§ 750. NCT-1 - NEIGHBORHOOD COMMERCIAL TRANSIT CLUSTER DISTRICT.
Latest version.
- NC-1 Districts are intended to serve as local neighborhood shopping districts, providing convenience retail goods and services for the immediately surrounding neighborhoods primarily during daytime hours. NCT-1 Districts are located near major transit services. They are small mixed-use clusters, generally surrounded by residential districts, with small-scale neighborhood-serving commercial uses on lower floors and housing above. Housing density is limited not by lot area, but by the regulations on the built envelope of buildings, including height, bulk, setbacks, and lot coverage, and standards for residential uses, including open space and exposure, and urban design guidelines. There are prohibitions on access (i.e. driveways, garage entries) to off-street parking and loading on critical stretches of commercial and transit street frontages to preserve and enhance the pedestrian-oriented character and transit function. Residential parking is not required and generally limited. Commercial establishments are discouraged from building excessive accessory off-street parking in order to preserve the pedestrian-oriented character of the district and prevent attracting auto traffic.NCT-1 Districts are generally characterized by their location in residential neighborhoods. The commercial intensity of these districts varies. Many of these districts have the lowest intensity of commercial development in the City, generally consisting of small clusters with three or more commercial establishments, commonly grouped around a corner; and in some cases short linear commercial strips with low-scale, interspersed mixed-use (residential-commercial) development. Building controls for the NCT-1 District promote low-intensity development which is compatible with the existing scale and character of these neighborhood areas. Commercial development is limited to one story. Rear yard requirements at all levels preserve existing backyard space.NCT-1 commercial use provisions encourage the full range of neighborhood-serving convenience retail sales and services at the First Story provided that the Use Size generally is limited to 3,000 square feet. However, commercial uses and features which could impact residential livability are prohibited, such as auto uses, financial services, general advertising signs, drive-up facilities, hotels, and late-night activity; eating and drinking establishments are restricted, depending upon the intensity of such uses in nearby commercial districts.Existing residential units are protected by prohibitions of conversions above the ground story and limitations on demolitions.Table 750. NEIGHBORHOOD COMMERCIAL TRANSIT CLUSTER DISTRICT NCT-1
ZONING CONTROL TABLENCT-1Zoning Category§ ReferencesControlsBUILDING STANDARDSMassing and SetbacksHeight and Bulk Limits.Varies. See Height and Bulk Map Sheets HT11 and HT12 for more information. Height sculpting required on Alleys per § 261.1.5 Foot Height Bonus for Active Ground Floor Uses§ 263.20PRear YardRequired at Grade level and at each succeeding level or Story: 25% of lot depth, but in no case less than 15 feetFront 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 certain streets, see § 145.4 for more information.Vehicular Access Restrictions§ 155(r)Required on certain streets, see 155(r) for more information.MiscellaneousLot Size (Per Development)P up to 4,999 square feet; C 5,000 square feet and abovePlanned Unit Development§ 304CCanopy or Marquee§ 136.1NPAwning§ 136.1PSignsAs 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]100 square feet if private, or 133 square feet if commonOff-Street Parking RequirementsCar parking not required. P up to one space for each two Dwelling Units; C up to 0.75 spaces for each Dwelling Unit, subject to the criteria and procedures of Section 151.1(f); NP above 0.75 spaces per Dwelling Unit. 