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 San Francisco
 Planning Code
 Article 7. NEIGHBORHOOD COMMERCIAL DISTRICTS

  § 720. EXCELSIOR OUTER MISSION NEIGHBORHOOD COMMERCIAL DISTRICT.  

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  • The Excelsior Outer Mission Street Neighborhood Commercial District is located along Mission Street between Alemany Boulevard and the San Francisco-San Mateo county line. Outer Mission Street is mixed use, combining street-fronting retail businesses on the ground floor and housing on upper floors. The range of comparison goods and services offered is varied and often includes specialty retail stores, restaurants, and neighborhood-serving offices. The area is transit-oriented and the commercial uses serve residents of the area as well as residents and visitors from adjacent and other neighborhoods.
    The Excelsior Outer Mission Street Neighborhood Commercial District is intended to provide convenience goods and services to the surrounding neighborhoods as well as limited comparison shopping goods for a wider market. Housing development in new buildings is encouraged above the second story. Existing residential units are protected by limitations on demolitions and upper-story conversions. Parking for residential and commercial uses is not required. Buildings range in height, with height limits generally allowing up to four stories. Lots vary in size, generally small- or medium-sized with some very large parcels.
    Table 720. EXCELSIOR OUTER MISSION STREET NEIGHBORHOOD COMMERCIAL DISTRICT
    ZONING CONTROL TABLE
    Excelsior Outer Mission NCD
    Zoning Category
    § References
    Controls
    BUILDING STANDARDS
    Massing and Setbacks
    Height and Bulk Limits.
    §§ 102, 105, 106, 250–252, 260, 261.1, 270, 271. See also Height and Bulk District Maps
    Generally 40-X. See Height and Bulk Map Sheets HT11 and HT12 for more information. Height Sculpting on Alleys per § 261.1.
    5 Foot Height Bonus for Active Ground Floor Uses
    P
    Rear Yard
    §§ 130, 134, 134(a)(e), 136
    Required at the Second Story and at each succeeding level or Story of the building, and at the First Story if it contains a Dwelling Unit: 25% of lot depth, but in no case less than 15 feet
    Front Setback and Side Yard
    §§ 130, 131, 132, 133
    Not Required.
    Street Frontage and Public Realm
    Streetscape and Pedestrian Improvements
    Required
    Street Frontage Requirements
    Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, ground floor ceiling height, street-facing ground-level spaces, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings.
    Ground Floor Commercial
    Not Required.
    Vehicular Access Restrictions
    § 155(r)
    None
    Miscellaneous
    Lot Size (Per Development)
    P up to 9,999 square feet; C 10,000 square feet and above
    Planned Unit Development
    § 304
    C
    Awning, Canopy or Marquee
    P
    Signs
    §§ 262, 602- 604, 607, 607.1, 608, 609
    As permitted by § 607.1
    General Advertising Signs
    §§ 262, 602,604, 608, 609, 610, 611
    NP
    Design Guidelines
    General Plan Commerce and Industry Element
    Subject to the Urban Design Guidelines
    Zoning Category
    § References
    Controls
    RESIDENTIAL STANDARDS AND USES
    Development Standards
    Usable Open Space [Per Dwelling Unit]
    §§ 135, 136
    80 square feet per unit if private, or 100 square feet per unit if common
    Off-Street Parking Requirements
    §§ 145.1, 150, 151.1, 153 - 156, 166, 204.5
    Car parking not required. P up to one car for each unit; NP above. Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 50 units or more per § 166.
    Dwelling Unit Mix
    §§ 207.6, 207.7
    Not required
    Use Characteristics
    Intermediate Length Occupancy
    §§ 102; 202.10
    P(5)
    Single Room Occupancy
    § 102
    P
    Student Housing
    § 102
    P
    Residential Uses
    Controls By Story
    1st
    2nd
    3rd+
    Residential Uses
    § 102
    P
    P
    P
    Accessory Dwelling Unit
    §§102, 207(c)(4), 207(c)(6)
    P per Planning Code Sections 207(c)(4) and 207(c)(6).
