§ 812. CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT.
Latest version.
- The Chinatown Residential Neighborhood Commercial District extends along Stockton Street between Sacramento and Broadway and along Powell Street between Washington Street and Broadway. It is generally west and uphill from Grant Avenue and is close to the relatively intensely developed residential areas of lower Nob and Russian Hills. Stockton Street is a major transit corridor which serves as "Main Street" for the Chinatown neighborhood. Both Stockton and Powell Streets contain a significant amount of housing as well as major community institutions supportive to Chinatown and the larger Chinese community. This daytime-oriented district provides local and regional specialty food shopping for fresh vegetables, poultry, fish and meat. Weekends are this area's busiest shopping days.Because Stockton Street is intended to remain principally in its present character, the Stockton Street controls are designed to preserve neighborhood-serving uses and protect the residential livability of the area. The controls promote new residential development compatible with existing small-scale mixed-use character of the area. Consistent with the residential character of the area, commercial development is directed to the ground story. Daytime-oriented use is protected and tourist-related uses and financial services are limited.Housing development in new and existing buildings is encouraged above the ground floor. Institutional uses are also encouraged. Existing residential units are protected by limits on demolition and conversion. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code.Table 812
CHINATOWN RESIDENTIAL NEIGHBORHOOD COMMERCIAL DISTRICT
ZONING CONTROL TABLEChinatown Residential Neighborhood Commercial DistrictZoning Category§ ReferencesControlsBUILDING STANDARDSMassing and SetbacksHeight and Bulk Limits40-X, 50-N, 65-N, 65-85-N, & 110-G. 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§ 263.20Not PermittedRear YardNo 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§ 132.315 ft. at specified heightsFront Setback and Side YardNot Required.Street Frontage and Public RealmStreetscape and Pedestrian Improvements§ 138.1RequiredStreet Frontage Requirements§ 145.1RequiredMaximum Street Frontage [per building]§ 145.3P up to 50 feet; C required for more than 50 feetGround Floor Commercial§ 145.4Not RequiredVehicular Access Restrictions§ 155(r)All alleyways in the Chinatown Mixed Use Districts; and Columbus Avenue between Washington and North Point Streets.MiscellaneousLot Size (Per Development)§ 121.3P up to 5,000 sq. ft.; C 5,001 sq. ft. & abovePlanned Unit Development§ 304CAwning§ 136.1PCanopy, or Marquee§ 136.1NPSignsAs permitted by § 607.2General Advertising SignsNPDesign GuidelinesGeneral Plan Commerce and Industry ElementSubject to the Urban Design GuidelinesZoning Category§ ReferencesControlsRESIDENTIAL STANDARDS AND USESDevelopment StandardsUsable Open Space [Per Dwelling Unit]48 sq. ft.Off-Street Parking, ResidentialDwelling Unit Mix§ 207.6Not ApplicableUse CharacteristicsSingle Room Occupancy§ 102PStudent Housing§ 102PResidential UsesControls by Story1st2nd3rd+Residential UsesPPPAccessory Dwelling Unit DensityAccessory 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§ 207Up to 1 unit per 200 sq. ft. lot area.Group Housing Density1 bedroom per 140 sq. ft. lot areaHomeless Shelters DensityDensity limits regulated by the Administrative CodeSenior Housing DensityP 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 UnitsControls by Story1st2nd3rd+Residential Conversion, Demolition or Merger§ 317CCCResidential Hotel Conversion, Demolition or MergerCh. 