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 San Francisco
 Planning Code
 Article 7. NEIGHBORHOOD COMMERCIAL DISTRICTS

  § 731. NORIEGA STREET NEIGHBORHOOD COMMERCIAL DISTRICT.  

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  • The Noriega Street Neighborhood Commercial District is located in the Outer Sunset neighborhood and includes the non-residential currently-zoned NC-2 properties fronting both sides of Noriega Street between 19th and 27th and 30th through 33rd Avenues.
    The District provides a selection of convenience goods and services for the residents of the Outer Sunset District. There are a high concentration of restaurants, drawing customers from throughout the City and the region. There are also a significant number of professional, realty, and business offices as well as financial institutions.
    The Noriega Street Neighborhood Commercial District controls are designed to promote development that is consistent with its existing land use patterns and to maintain a harmony of uses that support the District’s vitality. The building standards allow small-scale buildings and uses, protecting rear yards above the ground story and at residential levels. In new development, most commercial uses are permitted at the first two stories, although certain limitations apply to uses at the second story. Special controls are necessary to preserve the equilibrium of neighborhood-serving convenience and comparison shopping businesses and to protect adjacent residential livability. To protect continuous frontage, drive-up uses are prohibited and active, pedestrian-oriented ground floor uses generally must be provided, unless such uses are authorized by Conditional Use. These controls are designed to encourage the street’s active retail frontage, and local fabrication and production of goods.
    Table 731. NORIEGA STREET NEIGHBORHOOD COMMERCIAL DISTRICT
    ZONING CONTROL TABLE
    Noriega Street 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
    Varies. See Height and Bulk Map Sheets HT05 and HT06 for more information. Height sculpting required 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)
    §§ 102, 121.1
    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
    100 square feet per unit if private, or 133 square feet per unit if common
    Off-Street Parking Requirements
    §§ 145.1, 150, 151, 153 - 156, 161, 166, 204.5
    1 car parking required. Maximum permitted per § 151. 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(6)
    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 800 square foot lot area, or the density permitted in the nearest R District, whichever is greater.
    Group Housing
    § 208
    1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater.
    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
    NP
    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
    2.5 to 1
    Use Size
    §§ 102, 121.2
    P up to 3,999 square feet; C 4,000 square feet and above
    Off-Street Parking Requirements
    §§ 145.1, 150, 151, 153 - 156, 161, 166, 204.5
    No car parking required. Maximum permitted per § 151. 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, 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(b)
    See § 703(b)
    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, 202.2(b)
    NP
    NP
    NP
    Automotive Repair
    § 102
    C
    NP
    NP
    Automotive Service Station
    §§ 102, 187.1, 202.2(b), 202.5
    C
    NP
    NP
    Gas Station
    §§ 102, 187.1, 202.2(b)
    C
    NP
    NP
    Parking Garage, Private
    § 102
    C
    C
    C
    Parking Garage, Public
    § 102
    C
    C
    C
    Parking Lot, Private
    §§ 102, 142, 156
    C
    C
    C
    Parking Lot, Public
    §§ 102, 142, 156
    C
    C
    C
    Entertainment, Arts and Recreation Use Category
    Entertainment, Arts and Recreation Uses*
    § 102
    NP
    NP
    NP
    Arts Activities
    § 102
    P
    C
    C
    Entertainment, General
    § 102
    P
    NP
    NP
    Entertainment, Nighttime
    § 102
    P
    NP
    NP
    Movie Theater
    §§ 102, 202.4
    P
    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
    C
    C
    Child Care Facility
    § 102
    P
    P
    P
    Hospital
    § 102
    NP
    NP
    NP
    Medical Cannabis Dispensary
    §§ 102, 202.2(e)
    C
    C
    NP
    Public Facilities
    § 102
    C
    C
    C
