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[ Planning, Business and Tax Regulations Code s - Family Zoning Plan ] Ordinance amending the Planning Code to : 1) creat e the Housing Choice -San Francisco Program to incent housing development through a local bonus program and by adopting a Housing Sustainability District , 2) modify height and bulk limits to provide for additional capacity in well-resourced neighborhoods, and to allow additional height and bulk for projects using the local bonus program , 3) require only buildings taller than 85 feet in certain Districts to reduce ground level wind currents, 4) make conforming changes to the RH (Residential, House), RM (Residential, Mixed), and RC (Residential-Commercial) District zoning tables to reflect the changes to density controls, and parking requirements made in this Ordinance , 5) create the RTO-C (Residential Transit Oriented-Commercial) District , 6) implement the Metropolitan Transportation Commission’s Transit-Oriented Communities Policy by mak ing changes to parking requirements, minimum residential densities, and minimum office intensities, and requir ing maximum dwelling unit sizes , 7) revise off-street parking and curb cut obligations citywide, 8) create the Non- contiguous San Francisco Municipal Transportation Agency Sites Special Use District, 9) permit b usinesses displaced by new construction to relocate without a conditional use authorization and waive development impact fees for those business es , 10) make technical amendments to the Code to implement the above changes , 11) mak e conforming changes to zoning tables in various Districts, including the Neighborhood Commercial District and Mixed Use Districts , and 12) reduce usable open space and bicycle parking requirements for senior housing ; amending the Business and Tax Regulations Code regarding the Board of Appeals’ review of permits in the Housing Choice Program Housing Sustainability District; also, amending the Local Coastal Program to implement the Housing Choice-San Francisco Program and other associated changes in the City’s Coastal Zone , and directing the Planning Director to transmit the O rdinance to the Coastal Commission upon enactment; affirming the Planning Department’s determination under the California Environmental Quality Act; making findings of consistency with the General Plan , and the eight priority policies of Planning Code, Section 101.1; and making public necessity, convenience, and welfare findings under Planning Code, Section 302 . NOTE: Unchanged Code text and uncodified text are in plain Arial font. Additions to Codes are i n single-underline italics Times New Roman font . D eletions to Codes are in strikethrough italics Times New Roman font . Board amendment additions are in double-underlined Arial font . Board amendment deletions are in strikethrough Arial font . Asterisks (* * * *) indicate the omission of unchanged Code subsections or parts of table s. Be it ordained by the People of the City and County of San Francisco: Section 1 . Environmental and Land Use Findings (a) On November 17, 2022 , the Planning Commission , in Motion M-21206 certified the Final Environmental Impact Report (EIR) for the 2022 Housing Element of the San Francisco General Plan (Housing Element EIR) , as in compliance with the California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000 et seq), the CEQA Guidelines (14 Cal. Code Regs. Section 15000 et seq.), and Chapter 31 of the San Francisco Administrative Code. Copies of the Planning Commission Motion M-21206 and Housing Element EIR are on file with the Clerk of the Board of Supervisors in File No. 230001 . ( b ) On December 15, 2022 , at a duly noticed public hearing, the Planning Commission adopted findings under CEQA regarding the 2022 Housing Element ’s environmental impacts, the disposition of mitigation measures, and project alternatives, as well as a statement of overriding considerations (CEQA Findings) and adopted a mitigation monitoring reporting program (MMRP), by Resolution 21220 . ( c ) The Planning Commission then adopted the proposed 2022 Housing Element in Resolution 21221 , finding in accordance with Planning Code Section 340 that the public necessity, convenience, and general welfare required the proposed amendments to the General Plan . (d) On January 31, 2023, in Ordinance 01 0 -23, the Board of Supervisors, adopted the 2022 Housing Element. That ordina n ce confirmed the ce r tification of the Housing Element EIR and made certain environmental findings, including adoption of the MMRP and a Statement of Overriding Considerations. ( e ). On September 3 , 2025, the Planning Department published an addendum to the Housing Element EIR, which concluded that no supplemental or subsequent environmental review is required for the Family Housing Rezoning Program , because the environmental impacts of these amendments were adequately identified and analyzed under CEQA in the Housing Element EIR, and the proposed amendments would not result in any new or more severe environmental impacts than were identified previously. ( f ) The Board of Supervisors has reviewed and considered the Housing Element EIR and the Addendum, and concurs with the Planning Department ’s analysis and conclusions, finding that the addendum adequat e ly identified and analyzed the environmental impacts of the Family Housing Rezoning Program , and that no additional environmental review is required under CEQA S ection 21166 and CEQA Guideline Section s 15162-15164 for the following reasons: (1) t he Family Housing Rezoning Program would not involve new significant environmental effects or a substantial increase in the severity of significant effects previously identified in the Housing Element EIR ; (2) n o substantial changes have occurred that would require major revisions to the Final EIR due to the involvement of new environmental effects or a substantial increase in the severity of effects identified in the Housing Element EIR ; and (3) no new information of substantial importance has become available which would indicate that ( i ) the Family Housing Rezoning Program will have significant effects not discussed in the Final EIR ; ( ii ) significant environmental effects will be substantially more severe ; ( iii ) mitigation measure or alternatives found not feasible that would reduce one or more significant effects have become feasible , or ( iv ) mitigation measures or alternatives that are considerably different from those in the Housing Element EIR would substantially reduce one or more significant effects on the environment. The Addendum is on file with the Clerk of the Board of Supervisors in File No.  250701 . (g) The Planning Department has determined that the amendments to the Local Coastal Program are exempt from CEQA review under Public Resources Code Sections 21080.5 and 21080.9, and CEQA Guidelines Section 15265. Said determination is on file with the Clerk of the Board of Supervisors in File No.  250701 . The Board affirms this determination and incorporate s the determination by reference. ( h ) On September 11, 2025 , the Planning Commission, in Resolution No. 21810 , adopted findings that the actions contemplated in this ordinance are consistent, on balance, with the City’s General Plan and eight priority policies of Planning Code Section 101.1 . The Board adopts these findings as its own. A copy of said Resolution is on file with the Clerk of the Board of Supervisors in File No. 250701 , and is incorporated herein by reference. ( i ) Pursuant to Planning Code Section 302, this Board fin ds that these Planning Code amendments will serve the public necessity, convenience, and welfare for the reasons set forth in Planning Commission Resolution No.  21810 , and the Board adopts such reasons as its own. A copy of said resolution is on file with the C l erk of the Board of Supervisors in File No.  250701 and is incorporated herein by reference. Section 2 . Additional Findings. (a) This ordinance shall be known as the San Francisco Family Zoning Plan. ( b ) California faces a severe crisis of housing affordability and availability, which has prompt ed the Legislature to declare, in Section 65589.5 of the Government Code, that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of a chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state’s environmental and climate objectives.” ( c ) Numerous factors have contributed to the high cost of housing in most of California’s coastal cities and suburbs, including the dwindling supply and high cost of available land, and zoning regulations that restrict residential density, limit efficient land use , and create and reinforce inequitable patterns of discrimination and segregation. ( d ) This crisis of housing affordability and availability is particularly severe in San Francisco. The City has seen dramatic increases in both rent prices and home sale prices over recent years. ( e ) Limits on residential density can also contribute to the housing crisis by restricting the number of units per l ot. The origins of density limits in San Francisco date back to the Cubic Air Ordinance, an 1870 anti-Chinese ordinance requiring 500 cubic feet of space for every person residing in a lodging. The City’s first zoning law was passed in 1921 and largely reproduced the City’s existing development pattern, limiting density in areas of the City that were already low-density. In the 1960s, the City underwent a rezoning process, though the existing development patterns were largely maintained, with the exception of downtown and neighborhoods significantly impacted by City planning redevelopment plans. ( f ) Starting in 1980, the Board of Supervisors, the Planning Commission, and the Planning Department responded to community concerns about neighborhood character by establishing and refining a set of new districts covering many of the City’s neighborhood commercial streets. These districts imposed highly-detailed controls tailored to the specific character of each neighborhood. T he 1987 Neighborhood Commercial Districts were based on the then - relatively new idea that the City should be more selective in its pursuit of economic growth. All of these Neighborhood Commercial District plans included numerical density limits for residential development . ( g ) By removing these numerical density limits from Neighborhood Commercial Districts and replacing them with form-based density , which allows the density to be determined by the buildable area of a building , this ordinance aims to increase housing supply and reduce the factors that have contributed to the lack of housing in San Francisco. (h) Under California Housing Element law, San Francisco must identify sites to accommodate its Regional Housing Needs Allocation (RHNA) goal of 82,069 new units in the next eight years. Because San Francisco does not currently have sufficient capacity to accommodate the RHNA goals, it must rezone sites to meet these goals, and must do so by January 31, 2026. Additional capacity will be created through amendments to the Planning Code and Zoning Maps. This ordinance implements commitments made in the City’s 2022 Housing Element Update. The ordinance modifies zoning policies primarily in the well-resourced neighborhoods, which are sometimes referred to as Housing Opportunity Areas, are neighborhoods or areas with existing infrastructure, transit, businesses, well-performing public schools and lower levels of environmental pollution. The ordinance also aims to increase capacity for multi-family housing. The ordinance satisfies the City’s obligation to rezone and address the RHNA shortfall of 36,200 housing units. (i) This ordinance, in Section 3, creates the Housing Choice -San Francisco (HC-SF) program which includes a local residential bonus program (Local Program) , and a Housing Sustainability District (HSD) . The bonus progra m is similar to state law programs (such as the State Density Bonus law ) , in that it allows additional residential development opportunit ies in certain circumstances. The HC-SF Program offers certain benefits compared to State Density Bonus law projects, however, by including more diverse affordable housing types and more predictable urban form. ( j ) State law allows local jurisdictions to create HSDs to encourage housing production on infill sites near public transportation. Housing projects that are compliant with applicable general plan and zoning standards are eligible for streamlined approval by the City . There must be an approved Environmental Impact Report (EIR) in the area to establish an HSD, and HSD projects must adopt and implement any applicable mitigation measures. The City certified the 2022 Housing Element Update EIR on December 15, 2022. As of May 2025, t he City has one HSD , the Central SoMa Housing Sustainability District , codified in Planning Code 343. This ordinance creates the Housing Choice-San Francisco (HC-SF) HSD that would work in conjunction with the HC-SF Program described above . ( k ) T his ordinance , in Section 4, makes changes to San Francisco’s height and bulk requirements in the well-resourced neighborhoods, located primarily on the north and west sides of the City , which will create capacity to meet the City’s RHNA obligation. The ordinance also creates a new R-4 Height and Bulk D istrict, which will provide for form-based density , and increased height limits for projects using the HC-SF Program. The HC-SF HSD, mentioned above, would apply within the boundaries of the R-4 Height and Bulk District, except that it would not apply to any parcels zoned as Residential House (RH), or Residential Mixed (RM). ( l ) This ordinance, in Section 5, modifies the Planning Code’s wind reduction obligation s by creating a new objective standard for projects greater than 85 feet in the C-3 , Van Ness SUD, Folsom and Main Residential/Commercial SUD, Downtown Residential, and Central SoMa SUD . ( m ) This ordinance, in Section 6, makes conforming changes to the RH (Residential, House), RM (Residential, Mixed), and RC (Residential-Commercial) Districts and Zoning Tables. The changes implement the changes reflected in other parts of this ordinance. ( n ) T his ordinance , in Section 7, makes changes to the Residential Transit Oriented (RTO) zoning districts. RTO districts are c omposed of multi-family moderate-density areas, primarily areas that are well served within short walking distance of transit and neighborhood commercial areas. The Planning Code currently identifies two types of RTO zoning districts: RTO and RTO-M (Mission) districts. This ordinance create s a third type of RTO district: RTO-C (Commercial), which is an RTO district where a greater number of ground floor non-residential uses are permitted to provide goods and services to residents and visitors, especially adjacent to existing NC districts and along transit corridors, though ground floor commercial uses are not required . In addition, the ordinance refer s to the three types of RTO zoning districts individually as RTO-1, RTO-M, and RTO-C, and collectively, as RTO zoning districts. ( o ) T his ordinance , in Section 8 , makes changes to implement the Metropolitan Transportation Commission’s (MTC) Transit-Oriented Communities (TOC) Policy , and Housing Element law . The MTC endorsed the TOC Policy in MTC Resolution 4530 in September 2022, to support the region’s transit investments by creating communities around transit stations and along transit corridors that not only enable transit ridership, but also are places where Bay Area residents of all abilities, income levels, and racial and ethnic backgrounds can live, work, and access services. The TOC Policy applies to the half-mile area around existing and planned fixed-guideway transit stops and stations (i.e., regional rail, commuter rail, light-rail transit, bus rapid transit, and ferries). MTC has indicated that subsequent One Bay Area Grant (OBAG) funding cycles will consider prioritizing investments in transit station areas that are subject to and compliant with the TOC Policy. ( p ) The TOC Policy requirements consist of four elements: (1) minimum required and allowed residential and/or commercial office densities for new development; (2) policies focused on housing production, preservation and protection, and commercial anti-displacement and stabilization polic i es; (3) parking management; and (4) transit station access and circulation. ( q ) Consistent with the TOC Policy, Planning Code Section 155.2 already requires one secure bike parking spot per Dwelling Unit, and one secure bike parking spot per 5 ,000 square feet of Occupied Floor Area for Office uses. This ordinance also creates minimum required and allowed residential densities and commercial development intensities for areas subject to the TOC Policy, and Housing Element law. Housing Element law (Government Code Section 65583.2(c) and (h)) requires cities to identif y sites that were previously identified as appropriate for housing in prior Housing Element cycles, and sites that are appropriate to accommodate 100% of the City’s allocation of lower-income housing . Lists of those sites are on file with the Clerk of the Board in File No. 250701. It also modifies the parking requirements be consistent with the TOC Policy. ( r ) The ordinance also specifies that project s proposing the demolition, merger, or reduction in number of Dwelling Units are subject to a maximum Dwelling Unit s ize of 4,000 square feet of Gross Floor Area, but allows projects to seek a conditional use authorization to exceed this objective standard. ( s ) This ordinance, in Section 9, makes changes to off-street parking and curb cut requirements to clarify and simplify the requirements. ( t ) This ordinance, in Section 10, creates the San Francisco Municipal Transportation Agency (SFMTA) Non-Contiguous Sites S pecial Use District (SUD) consistent with the SFMTA’s Joint Development Program , approved by the SFMTA’s Board of Directors on February 4, 2025 in Resolution No. 250204-010 . The SUD is comprised of parcels owned by the SFMTA , most of which are currently used as parking lots . The SUD allows development of market-rate and affordable housing consistent with each parcel’s surrounding zoning district, as well as other zoning modifications specific to the SUD . ( u ) Increased residential development could result in displace ment of existing businesses. The City’s Legacy Business program , in Administrative Code S ection 2A.242, offers certain benefits for qualifying businesses. This ordinance, in Section 11, makes changes to the Planning Code that permit Displaced B usinesses to relocate within the City without having to obtain a conditional use authorization or pay development impact fees . ( v ) This ordinance, in Section 12, includes miscellaneous definitional and other changes that are appurtenant to the rezoning program. ( w ) This ordinance, in Section 13, amends the N eighborhood C ommercial D istrict and Mixed - Use District tables to conform to the amendments in Sections 3-1 2 . Section 13 also implement s other changes contemplated in the Housing Element , such as eliminating numeric density controls in zoning districts that are located in well-resourced areas . ( x ) This ordinance, In Section 14, amends the Business and Tax Regulations Code to include the new HC-HSD streamlining requirements . ( y ) The Board of Supervisors finds that the Planning Code amendments in this ordinance constitute amendment s to the City’s Local Coastal Program (“LCP”). The Board of Supervisors finds that the LCP amendment conforms with the applicable provisions of the Coastal Act of 1976, and that the amendment s are consistent with and adequate to carry out the provisions of the City’s certified LCP Land Use Plan—the Western Shoreline Area Plan. The Board further finds that the amendment s will be implemented in full conformance with the Coastal Act’s provisions , and acknowledges that the amendments in the Western Shoreline Area Plan are consistent with San Francisco’s Housing Element’s housing goals . ( z ) The Board of Supervisors finds that promoting higher-density housing opportunities in the Coastal Zone is consistent with the Coastal Act’s goal of providing “new affordable housing opportunities for persons of low and moderate income in the coastal zone.” (Cal. Pub. Resources Code, § 30604(g).) Further, providing these opportunities in the Coastal Zone is consistent with the Housing Element’s goal of creating new housing in well-resourced neighborhoods. To that end, this ordinance amend s the Implementation Program of the City’s certified LCP, including updating the use and development controls in the RH, RM, RTO-C, NC-1, and NC-2 use districts that comprise the Coastal Zone. T hese amendments are necessary to e nsure housing opportunities in the Coastal Zon e , and the City’s approval of these amendments satisf ies California Government Code Section 65583 . Section 3 . Housing Choice – San Francisco Program. Articles 2 and 3 of the Planning Code are hereby amended by add ing Sections 206.10, 334, and 344, to read, as follows: SEC. 206.10 HOUSING CHOICE-SAN FRANCISCO PROGRAM . (a) Purpose. This Section 206.10 sets forth the Housing Choice-S an Francisco Program (HC-SF Program) . The HC-SF Program provides additional residential development capacity, additional options for complying with the Inclusionary Housing Ordinance, modifications to certain Planning Code and design standards, and an administrative or discretionary review process for eligible residential projects that comply with the program. (b) Applicability. An HC-SF Project under this Section 206.10 shall be a project that complies with all of the following requirements: (1) consists of new construction, an addition to an existing structure, or a conversion of an existing structure, and results in a net increase in the number of Dwelling Units or Group Housing bedrooms; (2) contains two or more Dwelling Unit s or Group Housing bedrooms. Accessory Dwelling Units shall not count towards the minimum number of required Dwelling Units, but an HC-SF Project may contain ADUs; (3) is located on a L ot in the R-4 Height and Bulk District; (4) does not demolish a building that is designated as a landmark under Article 10, is listed as a contributor to an historic district in Article 10, is listed as a Significant or Contributory Building under Article 11, is listed in the California Register of Historical Resources, or is listed on the National Register of Historic Places; (5) does not receive any density or development bonuses or relief from applicable Planning Code standards in any other State or local law or program , including but not limited to California Government Code Sections 65915 et seq., Government Code sections 659 12.113(e), 65912.114(f)(1), 65912.123(b), (c), (d), (e), (i), (j)(1), and (j)(3) and 65912.124(f) , and Sections 65852.28 (b)(2) , 65913.4.5 , and 66499.41 , as may be updated from time to time ; and Planning Code Section 124(f), Section 202.2(f), Sections 206.3 to 206.9, inclusive, Section 207(c ), Section 304, and Section 328 . (6) complies with Objective Standards, except as otherwise modified by the HC-SF Program in this Section 206.10, or through the modification process in Section 334; (7) is a project in which at least two-thirds of the new or converted square footage is designated for Residential Uses; or, a project with at least 50% new or converted square footage for Residential Uses if the project converts an existing N on- R esidential U se and does not expand that use by more than 25%. Basements shall not count in the calculation of square footage. For additions to existing structures or conversions of existing buildings, only the net new or converted space shall be considered in the calculation of square footage; and, (8) is not located in a Special Use District that implements a Development Agreement adopted under California Government