§ 723. POLK STREET NEIGHBORHOOD COMMERCIAL DISTRICT.
Latest version.
- (a) Background. Sitting in the gulch between Nob and Russian Hills and Pacific Heights, the Polk Street Neighborhood Commercial District extends for a mile as a north-south linear strip, and includes a portion of Larkin Street between Post and California Streets. Polk Street’s dense mixed-use character consists of buildings with residential units above ground-story commercial use. The district has an active, pedestrian-oriented, and continuous commercial frontage along Polk Street for almost all of its length. Larkin Street and side streets in the district have a greater proportion of residences than Polk Street itself. California Street and Hyde Street also have active, pedestrian-oriented, and commercial frontage that is small-scale. The district is well served by transit and includes the historic California Cable Car. To preserve and maintain the district’s small-scale, fine grain storefronts, the consolidation or merger of existing retail or commercial spaces or storefronts is prohibited and lot mergers are controlled. The district provides convenience goods and services to the residential communities in the Polk Gulch neighborhood and to the residents on the west slopes of Nob and Russian Hills. It has many apparel and specialty stores, as well as some automobile uses, which serve a broader trade area. Commercial uses also include offices, as well as movie theaters, restaurants, and bars which keep the district active into the evening.(b) Controls.(1) Purposes. The Polk Street District controls are designed to encourage and promote development that is compatible with the surrounding neighborhood. The building standards monitor large-scale development and protect rear yards at residential levels. Consistent with Polk Street’s existing mixed-use character, new buildings may contain most commercial uses at the First Story. The controls encourage neighborhood-serving businesses, but limit new eating, drinking, other entertainment, and financial service uses, which can produce parking congestion, noise, and other nuisances or displace other types of local-serving convenience goods and services. They also prohibit new adult entertainment uses. Restrictions on drive-up and most automobile uses protect the district’s continuous retail frontage and prevent further traffic congestion.Housing developed in new buildings is encouraged above the First Story, especially in the less intensely developed portions of the district along Larkin Street and on large lots throughout the district. New housing development requires 40% or more two-bedroom plus units to encourage families to live in the district. Parking is limited in new developments given the district’s transit access and the proximity to bus rapid transit along Van Ness Avenue parallel to the district. Existing housing units are protected by prohibitions on demolitions and upper-story conversions. Accessory Dwelling Units are permitted within the district pursuant to Section 207(c)(4) of this Code.(2) Replacement of a Legacy Business Requires Conditional Use Authorization. Where an immediately prior use was a Legacy Business, as defined under Administrative Code Section
2A.242 , the controls require any new Non-Residential Use to obtain Conditional Use authorization; this requirement shall not apply where: (A) the subject non-residential space has had no occupant and has not been open to the public for three or more years from the date the application for the new use is filed, or (B) where the Legacy Business has removed itself or has been otherwise removed from the Legacy Business Registry.(3) Merger of Storefronts Prohibited. To preserve and maintain the district’s small-scale, fine grain storefronts, the consolidation or merger of existing ground floor retail or commercial spaces or storefronts shall be prohibited.(4) Loss of Residential Units. To prevent the loss of existing Residential Units, the removal, demolition, merger, or conversion of Residential Units above the First Story are prohibited even if such loss of Residential Units would otherwise be allowed pursuant to Section 317 of this Code.(5) Neighborhood Commercial Design Guidelines. The construction of new buildings and alteration of existing buildings in the Polk Street NC District shall be consistent with the design policies and guidelines of the General Plan and with the “Polk/Pacific Special Area Design Guidelines” as adopted by the Planning Commission. The Planning Director may require modifications to the exterior of a proposed new building or proposed alteration of an existing residential building in order to bring it into conformity with the “Polk/Pacific Special Area Design Guidelines” and with the General Plan. These modifications may include, but are not limited to, changes in siting, building envelope, scale texture and detailing, openings, and landscaping.Table 723. POLK STREET NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLEPolk Street NCDZoning Category§ ReferencesControlsBUILDING STANDARDSMassing and SetbacksHeight and Bulk Limits.65-A, 80-A, and 130-E. See Height and Bulk Map Sheet HT02 for more information. Height sculpting required on Alleys per § 261.1.5 Foot Height Bonus for Active Ground Floor Uses§ 263.20NPRear YardRequired at the lowest Story containing a Dwelling Unit, and at each succeeding level or Story of the Building: 25% of lot depth, but in no case less than 15 feetFront Setback and Side YardNot Required.Streetscape and Pedestrian Improvements§ 138.1RequiredStreet Frontage and Public RealmStreet Frontage Requirements§ 145.1Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, ground floor ceiling height, street-facing ground-level spaces, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings.Ground Floor Commercial§ 145.4Not RequiredVehicular Access Restrictions§ 155(r)CU required for the entirety of California Street.Lot Size (Per Development)P up to 2,499 square feet; C 2,500 square feet and aboveMiscellaneousPlanned Unit Development§ 304CAwning, Canopy or Marquee§ 136.1PSignsAs permitted by § 607.1General Advertising SignsNPDesign GuidelinesGeneral Plan Commerce and Industry Element and the Polk/Pacific Special Area Design GuidelinesSubject to the Urban Design Guidelines and the Polk/Pacific Special Area Design GuidelinesZoning Category§ ReferencesControlsRESIDENTIAL STANDARDS AND USESDevelopment StandardsUsable Open Space [Per Dwelling Unit]60 square feet per unit if private, or 80 square feet per unit if commonOff-Street Parking RequirementsDwelling Unit MixNo less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms; or no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms.Use CharacteristicsIntermediate Length OccupancyP(8)Single Room Occupancy§ 102PStudent Housing§ 102PResidential UsesControls By Story1st2nd3rd+Residential Uses§ 102PPPAccessory Dwelling UnitsDwelling Units1 unit per 400 square foot lot area; or the density permitted in the nearest R District, whichever is greater.Homeless SheltersDensity limits regulated by the Administrative CodeResidential Density, Group Housing§ 2081 bedroom per 140 square foot lot area or the density permitted in the nearest R District, whichever is greater.Senior HousingP 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 and Division of Dwelling UnitsControls by Story1st2nd3rd+Residential Conversion§ 317NPNPNPResidential Demolition and Merger§ 317NPNPNPDivision of Dwelling Units§ 207.8Division of existing Dwelling Units P per §207.8.Zoning Category§ ReferencesControlsNON-RESIDENTIAL STANDARDS AND USES (7)Development StandardsFloor Area Ratio2.5 to 1Use SizeP up to 1,999 square feet; C 2,000 to 3,999 square feet; NP 4,000 square feet and aboveOff-Street Parking RequirementsOff-Street Freight LoadingCommercial Use CharacteristicsDrive-up Facility§ 102NPFormula RetailCHours of Operation§ 102P 6 a.m. - 2 a.m.; C 2 a.m. - 6 a.m.Maritime Use§ 102NPOpen Air SalesSee Section 703(b)Outdoor Activity AreaP if located in front; C if located elsewhereWalk-up Facility§ 102PControls by Story1st2nd3rd+Agricultural Use CategoryAgriculture, IndustrialNPNPNPAgriculture, Large Scale UrbanCCCAgriculture, NeighborhoodPPPAutomotive Use CategoryAutomotive Uses*NPNPNPAutomotive Repair§ 102CNPNPParking Garage, Private§ 102CCCParking Garage, Public§ 102CCCParking Lot, PrivateCCCParking Lot, PublicCCCEntertainment, Arts and Recreation Use CategoryEntertainment, Arts and Recreation Uses*§ 102NPNPNPEntertainment, General§ 102CNPNPEntertainment, Nighttime§ 102CNPNPMovie TheaterPNPNPOpen Recreation Area§ 102CCCPassive Outdoor Recreation§ 102CCCIndustrial Use CategoryIndustrial UsesNPNPNPInstitutional Use CategoryInstitutional Uses*§ 102PCCChild Care Facility§ 102PPPHospital§ 102NPNPNPMedical Cannabis DispensaryDRDRNPPublic Facilities§ 102CCCResidential Care Facility§ 102PPPSales and Service Use CategoryRetail Sales and Service Uses*PPNPAdult Business§ 102NPNPNPAnimal Hospital§ 102CNPNPBarC(1)NPNPCannabis RetailCCNPFlexible Retail§ 102NPNPNPHotel§ 102CCCKennel§ 102NPNPNPLiquor Store§ 102CNPNPMassage Establishment§ 102NPNPNPMassage, Foot/Chair§ 102NPNPNPMortuary§ 102NPNPNPMotelNPNPNPRestaurantC(3)NPNPRestaurant, LimitedPNPNPServices, Financial§ 102PCNPServices, Fringe Financial§ 102NP(4)NP(4)NP(4)Services, Health§ 102NPCCServices, Limited Financial§ 102PNPNPStorage, Self§ 102NPNPNPTobacco Paraphernalia Establishment§ 102NP(5)NP(5)NP(5)Trade Shop§ 102PCNPNon-Retail Sales and Service*§ 102NPNPNPDesign Professional§ 102PPNPTrade Office§ 102PPNPUtility and Infrastructure Use CategoryUtility and Infrastructure*§ 102C(6)C(6)C(6)Power Plant§ 102NPNPNPPublic Utilities Yard§ 102NPNPNP* Not listed below(1) Temporary closures of existing liquor establishments located within the Lower Polk Alcohol Restricted Use District for repair, renovation, or remodeling that meet the requirements of Section 788(d)(2)(B) shall not be considered enlargement, alteration, intensification, abandonment, or a change of use of a conditional use permit pursuant to Section 178 of this Code, provided that any demolition permits required for the repair, renovation, or remodeling work have been submitted by January 1, 2018.(2) [Note deleted.](3) POLK STREET LIQUOR LICENSES FOR RESTAURANTS: A Restaurant use may only add ABC license types 47, 49 or 75 as a Conditional Use on the ground level if, in addition to the criteria set forth in Section 303, the Planning Commission finds that the Restaurant is operating as a Bona Fide Eating Place. Should a Restaurant fail to operate as a Bona Fide Eating Place for any length of time, the Conditional Use authorization shall be subject to immediate revocation.