential Enclave-Mixed District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 102, 123, 124	Section 124 sets forth the Basic FAR, based on height. Childcare Facilities and Residential Care Facilities are exempt from FAR limits.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 25 units or more per § 166.
Off-Street Freight Loading, Non-Residential	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Ground Floor Ceiling Height	§ 145.1(c)(4)	Required minimum floor-to-floor height of 14 feet, as measured from grade.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	NP
Hours of Operation	§ 102	No limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P(3)
Outdoor Activity Area	§§ 102, 145.2	P if in front or it complies with Section 202.2(a)(7), C if elsewhere.
Walk-up Facility	§ 102	NP
Agricultural Use Category
Agricultural Uses	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	NP
Automotive Repair	§ 102	P(3)
Private Parking Garage	§ 102	C
Vehicle Storage Lot	§ 102	C
Vehicle Storage Garage	§ 102	C
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 803.9(b)	NP
Arts Activities	§ 102	P(3)
Open Recreation Area	§ 102	P
Industrial Use Category
Industrial Uses*	§ 102	NP
Light Manufacturing	§ 102	P(3)
Institutional Use Category
Institutional Uses*	§§ 102, 202.2(e), 803.9(b)	P
Hospital	§ 102	NP
Medical Cannabis Dispensary	§ 102	NP
Post-Secondary Educational Institution	§ 102	C
School	§ 102	C
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P(3)
Adult Business	§ 102	NP
Bar	§ 102	NP
Hotel	§ 102	NP
Massage Establishment	§ 102	NP
Mortuary	§ 102	NP
Self Storage	§ 102	NP
Service, Financial	§ 102	NP
Service, Fringe Financial	§ 102	NP
Non-Retail Sales and Service*	§ 102	P(3)
Laboratory	§ 102	NP
Life Science	§ 102	NP
Office Uses	§ 102	NP
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP
Public Transportation Facility	§ 102	C
Wireless Telecommunications Services Facility	§ 102	C(1)

* Not listed below

(1) P if the facility is a Micro WTS Facility.

(2) [Note Deleted]

(3) P up to 1,250 gsf per lot; C above; NP above 1 FAR.

(4) Within the Western SoMa SUD, see Planning Code Section 249.39 for specific controls.

(5) [Reserved]

(Added as Sec. 847 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. 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; 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; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 187-24, File No. 240173, App. 7/26/2024, Eff. 8/26/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Zoning Control Table: 847.33 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 844.23b [later 847.23] added; Ord. 14-15, Eff. 3/15/2015. Introductory material amended; Zoning Control Table: 847.03 amended; Specific Provisions: 847.24 added [later 847.03]; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 847.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 847.25 - 847.30 and 847.58 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 847.22 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 847.66 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 844.23b corrected to 847.23b; Specific Provisions: 847.24 corrected to 847.03; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table: 847.36a added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 847.64 and 847.65 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 835; Zoning Control Table 847 and Specific Provisions deleted; Table 835 and Notes * and (1)- (5) added; Ord. 70-23, Eff. 6/3/2023. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 835 amended; Ord. 187-24, Eff. 8/26/2024. Table 835 amended; Note (2) deleted; Ord. 297-24, Eff. 1/19/2025. Introductory material and Table 835 amended; Note (5) deleted; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTES

1. So in Ord. 70-23.

2. So in Ord. 245-25.

SEC. 836. SALI - SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT.

The Service/Arts/Light Industrial (SALI) District is largely comprised of low-scale buildings with production, distribution, and repair uses. The District is designed to protect and facilitate the expansion of existing general commercial, manufacturing, home and business service, and light manufacturing activities, with an emphasis on preserving and expanding arts activities. Nighttime Entertainment is permitted. Residential Uses, Offices, Hotels, and Adult Entertainment uses are not permitted, except that certain Affordable Housing Projects are permitted within the district pursuant to Section 803.8 of this Code, and Accessory Dwelling Units are permitted.

Table 836 SALI – SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Service/Arts/Light Industrial District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 261, 261.1, 263.21, 270, 270.1, 270.2, 271	Varies; see also Height and Bulk District Maps. Height sculpting required on Alleys as set forth in § 261.1. Except in the Western SoMa SUD, non-habitable vertical projections permitted as set forth in § 263.21. Horizontal mass reduction required as set forth in §270.1. Mid-block alleys required as set forth in §270.2.
Rear Yards	§§ 130, 134, 136	Not required.
Front Setback and Side Yards	§§ 130, 132, 133	Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise not required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	As required by §138.1.
Street Frontage Requirements	§ 145.1	As required by §145.1. Exceptions permitted for historic buildings.
Active street-facing ground-floor uses	§ 145.4	None required.
Parking and Loading Access Restrictions	§ 155(r)	As required by §155(r). No auto ingress/egress permitted from corner lot frontage on Alleys, as defined in the Western SoMa Community Plan, containing RED or RED-MX Districts.
Usable Open Space for Non-Residential Uses	§§ 135.3, 426	As required by §§135.3 and 426; amount varies based on use; may also pay in-lieu fee.
Artworks and Recognition of Artists and Architects	§ 429	Required for new buildings and building additions of 25,000 square feet or more.
Miscellaneous
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..2
Large Project Review	§§ 329, 249.39	As required by § 329. Certain large projects in the Western SoMa SUD are subject to additional conditions.
Planned Unit Development	§ 304	NP
Awning, Canopy	§§ 136, 136.1	P
Marquee	§§ 136, 136.1	NP
Signs	§ 607.2	As permitted by Section § 607.2 . 1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP

Zoning Category	§ References	Service/Arts/Light Industrial District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit or Group Housing Room]	§§ 135, 136, 249.39	80 square feet if private, 54 square feet if publicly accessible. (8)
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 167, 204.5	No car parking required. Maximum permitted as set forth in § 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.
Off-Street Freight Loading, Residential	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 100,000 square feet.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Dwelling Unit Mix	§ 207.6	At least 40% of all Dwelling Units must contain two or more bedrooms or 30% of all Dwelling Units must contain three or more bedrooms.
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	NP(3)
Student Housing	§ 102	NP
Residential Uses
Dwelling Units	§ 102	NP(3)
Group Housing	§ 102	NP(3)
Homeless Shelters	§ 102	C(4)
Dwelling Unit and Group Housing Density, General	§ 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.
Homeless Shelter Density	§§ 102, 208	Density limits regulated by the Administrative Code.

Zoning Category	§ References	Service/Arts/Light Industrial District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Basic Floor Area Ratio	§§ 102, 123, 124	Section 124 sets forth the Basic FAR, based on height.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 25 units or more per § 166.
Off-Street Freight Loading, Non-Residential	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Use Size Limits	§ 121.6	As indicated by end note (5) in this table, certain uses are allowed up to a total of 25,000 gsf per lot, and NP above.
Ground Floor Ceiling Height	§ 145.1(c)(4)	N/A
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	C(6)
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	P(5)
Outdoor Activity Area	§ 102, 145.2	P if in front or it complies with Section 202.2(a)(7), C if elsewhere.
Walk-up Facility	§ 102	P
Agricultural Use Category
Agricultural Uses	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	P
Ambulance Service	§ 102	C(6)
Automobile Sale or Rental	§ 102	P(5)
Private Parking Garage	§ 102	C
Private Parking Lot	§ 102	NP
Public Parking Garage	§ 102	C
Public Parking Lot	§ 102	NP
Service, Parcel Delivery	§§ 102, 303(cc)	C
Vehicle Storage Garage	§ 102	C
Vehicle Storage Lot	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 803.9(b)	P
Movie Theater	§ 102	P up to three screens.
Outdoor Entertainment	§ 102	NP
Sports Stadium	§ 102	NP
Industrial Use Category
Industrial Uses	§ 102	NP
Light Manufacturing	§ 102	P
Institutional Use Category
Institutional Uses	§§ 102, 202.2(e), 803.9(b)	P
Hospital	§ 102	NP
Medical Cannabis Dispensary	§§ 102, 202.2(e)	P(8)
Post-Secondary Educational Institution	§ 102	NP
Residential Care	§ 102	NP
School	§ 102	NP
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P(5)(8)
Adult Business	§ 102	NP
Animal Hospital	§ 102	P
Cat Boarding	§ 102	P
Hotel	§ 102	NP
Kennel	§ 102	P
Massage Establishment	§ 102	C
Mortuary	§ 102	P
Self Storage	§ 102	NP
Trade Shop	§ 102	P
Non-Retail Sales and Service*	§ 102	P
Life Science	§ 102	NP
Office Uses	§ 102	NP(9)
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	P
Wireless Telecommunications Services Facility	§ 102	C(1)

* Not listed below

(1) P if the facility is a Micro WTS Facility.

(2) [Note Deleted]

(3) NP, Except Affordable Housing Projects meeting the requirements of Section 803.8.

(4) Homeless Shelters permitted in SALI Districts.

(a) Principally-Permitted Homeless Shelters. During a declared shelter crisis, Homeless Shelters that satisfy the provisions of California Government Code Section 8698.4(a) shall be P, principally permitted and may be permanent.

(b) Conditionally-Permitted Homeless Shelters. Homeless Shelter uses are permitted only with Conditional Use authorization and only if each such use (i) would operate for no more than four years, and (ii) would be owned or leased by, operated by, or under the management or day-to-day control of the City and County of San Francisco. If such a use is to be located within a building or structure, the building or structure must be either (i) preexisting, having been completed and previously occupied by a use other than a Homeless Shelter, or (ii) temporary. Other than qualifying Homeless Shelters constructed during a declared shelter crisis, construction of a permanent structure or building to be used as a Homeless Shelter is not permitted.

(5) P up to a total of 10,000 gsf per lot; C up to a total of 25,000 gsf per lot; NP above.

(6) C up to a total of 25,000 gsf per lot; NP above.

(7) C up to 10,000 gsf per lot; NP above.

(8) Within the Central SoMa SUD, see Planning Code Section 249.78 for specific controls.

(9) Office Uses related to the Hall of Justice are P in Special Use District, pursuant to § 803.9(e).

(Added as Sec. 846 by Ord. 42-13, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by Ord. 62-13, File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 71-14, File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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. 188-15, File No. 150871, App. 11/4/2015, Eff. 12/4/2015; 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. 213-16, File No. 160960, App. 11/4/2016, Eff. 12/4/2016; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 224-18, File No. 180364, App. 10/5/2018, Eff. 11/5/2018; Ord. 275-18, File No. 180910, App. 11/20/2018, Eff. 12/21/2018; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 61-19, File No. 190047, App. 4/4/2019, Eff. 5/5/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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. 22-23, File No. 221104, App. 2/23/2023, Eff. 3/26/2023; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 64-25, File No. 241208, App. 5/9/2025, Eff. 6/9/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Zoning Control Table: 846.26 reference corrected; Ord. 62-13, Eff. 5/10/2013. Zoning Control Table: former category 846.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 846.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 844.23b added; Ord. 14-15, Eff. 3/15/2015. Introductory material amended; Ord. 188-15, Eff. 12/4/2015. Introductory material amended; Zoning Control Table: 846.24 amended; Specific Provisions: 846.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 846.92 amended; former category 846.93 deleted; 846.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table, former category 844.23b renumbered as 846.23b and amended; Specific Provisions: 846.23b, 890.88(d) added; Ord. 213-16, Eff. 12/4/2016. Zoning Control Table: 846.10, 846.40, 846.41, and 846.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 846.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 846.87 amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 846.97b and 846.97c amended; Ord. 202-18, Eff. 9/10/2018. Introductory material amended; Zoning Control Table: 846.20, 846.21, and 846.22 amended; former category 846.26 deleted; former categories 846.24 and 846.25 renumbered as 846.25 and 846.26; new category 846.24 added; Specific Provisions: 803.8, 846.24 added; former 846.24 renumbered as 846.25; Ord. 224-18, Eff. 11/5/2018. Amendments made by Ord. 224-18 restated; Specific Provisions: 803.8, 846.24 amended; Ord. 275-18, Eff. 12/21/2018. Zoning Control Table: 846.09, 846.36, 846.65b, 846.96, and 846.98 amended; category 846.52 added; Ord. 296-18, Eff. 1/12/2019. Specific Provisions: 846.23b, 890.88(d) amended; Ord. 61-19, Eff. 5/5/2019. Introductory material amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 846.53 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 846.76 and 846.77 added; Ord. 190-22, Eff. 10/17/2022. Zoning Control Table: 846.56 amended; Note (1) added; Ord. 22-23, Eff. 3/26/2023. Section redesignated as Sec. 836; Zoning Control Table 846 and Specific Provisions deleted; Table 836 and Notes * and (1)-(10) added; Ord. 70-23, Eff. 6/3/2023. Table 836 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 836 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 836 and Note (10) amended; Note (2) deleted; Ord. 297-24, Eff. 1/19/2025. Introductory material and Table 836 amended; Note (10) deleted; Ord. 64-25, Eff. 6/9/2025. Introductory material and Table 836 amended; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTES

1. So in Ord. 70-23.

2. So in Ord. 245-25.

SEC. 837. SPD - SOUTH PARK DISTRICT.

South Park is an attractive affordable mixed-use neighborhood. The South Park District (SPD) is intended to preserve the scale and mix of commercial and residential activities within this unique neighborhood. The district is characterized by small-scale, continuous-frontage warehouse, retail and residential structures built in a ring around an oval-shaped, grassy park. Retention of the existing structures is encouraged, as is a continued mix of uses, family-sized housing units, and in-fill development which contributes positively to the neighborhood scale and use mix. Accessory Dwelling Units are permitted within the District.

Most retail, general commercial, office, service/light industrial, arts, live/work and residential activities are permitted. Group housing, social services, and other institutional uses are conditional uses. Hotels, motels, movie theaters, adult entertainment and nighttime entertainment are not permitted.

Table 837 SPD – SOUTH PARK DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	South Park District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 261, 261.1, 263.21, 270, 270.2, 271	Varies; see also Height and Bulk District Maps. Height sculpting required on Alleys as set forth in § 261.1. Non-habitable vertical extensions permitted as set forth in § 263.21. Mid-block alleys required as set forth in §270.2.
1
Rear Yards	§§ 130, 134, 136	Minimum rear yard depth shall be equal to 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet.
Front Setback and Side Yards	§§ 130, 132, 133	Not Required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	As required by §138.1.
Street Frontage Requirements	§ 145.1	As required by §145.1; 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.
Parking and Loading Access Restrictions	§ 155(r)	As specified in § 155(r).
Artworks and Recognition of Artists and Architects	§ 429.	Not required.
Miscellaneous
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.
Large Project Review	§ 329	As required by § 329.
Planned Unit Development	§ 304	NP
Awning, Canopy, or Marquee	§ 136, 136.1	NP(4)
Signs	§ 607.2	As permitted by Section § 607.2 1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP

Zoning Category	§ References	South Park District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit or Group Housing Room]	§§ 135, 136	80 square feet if private, 54 square feet if publicly accessible.
Off-Street Parking Requirements	§§ 150, 151.1, 153 - 156, 166, 167, 204.5	No car parking required. Maximum permitted as set forth in § 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.
Off-Street Freight Loading	§§ 150, 152, 153-155, 204.5	None required if Occupied Floor Area is less than 100,000 square feet.
Required Dwelling Unit Mix	§ 207.6	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; or no less than 35% of the total number of proposed dwelling units shall contain two or three bedrooms, with at least 10% containing three bedrooms.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	P
Student Housing	§ 102	C
Residential Uses
Dwelling Units	§ 102	P
Group Housing	§ 102	C
Senior Housing	§§ 102, 202.2(f)	P
Homeless Shelters	§ 102	C
Dwelling Unit and Group Housing Density, General	§ 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.
Homeless Shelter Density	§§ 102, 208	Density limits regulated by the Administrative Code.

Zoning Category	§ References	South Park District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 102, 123, 124 , 207.9	FAR based on permitted height. See Section 124. Childcare Facilities and Residential Care Facilities are exempt from FAR limits. For Office Uses minimum intensities may apply pursuant to § 207.9.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 25 units or more per § 166.
Off-Street Freight Loading	§§ 150, 152.1, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Ground Floor Ceiling Height	§ 145.1(c)(4)	Required minimum floor-to-floor height of 14 feet, as measured from grade.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	P
Hours of Operation	§ 102	No limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§ 102	P
Walk-up Facility	§ 102	P(6)
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	P
Agriculture, Industrial	§§ 102, 202.2(c)	NP
Automotive Use Category
Automotive Uses	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 803.9(b)	NP(1)
Arts Activities, except Theater	§ 102	P
Entertainment, General	§ 102	C
Open Recreation Area	§ 102	P
Industrial Use Category
Industrial Uses*	§ 102	NP
Light Manufacturing	§ 102	P
Institutional Use Category
Institutional Uses*	§§ 102, 202.2(e), 803.9(b)	NP(1)
Child Care Facility	§ 102	P
Community Facility	§ 102	C(1)
Community Facility, Private	§ 102, 803.9(b)	C(1)
Medical Cannabis Dispensary	§ 102, 202.2(e)	P
Public Facility	§§ 102, 803.9(b)	P
Residential Care Facility	§ 102	P
Religious Facility	§§ 102, 803.9(b)	C(1)
Social Service and Philanthropic Facility	§§ 102, 202.2(e)(2), 803.9(b)	P
Sales and Service Category
Retail Sales and Service Uses*	§ 102	P(5)(6)
Adult Sex Venue	§ 102	NP
Bar	§ 102, 202.2(a), 803.9(b)	C(1)(5)
Cannabis Retail	§ 102, 202.2(a), 803.9(b)	C(1)(5)
Kennel	§ 102	NP(1)
Liquor Store	§ 102, 202.2(a)	C(1)(5)
Mortuary	§ 102	NP(1)
Self Storage	§ 102	NP(1)
Service, Fringe Financial	§ 102	NP(2)
Non-Retail Sales and Service*	§ 102	P
Laboratory	§ 102	NP(1)
Storage, Wholesale	§ 102	NP(1)
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP
Wireless Telecommunications Services Facility	§ 102	C(3)

* Not listed below

(1) P in historic buildings per § 803.9(b).

