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 San Francisco
 Planning Code
 Article 8. MIXED USE DISTRICTS

  § 811. CHINATOWN VISITOR RETAIL DISTRICT.  

Latest version.
  • The Chinatown Visitor Retail Neighborhood Commercial District extends along Grant Avenue between California and Jackson Streets. This district contains a concentration of shopping bazaars, art goods stores and restaurants which attract visitors and shoppers and contribute to the City's visual and economic diversity. Grant Avenue provides an important link between Downtown retail shopping and the Broadway, North Beach and Fisherman's Wharf areas.
    This district is intended to preserve the street's present character and scale and to accommodate uses primarily appealing to visitors (e.g. tourist gifts shops, jewelry stores, art goods, large restaurants). In order to promote continuous retail frontage, entertainment, financial services, medical service, automotive, and drive-up uses are restricted. Most commercial uses, except financial services are permitted on the first two stories. Administrative services, (those not serving the public) are prohibited in order to prevent encroachment from downtown office uses. There are also special controls on restaurants and tourist hotels. Building standards protect and complement the existing small-scale development and the historic character of the area.
    The height limit applicable to the district will accommodate two floors of housing or institutional use above two floors of retail use. Existing residential units are protected by prohibition of upper-story conversions and limitation on demolition. Accessory dwelling units are permitted within the district pursuant to Subsection 207(c)(4) of this Code.
    Table 811
    CHINATOWN VISITOR RETAIL DISTRICT ZONING CONTROL TABLE
    Chinatown Visitor Retail District
    Zoning Category
    § References
    Controls
    BUILDING STANDARDS
    Massing and Setbacks
    Height and Bulk Limits
    §§ 102, 105, 106, 250 - 252, 254, 260, 263.4, 270, 271. See also Height and Bulk District Maps
    50-N. P up to 35 feet; C above 35 feet. See Height and Bulk Map for more information.
    5 Foot Height Bonus for Active Ground Floor Uses
    Not Permitted
    Rear Yard
    §§ 130, 134, 134.1, 136
    No more than 75% of lot coverage at the lowest level occupied by a dwelling. Location of open space may be modified per § 134.1.
    Sun Access Setbacks
    15 ft. at specified heights
    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
    Maximum Street Frontage [per building]
    P up to 50 feet; C required for more than 50 feet
    Ground Floor Commercial
    Not Required
    Vehicular Access Restrictions
    § 155(r)
    All alleyways in the Chinatown Mixed Use Districts.
    Miscellaneous
    Lot Size (Per Development)
    P up to 5,000 sq. ft.; C 5,001 sq. ft. & above
    Planned Unit Development
    § 304
    C
    Awning, Canopy, or Marquee
    P
    Signs
    §§ 602 - 604, 607.2, 608.1, 608.2
    As permitted by § 607.2
    General Advertising Signs
    §§ 262, 602.7, 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
    48 sq. ft.
    Off-Street Parking, Residential
    §§ 150, 151.1, 153 - 156, 166, 167, 204.5, 303
    P up to one car for each two Dwelling Units; C for up to .75 cars for each Dwelling Unit, subject to the criteria and procedures of Sections 303(u) and 151.1(e), NP above 0.75 cars for each Dwelling Unit (2)
    Dwelling Unit Mix
    Not Applicable
    Use Characteristics
    Single Room Occupancy
    § 102
    P
    Student Housing
    § 102
    P
    Residential Uses
    Controls by Story
    1st
    2nd
    3rd+
    Residential Uses
    P
    P
    P
    Accessory Dwelling Unit Density
    §§ 102, 207(c)(4)
    Accessory Dwelling Units are permitted to be constructed within an existing building zoned for residential use or within an existing and authorized auxiliary structure on the same lot, provided that it does not eliminate or reduce a ground-story retail or commercial space.
    Dwelling Unit Density
    § 207
    Up to 1 unit per 200 sq. ft. lot area.
    Group Housing Density
    §§ 208, 890.88(b)
    1 bedroom per 140 sq. ft. lot area
    Homeless Shelters Density
    §§ 102, 208
    Density limits regulated by the Administrative Code
    Senior Housing Density
    §§ 102, 202.2(f), 207
    P up to twice the number of Dwelling Units otherwise permitted as a Principal Use in the district and meeting all the requirements of § 202.2(f)(1). C up to twice the number of Dwelling Units otherwise permitted as a Principal Use in the district and meeting all requirements of § 202.2(f)(1), except for § 202.2(f)(1)(D)(iv), related to location.