    Residential Care Facility
    § 102
    P
    P
    P
    Sales and Service Use Category
    Retail Sales and Service Uses*
    §§ 102, 202.2(a), 202.5
    P
    P
    NP
    Adult Business
    § 102
    NP
    NP
    NP
    Animal Hospital
    § 102
    C
    NP
    NP
    Bar
    §§ 102, 202.2(a)
    C
    NP
    NP
    Cannabis Retail
    §§102, 202.2(a)
    C
    C
    NP
    Flexible Retail
    § 102
    P
    NP
    NP
    Hotel
    § 102
    C
    C
    C
    Kennel
    § 102
    C
    NP
    NP
    Liquor Store
    § 102
    C
    NP
    NP
    Massage Establishment
    § 102
    C
    NP
    NP
    Massage, Foot/Chair
    § 102
    C
    NP
    NP
    Mortuary
    § 102
    NP
    NP
    NP
    Motel
    §§ 102, 202.2(a)
    NP
    NP
    NP
    Restaurant
    §§ 102, 202.2(a)
    P(3)
    NP
    NP
    Restaurant, Limited
    §§ 102, 202.2(a)
    P(3)
    NP
    NP
    Services, Financial
    § 102
    P
    C
    NP
    Services, Fringe Financial
    § 102
    P
    NP
    NP
    Services, Limited Financial
    § 102
    P
    NP
    NP
    Services, Personal
    § 102
    P
    C
    NP
    Storage, Self
    § 102
    NP
    NP
    NP
    Tobacco Paraphernalia Establishment
    § 102
    C
    NP
    NP
    Trade Shop
    § 102
    P(4)
    C(4)
    NP
    Non-Retail Sales and Service*
    § 102
    NP
    NP
    NP
    Design Professional
    § 102
    P
    P
    NP
    Trade Office
    § 102
    P
    P
    NP
    Utility and Infrastructure Use Category
    Utility and Infrastructure*
    § 102
    C(5)
    C(5)
    C(5)
    Power Plant
    § 102
    NP
    NP
    NP
    Public Utilities Yard
    § 102
    NP
    NP
    NP
    * Not listed below
    (1) [Note deleted.]
    (2) [Note deleted.]
    (3) Formula Retail NP for this use
    (4) Subject to Formula Retail Controls
    (5) C if a Macro WTS Facility; P if a Micro WTS Facility.
    (6) C for buildings with 10 or more Dwelling Units.
    (Added by Ord. 72-08, File No. 071157, App. 4/3/2008; amended by Ord. 245-08, File No. 080696; Ord. 321-08, File No. 081100, App. 12/19/2008; 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. 150017, App. 6/12/2015, Eff. 7/12/2015; Ord. , File No. 150804, 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; 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. 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. 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: 731.69C and 731.69D added; Ord. , Eff. 5/20/2011. Zoning Control Table: title amended, 731.13a, 731.17, and 731.39a amended; Specific Provisions: 731.68 added; Ord. , Eff. 8/4/2011. Zoning Control Table: 731.40, 731.43 and 731.44 amended, former categories 731.42, 731.67, and 731.69A deleted; Ord. , Eff. 5/23/2012. Zoning Control Table: 731.13, 731.13a, 731.13b, 731.13c, 731.54, 731.68, and 731.69B amended; Specific Provisions: 731.54 added; Ord. , Eff. 4/27/2013. Zoning Control Table: former categories 731.38, 731.39, and 731.39a redesignated as 731.36, 731.37, and 731.38 and amended; new category 731.39 added; Ord. , Eff. 1/25/2014. Zoning Control Table: 731.26 amended; Specific Provisions: 731.54 amended; Ord. , Eff. 12/26/2014. Zoning Control Table: 731.92b added; Ord. , Eff. 3/15/2015. Zoning Control Table: 731.14, 731.15, 731.16, 731.17, and 731.30 amended; Specific Provisions: former 731.30, 731.31 and 731.32 deleted; Ord. , Eff. 3/22/2015. Section redesignated (formerly Sec. 731.1); Zoning Control Table: 731.54, 731.91, and 731.92 amended; Ord. , Eff. 4/25/2015. Zoning Control Table: 731.50 and 731.53 amended; Specific Provisions: 731.50 and 731.53 added; Ord. , Eff. 7/12/2015. Introductory material amended; Zoning Control Table: 731.91 amended; Specific Provisions: 731.91 added; Ord. , Eff. 10/18/2015. Zoning Control Table: former categories 731.36, 731.37, 731.38, and 731.39 deleted, 731.96 and 731.97 added; Ord. , Eff. 4/10/2016. Specific Provisions: 731.91 amended; Ord. , Eff. 9/3/2016. Zoning Control Table: 731.33A 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; Note (1) deleted; Ord. , Eff. 10/15/2017. Zoning Control Table amended; Ord. , Eff. 1/5/2018. Zoning Control Table amended; 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; 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. Zoning Control Table amended; Ord. , Eff. 5/25/2020. Zoning Control Table amended; Note (6) added; Ord. , Eff. 6/22/2020.
    CODIFICATION NOTE
    1. So in Ord. .