(2) Fringe Financial Services SUD. Fringe Financial Services are NP within the District and within ¼ mile of the District as set forth in Section 249.35.

(3) P if the facility is a Micro WTS Facility

(4) Awning or canopy is P if required as a wind mitigation feature.

(5) Up to a total of 5,000 sq. ft. per lot; NP above.

(6) ATMs are NP

(Added as Sec. 814 by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 196-11, File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 75-12, File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 188-12, File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 287-13, File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15, File No. 141210, App. 2/13/2015, Eff. 3/15/2015; 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; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Zoning Control Table: former category 814.74 redesignated as 814.74A; 814.74B and 814.74C added; Ord. 66-11, Eff. 5/20/2011. Zoning Control Table: 814.31 and 814.49 amended; Ord. 196-11, File No. 110786, App. 10/4/2011, Eff. 11/3/2011. Zoning Control Table: 814.32 amended; Ord. 75-12, Eff. 5/23/2012. Zoning Control Table: 814.16(a) amended; Specific Provisions: 814.16 added; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: 814.12 and 814.13 amended; Ord. 287-13, Eff. 1/25/2014. Zoning Control Table: former category 814.16(a) redesignated as 814.16A; 814.16B added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 814.05, 814.12, and 814.13 amended; Ord. 33-16, Eff. 4/10/2016. Introductory material amended; Specific Provisions: 814.03 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: former category 814.73 deleted, 814.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 814.11 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 814.22 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 814.31 amended; 814.75 added [under Retail Sales and Services]; 814.74A, 814.74B, and 814.74C amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 814.11 amended; former category 814.75 [under Retail Sales and Services] redesignated as 814.34; Ord. 202-18, Eff. 9/10/2018. Zoning Control Table: 814.23 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 814.35 added; Ord. 75-22, Eff. 6/13/2022. Section redesignated as Sec. 837; Zoning Control Table 814 and Specific Provisions deleted; Table 837 and Notes * and (1)-(6) added; Ord. 70-23, Eff. 6/3/2023. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 837 amended; Note (4) deleted; Ord. 297-24, Eff. 1/19/2025. Introductory material and Table 837 amended; Note (4) added; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTE

1. So in Ord. 70-23.

SEC. 838. UMU - URBAN MIXED USE DISTRICT.

The Urban Mixed Use (UMU) District is intended to promote a vibrant mix of uses while maintaining the characteristics of this formerly industrially-zoned area. It is also intended to serve as a buffer between residential districts and PDR districts in the Eastern Neighborhoods. Within the UMU, allowed uses include production, distribution, and repair uses such as light manufacturing, home and business services, arts activities, warehouse, and wholesaling. Additional permitted uses include retail, educational facilities, and nighttime entertainment. Housing is also permitted, but is subject to higher affordability requirements. Family-sized dwelling units are encouraged. Within the UMU, office uses are generally prohibited in the Mission Area Plan and elsewhere are restricted to the upper floors of multiple story buildings. In considering any new land use not contemplated in this District, the Zoning Administrator shall take into account the intent of this District as expressed in this Section 838 and in the General Plan. Accessory Dwelling Units are permitted within the district pursuant to Sections 207.1 and 207.2 of this Code.

Table 838 UMU – URBAN MIXED USE DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Urban Mixed Use District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 261, 261.1, 263.21, 270, 270.1, 270.2, 271	Varies; see also Height and Bulk District Maps. Non-habitable vertical projections permitted as set forth in § 263.21. Height sculpting required on Alleys as set forth in § 261.1. Horizontal mass reduction required as set forth in §270.1. Mid-block alleys required as set forth in §270.2.
Rear Yards	§§ 130, 134, 136	Minimum rear yard depth shall be equal to 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet.
Front Setback and Side Yards	§§ 130, 132, 133	Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise, front setbacks are not required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required as set forth in Section 138.1
Street Frontage Requirements	§ 145.1	Required as set forth in Sections 145.1; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, street-facing ground-level spaces, ground-floor ceiling heights, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings.
Active street-facing ground-floor uses	§ 145.4	Third Street, in the UMU districts for parcel frontages wholly contained within 100 linear feet north or south of Mariposa Street or 100 linear feet north or south of 20th Street.
Parking and Loading Access Restrictions	§ 155(r)	As required by Section 155(r).
Usable Open Space for Non-Residential Uses	§§ 135.3, 426	As required by §§135.3 and 426; may also pay in-lieu fee.
Artworks and Recognition of Artists and Architects	§ 429.	Required for new buildings and building additions of 25,000 square feet or more.
Miscellaneous
Design Guidelines and Standards	General Plan Commerce and Industry Element.	Subject to the Urban Design Guidelines, Citywide Design Standards, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission.
Large Project Review	§ 329	As required by § 329.
Planned Unit Development	§ 304	NP
Awning or Canopy	§ 136, 136.1	P
Marquee	§ 136, 136.1	NP
Signs	§ 607.2	As permitted by Section § 607.2 . 1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP

Zoning Category	§ References	Urban Mixed Use District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit or Group Housing Room]	§§ 135, 136	80 square feet if private, 54 square feet if publicly accessible.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 167, 204.5	No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required by § 155.2. If car parking is provided, car share spaces are required when a project has 50 units or more as set forth in § 166.
Off-Street Freight Loading	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 100,000 square feet.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Dwelling Unit Mix	§ 207.6	At least 40% of all Dwelling Units must contain two or more bedrooms or 30% of all Dwelling Units must contain three or more bedrooms.
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	NP
Student Housing	§ 102	P
Residential Uses
Dwelling Units	§ 102	P
Group Housing	§ 102	P
Senior Housing	§§ 102, 202.2(f)	P
Homeless Shelters	§ 102	P
Dwelling Unit and Group Housing Density, General	§ 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.
Homeless Shelter Density	§§ 102, 208	Density limits regulated by the Administrative Code.

Zoning Category	§ References	Urban Mixed Use District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 123, 124 , 207.9	Section 124 sets forth Basic FAR based on height. For Office Uses minimum intensities may apply pursuant to § 207.9.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 25 units or more per § 166.
Off-Street Freight	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Use Size Controls		As indicated in this table by end notes (2) and (3), certain Uses have size limits.
Ground Floor Ceiling Height	§ 145.1(c)(4)	Required minimum floor-to-floor height of 17 feet, as measured from grade.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	C(1)
Hours of Operation	§ 102	No limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§ 102	P
Walk-up Facility	§ 102	P
Agricultural Use Category
Agricultural Uses	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	P
Ambulance Service	§ 102	C(5)
Automobile Sale or Rental	§ 102	P if in an enclosed building; otherwise NP(2)
Automotive Wash	§ 102	C(5)
Motor Vehicle Tow Service	§ 102	C(5)
Private Parking Garage	§ 102	C(5)
Private Parking Lot	§ 102	NP
Public Parking Garage	§ 102	C(5)
Public Parking Lot	§ 102	NP
Service, Parcel Delivery	§§ 102, 303(cc)	C
Vehicle Storage Garage	§ 102	C(5)
Vehicle Storage Lot	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 803.9(b)	P
Movie Theater	§ 102	P, up to three screens
Livery Stable	§ 102	NP(5)
Outdoor Entertainment	§ 102	NP
Sports Stadium	§ 102	NP(5)
Industrial Use Category
Industrial Uses	§ 102	NP(5)
Light Manufacturing	§ 102	P
Institutional Use Category
Institutional Uses	§§ 202.2(e), 803.9(b)	P
Hospital	§ 102	NP(5)
Post-Secondary Educational Institution	§ 102	C(5)
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P(2)
Adult Business	§ 102	C(5)
Adult Sex Venue	§ 102	C
Gym	§§ 102; 803.9(g)	P(3)
Hotel	§ 102	NP(5)
Massage Establishment	§ 102	NP(5)
Mortuary	§ 102	NP(5)
Self Storage	§ 102	NP(5)
Trade Shop	§ 102	P
Non-Retail Sales and Service*	§ 102	P
Life Science	§ 102	NP(5)
Office Uses	§§ 102; 803.9(e)	P(4)
Professional Services, Non-Retail	§§ 102	P(4)
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP(5)
Public Transportation Facility	§ 102	P
Wireless Telecommunications Services Facility	§ 102	C(5)

* Not listed below

(1) P on Assessor’s Parcel Block No. 3781, Lot 003, and the size controls in Section 838 shall not apply.

(2) P up to 3,999 gross sq. ft. per Use and requires C for 4,000 gross sq. ft. or greater per Use; P to 25,000 Gross Square Feet per Lot; above 25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail on the Lot is at least 3:1.

(3) P up to 3,999 gross sq. ft. per use; C for 4,000 gross sq. ft. or greater per use. Not subject to 3:1 ratio.

(4) Unless located within a historic building per §803.9(c), uses subject to vertical control of § 803.9(e).

(5) P in historic buildings per §803.9(c).

(Added as Sec. 843 by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 196-11, File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 188-12, File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 71-14, File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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; 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 133-20, File No. 200143, App. 8/21/2020, Eff. 9/21/2020; 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; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 122-23, File No. 230371, App. 7/5/2023, Eff. 8/5/2023; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 68-24, File No. 240070, App. 4/4/2024, Eff. 5/5/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 47-25, File No. 250125, App. 4/17/2025, Eff. 5/18/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Zoning Control Table: former category 843.97 redesignated as 843.97A and amended; 843.97B and 843.97C added; Ord. 66-11, Eff. 5/20/2011. Zoning Control Table: 843.04 and 843.45 amended; former category 843.50 deleted; 843.62 and 843.65 amended; 843.65A added; 843.85 and 843.86 amended; Ord. 196-11, Eff. 11/3/2011. Zoning Control Table: former category 843.23 deleted; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: former category 843.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 843.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 843.23 added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 843.05 amended; Ord. 20-15, Eff. 3/22/2015. Introductory material amended; Zoning Control Table: 843.24 amended; Specific Provisions: 843.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 843.92 amended; former category 843.93 deleted; 843.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 843.10, 843.41, and 843.71 amended; Ord. 99-17, Eff. 99-17. Zoning Control Table: 843.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 843.36, 843.87, 843.97B, and 843.97C amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 843.09, 843.45, 843.51, 843.65A, 843.66, 843.96, and 843.98 amended; Ord. 296-18, Eff. 1/12/2019. Introductory materal amended; Zoning Control Table: 843.65A and 843.66 amended; Table Notes (1) and (2) added; Ord. 133-20, Eff. 9/21/2020. Zoning Control Table: 842.50 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 843.68 and 843.69 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 838; Zoning Control Table 843 and Specific Provisions deleted; Table 838 and Notes * and (1)-(5) added; Ord. 70-23, Eff. 6/3/2023. Table 838 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 838 amended; Ord. 68-24, Eff. 5/5/2024. Table 838 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Introductory material and Table 838 amended; Note (1) deleted; Ord. 297-24, Eff. 1/19/2025. Table 838 and Note (4) amended; Ord. 47-25, Eff. 5/18/2025. Table 838 amended; Note (1) added; Ord. 122-23, Eff. 8/5/2023, codified as instructed 12/16/2025. Table 838 amended; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTE

1. So in Ord. 70-23.

SEC. 839. WMUG - WSOMA MIXED USE-GENERAL DISTRICT.

The WSoMa Mixed Use-General (WMUG) District is largely comprised of the low-scale, production, distribution, and repair uses mixed with housing and small-scale retail. The WMUG is designed to maintain and facilitate the growth and expansion of small-scale light manufacturing, wholesale distribution, arts production and performance/exhibition activities, and general commercial and neighborhood-serving retail and personal service activities, while protecting existing housing and encouraging the development of housing at a scale and density compatible with the existing neighborhood.

Housing is encouraged over ground floor commercial and production, distribution, and repair uses. New residential or mixed use developments are encouraged to provide as much mixed-income family housing as possible. Existing group housing and dwelling units will be protected from demolition or conversion to nonresidential use by requiring conditional use review. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code.

Hotels, movie theaters, adult entertainment, and heavy manufacturing uses are not permitted. Office use is restricted to customer-based services on the ground floor.

Table 839 WMUG – WSOMA MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Western SoMa Mixed Use-General District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 261.1, 263.19, 270, 270.1, 270.2, 270.3, 271	Varies; see also Height and Bulk District Maps. Height sculpting required on Alleys as set forth in § 261.1. Horizontal mass reduction required as set forth in §270.1. Mid-block alleys required as set forth in §270.2.
Rear Yards	§§ 130, 134, 136	Minimum rear yard depth shall be equal to 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet.
Front Setback and Side Yards	§§ 130, 132, 133	Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise not required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	As required by §138.1.
Street Frontage Requirements	§ 145.1	Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, street-facing ground-level spaces, ground-floor ceiling heights, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings.
Active street-facing ground-floor uses required	§ 145.4	None
Parking and Loading Access Restrictions	§ 155(r)	As required by §155(r). (6)
Usable Open Space for Non-Residential Uses	§§ 135.3, 426	Required; amount varies based on use; may also pay in-lieu fee.
Artworks and Recognition of Artists and Architects	§ 429.	Required for new buildings and building additions of 25,000 square feet or more.
Miscellaneous
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..2
Large Project Review	§ 329, 249.39	As required by § 329. (6)
Planned Unit Development	§ 304	NP
Awning, Canopy or Marquee	§ 136, 136.1	P
Signs	§ 607.2	As permitted by § 607.2.
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP
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	Western SoMa Mixed Use-General District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit or Group Housing Room]	§§ 135, 136, 249.39	80 square feet if private, 54 square feet if publicly accessible. (6)
Off-Street Parking Requirements	§§ 150-151.1, 155.2, 153 - 156, 166, 167, 204.5	No car parking required. Maximum permitted as set forth in § 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.
Off-Street Freight Loading, Residential	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 100,000 square feet.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Dwelling Unit Mix	§ 207.6	Generally required for creation of five or more Dwelling Units. At least 40% of all Dwelling Units must contain two or more bedrooms or 30% of all Dwelling Units must contain three or more bedrooms.
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102, 249.39	P with minimum SRO unit size of 275 square feet.
Student Housing	§ 102	C in newly constructed buildings only. Otherwise, NP.
Residential Uses
Dwelling Units	§ 102	P
Group Housing	§§ 102, 249.78(c)(8)	P
Senior Housing	§§ 102, 202.2(f)	P
Homeless Shelters	§ 208	P
Dwelling Unit and Group Housing 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.
Homeless Shelter Density	§§ 102, 208	Density limits regulated by the Administrative Code.

Zoning Category	§ References	Western SoMa Mixed Use-General District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 123, 124 , 207.9	FAR based on permitted height, see Section 124 for more information. For Office Uses minimum intensities may apply pursuant to § 207.9.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 151.1. Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 25 units or more per § 166.
Off-Street Freight Loading, Non-Residential	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Use Size Controls		As indicated in this table by end note (5), certain Uses are limited to a total of 10,000 gsf per lot and NP above.
Ground Floor Ceiling Height	§ 145.1(c)(4)	Required minimum floor-to-floor height of 14 feet, as measured from grade.
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	P(5)
Outdoor Activity Area	§ 102, 145.2	P if in front or it complies with Section 202.2(a)(7), C if elsewhere.
Walk-up Facility	§ 102	P
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	P(4)
Ambulance Service	§ 102	C(4)(5)(1)
Automobile Sale or Rental	§ 102	P if in an enclosed building; otherwise, NP.
Motor Vehicle Tow Service	§ 102	C(1)(4)
Private Parking Garage	§ 102	C(1)
Private Parking Lot	§ 102	NP
Public Parking Garage	§ 102	C(1)
Public Parking Lot	§ 102	NP
Service, Parcel Delivery	§§ 102, 303(cc)	C
Vehicle Storage Garage	§ 102	C(1)
Vehicle Storage Lot	§ 102	C
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 803.9(b)	C(1)
Arts Activities	§ 102	P
Entertainment, General	§ 102	C(8)
Movie Theater	§ 102	NP(1)
Nighttime Entertainment	§ 102	NP(8)
Open Recreation Area	§ 102	P
Industrial Use Category
Industrial Uses	§ 102	NP(1)
Light Manufacturing	§ 102	P
Institutional Use Category
Institutional Uses	§§ 102, 202.2(e), 803.9(b)	P
Hospital	§ 102	NP(1)
Post-Secondary Educational Institution	§ 102	C(1)
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P(5)
Adult Business	§ 102	NP(1)
Adult Sex Venue		P(7)
Hotel	§ 102	NP(1)
Massage Establishment	§ 102	C(1)
Mortuary	§ 102	NP(1)
Self Storage	§ 102	NP(1)
Trade Shop	§ 102	P
Non-Retail Sales and Service*	§ 102	P
Laboratory	§ 102	NP(1)
Life Science	§ 102	NP(1)
Office Uses	§ 102	NP(1)
Wholesale Storage	§ 102	C(1)
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP(1)
Public Transportation Facility	§ 102	P
Wireless Telecommunications Services Facility	§ 102	C(1)(2)

* Not listed below

(1) P in historic buildings per § 803.9(b).

(2) P if the facility is a Micro WTS Facility.

(3) [Note Deleted]

(4) P only if use has no auto access/ingress on Alleyways, as defined in the Western SoMa Community Plan, containing RED or RED-MX Districts.

(5) P up to a total of 10,000 gsf per lot. NP above.

(6) For projects within the Western SoMa SUD, see specific requirements in Section 823. 1

(7) P up to 25,000 gross sq. ft. per lot; above 25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail is at least 3:1.

(8) P for properties fronting Folsom Street between 7th Street and Division Street and properties fronting 11th Street between Howard Street and Division Street.