    Loss of Dwelling Units
    Controls by Story
    1st
    2nd
    3rd+
    Residential Conversion, Demolition or Merger
    § 317
    C
    C
    C
    Residential Hotel Conversion, Demolition or Merger
    Ch. 41 Admin. Code
    NP
    NP
    NP
    Zoning Category
    § References
    Controls
    NON-RESIDENTIAL STANDARDS
    Development Standards
    Floor Area Ratio
    §§ 102, 123, 124
    2.0 to 1
    Use Size
    P up to 2,500 sq. ft. C 2,501 to 5,000 sq. ft. (1)
    Open Space
    1 sq. ft. for every 50 sq. ft. of building over 10,000 sq. ft.
    Off-Street Parking, Non-Residential
    §§ 145.1, 150, 151.1, 153 - 156, 166, 204.5
    No car parking 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, Non-Residential
    §§ 150, 152, 153 - 155, 161, 204.5
    None required if gross floor area is less than 10,000 sq. ft.
    Commercial Use Characteristics
    Drive-up Facility
    § 102
    NP
    Formula Retail
    §§ 102, 303.1
    NP
    Hours of Operation
    § 102
    P 6 a.m. - 11 p.m.; C 11 p.m. - 2 a.m.
    Maritime Use
    § 102
    NP
    Open Air Sales
    § 102
    P
    Outdoor Activity Area
    §§ 102, 145.2
    P in front, C elsewhere
    Walk-up Facility
    § 102
    P if recessed 3 ft., C otherwise
    Zoning Category
    § References
    Controls
    NON-RESIDENTIAL USES
    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, 202.4
    NP
    NP
    NP
    Parking Garage, Private
    § 102
    C
    C
    C
    Parking Garage, Public
    § 102
    C
    C
    C
    Parking Lot, Private
    § 102
    C
    C
    C
    Parking Lot, Public
    § 102
    C
    C
    C
    Entertainment, Arts and Recreation Use Category
    Entertainment and Recreation Uses*
    §§ 102, 202.4
    NP
    NP
    NP
    Entertainment, General
    § 102
    C
    C
    NP
    Entertainment, Nighttime
    § 102
    C
    C
    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*
    P
    P
    P
    Hospital
    § 102
    NP
    NP
    NP
    Medical Cannabis Dispensary
    § 102
    NP
    NP
    NP
    Public Facilities
    § 102
    C
    C
    C
    Sales and Service Use Category
    Retail Sales and Service Uses*
    P
    P
    NP
    Adult Business
    § 102
    NP
    NP
    NP
    Animal Hospital
    § 102
    NP
    NP
    NP
    Bar
    § 102
    C
    C
    NP
    Cannabis Retail
    §§ 102, 202.2(a)
    NP
    NP
    NP
    Flexible Retail
    § 102
    NP
    NP
    NP
    Gym
    § 102
    NP
    P
    NP
    Hotel
    § 102
    C
    C
    C
    Kennel
    § 102
    NP
    NP
    NP
    Massage Establishment
    § 102
    C
    C
    C
    Massage, Foot/Chair
    § 102
    P
    C
    C
    Mortuary
    § 102
    C
    C
    NP
    Motel
    §§ 102, 202.2(a)
    NP
    NP
    NP
    Restaurant
    § 102
    C(1)
    C(1)
    NP
    Services, Financial
    § 102
    NP
    NP
    NP
    Services, Fringe Financial
    § 102
    NP
    NP
    NP
    Services, Health
    § 102
    NP
    P
    NP
    Services, Instructional
    § 102
    NP
    P
    NP
    Services, Limited Financial
    § 102
    NP
    NP
    NP
    Services, Personal
    § 102
    NP
    P
    NP
    Services, Retail Professional
    § 102
    NP
    P
    NP
    Storage, Self
    § 102
    NP
    NP
    NP
    Tobacco Paraphernalia Store
    § 102
    C
    NP
    NP
    Trade Shop
    § 102
    P
    C
    NP
    Non-Retail Sales and Service*
    § 102
    NP
    NP
    NP
    Design Professional
    § 102
    NP
    P
    NP
    Trade Office
    § 102
    NP
    P
    P
    Utility and Infrastructure Use Category
    Utility and Infrastructure*
    § 102
    C
    C
    C
    Power Plant
    § 102
    NP
    NP
    NP
    Public Utilities Yard
    § 102
    NP
    NP
    NP
    Wireless Telecommunications Services Facility
    § 102
    P
    P
    P
    * Not listed below
    (1) C for Use Size is not required for Restaurants larger than 2,500 sq. ft., but C to establish the Use is required as indicated.
