eLaws | eCases | California Laws | California Code of Regulations | Illinois Courts | Counties & Cities of California | Code of Federal Regulations | United States Code |
 San Francisco
 Planning Code
 Article 7. NEIGHBORHOOD COMMERCIAL DISTRICTS

  § 755. OCEAN AVENUE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.  

Latest version.
  • The Ocean Avenue Neighborhood Commercial Transit District is located on Ocean Avenue from Howth Street to Manor Drive. Ocean Avenue is a multi-purpose transit-oriented small-scale commercial district. Ocean Avenue was developed as a streetcar-oriented commercial district in the 1920s and continues to serve this function, with the K-line streetcar on Ocean Avenue. Numerous other bus lines serve the area, especially the eastern end, where the Phelan Loop serves as a major bus terminus. The eastern end of the district is anchored by the main City College campus and direct linkages to the Balboa Park BART/MUNI rail station a couple blocks to the east, which serves as the southernmost San Francisco station for BART and the terminus of the J, K, and M streetcar lines. Because of the immediate proximity of the BART/MUNI station the district has quick and easy transit access to downtown.
    The Ocean Avenue NCT District is mixed use, transitioning from a predominantly one- and two-story retail district to include 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. Access (i.e. driveways, garage entries) to off-street parking and loading is generally prohibited on Ocean Avenue to preserve and enhance the pedestrian-oriented character and transit function of the street. Residential and commercial parking are not required.
    The Ocean Avenue NCT District is intended to provide convenience goods and services to the surrounding neighborhoods as well as limited goods and services for a wider market. The range of goods and services offered is varied and includes retail stores, retail services, restaurants, and neighborhood-serving arts, entertainment, and institutional community uses. Buildings may range in height, with height limits generally allowing up to four or five stories. Lots are generally small to medium in size and lot consolidation is restricted to preserve the fine grain character of the district.
    Rear yard requirements above the ground story and at residential levels preserve open space corridors of interior blocks.
    Active commercial, arts, entertainment, and institutional community uses are required at the ground level and permitted at the second story. For purposes of this Section, Arts Activities, Nighttime Entertainment, and Institutional Community Uses shall be considered “active commercial uses,” as described in Section 145.4 of this Code.
    Housing development in new buildings is encouraged above the ground story. Existing residential units are protected by limitations on demolition and upper-story conversions. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code.
    Table 755. OCEAN AVENUE NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
    ZONING CONTROL TABLE
    Ocean Avenue NCT
    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, but generally 45-X. See Height and Bulk Map Sheet HT12 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
    Required on Ocean Avenue within the District, except on the north side of Ocean Avenue between Plymouth and Brighton Avenues.(2)
    Vehicular Access Restrictions
    § 155(r)
    Prohibited on Ocean Avenue within the District.
    Miscellaneous
    Lot Size (Per Development)
    P up to 9,999 square feet; C 10,000 square feet and above
    Lot Merger
    Certain exceptions permitted by § 121.7.
    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, 151.1, 153 - 156, 166, 204.5
    Car parking not required. P up to one space per Dwelling Unit; NP above. 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
    40% of Dwelling Units shall contain at least two Bedrooms, or 30% of Dwelling Units shall contain at least three Bedrooms.
    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(1)
    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, Senior Housing, Group Housing.
    § 102, 202.2(f), 207, 208
    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 Shelters
    §§ 102, 208
    Density limits regulated by the Administrative Code
    Loss and Division of Dwelling Units
    Controls by Story
    1st
    2nd
    3rd+
    Residential Conversion
    § 317
    C
    C
    C
    Residential Demolition or Merger
    § 317
    C
    C
    C
    Division of Dwelling Units
    Division of existing Dwelling Units P per § 207.8
    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, 151.1, 153 - 156, 166, 204.5
    Car parking not required. Limits set forth in Section 151.1. 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, 152, 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
    P
    NP
    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)
    DR
    DR
    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)
    P
    P
    NP
    Adult Business
    § 102
    NP
    NP
    NP
    Animal Hospital
    § 102
    C
    NP
    NP
    Bar
    §§ 102, 202.2(a)
    P
    NP
    NP
    Cannabis Retail
    §§ 102, 202.2(a)
    C
    C
    NP
    Flexible Retail
    § 102
    NP
    NP
    NP
    Hotel
    § 102
    C
    C
    C
    Kennel
    § 102
    C
    NP
    NP
    Liquor Store
    § 102
    P
    NP
    NP
    Massage Establishment
    § 102
    C
    NP
    NP
    Massage, Foot/Chair
    § 102
    P
    NP
    NP
    Mortuary
    § 102
    NP
    NP
    NP
    Motel
    §§ 102, 202.2(a)
    NP
    NP
    NP
    Restaurant
    §§ 102, 202.2(a)
    P
    NP
    NP
    Restaurant, Limited
    §§ 102, 202.2(a)
    P
    NP
    NP
    Services, Financial
    § 102
    P
    C
    NP
    Services, Fringe Financial
    § 102
    NP
    NP
    NP
    Services, Health
    § 102
    C(5)
    P
    P
    Services, Limited Financial
    § 102
    P
    NP
    NP
    Storage, Self
    § 102
    NP
    NP
    NP
    Tobacco Paraphernalia Establishment
    § 102
    C
    NP
    NP
    Trade Shop
    § 102
    P
    C
    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(4)
    C(4)
    C(4)
    Power Plant
    § 102
    NP
    NP
    NP
    Public Utilities Yard
    § 102
    NP
    NP
    NP
    * Not listed below
    (1) C required for ground floor Residential Use when street frontage is listed in 145.4(b)
    (2) In the Ocean Avenue NCT District, Arts Activities, Nighttime Entertainment, and Institutional Community Uses are considered to be “active uses,” as described in Section 145.4 of this Code.
