§ 763. 24TH STREET - MISSION NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT.
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- The 24th Street – Mission Neighborhood Commercial Transit District is situated in the Inner Mission District on 24th Street between Bartlett Street and San Bruno Avenue. This mixed-use district provides convenience goods to its immediate neighborhood as well as comparison shopping goods and services to a wider trade area. The street has a great number of Latin American restaurants, grocery stores, and bakeries as well as other gift and secondhand stores. Most commercial businesses are open during the day while the district’s bars and restaurants are also active in the evening. Dwelling Units are frequently located above the ground-story commercial uses.The 24th Street – Mission Neighborhood Commercial Transit District controls are designed to provide potential for new development consistent with the existing scale and character. Small-scale buildings and neighborhood-serving uses are encouraged, and rear yard corridors above the ground story and at residential levels are protected. Most commercial uses are encouraged at the ground story, while service uses are permitted with some limitations at the second story. Special controls are necessary to preserve the unique mix of convenience and specialty commercial uses. In order to maintain convenience stores and protect adjacent livability, new bars are prohibited, and limitations apply to the development and operation of ground-story restaurants and entertainment uses. Continuous retail frontage is maintained and encouraged by prohibiting most automobile and drive-up uses, banning curb cuts, and requiring active, pedestrian-oriented ground floor uses. Parking is not required, and any new parking required to be set back or below ground.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 housing 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.Table 763. 24TH STREET – MISSION NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT
ZONING CONTROL TABLE24th Street - Mission NCTZoning Category§ ReferencesControlsBUILDING STANDARDSMassing and SetbacksHeight and Bulk Limits.40-X, 50-X, 105-E. See Height and Bulk Map Sheets HT07 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 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 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 24th Street for the entirety of the districtVehicular Access Restrictions§ 155(r)Prohibited on 24th Street for the entirety of the districtMiscellaneousLot Size (Per Development)P up to 4,999 square feet; C 5,000 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(6)Single Room Occupancy§ 102PStudent Housing§ 102PResidential UsesControls By Story1st2nd3rd+Residential Uses§ 102P(1)PPAccessory Dwelling UnitsDwelling 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 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 2,499 square feet; C 2,500 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 TheaterPNPNPOpen 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*PNPNPAdult Business§ 102NPNPNPAnimal Hospital§ 102CNPNPBarNPNPNPCannabis RetailCCNPFlexible Retail§ 102NPNPNPGym§ 102PCNPHotel§ 102CCNPKennel§ 102CNPNPLiquor Store§ 102NPNPNPMassage Establishment§ 102CNPNPMortuary§ 102NPNPNPMotelNPNPNPRestaurantCNPNPServices, Fringe Financial§ 102NP(4)NP(4)NP(4)Services, Health§ 102PCNPServices, Instructional§ 102PCNPServices, Personal§ 102PCNPServices, Retail Professional§ 102PCNPStorage, Self§ 102NPNPNPTobacco Paraphernalia Establishment§ 102CNPNPNon-Retail Sales and Service*§ 102NPNPNPDesign Professional§ 102PCNPTrade Office§ 102PCNPUtility and Infrastructure Use CategoryUtility and Infrastructure*§ 102C(5)C(5)C(5)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) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD):Boundaries: The FFSRUD and its ¼ mile buffer includes, but is not limited to, the 24th Street-Mission Neighborhood Commercial Transit District.(5) C if a Macro WTS Facility; P if a Micro WTS Facility.(6) 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. 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 HISTORYZoning 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; 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. Introductory material, Zoning Control Table, and Note (4) amended; Ord. , Eff. 5/25/2020. Zoning Control Table amended; Note (6) added; Ord. , Eff. 6/22/2020.CODIFICATION NOTE1. So in Ord. .