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 San Francisco
 Planning Code
 Article 7. NEIGHBORHOOD COMMERCIAL DISTRICTS

  § 757. FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.  

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  • The Folsom Street Neighborhood Commercial Transit District (Folsom Street NCT) is located along Folsom Street in the Western SoMa area, generally between 7th Street and 10th Streets.
    The Folsom Street 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 where transparency and fenestration requirements add to the activation at the street level. While offices and general retail sales uses may locate on the second story, most commercial uses are prohibited above the second story. In order to protect the balance and variety of retail use, bars and restaurants are permitted on the ground floor, and liquor stores are allowed with a conditional use. Continuous non-residential frontage is promoted by prohibiting drive-up facilities, some automobile uses, and permitting a mix of commercial and production, distribution, and repair uses. Parking is required to be setback if above grade or locate below ground. Active, pedestrian-oriented ground floor uses are required.
    Housing development in new buildings is encouraged above the ground story, and student housing is only permitted in newly constructed buildings. 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 757. FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
    ZONING CONTROL TABLE
    Folsom Street NCT
    Zoning Category
    § References
    Controls
    BUILDING STANDARDS
    Massing and Setbacks
    Height and Bulk Limits.
    §§ 102, 105, 106, 250–252, 260, 261.1, 263.29, 270, 271, 823(c)(11). See also Height and Bulk District Maps
    65-X to 75-X. See Height and Bulk Map Sheets HT01, HT07, and HT08 for more information. Height sculpting required on alleys per § 261.1.
    5 Foot Height Bonus for Active Ground Floor Uses
    NP
    Rear Yard
    §§ 130, 134, 134(a)(e), 136, 823(c)
    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
    Not Required
    Vehicular Access Restrictions
    § 155(r)
    None
    Miscellaneous
    Lot Size (Per Development)
    P up to 9,999 square feet; C 10,000 square feet and above
    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
    § 823(b), and General Plan Commerce and Industry Element
    WSoMa Design Standards and the Urban Design Guidelines.
    Zoning Category
    § References
    Controls
    RESIDENTIAL STANDARDS AND USES
    Development Standards
    Usable Open Space [Per Dwelling Unit]
    §§ 135, 136, 823(c)(2)
    80 square feet per unit if private, or 100 square feet per unit if common - roof decks do not qualify.
    Off-Street Parking Requirements
    §§ 145.1, 150, 151.1, 153 - 156, 166, 204.5
    Car parking not required. P up to 0.5 spaces per Dwelling Unit; C up to 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 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(10)
    Single Room Occupancy
    §§ 102, 823(c)(7)
    P
    Student Housing
    § 102
    C in newly constructed buildings, NP otherwise.
    Residential Uses
    Controls By Story
    1st
    2nd
    3rd+
    Residential Uses (except for Group Housing, see below)
    § 102
    P
    P
    P
    Group Housing
    §§ 102, 208
    C(1)
    C
    C
    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, required Dwelling Unit mix, 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
    NP
    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
    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, 823(c)(10)
    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 at 1st and 2nd Floors 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, 187.1, 202.2(b), 202.5
    NP
    NP
    NP
    Automotive Repair
    § 102
    C(2)
    NP
    NP
    Entertainment, Arts and Recreation Use Category
    Entertainment, Arts and Recreation Uses*
    §§ 102, 202.4
    NP
    NP
    NP
    Livery Stable
    § 102
    P(4)
    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
    Manufacturing, Light
    §§ 102, 202.2(d)
    P
    P
    NP
    Institutional Use Category
    Institutional Uses*
    § 102
    NP
    NP
    NP
    Child Care Facility
    § 102