    (2) Installation of a garage in an existing residential building of four or more units requires a mandatory discretionary review by the Planning Commission; Section 311 notice is required for a building of less than four units. In approving installation of the garage, the Commission shall find that:
    (a) the proposed garage opening/addition of off-street parking will not cause the “removal” or “conversion of residential unit,” as those terms are defined in Section 317 of this Code;
    (b) the proposed garage opening/addition of off-street parking will not substantially decrease the livability of a dwelling unit without increasing the floor area in a commensurate amount;
    (c) the building has not had two or more “no-fault” evictions, as defined in Section 37.9 (a)(7) through (9) and (11) through (13) of the San Francisco Administrative Code, with each eviction associated with a separate unit(s) within the past ten years; and
    (d) the proposed garage/addition of off-street parking installation is consistent with the Priority Policies of Section 101.1 of this Code.
    Prior to the Planning Commission hearing, or prior to issuance of notification under Section 311(c)(2) of this Code, the Planning Department shall require a signed affidavit by the project sponsor attesting to (a), (b), and (c) above, which the Department shall independently verify. The Department shall also have made a determination that the project complies with (d) above.
    (Added by Ord. 131-87, App. 4/24/87; amended by Ord. 115-90, App. 4/6/90; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 235-06, File No. 060533, App. 9/14/2006; Ord. 289-06, File No. 050176, App. 11/20/2006; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 139-09, File No. 090402, App. 7/2/2009; Ord. 77-10, File No. 091165, App. 4/16/2010; Ord. , File No. 101537, App. 4/20/2011, Eff. 5/20/2011; 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. 120796, App. 11/13/2014, Eff. 12/13/2014; 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; Ord. , File No. 141303, App. 5/28/2015, Eff. 6/27/2015; redesignated and amended by Ord. , File No. 150805, App. 9/18/2015, Eff. 10/18/2015; 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; Ord. , File No. 160424, App. 11/10/2016, Eff. 12/10/2016; Ord. , File No. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. , File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. , File No. 180319, App. 9/14/2018, Eff. 10/15/2018; Ord. , File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. , File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. , File No. 190594, App. 9/20/2019, Eff. 10/21/2019; Ord. , File No. 200077, App. 4/24/2020, Eff. 5/25/2020)
    AMENDMENT HISTORY
    Zoning Control Table: .74A and .74B added; Ord. , Eff. 5/20/2011. Zoning Control Table: .41, .43, and .44 amended, former categories .42 and .45 deleted; Ord. , Eff. 5/23/2012. Zoning Control Table: .54 amended; Specific Provisions: 811.54 added; Ord. , Eff. 4/27/2013. Zoning Control Table: .39a and .39b amended; Ord. , Eff. 1/25/2014. Zoning Control Table: .20 amended; Specific Provisions: 811.47b and 811.54 amended, former category 811.71 deleted; Ord. , Eff. 12/13/2014. Specific Provisions: 811.54 amended; Ord. , Eff. 12/26/2014. Zoning Control Table: .92b added; Ord. , Eff. 3/15/2015. Zoning Control Table: .15, .16, and .17 amended; Ord. , Eff. 3/22/2015. Zoning Control Table: .54 amended; Specific Provisions: 811.54 amended; Ord. , Eff. 6/27/2015. Section redesignated (formerly Sec. 811.1); introductory material amended; Zoning Control Table: .91 amended; Specific Provisions: 811.91 added; Ord. , Eff. 10/18/2015. Zoning Control Table: former categories .38a, .38b, .39a, and .39b deleted, .97 and .98 added; Ord. , Eff. 4/10/2016. Specific Provisions: 811.91 amended; Ord. , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. , Eff. 9/10/2016. Zoning Control Table: .99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: .30 amended; Ord. , Eff. 12/10/2016. Zoning Control Table: heading and categories .22 and .94 amended; Ord. , Eff. 6/18/2017. Zoning Control Table: .75 added; Ord. , Eff. 1/5/2018. Zoning Control Table: .75 and .83 deleted; Ord. , Eff. 10/15/2018. Zoning Control Table: .23 and .94 amended; Ord. , Eff. 12/21/2018. Zoning Control Table: .23 and .94 amended; Ord. , Eff. 1/21/2019. Introductory material amended; Zoning Control Table replaced; Notes (1)-(2) added; Specific Provisions table deleted; Ord. , Eff. 10/21/2019. Zoning Control Table and Note (2)(c) amended; Ord. , Eff. 5/25/2020.