    (3) [Note deleted.]
    (4) C if a Macro WTS Facility; P if a Micro WTS Facility.
    (5) A Health Service Use requires a Conditional Use authorization on the ground story whether it is Principal or Accessory.
    (6) C for buildings with 10 or more Dwelling Units.
    (Added by Ord. 61-09, File No. 090181, App. 4/17/2009; 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. 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. 140097, App. 5/14/2014, Eff. 6/13/2014; 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. 150271, App. 12/16/2015, Eff. 1/15/2016; 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. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. , File No. 180483, App. 10/5/2018, Eff. 11/5/2018; 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. 191285, App. 5/1/2020, Eff. 6/1/2020; Ord. , File No. 191075, App. 5/22/2020, Eff. 6/22/2020)
    AMENDMENT HISTORY
    Zoning Control Table: 737.68 and 737.68A added; Ord. , Eff. 5/20/2011. Zoning Control Table: title amended, 737.10 and 737.17 amended, designation of category 737.38 corrected, 737.39a amended; former categories 737.68 and 737.68A redesignated as rows 737.69C and 737.69D, 737.69, 737.69A, and 737.69B added; Specific Provisions: 737.68 added; Ord. , Eff. 8/4/2011. Zoning Control Table: 737.43 and 737.44 amended, former categories 737.42, 737.67, and 737.69A deleted; Ord. , Eff. 5/23/2012. Introductory material amended; Zoning Control Table: 737.13, 737.13a, 737.13b, 737.13c, 737.54, and 737.69B amended; Specific Provisions: 737.54 added, 737.68 deleted; Ord. , Eff. 4/27/2013. Zoning Control Table: former categories 737.38, 737.39, and 737.39a redesignated as 737.36, 737.37, and 737.38 and amended; new category 737.39 added; Ord. , Eff. 1/25/2014. Specific Provisions: 737.84 amended; Ord. , Eff. 6/13/2014. Zoning Control Table: 737.26 amended; Specific Provisions: 737.54 amended; Ord. , Eff. 12/26/2014. Zoning Control Table: 737.92b added; Ord. , Eff. 3/15/2015. Zoning Control Table: 737.14, 737.15, 737.16, 737.17, and 737.30 amended; Ord. , Eff. 3/22/2015. Section redesignated (formerly Sec. 737.1); Zoning Control Table: 737.54, 737.91, and 737.92 amended; Ord. , Eff. 4/25/2015. Introductory material amended; Ord. , Eff. 1/15/2016. Zoning Control Table: former categories 737.36, 737.37, 737.38, and 737.39 deleted, 737.96, 737.97, and 737.98 added; Ord. , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 737.91 amended; Specific Provisions: 737.91 added; Ord. , Eff. 9/3/2016. Zoning Control Table: 7.33A added; Ord. , Eff. 9/10/2016. Section redesignated (formerly Section 737); 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 and Note (1) amended; Note (5) added; Ord. , Eff. 11/5/2018. Zoning Control Table amended; Ord. , Eff. 12/21/2018. Zoning Control Table amended; 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. Introductory material and Zoning Control Table amended; Note (2) added; Ord. , Eff. 6/1/2020. Zoning Control Table amended; Note (6) added; Ord. , Eff. 6/22/2020.
    CODIFICATION NOTE
    1. So in Ord. .
    **Editor’s Note:
    Ordinance 186-17, effective October 15, 2017, requires that “No more than three MCDs shall be permitted at any given time within the boundaries of Supervisorial District 11.”