§ 740. MISSION BERNAL NEIGHBORHOOD COMMERCIAL DISTRICT.
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- The Mission Bernal Neighborhood Commercial District is located along Mission Street between Cesar Chavez and Randall Streets. It is a linear district located along a heavily trafficked thoroughfare which also serves as a major transit route. In addition to providing convenience goods and services to the surrounding neighborhood, the District offers a wide variety of comparison and specialty goods and services to a population greater than the immediate neighborhood.The building standards permit moderately large commercial uses and buildings. Rear yards are protected at residential levels.A diversified commercial environment is encouraged for the District, and a wide variety of uses are permitted with special emphasis on neighborhood-serving businesses. Eating and drinking, entertainment, financial service, and certain auto uses generally are permitted with certain limitations at the first and second stories. Other retail businesses, personal services, and offices are permitted at all stories of new buildings. Limited storage and administrative service activities are permitted with some restrictions.Table 740. MISSION BERNAL NEIGHBORHOOD COMMERCIAL DISTRICT ZONING CONTROL TABLEMission Bernal NCDZoning Category§ ReferencesControlsBUILDING STANDARDSMassing and SetbacksHeight and Bulk LimitsVaries, but generally 40-X. See Height and Bulk Map Sheets HT07and HT11 for more information. Height sculpting required on Alleys per § 261.1.5 Foot Height Bonus for Active Ground Floor Uses§ 263.20P in some districtsRear 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 feet. (6) 1Front Setback and Side YardNot Required.Street Frontage and Public RealmStreetscape and Pedestrian Improvements§ 138.1RequiredStreet 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§ 145.4Required on some streets, see § 145.4 for specific districts.Vehicular Access Restrictions§ 155(r)Restricted on some streets, see § 155(r) for specific districtsMiscellaneousLot Size (Per Development)P up to 9,999 square feet; C 10,000 square feet and abovePlanned Unit Development§ 304CAwningPCanopy or MarqueePSignsAs permitted by § 607.1General Advertising SignsNPDesign GuidelinesGeneral Plan Commerce and Industry ElementSubject to the Urban Design GuidelinesZoning Category§ ReferencesControlsRESIDENTIAL STANDARDS AND USESDevelopment StandardsUsable Open Space [Per Dwelling Unit]80 square feet per unit if private, or 100 square feet per unit if commonOff-Street Parking RequirementsDwelling Unit MixNot requiredUse CharacteristicsSingle Room Occupancy§ 102PStudent Housing§ 102PResidential UsesControls by Story1st2nd3rd+Residential Uses§ 102PPPAccessory Dwelling Unit DensityDwelling Unit Density1 unit per 600 square foot lot area, or the density permitted in the nearest R District, whichever is greater.Group Housing Density§ 2081 bedroom per 210 square foot lot area, or the density permitted in the nearest R District, whichever is greater.Homeless Shelter DensityDensity limits regulated by the Administrative CodeSenior Housing DensityP 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 UnitsControls by Story1st2nd3rd+Residential Conversion§ 317CCC(1)Residential Demolition and Merger§ 317CCCZoning Category§ ReferencesControlsNON-RESIDENTIAL STANDARDSDevelopment StandardsFloor Area Ratio3.6 to 1Use SizeP up to 5,999 square feet; C 6,000 square feet and aboveOff-Street Parking RequirementsOff-Street Freight LoadingCommercial Use CharacteristicsDrive-up Facility§ 102NPFormula RetailCHours of Operation§ 102No limitMaritime Use§ 102NPOpen Air SalesSee § 703(b)Outdoor Activity AreaP if located