Code 65864 et seq and/or Administrative Code Chapter 56. (c) Inclusionary Housing Ordinance Alternatives . HC-SF Projects of 10 or more units shall comply with Section 415 et seq . , and if applicable Section 419 et seq . , except as allowed by this subsection (c). Projects that elect the off-site alternative in Section 415.5(g)(1)(B) or the Land Dedication Alternative in Section 419.5(a)(2) allowed in subsection (c)(2), shall provide the required units within the R-4 Height and Bulk District , or within one-half mile of the project . In addition to the alternatives set forth in Section 415.3(g), HC-SF P rojects may satisfy the requirements of Section 415 et seq. by choosing one of the following options: (1) if the project is a Rental Project with 24 or fewer units, including any additional units allowed by this Section 206.10, a project sponsor shall subject all units in the project to the San Francisco Rent Stabilization and Arbitration Ordinance (Chapter 37 of the Administrative Code) for the L ife of the P roject; or (2) applicants shall comply with the Land Dedication Alternative requirements of Section 419.5(a)(2), regardless of project location. (d) Modified Development Standards . Notwithstanding any contrary provisions found in the Planning Code, including any provision in a Special Use District not implementing a Development Agreement adopted under California Government Code 65864 et seq . and/or Administrative Code Chapter 56, or in any adopted Design Standard, the following development standards apply to eligible HC-SF Projects. Projects may also seek additional modifications under Section 334. (1) Standards Applicable to All Projects : All HC-SF Projects shall receive the following zoning modifications: (A) Form-Based R esidential D ensity . An HC-SF Project shall be subject to Form-Based Density limits. Floor Area Ratio requirements or limitations shall not apply to the Residential Uses in an HC-SF Project. (B) Dwelling Unit Mix . Section 207.6 and Section 207.7 shall not apply. HC-SF Projects of four units or more shall comply with the following: (i) a project with four dwelling units shall contain at least one unit with two or more bedrooms; (ii) for a project with between five and nine dwelling units , inclusive, at least 25% of its units shall contain two or more bedrooms , including at least one unit with three or more bedrooms ; and (iii) for a project with ten or more dwelling units , at least 25% of its units shall contain two or more bedrooms, including at least 5% of its units contain ing three or more bed r ooms. (iv) T he Dwelling Unit mix requirement in this subsection (d)(1)(B) shall not apply to 100% Affordable Housing projects or Residential Uses listed in Section 207.7(b)(2) . The Dwelling Unit mix requirement may be modified pursuant to Section 334. (C) Additional Height . The applicable height limit for an HC-SF Project shall be the height pursuant to Section 263.19(b). Planning Code Section 261 shall not apply. Notwithstanding any lower height limit in this Code, including Section 263.19, the height limit of an HC-SF Project located on a Corner Lot or a L ot larger than 8,000 square feet shall be 65 feet , unless a higher height limit is provided elsewhere in the Code . (D) Ground Floor Setbacks on 19th Avenue . Projects on a lot with frontage on 19th Avenue may reduce the setback required under Section 131 and 132 if the proposed project expands the publicly available sidewalk into the subject property and the resulting overall sidewalk width is not less than 15 feet. In such cases, t he setback and sidewalk shall have a minimum vertical clearance of not less than 25 feet from grade , and t he property owner shall record a Notice of Special Restrictions allowing for public access to the expanded sidewalk for the life of the project. (E) Rear Y ard and Lot Coverage . The rear yard requirements of Section 134 may be modified as follows: (i) Except for large lots subject to Section 134(d)(6), or lots in Residential Districts other than the Residential Transit Oriented-Commercial (RTO-C) district, the rear yard shall be equal to at least 18% of the total depth of the lot, or 15 feet, whichever is greater; (ii) Except for large lots subject to the lot coverage limits of Section 134(d)(6), in Neighborhood Commercial, Named Neighborhood Commercial, Commercial Districts, Residential-Commercial (RC) and Residential Transit Oriented-Commercial (RTO-C) Districts, no rear yard is required at the ground floor; (iii) On Corner Lots, or Lots at the intersection of a Street and an Alley of at least 25 feet in width, where a rear yard can meet the requirements of Section 134(h), the area of the required open area shall be equal to 18% of the depth of the lot and a minimum of 15 feet in every horizontal direction. (iv) In C districts, other than on large lots subject to Section 134(d)(6), lot coverage is limited to 8 2 % at all levels containing Residential Uses. All other provisions of Section 134(d)(6) shall apply. (F) Open Space . The open space requirements of Section 135 shall not apply. (G) Dwelling Unit Exposure. The d welling u nit exposure requirements of Section 140 shall not apply. (H) Non-Residential Use Size Limits . N on- R esidential U ses may exceed the non-residential use size limits in Section 121.2 without the need for a Conditional Use authorization . (I) Height Limits for Vertical Non-Habitable Architectural Elements . Vertical Non-Habitable Architectural Elements may exceed height limits consistent with the requirements in Section 263.21(c). (J) Development of Large Lots in Residential Transit Oriented Commercial (RTO-C) District s . Sections 121.1 and 303(r) shall not apply to HC-SF Projects on large lots in the RTO-C Zoning District . ( K) Ground Floor Ceiling Heights For Nine-Story Projects . The ground floor ceiling height requirements in Section 145.1 (c)(4) shall not apply to HC-SF Proj ects proposing nine stories in a district with a height limit of 85 feet. ( L ) Maximum Dwelling Unit Size. Notwithstanding any other provision of this Code, Section 207.10 shall apply. (M) Reduction of Quantitative Objective Standards. Any quantitative Objective Standard may be modified by up to 15% of the standard e xcept for the following: standards set forth in subsection (d)(1)(A) through (d)(1)(L) inclusive, standards set forth in subsection (e), rear yard or lot coverage standards , standards ineligible for Major Modifications under Section 334(d)(3), and maximum average floor plate requirements in Section 270(i). (2) Standards Applicable to 100% Affordable Projects . (A) Definition s. A 100% Affordable HC -SF Housing Project shall be an eligible HC-SF Project where all Residential Uses , except a manager’s unit, are comprised solely of Dwelling Units or Group Housing bedrooms that are restricted for the Life of the Project as “Affordable Units,” as defined in Section 401, and meet the requirements in Section 406(b)(1)(A) and (C). (B) Additional Planning Code Modifications . In addition to the modifications in sub section (d)(1), 100% Affordable HC-SF Housing Projects are entitled to the following Planning Code modifications: (i) Ground-floor ceiling height . Ground floor ceiling height requirements in Section 145.1 (c) (4) shall not apply. (ii) Active use requirement . Active use requirements in Section 145.1(c)(3) shall be reduced by 20% of all the required dimensions. ( iii ) Curb cuts . Curb cut restrictions in Section 155(r) shall not apply. However, where a site has two or more frontages, frontages with the fewest restrictions under Section 155(r) shall be prioritized for vehicular and loading access. ( i v) Height Limit . The height limit shall be 20 feet greater than the HC-SF height limit set forth in Section 263.19(b) , and in subsection (d)(1)(C) , and maybe be supplemented by any height bonus pursuant to subsection (e) . (3) Authorization. HC-SF Projects under this Section 206.10 shall be reviewed and approved under the provisions set forth in Section 334 , and any other required entitlement except for Section 309 and Section 329. A pproval procedures under Section 309 and Section 329 shall not apply. (e) Additional Height, Square Footage, and Other Bonuses. HC-SF Projects that contain certain uses, amenities, or other building features are eligible for additional bonuses and code modifications , as described below. (1) Micro-Retail and/or Community Benefit Uses . For projects that include, at or above grade, ( A ) one or more Micro-Retail spaces, which shall mean space for a Retail U se measuring no less than 100 gross square feet and no greater than 1,000 gross square feet; and/or ( B ) one or more Community Benefit Uses , shall receive additional square footage and height as set forth below. For the purposes of this subsection, Community Benefit Uses means : Child Care Facility, Community Facility, Job Training, Public Facilities, Social Service or Philanthropic Facility, Laundromat, Trade School, Grocery (General or Specialty), and/or any Displaced Business , as that term is defined in Section 202.17 . Notwithstanding any other provision of this Code, all such Community Benefit U ses shall be principally permitted without limit on use size. The following provisions apply to projects providing Micro-Retail space(s) and/or on-site Community Benefit Use(s): ( A ) For every square foot of Community Benefit Use(s), or every 1.5 square feet of Micro-Retail, the Project shall be permitted to include an additional : (i) up to two square feet for other project use(s); and (ii) up to a maximum of 10 feet total above the permitted height limit to accommodate the additional square footage . ( B ) On-site Community Benefits Use(s) and Micro-Retail space (s) must be included in the project for a minimum of 30 years, or the life of the project, whichever is shorter, and the use and space requirement shall be recorded in a Notice of Special Restrictions. If the Community Benefits Use(s) is discontinued, it must be replaced with another Community Benefits Use(s). If the Micro-Retail space(s) is reconfigured, the new resulting space(s) must meet the definition of a Micro-Retail space and the cumulative square footage must not decrease in size. (2) Warm Retail Shells . For the purposes of this subsection (e)(2), “Warm Retail Shell” means a ground floor retail space in a “warm shell” condition suitable for food service use , which space contains all of the following: a concrete floor slab, exterior walls, roof, strorefront, restroom (s) designed to meet ADA accessibility requirements, electrical panel with breakers, fire sprinklers that meet shell building code, HVAC unit, Type 1 grease exhaust hood with appropriate ductwork, water meter (s), distribution pi ping for domestic water (hot/cold) , and waste water plumbing, including floor drains. The following provisions apply to projects providing Warm Retail Shells. (A) For every square foot of Warm Retail Shell (s), the Project shall be permitted to include an additional : (i) up to three square feet for other project use(s); and (ii) up to a maximum of 10 feet total above the permitted height limit to accommodate the additional square footage. (B) The Warm Retail Shell shall be included in the project for a minimum of 30 years, or the life of the project, whichever is shorter, and the requirement shall be recorded in a Notice of Special Restrictions. If the space is modified within this period such that it no longer meets the definition of a Warm Retail Shell , it must be replaced with a qualifying Community Benefit Use or a Micro-Retail use per subsection (e) (1) above . No Temporary or Final Certificate of Occupancy shall be issued unless the Planning Department, in consultation with the Department of Building Inspection, determines that the requirements of this subsection (e)(2) have been completed. (3) Family-Friendly Amenities. In R esidential Districts, projects that provide certain Family Friendly Amenities, as defined below, shall be permitted to include an additional : (A) up to two square feet for project uses for each square foot of any one or more Family Friendly Amenity ; and (B) horizontal addition to the permitted buil ding volume to accommodate this extra square footage through any combination of the following: (i) r educing the required rear yard above the ground floor ( Section 134 ) to 25% or 20 feet, whichever is greater; (ii) r educing the required ground floor rear yard ( Section 134 ) to 18% or 15 feet, whichever is greater; (iii) reducing the required side yard (Section 133) to 0 feet , and/or (iv) reducing the required upper-story setback to 10 feet f or additions to H istoric Buildings . ( C ) Family Friendly Amenities shall be defined as the following: (i) a n indoor common recreational room of not less than 1 5 0 square feet that is directly accessible to an adjacent outdoor common open space of at least 150 square feet ; (ii) a common shared kitchen of not less than 150 square feet , equipped at minimum with a refrigerator, oven, stovetop, sink, dishwasher , and countertops for food prep a ration ; (iii) a n overnight suite with a bedroom and bathroom, but that is not a D welling U nit and has no cooking facilities , that is a common building amenity and reservable exclusively by residents for overnight guest s ; (iv) secured storage space for residents , that is external to individual residential units , intended for large object s , and located on the ground floor or below or accessed from within a garage or loading area ; (v) bicycle parking space or storage area intended to accommodate cargo bi cycle s as shall be described in specifications published by the Zoning Administrator ; a n d (vi) an in-home childcare unit that meets the requirements of Section 414A.6 (a)(2) , (3) , and (5) . Projects that construct an in-home childcare unit shall receive a waiver of the requirements of Section 414A. ( D ) Family-Friendly Amenities shall be included in the project for a minimum of 30 years, or the life of the project, whichever is shorter, and the use and space requirement shall be recorded in a Notice of Special Restrictions. If the Family-Friendly Amenity is discontinued, it must be replaced with another Family-Friendly Amenity. ( 4 ) Units With Three or More Bedrooms. Projects that contain units with three or more bedrooms shall be permitted to include additional square footage, as set forth below: (A) 250 square feet for every three - bedroom unit provided, including any three - bedroom units required pursuant to subsection (d)(1)(B); and (B) 400 square feet for every unit provided that contains four or more bedrooms, including any such units required pursuant to subsection (d)(1)(B); and (C) h orizontal additions to accommodate the extra square footage described in subsection (e)(4) (A)-(B) through any combination of the following: (i) r educing the required rear yard above the ground floor ( Section 134 ) to 25% or 20 feet, whichever is greater; and (ii) r educing the required ground floor rear yard ( Section 134 ) to 18% or 15 feet, whichever is greater; (iii) reducing the required side yard (Section 133) to zero feet , and/or (iv) reducing the required upper-story setback to 10 feet f or additions to H istoric Buildings ; and (D) in all districts except R esidential districts , vertical additions not to exceed 10 feet total above the Housing Choice-SF height limit (Section 263.19) to accommodate the extra square footage described in subsection s (e)(4) (A) and (B ) . (E) The units containing three or more bedrooms shall be included in the project for a minimum of 30 years, or the life of the project, whichever is shorter, and the use and space requirement shall be recorded in a Notice of Special Restrictions. ( 5 ) Preservation of Historic Buildings . In districts other than R esidential districts, projects proposing an alteration to a Historic Building and/ or constructing new buildings on sites that contain a Historic Building shall be permitted to include additional square footage, as provided below : (A) up to 1.5 times the gross floor area foregone by retaining the Historic Building and complying with Objective Standards pertaining to Historic Buildings, including through setting back building additions and/or new construction in relation to the Historic Building. For the purposes of this subsection (e)(5)(A), the foregone gross floor area shall be equal to the gross floor area within the volume that would otherwise be permitted under the Planning Code and all applicable Objective Standards, inclusive of modifications allowed pursuant to this Section 206.10, but is not being constructed in order to accommodate a reduced building mass above or around a Historic Building and that complies with or exceeds the setbacks or mass reductions required by the Objective Standards pertaining to Historic Buildings. The Zoning Administrator may publish further guidance on the calculation of foregone gross floor area ; and ( B ) horizontal or vertical additions to accommodate this extra square footage, except that any such additions shall not: (i) exceed 20 feet above the Housing Choice -SF h eight limit ( Section 263.19 ) ; or (ii) reduce the required rear yard above the ground floor to less than 15 feet where the site abut s the rear yard of adjacent parcels containing residential uses. ( C ) The Historic Building shall be maintained in compliance with the Preservation Design Standards for the life of the project, and the requirement shall be recorded in a Notice of Special Restrictions. (6) Limit s on Bonuses . An HC-SF Project can combine the heights, square footage, and additional bonuses in subsections (e)(1) through (e)(5), as provided below : (1) Height. A project may combine the bonuses in subsections (e)(1) through (e)(4) provided that any height bonus is limited to 10 feet above the Housing Choice-SF height limit . A project may combine the bonuses in subsections (e)(1) through (e)(5) provided that any height bonus is lim i ted to 30 feet above the Housing Choice-SF height limit . ( 2 ) Rear Yard. A project cannot reduce the required rear yard beyond the lowest of the limits set forth in subsections (e)(3)-(e)(5). SEC. 334. HOUSING CHOICE-SAN FRANCISCO PROJECT AUTHORIZATION . (a) Purpose and Applicability . The purpose of this Section 334 is to provide for the review and approval of a Housing Choice San Francisco (HC-SF) project, as defined in Section 206.10. (b) General Process. (1) Application . An H C-SF Project shall apply through the Planning Department’s procedures for Development A pplications and review. An HC-SF project application shall be submitted with and processed concurrently with all other applications. The HC-SF project application shall be submitted on a form prescribed by the Department , and shall include all of the following information:? (i) A full plan set, including a site plan, elevations, sections, and floor plans, showing total number of units, and the number of and location of affordable units as applicable; and a draft Regulatory Agreement, if the project elects to subject units to the Rent Stabilization Ordinance under Section 206.10(c)(1);? (ii) Except as noted in subsection (iii), demonstration of compliance with the Planning Code and provisions of the HC-SF Program , including any permitted zoning modifications ; (iii) Requested Major Modifications under subsection (d). (2) Procedures . The review of an HC-SF Project shall be conducted as part of, and incorporated into, a Development A pplication. Where there is a conflict, the provisions of Section 206.10 shall govern. Unless modified by Section 206.10, if a project requires a conditional use authorization, or any other entitlement that requires a public hearing before the Planning Commission and/or the Historic Preservation Commission, the HC-SF P roject shall be reviewed by the Planning Commission and/or the Historic Preservation Commission, as applicable.? (3) Discretionary Review . As long as the Planning Commission has delegated its authority to the Planning Department to review applications for an HC-SF Project, the Planning Commission shall not hold a public hearing for discretionary review of an HC-SF that is subject to this Section 334. (4) Regulatory Agreement for Projects Using Section 206.10(c)(1) . (A) Sponsors of HC-SF Projects that elect to comply with the provisions of Section 206.10(c)(1) shall enter into a regulatory agreement with the City subjecting all units, except for any units required to be Affordable Units as defined in Planning Code Section 401, to the Residential Rent Stabilization and Arbitration Ordinance (Chapter 37 of the Administrative Code), as a condition of approval (“Regulatory Agreement”). (B) The property owner and the Planning Director, or the Director’s designee, on behalf of the City, will execute the Regulatory Agreement, which is subject to review and approval by the City Attorney’s Office. The Regulatory Agreement shall be executed prior to the City’s issuance of the First Construction Document for the project, as defined in Section 107A.13.1 of the Building Code. Following execution of the Regulatory Agreement by all parties and approval by the City Attorney, the Regulatory Agreement or a memorandum thereof shall be recorded in the title records in the Office of the Assessor-Recorder against the property and shall be binding on all future owners and successors in interest. (C) At a minimum, the Regulatory Agreement shall contain the following: (i) A description of the total number of Dwelling U nits approved, including the number of units subject to the Rent Stabilization and Arbitration Ordinance and other restricted units, if any, and the location, square footage of D welling U nits, and number of bedrooms in each unit; (ii) A statement that the Dwelling U nits are not subject to the Costa-Hawkins Rental Housing Act (California Civil Code Section 1954.50 et seq.). Further, that under Section 1954.52(b), the property owner has entered into and agreed to the terms of the agreement with the City in consideration for an exception from residential density limits, or other direct financial contribution or other forms of assistance specified in California Government Code Section 65915 et seq.; (iii) A description of the residential density exception or other direct financial contribution or forms of assistance provided to the property owner; and (iv) A description of the remedies for breach of the agreement and other provisions to ensure implementation and compliance with the agreement; and, (v) An agreement that any lease, sublease, or other agreement regarding tenancy of units not subject to the Costa-Hawkins Rental Housing Act (California Civil Code Sections 1954.50 et seq.) shall include the following text: “This unit is a rental unit subject to the San Francisco Residential Rent Stabilization and Arbitration Ordinance.” (5) Other Agreements . H C-SF Projects that provide on-site affordable units under Section 415 et seq . or other state or local program that requires or allows the provision of on-site affordable units, shall comply with any applicable recording or regulatory agreement requirement of that state or local program. (6) Timeline of Review . Unless the Environmental Review Officer determines that compliance with the California Environmental Quality Act would take more than 180 days, review of an HC -SF Project not seeking a Major M odification under this Section 334 shall be completed within 180 days of submittal of a complete D evelopment A pplication.? Unless the Environmental Review Officer determines that compliance with the California Environmental Quality Act would take more than 180 days, the Planning Commission shall hold a public hearing for projects seeking a Major Modification within 180 days of submittal of a complete project application. (c) Administrative Review . The Planning Department shall administratively review an HC-SF Project , unless the Project seek s