    Dwelling Units
    §§ 102, 207
    1 unit per 600 square foot lot area
    Group Housing
    § 208
    1 bedroom per 210 square foot lot area
    Homeless Shelters
    §§ 102, 208
    Density limits regulated by the Administrative Code
    Senior Housing
    §§ 102, 202.2(f), 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
    Controls by Story
    1st
    2nd
    3rd+
    Residential Conversion
    § 317
    C
    C
    C
    Residential Demolition and Merger
    § 317
    C
    C
    C
    Zoning Category
    § References
    Controls
    NON-RESIDENTIAL STANDARDS AND USES
    Development Standards
    Floor Area Ratio
    §§ 102, 123, 124
    3.6 to 1
    Use Size
    P up to 5,999 square feet; C 6,000 square feet and above
    Off-Street Parking Requirements
    §§ 145.1, 150, 151.1, 153 - 156, 166, 204.5
    Car parking not required. Limits set forth in Section 151.1. Bike parking required per Section 155.2. Car share spaces required when a project has 25 or more parking spaces per § 166.
    Off-Street Freight Loading
    §§ 150, 152, 153 - 155, 161, 204.5
    None required if gross floor area is less than 10,000 square feet. Exceptions permitted per §§ 155 and 161.
    Commercial Use Characteristics
    Drive-up Facility
    § 102
    NP
    Formula Retail
    §§ 102, 303.1
    C
    Hours of Operation
    § 102
    P 6 a.m. - 2 a.m.; C 2 a.m. - 6 a.m.
    Maritime Use
    § 102
    NP
    Open Air Sales
    §§ 102, 703.2
    See § 703.2
    Outdoor Activity Area
    §§ 102, 145.2
    P if located in front; C if located elsewhere
    Walk-up Facility
    § 102
    P
    Controls by Story
    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, 142, 156, 187.1, 202.2(b), 202.5
    C
    NP
    NP
    Automotive Repair
    § 102
    C
    C
    NP
    Service, Motor Vehicle Tow
    § 102
    NP
    NP
    NP
    Service, Parcel Delivery
    § 102
    NP
    NP
    NP
    Vehicle Storage Garage
    § 102
    NP
    NP
    NP
    Vehicle Storage Lot
    § 102
    NP
    NP
    NP
    Entertainment, Arts and Recreation Use Category
    Entertainment, Arts and Recreation Uses*
    § 102
    C
    NP
    NP
    Arts Activities
    § 102
    P
    P
    P
    Entertainment, General
    § 102
    P
    P
    NP
    Entertainment, Nighttime
    § 102
    P
    P
    NP
    Movie Theater
    § 102
    P
    P
    NP
    Open Recreation Area
    § 102
    C
    C
    C
    Passive Outdoor Recreation
    § 102
    P
    P
    P
    Industrial Use Category
    Industrial Uses
    §§ 102, 202.2(d)
    NP
    NP
    NP
    Institutional Use Category
    Institutional Uses*
    § 102
    P
    P
    P
    Community Facility
    § 102
    C
    C
    C
    Hospital
    § 102
    C
    C
    C
    Job Training
    § 102
    NP
    P
    P
    Medical Cannabis Dispensary**
    §§ 102, 202.2(e)
    DR
    DR
    DR
    Philanthropic Facility
    § 102
    NP
    P
    P
    Private Community Facility
    § 102
    C
    C
    C
    Public Facilities
    § 102
    C
    C
    C
    Religious Institution
    § 102
    C
    C
    C
    Social Service
    § 102
    NP
    P
    P
    Sales and Service Use Category
    Retail Sales and Service Uses*
    §§ 102, 202.2(a)
    P
    P
    P
    Adult Business
    § 102
    C
    C
    NP
    Animal Hospital
    § 102
    P
    P
    NP
    Bar
    §§ 102, 202.2(a)
    P
    P
    NP
    Cannabis Retail
    §§ 102, 202.2(a)
    C
    C
    NP
    Flexible Retail
    § 102
    P
    NP
    NP
    Grocery, General
