San Francisco Planning Code § 713 Nc-S

NC-S Districts are intended to serve as small shopping centers or supermarket sites which provide retail goods and services for primarily car-oriented shoppers. They commonly contain at least one anchor store or supermarket, and some districts also have small medical office buildings. The range of services offered at their retail outlets usually is intended to serve the immediate and nearby neighborhoods. These districts encompass some of the most recent (post-1945) retail development in San Francisco's neighborhoods and serve as an alternative to the linear shopping street.

Shopping centers and supermarket sites contain mostly one-story buildings which are removed from the street edge and set in a parking lot. Outdoor pedestrian activity consists primarily of trips between the parking lot and the stores on-site. Ground and second stories are devoted to retail sales and some personal services and offices.

The NC-S standards and use provisions allow for medium-size commercial uses. Most neighborhood-serving retail businesses are permitted at the first and second stories.

Housing development in new buildings is permitted. Accessory Dwelling Units are permitted.

Table 713. NEIGHBORHOOD COMMERCIAL SHOPPING CENTER DISTRICT NC-S

ZONING CONTROL TABLE

		NC-S
Zoning Category	§ References	Controls
BUILDING STANDARDS
		NC-S
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits.	§§ 102, 105, 106, 250– 252, 260, 263.19, 261.1, 270, 270.3, 271. See also Height and Bulk District Maps	Varies. See Height and Bulk Map Sheets HT02-05, HT07, and HT10-13 for more information. Height sculpting required on Alleys per §261.1.
5 Foot Height Bonus for Active Ground Floor Uses	§ 263.20	NP
Rear Yard	§§ 130, 134, 134(a)(e), 136	Required at the Second Story and at each succeeding level or Story of the building, and at the First Story if it contains a Dwelling Unit: 25% of lot depth, but in no case less than 15 feet.

Front Setback and Side Yard	§§ 130, 131, 132, 133	Generally not required; however, if the existing 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. See § 132(e).
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required
Street Frontage Requirements	§ 145.1	Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, ground floor ceiling height, street-facing ground-level spaces, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings.
Ground Floor Commercial	§ 145.4	Required on certain streets, see § 145.4 for specific districts.
Vehicular Access Restrictions	§ 155(r)	Restricted on some streets, see § 155(r) for specific districts
Miscellaneous
Lot Size (Per Development)	§ 102, 121.1	N/A
Planned Unit Development	§ 304	C
Awning, Canopy, or Marquee	§§ 102, 136	P
Signs	§§ 262, 602-604, 607, 608, 609	As permitted by § 607.1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP(1)
Design Guidelines and Standards	General Plan Commerce and Industry Element	Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission.
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.
Zoning Category	§ References	Controls
RESIDENTIAL STANDARDS AND USES
Zoning Category	§ References	Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136	Generally, either 100 square feet if private, or 133 square feet if common, or the amount of open space required in the nearest Residential District, whichever is less. (1)

Off-Street Parking Requirements	§§ 145.1, 150, 151.1 , 153 - 156, 161, 166, 204.5	No car parking required. Maximum permitted per § 151.1 . Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 50 units or more per § 166.
Dwelling Unit Mix	§ 207.7	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(8)
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses		Controls by Story
		1st 2nd 3rd+
Residential Uses	§ 102	P P P
Accessory Dwelling Unit	§§102, 207.1, 207.2	P per Planning Code §§ 207.1 and 207.2.
Dwelling Unit Density, General	§§ 102, 207	1 unit per 800 square feet lot area, or the density permitted in the nearest R District, whichever is greater. (1)(4) Form-Based Density applies within the R-4 Height and Bulk District (§§ 263.19, 270(i)).
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. Form-Based Density applies within the R-4 Height and Bulk District (§§ 263.19, 270(i)).
Group Housing Density	§ 208	1 bedroom per 275 square foot lot area, or the density permitted in the nearest R District, whichever is greater. (1)
Homeless Shelter Density	§§ 102, 208	Density limits regulated by the Administrative Code
Senior Housing Density	§§ 102, 202.2(f), 207	P up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all the requirements of § 202.2(f)(1). C up to twice the number of dwelling units otherwise permitted as a Principal Use in the district and meeting all requirements of § 202.2(f)(1), except for § 202.2(f)(1)(D)(iv), related to location. Form-Based Density applies within the R-4 Height and Bulk District (§§ 263.19, 270(i)).
Loss of Dwelling Units: Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C

Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS AND	USES
Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS AND	USES
Development Standards
Floor Area Ratio	§§ 102, 123, 124 , 207.9	1.8 to 1 3 For Office Uses minimum intensities may apply pursuant to § 207.9.