a Major M odification pursuant to subsection (d), or any HC-SF P roject that is a 100% Affordable HC-SF P roject. The Planning Department’s determination regarding an HC-SF Project under this subs ection (c) shall not be appealable.? (d) Projects Seeking Major Modifications to Standards and Requirements . An HC-SF Project may seek a Major Modification using the process in this subsection (d). (1) Definition . ? A “Major Modification” means any deviation from any quantitative standard in the Planning Code or any applicable Objective Standard not otherwise provided in Section 206.10(d) through (e) . A project seeking a Major Modification to an Objective Standard shall not be considered code compliant. (2) Additional Modifications . HC-SF Projects seeking Major Modifications pursuant to this subsection (d) may also pursue a dditional modifications that are not Major Modifications under the provisions elsewhere in this Code. ( 3 ) Exclusions . I n no case may an HC-SF P roject receive a Major M odification or other exception under any provision of this Code to the following requirements: maximum building height; maximum permitted accessory off-street parking amounts; wind standards ; minimum density requirements ; Floor Area Ratio limits ; any standard set forth in Articles 1.7, 3, 3.5, 4, 10, and 11 of the Planning Code; definitions; permitted land uses; the Transportation Demand Management Program under Section 169; and any standard or provision adopted by the voters. ( 4 ) Required F indings for Major M odifications . To grant a Major Modification, the Planning Commission shall find: (a) that the proposed modification achieves equal or superior design quality , and (b) the project would pro vide a significant community benefit by producing housing near transit, or otherwise promote the general welfare . ( 5 ) Conditions of Approval . The Planning Commission may adopt conditions of approval for granted modification(s). Such conditions shall be limited to addressing the potential impact of such granted modification(s). ( 6 ) Process for Applicants Seeking Major Modification s . (A) Decision . The Planning Commission, at a noticed public hearing, shall review, and approve, disapprove , or approve with conditions , a request for a Major Modification . The Planning Commission shall find that the proposed Major Modification(s) meet the criteria in subsection (d)( 4 ). As part of its review and decision, the Planning Commission may impose additional conditions, requirements, modifications, and limitations on a proposed project in order to mitigate the effect of the requested modification(s) and thereby achieve the objectives, policies, and intent of the General Plan and/or applicable Objective Standards. (B) Notification . Notice of a hearing required by subsection ( 6 )(A) shall be provided in accordance with Planning Code Section 333.? (e) Notification and Record of Decision . Notification and record of decision of an HC-SF P roject shall be provided as set forth in the Planning Department procedures for review and approval of D evelopment A pplications. (f) Change of Conditions . Once a project is approved, a change in any condition previously imposed by the Planning Commission shall require approval by the Planning Commission subject to the procedures set forth in this Section 334. ? SEC. 344. HOUSING CHOICE HOUSING SUSTAINABILITY DISTRICT . (a) Purpose. This Section 344 establishes the Housing Choice - San Francisco Housing Sustainability District (“HSD”) under California Government Code Sections 66200 et seq. The purpose of the HSD is to encourage the development of on-site affordable housing in new residential and mixed-use projects by providing a streamlined, ministerial approval process for such projects. This Section 344 sets forth eligibility criteria, design review standards, and entitlement and approval procedures for projects seeking approval pursuant to the HSD . (b) Geography. The HSD shall be comprised of all parcels, other than those zoned as RH or RM, in the R-4 Height and Bulk District. (c) Relationship to Other Planning Code Provisions. Except as otherwise provided in this Section 344, the Planning Code shall apply to projects approved pursuant to this Section 344. In the event of a conflict between other provisions of the Planning Code and this Section 344, this Section shall control. (d) Eligibility. Projects seeking approval pursuant to this Section 344 shall meet all of the following requirements: (1) The project is located in a zoning district where R esidential uses are principally permitted . (2) For Dwelling Unit projects, t he project’s residential density is no less than 50 Dwelling Units per acre, and no more than 1,000 Dwelling Units per acre. (3) At least one- half of the project’s Gross Floor Area is designated for Residential uses. All proposed Non-Residential uses must be principally permitted in the underlying zoning district and any applicable SUD (s). The project shall not include more than 24,999 square feet of Gross Floor Area of O ffice use that would be subject to the annual limit on office development set forth in Sections 321 et seq. ( 4 ) The project does not demolish a building that is designated as a landmark under Article 10, is listed as a contributor to an historic district in Article 10, is listed as a Significant or Contributory Building under Article 11, is listed in the California Register of Historical Resources, or is listed on the National Register of Historic Places . ( 5 ) Consistent with California Government Code Section 66201(f), the project shall provide no less than 10% of dwelling units as units affordable to very low or low income households. A p roject subject to Section 415 may apply any such affordable units towards its compliance with Section 415. Projects not subject to Section 415 shall enter into a regulatory agreement with the City to restrict the affordability of any such units for no less than 55 years. ( 6 ) The project does not demolish, remove, or convert to another use any existing Dwelling Unit(s), or Residential Flat. ( 7 ) The project complies with all applicable Planning Code requirements and any adopted Objective Standards. Projects seeking approval pursuant to this Section 344 may not seek any exceptions to height and bulk limits pursuant to Section 309(a)(17). ( 8 ) The project sponsor complies with all applicable mitigation measures in the Housing Element 2022 Update Environmental Impact Report (“Housing Element EIR”) . ( 9 ) The project sponsor certifies that the project will comply with all applicable requirements of California Government Code Section 66201(f)(4). (1 0 ) The project complies with the requirement of Government Code Section 66201(f)(5). (1 1 ) The project provides relocation assistance to any displaced residential tenants. (12) A project is not deemed to be for residential use if it is infeasible for actual use as a single or multifamily residence. (e) Approving Authority. The Planning Department is the approving authority designated to review permit applications for compliance with this Section 344. (f) Application. In addition to any requirements under other provisions of this Code for submittal of application materials, an application under this Section 344 shall be submitted to the Department on a form prescribed by the Department and shall not be considered complete until the project sponsor has provide d all of the following: ( 1 ) A full plan set, including site plan, elevations, sections, and floor plans, showing total number of units, and number of and location of units affordable to very low or low income households; ( 2 ) All documentation required by the Planning Department and sufficient to support determinations that: ( A ) The project meets all applicable zoning and any Objective Standards . (B) The project sponsor will implement any and all mitigation measures in the Housing Element EIR that the Environmental Review Officer determines are applicable . The project sponsor shall submit scope(s) of work for any studies required as part of any mitigation measure, and the application shall not be deemed complete until such studies are completed to the satisfaction of the Environmental Review Officer. ( C ) The project will comply with subsections (d)(10) and (d)(11) of this Section 344. ( g) Decision and Hearing. The Department shall ministerially approve projects that meet all the requirements in this Section 344 , as follows: (1) Hearing. The Planning Department shall conduct an informational public hearing for all projects that are subject to this Section 344 within 100 days of receipt of a complete application, as set forth in subsection (f). (2) Decision. Within 120 days of receipt of a complete application, as set forth in subsection (f), the Planning Director or the Director’s designee shall issue a written decision approving, disapproving, or approving subject to conditions, the project. The applicant and the Department may mutually agree to extend this 120-day period. If no written decision is issued within 120 days of the Department’s receipt of a complete application, or within the period mutually agreed upon by the Department and applicant, the project shall be deemed approved. The Planning Director or the Director’s designee shall include any certifications required by California Government Code Section 66205(e) in a copy of the written decision. (3) Grounds for Permit Denial. The Department may deny an HSD project application only for one or more of the following reasons: (A) The proposed project does not fully comply with this Section 344, including but not limited to meeting all adopted Objective Standards and/or implementing all mitigation measures in the Housing Element EIR that the Department determines are applicable . (B) The project sponsor has not submitted all of the information or paid any application fee required by this Section 344 and necessary for an adequate and timely design review or assessment of potential impacts on nearby properties. (C) The Department determines, based upon substantial evidence in light of the whole record of the public hearing on the project, that a physical condition on the site of development that was not known and could not have been discovered with reasonable investigation at the time the application was submitted would have a specific adverse impact upon the public health or safety and that there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. As used in this subsection (g)(3)(C), “specific adverse impact” means a significant, quantifiable, direct, and unavoidable impact based on identified objective written public health or safety standards, policies, or conditions, in existence at the time the application was deemed complete. (4) Appeal. The procedures for appeal to the Board of Appeals of a decision by the Department under this Section 344 shall be as set forth in Section 8 of the Business and Tax Regulations Code. (5) Discretionary Review. No requests for discretionary review shall be accepted by the Planning Department for projects subject to this Section 344. As long as the Planning Commission has delegated its authority to the Planning Department to review applications for projects subject to this Section 344, the Planning Commission shall not hold a public hearing for discretionary review of projects subject to this Section 344. (6) Progress Requirement. Approval of a project pursuant to this Section 344 shall expire if the project sponsor has not procured a building permit or site permit for construction of the project within 30 months of the date of the Department's issuance of a written decision pursuant to subsection (g)(2). If the Planning Director or the Director’s designee finds that the project sponsor has demonstrated good faith in its efforts to obtain the first site or building permit for the project, the Planning Director or designee may extend the approval for the project for a maximum of six additional months. Such deadline shall additionally be extended in the event of any appeal of such approval for the duration of the appeal, and in the event of litigation seeking to invalidate the approval for the duration of the litigation. (h) Design Review Standards. Projects subject to this Section 344 shall be reviewed for compliance with the design standards set forth in the Planning Code and any Objective Standards. (i) District Affordability Requirement. At the request of the California Department of Housing and Community Development, the Planning Department shall demonstrate that at least 20% of the residential units constructed in the HSD during the life of the District and pursuant to this Section 344 will be affordable to very low, low, and moderate-income households and subject to a recorded affordability restriction for at least 55 years. (j) Monitoring and Enforcement. The Planning Department shall include, as conditions of approval of all projects approved pursuant to this Section 344, monitoring and enforcement provisions to ensure that the project meets all applicable labor and wage requirements and complies with all identified applicable mitigation measures. Projects found to be in violation of any of these conditions shall be subject to the Administrative Enforcement Procedures in Section 176 of this Code, including initiation of abatement proceedings or referral to the City Attorney or District Attorney for prosecution, if not corrected within 90 days of service of any notice of violation issued under Section 176(b)(1) . Conditions of approval shall include, but are not limited to: (1) A project sponsor shall submit weekly reports to the Office of Labor Standards Enforcement, certifying that a project approved pursuant to this Section 344 is complying with subsections (d)(11) and (d)(12), if applicable to the project. Projects found to be in violation of subsections (d)(11) and (d)(12) shall be subject to penalties pursuant to Section 1741 of the Labor Code, in addition to any penalties assessed pursuant to Section 176 of this Code. All penalties shall be paid prior to issuance of the project’s First Certificate of Occupancy, as defined in Section 401 of this Code. (2) The Planning Department shall monitor compliance with the Housing Element EIR mitigation measures for projects approved under the HSD . (3) The Planning Department shall monitor and report the construction of affordable housing units under the HSD in its annual Housing Inventory, which shall include the following information: (A) Number of projects approved pursuant to this Section 344. (B) Number of projects under construction pursuant to approvals obtained under this Section 344. (C) Number of projects completed pursuant to approvals obtained under this Section 344. (D) Number of D welling U nits or Group Housing beds within projects completed pursuant to approvals obtained under this Section 344. (E) Number of D welling U nits affordable to very low, low, moderate, and middle income households within projects completed pursuant to approvals obtained under this Section 344. (k) Operative and Sunset Dates. (1) This Section 344 shall become operative upon confirmation of approval by the California Department of Housing and Community Development under California Government Code Section 66202(c) (“Operative Date”). (2) This Section 344 shall expire by operation of law seven years from the Operative Date, unless this Section 344 is renewed by ordinance pursuant to Government Code Section 66201(g), in which case this Section 344 shall expire on the date specified in that ordinance (“Sunset Date”). Upon the expiration of this Section 344, the City Attorney shall cause this Section 344 to be removed from the Planning Code. Pursuant to Government Code Section 66205(b), this Section 344 shall govern the processing and review of any complete application submitted pursuant to this Section 344 prior to the Sunset Date. Section 4 . Height and Bulk Limits . Article 2.5 of the Planning Code is hereby amended by revising Sections 260, 263.19, 263.20, and 270, and adding Sections 270.3 to read as follows: SEC. 260. HEIGHT LIMITS: MEASUREMENT. (a) Method of Measurement. The limits upon the height of buildings and structures shall be as specified on the Zoning Map, except as permitted by Section 206. In the measurement of height, the following rules shall be applicable: (1) The point above which such measurements shall be taken shall be as specified as follows. (A) In the case of either subsection (a)(1) (B) or (C) below, such point shall be taken at the centerline of the building or, where the building steps laterally in relation to a street that is the basis for height measurement, separate points shall be taken at the centerline of each building step. (B) Where the lot is level with or slopes downward from a street at the centerline of the building or building step, such point shall be taken at curb level on such a street. This point shall be used for height measurement only for a lot depth not extending beyond a line 100 feet from and parallel to such street, or beyond a line equidistant between such street and the street on the opposite side of the block, whichever depth is greater. Measurement of height for any portion of the lot extending beyond such line shall be considered in relation to the opposite (lower) end of the lot, and that portion shall be considered an upward sloping lot in accordance with S s ubsection (a)(1) (C) below , whether or not the lot also has frontage on a lower street. (C) Where the lot slopes upward from a street at the centerline of the building or building step, such point shall be taken at curb level for purposes of measuring the height of the closest part of the building within 10 feet of the property line of such street; at every other cross-section of the building, at right angles to the centerline of the building or building step, such point shall be taken as the average of the ground elevations at either side of the building or building step at that cross-section. The ground elevations used shall be either existing elevations or the elevations resulting from new grading operations encompassing an entire block. Elevations beneath the building shall be taken by projecting a straight line between ground elevations at the exterior walls at either side of the entire building in the same plane. (D) Where the lot has frontage on two or more streets, the owner may choose the street or streets from which the measurement of height is to be taken, within the scope of the rules stated above. Where the height limits for buildings and structures are established by this Code, the upper points to be taken for measurement of height shall be as prescribed in the provisions relating to such height limits. (2) The upper point to which such measurement shall be taken shall be the highest point on the finished roof in the case of a flat roof, and the average height of the rise in the case of a pitched or stepped roof, or similarly sculptured roof form, or any higher point of a feature not exempted under S s ubsection (b) below. For any building taller than 550 feet in height in the S-2 Bulk District, the height of the building shall be measured at the upper point of all features of the building and exempted features in such cases shall be limited to only those permitted in S s ubsection (b)(1)(M) and which are permitted by the Planning Commission according to the procedures of Section 309. (3) In cases where the height limit is 65 feet or less and a street from which height measurements are made slopes laterally along the lot, or the ground slopes laterally on a lot that also slopes upward from the street, there shall be a maximum width for the portion of the building or structure that may be measured from a single point at curb or ground level, according to the definition of "height," as specified in the following table. These requirements shall not apply to any property to which the bulk limitations in Section 270 of this Code are applicable. (4) The following requirements shall apply to all parcels wit h in the R-4 Height and Bulk District, at or below 85 feet. In cases where the height limit is 85 feet or less and a street from which height measurements are made slopes laterally along the lot, or the ground slopes laterally on a lot that also slopes upward from the street, there shall be a maximum width for the portion of the building or structure that may be measured from a single poi n t at curb or ground level, according to the definition of “height” as specified in the following table. These requirements shall not apply to any property to which the bulk limitations in Sec tions 270 through 2 70. 