    P
    P
    P
    Community Facility
    § 102
    C
    C
    NP
    Community Facility, Private
    § 102
    C
    C
    NP
    Job Training
    § 102
    C
    C
    NP
    Medical Cannabis Dispensary
    §§ 102, 202.2(e)
    DR
    DR
    NP
    Public Facilities
    § 102
    C
    C
    C
    Residential Care Facility
    § 102
    NP
    C
    C
    School
    § 102
    P
    P
    P
    Social Service or Philanthropic Facility
    § 102
    C
    C
    NP
    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, 823(c)(9)(B)
    P(4)
    NP
    NP
    Bar
    §§ 102, 202.2(a)
    P
    NP
    NP
    Cannabis Retail
    §§ 102, 202.2(a)
    C
    C
    NP
    Cat Boarding
    §§ 102, 823(c)(9)(B)
    P(4)
    NP
    NP
    Flexible Retail
    § 102
    NP
    NP
    NP
    Gym
    § 102
    P(8)
    P
    NP
    Hotel
    § 102
    P(5)
    P(5)
    P(5)
    Kennel
    §§ 102, 823(c)(9)(B)
    P(4)
    NP
    NP
    Liquor Store
    § 102
    C
    NP
    NP
    Massage Establishment
    § 102
    C
    C
    NP
    Massage, Foot/Chair
    § 102
    P
    C
    NP
    Mortuary
    § 102
    NP
    NP
    NP
    Motel
    §§ 102, 202.2(a)
    NP
    NP
    NP
    Restaurant
    §§ 102, 202.2(a)
    P(6)
    NP
    NP
    Restaurant, Limited
    §§ 102, 202.2(a)
    P(6)
    NP
    NP
    Services, Financial
    § 102
    P(7)(8)
    NP
    NP
    Services, Fringe Financial
    § 102
    NP
    NP
    NP
    Services, Health
    § 102
    P(7)(8)
    NP
    NP
    Services, Instructional
    § 102
    P(8)
    P(8)
    NP
    Services, Limited Financial
    § 102
    NP
    NP
    NP
    Services, Personal
    § 102
    P(8)
    P(8)
    NP
    Services, Retail Professional
    § 102
    P(7)(8)
    P
    NP
    Storage, Self
    § 102
    NP
    NP
    NP
    Tobacco Paraphernalia Establishment
    § 102
    NP
    NP
    NP
    Trade Shop
    § 102
    P
    C
    NP
    Non-Retail Sales and Service*
    § 102
    NP
    NP
    NP
    Design Professional
    § 102
    P(7)
    NP
    NP
    Trade Office
    § 102
    P(7)
    NP
    NP
    Wholesale Sales
    § 102
    P
    P
    NP
    Utility and Infrastructure Use Category
    Utility and Infrastructure*
    § 102
    C(9)
    C(9)
    C(9)
    Power Plant
    § 102
    NP
    NP
    NP
    Public Utilities Yard
    § 102
    NP
    NP
    NP
    * Not listed below
    (1) NP on 1st floor on lots with more than 25 feet of street frontage
    (2) Ingress/egress onto alleys, as defined in the Western SoMa Community Plan, containing RED or RED-MX Districts is NP
    (3) [Note deleted.]
    (4) P for grooming and daycare only; no 24 hour care.
    (5) NP above 25 rooms per Hotel.
    (6) NP above 10,000 Gross Square Feet per Lot.
    (7) Must be primarily open to the general public on a client- oriented basis, NP if not.
    (8) P on first or second floor, but not both.
    (9) C if a Macro WTS Facility; P if a Micro WTS Facility.
    (10) C for buildings with 10 or more Dwelling Units.
    (Added by Ord. , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by 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. 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 HISTORY
    Zoning Control Table: 743.26 amended; Ord. , Eff. 12/26/2014. Zoning Control Table: 743.92b added; Ord. , Eff. 3/15/2015. Zoning Control Table: 743.14, 743.15, 743.16, and 743.17 amended; Ord. , Eff. 3/22/2015. Section redesignated (formerly Sec. 743.1); Zoning Control Table: 743.54, 743.91, and 743.92 amended; Ord. , Eff. 4/25/2015. Zoning Control Table: former categories 743.37, 743.38, and 743.39 deleted, 743.96, 743.97, and 743.98 added; Ord. , Eff. 4/10/2016. Zoning Control Table: 743.10 amended; Ord. , Eff. 7/24/2016. Introductory material amended; Zoning Control Table: 743.91 amended; Specific Provisions: 743.91 added; Ord. , Eff. 9/3/2016. Zoning Control Table: 743.33A added; Ord. , Eff. 9/10/2016. Section redesignated (formerly Section 743); 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. 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; 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 (10) added; Ord. , Eff. 6/22/2020.
    Editor’s Note:
    See also Sec. 703.9, “Preservation of Historic Buildings Within the Folsom Street NCT and RCD Districts.”