§ 753. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
Latest version.
- The SoMa Neighborhood Commercial Transit District (SoMa NCT) is located along the 6th Street and Folsom Street corridors in the South of Market. The commercial area provides a limited selection of convenience goods for the residents of the South of Market. Eating and drinking establishments contribute to the street’s mixed-use character and activity in the evening hours. A number of upper-story professional and business offices are located in the district, some in converted residential units.The SoMa NCT has a pattern of ground floor commercial and upper story residential units. Controls are designed to permit moderate-scale buildings and uses, protecting rear yards above the ground story and at residential levels. Active, neighborhood-serving commercial development is required at the ground story, curb cuts are prohibited and ground floor transparency and fenestration adds to the activation of the ground story. While offices and general retail sales uses may locate on the second story or above of new buildings, most commercial uses are prohibited above the second story. In order to protect the balance and variety of retail use, bars and liquor stores are allowed with a conditional use. Continuous retail frontage is promoted by prohibiting drive-up facilities, some automobile uses, and new non-retail commercial uses. Above-ground parking is required to be setback or below ground. Active, pedestrian-oriented ground floor uses are required.Housing development in new buildings is encouraged above the ground story. Housing density is not controlled by the size of the lot or by density controls, but by bedroom counts. Given the area’s central location and accessibility to the City’s transit network, parking for residential and commercial uses is not required. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code.Table 753. SOMA NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLESoMa NCTZoning Category§ ReferencesControlsBUILDING STANDARDSMassing and SetbacksHeight and Bulk Limits.Varies. See Height and Bulk Map Sheets HT01 and HT08 for more information. Height sculpting required on Alleys per § 261.1.5 Foot Height Bonus for Active Ground Floor Uses§ 263.20PRear 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.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 6th Street for its entirety within the DistrictVehicular Access Restrictions§ 155(r)Prohibited on 6th Street for its entirety within the DistrictMiscellaneousLot Size (Per Development)P up to 9,999 square feet; C 10,000 square feet and abovePlanned Unit Development§ 304CAwning, Canopy or Marquee§ 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]80 square feet if private, or 100 square feet if commonOff-Street Parking RequirementsDwelling 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(5)Single Room Occupancy§ 102PStudent Housing§ 102PResidential UsesControls By Story1st2nd3rd+Residential Uses§ 102P(1)PPAccessory Dwelling UnitDwelling Units, Senior Housing, and Group HousingNo 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§ 317CCNPResidential 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 Ratio2.5 to 1Use SizeP up to 3,999 square feet; C 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 § 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*§ 102NPNPNPAutomotive Repair§ 102CNPNPAutomotive Service StationCNPNPGas StationCNPNPParking Garage, Private§ 102CCCParking Garage, Public§ 102CCCParking Lot, PrivateCCCParking Lot, PublicCCCEntertainment, Arts and Recreation Use CategoryEntertainment, Arts and Recreation Uses*§ 102NPNPNPMovie TheaterPNPNPOpen Recreation Area§ 102PPPPassive Outdoor Recreation§ 102PPPIndustrial Use CategoryIndustrial UsesNPNPNPInstitutional Use CategoryInstitutional Uses*§ 102CCCChild Care Facility§ 102PPPCommunity Facility§ 102PPPCommunity Facility, Private§ 102PPPHospital§ 102NPNPNPMedical Cannabis DispensaryCCNPResidential Care Facility§ 102PPPSocial Service or Philanthropic Facility§ 102PPPSales and Service Use CategoryRetail Sales and Service Uses*PPNPAdult Business§ 102NPNPNPAnimal Hospital§ 102CNPNPBarCNPNPCannabis RetailCCNPFlexible Retail§ 102NPNPNPHotel§ 102CCCJewelry Store§ 102PPNPKennel§ 102CNPNPLiquor Store§ 102CNPNPMassage Establishment§ 102CNPNPMassage, Foot/Chair§ 102PNPNPMortuary§ 102NPNPNPMotelNPNPNPRestaurantPNPNPRestaurant, LimitedPNPNPServices, Financial§ 102PCNPServices, Fringe Financial§ 102NPNPNPServices, Limited Financial§ 102PNPNPStorage, Self§ 102NPNPNPTobacco Paraphernalia Establishment§ 102CNPNPTrade Shop§ 102PCNPNon-Retail Sales and Service*§ 102NPNPNPDesign Professional§ 102PPNPTrade Office§ 102PPNPUtility and Infrastructure Use CategoryUtility and Infrastructure*§ 102PPPPower Plant§ 102NPNPNPPublic Utilities Yard§ 102NPNPNPWireless Telecommunications Services Facility§ 102C(4)C(4)C(4)* 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) C if a Macro WTS Facility; P if a Micro WTS Facility.(5) C for buildings with 10 or more Dwelling Units.(5) C for buildings with 10 or more Dwelling Units.(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by 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. 110786, App. 10/4/2011, Eff. 11/3/2011; 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. 160346, App. 6/24/2016, Eff. 7/24/2016; Ord. , File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. , File No. 160477, App. 8/11/2016, Eff. 9/10/2016; redesignated and amended 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. 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. 180184, App. 12/12/2018, Eff. 1/12/2019; 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: 735.69C and 735.69D added; Ord. , Eff. 5/20/2011. Zoning Control Table: 735.10 and 735.17 amended, 735.69, 735.69A, and 735.69B added; Specific Provisions: table title amended, 735.68 added, 735.85 amended; Ord. , Eff. 8/4/2011. Zoning Control Table: 735.69, 735.69A, and 735.69B added [identical additions previously had been made by Ord. ]; Specific Provisions: table title amended; Ord. , Eff. 11/3/2011. Zoning Control Table: 735.43 and 735.44 amended, former categories 735.42, 735.67, and 735.69A deleted; Ord. , Eff. 5/23/2012. Zoning Control Table: 735.13, 735.13a, 735.13b, 735.54, and 735.69B amended; Specific Provisions: 735.54 added, 735.68 deleted; Ord. , Eff. 4/27/2013. Zoning Control Table: former categories 735.37, 735.38, and 735.39 redesignated as 735.36, 735.37, and 735.38 and amended; new category 735.39 added; Ord. , Eff. 1/25/2014. Zoning Control Table: 735.26 amended; Specific Provisions: 735.54 amended; Ord. , Eff. 12/26/2014. Zoning Control Table: 735.92b added; Ord. , Eff. 3/15/2015. Zoning Control Table: 735.14, 735.15, 735.16, 735.17, and 735.30 amended; Ord. , Eff. 3/22/2015. Section redesignated (formerly Sec. 735.1); Zoning Control Table: 735.54, 735.91, and 735.92 amended; Ord. , Eff. 4/25/2015. Zoning Control Table: former categories 735.36, 735.37, 735.38, and 735.39 deleted, 735.96, 735.961 , and 735.97 added; Ord. , Eff. 4/10/2016. Zoning Control Table: 735.10 amended; Ord. , Eff. 7/24/2016. Introductory material amended; Zoning Control Table: 735.91 amended; Specific Provisions: 735.91 added; Ord. , Eff. 9/3/2016. Zoning Control Table: 735.33A added; Ord. 166-16, Eff. 9/10/2016. Section redesignated (formerly Section 735); 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 (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; Ord. , Eff. 1/7/2019. Zoning Control Table amended; Ord. , Eff. 1/12/2019. 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 (5) added; Ord. , Eff. 6/22/2020.CODIFICATION NOTE1. So in Ord. .