3 of this Code are applicable. TABLE 260 -1 HEIGHT MEASUREMENT ON LATERAL SLOPES WHERE HEIGHT LIMIT IS 65 FEET OR LESS Average Slope of Curb or Ground From Which Height is Measured Maximum Width for Portion of Building that May Be Measured from a Single Point 5 % percent or less No requirement More than 5 % percent but no more than 15 % percent 65 feet More than 15 % percent but not more than 20 % percent 55 feet More than 20 % percent but no more than 25 % percent 45 feet More than 25 % percent 35 feet [image] TABLE 260-2 HEIGHT MEASUREMENT ON LATERAL SLOPES WHERE HEIGHT LIMIT IS BETWEEN 65 AND 85 FEET Average Slope of Curb or Ground From Which Height is Measured   Maximum Width for Portion of Building that May Be Measured from a Single Point   5 % or less   No requirement   More than 5 % but no more than 15 % 85 feet   More than 15 % but no more than 20 % 75 feet   More than 20 % but no more than 25 % 65 feet   More than 25 %   55 feet   (b) Exemptions. In addition to other height exceptions permitted by this Code, the features listed in this subsection (b) shall be exempt from the height limits established by this Code, in an amount up to but not exceeding that which is specified. * * * * SEC. 263.19. HEIGHT LIMITS: PERMITTED PODIUM AND TOWER HEIGHTS IN THE R BULK DISTRICTS. (a) This S ection 263.19(a) shall apply to R Bulk Districts, except for the R-4 Height and Bulk District. (a) (1) Intent. The general development concept for R Bulk Districts is of podium buildings that vary from 65 to 170 feet in height depending on the district and location, with adequately spaced slender towers up to 650 feet in height rising above the podium buildings. (b) (2) Maximum Height Controls for Podiums and Towers. In the R bulk districts, which include the R, R-2, and R-3 bulk districts as designated on Sectional Map No. HT01, HT02, and HT07 of the Zoning Map, maximum permitted building heights for both podiums and towers are expressed as two numbers separated by a slash. The number preceding the slash represents the height limit for podium buildings. The number following the slash represents the height limit for towers. No building may exceed the podium height limit except for towers meeting the bulk and tower spacing controls established in Section 270(e) and (f). (c) (3) Maximum Height Controls for Podiums and Towers in the R-2 Bulk District and the Van Ness & Market Residential Special Use District . In the R-2 bulk district and within the Van Ness & Market Residential Special Use District, maximum permitted building heights for both podiums and towers are expressed as two sets of numbers separated by a double slash in the format described above, in subsection (a) ( 2 b ). Each set of numbers represents the maximum heights for podium and tower applicable to the parcel and as regulated per subsection (a) ( 2 b ) above as follows: The first set of numbers represents the principally permitted height limits for the parcel, both for the podium and for the tower. The second set of numbers after the double slash represents the maximum height limits for podium and tower that can be granted by the Planning Commission for that parcel through an exception pursuant to the procedures and findings of Section 309(a)(17). (b) This Section 263.19(b) shall apply to the R-4 Height and Bulk District. (1) Intent . The general development concept for the R-4 Height and Bulk District is for building s that vary in height depending on the location, and in some locations providing for adequately spaced slender towers rising above the podiums of lower height(s). In addition to establishing bulk controls for all building s in the district as further described in Section 270(i) , the R-4 district implements the Housing Choice-San Francisco (HC-SF) program by providing for a secondary height limit for projects using the HC-SF Program per Section 206.10 . (2) Maximum Height Controls for the HC-SF Program . In the R-4 Height and Bulk District, as designated on Sectional Maps No s . HT 01, 02, 03, 04, 05, 06, 07, 11, 12, and 13 of the Zoning Map, the permitted building heights are expressed as two sets of numbers separated by a double slash. P receding the double slash is the permitted building height limit for projects not using the HC-SF Program. F ollowing the double slash is the height limit for projects using the HC-SF Program per Section 206.10 . Where there is a set of two numbers separated by a single slash, the number preceding the single slash is the maximum height for podium buildings and the number following the single slash is the maximum tower height subject to the bulk and tower spacing controls of Section 270(i) . The following represents an example of height limits subject to both podium and tower controls, and high limits for projects not using the HC-SF Program and projects using the HC-SF Program. SEC. 263.20. SPECIAL HEIGHT EXCEPTI ON: ADDITIONAL FIVE FEET HEIGHT FOR ACTIVE GROUND FLOOR USES IN CERTAIN DISTRICTS AND ALL GROUND FLOOR USES IN THE R-4 HEIGHT AND BULK DISTRICT . * * * * (b) Applicability. The special height exception described in this s S ection 263.20 shall only apply to projects that meet all both of the following criteria: (1) project is located in a 30-X, 40-X , or 50-X Height and Bulk District , or in the R-4 Height and Bulk District with a height limit of 40, 50, or 80 feet, as designated on the Zoning Map; (2) project is located in one of the following districts: (A) in an NCT district as designated on the Zoning Map; (B) in the Castro Street, Inner Clement Street, Outer Clement Street, Excelsior Outer Mission Street, Irving Street, Japantown, Judah Street, Noriega Street, Taraval Street, and 24th Street – Noe Valley NCDs; (C) on a NC-2 designated parcel on Balboa Street between 2nd Avenue and 8th Avenue, and between 32nd Avenue and 39th Avenue; (D) on a NC-1 designated parcel within the boundaries of Sargent Street to Orizaba Avenue to Lobos Street to Plymouth Avenue to Farallones Street to San Jose Avenue to Alemany Boulevard to 19th Avenue to Randolph Street to Monticello Street and back to Sargent Street; (E) on a NC-3 designated parcel fronting on Geary Boulevard from Masonic Avenue to 28th Avenue, except for parcels on the north side of Geary Boulevard between Palm Avenue and Parker Avenue; or (F) on a parcel zoned NC-1 on Noriega, Irving, Taraval, or Judah Streets west of 19th Avenue. (3) project features ground floor commercial space or other active use as defined by Section 145.1(b)(2) with clear ceiling heights in excess of ten feet from sidewalk grade, or in the case of residential uses, such walk-up residential units are raised up from sidewalk level . ; (4) said ground floor commercial space, active use, or walk-up residential use is primarily oriented along a right-of-way wider than 40 feet; (5) said ground floor commercial space or active use occupies at least 50% of the project's ground floor area; and (6) except for projects located in NCT districts, the project sponsor has conclusively demonstrated that the additional 5' increment allowed through Section 263.20 would not add new shadow to any public open spaces. * * * * SEC. 270. BULK LIMITS: MEASUREMENT. (a) The limits upon the bulk of buildings and structures shall be as stated in this Section 270 (including Sections 270.1, 270.2, and 270.3) and in Sections 271 and 272. The terms Diagonal Dimension, Height, Length, and Plan Dimensions shall be as defined in this Code. In each height and bulk district, the maximum plan dimensions shall be as specified in the following table, at all horizontal cross-sections above the height indicated. TABLE 270 BULK LIMITS District Symbol on Zoning Map Height Above W h ich Maximum Dimensions Apply (in feet) Maximum Plan Dimensions ( in f eet ) Length Diagonal Dimension * * * * R This table not applicable. But see Section 270(e) R-2 This table not applicable. But see Section 270(f) R-3 This table not applicable. But see Section 270(g) R-4 This table not applicable. But see Section 270(i) V 110 140 * * * * * * * * (i) R-4 Height and Bulk District. In the R-4 Height and Bulk District, the bulk limitation are as follows: (1) Tower Bulk and Spacing. In the R-4 Height and Bulk District, the otherwise applicable bulk controls for structures below a height of 85 feet or below a different height threshold where explicitly specified elsewhere in the Code (“Podium Height”) shall govern, including, but not limited to, those found in the Citywide Design Standards. Portions of structures above the podium height shall comply with the bulk limitations described in subsection (i)(1)(A) and (B) below. (A) Buildings between the Podium Height and 140 feet in height (exclusive of permitted height exceptions) shall: (i) Provide 15-foot setback(s) from any interior property line(s) for portion(s) of the building above the Podium Height . (ii) For portions of structures above the Podium Height , the average floor plate shall not exceed 12,000 square feet. (iii) For portions of structures above the Podium Height , a maximum length of 130 feet and a maximum diagonal of 160 feet are permitted. (iv) Building portions above the Podium Height and up to 140 feet must maintain a 30-foot distance from other buildings above the Podium Height on any lot. (B) Buildings above 140 feet in height (exclusive of permitted height exceptions) shall: (i) Provide 15-foot setback(s) from any interior property line(s) for portion(s) of the building above the Podium Height . (ii) For portions of structures above the Podium Height , the average floor plate shall not exceed 12,000 square feet. (iii) For portions of structures above the Podium Height , a maximum length of 130 feet and a maximum diagonal of 160 feet are permitted. (iv) Building portions above the Podium Height shall be separated by no less than 115 feet from other buildings above 85 feet on any lot. (v) For portions of buildings above the Podium Height , a maximum unbroken wall width of 100 feet is permitted. For building masses above 85 feet in height and with a plan length in excess of 100 feet, relief shall be provided through: a. a notch, defined as a building recess or volumetric reduction that is provided at the indicated height and extending the full vertical height of the subject facade above 85-feet, of at least 10 feet by 10 feet; or b. a change in plane of at least 10 feet. (vi) The top one-third of a building above 85 feet shall be reduced in both floor plate and the allowed maximum plan and diagonal dimensions set forth in subsection (i)( 1 )(B ) by 10 % each. SEC. 270.3. SPECIAL BULK REQUIREMENTS: MID-BLOCK ALLEYS IN LARGE LOT DEVELOPMENT OUTSIDE OF THE EASTERN NEIGHBORHOODS MIXED USE DISTRICTS, SOUTH OF MARKET COMMERC I AL TRANSIT DISTRICT, FOLSOM STREET NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT, REGIONAL COMMERCIAL DISTRICT, C-3 AND DTR DISTRICTS. (a) Findings. This Section 270.3 incorporates the findings in Section 270.2(a) , and determines that the conditions in Section 270.2 are applicable outside of the geographic area specified in Section 270.2. . (b) Purpose. The mid-block alley requirements of this Section 270.3 are intended to ameliorate the conditions and impacts described in the f indings in Section 270.2 (a) and make the subject areas appropriate for a higher density of activity and population in areas being targeted for more intense development. The horizontal mass reductions and mid-block alleys will ensure that block sizes for new housing support walkable neighborhoods. To encourage pedestrian movement, walking to nearby destinations including to and from transit, and neighborhood blocks with shortened distances to facilitate this activity, the bulk limitations noted below will apply. (c) Applicability. This Section 270.3 applies to all development lots not subject to the requirements of Section 270.2, except development lots in PDR districts or that contain exclusively government or P ublic F acilities, that: (1) Are two acres or larger; and/or (2) Have a frontage of 200 feet or greater on a single block face that is 400 feet or greater . (d) Requirements . New construction on development lots that meet the criteria in subs ectio n (c) above must be divided into smaller resultant lots and blocks in either one of the two following ways: (1) Option 1. Lots shall be divided into resultant blocks such that : (A) no block frontage exceeds a length of 300 feet between intersections; (B) n o block perimeter exceeds a total of 1,200 feet ; and (C) t he resultant blocks shall be separated from each other by newly created public street(s), alley(s) , or publicly-accessible privately-owned street(s) or alley(s). Such street(s) shall meet San Francisco street standards including the Better Streets Plan as codified in Section 138.1 and pursuant to Public Works Code requirements. If privately-owned street(s) or alley(s) are created, they shall be maintained and must provide public access pursuant to the standards provided in Planning Code Section 270.2 (e ). (2) Option 2 . Lots shall be divided into resultant blocks of not more than 400 feet in length between intersections of streets or alleys per subs ection (d) (1)(C) above , that are bisected by alleys or passageways, and that do not exceed a total block perimeter of 1,400 feet. Such mid-block alleys or passageways shall meet the following conditions: (A) Location . Be located as close to the middle portion of the subject block face, defined as within 50 lateral feet from the block centerline, perpendicular to the subject frontage and connecting to any existing adjacent streets and alleys. If the subject lot is not within the central portion of the block, the passageway shall cross the subject lot at its centerline or within 50 lateral feet from the lot centerline. For Development projects that include a Public Facility or are immediately abutting a parcel containing a Public Facility , this locational requirement shall not apply. (B) Hours of Operation . The passageway(s) must be open to the public 24 hours a day, seven days a week. Fences and/or gates that would prevent public access at any point within the passageway(s) are prohibited. (C) Width. The passageway(s) must maintain minimum width(s) of 20 feet measured from building-to-building at any point. (D) Walking Width. Have a minimum clear walking width of 10 feet free of any obstructions in the case of a pedestrian-only right-of-way, and dual sidewalks each of not less than six feet in width with not less than four feet minimum clear width in the case of an alley with vehicular access . (E) Open to the S ky . At least 60 % of the passageway area must be open to the sky. Obstructions permitted within setbacks pursuant to Planning Code Section 136, that do not conflict with or obstruct the required walking width, may be located within the portion of the alley or passageway that is required to be open to the sky. All portions of the alley or pathway not open to the sky shall have a minimum clearance height from grade of 15 feet at all points. For Development Projects that include a Public Facility or are immediately abutting a parcel containing to a Public Facility, the required percent of the passageway area that must be open to the sky may be reduced to 50 % . ( F) Topography . Changes in grade or steps are not permitted in an alley or passageway unless required by the natural topography and average grade. (G) Frontage. Alleys or passageways must be fronted by active ground-floor uses, as defined in Section 145.1, for no less than 60% of their fronting length and in no case feature more than 50 continuous feet of inactive use(s) in any segment. For development projects that include a Public Facility or are immediately abutting a parcel containing a Public Facility, the required percent for active ground-floor uses may be reduced to 40 % and may be unevenly distributed between the alley’s or passageway’s two sides. (H) Visual access . Alleys or passageways must be configured to allow clear visual access from one end of the passageway through the development lot to its opposite end. (e) Additional Requirements for Private Passageways and Alleys. (1) Maintenance . Mid-block passageways and alleys required under this Section 270.3 shall be maintained at no public expense unless a publicly-accepted street or alley is created pursuant to subsection (d)(1) above. The owner of the property on which the alley or passageway is located shall maintain it by keeping the area clean and free of litter and by keeping it in an acceptable state of repair. Conditions intended to assure continued maintenance of the right-of-way for the actual lifetime of the building giving rise to the open space requirement may be imposed. ( 2 ) Informational Plaque . P rior to issuance of a permit of occupancy, a plaque shall be placed in a publicly conspicuous location for pedestrian viewing. The plaque shall state the right of the public to pass through the alley and stating the name and address of the owner or owner's agent responsible for maintenance. The plaque shall be of no less than 24 inches by 36 inches in size. ( 3 ) Property owners providing a pathway or alley under this S ection 270.3 shall hold harmless the City and County of San Francisco, its officers, agents , and employees, from any damage or injury caused by the design, construction , or maintenance of the right-of-way, and are solely liable for any damage or loss occasioned by any act or neglect in respect to the design, construction , or maintenance of the right-of-way. ( f ) A ny non-vehicular portions of such a passageway or alley, including sidewalks or other walking areas, seating areas, or landscaping, may count toward any open space requirements of this Code which permit publicly-accessible open space, provided that such space meets the standards of Section 135. Section 5 . Wind Controls. Articles 1, and 2 of t he Planning Code are hereby amended by revising Section s 148, 243, 249.1, and 249.78 , to read as follows : SEC. 148 . REDUCTION OF GROUND-LEVEL WIND CURRENTS FOR BUILDINGS TALLER THAN 85 FEET IN C-3 CERTAIN DISTRICTS . (a) Applicability. ? In the C-3 District s , Van Ness S pecial Use District , Folsom and Main Residential/Commercial S pecial Use District , Downtown Residential (DTR) District s , and Central SoMa S pecial Use District , this S ection 148 shall apply to new buildings taller than 85 feet in Height, vertical additions of more than 30 feet resulting in a total building height greater than 85 feet, or vertical additions of more than 30 feet to an existing building that is taller than 85 feet. Building height for the purpose of applicability of this Section shall be calculated pursuant to the provisions of Sections 260 and 263.21. (b) Definitions. “Equivalent Wind Speed” means an hourly average wind speed adjusted to incorporate the effects of gustiness or turbulence on pedestrians, pursuant to the methodology adopted by the Planning Commission , as amended from time to time. “Nine-Hour Hazard Criterion” means a ground-level equivalent wind speed of 26 miles per hour for nine or more hours per year. (c) Controls for Hazardous Winds. Projects shall not result in any net new locations that exceed the Nine-Hour Hazard Criterion. (d) Wind-reducing Features . All wind-reducing features necessary to meet the requirements of this Section 148 shall be identified on the approved project plan set. ( e ) Maintenance of Wind-reducing Features. All wind-reducing features necessary to meet the requirements of this Section 148 must be maintained for the life of the project . The Zoning Administrator may approve, including after installation, substitution of alternate wind-reducing features that would have an equal or superior effect o n reducing ground-level winds at the subject location, provided that such features do not conflict with or increase noncompliance with other provisions of the Planning Code or other adopted Citywide Design Standards. (a) Requirement and Exception. In C-3 Districts, buildings and additions to existing buildings shall be shaped, or other wind-baffling measures shall be adopted, so that the developments will not cause ground-level wind currents to exceed, more than 10 percent of the time year round, between 7:00 a.m. and 6:00 p.m., the comfort level of 11 m.p.h. equivalent wind speed in areas of substantial pedestrian use and seven m.p.h. equivalent wind speed in public seating areas. When preexisting ambient wind speeds exceed the comfort level, or when a proposed building or addition may cause ambient wind speeds to exceed the comfort level, the building shall be designed to reduce the ambient wind speeds to meet the requirements. An exception may be granted, in accordance with the provisions of Section 309, allowing the building or addition to add to the amount of time that the comfort level is exceeded by the least practical amount if (1) it can be shown that a building or addition cannot be shaped and other wind-baffling measures cannot be adopted to meet the foregoing requirements without creating an unattractive and ungainly building form and without unduly restricting the development potential of the building site in question, and (2) it is concluded that, because of the limited amount by which the comfort level is exceeded, the limited location in which the comfort level is exceeded, or the limited time during which the comfort level is exceeded, the addition is insubstantial. No exception shall be granted and no building or addition shall be permitted that causes equivalent wind speeds to reach or exceed the hazard level of 26 miles per hour for a single hour of the year. (b) Definition. The term "equivalent wind speed" shall mean an hourly mean wind speed adjusted to incorporate the effects of gustiness or turbulence on pedestrians. (c) Guidelines. Procedures and Methodologies for implementing this Section shall be specified by the Office of Environmental Review of the Planning Department. SEC. 243. VAN NESS SPECIAL USE DISTRICT. * * * * (c) Controls. All provisions of the Planning Code applicable to an RC-4 District shall apply except as otherwise provided in this Section 243 . * * * * (15) Wind Standards. Wind standards shall apply pursuant to Section 148. Reduction of Ground Level Wind Currents. (A) New buildings and additions to existing buildings shall be shaped, or other wind baffling measures shall be adopted, so that the development will not cause year-round ground level wind currents to exceed, more than 10 percent of the time, between 7:00 a.m. and 6:00 p.m., the comfort level of 11 m.p.h. equivalent wind speed in areas of pedestrian use and seven m.p.h. equivalent wind speed in public seating areas. When pre-existing ambient wind speeds exceed the comfort levels specified above, the building shall be designed to reduce the ambient wind speeds in efforts to meet the goals of this requirement. (B ) An exception to this requirement may be permitted but only if and to the extent that the project sponsor demonstrates that the building or addition cannot be shaped or wind baffling measures cannot be adopted without unduly restricting the development potential of the building site in question. (i) The exception may permit the building or addition to increase the time that the comfort level is exceeded, but only to the extent necessary to avoid undue restriction of the development potential of the site. (ii) Notwithstanding the above, no exception shall be allowed and no building or addition shall be permitted that causes equivalent wind speeds to reach or exceed the hazard level of 26 m.p.h. for a single hour of the year. For the purposes of this Section, the term "equivalent wind speed" shall mean an hourly wind speed adjusted to incorporate the effects of gustiness or turbulence on pedestrians. * * * * SEC. 249.1. FOLSOM AND MAIN RESIDENTIAL/COMMERCIAL SPECIAL USE DISTRICT. * * * * (b) Controls. The following zoning controls are applicable in the Residential/Commercial Special Use District. (1) Wind Standards. Wind standards shall apply pursuant to Section 148. Reduction of Ground-Level Wind Currents. (A) Requirement. New buildings and additions to existing buildings shall be shaped, or other wind-baffling measures shall be adopted, so that the developments will not cause ground-level wind currents to exceed, more than 10 percent of the time year-round, between 7:00 a.m. and 6:00 p.m., the comfort level of 11 m.p.h. equivalent wind speed in areas of substantial pedestrian use and seven m.p.h. equivalent wind speed in public seating areas. The term "equivalent wind speed" shall mean an hourly mean wind speed adjusted to incorporate the effects of gustiness or turbulence on pedestrians. When preexisting ambient wind speeds exceed the comfort level, or when a proposed building or addition may cause ambient wind speeds to exceed the comfort level, the building shall be designed to reduce the ambient wind speeds to meet the requirements. The provisions of this Section 249.1(b)(3) shall not apply to any buildings or additions to existing buildings for which a draft EIR has been published prior to January 1, 1985. (B) Exception. The Zoning Administrator may allow the building or addition to add to the amount of time the comfort level is exceeded by the least practical amount if (1) it can be shown that a building or addition cannot be shaped and other wind-baffling measures cannot be adopted to meet the foregoing requirements without creating an unattractive and ungainly building form and without unduly restricting the development potential of the building site in question, and (2) it is concluded that, because of the limited amount by which the comfort level is exceeded, the limited location in which the comfort level is exceeded, or the limited time during which the comfort level is exceeded, the addition is insubstantial. The Zoning Administrator shall not grant an exception and no building or addition shall be permitted that causes equivalent wind speeds to reach or exceed the hazard level of 26 miles per hour for a single hour of the year. (C) Procedures. Procedures and methodologies for implementing this Section shall be specified by the Office of Environmental Review of the Planning Department. * * * * SEC. 249.78. CENTRAL SOMA SPECIAL USE DISTRICT. * * * * (d) Urban Design and Density Controls. * * * * (9) Wind Standards. Wind standards shall apply pursuant to Section 148. (A) Applicability. This subsection shall apply to new buildings above 85 feet in Height and additions to existing buildings that result in a building above 85 feet in Height. (B) Definitions. “Comfort Level” means ground-level equivalent wind speeds of 11 miles per hour in areas of substantial pedestrian use and seven miles per hour in public seating areas between 7:00 a.m. and 6:00 p.m. when occurring for more than 15 percent of the time year round. “Equivalent Wind Speed” means an hourly mean wind speed adjusted to incorporate the effects of gustiness or turbulence on pedestrians. “Nine-Hour Hazard Criterion” means a ground-level equivalent wind speed of 26 miles per hour for more than nine hours per year per test location. “One-Hour Hazard Criterion” means a ground-level equivalent wind speed of 26 miles per hour for more than one hour per year per test location. “Substantial Increase” means an increase in wind speeds of more than six miles per hour for more than 15 percent of the time year round. (C) Controls for Wind Comfort. (i) Projects may not result in wind speeds that exceed the Comfort Level at any location. (ii) Projects may not cause a Substantial Increase in wind speed at any location where the existing or resulting wind speed exceeds the Comfort Level. (iii) Pursuant to Section 329, the Planning Commission may grant an exception to the standards of subsections (i) and (ii) above as applied to a project if it finds that the project meets the following criteria: (aa) It has undertaken all feasible measures to reduce wind speeds through such means as building sculpting and appurtenances, permanent wind baffling measures, and landscaping; and (bb) Reducing wind speeds further would substantially detract from the building design or unduly restrict the square footage of the project. (D) Controls for Hazardous Winds. (i) Projects shall not result in net new locations with an exceedance of the One-Hour Hazard Criterion, except as allowed by the Planning Commission based on criteria described in subsection (ii) below. (ii) Pursuant to Section 329, the Planning Commission may grant an exception to the standard of subsection (i) above as applied to a proposed project if it finds that the proposed project meets all of the following criteria: (aa) The project with wind reduction measures does not result in net new locations with an exceedance of the Nine-Hour Hazard Criterion; (bb) The project has undertaken all feasible measures to reduce hazardous wind speeds, such as building sculpting and appurtenances, permanent wind baffling measures, and landscaping; and (cc) Meeting the requirements of subsection (i) would detract from the building design or unduly restrict the square footage of the project. (iii) No exception shall be granted and no building or addition shall be permitted for any project that causes net new locations with an exceedance in the Nine-Hour Hazard Criterion. (E) Guidelines. Procedures and methodologies for implementing this subsection shall be issued by the Department. * * * * Section 6. Residential Districts. Article 2 of the Planning Code is hereby amended by revising Section s 209, 209.1, 209.2, and 209. 