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 Mix40% of Dwelling Units shall contain at least two Bedrooms, or 30% of Dwelling Units shall contain at least three Bedrooms.Use CharacteristicsIntermediate Length OccupancyP(9)Single Room Occupancy§ 102PStudent Housing§ 102PResidential UsesControls By Story1st2nd3rd+Residential Uses§ 102P(1)PPAccessory Dwelling UnitDwelling Units, Senior Housing, and Group Housing.No density limit by lot area. Density restricted by physical envelope controls of height, bulk, setbacks, open space, exposure and other applicable controls of this and other Codes, as well as by applicable design guidelines, applicable elements and area plans of the General Plan, and design review by the Planning Department.Homeless SheltersDensity limits regulated by the Administrative CodeLoss and Division of Dwelling UnitsControls by Story1st2nd3rd+Residential Conversion§ 317PNPNPResidential Demolition or Merger§ 317CCCDivision of Dwelling Units§ 207.8Division of existing Dwelling Units P per § 207.8Zoning Category§ ReferencesControlsNON-RESIDENTIAL STANDARDS AND USESDevelopment StandardsFloor Area Ratio1.8 to 1Use SizeP up to 2,999 square feet; C 3,000 square feet and aboveOff-Street Parking RequirementsOff-Street Freight LoadingCommercial Use CharacteristicsDrive-up Facility§ 102NPFormula RetailCHours of Operation§ 102P 6 a.m. - 11 p.m.; C 11 p.m. - 2 a.m.Maritime Use§ 102NPOpen Air SalesSee § 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*NPNPNPParking Garage, Private§ 102CCCParking Garage, Public§ 102CNPNPParking Lot, PrivateCCCParking Lot, PublicCNPNPEntertainment, Arts and Recreation Use CategoryEntertainment, Arts and Recreation Uses*NPNPNPArts Activities§ 102NP(7)NP(8)NP(8)Entertainment, General§ 102CNPNPEntertainment, Nighttime§ 102CNPNPOpen Recreation Area§ 102CCCPassive Outdoor Recreation§ 102CCCIndustrial Use CategoryIndustrial UsesNPNPNPInstitutional Use CategoryInstitutional Uses*§ 102PCNPChild Care Facility§ 102PPPHospital§ 102NPNPNPMedical Cannabis DispensaryNPNPNPPublic Facilities§ 102CCCResidential Care Facility§ 102PPPSales and Service Use CategoryRetail Sales and Service Uses*P(4)NPNPAdult Business§ 102NPNPNPAnimal Hospital§ 102NPNPNPCannabis RetailNPNPNPFlexible Retail§ 102NP(7)NPNPGym§ 102PNPNPHotel§ 102NPNPNPKennel§ 102NPNPNPLiquor Store§ 102PNPNPMassage Establishment§ 102NPNPNPMassage, Foot/Chair§ 102NPNPNPMortuary§ 102NPNPNPMotelNPNPNPRestaurantC(5)NPNPServices, Financial§ 102NPNPNPServices, Fringe Financial§ 102NPNPNPServices, Health§ 102PNPNPServices, Instructional§ 102PNPNPServices, Limited Financial§ 102PNPNPServices, Personal§ 102PNPNPServices, Retail Professional§ 102PNPNPStorage, Self§ 102NPNPNPTobacco Paraphernalia Establishment§ 102CNPNPTrade Shop§ 102PNPNPNon-Retail Sales and Service*§ 102NPNPNPDesign Professional§ 102PNPNPTrade Office§ 102PNPNPUtility and Infrastructure Use CategoryUtility and Infrastructure*§ 102C(6)C(6)C(6)Power Plant§ 102NPNPNPPublic Utilities Yard§ 102NPNPNP* Not listed below(1) C required for ground floor Residential Use when street frontage is listed in 145.4(b)(2) [Note deleted.](3) [Note deleted.](4) P if located more than ¼ mile from any NC District or Restricted Use Subdistrict with more restrictive controls; otherwise, same as more restrictive control.(5) C if located more than ¼ mile from any NC District or Restricted Use Subdistrict with more restrictive controls; otherwise, same as more restrictive control.(6) C if a Macro WTS Facility; P if a Micro WTS Facility.(7) P in the geographic area described as Flexible Retail Zones in Section 202.9.(8) C in the geographic area described as Flexible Retail Zones in Section 202.9.(9) C for buildings with 10 or more Dwelling Units.(Added by Ord. , File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by 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. 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. 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 HISTORYZoning Control Table amended; Note (2) 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. 12/21/2018. Zoning Control Table amended; Notes (7) and (8) added; Ord. , Eff. 1/7/2019. Zoning Control Table amended; Note (3) deleted; 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 (9) added; Ord. , Eff. 6/22/2020.