(Added as Sec. 844 by Ord. 42-13, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by Ord. 71-14, File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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. 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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. 22-23, File No. 221104, App. 2/23/2023, Eff. 3/26/2023; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 187-24, File No. 240173, App. 7/26/2024, Eff. 8/26/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

Zoning Control Table: former category 844.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 844.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 844.23b added; Ord. 14-15, Eff. 3/15/2015. Introductory material amended; Zoning Control Table: 844.24 amended; Specific Provisions: 844.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 844.92 amended; former category 844.93 deleted; 844.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 844.10, 844.41, and 844.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 844.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 844.36, 844.87, 844.97b, and 844.97c amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 844.96 and 844.98 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 844.31 amended; Ord. 303-18, Eff. 1/21/2019. Introductory material amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 840.52 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 844.76 and 844.77 added; Ord. 190-22, Eff. 10/17/2022. Introductory material amended; Zoning Control Table: 844.56 amended; Note (1) added; Ord. 22-23, Eff. 3/26/2023. Section redesignated as Sec. 839; Zoning Control Table 844 and Specific Provisions deleted; Table 839 and Notes * and (1)-(8) added; Ord. 70-23, Eff. 6/3/2023. Table 839 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 839 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 839 amended; Ord. 187-24, Eff. 8/26/2024. Table 839 amended; Note (3) deleted; Ord. 297-24, Eff. 1/19/2025. Table 839 amended; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTES

1. So in Ord. 70-23.

2. So in Ord. 245-25.

SEC. 899. OTHER APPLICABLE SECTIONS OF THE PLANNING CODE.

Certain sections of the Planning Code in Articles other than this Article also apply to Mixed Use Districts. Such sections and their titles are listed below. The following listing is set forth for convenience; in the event of any omission of a provision, that provision shall nevertheless still apply.

General Provisions
Section 101	Purposes
Section 101.1	General Plan Consistency and Implementation
Section 109	Severability

Definitions
Section 102	Definitions

Zoning Map
Section 105	Zoning Map
Section 106	Zoning Map Incorporated Herein

Building Standards
Section 121	Minimum Lot Width
Section 122	Height and Bulk
Section 124	Basic Floor Area Ratio
Section 128	Transfer of Development Rights in C-3 Districts
Section 130	Yard and Setback Requirements
Section 131	Legislated Setback Line
Section 134	Rear Yard Requirements
Sections 135-135.3	Usable Open Space
Section 136	Obstructions Over Streets and Alleys and in Required Setbacks, Yards, and Usable Open Spaces
Section 136.1	Awnings, Canopies and Marquees
Section 138.1	Streetscape and Pedestrian Improvements
Section 140	All Dwelling Units in All Zoning Districts to Face on an Open Space
Section 141	Screening of Rooftop Features
Section 142	Screening and Greening of Parking and Vehicle Use Areas
Section 145.1	Street Frontages in Neighborhood Commercial, Residential-Commercial, Commercial, and Mixed Use Districts
Section 147	Reduction of Shadows on Certain Public Open Spaces
Section 250	Height and Bulk Districts Established
Section 251	Height and Bulk Districts- Purpose
Section 252	Classes of Height and Bulk Districts
Section 253	Review of Buildings Exceeding 40 Feet in R Districts
Section 260	Height Limits- Method of Measurement
Section 262	Additional Height Limits- Applicable to Signs
Section 263	Height Limits: Special Exceptions
Section 270	Bulk Limits- Measurement
Section 271	Bulk Limits-Special Exceptions
Section 295	Height Restrictions on Structures Shadowing Property Under the Jurisdiction of the Recreation and Park Commission

Parking
Section 150	Off-Street Parking and Loading Requirements
Section 151.1	Schedule of Permitted Off-Street Parking Spaces in Specified Districts
Section 152	Schedule of Required Off-Street Freight Loading Spaces
Section 153	Rules for Calculation of Required Spaces
Section 154	Minimum Dimensions for Required Off-Street Parking and Loading Spaces
Section 155	General Standards as to Location and Arrangement of Off-Street Parking and Loading Spaces
Sections 155.1 to 155.5	Bicycle Parking Requirements
Section 156	Parking Lots
Section 159	Required Off-Street Parking Not on the Same Lot as Structure or Use Served
Section 160	Collective Provision and Joint Use of Required Off-Street Parking
Section 161	Exemptions from Off-Street Parking, Freight Loading
Section 163	Transportation Management Programs

Signs
Sections 602 et seq.	Definitions
Section 603	Exemptions
Section 604	Permits and Conformity
Section 606	Residential Districts
Section 607.2	Mixed Use Districts
Sections 608 et seq.	Special Sign Districts
Sections 609 et seq.	Amortization Period

Uses
Section 201	Classes of Use Districts
Section 202	Uses Permitted By This Code
Section 202.1	Zoning Control Tables
Section 202.2	Operating Conditions
Section 202.3	Limitation on Change in Use or Demolition of General Grocery Store Use
Section 202.4	Limitation on Change in Use or Demolition of Movie Theater Use
Section 202.6	Live/Work Units
Section 203	Effect on Certain Public Services
Section 204	Accessory Uses, General
Section 204.1	Accessory Uses for Dwellings in All Districts
Section 204.4	Dwelling Units Accessory to Other Uses
Section 204.5	Parking and Loading as Accessory Uses
Sections 205-205.3	Temporary Uses
Section 207.1	Rules for Calculation of Dwelling Unit Densities
Section 207.5	Density of Dwelling Units in Mixed Use Districts
Section 208	Density Limitations for Group Housing
Section 211.2	Conditional Uses, P Districts
Section 233	Live/Work Units
Section 235	Special Use Districts
Article 10	Preservation of Historical, Architectural and Aesthetic Landmarks (Inclusive)
Section 1106	Article 11 Change of Designation, Designation of Additional Buildings

Procedures
Section 301	General Description
Section 302	Amendments
Section 303	Conditional Uses
Section 304.5	Institutional Master Plans
Section 305	Variances
Sections 306-306.8	Applications and Hearings
Section 307	Other Powers and Duties of the Zoning Administrator
Sections 308-308.2	Appeals
Section 309.1	Permit Review in Downtown Residential Districts
Sections 316 et seq.	Procedures for Conditional Use Authorization in Neighborhood Commercial Eastern Neighborhoods Mixed Use Districts, and South of Market Mixed Use Districts and for Live/Work Units in RH and RM Districts
Section 329	Large Project Authorization in Eastern Neighborhoods Mixed Use Districts

Fees
Article 3.5	Fees for Services
Article 4	Development Impact and In-Lieu Fees

Compliance
Section 170	Applicability of Requirements
Section 171	Compliance of Uses Required
Section 172	Compliance of Structures, Open Spaces, and Off-Street Parking and Loading
Section 173	Compliance of Lots Required
Section 174	Compliance with Conditions, Stipulations, and Special Restrictions
Section 175	Approval of Permits
Section 176	Enforcement Against Violations
Section 178	Conditional Uses
Section 180	Nonconforming Uses, Noncomplying Structures, and Substandard Lots
Section 181	Nonconforming Uses: Enlargements, Alterations, or Reconstruction
Section 182	Nonconforming Uses: Changes of Use
Section 183	Nonconforming Uses: Discontinuance and Abandonment
Section 184	Short-term Continuance of Certain Nonconforming Uses
Section 185	Continuance of Other Nonconforming Uses
Section 186	Exemption of Limited Commercial Nonconforming Uses
Section 188	Noncomplying Structures: Enlargements, Alterations and Reconstruction

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 176-12 , File No. 120472, App. 8/7/2012, Eff. 9/6/2012; Ord. 22-15, File No. 141253, App. 2/20/2015, Eff. 3/22/2015; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 264-22, File No. 220811, App. 12/22/2022, Eff. 1/22/2023)

SEC. 802.1. MIXED USE DISTRICTS.

The following districts are established for the purpose of implementing the Residence Element, the Commerce and Industry Element, the Downtown Plan, the Chinatown Plan, the Rincon Hill Plan, the South of Market Plan, the East SoMa Plan, the Mission Plan, the Showplace Square/Potrero Hill Plan, the Central Waterfront Plan, the Western SoMa Area Plan, and the Central SoMa Plan, all of which are parts of the General Plan. Description and Purpose Statements outline the main functions of each Mixed Use District in this Article 8, supplementing the statements of purpose contained in Section 101 of this Code.

Description and purpose statements applicable to each district are set forth in Sections 810 through 840 of this Code. The boundaries of the various Mixed Use Districts are shown on the Zoning Map referred to in Section 105 of this Code, subject to the provisions of that Section. The following Districts are hereby established as Mixed Use Districts.

Districts	Section Number
Chinatown Community Business District	§ 810
Chinatown Visitor Retail District	§ 811
Chinatown Residential Neighborhood Commercial District	§ 812
RH-DTR – Rincon Hill Downtown Residential District	§ 827
SB-DTR – South Beach Downtown Residential District	§ 829
CMUO –Central SoMa Mixed-Use Office District	§ 830
MUG – Mixed Use-General District	§ 831
MUO – Mixed Use-Office District	§ 832
MUR – Mixed Use-Residential District	§ 833
RED – Residential Enclave District	§ 834
RED-MX – Residential Enclave-Mixed District	§ 835
SALI – Service/Arts/Light Industrial District	§ 836
SPD – South Park District	§ 837
UMU – Urban Mixed Use District	§ 838
WMUG – WSoMa Mixed Use-General District	§ 839
WMUO – Western SoMa Mixed Use-Office District	§ 840

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 217-05, File No. 050865, App. 8/19/2005; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

AMENDMENT HISTORY

Section amended; Ord. 42-13 , Eff. 4/27/2013. Section amended; Ord. 296-18, Eff. 1/12/2019. Section amended; Ord. 70-23, Eff. 6/3/2023.

SEC. 802.2. SPECIAL USE DISTRICTS.

Portions of the area covered by this Article are also subject to the provisions of Section 235 of this Code.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013)

AMENDMENT HISTORY

Section amended; Ord. 56-13 , Eff. 4/27/2013.

SEC. 802.3. CHINATOWN MIXED USE DISTRICTS.

Throughout the Planning Code, the term "Chinatown Mixed Use Districts" refers to the following districts: Chinatown Community Business (CCB), Chinatown Visitor Retail (CVR), and Chinatown Residential/Neighborhood Commercial (CNRC).

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008)

SEC. 802.4. EASTERN NEIGHBORHOODS MIXED USE DISTRICTS.

Throughout the Planning Code, the term “Eastern Neighborhoods Mixed Use Districts” refers to the following districts: Residential Enclave District (RED), Residential Enclave- Mixed District (RED-MX), Mixed Use-General (MUG), Western SoMa Mixed Use-General (WMUG), Mixed Use-Office (MUO), Central SoMa Mixed-Use Office (CMUO), Western SoMa Mixed Use-Office (WMUO), Mixed Use- Residential (MUR), South Park District (SPD), Service/Arts/Light Industrial (SALI), and Urban Mixed Use (UMU).

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)

AMENDMENT HISTORY

Section amended; Ord. 42-13 , Eff. 4/27/2013. Section amended; Ord. 296-18, Eff. 1/12/2019.

SEC. 802.5. [REPEALED.]

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; repealed by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)

SEC. 802.6. DOWNTOWN RESIDENTIAL DISTRICTS.

Throughout the Planning code, the term "Downtown Residential Districts" or "DTR Districts" refers to the following districts: Rincon Hill Downtown Residential District (RH-DTR) and South Beach Downtown Residential District (SB-DTR).

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008)

New Ordinance Notice

Publisher's Note: This section has been AMENDED by new legislation (Ord. 245-25 , approved 12/12/2025, effective 1/12/2026, oper. 1/12/2026, except conditional oper. in Coastal Zone Permit Area). The text of the section will be included below when the enacting legislation is operative.

The WSoMa Mixed Use-Office (WMUO) runs predominantly along the Townsend Street corridor between 4th Street and 7th Street and on 11th Street, from Harrison Street to the north side of Folsom Street. The WMUO is designed to encourage office uses along with small-scale light manufacturing, entertainment, cultural, and arts activities.

Office, general commercial, most retail, production, distribution, and repair uses are also principally permitted uses. Residential uses, large hotels, adult entertainment and heavy manufacturing uses are not permitted.

Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code.

Table 840 WMUO – WSOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Western SoMa Mixed Use-Office District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 261.1, 270, 270.1, 270.2, 271	Varies; see also Height and Bulk District Maps. Height sculpting required on Alleys as set forth in § 261.1. Horizontal mass reduction required as set forth in §270.1. Mid-block alleys required as set forth in §270.2.
Rear Yards	§§ 130, 134, 136	Not required
Front Setback and Side Yards	§§ 130, 132, 133	Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise not required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	As required by Section 138.1
Street Frontage Requirements	§ 145.1	Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, street-facing ground-level spaces, ground-floor ceiling heights, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings.
Active street-facing ground-floor uses	§ 145.4	None required
Parking and Loading Access Restrictions	§ 155(r)	As required by Section 155(r). Driveway access restrictions apply to Automotive Service Station and Gas Station uses in the Western SoMa SUD.
Usable Open Space for Non-Residential Uses	§§ 135.3, 426	As required by §§135.3 and 426; amount varies based on use; may also pay in-lieu fee.
Artworks and Recognition of Artists and Architects	§ 429	Required for new buildings and building additions of 25,000 square feet or more.
Miscellaneous
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..2
Large Project Review	§§ 329, 249.39	As required by § 329. (5).
Planned Unit Development	§ 304	NP
Awning or Canopy	§ 136, 136.1	P
Marquee	§ 136, 136.1	NP
Signs	§ 607.2	As permitted by § 607.2.

Zoning Category	§ References	Western SoMa Mixed Use-Office District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit or Group Housing Room]	§§ 135, 136, 249.39	80 square feet if private, 54 square feet if publicly accessible.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 167, 204.5	No car parking required. Maximum permitted as set forth in § 151.1. Bike parking required by § 155.2. If car parking is provided, car share spaces are required when a project has 50 units or more as set forth in § 166.
Off-Street Freight Loading, Residential	§§ 150, 152, 152.3, 153 - 155, 204.5	None required if Occupied Floor Area is less than 100,000 square feet. Exceptions permitted per §152.3.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102, 249.39	NP
Student Housing	§ 102	NP
Residential Uses
Dwelling Units	§ 102	NP
Group Housing	§ 102	NP
Homeless Shelter	§§ 102, 208	C(5)
Homeless Shelter1	§§ 102, 208	Density limits regulated by the Administrative Code.

Zoning Category	§ References	Western SoMa Mixed Use-Office District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 102, 123, 124 , 207.9	Section 124 sets forth the Basic FAR based on height. For Office Uses minimum intensities may apply pursuant to § 207.9.
Off-Street Parking Requirements	§§ 150, 151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required by § 155.2. If car parking is provided, car share spaces are required when a project has 25 parking spaces or more as set forth in § 166.
Off-Street Freight Loading, Non-Residential	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Use Size Limits	§ 121.6	As indicated in this table by end note (7), certain uses are limited to a total of 25,000 per lot.
Ground Floor Ceiling Height	§ 145.1(c)(4)	Required minimum floor-to-floor height of 14 feet, as measured from grade.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	C(7)
Hours of Operation	§ 102	No limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§ 102, 145.2	P if in front or it complies with Section 202.2(a)(7), C if elsewhere.
Walk-up Facility	§ 102	P
Agricultural Use Category
Agricultural Uses	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	P(8)
Ambulance Service	§ 102	C(7)
Automobile Sale or Rental	§ 102	P(6)(8)
Motor Vehicle Tow Service	§ 102	C
Private Parking Garage	§ 102	C
Private Parking Lot	§ 102	NP
Public Parking Garage	§ 102	C
Public Parking Lot	§ 102	NP
Service, Parcel Delivery	§§ 102, 303(cc)	C
Vehicle Storage Garage	§ 102	C
Vehicle Storage Lot	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 803.9(b)	P
Movie Theater	§ 102	P, up to three screens
Outdoor Entertainment	§ 102	NP
Sports Stadium	§ 102	NP
Industrial Use Category
Industrial Uses	§ 102	NP
Light Manufacturing	§ 102	P
Institutional Use Category
Institutional Uses	§§ 102, 202.2(e), 803.9(b)	P
Hospital	§ 102	NP
Post-Secondary Educational Institution	§ 102	C
Residential Care	§ 102	NP
School	§ 102	C
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P(6)(7)
Adult Business	§ 102	NP
Adult Sex Venue	§ 102	P
Hotel	§ 102	P up to 75 rooms.
Massage Establishment	§ 102	NP
Mortuary	§ 102	NP(1)
Self Storage	§ 102	NP(1)
Trade Shop	§ 102	P
Non-Retail Sales and Service*	§ 102	P
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP
Internet Services Exchange	§ 102	C
Public Transportation Facility	§ 102	P
Wireless Telecommunications Services Facility	§ 102	C(2)

* Not listed below

(1) P in historic buildings per § 803.9(b).

(2) P if the facility is a Micro WTS Facility.

(3) [Note Deleted]

(4) For projects within the Western SoMa SUD, see specific requirements in Section 249.39.

(5) Each such use shall (a) operate for no more than four years, and (b) be owned or leased by, operated by, and/or under the management or day-to-day control of the City and County of San Francisco. If such a use is to be located within a building or structure, the building or structure must be either (a) preexisting, having been completed and previously occupied by a use other than a Homeless Shelter, or (b) temporary. In this District, new Homeless Shelter is not permitted.

(6) P up to a total of 10,000 gsf per lot; C up to a total of 25,000 gsf.

(7) NP above a total of 25,000 gsf per lot.

(8) P only if use has no auto access/ingress on Alleyways, as defined in the Western SoMa Community Plan, containing RED or RED-MX Districts.