3 , to read as follows: SEC. 209. DESCRIPTION AND PURPOSE OF RESIDENTIAL AND RESIDENTIAL-COMMERCIAL DISTRICTS. The following statements of description and purpose outline the main functions of the Residential and Residential-Commercial (Residential) Districts in the zoning plan for San Francisco, supplementing the statements of purpose contained in Section 101 of this Code. (a) Purpose. These Districts are established for purposes of implementing the Residence element and other elements of the General Plan, according to the objectives, principles and policies stated therein. Among these purposes are the following: (1) Preservation, improvement and maintenance of the existing housing stock through protection of neighborhood environments and encouragement of sound ownership practices and rehabilitation efforts; (2) Recognition and protection of the architectural characteristics and urban patterns densities of existing residential areas; (3) Maximizing of housing choice by assuring the availability of quality owner and rental housing of various kinds, suitable for a whole range of household types, lifestyles and economic levels; (4) Encouragement of residential development that will meet outstanding community needs, provide adequate indoor and outdoor spaces for its occupants, and relate well to the character and scale of existing neighborhoods and structures; and (5) Promotion of balanced and convenient neighborhoods having appropriate public improvements and services, suitable nonresidential activities that are compatible with housing and meet the needs of residents, and other amenities that contribute to the livability of residential areas. (b) Uses and Features Permitted in Residential and Residential-Commercial Districts. The uses and features permitted in Residential and Residential-Commercial Districts are listed in the Zoning Control Tables in Sections 209.1 through 209.4. SEC. 209.1. RH (RESIDENTIAL, HOUSE) DISTRICTS. These Districts are intended to recognize , protect, conserve, and enhance areas characterized by dwellings in the form of houses and small multi-family buildings, usually with one, two, or three units with separate entrances, and limited scale in terms of building width and height, and characterized by rear yards and a pattern of mid-block open spaces. Such areas tend to have similarity of building styles and predominantly contain large units suitable for family occupancy, considerable open space, and limited nonresidential uses. In all RH Districts , multi-family buildings with four or more units are permitted under various provisions of this Code. The RH Districts are composed of five separate classes of districts, as follows: RH-1(D) Districts: One-Family (Detached Dwellings). These Districts are characterized by lots of greater width and area than in other parts of the City, and by single-family houses with side yards. The structures are relatively large, but rarely exceed 35 feet in height. Ground level open space and landscaping at the front and rear are usually abundant. Much of the development has been in sizable tracts with similarities of building style and narrow streets following the contours of hills. In some cases private covenants have controlled the nature of development and helped to maintain the street areas. RH-1 Districts: One-Family. These Districts are have been occupied almost entirely by single-family houses on lots 25 feet in width, without side yards. Floor sizes and building styles vary, but tend to be uniform within tracts developed in distinct time periods. Though built on separate lots, the structures have the appearance of small-scale row housing, rarely exceeding 35 feet in height. Front setbacks are common, and ground level open space is generous. In most cases the single-family character of these Districts has been maintained for a considerable time. RH-1(S) Districts: One-Family with Minor Second Unit. These Districts are similar in character to RH-1 Districts, except that a small second dwelling unit has been installed in many structures, usually by conversion of a ground-story space formerly part of the main unit or devoted to storage. The second unit remains subordinate to the owner's unit, and may house one or two persons related to the owner or be rented to others. Despite these conversions, the structures retain the appearance of single-family dwellings. RH-2 Districts: Two-Family. These Districts are devoted to have been historically developed with one-family and two-family houses, with the latter commonly consisting of two large flats, one occupied by the owner and the other available for rental. Structures are finely scaled and usually do not exceed 25 feet in width or 40 feet in height. Building styles are often more varied than in historically single-family areas, but certain streets and tracts are quite uniform. Considerable ground-level open space is available, and it frequently is private for each unit. The Districts may have easy access to shopping facilities and transit lines. In some cases, Group Housing and institutions are found in these areas, although nonresidential uses tend to be quite limited. RH-3 Districts: Three-Family. These Districts have many similarities to RH-2 Districts, but structures with three units are common in addition to one-family and two-family houses. The predominant form is has historically been large flats rather than apartments, with lots 25 feet wide, a fine or moderate scale, and separate entrances for each unit. Building styles tend to be varied but complementary to one another. Outdoor space is available at ground level, and also on decks and balconies for individual units. Nonresidential uses are more common in these areas than in RH-2 Districts. Table 209.1 ZONING CONTROL TABLE FOR RH DISTRICTS Zoning Category § References RH-1(D) RH-1 RH-1(S) RH-2 RH-3 BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 250-252, 253, 260, 261, 261.1, 263.19, 270 , 270.3, 271. See also Height and Bulk District Maps. No portion of a Dwelling may be taller than 35 feet. Structures with uses other than Dwellings may be constructed to the prescribed height limit, which is generally 40 feet. Per § 261 the height limit may be decreased or increased based on the slope of the lot. No portion of a Dwelling may be taller than Varies, but generally 40 feet. Structures with uses other than Dwellings may be constructed to the prescribed height limit. Per § 261 the height limit may be decreased based on the slope of the lot. Varies, but generally 40 feet. Height sculpting on Alleys per § 261.1. Front Setback §§ 130, 131, 132 Required. Based on the front setback of the adjacent property with the shortest front setback or if subject property has a Legislated Setback. When front setback is based on adjacent properties, in no case shall the required setback be greater than 10 feet. Rear Yard §§ 130, 134 30% of lot depth, but in no case less than 15 feet. Side Yard §§ 130, 133 Required for Lots 28 feet and wider. Width of side setback depends on width of lot. Not Required Residential Design Guidelines and Standards § 311 Subject to the Residential Design Guidelines and Citywide Design Standards and any o . O ther applicable design guidelines that have been approved by the Planning Commission may also apply . Street Frontage and Public Realm Front Setback Landscaping and Permeability Requirements § 132 Required. At least 50% of Front Setback shall be permeable so as to increase storm water infiltration and 20% of Front Setback shall be unpaved and devoted to plant material. Streetscape and Pedestrian Improvements (Street Trees) § 138.1 Required. Street Frontage Requirements § 144 § 144 applies generally. Additional requirements apply to Limited Commercial Uses, as specified in § 186. Street Frontage, Parking and Loading Access Restrictions § 155(r) As specified in § 155(r) Miscellaneous Planned Unit Development § 304 C C C C C Awning § 136.1 N P(1) N P(1) N P(1) N P(1) N P(1) Canopy or Marquee § 136.1 NP (2) NP(2) NP (2) NP (2) NP (2) Signs § 606 As permitted by Section § 606 . Housing Choice-SF § 206.10 Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit] §§ 135, 136 At least 300 square feet if private, and 400 square feet if common. At least 300 square feet if private, and 400 square feet if common. At least 300 square feet for the first unit and 100 for the minor second unit if private, and 400 square feet for the first unit and 133 square feet for the second unit if common. At least 125 square feet if private, and 166 square feet if common. At least 100 square feet if private, and 133 square feet if common. Parking Requirements §§ 151, 161 None required. Maximum permitted per § 151. Residential Conversion, Demolition , or Merger of Dwelling Units, including Residential Flats § 317 C for Removal of one or more Residential Units or Unauthorized Units. Use Characteristics Intermediate Length Occupancy §§ 102, 202.10 P(9) P(9) P(9) P(9) P(9) Single Room Occupancy § 102 P P P P P Student Housing § 102 P P P P P Residential Uses Residential Density, Dwelling Unit s Density, General ( 6 ) (11) §§ 102, 207 P up to one One unit per lot, or one unit per 3,000 square feet of lot area, with no more than three units per lot. P up to one unit per lot, or up to one unit per 3,000 square feet of lot area. P up to two units per lot, if the second unit is 600 sq. ft. or less, or up to one unit per 3,000 square feet of lot area, with no more than three units per lot. P up to two units per lot, or up to one unit per 1,500 square feet of lot area. P up to three units per lot, or up to one unit per 1,000 square feet of lot area. Minimum Dwelling Unit Densities, if Applicable § 207.9 Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit Size §§ 207.10, 317 P up to 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1 . C for Dwelling Units that exceed the greater of those thresholds. 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 Section § 202.2(f)(1) except for § 202.2(f)(1)(D)(iv), related to location. Residential Density, Group Housing Density §208 NP(10) NP (10) NP (10) P, up to one bedroom for every 415 square feet of lot area. P, up to one bedroom for every 275 square feet of lot area. Homeless Shelter §§ 102, 208 P P P P P NON-RESIDENTIAL STANDARDS AND USES Floor Area Ratio §§ 102, 123, 124 1.8 to 1 1.8 to 1 1.8 to 1 1.8 to 1 1.8 to 1 Off-Street Parking §§ 150, 151, 161 None required. Maximum permitted per § 151. Limited Commercial Uses §§ 186, 186.3 Continuing nonconforming uses are permitted, subject to the requirements of § 186. Limited Commercial Uses may be conditionally permitted in historic buildings subject to § 186.3. Limited Corner Commercial Uses § 231 P on a Corner Lot, with no part of the use extending more than 50 feet in depth from said corner; NP if the LCCU would require the Residential Conversion of a Residential Unit or Unauthorized Unit under Planning Code Section 317, unless the space proposed for conversion is occupied by a garage or storage space located in the Basement or First Story. Commercial Use Characteristics Drive-up Facility § 102 NP Formula Retail § 102, 303.1 NP Hours of Operation §§ 102, 186, 231 For Limited Corner Commercial Uses under § 231 and Limited Commercial Uses under § 186: P 6:00 a.m. to 10:00 p.m.; NP 10:00 p.m. to 6:00 a.m. Maritime Use § 102 NP Open Air Sales § 102 NP Outdoor Activity Area §§ 102, 145.2, 186, 202.2, 231 P if located in front of building; NP if elsewhere. Walk-up Facility § 102 NP Agricultural Use Category Agricultural Uses* §§ 102, 202.2(c) C C C C C Agriculture, Industrial §§ 102, 202.2(c) NP NP NP NP NP Agriculture, Neighborhood §§ 102, 202.2(c) P P P P P Automotive Use Category Automotive Uses* § 102 NP NP NP NP NP Parking Garage, Private § 102 C C C C C Parking Lot, Private § 102 C C C C C Parking Lot, Public §§ 102, 142, 156 NP NP NP NP NP Entertainment, Arts and Recreation Use Category Entertainment, Arts and Recreation Uses* § 102 NP NP NP NP NP Open Recreation Area § 102 C C C C C Passive Outdoor Recreation § 102 P P P P P Industrial Use Category Industrial Uses* § 102 NP NP NP NP NP Institutional Use Category Institutional Uses* § 102 NP NP NP NP NP Child Care Facility § 102 P P P P P Community Facility § 102 C C C C C Hospital § 102 C C C C C Post-Secondary Ed. Institution § 102 C C C C C Public Facilities § 102 P P P P P Religious Institution § 102 C C C C C Residential Care Facility § 102 P P P P P School § 102 C C C C C Sales and Service Category Retail Sales and Service Uses* § 102 NP NP NP NP NP Hotel § 102 NP NP NP C(4) C(4) Mortuary § 102 C(5) C(5) C(5) C(5) C(5) Non-Retail Sales and Service Uses § 102 NP NP NP NP NP Utility and Infrastructure Use Category Utility and Infrastructure* § 102 NP NP NP NP NP Internet Service Exchange § 102 C C C C C Utility Installation § 102 C C C C C Wireless Telecommunications Services Facility § 102 C or P (7) C or P (7) C or P (7) C or P (7) C or P (7) * Not listed below. (1) P if required as a wind mitigation feature. Additionally, P for Limited Commercial Uses and Limited Corner Commercial Uses per § Section 136.1 only, otherwise NP . (2) [Note Deleted] Canopy is P if required as a wind mitigation feature. (4) C for five or fewer guest rooms or suites of rooms; NP for six or more guest rooms. (5) Must be located on a landmark site, and where the site is within a Height and Bulk District of 40 feet or less, and where a columbarium use has lawfully and continuously operated since the time of designation. (6) Construction of Accessory Dwelling Units may be permitted pursuant to Sections 207.1 and 207.2. (7) C if a Macro WTS Facility; P if a Micro WTS Facility. (8) [Note expired.] (9) NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units. (10) Group Housing permitted at one room per 415 sq. ft. of lot area according to the provisions in Planning Code Section 207(c)(8). (11) P for up to four dwelling units per lot, excluding Corner Lots, and P for up to six dwelling units in Corner Lots, pursuant to Section 207(c)(8). SEC. 209.2. RM (RESIDENTIAL, MIXED) DISTRICTS. * * * * Table 209.2 ZONING CONTROL TABLE FOR RM DISTRICTS Zoning Category § References RM-1 RM-2 RM-3 RM-4 BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 250-252, 253, 260, 261.1 , 263.19, 270, 270.3, 271 Varies , . See Height and Bulk Map and referenced sections. Height sculpting on Alleys per § 261.1. Front Setback §§ 130, 131, 132 Based on the front setback of the adjacent property with the shortest front setback or if subject property has a Legislated Setback. When front setback is based on adjacent properties, in no case shall the required setback be greater than 10 feet. Rear Yard §§ 130, 134 30% of lot depth but in no case less than 15 feet. 25% of lot depth, but in no case less than 15 feet. Side Yard §§ 130, 133 Not Required. Residential Design Guidelines and Standards § 311 Subject to the Residential Design Guidelines and Citywide Design Standards and any . O o ther design guidelines that have been approved by the Planning Commission may also apply . Street Frontage and Public Realm Front Setback Landscaping and Permeability Requirements § 132 At least 50% of Front Setback shall be permeable so as to increase stormwater infiltration and 20% of Front Setback shall be unpaved and devoted to plant material. Streetscape and Pedestrian Improvements (Street Trees) § 138.1 Required. Street Frontage Requirements § 144 § 144 applies generally. Additional requirements apply to Limited Commercial Uses, as specified in § 186. Moderation of Building Frontage § 144.1 Stepping of the front of the buildings required when lot width is greater than 35 feet. Street Frontage, Parking and Loading Access Restrictions § 155(r) As specified in § 155(r) . Miscellaneous Planned Unit Development § 304 C C C C Awning § 136.1 N P(1) N P(1) N P(1) N P(1) Canopy or Marquee § 136.1 NP (2) NP (2) NP (2) NP (2) Signs § 606 As permitted by Section § 606 . Housing Choice-SF § 206.10 Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Usable Open Space [Per Dwelling Unit] §§ 135, 136 At least 100 square feet if private, and 133 square feet per Dwelling Unit if common. At least 80 square feet if private, and 106 square feet per Dwelling Unit if common. At least 60 square feet if private and 80 square feet per Dwelling Unit if common. At least 36 square feet if private, and 48 square feet per Dwelling Unit if common. Parking Requirements §§ 151, §155, 161 None required. Maximum permitted per § 151. Residential Conversion, Demolition , or Merger of Dwelling Units, including Residential Flats § 317 C for Removal of one or more Residential Units or Unauthorized Units. * * * * Use Characteristics Intermediate Length Occupancy §§ 102, 202.10 P(10) P(10) P(10) P(10) P(10) Single Room Occupancy § 102 P P P P P Student Housing § 102 P P P P P Residential Uses Residential Density, Dwelling Unit s Density, General ( 7) § 207 P if 3 units per lot or at least one unit per 1067 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 800 square feet of lot area. (11) P if 3 units per lot or at least one unit per 800 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 600 square feet of lot area. (11) P if 3 units per lot or at least one unit per 533 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 400 square feet of lot area (11) P if 3 units per lot or at least one unit per 267 square feet of lot area, whichever is greater. Total maximum permitted density is one unit per 200 square feet of lot area. (8) , (11) Minimum Dwelling Unit Densities § 207.9 Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit Size §§ 207.10, 317 P up to 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1 . C for Dwelling Units that exceed the greater of those thresholds. 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 Section § 202.2(f)(1) except for § 202.2(f)(1)(D)(iv), related to location. Residential Density, Group Housing Density §208 P (6), Up to one bedroom for every 275 square feet of lot area. P (6), Up to one bedroom for every 210 square feet of lot area. P (6), Up to one bedroom for every 140 square feet of lot area. P (6), Up to one bedroom for every 70 square feet of lot area. Homeless Shelter §§ 102, 208 P P P P NON-RESIDENTIAL STANDARDS AND USES Floor Area Ratio §§ 102, 123, 124 1.8 to 1 1.8 to 1 3.6 to 1 4.8 to 1 Off-Street Parking §§ 150, 151, 155, 161 None required. Maximum permitted per § 151. Limited Corner Commercial Uses § 231 P on a Corner Lot, with no part of the use extending more than 50 feet in depth from said corner; NP if the LCCU would require the Residential Conversion of a Residential Unit or Unauthorized Unit under Planning Code Section 317, unless the space proposed for conversion is occupied by a garage or storage space located in the Basement or First Story. P on a Corner Lot, with no part of the use extending more than 100 feet in depth from said corner; NP if the LCCU would require the Residential Conversion of a Residential Unit or Unauthorized Unit under Planning Code Section 317, unless the space proposed for conversion is occupied by a garage or storage space located in the Basement or First Story. Limited Commercial Limited Commercial Uses §§ 186, 186.3 Continuing nonconforming uses are permitted, subject to the requirements of § 186. Limited Commercial Uses may be conditionally permitted in historic buildings subject to § 186.3. Commercial Use Characteristics Drive-up Facility § 102 NP Formula Retail § 102, 303.1 NP Hours of Operation §§ 102, 186, 231 For Limited Corner Commercial Uses under § 231 and Limited Commercial Uses under § 186: P 6:00 a.m. to 10:00 p.m.; NP 10:00 p.m. to 6:00 a.m. Maritime Use § 102 NP Open Air Sales § 102 NP Outdoor Activity Area §§ 102, 145.2, 186, 202.2, 231 P if located in front of building; NP if elsewhere. Walk-up Facility § 102 NP P Agricultural Use Category Agricultural Uses* §§ 102, 202.2(c) C C C C Agriculture, Industrial §§ 102, 202.2(c) NP NP NP NP Agriculture, Neighborhood §§ 102, 202.2(c) P P P P Automotive Use Category Automotive Uses* § 102 NP NP NP NP Parking Garage, Private § 102 C C C C Parking Lot, Private § 102 C C C C Entertainment, Arts and Recreation Use Category Entertainment, Arts and Recreation Uses* § 102 NP NP NP NP Open Recreation Area § 102 C C C C Passive Outdoor Recreation § 102 P P P P Industrial Use Category Industrial Uses* § 102 NP NP NP NP Institutional Use Category Institutional Uses* § 102 NP NP NP NP Child Care Facility § 102 P P P P Community Facility § 102 C C C C Hospital § 102 C C C C Post-Secondary Ed. Institution § 102 C C C C Public Facilities § 102 P P P P Religious Institution § 102 C C C C Residential Care Facility § 102 P P P P School § 102 C C C C Sales and Service Category Retail Sales and Service Uses* § 102 NP NP NP NP Hotel § 102 C(4) C(4) C(4) C(4) Mortuary § 102 C(5) C(5) C(5) C(5) Non-Retail Sales and Service Uses § 102 NP NP NP NP Utility and Infrastructure Use Category Utility and Infrastructure* § 102 NP NP NP NP Internet Service Exchange § 102 C C C C Utility Installation § 102 C C C C Wireless Telecommunications Services Facility § 102 C or P (9) C or P (9) C or P (9) C or P (9) * Not listed below. (1) P if required as a wind mitigation feature. Additionally, P for Limited Commercial Uses and Limited Corner Commercial Uses per § 136.1 only, otherwise NP . (2) [ Note Deleted] Canopy is P if required as a wind mitigation feature. (3) [Note Deleted] (4) C for 5 or fewer guest rooms or suites of rooms; NP for 6 or more guest rooms; provided, however, that a total of up to 47 Tourist Hotel rooms are Principally Permitted on Block 0976, Lot 001, subject to the provisions of Ordinance No. 251-22. (5) Must be located on a landmark site, and where