(4) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD):Boundaries: The FFSRUD and its ¼ mile buffer includes, but is not limited to, properties within the North of Market Residential Special Use District; and includes some properties within the Polk Street Neighborhood Commercial District.(5) TOBACCO PARAPHERNALIA ESTABLISHMENTS PROHIBITION– Tobacco Paraphernalia Establishments are not permitted in the Polk Street Neighborhood Commercial District and within one-quarter mile of the boundaries of that Neighborhood Commercial District. The special definition of “Tobacco Paraphernalia Establishments” applicable to the Polk Street Neighborhood Commercial District shall be repealed six years after its initial effective date, unless the Board of Supervisors, on or before that date, extends or re-enacts it. In the Polk Street Neighborhood Commercial District, the period of non-use for a non-conforming Tobacco Paraphernalia Establishment to be deemed discontinued shall be 18 months.(6) C if a Macro WTS Facility; P if a Micro WTS Facility.(7) REPLACEMENT OF LEGACY BUSINESSES REQUIRES CONDITIONAL USE AUTHORIZATION. Where an immediately prior use was a Legacy Business, as defined under Administrative Code Section2A.242 , the controls require any new Non-Residential Use to obtain Conditional Use authorization; this requirement shall not apply where: (A) the subject non-residential space has had no occupant and has not been open to the public for three or more years from the date the application for the new use is filed, or (B) where the Legacy Business has removed itself or has been otherwise removed from the Legacy Business Registry.(8) C for buildings with 10 or more Dwelling Units.(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 445-87, 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. 251-07, File No. 070851, App. 11/7/2007; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 245-08, File No. 080696; Ord. 51-09, File No. 081620, App. 4/2/2009; Ord. 3-10, File No. 090962, App. 1/15/2010; Ord. , File No. 101537, App. 4/20/2011, Eff. 5/20/2011; 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. 121065, App. 4/30/2013, Eff. 5/30/2013; 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. 150805, App. 9/18/2015, Eff. 10/18/2015; 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; Ord. , File No. 170203, App. 6/30/2017, Eff. 7/30/2017; 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. 170418, App. 11/3/2017, Eff. 12/3/2017; Ord. , File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. , File No. 180190, App. 5/9/2018, Eff. 6/9/2018; 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. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. , File No. 181028, App. 12/21/2018, Eff. 1/21/2019; 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. 190661, 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 HISTORYZoning Control Table: 723.69C and 723.69D added; Ord. , Eff. 5/20/2011. Zoning Control Table: 723.43 and 723.44 amended, former categories 723.42, 723.67, and 723.69A deleted; Specific Provisions: 723.44 added; Ord. , Eff. 5/23/2012. Zoning Control Table: 723.13, 723.54, and 723.69B amended; Specific Provisions: 723.54 added; Ord. , Eff. 4/27/2013. Specific Provisions: 723.69 amended; Ord. , Eff. 5/30/2013. Zoning Control Table: former categories 723.38 and 723.39 redesignated as 723.36 and 723.37 and amended; Ord. , Eff. 1/25/2014. Zoning Control Table: 723.26 and 723.49 amended; Specific Provisions: 723.54 amended; Ord. , Eff. 12/26/2014. Zoning Control Table: 723.92b added; Ord. , Eff. 3/15/2015. Zoning Control Table: 723.14, 723.15, 723.16, and 723.17 amended; Ord. , Eff. 3/22/2015. Section redesignated (formerly Sec. 723.1); Zoning Control Table: 723.54, 723.91, and 723.92 amended; Ord. , Eff. 4/25/2015. Introductory material amended; Zoning Control Table: 723.91 amended; Specific Provisions: 723.91 added; Ord. , Eff. 10/18/2015. Zoning Control Table: former categories 723.36 and 723.37 deleted, 723.96 and 723.97 added; Ord. , Eff. 4/10/2016. Specific Provisions: 723.91 amended; Ord. , Eff. 9/3/2016. Zoning Control Table: 723.33A added; Ord. , Eff. 9/10/2016. 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; Note * added; Note (1) deleted; Ord. , Eff. 10/15/2017. Divisions (a), (b), and (b)(1) designated and amended; divisions (b)(2)-(4) added; Zoning Control Table amended; Note (7) added; Ord. , Eff. 12/3/2017. Zoning Control Table amended; Ord. , Eff. 1/5/2018. Zoning Control Table amended; Note (1) added; Ord. , Eff. 6/9/2018. 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; Note (2) deleted; Ord. , Eff. 1/21/2019. Zoning Control Table amended; Ord. , Eff. 1/21/2019. Zoning Control Table amended; Ord. , Eff. 7/29/2019. Zoning Control Table amended; Ord. , Eff. 9/9/2019. Division (b)(5) added; Zoning Control Table amended; Ord. , Eff. 9/9/2019. Zoning Control Table and Note (4) amended; Ord. , Eff. 5/25/2020. Zoning Control Table amended; Note (8) added; Ord. , Eff. 6/22/2020.CODIFICATION NOTE1. So in Ord. .