    § 102
    P(1)
    P(1)
    P(1)
    Grocery, Specialty
    § 102
    P(1)
    P(1)
    P(1)
    Hotel
    § 102
    C
    C
    C
    Kennel
    § 102
    C
    C
    NP
    Liquor Store
    § 102
    NP(1)
    NP(1)
    NP(1)
    Massage Establishment
    § 102
    C
    C
    NP
    Massage, Foot/Chair
    § 102
    C
    C
    C
    Mortuary
    § 102
    C
    C
    C
    Motel
    §§ 102, 202.2(a)
    NP
    NP
    NP
    Restaurant
    §§ 102, 202.2(a)
    P
    P
    P
    Restaurant, Limited
    §§ 102, 202.2(a)
    P
    P
    NP
    Services, Financial
    § 102
    P
    P
    NP
    Services, Fringe Financial
    § 102
    NP(2)
    NP(2)
    NP(2)
    Services, Limited Financial
    § 102
    C
    C
    C
    Services, Personal
    § 102
    P(4)
    P(4)
    P(4)
    Storage, Self
    § 102
    C
    C
    C
    Tobacco Paraphernalia Establishment
    § 102
    C
    NP
    NP
    Non-Retail Sales and Service*
    § 102
    NP
    NP
    NP
    Design Professional
    § 102
    P
    P
    P
    Service, Non-Retail Professional
    § 102
    C
    C
    C
    Storage, Commercial
    § 102
    C
    C
    C
    Trade Office
    § 102
    P
    P
    P
    Utility and Infrastructure Use Category
    Utility and Infrastructure*
    § 102
    C(3)
    C(3)
    C(3)
    Power Plant
    § 102
    NP
    NP
    NP
    Public Utilities Yard
    § 102
    NP
    NP
    NP
    * Not listed below
    Note deleted.
    (1) OFF-SALE LIQUOR ESTABLISHMENTS
    Controls:
    (a) New Liquor Store uses with Type 20 or Type 21 ABC licenses are not permitted in the district; provided, however, that any use within the District with an existing Type 20 or Type 21 ABC license may obtain a new license, if required by the ABC, after it has been closed temporarily for repair, renovation, remodeling, or reconstruction.
    (b) Liquor Store uses may relocate within the district with Conditional Use authorization.
    (c) General Grocery, Specialty Grocery, and Liquor Store uses with off-sale alcohol licenses shall observe the following good neighbor policies:
    (i) Liquor establishments shall provide outside lighting in a manner sufficient to illuminate street and sidewalk areas and adjacent parking, as appropriate to maintain security, without disturbing area residences;
    (ii) Advertisements in windows and clear doors are not permitted, and no more than 25% of the square footage of the windows and clear doors of liquor establishments shall bear signage of any sort, and all signage shall be placed and maintained in a manner that ensures that law enforcement personnel have a clear and unobstructed view of the interior of the premises, including the area in which the cash registers are maintained, from the exterior public sidewalk or entrance to the premises.
    (2) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD)
    Boundaries: The FFSRUD and its 1/4 mile buffer includes, but is not limited to, properties within the Excelsior Outer Mission Street Neighborhood Commercial District.
    Controls: Fringe Financial Services are NP within any FFSRUD and its 1/4 mile buffer pursuant to Section 249.35. Outside any FFSRUD and its 1 mile buffer, Fringe Financial Services are P subject to the restrictions set forth in Section 249.35(c)(3).
    (3) C if a Macro WTS Facility; P if a Micro WTS Facility.
    (4) C for Personal Service Uses operating as a salon and/or providing cosmetic services.
    (5) C for buildings with 10 or more Dwelling Units.