(Added as Sec. 845 by Ord. 42-13, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by Ord. 71-14, File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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. 14-15, File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 188-15, File No. 150871, App. 11/4/2015, Eff. 12/4/2015; 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. 213-16, File No. 160960, App. 11/4/2016, Eff. 12/4/2016; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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. 22-23, File No. 221104, App. 2/23/2023, Eff. 3/26/2023; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 64-25, File No. 241208, App. 5/9/2025, Eff. 6/9/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

(Former Sec. 840 added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 188-12 , File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 62-13 , File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 71-14 , File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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; 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 47-21, File No. 201175, App. 4/16/2021, Eff. 5/17/2021; 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; redesignated as Sec. 831 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

AMENDMENT HISTORY

Zoning Control Table: former category 845.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 845.56 amended; Ord. 204-14, Eff. 11/8/2014. Zoning Control Table: 845.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 845.23b added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 845.23b designation corrected; Ord. 188-15, Eff. 12/4/2015. Introductory material amended; Zoning Control Table: 845.24 amended; Specific Provisions: 845.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 845.92 amended; former category 845.93 deleted; 845.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 845.23b amended; Specific Provisions: 845.23b, 890.88(d) added; Ord. 213-16, Eff. 12/4/2016. Zoning Control Table: 845.10, 845.40, 845.41, and 845.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 845.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 845.36, 845.87, 845.97b, and 845.97c amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 845.09, 845.45, 845.96, and 845.98 amended; Ord. 296-18, Eff. 1/12/2019. Introductory material amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 845.50 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 845.76 and 845.77 added; Ord. 190-22, Eff. 10/17/2022. Zoning Control Table: 845.56 amended; Note (1) added; Ord. 22-23, Eff. 3/26/2023. Section redesignated as Sec. 840; undesignated introductory material amended; Zoning Control Table 845 and Specific Provisions deleted; Table 840 and Notes * and (1)-(9) added; Ord. 70-23, Eff. 6/3/2023. Table 840 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 840 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 840 amended; Note (3) deleted; Ord. 297-24, Eff. 1/19/2025. Table 840 amended; Note (9) deleted; Ord. 64-25, Eff. 6/9/2025. Table 840 amended; Ord. 245-25, Eff. 1/12/2026.

CODIFICATION NOTES

1. So in Ord. 70-23.

2. So in Ord. 245-25.

SEC. 841. [REDESIGNATED.]

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 188-12 , File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 62-13 , File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 71-14 , File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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; 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 14-18, File No. 171097, App. 2/9/2018, Eff. 3/12/2018; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 47-21, File No. 201175, App. 4/16/2021, Eff. 5/17/2021; 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; redesignated as Sec. 833 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 842. [REDESIGNATED.]

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 188-12 , File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 62-13 , File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 197-13 , File No. 130646, App. 10/3/2013, Eff. 11/2/2013; Ord. 71-14 , File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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; 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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; redesignated as Sec. 832 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 843. [REDESIGNATED.]

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 188-12 , File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 71-14 , File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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; 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 133-20, File No. 200143, App. 8/21/2020, Eff. 9/21/2020; 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; redesignated as Sec. 838 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 844. [REDESIGNATED.]

(Added by Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by Ord. 71-14 , File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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. 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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. 22-23, File No. 221104, App. 2/23/2023, Eff. 3/26/2023; redesignated as Sec. 839 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 845. [REDESIGNATED.]

(Added by Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by Ord. 71-14 , File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 188-15 , File No. 150871, App. 11/4/2015, Eff. 12/4/2015; 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. 213-16, File No. 160960, App. 11/4/2016, Eff. 12/4/2016; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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. 22-23, File No. 221104, App. 2/23/2023, Eff. 3/26/2023; redesignated as Sec. 840 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 846. [REDESIGNATED.]

(Added by Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by Ord. 62-13 , File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 71-14 , File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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. 188-15 , File No. 150871, App. 11/4/2015, Eff. 12/4/2015; 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. 213-16, File No. 160960, App. 11/4/2016, Eff. 12/4/2016; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 224-18, File No. 180364, App. 10/5/2018, Eff. 11/5/2018; Ord. 275-18, File No. 180910, App. 11/20/2018, Eff. 12/21/2018; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 61-19, File No. 190047, App. 4/4/2019, Eff. 5/5/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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. 22-23, File No. 221104, App. 2/23/2023, Eff. 3/26/2023; redesignated as Sec. 836 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 847. [REDESIGNATED.]

(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. 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; 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; redesignated as Sec. 835 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 848. [REDESIGNATED.]

(Added by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; amended by Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 47-21, File No. 201175, App. 4/16/2021, Eff. 5/17/2021; 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; redesignated as Sec. 830 by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 890.2. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 890.4. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 890.6. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 890.7. AUTOMOBILE PARKING LOT, COMMUNITY RESIDENTIAL.

A use which provides temporary parking accommodations on an open lot or lot surrounded by a fence or wall for private automobiles, trucks, vans, bicycles and/or motorcycles for residents and visitors of residents of the vicinity, and for off-street car-share parking spaces, as defined in Section 166 of this Code, when permitted by this Code, without parking of commercial vehicles, recreational vehicles, mobile homes, boats or other vehicles or long-term storage of vehicles.

(Added by Ord. 115-90, App. 4/6/90; Ord. 112-08, File No. 080095, App. 6/30/2008)

SEC. 890.8. AUTOMOBILE PARKING GARAGE, COMMUNITY RESIDENTIAL.

A use which provides temporary parking accommodations in a garage, or combination garage and lot for private automobiles, trucks, vans, bicycles and/or motorcycles for residents and visitors of residents in the vicinity, and for off-street car-share parking spaces, as defined in Section 166 of this Code, when permitted by this Code, without parking of commercial vehicles, recreational vehicles, mobile homes, boats or other vehicles or long-term storage of vehicles.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 112-08, File No. 080095, App. 6/30/2008)

SEC. 890.9. AUTOMOBILE PARKING LOT, COMMUNITY COMMERCIAL.

A use which provides temporary parking accommodations on an open lot or lot surrounded by a fence or wall for automobiles, vans, trucks, bicycles and/or motorcycles for operators, employees, clients and/or visitors of a permitted, or approved conditional, nonresidential use in the vicinity, without parking of recreational vehicles, mobile homes, boats or other vehicles or storage of vehicles, goods or equipment.

(Added by Ord. 115-90, App. 4/6/90)

SEC. 890.10. AUTOMOBILE PARKING GARAGE, COMMUNITY COMMERCIAL.

A use which provides temporary parking accommodations in a garage, or combination garage and lot, for automobiles, vans, trucks, bicycles and/or motorcycles for operators, employees, clients and/or visitors of a permitted, or approved conditional, nonresidential use in the vicinity, without parking of recreational vehicles, mobile homes, boats or other vehicles or storage of vehicles, goods or equipment.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90)

New Ordinance Notice

Publisher's Note: This section has been AMENDED by new legislation (Ord. 229-17 , approved 12/6/2017, effective 1/5/2018). The text of the amendment will be incorporated below when the amending legislation is effective.

A use which provides temporary parking accommodations for private automobiles, trucks, vans, bicycles or motorcycles on an open lot or lot surrounded by a fence or wall open to the general public, without parking of recreational vehicles, motor homes, boats or other vehicles, or storage of vehicles, goods or equipment.

(Added by Ord. 115-90, App. 4/6/90)

SEC. 890.12. AUTOMOBILE PARKING GARAGE, PUBLIC.

A use which provides temporary parking accommodations for automobiles, trucks, vans, bicycles or motorcycles in a garage open to the general public, without parking of recreational vehicles, mobile homes, boats or other vehicles, or storage of vehicles, goods or equipment.

(Added by Ord. 115-90, App. 4/6/90)

SEC. 890.13. AUTOMOBILE SALE OR RENTAL.

A retail use which provides vehicle sales or rentals whether conducted within a building or on an open lot.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90)

SEC. 890.14. AUTOMOTIVE GAS STATION.

A retail automotive service use which provides motor fuels, lubricating oils, air, and water directly into motor vehicles and without providing automotive repair services, and which also includes self-service operations which sell motor fuel only.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.15. AUTOMOTIVE REPAIR.

A retail automotive service use which provides any of the following automotive repair services when conducted within an enclosed building having no openings, other than fixed windows or exits required by law, located within 50 feet of any R District: minor auto repair, engine repair, rebuilding, or installation of power train components, reconditioning of badly worn or damaged motor vehicle, collision service, or full body paint spraying. It may include other services for automobiles including, but not limited to, accessory towing, if all towed vehicles stored on the premises are limited to those vehicles which are to be repaired on the premises.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.16. AUTOMOTIVE SERVICE.

A retail use which provides services for motor vehicles including automotive gas station, automotive service station, automotive repair, and automotive wash.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.18. AUTOMOTIVE SERVICE STATION.

A retail automotive service use which provides motor fuels and lubricating oils directly into motor vehicles and minor auto repairs (excluding engine repair, rebuilding, or installation of power train components, reconditioning of badly worn or damaged motor vehicles, collision service, or full body paint spraying) and services which remain incidental to the principal sale of motor fuel. Repairs shall be conducted within no more than three enclosed service bays in buildings having no openings, other than fixed windows or exits required by law, located within 50 feet of any R District. It may include other incidental services for automobiles including, but not limited to, accessory towing, if the number of towing vehicles does not exceed one, and all towed vehicles stored on the premises are limited to those vehicles which are to be repaired on the premises.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.19. MOTOR VEHICLE TOW SERVICE.

A service use which provides vehicle towing service, including accessory vehicle storage, when all tow trucks used and vehicles towed by the use are parked or stored on the premises.

(Added by Ord. 115-90, App. 4/6/90)

SEC. 890.20. AUTOMOTIVE WASH.

A retail automotive service use which provides cleaning and polishing of motor vehicles, including self-service operations, when such cleaning and polishing are conducted within an enclosed building having no openings, other than fixed windows or exits required by law located within 50 feet of any R District, and which has an off-street waiting and storage area outside the building which accommodates at least ¼ the hourly capacity in vehicles of the enclosed operations.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90)

SEC. 890.21. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; repealed by Ord. 20-15, File No. 110548, App. 2/20/2015, Eff. 3/22/2015)

SEC. 890.22. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012)

SEC. 890.23. BUSINESS GOODS AND EQUIPMENT SALES AND REPAIR SERVICE.

A service use which involves the sale, rental, installation, servicing and/or repair of business goods and equipment including the following items: office machines and business equipment; calipers, gauges and other precision instruments; cameras and other optical equipment; medical, scientific, musical or navigational instruments; fire safety and security systems and equipment; and other similar business machines and equipment. It also includes motor, machine, engine and tool repair; welding and blacksmith services; furnace, boiler, tank and chimney maintenance and repair; sign manufacture and repair; mannequin service; and other similar services.

(Added by Ord. 115-90, App. 4/6/90)

SEC. 890.24. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; repealed by Ord. 20-15, File No. 110548, App. 2/20/2015, Eff. 3/22/2015)

SEC. 890.25. CATERING SERVICES.

A service use which involves the preparation and delivery of goods including the following items: food, beverages; balloons, flowers, plants, party decorations and favors; or cigarettes/candy.

(Added by Ord. 115-90, App. 4/6/90)

SEC. 890.27. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 890.28. DESIGN PROFESSIONAL.

An office use which provides professional design services to the general public or to other businesses and includes architectural, landscape architectural, engineering, interior design and industrial design services. It does not include (1) the design services of graphic artists or other visual artists which are included in the definition of arts activities described in Section 102.2 of this Code; (2) the services of advertising agencies or other services which are included in the definition of professional service activities described in Section 890.108 of this Code or administrative services, financial services or health service activities as identified in Sections 890.106, 890.110 or 890.114 of this Code.

(Added by Ord. 115-90, App. 4/6/90; amended by 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)

AMENDMENT HISTORY

Section amended; Ord. 233-21, Eff. 1/22/2022 and Ord. 37-22, Eff. 4/14/2022.

SEC. 890.30. DRIVE-UP FACILITY.

A structure designed for drive-to or drive-through trade which provides service to patrons while in private motor vehicles; excluding gas stations, service stations, auto repair garages and automotive wash, as defined in Sections 890.14, 890.15, 890.18 and 890.20 of this Code.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.34. RESERVED.

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012)

SEC. 890.36. ENTERTAINMENT, ADULT.

A retail use which includes the following: adult bookstore, as defined by Section 791 of the Police Code; adult theater, as defined by Section 791 of the Police Code; and encounter studio, as defined by Section 1072.1 of the Police Code. Such use shall be located no less than 1,000 feet from another adult entertainment use.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.37. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 172-11 , File No. 110506, App. 9/12/2011, Eff. 10/12/2011; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; repealed by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

SEC. 890.38. OPEN AIR SALES.

A retail use involving open air sale of new and/or used merchandise, except vehicles, but including agricultural products, crafts and/or art work.

(Added by Ord. 115-90, App. 4/6/90)

SEC. 890.39. GIFT STORE - TOURIST-ORIENTED.

A retail use which involves the marketing of small art goods, gifts, souvenirs, curios, novelties to the public, particularly those who are visitors to San Francisco rather than local residents.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.44. HOSPITAL OR MEDICAL CENTER.

A public or private institutional use which provides medical facilities for inpatient care, medical offices, clinics, and laboratories. It shall also include employee or student dormitories adjacent to medical facilities when the dormitories are operated by and affiliated with a medical institution. The institution must have met the applicable provisions of Section 304.5 of this Code concerning institutional master plans.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.46. HOTEL, TOURIST.

A retail use which provides tourist accommodations including guest rooms or suites, which are intended or designed to be used, rented, or hired out to guests (transient visitors) intending to occupy the room for less than 32 consecutive days. This definition also applies to buildings containing six or more guest rooms designated and certified as tourist units, under Chapter 41 of the San Francisco Administrative Code. For purposes of this Code, a "tourist hotel" does not include a tourist motel, which contains guest rooms or suites which are independently accessible from the outside, with garage or parking space located on the lot, and designed for, or occupied by, automobile-traveling transient visitors. Tourist hotels shall be designed to include all lobbies, offices and internal circulation to guest rooms and suites within and integral to the same enclosed building or buildings as the guest rooms or suites.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.47. HOTEL, RESIDENTIAL.

A hotel, as defined in Chapter 41 of the San Francisco Administrative Code, which contains one or more residential hotel units. A residential hotel unit is a guest room as defined in Section 203.7 of Chapter XII, Part II of the San Francisco Municipal Code (Housing Code), which had been occupied by a permanent resident on September 23, 1979, or any guest room designated as a residential unit pursuant to Sections 41.6 or 71.7 of Chapter 41 of the San Francisco Administrative Code. Residential hotels are further defined and regulated in the Residential Hotel Unit Conversion and Demolition Ordinance, Chapter 41 of the San Francisco Administrative Code.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.48. HOURS OF OPERATION.

The permitted hours during which any com- mercial establishment, not including automated teller machines, may be open for business.

(a) Other restrictions on the hours of operation of movie theaters, adult entertainment, and other entertainment uses, as defined in Sections 890.64 and 890.36 of this Code, respectively, shall apply pursuant to provisions in Section 303(c)(5), when such uses are permitted as conditional uses.

(b) Exception for Pharmacies. A pharmacy may qualify for the exception to operate on a 24-hour basis provided in Section 202.2 of this Code.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 184-97, App. 5/16/97; Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

AMENDMENT HISTORY

Divisions (a) and (b) amended; Ord. 70-23, Eff. 6/3/2023.

SEC. 890.49. [REPEALED.]

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; repealed by Ord. 71-14 , File No. 131205, App. 5/23/2014, Eff. 6/22/2014)

SEC. 890.50. INSTITUTIONS, OTHER.

(See Interpretations related to this Section.)

A public or private, nonprofit or profit-making use, excluding hospitals and medical centers, which provides services to the community, and meets the applicable provisions of Section 304.5 of this Code concerning institutional master plans, including but not limited to the following:

(a) Assembly and Social Service. A use which provides social, fraternal, counseling or recreational gathering services to the community. It includes a private noncommercial clubhouse, lodge, meeting hall, family or district association, recreation building, or community facility not publicly owned. It also includes an unenclosed recreation area.

(b) [Definition Deleted]

(c) Educational Service. A use certified by the Western Association of Schools and Colleges which provides educational services such as a school, college or university. It may include, on the same premises, employee or student dormitories and other housing operated by and affiliated with the institution.

(d) Religious Facility. A use which provides religious services to the community such as a church, temple or synagogue. It may include on the same lot, the housing of persons who engage in supportive activity for the institution.

(e) Residential Care. A medical use which provides lodging, board, and care for one day or more to persons in need of specialized aid by personnel licensed by the State of California and which provides no outpatient services; including but not limited to, a board and care home, rest home, or home for the treatment of the addictive, contagious, or other diseases or physiological disorders.

(f) Job Training. A use which provides job training and may also provide vocational counseling and job referrals.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 36-08, File No. 080157, App. 3/17/2008; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017)

AMENDMENT HISTORY

Division (a) amended; Ord. 66-11 , Eff. 5/20/2011. Division (b) deleted; Ord. 189-17, Eff. 10/15/2017.

SEC. 890.51. JEWELRY STORE.

A retail use which primarily involves the sale of jewelry to the general public. It may involve sales of precious stones, gems, precious metals, gold and silver or clocks and watches. Repair services or setting, custom design or manufacture of individual pieces of jewelry may also be provided.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.52. LABORATORY.

Laboratory shall mean space within any structure intended or primarily suitable for scientific research. The space requirements of uses within this category include specialized facilities and/or built accommodations that distinguish the space from office uses (as defined in Section 890.70), light manufacturing (as defined in Section 890.54(a)), or heavy manufacturing (including uses listed in Sections 226(g) through 226(w)). Examples of laboratories include the following:

(a) Chemistry, biochemistry, or analytical laboratory;

(b) Engineering laboratory;

(d) Biological laboratories including those classified by the Centers for Disease Control (CDC) and National Institutes of Health (NIH) as Biosafety level 1, Biosafety level 2, or Biosafety level 3;

(e) Animal facility or vivarium, including laboratories classified by the CDC/NIH as Animal Biosafety level 1, Animal Biosafety level 2, or Animal Biosafety level 3;

(f) Support laboratory;

(g) Quality assurance/Quality control laboratory;

(h) Core laboratory; and

(i) Cannabis testing (License Type 8—Testing laboratory, as defined in California Business and Professions Code, Division 10).

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018)

AMENDMENT HISTORY

Undesignated introductory paragraph and division (h) amended; division (i) added; Ord. 229-17, Eff. 1/5/2018.