the site is within a Height and Bulk District of 40 feet or less, and where a columbarium use has lawfully and continuously operated since the time of designation. (6) C required if the Group Housing is affiliated with and operated by a Hospital or an Institutional Educational Use as defined in Section 102. (7) Construction of Accessory Dwelling Units may be permitted pursuant to Sections 207.1 and 207.2. (8) For purposes of this calculation, a Dwelling Unit in this d D istrict containing no more than 500 square feet of net floor area and consisting of not more than one habitable room in addition to a kitchen and a bathroom may be counted as equal to three-quarters of a Dwelling Unit. (9) C if a Macro WTS Facility; P if a Micro WTS Facility. (10) NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units. (11) [Note Deleted] NP if less than minimum density as set forth in the table. Expansions of existing single-family residential buildings may not exceed more than 25% of Gross Floor Area over 10 years, or result in a building over 3,000 square feet. In new construction, no unit may be smaller than one-third the Gross Floor Area of the largest unit in the building. SEC. 209.3. RC (RESIDENTIAL-COMMERCIAL) DISTRICTS. These Districts are intended to recognize, protect, conserve, and enhance areas characterized by structures combining Residential uses with neighborhood-serving Commercial uses. The predominant Residential uses are preserved, while provision is made for supporting Commercial uses, usually in or below the ground story, that meet the frequent needs of nearby residents without generating excessive vehicular traffic. The compact, walkable, transit-oriented and mixed-use nature of these Districts is recognized by no off-street parking requirements. The RC Districts are composed of two separate districts, as follows: RC-3 Districts : Medium Density . These Districts provide for Residential Uses a mixture of medium-density Dwellings similar to those in RM-3 Districts , with supporting Commercial u U ses. Open spaces are required for Dwellings in the same manner as in RM-3 Districts, except that rear yards need not be at ground level and front setback areas are not required. RC-4 Districts : High Density . These Districts provide for Residential Uses, a mixture of high-density Dwellings similar to those in RM-4 Districts with supporting Commercial uses. Open spaces are required for Dwellings in the same manner as in RM-4 Districts, except that rear yards need not be at ground level and front setback areas are not required. * * * * Table 209.3 ZONING CONTROL TABLE FOR RESIDENTIAL-COMMERCIAL DISTRICTS Zoning Category § References RC-3 RC-4 BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 250-252, 260 , 261.1 , 263.19, 270, 270.3, 271 Varies , . See Height and Bulk Maps. Height sculpting on Alleys per § 261.1. * * * * Residential Design Guidelines and Standards § 311 Subject to the Residential Design Guidelines and Citywide Design Standards and any . O o ther design guidelines that have been approved by the Planning Commission may also apply. Street Frontage and Public Realm * * * * Street Frontage, Parking and Loading Access Restrictions § 155(r) As specified in § 155(r). As specified in § 155(r). Curb cuts are NP on The Embarcadero between King and Jefferson Streets, and on Broadway between Mason and The Embarcadero. Miscellaneous * * * * Signs § 607.1 Per § 607.1. Per § 607.1. Housing Choice-SF § 206.10 Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards * * * * Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C for Removal of one or more Residential Units or Unauthorized Units. * * * * Residential Uses Residential Density, Dwelling Unit s Density, General ( 7) (13) § 207 Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, P if 3 units per lot, or at least one unit per 533 square feet of lot area, whichever is greater. T t otal maximum permitted density is one unit per 400 square feet of lot area. (13) Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, P if 3 units per lot or at least one unit per 267 square feet of lot area, whichever is greater. T t otal maximum permitted density is one unit per 200 square feet of lot area. No density limits in the Van Ness SUD (§ 243). (8) , (13) Minimum Dwelling Unit Densities § 207.9 Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit Size §§ 207.10, 317 P up to 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1 . C for Dwelling Units that exceed the greater of those thresholds. Senior Housing Density §§102, 202.2(f) , 207 Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, 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 Section § 202.2(f)(1), except for § 202.2(f)(1)( D)(iv), related to location. C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of Section § 202.2(f)(1) except for § 202.2(f)(1)(D)(iv), related to location. Residential Density, Group Housing Density §208 Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, P up to one bedroom for every 140 square feet of lot area. (9) Form-Based Density applies within the R-4 Height and Bulk District (§ 263.19). Outside the R-4 Height and Bulk District, P up to one bedroom for every 70 square feet of lot area. (9) * * * * NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 124 , 207.9 3.6 to 1. For Office Uses minimum intensities may apply pursuant to § 207.9. 4.8 to 1. Other FAR controls apply in the Van Ness SUD; § 243(c)(1). For Office Uses minimum intensities may apply pursuant to § 207.9. * * * * * * * * (7) Construction of Accessory Dwelling Units may be permitted P pursuant to Sections 207.1 and 207.2. (8) For purposes of this calculation, a Dwelling Unit in this d D istrict containing no more than 500 square feet of net floor area and consisting of not more than one habitable room in addition to a kitchen and a bathroom may be counted as equal to three-quarters of a Dwelling Unit. (9) Within the Priority Equity Geographies SUD, C required if the Group Housing is affiliated with and operated by a Hospital or an Institutional Educational Use as defined in Section 102. * * * * (13) [Note Deleted] NP if less than minimum density as set forth in the table. Expansions of existing single-family residential buildings may not exceed more than 25% of Gross Floor Area over 10 years, or result in a building over 3,000 square feet. In new construction, no unit may be smaller than one-third the Gross Floor Area of the largest unit in the building. Section 7 . Residential, Transit Oriented (RTO) Districts. Articles 1 .2 , 1.7, 2, 3 , and 6 of the Planning Code are hereby amended by revising Section s 124, 132, 134, 135, 144, 186, 186.3, 201, 207.6, 207.7, 208, 209.4, 231, 303, 304, 603, 606, and 607.1, to read as follows : SEC. 124. BASIC FLOOR AREA RATIO. (a) Except as provided in subsections (b), (c), (d), (e), (k), and (l) of this Section 124 , the basic Floor Area Ratio limits specified in the Zoning Control Table for the district in which the lot is located, or in Table 124 below, shall apply to each building or development in the districts indicated. TABLE 124   BASIC FLOOR AREA RATIO LIMITS District Basic Floor Area Ratio Limit RED, RED-MX  1.0 to 1  Pacific  1.5 to 1  * * * * 1.8 to 1  RTO , RTO-M   * * * * * * * * (b) In R, RC, NC, and Mixed Use Districts, F f loor A a rea R r atio limits shall not apply to dwellings or to other r R esidential u U ses. However, projects proposing new construction of a D welling U nit that would exceed the maximum dwelling unit size described in Section 207.10 may require Conditional Use a uthorization by the Planning Commission as set forth in Section 207.10 . In Chinatown Mixed Use Districts, the above floor area ratio limits shall not apply to institutions, and mezzanine commercial space shall not be calculated as part of the floor area ratio. * * * * SEC. 132 . FRONT SETBACK AREAS IN RTO, RH , AND RM DISTRICTS AND FOR REQUIRED SETBACKS FOR PROJECTS IN NC AND RTO-C DISTRICTS , AND PLANNED UN IT DEVELOPMENTS. The following requirements for minimum front setback areas shall apply to every building in all RH, RTO, and RM Districts, in order to relate the setbacks provided to the existing front setbacks of adjacent buildings. Buildings in RTO Districts which have more than 75 feet of street frontage are additionally subject to the Ground Floor Residential Design Guidelines, as adopted and periodically amended by the Planning Commission. Planned Unit Developments or PUDs, as defined in Section 304, shall also provide landscaping in required setbacks in accord with Section 132(g). * * * * (c) Applicability to Special Lot Situations. * * * * (3) ?Lots Abutting RC, C, M, and P Districts. In the case of any lot that abuts property in an RC, C, M, or P District, any property in such district shall be disregarded, and the required setback for the subject lot shall be equal to the front setback of the adjacent building in the RH, RTO, or RM District . * * * * (e) Required Front Setbacks and Sidewalk Widths in RTO-C and NC Districts. (1) Applicability. This subsection (e) applies to projects located in RTO-C and Neighborhood Commercial (NC) Districts that meet any of the following criteria: (A) Have a street frontage of 50 feet or more; (B) Are located on a Corner Lot; or (C) Are adjacent to a building with a front setback consistent with the requirements of this subsection. (2) Setback Requirement. Where the sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided to widen the publicly accessible sidewalk. The setback must be wide enough so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the recommended width under the Better Streets Plan. If a greater front setback is required under Section 132 or any other provision of this Code, the greater requirement shall apply. This setback is required only up to 15 feet above street grade. * * * * (h) Permeable Surfaces. The front setback area shall be at least 50% permeable so as to increase stormwater infiltration. The Permeable Surface may be inclusive of the area counted towards the landscaping requirement; provided, however, that turf pavers or similar planted hardscapes shall be counted only toward the Permeable Surface requirement and not the landscape requirement. (1) The Zoning Administrator, after consultation with the Director of Public Works, may waive the Permeable Surface requirement if the site does not qualify as a suitable location pursuant to Department of Public Works rules and regulations. (2) If the site receives stormwater run-off from outside the lot boundaries, the Zoning Administrator, after consultation with the General Manager of the Public Utilities Commission, may modify the Permeable Surface requirement to include alternative management strategies, such as bio-retention or other strategies, pursuant to Public Utilities Commission rules and regulations. (3) If a portion of the front setback is designed as a publicly-accessible sidewalk extension to satisfy the Better Streets Standard width standards under s ubsection ( e ), then the provisions of this s ubsection ( h ) do not apply. * * * * SEC. 134. REAR YARDS IN R, RC, RTO, NC, M, CMUO, MUG, MUO, MUR, RED, RED-MX, SPD, UMU, AND WMUG DISTRICTS; AND LOT COVERAGE REQUIREMENTS IN C DISTRICTS. * * * * (b) Applicability. The rear yard requirements established by this Section 134 shall apply to every building in the districts listed below , except NC-S Districts, where no rear yard is required . To the extent that these provisions are inconsistent with any Special Use District or Residential Character District, the provisions of the Special Use District or Residential Character District shall apply. (c) Basic Requirements. The basic rear yard requirements shall be as follows for the districts indicated: (1) In RH, RM-1, RM-2, RTO -1 , and RTO-M Zoning Districts, the basic rear yard shall be equal to 30% of the total depth of the lot on which the building is situated, but in no case less than 15 feet. * * * * (d) Rear Yard Location Requirements. (1) RH, RM, RTO -1, RTO-M , NC-1, NCT-1, Inner Sunset, Outer Clement Street, Cole Valley, Haight Street, Lakeside Village, Sacramento Street, 24th Street-Noe Valley, Pacific Avenue, and West Portal Avenue NC Districts. Rear yards shall be provided at grade level and at each succeeding level or story of the building. (2) RTO-C , NC-S , NC-2, NCT-2, Ocean Avenue, Inner Balboa Street, Outer Balboa Street, Castro Street, Cortland Avenue, Divisadero Street NCT, Excelsior-Outer Mission Street, Inner Clement Street, Upper Fillmore Street, Lower Haight Street, Judah Street, Noriega Street, North Beach, San Bruno Avenue, Taraval Street, Inner Taraval Street, Irving Street, Union Street, Valencia Street, 24th Street-Mission, Glen Park , and Folsom Street NC District s, and the Regional Commercial District and Folsom Street Districts . Rear yards shall be provided at the second story, and at each succeeding story of the building, and at the First Story if it contains a Dwelling Unit. * * * * ( 6 H ) Lot Coverage in C Districts. Lot coverage is limited to 80% at all levels containing residential uses, except that on levels that include only lobbies and circulation areas and on levels in which all residential uses, including circulation areas, are within 40 horizontal feet from a property line fronting a street or alley, up to 100% lot coverage may occur. The unbuilt portion of the lot shall be open to the sky except for those obstructions permitted in yards pursuant to subsections (1) through (23) of Section 136(c). Where the adjacent properties have an existing rear yard, the unbuilt area of the new project shall be designed to adjoin that rear yard. In accordance with Section 210.5 , lot coverage requirements shall not be applicable for Commercial to Residential Adaptive Reuse projects. * * * * (f) Second Building on Corner Lots and Through Lots in RH, RTO , RTO-M , RM-1, and RM-2 Districts. Where a lot is a Corner Lot, or is a through lot having both its front and its rear lot line along Streets, Alleys, or a Street and an Alley, the subject lot may have two buildings, each fronting at one end of the lot, provided that all the other requirements of this Code are met. In such cases, the rear yard required by this Section 134 for the subject lot shall be located in the central portion of the lot, between the two buildings on such lot. In no case shall the total minimum rear yard for the subject lot be thus reduced to less than a depth equal to 30% of the total depth of the subject lot or to less than 15 feet, whichever is greater; provided, however, that the Zoning Administrator may reduce the total depth to 20% pursuant to Section 307(l) of this Code if the reduction is for the sole purpose of constructing an Accessory Dwelling Unit under Section 207.1, and provided further that the reduction/waiver is in consideration of the property owner entering into a Regulatory Agreement pursuant to Section 207.1 subjecting the ADU to the San Francisco Rent Stabilization and Arbitration Ordinance. For buildings fronting on a Narrow Street as defined in Section 261.1 of this Code, the additional height limits of Section 261.1 shall apply. Furthermore, in all cases in which this subsection (f) is applied, the requirements of Section 132 of this Code for front setback areas shall be applicable along both Street or Alley frontages of the subject through lot. * * * * (l) Lot Coverage for Large Lots. This subsection (l) shall apply to all districts except C-3 districts. In lieu of rear yard and lot coverage controls described in this Section 134, where a development lot is two acres or greater, the allowed lot coverage for any project containing residential uses shall be limited to 60 % of lot area at street grade and above with a corresponding requirement of 40 % unbuilt area in Residential Districts other than RTO-C, and in all other districts 65 % lot coverage from the second story and above with 35 % lot area unbuilt. Obstructions permitted in setbacks and yards per Section 136 are permitted in the unbuilt area. New rights-of-way, pedestrian passageways or any portion of the site provided for publicly-accessible circulation or open space, including but not limited to any such space provided pursuant to Planning Code Sections 270.2, 270.3 , or elsewhere in this Code, may count toward the required unbuilt area. SEC. 135. USABLE OPEN SPACE FOR DWELLING UNITS AND GROUP HOUSING, R, NC, MIXED USE, C, AND M DISTRICTS. * * * * (a) Character of Space Provided. Usable open space shall generally be composed of an outdoor area or areas designed for outdoor living, recreation or landscaping, including such areas on the ground and on decks, balconies, porches and roofs, which are safe and suitably surfaced and screened, and which conform to the other requirements of this Section. Such area or areas shall be on the same lot as the dwelling units (or bedrooms in group housing) they serve, and shall be designed and oriented in a manner that will make the best practical use of available sun and other climatic advantages. "Private usable open space" shall mean an area or areas private to and designed for use by only one dwelling unit (or bedroom in group housing). "Common usable open space" shall mean an area or areas designed for use jointly by two or more dwelling units (or bedrooms in group housing). "Privately-owned public open space," only allowed in DTR and Eastern Neighborhood Mixed Use under this Section, shall mean an area of areas designed for use of the general public while owned and maintained by private owners as described in Section 138 . For senior housing, usable open space requiremen t s are set forth in subsection (d )(3) below. * * * * (d) Amount Required. Usable open space shall be provided for each building in the amounts specified herein and in Tables 135A and B for the district in which the building is located; provided, however, that (i) in the Downtown Residential (DTR) Districts, open space shall be provided in the amounts specified in Section 825, and (ii) in accordance with Section 210.5, usable open space shall not be required for Commercial to Residential Adaptive Reuse projects. * * * * (3) In all districts, F f or dwellings specifically designed for and occupied by senior citizens, as defined and regulated by Section 102.6.1 of this Code, the minimum amount of usable open space to be provided for use by each dwelling unit shall be one-half the amount required for each dwelling unit as specified in Paragraph (d)(1) above or 36 square feet, whichever is less. Notwithstanding 135(a) , f or these dwellings, “ common usable open space” shall also include indoor community space, defined as indoor space that is not less than 10 feet wide in all d irections at all points , is accessible to all residents of the building or site equally at no additional cost , is specifically configured and designed for leisure and/or recreational use , and shall not include any building circulation spaces , lobb ies , or other building or resident support facilities not specifically intended for leisure and/or recreation al use . * * * * (6) Efficiency Dwelling Units With Reduced Square Footage. Common usable open space shall be the preferred method of meeting the open space requirement for Efficiency Dwelling Units with reduced square footage, as defined in Section 318 of this Code. Private open space shall not be credited toward satisfaction of the open space requirement for such units unless the Zoning Administrator determines that the provision of common open space is infeasible or undesirable, in whole or in part, due to (A) site constraints, (B) the special needs of anticipated residents, or (C) conflicts with other applicable policies and regulations, including but not limited to standards for the treatment of historic properties, the Americans with Disabilities Act, or the Building Code. (7) Homeless Shelters. Homeless Shelters, as defined in Section 102 of this Code, are exempt from the open space requirements described in this Section 135. TABLE 135A MINIMUM USABLE OPEN SPACE FOR DWELLING UNITS AND GROUP HOUSING OUTSIDE THE EASTERN NEIGHBORHOODS MIXED USE DISTRICT District Square Feet of Usable Open Space Required for Each Dwelling Unit If All Private Ratio of Common Usable Open Space That May Be Substituted for Private * * * * RM-1, RC-1, RTO, RTO-M 100 1.33 RM-2, RC-2, SPD , RTO-1 80 1.33 RM-3, RC-3, RED , RTO-C 60 1.33 * * * * * * * * (e) Slope. The slope of any area credited as either private or common usable open space shall not exceed 15 % five percent . * * * * SEC. 144. STREET FRONTAGES IN RH, RTO, RTO-M, AND RM DISTRICTS. (a) Purpose. This Section 144 is enacted to assure that in RH, RM, and RTO and RTO-M Districts the ground story of dwellings as viewed from the street is compatible with the scale and character of the existing street frontage, visually interesting and attractive in relation to the pattern of the neighborhood, and so designed that adequate areas are provided for front landscaping, street trees and on-street parking between driveways. The design of ground story frontages subject to this Section 144 shall also be reviewed for consistency with applicable design guidelines, including the Ground Floor Residential Design Guidelines. (b) Controls. (1) Entrances to Off-Street Parking. Except as otherwise provided herein, in the case of every dwelling in such districts no more than one-third of the width of the ground story along the front lot line, or along a street side lot line, or along a building wall that is set back from any such lot line, shall be devoted to entrances to off-street parking, except that in no event shall a lot be limited by this requirement to a single such entrance of less than 10 ten feet in width, or to a single such entrance of less than 8 eight feet in RTO and RTO-M d D istricts. In addition, no entrance to off-street parking on any lot shall be wider than 20 feet, and where two or more separate entrances are provided there shall be a minimum separation between such entrances of six feet. Lots in RTO and RTO-M districts are limited to a total of 20 feet per block frontage devoted to entrances to off-street parking. Street-facing garage structures and garage doors may not extend closer to the street than a primary building facade unless the garage structure and garage door are consistent with the features listed in Section 136 of this Code. Entrances to off-street parking shall be located at least six feet from a lot corner located at the intersection of two public rights-of-way. * * * * SEC. 186. EXEMPTION OF LIMITED COMMERCIAL AND INDUSTRIAL NONCONFORMING USES IN RH, RM, RTO -1, RTO-M , AND RED DISTRICTS. * * * * (a) Exemption from Termination Provisions. The following nonconforming uses in R Districts shall be exempt from the termination provisions of Section 185, provided such uses comply with all the conditions specified in subsection (b) below: * * * * (4) In the RED Districts, any nonconforming use that is Arts Activities, Business Service, Catering, Design Professional, Light Manufacturing, Personal Service, Trade Office, Trade Shop, Wholesale Sales, , or Wholesale Storage , use. (b) Conditions on Limited Nonconforming Uses. The limited nonconforming uses described above shall meet the following conditions: * * * * (3) The hours during which the use is open to the public shall be limited to the period between 6:00 a.m. and 10:00 p.m., however, in RED , RTO -1 , and RTO-M Districts only, the Planning Commission may extend the hours of operation to 12:00 a.m. through Conditional Use authorization, as outlined in Section 303 of this Code; * * * * SEC. 186.3. NON-RESIDENTIAL USES IN LANDMARK BUILDINGS IN RH, RM, RTO -1 , AND RTO-M DISTRICTS. Any use listed as a Principal or Conditional Use permitted on the ground floor in an NC-1 District, when located in a structure on a landmark site designated pursuant to Article 10 of this Code, is permitted with Conditional Use authorization pursuant to Section 303 of this Code, provided that no Conditional Use shall be authorized under this provision Section 186.3 unless ( 1 ) such authorization conforms to the applicable provisions of Section 303 of this Code, and (2) the specific use so authorized is essential to the feasibility of retaining and preserving the landmark. SEC. 201. CLASSES OF USE DISTRICTS. Residential Districts (Defined in Sec. 209.1-209.4) * * * * RTO -1 Residential, Transit-Oriented Neighborhood Districts (Defined in Sec. 209.4) RTO-C Residential, Transit-Oriented , Commercial Districts (Defined in Sec . 