§ 762. VALENCIA STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
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- The Valencia Street Commercial Transit District is located near the center of San Francisco in the Mission District. It lies along Valencia Street between 14th and Cesar Chavez (Army) Street, and includes a portion of 16th Street extending west toward Dolores Street. The commercial area provides a limited selection of convenience goods for the residents of sections of the Mission and Dolores Heights. Valencia Street also serves a wider trade area with its retail and wholesale home furnishings and appliance outlets. The commercial district also has several automobile-related businesses. 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 Valencia Street District has a pattern of large 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. 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. In order to protect the balance and variety of retail uses and the livability of adjacent uses and areas, most eating and drinking and entertainment uses at the ground story are limited. Continuous retail frontage is promoted by prohibiting drive-up facilities, some automobile uses, and new nonretail commercial uses. Parking is not required, and any new parking is required to be set back 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 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. Given the area’s central location and accessibility to the City’s transit network, accessory parking for Residential Uses is not required. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code.Table 762. VALENCIA STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLEValencia Street NCTZoning Category§ ReferencesControlsBUILDING STANDARDSMassing and SetbacksHeight and Bulk Limits.40-X, 50-X. See Height and Bulk Map Sheet HT07 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 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 feetFront Setback and Side YardNot Required.Street Frontage and Public RealmStreetscape and Pedestrian ImprovementsRequiredStreet 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 portions of Valencia Street, 16th Street, and 22nd StreetVehicular Access Restrictions§ 155(r)Prohibited on Valencia Street between 15th and 23rd Streets 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 per unit if private, or 100 square feet per unit 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(7)Single Room Occupancy§102PStudent Housing§102PResidential UsesControls By Story1st2nd3rd+Residential Uses§ 102P(1)PPAccessory Dwelling UnitsP per Planning Code Sections 207(c)(4) and 207(c)(6).Dwelling Units, Senior Housing, and Group HousingNo residential 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§ 317CNPNPResidential Demolition or Merger§ 317CCCDivision of Dwelling UnitsDivision of existing Dwelling Units P per §207.8Zoning Category§ ReferencesControlsNON-RESIDENTIAL STANDARDS AND USESDevelopment StandardsFloor Area Ratio2.5 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. - 2 a.m.; C 2 a.m.- 6 a.m.Maritime Use§102NPOpen Air SalesSee Section 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§102CNPNPParking Garage, Private§102CCCParking Garage, Public§102CCCParking Lot, PrivateCCCParking Lot, PublicCCCEntertainment, Arts and Recreation Use CategoryEntertainment, Arts and Recreation Uses*§102NPNPNPEntertainment, General§102CNPNPEntertainment, Nighttime§102CNPNPMovie Theater§102PNPNPOpen Recreation Area§102CCCPassive Outdoor Recreation§102CCCIndustrial Use CategoryIndustrial UsesNPNPNPInstitutional Use CategoryInstitutional Uses*§102PCCChild Care Facility§102PPPHospital§102NPNPNPMedical Cannabis DispensaryDRDRNPPublic Facilities§102CCCResidential Care Facility§102PPPSales and Service Use CategoryRetail Sales and Service Uses*PCNPAdult Business§102NPNPNPAnimal Hospital§102CNPNPBarCNPNPCannabis RetailCCNPFlexible Retail§ 102NPNPNPGym§102PCCHotel§102CCNPKennel§102CNPNPLiquor Store§102NPNPNPMassage Establishment§102CCNPMortuary§102CCNPMotelNPNPNPRestaurantP(4)NPNPRestaurant, LimitedPNPNPServices, Financial§102PNPNPServices, Fringe Financial§102NP(5)NP(5)NP(5)Services, Instructional§102PCCServices, Limited Financial§102PNPNPServices, Personal§102PCCStorage, Self§102NPNPNPTobacco Paraphernalia Establishment§102CNPNPNon-Retail Sales and Service*§102NPNPNPDesign Professional§102PCNPTrade Office§102PCNPUtility 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) GROUND FLOOR CONVERSION OF RETAIL TO RESTAURANTS RESTRICTEDBoundaries: Valencia Street from 15th Street to 24th Street.Controls: Conversion of existing ground floor retail uses or of ground floor spaces occupied as retail uses at any point within a period of three years prior to submission of a building permit application to Restaurant requires conditional use authorization.(5) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD)Boundaries: The FFSRUD and its ¼ mile buffer includes, but is not limited to, the Valencia Street Neighborhood Commercial Transit District.(6) C if a Macro WTS Facility; P if a Micro WTS Facility.(7) 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. 170820, App. 7/27/2017, Eff. 8/26/2017; 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 HISTORYTable 762 added; Ord. , Eff. 8/26/2017. Zoning Control Table amended; Note * designated; 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; 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 and Note (5) amended; Ord. , Eff. 5/25/2020. Zoning Control Table amended; Note (7) added; Ord. , Eff. 6/22/2020.CODIFICATION NOTE1. So in Ord. .