SEC. 890.53. LIFE SCIENCE.

Life Science is an industry that involves the integration of natural and engineering sciences and advanced biological techniques using organisms, cells, and parts thereof for products and services. This includes the creation of products and services used to analyze and detect various illnesses, the design of products that cure illnesses, and/or the provision of capital goods and services, machinery, instruments, software, and reagents related to research and production. Life Science uses may utilize office, laboratory, light manufacturing, or other types of space. As a subset of Life Science uses. Life Science laboratories typically include biological laboratories and animal facilities or vivaria, as described in Section 890.52(d) and (e).

(Added by Ord. 298-08, File No. 081153, App. 12/19/2008)

SEC. 890.54. LIGHT MANUFACTURING, WHOLESALE SALES, STORAGE.

(See Interpretations related to this Section.)

A commercial use, including light manufacturing, wholesale sales, and storage, as defined in Subsections (a), (b), (c), and (d) below.

(a) Light Manufacturing. A nonretail use that provides for the fabrication or production of goods, by hand or machinery, for distribution to retailers or wholesalers for resale off the premises, primarily involving the assembly, packaging, repairing, or processing of previously prepared materials, when conducted in an enclosed building having no openings other than fixed windows or exits required by law located within 50 feet of any R District. Light manufacturing uses include production and custom activities usually involving individual or special design, or handiwork, such as the following fabrication or production activities as may be defined by the Standard Industrial Classification Code Manual as light manufacturing uses:

(1) Food processing, not including mechanized assembly line production of canned or bottled goods;

(2) Apparel and other garment products;

(3) Furniture and fixtures;

(4) Printing and publishing of books or newspaper;

(5) Leather products;

(6) Pottery;

(7) Glass blowing;

(8) Measuring, analyzing, and controlling instruments; photographic, medical and optical goods; watches and clocks; and

(9) Manufacture of cannabis products or cannabis extracts that are derived without the use of volatile organic compounds (License Type 6—Manufacturer 1, as defined in California Business and Professions Code, Division 10).

It shall not include the chemical processing of materials or the use of any machine that has more than five horsepower capacity, nor shall the mechanical equipment required for the use, together with related floor space used primarily by the operators of such equipment, in aggregate occupy more than ¼ of the total gross floor area of the use.

It shall be not include a trade shop, as defined in Section 890.124 of this Code, or a heavy industrial use subject to Section 226(e) through (w) of this Code. It shall not include general or heavy manufacturing uses, not described in this Subsection (a).

(b) Wholesale Sales. A nonretail use that exclusively provides goods or commodities for resale or business use, including accessory storage. This use includes cannabis distribution (License Type 11—Distributor, as defined in California Business and Professions Code, Division 10). It shall not include a nonaccessory storage warehouse.

(c) Commercial Storage. A commercial use which stores, within an enclosed building, contractors' equipment, building materials or goods or materials used by other businesses at other locations. This use shall not include the storage of waste, salvaged materials, automobiles, inflammable or highly combustible materials, and wholesale goods or commodities.

(d) Self-Storage. Retail facilities for the storage of household and personal goods.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 196-11 , File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018)

AMENDMENT HISTORY

Division (c) amended; Ord. 196-11 , Eff. 11/3/2011. Divisions (a), (a)(8), and (b) amended; division (a)(9) added; Ord. 229-17, Eff. 1/5/2018.

SEC. 890.56. LOT SIZE (PER DEVELOPMENT).

The permitted gross lot area for new construction or expansion of existing development. "Lot" is defined in Section 102.12.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.58. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 20-15, File No. 110548, App. 2/20/2015, Eff. 3/22/2015)

SEC. 890.60. MASSAGE ESTABLISHMENT.

(a) Definition. Massage Establishments are defined by Section 29.5 of the Health Code. For purposes of the Planning Code only, "Massage Establishment" shall include a "Massage Establishment" but not a "Sole Practitioner Massage Establishment," as these terms are defined in Section 29.5 of the Health Code. Any Massage Establishment shall have first obtained a permit from the Department of Public Health pursuant to Section 29.25 of the Health Code, or a letter from the Director of the Department of Public Health certifying that the establishment is exempt from such a permit under Section 29.25.

(b) Controls. Massage Establishments shall be subject to Conditional Use authorization. Certain exceptions to the Conditional Use for accessory use massage are described in subsection (c) below. When considering an application for a conditional use permit pursuant to this subsection, the Planning Commission shall consider, in addition to the criteria listed in Section 303(c), the additional criteria described in Section 303(n).

(c) Exceptions. Certain exceptions would allow a massage use to be "permitted" without a Conditional Use authorization including:

(1) Certain Accessory Use Massage and provided that the massage use is accessory to a principal use; the massage use is accessed by the principal use; and the principal use is:

(A) a dwelling unit and the massage use conforms to the requirements of Section 204.1, for accessory uses for dwelling units in R or NC districts; or

(B) a tourist hotel as defined in Section 790.46 of this Code, that contains 100 or more rooms,

(D) a hospital or medical center, as defined in Section 790.44 of this Code.

(2) Chair Massage. The only massage service provided is chair massage, such service is visible to the public, and customers are fully-clothed at all times.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 289-06, File No. 050176, App. 11/20/2006; Ord. 139-09, File No. 090402, App. 7/2/2009; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 235-14 , File No. 140844, App. 11/26/2014, Eff. 12/26/2014; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; 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)

AMENDMENT HISTORY

Section amended in its entirety; Ord. 56-13 , Eff. 4/27/2013. Reference amended in division (b); Ord. 235-14 , Eff. 12/26/2014. Divisions (a), (b), and (c)(1)-(c)(1)(D) amended; former divisions (c)(3) and (d) deleted; new division (c)(3) added; Ord. 73-15, Eff. 6/27/2015. Division (a) amended; division (c)(3) deleted; Ord. 233-21, Eff. 1/22/2022 and Ord. 37-22, Eff. 4/14/2022.

SEC. 890.62. MORTUARY.

A retail use which provides funeral services, funeral preparation, or burial arrangements, including retail establishments that predominantly sell or offer for sale caskets, tombstones, or other funerary goods.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 112-98, App. 4/2/98)

SEC. 890.64. MOVIE THEATER.

A retail use other than an adult theater, regulated as adult entertainment, defined in Section 890.36 of this Code, which displays motion pictures, slides, or closed-circuit television pictures.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.68. NEIGHBORHOOD-SERVING BUSINESS.

A neighborhood-serving business cannot be defined by the type of use, but rather by the characteristics of its customers, types of merchandise or service, its size, trade area, and the number of similar establishments in other neighborhoods. The primary clientele of a "neighborhood-serving business," by definition, is comprised of customers who live and/or work nearby.

While a neighborhood-serving business may derive revenue from customers outside the immediately surrounding neighborhood, it is not dependent on out-of-neighborhood clientele.

A neighborhood-serving use provides goods and/or services which are needed by residents and workers in the immediate neighborhood to satisfy basic personal and household needs on a frequent and recurring basis, and which if not available require trips outside of the neighborhood.

A use may be more or less neighborhood-serving depending upon its trade area. Uses which, due to the nature of their products and services, tend to be more neighborhood-serving, are those which sell convenience items such as groceries, personal toiletries, magazines, and personal services such as cleaners, laundromats, and film processing. Uses which tend to be less neighborhood-oriented are those which sell more specialized, more expensive, less frequently purchased comparison goods such as automobiles and furniture.

For many uses (such as stores selling apparel, household goods, and variety merchandise), whether a business is neighborhood-serving depends on the size of the establishment: The larger the use, the larger the trade area, hence the less neighborhood-oriented.

Whether a business is neighborhood-serving or not also depends in part on the number and availability of other similar establishments in other neighborhoods: the more widespread the use, the more likely that it is neighborhood-oriented.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.69. NON-AUTO VEHICLE SALES OR RENTAL, LIGHT AND MARINE VEHICLES.

A retail use offering new or used bicycles, scooters, motorcycles, boats or other marine vehicles for sale, rent or lease when conducted entirely within an enclosed building.

(Added by Ord. 115-90, App. 4/6/90)

SEC. 890.70. OFFICE USE.

(a) “Office use” shall mean space within a structure or portion thereof intended or primarily suitable for occupancy by persons or entities which perform, provide for their own benefit, or provide to others at that location services including, but not limited to, the following: Professional; banking; insurance; management; consulting; technical; sales; and design; and the non-accessory office functions of manufacturing and warehousing businesses; multimedia, software development, web design, electronic commerce, and information technology; all uses encompassed within the definition of “administrative services” in Section 890.106 of this Code; and all “professional services” as proscribed in Section 890.108 of this Code excepting only those uses which are limited to the Chinatown Mixed Use District.

(b) “Office use” shall exclude: retail uses; repair; any business characterized by the physical transfer of tangible goods to customers on the premises; wholesale shipping, receiving and storage; and design showrooms or any other space intended and primarily suitable for display of goods.

(Added by Ord. 115-90, App. 4/6/90; Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

AMENDMENT HISTORY

Division (a) amended; Ord. 70-23, Eff. 6/3/2023.

SEC. 890.71. OUTDOOR ACTIVITY AREA.

(See Interpretations related to this Section.)

An area, not including primary circulation space or any public street, located outside of a building or in a courtyard which is provided for the use or convenience of patrons of a commercial establishment including, but not limited to, newspaper sales, sitting, eating, drinking, dancing, and food service activities.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90)

SEC. 890.80. PUBLIC USE.

A publicly or privately owned use which provides public services to the community, whether conducted within a building or on an open lot, and which has operating requirements which necessitate location within the district, including civic structures such as museums, post offices, administrative offices of government agencies, public libraries, police stations, transportation facilities, utility installations, and Internet Services Exchange. Such use shall not include service yards, machine shops, garages, incinerators and publicly operated parking in a garage or lot. Public uses shall also include a community recycling collection center, as defined in Subsection (a) below.

(a) Community Recycling Collection Center. A public use, which collects, stores or handles recyclable materials, including glass and glass bottles, newspaper, aluminum, paper and paper products, plastic and other materials which may be processed and recovered, if within a completely enclosed container or building, having no openings other than fixed windows or exits required by law. This use shall not include the storage, exchange, packing, disassembling or handling of waste, used furniture and household equipment, used cars in operable condition, used or salvaged machinery, or salvaged housewrecking and structural steel materials and equipment.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 77-02, File No. 011448, App. 5/24/2002; Ord. 166-16 , File No. 160477, App. 8/11/2016, Eff. 9/10/2016)

AMENDMENT HISTORY

Introductory paragraph amended; Ord. 166-16 , Eff. 9/10/2016.

SEC. 890.81. RECREATION FACILITY.

A publicly or privately owned facility of at least 10,000 gross square feet that offers free or fee-based membership to the general public and is used for recreational activities such as ice skating, bowling, swimming, soccer, tennis, racquetball, basketball, softball, baseball, and similar activities. The facility may also include play areas for children and accessory accommodations such as locker rooms and activity rooms.

(Added by Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013)

SEC. 890.84. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014)

Editor's Note:
For current provisions relating to residential conversion, see Sec. 317.

SEC. 890.86. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014)

Editor's Note:
For current provisions relating to residential demolition, see Sec. 317.

SEC. 890.88. RESIDENTIAL USE.

(See Interpretations related to this Section.)

A use which provides housing for San Francisco residents, rather than visitors, including a dwelling unit or group housing, as defined in Subsections (a) and (b) below, or a residential hotel, as defined in Section 890.47 of this Code and in Chapter 41 of the San Francisco Administrative Code. Notwithstanding the foregoing, use of a dwelling unit as a Short-Term Residential Rental in compliance with Administrative Code Section 41A.5 shall not alter the use type as a residential use.

(a) Dwelling Unit. A residential use which consists of a suite of two or more rooms and includes sleeping, bathing, cooking, and eating facilities, and has only one kitchen.

(b) Group Housing. A residential use which provides lodging or both meals and lodging without individual cooking facilities for a week or more at a time in a space not defined as a dwelling unit. Group housing includes, but is not limited to, a roominghouse, boarding house, guest house, lodging house, residence club, commune, fraternity and sorority house, monastery, nunnery, convent, and ashram. It also includes group housing operated by a medical or educational institution when not located on the same lot as such institution.

(c) Single Room Occupancy (SRO) Unit. A dwelling unit or group housing room consisting of no more than one occupied room with a maximum gross floor area of 350 square feet and meeting the Housing Code's minimum floor area standards. The unit may have a bathroom in addition to the occupied room. As a dwelling unit, it would have a cooking facility and bathroom. As a group housing room, it would share a kitchen with one or more other single room occupancy unit/s in the same building and may also share a bathroom. A single room occupancy building (or "SRO" building) is one that contains no residential uses other than SRO units and accessory living space.

(d) Homeless Shelter. A residential use which consists of living and/or sleeping accommodations without any fee to individuals and families who are homeless, as defined in the Federal Homeless Emergency Assistance and Rapid Transition to Housing (HEARTH) Act of 2009 (S. 896), as amended from time to time, subject to the physical and operational standards in Section 102 of this Code.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 368-94, App. 11/4/94; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 218-14 , File No. 140381, App. 10/27/2014, Eff. 11/26/2014, Oper. 2/1/2015; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015)

AMENDMENT HISTORY

Division (c) amended; Ord. 42-13 , Eff. 4/27/2013. Introductory paragraph amended; Ord. 218-14 , Oper. 2/1/2015. Division (d) added; Ord. 14-15 , Eff. 3/15/2015.

SEC. 890.90. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 297-10, File No. 101351, App. 12/3/2010; repealed by Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012)

SEC. 890.91. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012)

SEC. 890.92. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012)

SEC. 890.100. SALES AND SERVICES, NONRETAIL.

A commercial use which provides goods and/or services primarily to other businesses rather than to the general public, including light manufacturing, wholesale sales, storage and administrative services, as defined in Sections 890.54 and 890.106 of this Code, respectively.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.102. SALES AND SERVICES, OTHER RETAIL.

A retail use which provides goods and/or services but is not listed as a separate zoning category in zoning category numbers .41 through .63 of Sections 810 through 812 of this Code, including, but not limited to sale or provision of the following goods and services:

(a) General groceries;

(b) Specialty groceries such as cheese, confections, coffee, meat, produce;

(d) Personal items such as tobacco and magazines;

(e) Self-service laundromats and dry cleaning, where no portion of a building occupied by such use shall have any opening other than fixed windows and exits required by law within 50 feet of any R District;

(f) Household goods and services (including paint, fixtures and hardware, but excluding other building materials);

(g) Variety merchandise;

(h) Florists and plant stores;

(i) Apparel and accessories;

(j) Antiques, art galleries and framing services;

(k) Home furnishings, furniture and appliances;

(l) Books, stationery, music and sporting goods; and

(m) Toys, gifts, and photographic goods and services.

It excludes tourist motels, as distinguished from tourist hotels in Section 890.46 of this Code, amusement game arcades and household goods self-storage facilities, which are included in "storage," defined in Section 790.117 of this Code. It also excludes the sale of heating fuel and the sale or rental of commercial equipment (excluding office equipment) and construction materials, other than paint, fixtures and hardware.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.104. SALES AND SERVICES, RETAIL.

A commercial use which provides goods and/or services directly to the consumer and not for resale and is accessible to the general public.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.106. SERVICE, ADMINISTRATIVE.

A use, generally an office use, which provides executive, management, administrative, clerical and other services exclusively to the business community and not to the general public.

It does not include services which are available to the general public. Administrative services may include accessory storage, but not the storage of building materials, contractor's equipment, or maintenance equipment for nonresidential structures, or items, other than samples, for wholesale sale.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90)

SEC. 890.108. SERVICE, PROFESSIONAL.

A use, generally an office use, which provides professional services to the general public or to other businesses including, but not limited to, accounting, legal, consulting, insurance, real estate brokerage, advertising agencies, public relations agencies, computer and data processing services, employment agencies, management consultants and other similar consultants, telephone message services, and travel services.

Within the Chinatown Mixed Use Districts, this definition shall also apply to building, plumbing, electrical, painting, roofing, furnace or pest control contractors and storage of incidental equipment and supplies used by them, if located entirely within an enclosed building having no openings other than fixed windows or exits required by law within 50 feet of an R District, and if the storage of equipment and supplies does not occupy more than of the total gross floor area of the use. No processing of building materials, such as mixing of concrete or heating of asphalt shall be conducted on the premises. Parking, loading and unloading of all vehicles used by the contractor shall be located entirely within the building containing the use.

This use shall not include research services of an industrial or scientific nature in a commercial or medical laboratory, other than routine medical testing and analysis by a health-care professional or hospital.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90)

SEC. 890.110. SERVICE, FINANCIAL.

A use, which provides banking services and products to the public, such as banks, savings and loans, and credit unions, when occupying more than 15 feet of linear frontage or 200 square feet of gross floor area. Any applicant for a financial service use shall provide the Planning Department with a true copy of the license issued to it by the State of California.

(Added by Ord. 131-87, App. 4/24/87 amended by Ord. 115-90, App. 4/6/90; Ord. 269-07, File No. 070671, App. 11/26/2007)

SEC. 890.111. SERVICE, BUSINESS.

A use that provides the following kinds of services to businesses and/or to the general public and does not fall under the definition of “office” pursuant to Section 890.70: radio and television stations; newspaper bureaus; magazine and trade publication publishing; microfilm recording; slide duplicating; bulk mail services; parcel shipping services; parcel labeling and packaging services; messenger delivery/courier services; sign painting and lettering services; building maintenance services; and cannabis delivery services.

(Added by Ord. 115-90, App. 4/6/90; Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018)

AMENDMENT HISTORY

Section amended; Ord. 229-17, Eff. 1/5/2018.

SEC. 890.112. SERVICE, LIMITED FINANCIAL.