209.4) RTO-M Residential, Transit-Oriented , – Mission Neighborhood Districts (Defined in Sec. 209.4) * * * * In addition to the classes of use districts in the above table, the following terms shall apply: * * * * "RTO District" shall mean any RTO -1, RTO-C, or RTO-M District; * * * * SEC. 207.6. REQUIRED MINIMUM DWELLING UNIT MIX IN RTO -1, RTO-M , RCD, NCT, DTR, EASTERN NEIGHBORHOODS MIXED USE DISTRICTS, THE VAN NESS & MARKET RESIDENTIAL SPECIAL USE DISTRICT, AND THE POLK STREET AND PACIFIC AVENUE NEIGHBORHOOD COMMERCIAL DISTRICTS. (a) Purpose. In order to foster flexible and creative infill development while maintaining the character of the district, dwelling unit density is not controlled by lot area in RTO -1, RTO-M , NCT, and Eastern Neighborhoods Mixed Use Districts but rather by the physical constraints of this Code (such as height, bulk, setbacks, open space, and dwelling unit exposure). However, to ensure an adequate supply of family-sized units in existing and new housing stock, new residential construction must include a minimum percentage of units of at least two bedrooms. In the Pacific Avenue and Polk Street Neighborhood Commercial Districts, and the Van Ness & Market Residential Special Use District, a dwelling unit mix requirement addresses the need for family-sized housing production in these districts. (b) Applicability. (1) This Section 207.6 shall apply in the RTO -1, RTO-M , RCD, NCT, DTR, Eastern Neighborhoods Mixed Use Districts, the Van Ness & Market Residential Special Use District, and the Pacific Avenue and Polk Street NCDs. * * * * (c) Controls. For all RTO -1, RTO-M , RCD and NCT districts, as well as DTR, Eastern Neighborhoods Mixed Use Districts, the Van Ness & Market Residential Special Use District, and the Pacific Avenue and Polk Street NCDs, one of the following three must apply: (1) no less than 40% of the total number of proposed Dwelling Units shall contain at least two bedrooms. Any fraction resulting from this calculation shall be rounded to the nearest whole number of Dwelling Units, or (2) no less than 30% of the total number of proposed Dwelling Units shall contain at least three bedrooms. Any fraction resulting from this calculation shall be rounded to the nearest whole number of Dwelling Units, or (3) no less than 35% of the total number of proposed Dwelling Units shall contain at least two or three bedrooms with at least 10% of the total number of proposed Dwelling Units containing three bedrooms. Any fraction resulting from this calculation shall be rounded to the nearest whole number of Dwelling Units. (d) Modifications. (1) In NCT, RCD, RTO -1, RTO-M and the Pacific Avenue and Polk Street NC Districts, these requirements may be waived or modified with Conditional Use A a uthorization. In addition to those conditions set forth in Section 303, the Planning Commission shall consider the following criteria: (A) The project demonstrates a need or mission to serve unique populations, or (B) The project site or existing building(s), if any, feature physical constraints that make it unreasonable to fulfill these requirements. (2) In Eastern Neighborhoods Mixed Use Districts, these requirements may be waived in return for provision of family-sized affordable units, pursuant to Section 419 et seq. To receive this waiver, 100 % percent of the total number of inclusionary units required under Section 415 et seq. or Section 419 et seq. shall contain at least two bedrooms. Also in Eastern Neighborhoods Mixed Use Districts, these requirements may be waived or modified through the Variance process set forth in Section 305, or in the case of projects subject to Section 329, through the procedures of that section. (3) In DTR Districts, these requirements may be modified per the procedures of Section 309.1. (4) In the Van Ness & Market Residential Special Use District, these requirements may only be modified pursuant to the procedures of Section 309, regardless of the underlying zoning district. * * * * SEC. 207.7. REQUIRED MINIMUM DWELLING UNIT MIX. (a) Purpose. To ensure an adequate supply of family-sized units in new housing stock, new residential construction must include a minimum percentage of units of at least two and three bedrooms. (b) Applicability. (1) This Section 207.7 shall apply to all applications for building permits and/or Planning Commission entitlements that propose the creation of 10 or more Dwelling Units in all districts that allow residential uses, unless that project is located in the RTO -1, RTO-M , RCD, NCT, DTR, and Eastern Neighborhoods Mixed Use Districts, or in an area or Special Use District with higher specific bedroom mix requirements, or is a HOME SF project subject to the requirements of Planning Code Section 206.3. * * * * SEC. 208. DENSITY LIMITATIONS FOR GROUP HOUSING OR HOMELESS SHELTERS. The density limitations for Group Housing or Homeless Shelters, as described in Sections 102 and 890.88(b) and (c) of this Code , shall be as follows: (a) For Group Housing, the maximum number of Bedrooms on each Lot shall be as specified in the Zoning Control Table for the District in which the Lot is located, except that in RTO, RTO-M, RCD, UMU, MUG, WMUG, MUR, MUO, CMUO, WMUO, RED, RED-MX, SPD, DTR, and all NCT Districts the density of Group Housing shall not be limited by lot area, and except that for Lots in NC Districts, the group housing density shall not exceed the number of Bedrooms permitted in the nearest R District provided that the maximum density not be less than the amount permitted by the ratio specified for the NC District in which the lot is located. For Homeless Shelters, the maximum number of beds on each lot shall be regulated pursuant to the requirements of the Standards of Care for City Shelters contained in Administrative Code, Chapter 20, Article XIII, in addition to the applicable requirements of the Building Code and Fire Code. * * * * SEC. 209.4. RTO (RESIDENTIAL TRANSIT ORIENTED) DISTRICTS . These RTO (Residential Transit Oriented) Districts , inclusive of RTO-1, RTO-M, and RTO-C Districts, are intended to recognize , protect, conserve, and enhance areas characterized by a mixture of houses and apartment buildings, covering a range of densities and building forms. RTO -1 (Residential, Transit -Oriented Neighborhood) and RTO-M (Residential Transit Oriented, Mission) Districts are composed of multi-family moderate-density areas, primarily areas formerly designated RM and RH -3 , . RTO-C (Residential Transit Oriented, Commercial) permit s neighborhood-serving uses at limited sizes along with housing. RTO Districts and are well served within short walking distance, generally less than one-quarter mile, of transit and neighborhood commercial areas. Transit available on nearby streets is frequent and/or provides multiple lines serving different parts of the City or region. In RTO -1 and RTO-M Districts, L l imited small-scale neighborhood-oriented retail and services is are common and permitted throughout the neighborhood on Corner Lots only to provide goods and services to residents within walking distance, but the d D istricts are otherwise residential. In RTO -1 and RTO-M Districts, O o nly retail compatible with housing, generally those permitted in NC-1 Districts, is permitted and auto-oriented uses are not permitted . ; H h ours of operation are restricted and off-street parking is not permitted for these very locally-oriented uses. In the RTO-C District, a greater amount and wider range of non-residential uses are permitted and not limited to corners, to provide goods and services to residents and visitors, especially adjacent to existing NC D istricts and along transit corridors, though ground floor commercial uses are not required. Areas of these districts off of major commercial or transit streets are largely characterized by a A fine-grain pattern of 25-foot to 35-foot building widths , with some larger and wider structures on major streets is prevalent, and structures typically range from two to five stories in height . While some one- and two-family structures are present, the character of the District is primarily of structures with three or more units of a range of sizes and types suitable for a variety of households. Buildings are moderately scaled and segmented, and units or groups of units have separate entrances directly from the street. The overall residential density is regulated by the permitted and required height, bulk, setbacks, and open space of each parcel, along with residential design guidelines. Except in the RTO-1 District, h ousing density is generally limited not by lot area, but by the regulations on the built envelope of buildings, including height, bulk, setbacks, and lot coverage, and standards for Residential Uses, including open space and exposure, and urban design standards. Because of the high availability of transit service and the proximity of retail and services within walking distance, many households do not own cars; it is common that not every Dwelling Unit has a parking space and overall off-street residential parking is limited. Open space is provided on site, in the form of rear yards, decks, balconies, roof-decks, and courtyards, and is augmented by nearby public parks, plazas, and enhanced streetscapes. Table 209. 4 ZONING CONTROL TABLE FOR RTO DISTRICTS Zoning Category § References RTO -1 RTO-M RTO-C BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 250-252, 260, 261.1, 263.19, 270, 270.3, 271 Varies. See Height and Bulk Map and referenced sections. Front Building Setback § 132 Required. Based on average of adjacent properties or if subject property has a Legislated Setback. When front setback is based on adjacent properties, in no case shall the required setback be greater than 15 feet. Required. Based on the front setback of the adjacent property with the shortest front setback or if subject property has a Legislated Setback. When front setback is based on adjacent properties, in no case shall the required setback be greater than 10 feet. For RTO-C Districts , regardless of the depth of setback required by § 132, where the sidewalk does not meet the recommended width required by the Better Streets Plan, a front setback shall be provided so that, when combined with the existing sidewalk, the total distance from the curb to the building frontage meets or exceeds the required recommended width under the Better Streets Plan. This setback is required only up to 15 feet above street grade. Rear Yard §§ 130, 134 30% of lot depth but in no case less than 15 feet. 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet. Side Yard § 133 Not Required. Residential Design Guidelines and Standards § 311 Subject to the Residential Design Guidelines , Citywide Design Standards , and any O o ther design guidelines that have been approved by the Planning Commission may also apply . Street Frontage and Public Realm Front Setback Landscaping and Permeability Requirements § 132 Generally R r equired. At least 50% of Front Setback shall be permeable so as to increase storm water infiltration and 20% of Front Setback shall be unpaved and devoted to plant material. Not required where front setback is used to expand adjacent sidewalk to meet Better Streets Plan recommended dimensions. Streetscape and Pedestrian Improvements (Street Trees) § 138.1 Required. Street Frontage Requirements §§ 144, 186, 231 Controls of § 144 apply to residential frontages. Additional controls apply to Limited Commercial Uses per §§ 186 and 231. Street Frontage, Parking and Loading Access Restrictions § 155(r) As specified in § 155(r) curb cuts are restricted on certain specified streets and on Transit Preferential, Neighborhood Commercial Streets or official City bicycle routes or bicycle lanes . Miscellaneous Large Project Review § 303(r) New buildings or significant enlargement of existing buildings on lots of 10,000 sq. ft. or larger requires C. New public rights-of-way may be required for sites larger than 1/2 acre. Planned Unit Development § 304 C C C Awning §§ 136, 136.1 N P(1) N P(1) P Canopy or Marquee §§ 136, 136.1 NP (2) NP (2) NP(2) Signs § § 606 , 607.1 As permitted by Section § 606. As permitted by controls of the nearest NC District described in § 607.1. Housing Choice-SF § 206.10 Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District. RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit] §§ 135, 136 At least 100 80 square feet if private, and 133 106 square feet per Dwelling Unit if common. At least 100 square feet if private, and 133 square feet per Dwelling Unit if common. At least 60 square feet if private, and 80 square feet per Dwelling Unit if common. Parking Requirements §§ 150, 151.1 None required. Maximum permitted per § 151.1. Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C for Removal of one or more Residential Units or Unauthorized Units. Dwelling Unit Division § 207.8 P P P Required Dwelling Unit Mix § 207.6 No less than 40 percent of the total number of proposed dwelling units shall contain at least two bedrooms; or no less than 30 percent of the total number of proposed dwelling units shall contain at least three bedrooms. No less than 40 percent of the total number of proposed dwelling units shall contain at least two bedrooms; or no less than 30 percent of the total number of proposed dwelling units shall contain at least three bedrooms. Dwelling Unit Mix §§ 207.6, 207.7 Generally required for creation of five or more Dwelling Units per § 207.6. No less than 40 % of the total number of proposed dwelling units shall contain at least two bedrooms; or no less than 30 % of the total number of proposed dwelling units shall contain at least three bedrooms. Generally required for creation of 10 or more Dwelling Units. No less than 25% of the total number of proposed Dwelling Units shall contain at least two Bedrooms, and no less than 10% of the total number of proposed Dwelling Units shall contain at least three Bedrooms. Use Characteristics Intermediate Length Occupancy §§ 102, 202.10 P(10) P(10) P(10) Single Room Occupancy § 102 P P P Student Housing § 102 P P P Residential Uses Residential Density, Dwelling Unit s Density, General ( 7) § 207 P if at least one unit per 800 square feet of lot area (8). Max imum density as of right is one unit per 600 square feet of lot area. C above, per criteria of § 207(a). (11) (8) No density limit. Density is regulated by the permitted height and bulk, and required setbacks, exposure, and open space of each parcel, along with Residential Design Guidelines. Form-Based Density. Form-Based Density. Minimum Dwelling Unit Densities, If Applicable § 207.9 Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre. Maximum Dwelling Unit Size §§ 207.10, 317 P up to 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1 . C for Dwelling Units that exceed the greater of those thresholds. Senior Housing Density §§102, 202.2(f) , 207 .9 Form-Based Density applies within the R-4 Height and Bulk District (§   263.19). Outside the R-4 Height and Bulk District, P up to twice the number of dwelling units otherwise permitted as a principal use in the district; C , required to exceed that density limit. density not limited by lot area, but by the applicable requirements and limitations elsewhere in this Code, including but not limited to height, bulk, setbacks, open space, exposure, unit mix, and relevant design guidelines. No density limit. Density is regulated by the permitted height and bulk, and required setbacks, exposure, and open space of each parcel, along with Residential Design Guidelines. Form-Based Density. Form-Based Density. Residential Density, Group Housing Density § 208 No density limit. Density is regulated by the permitted height and bulk, and required setbacks, exposure, and open space of each parcel, along with Residential Design Guidelines. Form-Based Density. Homeless Shelter §§ 102, 208 P P P NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 124 , 207.9 1.8 to 1 1.8 to 1 1.8 to 1. For Office Uses minimum intensities may apply pursuant to § 207.9. Use Size § 102 N/A N/A N/A: Non-Residential Uses of any size are either P or C, depending on specified lot or use features. (11) Off-Street Parking §§ 150, 151.1 None required. Maximum permitted per § 151.1. Limited Corner Commercial Uses § 231 P on a Corner Lot, with no part of the use extending more than 50 feet in depth from said corner P on a Corner Lot, with no part of the use extending more than 100 feet in depth from said corner N/A Limited Commercial Uses §§ 186, 209 Continuing nonconforming uses are permitted, subject to the requirements of § 186. N/A Commercial Use Characteristics Hours of Operation §§ 102, 186, 231 For Limited Corner Commercial Uses under § 231 and limited commercial uses under § 186: P 6:00 a.m. to 10:00 p.m.; C 10:00 p.m. to 12:00 a.m.; NP 12:00 a.m. to 6:00 a.m. P 6:00 a.m. to 2 :00 a .m.; C 2 :00 a .m. to 6 :00 a.m. Formula Retail §§ 102, 303.1 NP (3) NP (3) C Outdoor Activity Area §§ 102, 145.2, 186, 202.2, 231 P if located in front of building; P if elsewhere and compliant with § 202.2(a)(7); NP otherwise. Agricultural Use Category Agricultural Uses* §§ 102, 202.2(c) C C C Agriculture, Neighborhood §§ 102, 202.2(c) P P P Automotive Use Category Automotive Uses* § 102 NP NP NP Electric Vehicle Charging Location § 102 NP NP NP Parking Garage, Private § 102 C C C Parking Garage, Public § 102 C C C Parking Lot, Private §§ 102, 144, 155(r), 158.1 C C C Parking Lot, Public §§ 102, 144, 155(r), 158.1 C C C Entertainment, Arts and Recreation Use Category Entertainment, Arts and Recreation Uses* § 102 NP NP P Entertainment, Nighttime § 102 NP NP C Movie Theater § 102 NP NP C Open Recreation Area § 102 C C C Passive Outdoor Recreation § 102 P P P Industrial Use Category Industrial Uses* § 102 NP NP NP Institutional Use Category Institutional Uses* § 102 NP NP P Childcare Child Care Facility § 102 P P P Community Facility § 102 P P P Hospital § 102 C C C Post-Secondary Ed. Institution § 102 C C P Public Facilities § 102 P P P Religious Institution § 102 C C P Residential Care Facility § 102 P P P School § 102 C C P Sales and Service Category Retail Sales and Service Uses* § 102 NP NP P Flexible Retail § 102 NP NP P Hotel § 102 C(4) C(4) C Mobile Food Facility § 102 P(5) P(5) P Services, Retail Professional § 102 NP NP P Mortuary § 102 C(6) C(6) P Non-Retail Sales and Service* § 102 NP NP C Service, Non-Retail Professional § 102 NP NP C Utility and Infrastructure Use Category Utility and Infrastructure* § 102 NP NP C Internet Service Exchange § 102 C C C Power Plant § 102 NP NP NP Public Utilities Yard § 102 NP NP NP Utility Installation § 102 C C C Wireless Telecommunications Services Facility § 102 C or P (9) C or P (9) C or P (9) * Not listed below. (1) P if required as a wind mitigation feature. Additionally, P for Limited Commercial Uses and Limited Corner Commercial Uses per § 136.1 only, otherwise NP . (2) [Note Deleted] Canopy is P if required as a wind mitigation feature. (3) [Note Deleted] C for Limited Commercial Uses per § 303.1. * * * * (7) Construction of Accessory Dwelling Units may be permitted P pursuant to Sections 207.1 and 207.2. (8) With Conditional Use authorization, f F or purposes of this calculation, a Dwelling Unit in this d D istrict containing no more than 500 square feet of net floor area and consisting of not more than one habitable room in addition to a kitchen and a bathroom may be counted as equal to three-quarters of a Dwelling Unit. (9) C if a Macro WTS Facility; P if a Micro WTS Facility. (10) NP for buildings with three or fewer Dwelling Units; C for buildings with 10 or more Dwelling Units. (11) NP if less than minimum density as set forth in the table. Expansions of existing single-family residential buildings may not exceed more than 25% of Gross Floor Area over 10 years, or result in a building over 3,000 square feet. In new construction, no unit may be smaller than one-third the Gross Floor Area of the largest unit in the building. No use size limit applies for Non-residential uses located on a lot where at least 2/3 of the total gross floor area contains Residential uses. No use size limit applies to a Non-residential use that is principally permitted in a RM -1 District. Conditional Use authorization is required for all use sizes if the Use does not meet one of those conditions. The controls applicable to each Use as provided in this Table 209.4 continue to apply. Nothing in the foregoing principally permits or conditionally authorizes a Use that is not permitted in this Table 209.4. SEC. 231. LIMITED CORNER COMMERCIAL USES IN RH, RTO -1, RTO-M , AND RM DISTRICTS. (a) Purpose . Corner stores enhance and support the character and traditional pattern of development in San Francisco. These small neighborhood-oriented establishments provide convenience goods and services on a retail basis to meet the frequent and recurring needs of neighborhood residents within a short walking distance of their homes. These uses tend to be small in scale, to serve primarily walk-in trade, and cause minimum interference with nearby streets and properties. These uses are permitted only on the ground floor of corner buildings, and their intensity and operating hours are limited to ensure compatibility with the predominantly residential character of the district. Accessory off-street parking is prohibited for these uses to maintain the local neighborhood walk-in character of the uses. (b) Location . Uses permitted under this S ection 231 must be located: (1) completely within an RH, RTO -1 , RTO-M, or RM District; (2) on or below the ground floor; (3) in RH, RM-1, RM-2, and RTO -1 , and RTO-M Districts, on a Corner Lot, with no part of the use extending more than 50 feet in depth from said corner, as illustrated in Figure 231 . ; and (4) in a space that would not require the Residential Conversion of a Residential Unit or Unauthorized Unit under Planning Code Section 317, unless the space proposed for conversion is occupied by a garage or storage space located in the Basement or First Story . ; and [Figure 231 remains ] (5) in RM-3, RM-4, and RTO-M Districts, on a Corner Lot, with no part of the use extending more than 100 feet in depth from said corner. * * * * (d) Use Size . In any RH, RM-1, or RM-2 District, the use size shall comply with the use size limitations of a Neighborhood Commercial District or Special Use District located within one-quarter mile of the use, up to a maximum of 1,200 square feet of Occupied Floor Area of commercial area. In any RM-3 or RM-4 District, the use size shall comply with the use size limitations of a Neighborhood Commercial District or Special Use District located within one-quarter mile of the use, up to a maximum of 2,500 square feet of Commercial Use. No more than 1,200 square feet of Occupied Floor Area of commercial area in a RTO -1 District or in a RH, RM-1, or RM-2 District if the use is more than one-quarter mile from a Neighborhood Commercial District or Special Use District, and no more than 2,500 occupied square feet of Commercial Use in a RTO-M District or in a RM-3 or RM-4 District if the use is more than one-quarter mile from a Neighborhood Commercial Di strict or Special Use District shall be allowed per Corner Lot, subject to the following exception. On lots which occupy more than one corner on a given block, an additional 1,200 square feet of