§ 754. MISSION STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
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- (a) Background. The Mission Street Neighborhood Commercial Transit District is located near the center of San Francisco in the Mission District. It lies along Mission Street between 15th and Cesar Chavez Streets, and includes adjacent portions of 17th Street, 21st Street, 22nd Street, and Cesar Chavez Street. The commercial area of this District provides a selection of goods serving the day-to-day needs of the residents of the Mission District. Additionally, this District serves a wider trade area with its specialized retail outlets. Eating and drinking establishments contribute to the District’s mixed-use character and activity in the evening hours.(b) Purpose. The purposes of the Mission Street Neighborhood Commercial Transit District include:(1) To preserve and enhance the existing storefront configuration and size, signage, artwork, and other character-defining elements of the built environment;(2) To preserve the contributions of Legacy Businesses to the history and identity of the District;(3) To retain, enhance, and promote active community involvement and input on development within the District by conducting thorough outreach to stakeholders and neighborhood groups and responding to community input; and(4) To retain, enhance, and promote neighborhood-serving businesses and institutions that enhance economic and workforce opportunities for local residents by coordinating with the Office of Economic and Workforce Development to engage with the City’s workforce system to provide employment opportunities, career trainings, and formal partnerships to identify and address both business and community workforce needs.(c) Controls.(1) General Controls. The District is extremely well-served by transit, including regional-serving BART stations at 16th Street and 24th Street, major buses running along Mission Street, and both cross-town and local-serving buses intersecting Mission Street along the length of this district. Given the area’s central location and accessibility to the City’s transit network, accessory parking for residential uses is not required. Any new parking is required to be set back or be below ground.This District has a mixed pattern of larger and smaller lots and businesses, as well as a sizable number of 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. New neighborhood-serving commercial development is encouraged mainly at the ground story. Ground story uses are required to include active commercial uses with storefronts facing the street. While offices and general retail sales uses may locate at the second story of new buildings under certain circumstances, most commercial uses are prohibited above the second story. Continuous retail frontage is promoted by requiring ground floor commercial uses in new developments and prohibiting curb cuts. Housing development in new buildings is encouraged above the ground story. Housing density is not controlled by the size of the lot but by requirements to supply a high percentage of larger units and by physical envelope controls. Existing residential units are protected by prohibitions on upper-story conversions and limitations on demolitions, mergers, and subdivisions. Accessory Dwelling Units are permitted within the District pursuant to subsection 207(c)(4) of this Code.(2) Commercial Mergers. The consolidation or merger of existing ground floor commercial spaces that would result in greater than 1,500 gross square feet of consolidated or merged space shall be prohibited, except for Legacy Businesses, Arts Activities Uses, and Institutional Community Uses. The prohibition shall not apply to projects that submitted a development application, as defined in Section 401, to the Planning Department prior to July 31, 2018.(3) First Story Non-Residential Tenant Space for Large Projects. Projects larger than 10,000 gross square feet shall be required to provide space for a non-residential tenant on the first story with immediate access to the street frontage. The non-residential tenant space shall not exceed 1,500 gross square feet.(4) 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; provided, however, that 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.(5) For any use subject to Conditional Use authorization under this Section 754, the Planning Commission shall find that the use supports at least three of the four purposes of the District as set forth in subsection (b) above.Table 754. MISSION STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLEMission Street NCTZoning Category§ ReferencesControlsBUILDING STANDARDSMassing and SetbacksHeight and Bulk Limits.Varies. See Height and Bulk Map Sheet HT07 for more information. Buildings above 65 feet require C. 