in front; C if located elsewhereWalk-up Facility§ 102PNON-RESIDENTIAL USESControls by Story1st2nd3rd+Agricultural Use CategoryAgriculture, IndustrialNPNPNPAgriculture, Large Scale UrbanCCCAgriculture, NeighborhoodPPPAutomotive Use CategoryAutomotive Uses*CNPNPAutomotive Repair§ 102CCNPParking Garage, Private§ 102CCCParking Garage, Public§ 102CCCParking Lot, PrivateCCCParking Lot, PublicCCCService, Motor Vehicle Tow§ 102NPNPNPService, Parcel Delivery§ 102NPNPNPVehicle Storage Garage§ 102NPNPNPVehicle Storage Lot§ 102NPNPNPEntertainment, Arts and Recreation Use CategoryEntertainment, Arts and Recreation Uses*§ 102NPNPNPArts Activities§ 102NPNPNPEntertainment, General§ 102PPNPEntertainment, Nighttime§ 102PPNPMovie TheaterPPNPOpen Recreation Area§ 102CCCPassive Outdoor Recreation§ 102CCCIndustrial Use CategoryIndustrial Uses§ 102NPNPNPInstitutional Use CategoryInstitutional Uses*§ 102PPPHospital§ 102CCCJob Training§ 102PPPMedical Cannabis Dispensary** 1DRDRNPPublic Facilities§ 102CCCSales and Service Use CategoryRetail Sales and Service Uses*PPPAdult Business§ 102CCNPAnimal Hospital§ 102CCNPBarP(3)P) 1NPCannabis RetailCCNPFlexible Retail§ 102NP(3)NPNPHotel§ 102CCCKennel§ 102CCNPLiquor Store§ 102NPNPNPMassage EstablishmentCCNPMassage, Foot/Chair§ 102PCNPMortuary§ 102CCCMotelNPNPNPRestaurantP(2)P(2)NPRestaurant, LimitedP(2)P(2)NPRetail Sales and Service, General§ 102PPPServices, Financial§ 102PPNPServices, Fringe Financial§ 102P(3)NPNPServices, Limited Financial§ 102PPNPStorage, Self§ 102CCCTobacco Paraphernalia Establishment§ 102CNPNPTrade Shop§ 102PCCNon-Retail Sales and Service*§ 102NPNPNPDesign Professional§ 102PPPService, Non-Retail Professional§ 102CCCStorage, Commercial§ 102CCCTrade Office§ 102PPPUtility and Infrastructure Use CategoryUtility and Infrastructure*§ 102C(2)C(4)C(4)Power Plant§ 102NPNPNPPublic Utilities Yard§ 102NPNPNP* Not listed below(1) THIRD FLOOR RESIDENTIAL CONVERSION:Boundaries: Applicable to the Mission Bernal NCDControls: A Residential Use may be converted to an Institutional Use, other than a Medical Cannabis Dispensary, as a Conditional Use on the third story and above if in addition to the criteria set forth in Section 303, the Commission finds that:(a) The structure in which the Residential Use is to be converted has been found eligible for listing on the National Register of Historic Places;(b) The proposed use is to be operated by a nonprofit public benefit corporation; and(c) No legally residing residential tenants will be displaced.(2) MISSION STREET FORMULA RETAIL RESTAURANT SUBDISTRICTBoundaries: Generally applicable only for the portion of the Mission Bernal Neighborhood Commercial District between 14th and Randall Streets, as designated on Sectional Map 7SU of the Zoning Map.Controls: Formula Retail Restaurants and Limited Restaurants are NP.(3) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT. Fringe Financial Services are NP within any FFSRUD and its one-quarter mile buffer pursuant to Section 249.35. Outside any FFSRUD and its one-quarter mile buffer, Fringe Financial Services are P subject to the restrictions set forth in Section 249.35(c)(3).(4) C if a Macro WTS Facility; P if a Micro WTS Facility.(Added by Ord. , File No. 191260, App. 1/31/2020, Eff. 3/2/2020)(Former Sec. 740 added by Ord. , File No. 120241, App. 8/7/2012, Eff. 9/6/2012; amended by 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. 120796, App. 11/13/2014, Eff. 12/13/2014; 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; Ord. , File No. 170466, App. 5/19/2017, Eff. 6/18/2017; Ord. , File No. 170204, App. 6/30/2017, Eff. 7/30/2017; repealed by Ord. , File No. 171041, App. 12/6/2017, Eff. 1/5/2018)CODIFICATION NOTE1. So in Ord. .