    (Added by Ord. 69-87, App. 3/13/87; amended by Ord. 445-87, App. 11/12/87; Ord. 412-88, App. 9/10/88; Ord. 87-00, File No. 991963, App. 5/19/2000; Ord. 260-00, File No. 001424, App. 11/17/2000; Ord. 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. 72-08, File No. 071157, App. 4/3/2008; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 245-08, File No. 080696; Ord. 51-09, File No. 081620, App. 4/2/2009; Ord. , File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. , File No. 110482, App. 7/5/2011, Eff. 8/4/2011; Ord. , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. , File No. 140844, App. 11/26/2014, Eff. 12/26/2014; Ord. , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. , File No. 110548, App. 2/20/2015, Eff. 3/22/2015; redesignated and amended by Ord. , File No. 140954, App. 3/26/2015, Eff. 4/25/2015; amended by Ord. , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. , File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. , File No. 160477, App. 8/11/2016, Eff. 9/10/2016; renamed and amended in full by Ord. , File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by Ord. , File No. 170204, App. 6/30/2017, Eff. 7/30/2017; Ord. , File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. , File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. , File No. 180482, App. 8/10/2018, Eff. 9/10/2018; Ord. , File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. , File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. , File No. 180806, App. 12/7/2018, Eff. 1/7/2019; Ord. , File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. , File No. 190248, App. 8/9/2019, Eff. 9/9/2019; Ord. , File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. , File No. 191075, App. 5/22/2020, Eff. 6/22/2020)
    AMENDMENT HISTORY
    Zoning Control Table: 720.69C and 720.69D added; Ord. , Eff. 5/20/2011. Zoning Control Table: 720.17 and 720.39a amended; Ord. , Eff. 8/4/2011. Zoning Control Table: 720.43 and 720.44 amended, former categories 720.42, 720.67, and 720.69A deleted; Ord. , Eff. 5/23/2012. Zoning Control Table: 720.13, 720.13a, 720.13b, 720.13c, 720.54, and 720.69B amended; Specific Provisions: 720.54 added; Ord. , Eff. 4/27/2013. Zoning Control Table: former categories 720.38, 720.39, and 720.39a redesignated as 720.36, 720.37, and 720.38 and amended; Ord. , Eff. 1/25/2014. Zoning Control Table: 720.26 amended; Specific Provisions: 720.54 amended; Ord. , Eff. 12/26/2014. Zoning Control Table: 720.92b added; Ord. , Eff. 3/15/2015. Zoning Control Table: 720.14, 720.15, 720.16, and 720.17 amended; Ord. , Eff. 3/22/2015. Section redesignated (formerly Sec. 720.1); Zoning Control Table: 720.54, 720.91, and 720.92 amended; Ord. , Eff. 4/25/2015. Zoning Control Table: former categories 720.36, 720.37, and 720.38 deleted, 720.96, 720.97, and 720.98 added; Ord. , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 720.91 amended; Specific Provisions: 720.91 added; Ord. , Eff. 9/3/2016. Zoning Control Table: 720.33A added; Ord. , Eff. 9/10/2016. Section renamed and amended in full; new Zoning Control Table and notes added; Ord. , Eff. 7/30/2017. Previous Zoning Control Table and Specific Provisions deleted; Ord. , Eff. 7/30/2017. Zoning Control Table amended; Ord. , Eff. 10/15/2017. Zoning Control Table amended; Note (1) deleted; Notes (2)-(4) redesignated as Notes (1)-(3); Ord. , Eff. 1/5/2018. Zoning Control Table amended; Note (4) added; Ord. , Eff. 9/10/2018. Zoning Control Table amended; Ord. , Eff. 9/10/2018. Zoning Control Table amended; Ord. , Eff. 12/21/2018. Zoning Control Table amended; Ord. , Eff. 1/7/2019. Zoning Control Table amended; Ord. , Eff. 7/29/2019. Zoning Control Table amended; Ord. , Eff. 9/9/2019. Zoning Control Table and Note (2) amended; Ord. , Eff. 5/25/2020. Zoning Control Table amended; Note (5) added; Ord. , Eff. 6/22/2020.
    CODIFICATION NOTE
    1. So in Ord. .
    **Editor’s Note:
    Ordinance 186-17, effective October 15, 2017, requires that “No more than three MCDs shall be permitted at any given time within the boundaries of Supervisorial District 11.”