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 Mission Street for the entirety of the District; 16th Street, between Guerrero and Capp Streets; 22nd Street, between Valencia and Mission StreetsVehicular Access Restrictions§ 155(r)Prohibited on Mission Street for the entirety of the District and on 16th Street between Guerrero and Capp Streets.MiscellaneousLot 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(8)Single Room Occupancy§ 102PStudent Housing§ 102PResidential UsesControls By Story1st2nd3rd+Residential UsesP(1)PPAccessory Dwelling UnitDwelling Units, Senior Housing, 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§ 317CCCResidential 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 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§ 102PControls by Story1st2nd3rd+Agricultural Use CategoryAgriculture, IndustrialNPNPNPAgriculture, Large Scale UrbanCCCAgriculture, NeighborhoodPPPAutomotive Use CategoryAutomotive Uses*NPNPNPAutomotive Repair§ 102CCNPAutomotive Sale/Rental§ 102CNPNPAutomotive Service StationCNPNPAutomotive WashCNPNPGas StationCNPNPParking Garage, Private§ 102CCCParking Lot, PrivateCCCServices, Ambulance§ 102CNPNPEntertainment, Arts, and Recreation Use CategoryEntertainment, Arts, and Recreation Uses*§ 102NPNPNPArts Activities§ 102P(4)PPEntertainment, General§ 102PPNPEntertainment, Nighttime§ 102PPNPMovie Theater§ 102PPNPOpen Recreation Area§ 102CCCPassive Outdoor Recreation§ 102CCCIndustrial Use CategoryIndustrial Uses*NPNPNPLight ManufacturingP(5)PPInstitutional Use CategoryInstitutional Uses*§ 102PPPHospital§ 102CCCMedical Cannabis DispensaryDRDRNPPublic Facilities§ 102CCCSales and Service Use CategoryRetail Sales and Service Uses*PPPAdult Business§ 102CCNPAnimal Hospital§ 102CCNPBarC(7)C(7)NPCannabis RetailCCNPFlexible Retail§ 102NPNPNPHotel§ 102CCCKennel§ 102CCNPLiquor Store§ 102NPNPNPMassage Establishment§ 102CCNPMassage, Foot/Chair§ 102PCNPMortuary§ 102CCCMotelNPNPNPRestaurantC(7)NPNPRestaurant, LimitedP(7)NPNPServices, Financial§ 102PPNPServices, Fringe Financial§ 102NP(2)NP(2)NP(2)Services, Limited Financial§ 102PPNPStorage, Self§ 102NPNPNPTobacco Paraphernalia Establishment§ 102CNPNPTrade Shop§ 102PPPNon-Retail Sales and Service Uses*§ 102NPNPNPCatering§ 102P(4)PPDesign Professional§ 102PPPTrade Office§ 102PPPUtility and Infrastructure Use CategoryUtility and Infrastructure Uses*§ 102C(3)C(3)C(3)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) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD)Boundaries: The FFSRUD and its ¼ mile buffer includes, but is not limited to, the Mission Street Neighborhood Commercial Transit District.(3) C if a Macro WTS Facility; P if a Micro WTS Facility.(4) Arts Activities and Catering uses located in the ground floor shall have active commercial activities facing Mission Street, per Section 145.4. These may be retail activities accessory to those uses or a separate business operating in the street-facing space.(5) Light Manufacturing is not permitted in first-story spaces that front Mission Street.(6) Note deleted.(7) The total number of eating and drinking uses (Restaurants, Limited Restaurants, and Bars) within the District shall not exceed 167. A new Restaurant, Limited Restaurant, or Bar shall not be permitted if it would result in a net total of more than 167 eating and drinking uses in the District. Accessory Limited Restaurants are not subject to and do not count toward the 167 cap on eating and drinking uses.(8) 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. 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. 171173, App. 2/9/2018, Eff. 3/12/2018; Ord. , File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. , File No. 180803, App. 11/20/2018, Eff. 12/21/2018; 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. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. , File No. 190248, App. 8/9/2019, Eff. 9/9/2019; Ord. , File No. 181211, App. 9/11/2019, Eff. 10/12/2019; 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: 736.69C and 736.69D added; Ord. , Eff. 5/20/2011. Zoning Control Table: title amended, 736.13b amended, 736.69, 736.69A, and 736.69B added; Ord. , Eff. 8/4/2011. Zoning Control Table: 736.69, 736.69A, and 736.69B added; Ord. , Eff. 11/3/2011. Zoning Control Table: 736.43 and 736.44 amended, former categories 736.42, 736.67, and 736.69A deleted; Ord. , Eff. 5/23/2012. Zoning Control Table: 736.13, 736.13a, 736.13b, 736.13c, 736.54, and 736.69B amended; Specific Provisions: 736.54 added; Ord. , Eff. 4/27/2013. Zoning Control Table: former categories 736.37, 736.38, and 736.39 redesignated as 736.36, 736.37, and 736.38 and amended; new category 736.39 added; Ord. , Eff. 1/25/2014. Zoning Control Table: 736.26 amended; Specific Provisions: 736.54 amended; Ord. , Eff. 12/26/2014. Zoning Control Table: 736.92b added; Ord. , Eff. 3/15/2015. Zoning Control Table: 736.14, 736.15, 736.16, 736.17, and 736.30 amended; Ord. , Eff. 3/22/2015. Section redesignated (formerly Sec. 736.1); Zoning Control Table: 736.54, 736.91, and 736.92 amended; Ord. , Eff. 4/25/2015. Zoning Control Table: former categories 736.36, 736.37, 736.38, and 736.39 deleted, 736.96 and 736.97 added; Ord. , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 736.91 amended; Specific Provisions: 736.91 added; Ord. , Eff. 9/3/2016. Zoning Control Table: 736.33A added; Ord. , Eff. 9/10/2016. Section redesignated (formerly Section 736; 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; Ord. , Eff. 10/15/2017. Zoning Control Table amended; Ord. , Eff. 1/5/2018. Introductory material and Zoning Control Table amended; Note (4) added; Ord. , Eff. 3/12/2018. Zoning Control Table amended; Ord. , Eff. 9/10/2018. Undesignated introductory material designated as (a) and (c)(1); divisions (b)-(b)(4) and (c)(2)-(5) added; Zoning Control Table amended; Notes (5), (6), and (7) added; Ord. , Eff. 12/21/2018. Zoning Control Table amended; Ord. , Eff. 12/21/2018. Zoning Control Table amended; Ord. , Eff. 1/7/2019. Zoning Control Table amended; Ord. , Eff. 7/29/2019. Zoning Control Table amended; Note (6) deleted; Ord. , Eff. 9/9/2019. Zoning Control Table amended; Ord. , Eff. 10/12/2019. Zoning Control Table and Note (2) amended; Ord. , Eff. 5/25/2020. Zoning Control Table amended; Note (8) added; Ord. , Eff. 6/22/2020.CODIFICATION NOTE1. So in Ord. .