Occupied Floor Area of Commercial Use shall be allowed per additional corner, so long as the commercial space is distributed equitably throughout appropriate parts of the parcel or project. (e) Formula Retail Uses . All uses meeting the definition of “formula retail” use per Section 303.1 shall not be permitted except by Conditional Use through the procedures of Section 303 for RTO and RTO-M Districts and shall not be permitted in RH and RM Districts. . * * * * ( k) Outdoor Activity Area. An Outdoor Activity Area is principally permitted if it is located at the front of the building. An Outdoor Activity Area that is not at the front of the building is principally permitted in RTO -1 and RTO-M Districts only if it complies with the operating restrictions in Section 202.2(a)(7) and shall not be permitted in RH or RM Districts. SEC. 303. CONDITIONAL USES. * * * * (r) Development of Large Lots in RTO -1 and RTO-M Districts. In order to promote, protect, and maintain a scale of development that is appropriate to each district and compatible with adjacent buildings, new construction or significant enlargement of existing buildings on lots of the same size or larger than the square footage stated in Table 209.4 under Large Project Review shall be permitted only as Conditional Uses subject to the provisions set forth in this Section 303 of this Code. * * * * SEC. 303.1. FORMULA RETAIL USES. * * * * (e) Conditional Use Authorization Required. A Conditional Use Authorization shall be required for a Formula Retail use in the following zoning districts unless explicitly exempted: * * * * (8) Limited Commercial Uses in RTO -1, RTO-M, and RED Districts, as permitted by Sections 186, 186.3, and 231; * * * * (9) Third Street Formula Retail Restricted Use District, as defined in Section 786; and (10) Central SoMa Special Use District as defined in Section 848, except for those uses not permitted pursuant to subsection (f) below . ; and (11) RTO-C District, as defined in Section 209.4. * * * * SEC. 304. PLANNED UNIT DEVELOPMENTS. * * * * (d) Criteria and Limitations. The proposed development must meet the criteria applicable to conditional uses as stated in Section 303(c) and elsewhere in this Code. In addition, it shall: * * * * (5) In R Districts, include Commercial Uses only to the extent that such uses are necessary to serve residents of the immediate vicinity, subject to the limitations for NC-1 Districts under this Code, and in RTO -1 and RTO-M Districts include Commercial Uses only according to the provisions of Section 231 of this Code; * * * * SEC. 603. EXEMPTED SIGNS. * * * * (c) Two General Advertising Signs each not exceeding 24 square feet in area on either a transit shelter or associated advertising kiosk furnished by contract with the Municipal Transportation Agency or predecessor agency for the Municipal Railway in RTO , RTO-M , RM-2, RM-3, RM-4, RC, NC, C, M, PDR, Eastern Neighborhoods Mixed Use Districts, and in those P Districts where such Signs would not adversely affect the character, harmony, or visual integrity of the district as determined by the Planning Commission; eight General Advertising Signs each not exceeding 24 square feet in area on transit shelters located on publicly owned property on a high level Municipal Railway boarding platform in an RH-1D District adjacent to a C-2 District, provided that such advertising signs solely face the C-2 District; up to three double-sided General Advertising Signs each not exceeding 24 square feet in area on or adjacent to transit shelters on publicly owned high level Municipal Railway boarding platforms along The Embarcadero south of the Ferry Building, up to six double-sided panels at 2nd and King Streets, and up to four double-sided panels at 4th and King Streets; up to two double-sided panels not exceeding 24 square feet in area on each low-level boarding platform at the following E-Line stops: Folsom Street and The Embarcadero, Brannan Street and The Embarcadero, 2nd and King Streets, and 4th and King Streets; and a total of 71 double-sided General Advertising Signs each not exceeding 24 square feet in area on or adjacent to transit shelters on 28 publicly owned high level Municipal Railway boarding platforms serving the Third Street Light Rail Line. Each advertising sign on a low-level or high-level boarding platform shall be designed and sited in such a manner as to minimize obstruction of public views from pedestrian walkways and/or public open space. Notwithstanding the above, no Sign shall be placed on any transit shelter or associated advertising kiosk located on any sidewalk which shares a common boundary with any property under the jurisdiction of the Recreation and Park Commission, with the exception of Justin Herman Plaza; on any sidewalk on Zoo Road; on Skyline Boulevard between Sloat Boulevard and John Muir Drive; on John Muir Drive between Skyline Boulevard and Lake Merced Boulevard; or on Lake Merced Boulevard on the side of Harding Park Municipal Golf Course, or on any sidewalk on Sunset Boulevard between Lincoln Way and Lake Merced Boulevard; on any sidewalk on Legion of Honor Drive; or in the Civic Center Special Sign Districts as established in Section 608.3 of this Code. The provisions of this subsection (c) shall be subject to the authority of the Port Commission under Sections 4.114 and B3.581 of the City Charter and under State law. * * * * SEC. 606. RESIDENTIAL AND RESIDENTIAL ENCLAVE DISTRICTS. Signs in Residential and Residential Enclave Districts, excluding the Residential Transit Oriented-Commercial (RTO-C) District, and other than those signs exempted by Section 603 of this Code, shall conform to the following provisions: * * * * SEC. 607.1. NEIGHBORHOOD COMMERCIAL AND RESIDENTIAL-COMMERCIAL DISTRICTS , AND RESIDENTIAL TRANSIT ORIENTED - COMMERCIAL DISTRICTS . * * * * (a) Purposes and Findings. In addition to the purposes stated in Sections 101 and 601 of this Code, the following purposes apply to Neighborhood Commercial and Residential-Commercial Districts. These purposes constitute findings that form a basis for regulations and provide guidance for their application. (1) As Neighborhood Commercial , and Residential-Commercial , and Residential Transit Oriented - Commercial Districts change, they need to maintain their attractiveness to residents, customers and potential new businesses alike. Physical amenities and a pleasant appearance will profit both existing and new enterprises. (2) The character of signs and other features projecting from buildings is an important part of the visual appeal of a street and the general quality and economic stability of the area. Opportunities exist to relate these signs and projections more effectively to street design and building design. These regulations establish a framework that will contribute toward a coherent appearance of Neighborhood Commercial and Residential-Commercial Districts. (3) Neighborhood Commercial , and Residential-Commercial , and Residential Transit Oriented - Commercial Districts are typically mixed use areas with commercial units on the ground or lower stories and residential uses on upper stories. Although signs are essential to a vital commercial district, they should not be allowed to interfere with or diminish the livability of residential units within a Neighborhood Commercial District or in adjacent residential districts. (4) The scale of most Neighborhood Commercial and Residential-Commercial Districts as characterized by building height, bulk, and appearance, and the width of streets and sidewalks differs from that of other commercial and industrial districts. Sign sizes should relate and be compatible with the surrounding district scale. (5) Signs controls in R esidential Transit Oriented-Commercial Districts are determined by the sign controls of the nearest Neighborhood Commercial District described in this Section 607.1 . * * * * Section 8 . Transit Oriented Communities and Parking. Articles 1.5 and 2 of the Planning Code are hereby amended by deleting Section 151 in its entirety, revising Section s 151.1, 153, 154, 155, 155.2, and 161, and adding Sections 207.9 and 207.10 , to read as follows : SEC. 151. SCHEDULE OF REQUIRED OFF-STREET PARKING SPACES. (a ) Applicability. Off-street parking spaces shall be provided in the minimum quantities specified in Table 151, except as otherwise provided in Section 151.1 and Section 161 of this Code. Where the building or lot contains uses in more than one of the categories listed, parking requirements shall be calculated in the manner provided in Section 153 of this Code. Where off-street parking is provided which exceeds certain amounts in relation to the quantities specified in Table 151, as set forth in subsection (c), such parking shall be classified not as accessory parking but as either a Principal or a Conditional Use, depending upon the use provisions applicable to the district in which the parking is located. In considering an application for a Conditional Use for any such parking, due to the amount being provided, the Planning Commission shall consider the criteria set forth in Section 303(t) or 303(u) of this Code. Minimum off-street parking requirements shall be reduced, to the extent needed, when such reduction is part of a Development Project’s compliance with the Transportation Demand Management Program set forth in Section 169 of this Code. (b) Minimum Parking Required . Table 151 OFF-STREET PARKING SPACES REQUIRED Use or Activity Number of Off-Street Parking Spaces Required RESIDENTIAL USES Dwelling None required. P up to 1.5 parking spaces for each Dwelling Unit. Dwelling, in the Telegraph Hill - North Beach Residential Special Use District None required. P up to 0.5 parking spaces for each Dwelling Unit, subject to the controls and procedures of Section 249.49 (c) and Section 155 (t); NP above preceding ratio. Dwelling, in the Polk Street Neighborhood Commercial District None required. P up to 0.5 parking spaces for each Dwelling Unit; NP above preceding ratio. Dwelling, in the Pacific Avenue Neighborhood Commercial District None required. P up to 0.5 parking spaces for each Dwelling Unit; C up to one car for each Dwelling Unit; NP above preceding ratios. Group Housing of any kind None required. NON-RESIDENTIAL USES Agricultural Use Category Agricultural Uses* None required Greenhouse None required. Maximum 1.5 parking spaces for each 4,000 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 5,000 square feet. Automotive Use Category Automotive Uses None required. Entertainment, Arts and Recreation Use Category Entertainment, Arts and Recreation Uses* None required. Maximum 1.5 parking spaces for each 200 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 5,000 square feet. Arts Activities, except theater or auditorium spaces None required. Maximum 1.5 parking spaces for each 2,000 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 7,500 square feet. Sports Stadium None required. Maximum 1.5 parking spaces for each 15 seats. Theater or auditorium None required. Maximum 1.5 parking spaces for each 8 seats up to 1,000 seats where the number of seats exceeds 50 seats, plus 1.5 parking spaces for each 10 seats in excess of 1,000. Industrial Use Category Industrial Uses* None required. Maximum 1.5 parking spaces for each 2,000 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 10,000 square feet. Live/Work Units None required. Maximum 1.5 parking spaces for each 2,000 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 7,500 square feet, except in RH or RM Districts, within which the requirement shall be one space for each Live/Work Unit. Institutional Uses Category Institutional Uses* None required. Child Care Facility None required. Maximum 1.5 parking spaces for each 25 children to be accommodated at any one time, where the number of such children exceeds 24. Hospital None required. Maximum 1.5 parking spaces for each 8 beds excluding bassinets or for each 2,400 square feet of Occupied Floor Area devoted to sleeping rooms, whichever results in the greater requirement, provided that these requirements shall not apply if the calculated number of spaces is no more than two. Post-Secondary Educational Institution None required. Maximum 1.5 parking spaces for each two classrooms. Religious Institution None required. Maximum 1.5 parking spaces for each 20 seats by which the number of seats in the main auditorium exceeds 200. Residential Care Facility None required. Maximum in RH-1 and RH-2 Districts, 1.5 parking spaces for each 10 beds where the number of beds exceeds nine. School None required. Maximum 1.5 parking spaces for each six classrooms. Trade School None required. Maximum 1.5 parking spaces for each two classrooms. Sales and Service Category Retail Sales and Services * None required. Maximum 1.5 parking spaces for each 500 square feet of Occupied Floor Area up to 20,000 where the Occupied Floor Area exceeds 5,000 square feet, plus 1.5 spaces for each 250 square feet of Occupied Floor Area in excess of 20,000. Eating and Drinking Uses None required. Maximum 1.5 parking spaces for each 200 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 5,000 square feet. Health Services None required. Maximum 1.5 parking spaces for each 300 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 5,000 square feet. Hotel in NC Districts None required. Maximum 1.2 parking spaces for each guest bedroom. Hotel in districts other than NC None required. Maximum 1.5 parking spaces for each 16 guest bedrooms where the number of guest bedrooms exceeds 23, plus one for the manager’s Dwelling Unit, if any. Mortuary Eight Motel None required. Maximum 1.5 parking spaces for each guest unit, plus one for the manager’s Dwelling Unit, if any. Retail space devoted to the handling of bulky merchandise such as motor vehicles, machinery or furniture None required. Maximum 1.5 parking spaces for each 1,000 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 5,000 square feet. Retail Greenhouse or plant nursery None required. Maximum 1.5 parking spaces for each 4,000 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 5,000 square feet. Self-Storage None required. Maximum 1.5 parking spaces for every three self-storage units. Non-Retail Sales and Services * None required. Maximum 1.5 parking spaces for each 1,000 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 5,000 square feet. Commercial Storage or Wholesale Storage None required. Maximum 1.5 parking spaces for each 2,000 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 10,000 square feet. Office None required. Maximum 1.5 parking spaces for each 500 square feet of Occupied Floor Area, where the Occupied Floor Area exceeds 5,000 square feet. Utility and Infrastructure Category Utility and infrastructure uses None required. * Not listed below (c)   Where no parking is required for a use by this Section 151 , the maximum permitted shall be one space per 2,000 square feet of Occupied Floor Area of use, three spaces where the use or activity has zero Occupied Floor Area or the maximum specified elsewhere in this Section. SEC. 151.1. SCHEDULE OF PERMITTED ACCESSORY OFF-STREET PARKING SPACES IN SPECIFIED DISTRICTS . (a) Applicability. Unless otherwise specified in a Special Use District , this Section 151.1 shall apply. This Section 151.1 shall apply only to NCT, RC, RCD, RTO, Mixed Use, M-1, PDR-1-D, PDR-1-G, and C-3 Districts, and to the Broadway, Excelsior Outer Mission Street, Japantown, North Beach, Polk, and Pacific Avenue Neighborhood Commercial Districts. (b) Off-street Accessory Parking . Off-street accessory parking shall not be required for any use, and the quantities of off-street parking specified in Tables 151.1-1 and 151.1-2 shall serve as the maximum amount of off-street parking that may be provided as accessory to the uses specified. In addition: (1) Accessory off-street parking spaces shall be permitted up to quantities specified in Tables 151.1-1 and 151.1-2, except where provision of such parking would conflict with other provisions of this Code, including but not limited to Sections 144, 145.1, 145.4 , and 155(r) , in which case the Code Sections other than this Section 151.1 shall apply. (2) Where a building or lot contains more than one use, the applicable accessory parking limit shall be calculated in the manner provided in Section 153 of this Code . (3) Where the amount of off-street parking exceeds the quantities specified in Tables 151.1-1 and 151.1-2, such parking shall be considered a separate use requiring a separate entitlement and not considered an accessory use, unless it is existing non-conforming accessory parking that may only be expanded or intensified pursuant to Section 150(e). (4) Off-street parking shall be reduced, if required for a Development Project to comply with the Transportation Demand Management Program set forth in Section 169 of this Code. (b) Controls. Off-street accessory parking shall not be required for any use, and the quantities of off-street parking specified in Table 151.1 shall serve as the maximum amount of off-street parking that may be provided as accessory to the uses specified. Variances from accessory off-street parking limits, as described in this Section 151.1, may not be granted. Where off-street parking is provided that exceeds the quantities specified in Table 151.1 or as explicitly permitted by this Section, such parking shall be classified not as accessory parking but as either a principally permitted or Conditional Use, depending upon the use provisions applicable to the district in which the parking is located. In considering an application for a Conditional Use for any such parking due to the amount being provided, the Planning Commission shall consider the criteria set forth in Sections 303(t) or 303(u) of this Code. (c) Definition. Where a number or ratio of spaces are described in Table s 151.1 -1 or 151.1 -2 , such number or ratio shall refer to the total number of parked cars vehicles accommodated in the project proposal , regardless of the arrangement of parking, and shall include all spaces accessed by mechanical means, valet, or non-independently accessible means. For the purposes of determining the total number of cars vehicles parked, the area of an individual parking space, except for those spaces specifically designated for persons with physical disabilities, may not exceed 185 square feet, including spaces in tandem, or in parking lifts, elevators , or other means of vertical stacking. Any off-street surface area accessible to motor vehicles with a width of 7.5 feet and a length of 17 feet (127.5 square feet) not otherwise designated on plans as a parking space may be considered and counted as an off-street parking space at the discretion of the Zoning Administrator if the Zoning Administrator, in considering the possibility for tandem and valet arrangements, determines that such area is likely to be used for parking a vehicle on a regular basis and that such area is not necessary for the exclusive purpose of vehicular circulation to the parking or loading facilities otherwise permitted. (d) Car-Share Parking. Any off-street parking space dedicated for use as a car-share parking space, as defined in Section 166, shall not be credited count toward the total parking permitted as accessory in this Section 151.1 . Table 151.1 -1 OFF-STREET PARKING PERMITTED AS ACCESSORY Use or Activity  Number of Off-Street Car Vehicle Parking Spaces or Space Devoted to Off-Street Car Vehicle Parking Permitted  RESIDENTIAL USES   Dwelling (in all D istricts unless specified otherwise below) P up to 2 .0 parking space s on Lot s with one Dwelling Unit ; P up to 3 .0 parking space s on Lot s with two Dwelling Units; P up to 1.0 parking space for each Dwelling Unit for Lots with three or more Dwelling Units; NP above preceding ratio. Dwelling, in the Telegraph Hill - North Beach Residential Special Use District P up to 0.5 parking space for each Dwelling Unit, subject to the controls and procedures of Section 249.49(c) and Section 155(t); NP above preceding ratio. Dwelling, in the Polk Street Neighborhood Commercial District P up to 0.5 parking space for each Dwelling Unit; NP above preceding ratio. Dwelling, in the Pacific Avenue Neighborhood Commercial District P up to 0.5 parking space for each Dwelling Unit; C above 0.5 and up to 1.0 parking space for each Dwelling Unit; NP above preceding ratios. Dwelling Units in RH-DTR Districts  P up to one car for each two Dwelling Units; C up to one car for each Dwelling Unit, subject to the criteria and procedures of Section 151.1(e); NP above one space per unit. Dwelling Units in SB-DTR Districts, except as specified below  P up to 0. 375 parking space for each Dwelling Unit one car for each four Dwelling Units ; C above 0.375 and up to 0.75 cars parking space for each Dwelling Unit, subject to the criteria and procedures of Section 151.1( e ); NP above 0.75 cars parking space for each Dwelling Unit.  Dwelling Units in SB-DTR Districts with at least 2 bedrooms and at least 1,000 square feet of Occupied Floor Area  P up to 0. 375 parking space one car for each four Dwelling Unit s ; C above 0.375 and up to 1.0 one car parking space for each Dwelling Unit, subject to the criteria and procedures of Section 151.1(e); NP above 1.0 one car parking space for each Dwelling Unit.  Dwelling Units in C-3 and RH-DTR Districts   P up to 0. 375 parking space one car for each two Dwelling Unit s ; C above 0.375 and up to 0.75 cars parking space for each Dwelling Unit , subject to the criteria and procedures of Section 151.1(e); NP above three cars for each four 0. 75 parking space for each Dwelling Unit s .  Dwelling Units in the Van Ness & Market Residential Special Use District  P up to one car 0.25 parking space for each four Dwelling Unit s ; NP above 0 . 25 cars parking space for each Dwelling Unit.  Dwelling Units and SRO Units in SALI, MUG outside of the Central SoMa SUD, WMUG, MUR, MUO, WMUO, SPD Districts, except as specified below  P up to one car 0 .25 parking space for each four Dwelling or SRO Unit s ; C above 0.25 and up to 0 .75 cars parking space for each Dwelling Unit, subject to the criteria , and conditions , and procedures of Section 151.1 (e) or ( f ); NP above 0 .75 cars parking space s for each Dwelling or SRO Unit.  Dwelling Units in SALI, MUG outside of the Central SoMa SUD, WMUG, MUR, MUO, WMUO, and SPD Districts with at least two bedrooms and at least 1,000 square feet of Occupied Floor Area  P up to one car 0. 25 parking space for each four Dwelling Unit s ; C above 0.25 and up to 1 .0 one car parking space for each Dwelling Unit, subject to the criteria and conditions and procedures of Section 151.1(e) or (f); NP above 1 .0 one car parking space for each Dwelling Unit.  Dwelling Units and SRO Units in NCT, RC, RCD, RSD, Chinatown Mixed Use Districts, except as specified below  P up to one car 0. 5 parking space for each two Dwelling or SRO Unit s ; C above 0.5 and up to 0 .75 cars parking space for each Dwelling Unit, subject to the criteria and procedures of Section? 151.1 (e); NP above 0 .75 cars parking space for each Dwelling Unit.  Dwelling Units and SRO Units in the Telegraph Hill - North Beach Residential Special Use District  P up to 0.5 parking space s for each Dwelling Unit, subject to the controls and procedures of Section? 249.49 (c) and Sections? 155 (r) and? 155 (t); NP above preceding ratio .  Dwelling Units and SRO Units in the Broadway and North Beach Neighborhood Commercial Districts outside of the boundaries of the Telegraph Hill - North Beach Residential Special Use District  P up to 0.5 parking space for each Dwelling Unit , ; C above 0.5 and up to 0.75 cars parking space s for each Dwelling Unit; NP above 0.75 cars parking space for each Dwelling Unit, subject to the controls and procedures of Sections? 155 (r),? 155 (t) , and Section? 151.1 (e).  NP above preceding ratio. Dwelling Units in the Glen Park NCT District   P up to 0.5 parking