A retail use which provides banking services, when not occupying more than 15 feet of linear frontage or 200 square feet of gross floor area. Automated teller machines, if installed within such a facility or on an exterior wall as a walk-up facility, are included in this category; however, these machines are not subject to the hours of operation, as defined in Section 890.48 of this Code and set forth in zoning category number .27 of Sections 810 through 812 of this Code for each district. Any applicant for a limited financial service use shall provide the Planning Department with a true copy of the license issued to it by the State of California.

(Added by Ord. 131-87, App. 4/24/87; Ord. 269-07, File No. 070671, App. 11/26/2007)

SEC. 890.113. SERVICE, FRINGE FINANCIAL.

A retail use that provides banking services and products to the public and is owned or operated by a "check casher" as defined in California Civil Code Section 1789.31, as amended from time to time, or by a "licensee" as defined in California Financial Code Section 23001(d), as amended from time to time. Any applicant for a fringe financial service use shall provide the Planning Department with a true copy of the license issued to it by the State of California.

(Ord. 269-07, File No. 070671, App. 11/26/2007)

SEC. 890.114. SERVICE, HEALTH.

(See Interpretations related to this Section.)

A use, generally an office use, which provides medical and allied health services to the individual by physicians, surgeons, dentists, podiatrists, psychologists, psychiatrists, acupuncturists, chiropractors, Sole Massage Practitioners, or any other health-care professionals when licensed by a State-sanctioned Board overseeing the provision of medically oriented services. It includes a clinic, primarily providing outpatient care in medical, psychiatric or other health services, and not part of a hospital or medical center, as defined in Section 890.44 of this Code.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 139-09, File No. 090402, App. 7/2/2009; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; 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)

AMENDMENT HISTORY

Section amended; Ord. 73-15, Eff. 6/27/2015. Section header and section amended; Ord. 233-21, Eff. 1/22/2022 and Ord. 37-22, Eff. 4/14/2022.

SEC. 890.116. SERVICE, PERSONAL.

(See Interpretations related to this Section.)

A retail use which provides grooming services to the individual, including salons, cosmetic services, tattoo parlors, and health spas; and instructional services not certified by the State Educational Agency, such as art, dance, exercise, martial arts, and music classes.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021)

AMENDMENT HISTORY

Section amended; Ord. 296-18, Eff. 1/12/2019. Section amended; Ord. 111-21, Eff. 9/4/2021.

SEC. 890.118. STORY.

That portion of a building included between the upper surface of any floor and the upper surface of the floor next above, except that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the ceiling or roof above.

It shall include any mezzanine, or intermediate level, the area of which does not exceed 33 1/3% of the total area of the floor, provided that the mezzanine is an open and integral part of the story of which it is a portion and there is no more than one mezzanine level per story.

(a) Basement. Space located below the first story of a building when such space is of sufficient floor to ceiling height for legal occupancy.

(b) Story, First. The highest building story with a floor level which is not more than six feet above grade at the centerline of the frontage of the lot where grade is defined.

(1) Grade. For purposes of this definition, "grade" is the point of elevation of the finished surface of the ground, paving or sidewalk at the property line located along primary frontage, i.e., any street frontage between two consecutive streets or alleys where the total street frontage is entirely within a Chinatown Mixed Use District. If the lot has more than one property line or no property line located along primary frontage, the Zoning Administrator shall choose the property line facing a street or alley where the grade is defined. In such situations the Zoning Administrator shall favor streets which serve as major transportation routes, major or secondary thoroughfares, and streets along which other commercial districts are located. When the property line is five feet or more from the building frontage, grade shall be taken at the surface of the ground, paving or sidewalk along the building frontage.

(2) The provisions of Section 102.11 of this Code shall apply to define the point of measurement at grade where the building steps laterally in relation to the street used to define "grade."

(d) Story, Third and Above. The story or stories of a building above the second story and below the ceiling of the topmost story of a building.

(Added by Ord. 131-87, App. 4/24/87)

SEC. 890.122. RESERVED.

(Added by Ord. 131-87, App. 4/24/87; repealed by Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012)

SEC. 890.123. TOBACCO PARAPHERNALIA ESTABLISHMENT

A Tobacco Paraphernalia Establishment is retail use where more than 10% of the square footage of Occupied Floor Area, as defined in Section 102, or more than 10 linear feet of display area projected to the floor, whichever is less, is dedicated to the sale, distribution, delivery, furnishing, or marketing of Tobacco Paraphernalia from one person to another. “Tobacco Paraphernalia” means paraphernalia, devices, or instruments that are designed or manufactured for the smoking, ingesting, inhaling, or otherwise introducing into the body of tobacco, products prepared from tobacco, or controlled substances as defined in California Health and Safety Code Sections 11054 et seq. “Tobacco Paraphernalia” does not include lighters, matches, cigarette holders, any device used to store or preserve tobacco, tobacco, cigarettes, cigarette papers, cigars, or any other preparation of tobacco that is permitted by existing law. Medical Cannabis Dispensaries, as defined in Section 3301(f) of the San Francisco Health Code, are not Tobacco Paraphernalia Establishments.

(Added by Ord. 244-08, File No. 080567, App. 10/30/2008; amended by Ord. 3-10, File No. 090962, App. 1/15/2010; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

AMENDMENT HISTORY

Section amended; Ord. 56-13 , Eff. 4/27/2013. Section amended; Ord. 70-23, Eff. 6/3/2023.

SEC. 890.124. TRADE SHOP.

(See Interpretations related to this Section.)

A retail service use which provides custom-crafted goods and/or services for sale directly to the consumer, reserving some storefront space for display and retail service. The Trade Shop shall be conducted to minimize the impacts of noise, vibration, or emissions beyond the premises of the use. A trade shop includes, but is not limited to:

(a) Repair of personal apparel, accessories, household goods, appliances, furniture and similar items, but excluding repair of motor vehicles and structures;

(b) Upholstery services;

(d) Printing of a minor processing nature, including multicopy and blueprinting services and printing of pamphlets, brochures, resumes and small reports, but excluding printing of books, magazines or newspapers;

(e) Tailoring; and

(f) Other artisan craft uses, including fine arts uses.

(g) Within Eastern Neighborhoods Mixed Use Districts, this use shall include the offices of building, plumbing, electrical, painting, masonry, roofing, furnace or pest control contractors and storage of incidental equipment and supplies used by them, if located entirely within an enclosed building having no openings other than fixed windows or exits required by law within 50 feet of an R District. No processing of building materials, such as mixing of concrete or heating of asphalt shall be conducted on the premises. Parking, loading, and unloading of all vehicles used by the contractor shall be located entirely within the building containing the use.

(h) Within the Chinatown Mixed Use Districts, it does not include any shop which uses a single machine of more than five horsepower capacity, or a shop in which the mechanical equipment, together with related floor space used primarily by the operators of such equipment, occupies in the aggregate more than 1/3 of the total Gross Floor Area of the use. A trade shop is distinct from light manufacturing, as defined in Section 890.54(a) of this Code.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

AMENDMENT HISTORY

Formerly undesignated material designated as divisions (g) and (i); former division (g) redesignated as (h) and amended; Ord. 56-13 , Eff. 4/27/2013. Former division (g) deleted; former divisions (h) and (i) redesignated as divisions (g) and (h) and amended; Ord. 296-18, Eff. 1/12/2019. Undesignated introductory paragraph and division (g) amended; Ord. 70-23, Eff. 6/3/2023.

SEC. 890.125. CANNABIS RETAIL.

A Retail Sales and Service Use that sells or otherwise provides cannabis and cannabis-related products for adult use, and that may also include the sale of cannabis for medicinal use. Cannabis Retail establishments may only be operated by the holder of (a) a valid license from the State of California (License Type 10—Retailer, as defined in California Business and Professions Code, Division 10) and (b) a valid permit from the City’s Office of Cannabis. This use is subject to operating and location restrictions set forth in Section 202.2(a).

(Added by Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018)

SEC. 890.130. USE SIZE (NONRESIDENTIAL).

The permitted gross floor area allowed each individual nonresidential use. "Gross floor area" is defined in Section 102.9 of this Code.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90)

SEC. 890.131. VEHICLE STORAGE, OPEN LOT.

A use which provides for the storage of buses, recreational vehicles, mobile homes, trailers or boats and/or storage for more than 72 hours of other vehicles on an open lot. It shall not include rooftop storage.

(Added by Ord. 115-90, App. 4/6/90)

SEC. 890.132. VEHICLE STORAGE, ENCLOSED LOT OR STRUCTURE.

A use which provides for the storage of buses, recreational vehicles, mobile homes, trailers or boats and/or storage for more than 72 hours of other vehicles in an enclosed lot or structure. It shall not include rooftop storage.

(Added by Ord. 115-90, App. 4/6/90)

SEC. 890.133. MEDICAL CANNABIS DISPENSARY.

Medical cannabis dispensary ("MCD") as defined by Section 3301(f) of the San Francisco Health Code.

(a) Requirements. MCDs must meet all of the following requirements:

(1) The parcel containing the MCD cannot be located within 1,000 feet from a parcel containing:

(A) a public or private elementary or secondary school; or

(B) a community facility and/or a recreation center that primarily serves persons under 18 years of age;

(2) The MCD is not located on the same parcel as a facility providing substance abuse services that is licensed or certified by the State of California or funded by the Department of Public Health;

(3) No alcohol is sold or distributed on the premises for on or off-site consumption;

(4) If medical cannabis is smoked on the premises the dispensary shall provide adequate ventilation within the structure such that the doors and windows are not left open for such purposes, resulting in odor emission from the premises;

(5) In addition to these requirements, an MCD must meet all of the requirements in Article 33 of the San Francisco Health Code.

(b) Application and Referral Process. The Department of Public Health is the lead agency for regulating MCDs. Final City permits are issued by the Department of Public Health. No dispensary may open without final authorization from the Department of Public Health. The Planning Department will review an application for a Medical Cannabis Dispensary only upon receipt of (1) a valid referral from the Department of Public Health pursuant to Health Code Section 3304 and 3305, (2) supplemental application materials, if any, designated by the Planning Department, and (3) a building permit application.

(c) Notice. Once the Department has determined that the application is complete, a 30-day notice of application shall be mailed to owners and occupants within a 300 foot radius of the subject property. Notice shall be posted on the project site for no less than 30 days.

(d) Hearing. A Mandatory Discretionary Review hearing will be scheduled at the Planning Commission, which may choose to exercise its discretionary review powers and disapprove, modify, or approve the dispensary.

(e) Signage. Signage for the medical cannabis dispensary shall be limited to one wall sign not to exceed ten square feet in area, and one identifying sign not to exceed two square feet in area; such signs shall not be directly illuminated. Any wall sign, or the identifying sign if the medical cannabis dispensary has no exterior wall sign, shall include the following language: "Only individuals with legally recognized Medical Cannabis Identification Cards or a verifiable, written recommendation from a physician for medical cannabis may obtain cannabis from medical cannabis dispensaries." The required text shall be a minimum of two inches in height.

(f) Abandonment. If an MCD closes for a duration longer than 18 months or if the MCD's license is revoked by DPH pursuant to Health Code Section 3315, the MCD will be considered abandoned and any Planning Commission authorization for the parcel shall be null and void.

(g) Permit Statement. Any permit issued for a medical cannabis dispensary shall contain the following statement in bold-face type: "Issuance of this permit by the City and County of San Francisco is not intended to and does not authorize the violation of State or Federal law."

(Added by Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 225-06, File No. 060032, Effective without the signature of the Mayor; Ord. 225-07, File No. 070677, App. 10/2/2007; Ord. 90-08, File No. 080232, App. 5/21/2008; Ord. 140-11, File No. 110482, App. 7/5/2011, Eff. 8/4/2011)

AMENDMENT HISTORY

Section amended in its entirety; Ord. 140-11, Eff. 8/4/2011.

SEC. 890.140. WALK-UP FACILITY.

A structure designed for provision of pedestrian-oriented services when located on an exterior building wall, including window service, self-service operations, and automated bank teller machines (ATMs). Such facilities shall provide waste receptacles, be kept free of litter, and provide adequate lighting for the facility and adjacent sidewalk, consistent with Planning Department guidelines.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

AMENDMENT HISTORY

Section amended; Ord. 70-23, Eff. 6/3/2023.

San Francisco City Zoning Code

ARTICLE 8

MIXED USE DISTRICTS

SEC. 801. MIXED USE DISTRICT PROVISIONS.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90)

SEC. 801.1. PURPOSE OF ARTICLE 8.

(b) To establish a zoning system which will accommodate all classes of Mixed Use Districts including individual districts which are tailored to the unique characteristics of specific areas;

(Added by Ord. 131-87, App. 4/24/87; Ord. 298-08, File No. 081153, App. 12/19/2008)

SEC. 801.2. REFERENCES TO ARTICLES 1, 2, AND 7 (TEMPORARY).

102.8 shall refer to Section 102, Family

102.9 shall refer to Section 102, Gross Floor Area Ratio

102.10 shall refer to Section 102, Occupied Floor Area

102.11 shall refer to Section 102, Floor Area Ratio

102.12 shall refer to Section 102, Height (of a building)

102.18 shall refer to Section 102, One Ownership

102.35(a) shall refer to Section 102, Neighborhood Agriculture

102.35 (b) shall refer to Section 102, Large Scale Urban Agriculture

209.5(a) and (b) shall refer to Section 102, Entertainment and Recreation, Non-Commercial

209.9(f) and (g) shall refer to Section 102, Live/Work Unit

221(c) shall refer to Section 102, Community Facility

221(d) shall refer to Section 102, Arts Activities.

221(f) shall refer to Section 102, Entertainment, General

224 shall refer to Section 102, Animal Hospital, and Kennel

225 shall refer to Section 102, Storage Yard, Wholesale Sales, and Wholesale Storage

226 shall refer to Section 102, Industrial Use

227(a) shall refer to Section 102, Greenhouse.

227(c) shall refer to Section 102, Mortuary

227(h) shall refer to Section 102, Wireless Telecommunications Services Facility

790.22 shall refer to Section 102, Bar

790.44 shall refer to Section 102, Hospital

790.46 shall refer to Section 102, Tourist Hotel

790.48 shall refer to Section 102, Pharmacy

790.50 shall refer to Section 102, Institutional Use.

790.55 shall refer to Section 102, Liquor Store

790.84 shall refer to Section 317, Residential Conversion

790.90 shall refer to Section 102, Limited- Restaurant

790.91 shall refer to Section 102, Restaurant

790.102(a) shall refer to Section 102, General Grocery

790.110 shall refer to Section 102, Financial Service

790.114 shall refer to Section 102, Health Service

790.116 shall refer to Section 102, Personal Service

790.117 shall refer to Section 102, Self-Storage

AMENDMENT HISTORY

SEC. 803. MIXED USE DISTRICT REQUIREMENTS.

(See Interpretations related to this Section.)

AMENDMENT HISTORY

Section amended; Ord. 208-19, Eff. 10/21/2019.

SEC. 803.1. [REPEALED.]

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; repealed by Ord. 217-16, File No. 160424, App. 11/10/2016, Eff. 12/10/2016)

SEC. 803.2. USES PERMITTED IN CHINATOWN MIXED USE DISTRICTS.

(See Interpretations related to this Section.)

No use in a Chinatown Mixed Use District will be considered accessory to a Principal Use which involves or requires any of the following:

(2) Any Bar or Restaurant, or any other retail establishment which serves liquor for consumption on-site;

(5) Medical Cannabis Dispensaries.

(7) Cannabis Retail.

(8) An Adult Sex Venue as defined in Section 102 of this Code.

(f) Not Permitted Uses.

(3) The establishment of a use that sells alcoholic beverages, other than beer and wine, concurrent with motor vehicle fuel is prohibited, and shall be governed by Section 202(b)(1).

(4) No off-street parking garage installations or new curb cuts are permitted on the alleyways in the Chinatown Mixed-Use Districts.

(g) Other Chinatown Mixed Use District Provisions.

(A) the proposed garage opening/addition of off-street parking will not cause the “removal” or “conversion of residential unit,” as those terms are defined in Section 317 of this Code;

(B) the proposed garage opening/addition of off-street parking will not substantially decrease the livability of a Dwelling Unit without increasing the floor area in a commensurate amount;

(D) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code.

AMENDMENT HISTORY

SEC. 803.3. USES PERMITTED IN EASTERN NEIGHBORHOODS MIXED USE DISTRICTS.

(See Interpretations related to this Section.)

(i) An establishment that sells beer or wine with motor vehicle fuel is a conditional use, and shall be governed by Section 202.2(b)(1).

No use will be considered accessory to a Principal Use that involves or requires any of the following:

(ii) A Hotel, Motel, Adult Entertainment, or Massage Establishment use;

(iii) Any sign not conforming to the limitations of Section 607.2(f)(3).

(iv) A Medical Cannabis Dispensary use.

(vi) Cannabis Retail that does not meet the limitations set forth in Section 204.3(a)(3).

(vii) Catering uses that do not meet the limitations set forth in Section 703(d)(3)(B).

(viii) An Adult Sex Venue as defined in Section 102 of this Code.

(D) Temporary Uses. Temporary uses not otherwise permitted are permitted in Eastern Neighborhoods Mixed Use Districts to the extent authorized by Sections 205 through 205.5 of this Code.

AMENDMENT HISTORY

CODIFICATION NOTE

1 . So in Ord. 70-23.

SEC. 803.4. [REDESIGNATED.]

AMENDMENT HISTORY

SEC. 803.5. [REPEALED.]

(See Interpretations related to this Section.)

SEC. 803.6. [REPEALED.]

SEC. 803.7. [REPEALED.]

SEC. 803.8. LOW-INCOME AFFORDABLE HOUSING IN THE SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT.

(See Interpretations related to this Section.)

(c) The size of the dwelling unit shall deter- mine the size of the household in order to calcu- late purchase price or rent affordable to a household, as follows:

(1) For a studio unit, a household of one person;

(2) For a one bedroom unit, a household of two persons;

(3) For a two bedroom unit, a household of three persons;

(4) For a three bedroom unit, a household of four persons;

(5) For a four bedroom unit, a household of five persons.

(Added by Ord. 47-21, File No. 201175, App. 4/16/2021, Eff. 5/17/2021; amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023)

AMENDMENT HISTORY

Division (a) amended; Ord. 70-23, Eff. 6/3/2023.