41 Admin. CodeNPNPNPZoning Category§ ReferencesControlsNON-RESIDENTIAL STANDARDSDevelopment StandardsFloor Area Ratio1.0 to 1Use Size§ 121.4P up to 2,500 sq. ft.; C 2,501 to 4,000 sq. ft.Open Space§ 135.11 sq. ft. for every 50 sq. ft. of building over 10,000 sq. ft.Off-Street Parking, Non-ResidentialOff-Street Freight LoadingNone required if gross floor area is less than 10,000 sq. ft.Commercial Use CharacteristicsDrive-up Facility§ 102NPFormula RetailC(2)Hours of Operation§ 102P 6 a.m. - 11 p.m.; C 11 p.m. - 2 a.m.Maritime Use§ 102NPOpen Air Sales§ 102POutdoor Activity AreaP in front, C elsewhereWalk-up Facility§ 102P if recessed 3 ft., C otherwiseZoning Category§ ReferencesControlsNON-RESIDENTIAL USESControls by Story1st2nd3rd+Agricultural Use CategoryAgriculture, IndustrialNPNPNPAgriculture, Large Scale UrbanCCCAgriculture, NeighborhoodPPPAutomotive Use CategoryAutomotive Uses*NPNPNPParking Garage, Private§ 102CCCParking Lot, Private§ 102CCCParking Lot, Public§ 102CNPNPEntertainment, Arts and Recreation Use CategoryEntertainment and Recreation Uses*NPNPNPMovie Theater§ 102CNPNPOpen Recreation Area§ 102CCCPassive Outdoor Recreation§ 102CCCIndustrial Use CategoryIndustrial Uses*NPNPNPInstitutional Use CategoryInstitutional Uses*§ 102PPPHospital§ 102CCCMedical Cannabis Dispensary§ 102NPNPNPPublic Facilities§ 102CCCSales and Service Use CategoryRetail Sales and Service Uses*PNPNPAdult Business§ 102NPNPNPAnimal Hospital§ 102NPNPNPBar§ 102CNPNPCannabis RetailNPNPNPFlexible Retail§ 102NPNPNPGift Store– Tourist Oriented§ 102NPNPNPHotel§ 102NPNPNPJewelry Store§ 102CNPNPKennel§ 102NPNPNPMassage Establishment§ 102CNPNPMortuary§ 102CCNPMotelNPNPNPRestaurant§ 102C(2)NPNPServices, Financial§ 102CNPNPServices, Fringe Financial§ 102NPNPNPServices, Limited Financial§ 102CNPNPStorage, Self§ 102NPNPNPTobacco Paraphernalia Store§ 102CNPNPTrade Shop§ 102PCNPNon-Retail Sales and Service*§ 102NPNPNPDesign Professional§ 102PNPNPTrade Office§ 102PNPNPUtility and Infrastructure Use CategoryUtility and Infrastructure*§ 102CCCPower Plant§ 102NPNPNPPublic Utilities Yard§ 102NPNPNPWireless Telecommunications Services Facility§ 102PPP* Not listed below(1) 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 Section37.9 (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.(2) Formula Retail Restaurants and Limited Restaurants are NP in all Chinatown MUDs.(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. 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. 120881, App. 11/26/2014, Eff. 12/26/2014; 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 HISTORYZoning Control Table: .74A and .74B added; Ord. , Eff. 5/20/2011. Zoning Control Table: .41, .43, and .44 amended, former category .42 deleted; Ord. , Eff. 5/23/2012. Zoning Control Table: .45 and .54 amended; Specific Provisions: 812.54 added; Ord. , Eff. 4/27/2013. Zoning Control Table: .39a and .39b amended; Ord. , Eff. 1/25/2014. Specific Provisions: former category 812.71 deleted, Ord. , Eff. 12/26/2014. Specific Provisions: 812.54 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: 812.54 amended; Ord. , Eff. 6/27/2015. Section redesignated (formerly Sec. 812.1); introductory material amended; Zoning Control Table: .91 amended; Specific Provisions: 812.91 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: 812.91 amended; Ord. , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. , Eff. 9/10/2016. Zoning Control Table: .30 amended; Ord. , Eff. 12/10/2016. Zoning Control Table: .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 Notes (1)(c) and (2) amended; Ord. , Eff. 5/25/2020.