SEC. 249.92. CENTRAL NEIGHBORHOODS LARGE RESIDENCE SPECIAL USE DISTRICT.

(a) General. A special use district entitled the “Central Neighborhoods Large Residence Special Use District,” consisting of the area within a perimeter established by Waller Street, Steiner Street, Hermann Street, Buchanan Street, Haight Street, Octavia Street, 13th Street, Valencia Street, Duboce Avenue, Guerrero Street, 20th Street, Valencia Street, Tiffany Avenue, 29th Street, San Jose Avenue, Randall Street, Mission Street, Alemany Boulevard, Tingley Street, crossing in a straight line over San Jose Avenue, I-280 Northbound, and I-280 Southbound to Monterey Boulevard, proceeding northeasterly along Monterey Boulevard to Joost Avenue, Joost Avenue, Congo Street, Bosworth Street, O’Shaughnessy Boulevard, Portola Drive, Twin Peaks Boulevard, following the eastern fork of Twin Peaks Boulevard north, Clarendon Avenue, west along Clarendon Avenue to the most westerly boundary of the Lands of Regents of the University of California, also known as Block 2634A Lot 011 as shown on the City & County of San Francisco Assessor’s Block Map 2634A, north to the most southernly boundary of the Lands of City & County of San Francisco, also known as Block 2634A Lot 003 as shown on the City & County of San Francisco Assessor’s Block Map 2634A, east to the most southeasterly corner of said Lot 003, following said Lot 003 boundaries north, northwest, and southwesterly until the intersection with previously described Lot 011, northernly following the eastern boundary of Lot 011, northernly along the eastern boundary of Lot 005 as shown on Assessor’s Block Map 2634A, to Parnassus Avenue, Hillway Avenue, Carl Street, Arguello Boulevard, Frederick Street, Stanyan Street, Waller Street, Clayton Street, Frederick Street, Masonic Avenue, Waller Street, Buena Vista Avenue West, Haight Street, and Buena Vista Avenue East, is hereby established for the purposes set forth in subsection (b), below. The boundaries of the Central Neighborhoods Large Residence Special Use District are designated on Sectional Map Nos. ZN06, ZN07, ZN11, and ZN12 of the Zoning Map of the City and County of San Francisco.

(b) Purpose. To protect and enhance existing neighborhood context, encourage new infill housing at compatible densities and scale, and provide for thorough assessment of proposed large residences that could adversely impact

neighborhood character and affordable housing opportunities, the following controls, set forth in subsections (c)-(e), below, are imposed in the Central Neighborhoods Large Residence Special Use District.

(c) Applicability.

(1) Except as provided in this subsection (c), the provisions of this Section 249.92 apply to all lots located within the Central Neighborhoods Large Residence Special Use District, in those instances where a complete Development Application was submitted on or after January 1, 2022.

(2) All applicable provisions of the Planning Code shall continue to apply to Residential Buildings, except as otherwise stated in this Section 249.92.

(3) The provisions of this Section 249.92 shall not apply to any applications that were filed prior to June 4, 2024 for residential development or for an expansion of an existing Residential Building on lots that on that date were not subject to the Corona Heights Large Residence Special Use District (former Section 249.77) or this Special Use District.

(d) Maximum Size of Dwelling Units. Within the Central Neighborhoods Large Residence Special Use District, no residential development or expansion of an existing Residential Building shall be permitted that would result in any Dwelling Unit exceeding 3,000 square feet of Gross Floor Area, except where the total increase of Gross Floor Area of any existing Dwelling Unit is less than 15%.

(e) Calculation of Gross Floor Area. For the purposes of this Section 249.92 , the following shall apply in the calculation of total Gross Floor Area:

(1) Gross Floor Area shall have the meaning set forth in Planning Code Section 102, except that floor space dedicated to accessory parking shall not be included;

(2) In multi-unit buildings, shared spaces such as stairwells, atriums, and other communal spaces accessible to all building occupants shall not be included in the Gross Floor Area thresholds; and

(3) Any increase in Gross Floor Area shall include (A) all expansions of the Residential Building for which a building permit was issued within the previous 10 years, except that expansions for which building permits were issued prior to January 1, 2022 shall not be considered, and (B) any Gross Floor Area resulting from construction performed without a validly issued permit regardless of the date of construction.

(Added by Ord. 35-22, File No. 210116, App. 3/14/2022, Eff. 4/14/2022; amended by Ord. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 253-25, File No. 240637, App. 12/17/2025, Eff. 1/17/2026)

AMENDMENT HISTORY

Division designations (a)-(c), (d)-(f), and (g) added; division (h) added; Ord. 248-23, Eff. 1/14/2024. Division designations re-added; division (e) amended; Ord. 33-24, Eff. 3/23/2024. Divisions (e) and (f)-(f)(6) expired 12/31/2024. Divisions (a), (b), (c)(1), (c)(3), and (d) amended; divisions (e)-(f)(6) and (h) deleted; divisions (g)- (g)(2) redesignated as (g), (g)(1), and (g)(3); new division (g)(2) added; Ord. 253-25, Eff. 1/17/2026.

Editor’s Note:

Section 249.93, below, was originally enacted as Section 249.92 by Ord. No. 154-22, but was redesignated to avoid conflicting with the existing Section 249.92, above.