SEC. 803.9. COMMERCIAL USES IN MIXED USE DISTRICTS.

(A) All uses are principally permitted, provided that:

(i) The project does not contain any Nighttime Entertainment use.

(iii) Residential uses meet the affordability requirements of the Residential Inclusionary Affordable Housing Program set forth in Section 415 through 415.9.

(i) The project does not contain any Adult Business or Nighttime Entertainment use.

(A) Office uses, as defined in Planning Code Section 102, are principally permitted, provided that:

(c) Preservation of Historic Buildings within and UMU Districts. The following rules are intended to support the economic viability of buildings of historic importance within the UMU District.

(2) All uses are permitted as of right, provided that:

(A) The project does not contain nighttime entertainment.

(C) Residential uses meet the affordability requirements of the Residential Inclusionary Affordable Housing Program set forth in Section 415 et seq.

(e) Vertical Controls for Office Uses.

(3) Controls.

Table 803.9(e)

Total Number of Stories	Maximum Number of Designated Office Stories
1-story	0 stories (office use NP)
2 - 4 stories	1-story
5 - 7 stories	2-stories
8 or more stories	3-stories

(F) For projects in MUG and UMU Districts with multiple buildings, consolidation of permitted office stories may be permitted, pursuant to the controls set forth in Section 329(d)(9).

AMENDMENT HISTORY

CODIFICATION NOTE

1. So in Ord. 70-23.

SEC. 809. [REPEALED.]

SEC. 810. CHINATOWN COMMUNITY BUSINESS DISTRICT.

Housing development in new buildings is encouraged at upper stories. Accessory dwelling units are permitted.

Table 810 CHINATOWN COMMUNITY BUSINESS DISTRICT ZONING CONTROL TABLE
		Chinatown Community Business District
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 250 - 252, 254, 260, 263.4 , 270, 271. See also Height and Bulk District Maps	40-X, 50-N, 65-N, 65-A, 65-85-A. P up to 35 feet; C above 35 feet. See Height and Bulk Map for more information.
5 Foot Height Bonus for Active Ground Floor Uses	§ 263.20	Not Permitted
Rear Yard	§§ 130, 134, 134.1, 136	No more than 75% of lot coverage at the lowest level occupied by a dwelling. Location of open space may be modified per § 134.1.
Sun Access Setbacks	§ 132.3	15 ft. at specified heights
Front Setback and Side Yard	§§ 130, 131, 132, 133	Not Required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required
Street Frontage Requirements	§ 145.1	Required
Maximum Street Frontage [per building]	§ 145.3	P up to 50 feet; C required for more than 50 feet
Ground Floor Commercial	§ 145.4	Not Required
Vehicular Access Restrictions	§ 155(r)	All alleyways in the Chinatown Mixed Use Districts; Broadway from the Embarcadero on the east to Polk Street on the west; and Columbus Avenue between Washington and North Point Streets
Miscellaneous
Lot Size (Per Development)	§ 121.3	P up to 5,000 sq. ft.; C 5,001 sq. ft. & above (1)
Planned Unit Development	§ 304	C
Awning, Canopy, or Marquee	§ 136.1	P
Signs	§§ 602 - 604, 607.2, 608.1, 608.2	As permitted by § 607.2
General Advertising Signs	§§ 262, 602.7, 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
Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136	48 sq. ft.
Off-Street Parking, Residential	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	P up to one car for each two Dwelling Units; C up to .75 cars for each Dwelling Unit, subject to the criteria and procedures of Section 151.1(e); NP above 0.75 cars for each Dwelling Unit § 303(u). (2)
Dwelling Unit Mix	§ 207.6	Not Applicable
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses		Controls by Story
Residential Uses		1st	2nd	3rd+
Residential Uses	§§ 135, 136	P	P	P
Accessory Dwelling Unit	§§ 102 , 207.1, 207.2	Accessory Dwelling Units are permitted to be constructed within an existing building zoned for residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground-story retail or commercial space.
Dwelling Unit Density	§ 207	Up to 1 unit per 200 sq. ft. 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 Density	§§ 208, 890.88(b)	1 bedroom per 140 sq. ft. lot area
Homeless Shelters Density	§§ 102, 208	Density limits regulated by the Administrative Code
Senior Housing Density	§§ 102, 202.2(f), 207	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
Residential Hotel Conversion, Demolition or Merger	Ch. 41 Admin. Code	NP	NP	NP

Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS
Development Standards
Floor Area Ratio	§§ 102, 123, 124, 207.9	2.8 to 1 2 For Office Uses minimum intensities may apply pursuant to § 207.9.
Use Size	§ 121.4	P up to 2,500 sq. ft.; C 2,501 to 5,000 sq. ft. (1)
Open Space	§ 135.1	1 sq. ft. for every 50 sq. ft. of building over 10,000 sq. ft.
Off-Street Parking, Non-Residential	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	No car parking 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, Non-Residential	§§ 150, 152, 153 - 155, 161(b), 204.5	None required if gross floor area is less than 10,000 sq. ft.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	C(3)
Hours of Operation	§ 102	No Limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§§ 102, 145.2	P in front, C elsewhere
Walk-up Facility	§ 102	P if recessed 3 ft., C otherwise

Zoning Category	§ References	Controls
NON-RESIDENTIAL USES		Controls by Story
NON-RESIDENTIAL USES		1st	2nd	3rd+
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, 202.5	NP	NP	NP
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C(5)1	C(5 )	C(5 )
Parking Garage, Private	§ 102	C	C	C
Parking Garage, Public	§ 102	C	C	C
Parking Lot, Private	§ 102	C	C	C
Parking Lot, Public	§ 102	C	C	C
Entertainment, Arts and Recreation Use Category
Entertainment and Recreation Uses*	§§ 102, 202.4	NP	NP	NP
Entertainment, General	§ 102	P	P	P
Entertainment, Nighttime	§ 102	P	P	P
Movie Theater	§ 102	P	P	NP
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*		P	P	P
Hospital	§ 102	NP	NP	NP
Medical Cannabis Dispensary	§ 102	NP	NP	NP
Public Facilities	§ 102	C	C	C
Sales and Service Use Category
Retail Sales and Service Uses*	§§ 102, 202.2(a), 202.3	P	P	P
Adult Business	§ 102	NP	NP	NP
Adult Sex Venue	§ 102	NP	NP	NP
Bar	§ 102	C	C	C
Cannabis Retail	§§ 102, 202.2(a)	NP	NP	NP
Flexible Retail	§§ 102, 202.9	P	NP	NP
Hotel	§ 102	C	C	C
Kennel	§ 102	NP	NP	NP
Massage Establishment	§§ 102, 204, 303(n), 803	C(4)	C(4)	NP(4)
Massage, Foot/Chair	§ 102	P	C	C
Mortuary	§ 102	C	C	NP
Motel	§§ 102, 202.2(a)	NP	NP	NP
Restaurant	§ 102	P(3)	C(1)(3)	C(1)(3)
Retail Workspace	§ 102	NP	NP	NP
Services, Financial	§ 102	P	NP	NP
Services, Fringe Financial	§ 102	P	NP	NP
Services, Limited Financial	§ 102	P	NP	NP
Storage, Self	§ 102	NP	NP	NP
Tobacco Paraphernalia Store	§ 102	C	NP	NP
Trade Shop	§ 102	P	C	NP
Non-Retail Sales and Service*	§ 102	NP	NP	NP
Design Professional	§ 102	P	P	P
Trade Office	§ 102	P	P	P
Services, Non-Retail Professional	§ 102	NP	P	P
Utility and Infrastructure Use Category
Utility and Infrastructure*		C	C	C
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP
Wireless Telecommunications Services Facility	§ 102	P	P	P

* Not listed below

(1) C for Use Size is not required for Restaurants larger than 5000 sq. ft., but C to establish the Use is required as indicated.

(a) the proposed garage opening/addition of off-street parking will not cause the “removal” or “conversion of Residential Unit,” as those terms are defined in Section 317 of this Code;

(b) the proposed garage opening/addition of off-street parking will not substantially decrease the livability of a Dwelling Unit without increasing the floor area in a commensurate amount;

(d) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code.

Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311(c)(2) of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (a), (b), and (c) above, which the Department shall independently verify. The Department shall also have made a determination that the project complies with (d) above.

(3) Formula Retail Restaurants and Limited Restaurants are NP in all Chinatown MUDs.

(4) P if accessory to a Hotel, Personal Service or Health Service.

(5)1 P where existing use is any Automotive Use.

AMENDMENT HISTORY

CODIFICATION NOTES

2. So in Ord. 245-25.

SEC. 811. CHINATOWN VISITOR RETAIL DISTRICT.

The height limit applicable to the district will accommodate two floors of housing or institutional use above two floors of retail use. Accessory dwelling units are permitted.

Table 811
CHINATOWN VISITOR RETAIL DISTRICT ZONING CONTROL TABLE

		Chinatown Visitor Retail District
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 250 - 252, 254, 260, 263.4, 270, 271. See also Height and Bulk District Maps	50-N. P up to 35 feet; C above 35 feet. See Height and Bulk Map for more information.
5 Foot Height Bonus for Active Ground Floor Uses	§ 263.20	Not Permitted
Rear Yard	§§ 130, 134, 134.1, 136	No more than 75% of lot coverage at the lowest level occupied by a dwelling. Location of open space may be modified per § 134.1.
Sun Access Setbacks	§ 132.3	15 ft. at specified heights
Front Setback and Side Yard	§§ 130, 131, 132, 133	Not Required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required
Street Frontage Requirements	§ 145.1	Required
Maximum Street Frontage [per building]	§ 145.3	P up to 50 feet; C required for more than 50 feet
Ground Floor Commercial	§ 145.4	Not Required
Vehicular Access Restrictions	§ 155(r)	All alleyways in the Chinatown Mixed Use Districts.
Miscellaneous
Lot Size (Per Development)	§ 121.3	P up to 5,000 sq. ft.; C 5,001 sq. ft. & above
Planned Unit Development	§ 304	C
Awning, Canopy, or Marquee	§ 136.1	P
Signs	§§ 602 - 604, 607.2, 608.1, 608.2	As permitted by § 607.2
General Advertising Signs	§§ 262, 602.7, 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
Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136	48 sq. ft.
Off-Street Parking, Residential	§§ 150, 151.1, 153 - 156, 166, 167, 204.5, 303	P up to one car for each two Dwelling Units; C for up to .75 cars for each Dwelling Unit, subject to the criteria and procedures of Sections 303(u) and 151.1(e), NP above 0.75 cars for each Dwelling Unit (2)
Dwelling Unit Mix	§ 207.6	Not Applicable
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses		Controls by Story
Residential Uses		1st	2nd	3rd+
Residential Uses		P	P	P
Accessory Dwelling Unit	§§ 102 , 207.1, 207.2	Accessory Dwelling Units are permitted to be constructed within an existing building zoned for residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground-story retail or commercial space.
Dwelling Unit Density	§ 207	Up to 1 unit per 200 sq. ft. 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 Density	§§ 208, 890.88(b)	1 bedroom per 140 sq. ft. lot area
Homeless Shelters Density	§§ 102 , 208	Density limits regulated by the Administrative Code
Senior Housing Density	§§ 102 , 202.2(f), 207	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
Residential Hotel Conversion, Demolition or Merger	Ch. 41 Admin. Code	NP	NP	NP

Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS
Development Standards
Floor Area Ratio	§§ 102, 123, 124 , 207.9	2.0 to 1 2 For Office Uses minimum intensities may apply pursuant to § 207.9.
Use Size	§ 121.4	P up to 2,500 sq. ft. C 2,501 to 5,000 sq. ft. (1)
Open Space	§ 135.1	1 sq. ft. for every 50 sq. ft. of building over 10,000 sq. ft.
Off-Street Parking, Non-Residential	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	No car parking 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, Non-Residential	§§ 150, 152, 153 - 155, 161, 204.5	None required if gross floor area is less than 10,000 sq. ft.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	NP
Hours of Operation	§ 102	P 6 a.m. - 11 p.m.; C 11 p.m. - 2 a.m.
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§§ 102, 145.2	P in front, C elsewhere
Walk-up Facility	§ 102	P if recessed 3 ft., C otherwise

Zoning Category	§ References	Controls
NON-RESIDENTIAL USES		Controls by Story
NON-RESIDENTIAL USES		1st	2nd	3rd+
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, 202.5	NP	NP	NP
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C(4)1	C(4)	C(4)
Parking Garage, Private	§ 102	C	C	C
Parking Garage, Public	§ 102	C	C	C
Parking Lot, Private	§ 102	C	C	C
Parking Lot, Public	§ 102	C	C	C
Entertainment, Arts and Recreation Use Category
Entertainment and Recreation Uses*	§§ 102, 202.4	NP	NP	NP
Entertainment, General	§ 102	C	C	NP
Entertainment, Nighttime	§ 102	C	C	NP
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*		P	P	P
Hospital	§ 102	NP	NP	NP
Medical Cannabis Dispensary	§ 102	NP	NP	NP
Public Facilities	§ 102	C	C	C
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	NP	NP	NP
Bar	§ 102	C	C	NP
Cannabis Retail	§§ 102, 202.2(a)	NP	NP	NP
Flexible Retail	§§ 102, 202.9	P	NP	NP
Gym	§ 102	P	P	NP
Hotel	§ 102	C	C	C
Kennel	§ 102	NP	NP	NP
Massage Establishment	§§ 102, 204, 303(n), 803	C(3)	C(3)	NP(3)
Massage, Foot/Chair	§ 102	P	C	C
Mortuary	§ 102	C	C	NP
Motel	§§ 102, 202.2(a)	NP	NP	NP
Restaurant	§ 102	P	C(1)	NP
Retail Workspace	§ 102	NP	NP	NP
Services, Financial	§ 102	NP	NP	NP
Services, Fringe Financial	§ 102	NP	NP	NP
Services, Health	§ 102	C	P	NP
Services, Limited Financial	§ 102	NP	NP	NP
Services, Personal	§ 102	C	P	NP
Services, Retail Professional	§ 102	P	P	NP
Storage, Self	§ 102	NP	NP	NP
Tobacco Paraphernalia Store	§ 102	C	NP	NP
Trade Shop	§ 102	P	C	NP
Non-Retail Sales and Service*	§ 102	NP	NP	NP
Design Professional	§ 102	NP	P	NP
Trade Office	§ 102	NP	P	P
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	C	C	C
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP
Wireless Telecommunications Services Facility	§ 102	P	P	P

* Not listed below

(1) C for Use Size is not required for Restaurants larger than 2,500 sq. ft., but C to establish the Use is required as indicated.

(a) the proposed garage opening/addition of off-street parking will not cause the “removal” or “conversion of residential unit,” as those terms are defined in Section 317 of this Code;

(b) the proposed garage opening/addition of off-street parking will not substantially decrease the livability of a dwelling unit without increasing the floor area in a commensurate amount;

(d) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code.

Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311(c)(2) of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (a), (b), and (c) above, which the Department shall independently verify. The Department shall also have made a determination that the project complies with (d) above.

(3) P if accessory to a Hotel, Personal Service or Health Service.

(4)1 P where existing use is any Automotive Use.

AMENDMENT HISTORY

Zoning Control Table: .74A and .74B added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: .41, .43, and .44 amended, former categories .42 and .45 deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: .54 amended; Specific Provisions: 811.54 added; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: .39a and .39b amended; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: .20 amended; Specific Provisions: 811.47b and 811.54 amended, former category 811.71 deleted; Ord. 227-14 , Eff. 12/13/2014. Specific Provisions: 811.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: .92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: .15, .16, and .17 amended; Ord. 20-15 , Eff. 3/22/2015. Zoning Control Table: .54 amended; Specific Provisions: 811.54 amended; Ord. 73-15, Eff. 6/27/2015. Section redesignated (formerly Sec. 811.1); introductory material amended; Zoning Control Table: .91 amended; Specific Provisions: 811.91 added; Ord. 162-15 , Eff. 10/18/2015. Zoning Control Table: former categories .38a, .38b, .39a, and .39b deleted, .97 and .98 added; Ord. 33-16 , Eff. 4/10/2016. Specific Provisions: 811.91 amended; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: .99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: .30 amended; Ord. 217-16, Eff. 12/10/2016. Zoning Control Table: heading and categories .22 and .94 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: .75 added; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: .75 and .83 deleted; Ord. 213-18, Eff. 10/15/2018. Zoning Control Table: .23 and .94 amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table: .23 and .94 amended; Ord. 311-18, Eff. 1/21/2019. Introductory material amended; Zoning Control Table replaced; Notes (1)-(2) added; Specific Provisions table deleted; Ord. 208-19, Eff. 10/21/2019. Zoning Control Table and Note (2)(c) amended; Ord. 63-20, Eff. 5/25/2020. Introductory material and Zoning Control Table amended; Ord. 54-21, Eff. 5/24/2021. Zoning Control Table amended; Ord. 111-21, Eff. 9/4/2021. Note (2) amended; Ord. 136-21, Eff. 9/4/2021. Second introductory paragraph and Zoning Control Table amended; Note (3) added; Ord. 233-21, Eff. 1/22/2022. Second introductory paragraph, Zoning Control Table, and Note (3) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (4)1 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 248-23 , Eff. 1/14/2024. Zoning Control Table amended; Ord. 249-23 , Eff. 1/14/2024. First introductory paragraph amended; Ord. 33-24 , Eff. 3/23/2024. Zoning Control Table amended; Ord. 297-24 , Eff. 1/19/2025. Undesignated introductory material and Zoning Control Table amended; Ord. 245-25 , Eff. 1/12/2026.

CODIFICATION NOTES

2 . So in Ord. 245-25.

SEC. 812. CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT.

Housing development in new and existing buildings is encouraged above the ground floor. Institutional uses are also encouraged. Accessory Dwelling Units are permitted.

Table 812 CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLE
		Chinatown Residential Neighborhood Commercial District
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 249.19, 250 - 252, 254, 260, 263.4, 270, 271. See also Height and Bulk District Maps.	40-X, 50-N, 65-N, 65-85-N, & 110-G. P up to 35 feet; C above 35 feet. See Height and Bulk Map for more information.
5 Foot Height Bonus for Active Ground Floor Uses	§ 263.20	Not Permitted
Rear Yard	§§ 130, 134, 134.1, 136	No more than 75% of lot coverage at the lowest level occupied by a dwelling. Location of open space may be modified per § 134.1.
Sun Access Setbacks	§ 132.3	15 ft. at specified heights
Front Setback and Side Yard	§§ 130, 131, 132, 133	Not Required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required
Street Frontage Requirements	§ 145.1	Required
Maximum Street Frontage [per building]	§ 145.3	P up to 50 feet; C required for more than 50 feet
Ground Floor Commercial	§ 145.4	Not Required
Vehicular Access Restrictions	§ 155(r)	All alleyways in the Chinatown Mixed Use Districts; and Columbus Avenue between Washington and North Point Streets.
Miscellaneous
Lot Size (Per Development)	§ 121.3	P up to 5,000 sq. ft.; C 5,001 sq. ft. & above
Planned Unit Development	§ 304	C
Awning	§ 136.1	P
Canopy, or Marquee	§ 136.1	NP
Signs	§§ 602 - 604, 607.2, 608.1, 608.2	As permitted by § 607.2
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
Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136	48 sq. ft.
Off-Street Parking, Residential	§§ 150, 151.1, 153 - 156, 166, 167, 204.5, 303	P up to one car for each two Dwelling Units; C for up to .75 cars for each Dwelling Unit, subject to the criteria and procedures of Sections 303(u) and 151.1(e), NP above 0.75 cars for each Dwelling Unit (1)
Dwelling Unit Mix	§ 207.6	Not Applicable
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses		Controls by Story
Residential Uses		1st	2nd	3rd+
Residential Uses		P	P	P
Accessory Dwelling Unit	§§ 102 , 207.1, 207.2	Accessory Dwelling Units are permitted to be constructed within an existing building zoned for residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground-story retail or commercial space.
Dwelling Unit Density	§ 207	Up to 1 unit per 200 sq. ft. 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 Density	§§ 208, 890.88(b)	1 bedroom per 140 sq. ft. lot area
Homeless Shelters Density	§§ 102 , 208	Density limits regulated by the Administrative Code
Senior Housing Density	§§ 102 , 202.2(f), 207	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
Residential Hotel Conversion, Demolition or Merger	Ch. 41 Admin. Code	NP	NP	NP

Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS
Development Standards
Floor Area Ratio	§§ 102, 123, 124 , 207.9	1.0 to 1 2 For Office Uses minimum intensities may apply pursuant to § 207.9.
Use Size	§ 121.4	P up to 2,500 sq. ft.; C 2,501 to 4,000 sq. ft.
Open Space	§ 135.1	1 sq. ft. for every 50 sq. ft. of building over 10,000 sq. ft.
Off-Street Parking, Non-Residential	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	No car parking 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 sq. ft.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	C(2)
Hours of Operation	§ 102	P 6 a.m. - 11 p.m.; C 11 p.m. - 2 a.m.
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§§ 102, 145.2	P in front, C elsewhere
Walk-up Facility	§ 102	P if recessed 3 ft., C otherwise

Zoning Category	§ References	Controls
NON-RESIDENTIAL USES		Controls by Story
NON-RESIDENTIAL USES		1st	2nd	3rd+
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, 202.5	NP	NP	NP
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C(4)1	C(4)	C(4)
Parking Garage, Private	§ 102	C	C	C
Parking Lot, Private	§ 102	C	C	C
Parking Lot, Public	§ 102	C	NP	NP
Entertainment, Arts and Recreation Use Category
Entertainment and Recreation Uses*	§§ 102, 202.4	NP	NP	NP
Movie Theater	§ 102	C	NP	NP
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
Hospital	§ 102	C	C	C
Medical Cannabis Dispensary	§ 102	NP	NP	NP
Public Facilities	§ 102	C	C	C
Sales and Service Use Category
Retail Sales and Service Uses*	§§ 102, 202.2(a), 202.3	P	NP	NP
Adult Business	§ 102	NP	NP	NP
Adult Sex Venue	§ 102	NP	NP	NP
Animal Hospital	§ 102	NP	NP	NP
Bar	§ 102	C	NP	NP
Cannabis Retail	§§ 102, 202.2(a)	NP	NP	NP
Flexible Retail	§§ 102, 202.9	P	NP	NP
Gift Store– Tourist Oriented	§ 102	NP	NP	NP
Hotel	§ 102	NP	NP	NP
Jewelry Store	§ 102	C	NP	NP
Kennel	§ 102	NP	NP	NP
Massage Establishment	§§ 102, 204, 803	P	NP(3)	NP(3)
Mortuary	§ 102	C	C	NP
Motel	§§ 102, 202.2(a)	NP	NP	NP
Restaurant	§ 102	P(2)	NP	NP
Retail Workspace	§ 102	NP	NP	NP
Services, Financial	§ 102	C	NP	NP
Services, Fringe Financial	§ 102	NP	NP	NP
Services, Limited Financial	§ 102	C	NP	NP
Storage, Self	§ 102	NP	NP	NP
Tobacco Paraphernalia Store	§ 102	C	NP	NP
Trade Shop	§ 102	P	C	NP
Non-Retail Sales and Service*	§ 102	NP	NP	NP
Design Professional	§ 102	P	NP	NP
Trade Office	§ 102	P	NP	NP
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	C	C	C
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP
Wireless Telecommunications Services Facility	§ 102	P	P	P

* Not listed below

(a) the proposed garage opening/addition of off-street parking will not cause the “removal” or “conversion of residential unit,” as those terms are defined in Section 317 of this Code;

(b) the proposed garage opening/addition of off-street parking will not substantially decrease the livability of a dwelling unit without increasing the floor area in a commensurate amount;

(d) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code.

Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311(c)(2) of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (a), (b), and (c) above, which the Department shall independently verify. The Department shall also have made a determination that the project complies with (d) above.

(2) Formula Retail Restaurants and Limited Restaurants are NP in all Chinatown MUDs.

(3) P if accessory to a Hotel, Personal Service or Health Service.

(4)1 P where existing use is any Automotive Use.

(Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; 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. 139-09, File No. 090402, App. 7/2/2009; Ord. 77-10, File No. 091165, App. 4/16/2010; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; 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. 232-14 , File No. 120881, App. 11/26/2014, Eff. 12/26/2014; 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; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; redesignated and amended by Ord. 162-15 , File No. 150805, App. 9/18/2015, Eff. 10/18/2015; 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. 217-16, File No. 160424, App. 11/10/2016, Eff. 12/10/2016; Ord. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 213-18, File No. 180319, App. 9/14/2018, Eff. 10/15/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 208-19, File No. 190594, App. 9/20/2019, Eff. 10/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 54-21, File No. 201326, App. 4/23/2021, Eff. 5/24/2021; 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. 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. 256-24, File No. 240727, App. 11/14/2024, Eff. 12/15/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026)

AMENDMENT HISTORY

CODIFICATION NOTES

2. So in Ord. 245-25.

SEC. 813. [REDESIGNATED.]

SEC. 814. [REDESIGNATED.]

SEC. 815. [REPEALED.]

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 49-09, File No. 081504, App. 4/2/2009; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; 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. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; 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; 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; repealed by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)

SEC. 816. [REPEALED.]

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; 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. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; 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; 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; repealed by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)

SEC. 817. [REPEALED.]

(See Interpretations related to this Section.)

SEC. 818. [REPEALED.]

SEC. 819. SOUTH OF MARKET EXTENDED PRESERVATION DISTRICT.

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 68-13 , File No. 120474, App. 4/23/2013, Eff. 5/23/2013)

AMENDMENT HISTORY

Section header and section amended; Ord. 68-13 , Eff. 5/23/2013.

SEC. 820. RESERVED.

(Added by Ord. 115-90, App. 4/6/90; repealed by Ord. 298-08, File No. 081153, App. 12/19/2008)

SEC. 821. [REPEALED.]

(Added by Ord. 115-90, App. 4/6/90; repealed by Ord. 217-16, File No. 160424, App. 11/10/2016, Eff. 12/10/2016)

SEC. 822. [REDESIGNATED.]

SEC. 823. [REDESIGNATED.]

SEC. 825. DTR - DOWNTOWN RESIDENTIAL DISTRICTS.

(3) Dwelling Unit Exposure. The requirements of Section 140 shall apply, Reductions in this requirement may be granted though the procedures of Section 309.1.

(ii) For sites that slope upwards from a street, no less than 50 percent of the perimeter of all floors with off-street parking shall be below the average grade of the site; and

(B) Parking and Loading Access.

(1) Permitted Uses.

(ii) Nighttime entertainment, massage establishment, Adult Sex Venue, or movie theater;

(iii) Any sign not conforming to the limitations of Section 607.2(f)(3).

(D) Temporary Uses. Temporary uses not otherwise permitted are permitted in Downtown Residential Districts to the extent authorized by Sections 205 through 205.4 of this Code.

(E) Prohibited Uses.

(iii) The establishment of a use that sells alcoholic beverages, other than beer and wine, concurrent with motor vehicle fuel is prohibited, and shall be governed by Section 229.

(2) Residential Use Controls. Unless otherwise specified in a Section governing an individual DTR District, the following residential use controls shall apply:

(d) Reduction of Ground Level Wind Currents.

(4) Procedures. Procedures and methods for implementing this Section shall be specified by the Environmental Review Officer of the Planning Department.

AMENDMENT HISTORY

SEC. 825.1. RESERVED.

(Added by Ord. 217-05, File No. 050865, App. 8/19/2005; Repealed by Ord. 298-08, File No. 081153, App. 12/19/2008)

SEC. 827. RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE DISTRICT (RH-DTR).

The Rincon Hill Downtown Residential Mixed Use District (RH-DTR), the boundaries of which are shown in Section Map No. 1 of the Zoning Map, is established for the purposes set forth below.

Table 827 RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE DISTRICT ZONING CONTROL TABLE
No.	Zoning Category	§ References	Rincon Hill Downtown Residential Mixed Use District Zoning Controls
Building and Siting Standards
.10	Height and Bulk	§§ 102, 105, 106, 250 - 252, 260, 270	Varies 45 - 550 feet. For height limits, see Zoning Map 1H and § 263.19; for bulk controls, see § 270(e).
.11	Lot Size [Per Development]	§§ 890.56, 121	No limit
.12	Rear Yard/Site Coverage	§ 136	100 percent lot coverage permitted; up to 80 percent for parcels that front the north side of Guy Place and for all parcels at residential levels where not all units face onto streets or alleys. § 825(b)(1) and 827(a)(4).
.13	Setbacks	Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission.	Building setback of 3 to 10 ft. for all buildings except towers on Spear, Main, Beale, Fremont, and First Streets. § 827(a)(2) and (6). Upper-story setback of 10 ft. required above a height of 65 feet on both sides of Spear, Main, Beale, Fremont, and First Streets. § 827(a)(5). Sun access plane setback of 50 degrees for all buildings 85' and lower on the south side of east-west mid-block pathways. § 827(a)(5).
.14	Street-Facing Uses	§§ 145.1, 145.4, Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission.	Active uses required on all street frontages. See §§ 145.1, 825(b). Ground-level residential or commercial requirements based on location. See §§ 145.4 and 827(a)(2).
.15	Parking and Loading Access: Prohibition	§ 155(r)	Prohibited on Folsom Street from Essex Street to The Embarcadero. § 827 (a)(8) and 155(r)
.16	Parking and Loading Access: Siting and Dimensions	§§ 145.1, 151.1, 155(r)	No parking permitted aboveground, except on sloping sites. Parking access limited to two openings, max. 11' wide each, loading access limited to one 15' opening. § 825(b)(7) and 827(a)(8).
.17	Awning	§ 136.1(a)	P
.18	Canopy	§ 136.1 (b)	P
.19	Marquee	§ 136.1 (c)	P
Non-Residential Standards and Uses
.20	Required Residential to Non-Residential Use Ratio	§ 102	Non-residential uses limited to occupiable sf per 6 occupiable sf devoted to residential uses. § 825(c)(2).
.21	Use Size [Non-Residential]	§§ 890.130, 121.5, 145.1 , 207.9	P for non-residential uses up to 25,000 sq. ft., C above. No individual ground floor tenant may occupy more than 75' of frontage for a depth of 25' from Folsom Street. §§ 145.1 . Division of large use sizes per § 121.5. For Office Uses minimum intensities may apply pursuant to § 207.9.
.22	Open Space	§§ 135, 135.3	1 sq. ft. of publicly-accessible open space for every 50 sq. ft. of non-residential use over 10,000 sq. ft. § 135.3
.23	Off-Street Parking [Office uses]	§§ 150, 151.1, 153 - 156, 166, 204.5 303 1	None Required. Parking that is accessory to office space limited to 7% of GFA.
.24	Off-Street Parking [Non-Residential, other than office uses]	§§ 150, 151.1, 153 - 156, 204.5 303 1	None Required. Parking limited as described in Section 151.1.
.25	Off-Street Freight Loading	§§ 150, 152.2, 153 - 155, 204.5	None Required. Loading maximums described in Section 152.2.
.26	All Non-Residential Uses Permitted, except as described below. § 825(c)(1)(A)
.27	Drive-Up Facility	§ 890.30	NP
.28	Walk-Up Facility	§ 890.140	P if recessed 3 ft. C otherwise.
.29	Hospital or Medical Center	§ 124.1, 890.44	C
.30a	Other Institutions, except Residential Care Facility	§ 102	C
.30b	Residential Care Facility	§ 102	P
.31	Public Use	§ 890.80	C
.32	Movie Theater	§ 890.64	C
.33	Nighttime Entertainment	§§ 102, 803.5(g)	C
.34	Adult Entertainment	§ 890.36	NP
.35	Massage Establishment	§§ 102, 204, 303(n), 803, Art. 29 Health Code	P on the 1st floor, C # on the 2nd floor, and NP on 3rd floor and above, except P on all floors if accessory to a Hotel, Personal Service or Health Service.
.36	Automobile Parking Lot, Community Commercial	§§ 890.9, 156	NP
.37	Automobile Parking Garage, Community Commercial	§§ 890.10 1	C, per the criteria of Section 303
.38	Automotive Gas Station	§ 890.14	NP
.39	Automotive Service Station	§§ 890.18, 890.19	NP
.40	Automotive Repair	§ 890.15	NP
.40a	Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C
.40b	Fleet Charging	§ 102	NP
.41	Automotive Wash	§ 890.20	NP
.42	Automotive Sale or Rental	§ 890.13	C
.43	Mortuary	§ 890.62	C
.44	Hours of Operation	§ 890.48	C. 2 a.m. - 6 a.m.
.45	Business Sign	§§ 602 - 604, 608.1, 608.2	P § 607.2(f)
.45a	Tobacco Paraphernalia Establishments	§ 890.123	C
.45b	Child Care Facility	§ 102	P
.45c	Adult Sex Venue	§ 102	NP
Residential Standards and Uses
.46	Residential Use	§ 890.88	P
.47	Residential Density, General	§§ 207.5(d), 207.6, 890.88(a)	Form-Based Density. Dwelling Unit Mix Required § 207.6
.47b	Minimum Dwelling Unit Densities, if Applicable	§ 207.9	Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre.
.47c	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.
.48	Residential Density, Group Housing	§§ 207.5, 890.88(b)	Form-Based Density
.48b	Residential Density, Homeless Shelters	§§ 102, 890.88(d)	Density limits per Section 208(a)
.49	Usable Open Space [Per Residential Unit]	§ 135, 136	75 sq. ft. per unit; up to 50% may be provided off-site if publicly accessible. § 135 and 827(a)(9).
.50	Accessory Off-Street Parking, Residential	§§ 151.1, 153 - 156, 166, 167, 204.5 303 1	None Required. Up to one car per two Dwelling Units permitted; up to one car per Dwelling Unit per procedures and criteria of Sections 151.1, 825(b)(7) and 827(a)(8).
.51	Residential Conversion	§ 317	C
.52	Residential Demolition	§ 317	C
.53	Fringe Financial Service	§§ 249.35, 890.113	P subject to the restrictions set forth in Section 249.35, including, but not limited to, the proximity restrictions set forth in Subsection 249.35(c)(3).
.54	Large-Scale Urban Agriculture	§ 102	C
Other Uses
.99	Wireless Telecommunications Services Facility	§ 102	C; P if the facility is a Micro WTS Facility

SPECIFIC PROVISIONS FOR
RINCON HILL DOWNTOWN RESIDENTIAL MIXED USE

Section		Zoning Controls
§ 827.35	§§ 102, 204, 303(n), 803 , Art. 29 Health Code	MASSAGE ESTABLISHMENT Controls:Massage Establishments on the 2nd floor shall generally be subject to Conditional Use authorization. Certain exceptions to the Conditional Use requirement for massage are described in Section 303(n). When considering an application for a conditional use permit pursuant to this subsection, the Planning Commission shall consider, in addition to the criteria listed in Section 303(c), the criteria described in Section 303(n) and 890.60(b).
§ 827.47	§ 207.1	ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Rincon Hill Downtown Residential Mixed Use District. Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207.1 is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary structure on the same lot.

(a) Building Standards.

Figure 827(B): Frontages Where Ground Floor Retail Uses Are Required.

Figure 827(C): Frontages Where Ground Floor Residential Uses/Entries Are Required.

(4) Lot Coverage. Lots fronting only on the north side of Guy Place are permitted up to 80 percent lot coverage.

(5) Upper Story Setback. To ensure adequate sunlight to streets, alleys, and pedestrian pathways, upper story setbacks are required as follows:

Figure 827(D): Required Upper Story Stepbacks

(7) Ground Floor Commercial Design. Ground floor commercial spaces must meet the standards set in Section 145.1 and 145.4.

Figure 827(E): Ground Floor Commercial Frontages