		NC-S
Use Size	§ 102, 121.2	P up to 6,000 square feet; C 6,001 square feet and above
Off-Street Parking Requirements	§§ 145.1, 150, 151.1 , 153- 156, 161, 166, 204.5	No car parking required 1 Maximum permitted per § 151.1. Bike parking required per Section 155.2. Car share spaces required when a project has 25 or more parking spaces per § 166.
Off-Street Freight Loading	§§ 150, 152, 153 - 155,	None required if gross floor area is less than 10,000
	161, 204.5	square feet. Exceptions permitted per §§ 155 and 161.
Commercial Use Characteristics
Drive-up Facility	§ 102	C
Formula Retail	§§ 102, 303.1	C
Hours of Operation	§ 102	P 6 a.m. - 2 a.m., C 2 a.m. - 6 a.m. (1)
Maritime Use	§ 102	NP
Open Air Sales	§§ 102, 703(b)	See § 703(b)
Outdoor Activity Area	§§ 102, 145.2(a), 202.2	P if located in front or it complies with Section 202.2(a) (7); C if located elsewhere.
Walk-up Facility	§§ 102, 145.2(b)	P
NON-RESIDENTIAL USES		Controls by Story
		1st 2nd 3rd+
Uses in Historic Buildings
Historic Buildings	§ 202.11	In Historic Buildings, Uses listed below as NP are C and Uses listed below as C are P, except Cannabis Retail, Hotel, and certain Industrial Uses, as specified in § 202.11.
Agricultural Use Category
Agriculture, Industrial	§§ 102, 202.2(c)	NP NP NP
Agriculture, Large Scale Urban	§§ 102, 202.2(c)	C C C
Agriculture, Neighborhood	§§ 102, 202.2(c)	P P P
Automotive Use Category
Automotive Uses*	§ 102	NP NP NP
Automotive Sale/Rental	§ 102	C NP NP
Automotive Service Station	§§ 102, 202.2(b)	P NP NP
Automotive Wash	§§ 102, 202.2(b)	C NP NP
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C(10)2 C(10) C(10)
Gas Station	§§ 102, 187.1, 202.2(b)	C NP NP
Parking Garage, Private	§ 102	C C(1) C(1)

Parking Garage, Public § 102	P	P	NP
Parking Lot, Private §§ 102, 142, 156	C	C(1)	C(1)
Parking Lot, Public §§ 102, 142, 156	P	P	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses* § 102	NP	NP	NP
Arts Activities § 102	P	P	P
Entertainment, General § 102	P(1)	P(1)	NP
Entertainment, Nighttime § 102	P(1)	P(1)	NP
Movie Theater §§ 102, 202.4	P(1)	P(1)	P
Open Recreation Area § 102	C	C	C
Passive Outdoor Recreation § 102	C	C	C
Industrial Use Category
Industrial Uses* §§ 102, 202.2(d)	NP	NP	NP
Institutional Use Category
Institutional Uses* § 102	P(1)	P(1)	NP(1)
Child Care Facility § 102	P(1)	P(1)	P(1)
Community Facility § 102	P	P	P
Hospital § 102	NP	NP	NP
Medical Cannabis Dispensary** §§ 102, 202.2(e)	C	C	NP
Public Facilities § 102	C	C	C
Residential Care Facility § 102	P(1)	P(1)	P(1)
Social Service or Philanthropic Facility § 102	P	P	P
Sales and Service Use Category
Retail Sales and Service Uses* §§ 102, 202.2(a), 202.3	P	P	NP
Adult Business § 102	NP	NP	NP
Adult Sex Venue § 102	NP	NP	NP
Animal Hospital § 102	P	P	NP
Bar §§ 102, 202.2(a)	P(1)	P(1)	NP
Cannabis Retail §§ 102, 202.2(a)	C	C	NP
Flexible Retail §§ 102, 202.9	P	NP	NP
Hotel § 102	C(4)	C(4)	C(4)
Kennel § 102	C	C	NP
Liquor Store § 102	P	NP	NP
Massage Establishment §§ 102, 204, 303(n), 703	P	C(9)	NP(9)
Massage, Foot/Chair § 102	P	C	NP
Mortuary § 102	C(1)	C(1)	NP
Motel §§ 102, 202.2(a)	NP(4)	NP(4)	NP(4)
Reproductive Health Clinic §§ 102, 202.5	P	P	P
Restaurant §§ 102, 202.2(a)	P	P	NP
Restaurant, Limited §§ 102, 202.2(a)	P	P	NP
Services, Financial § 102	P	P	NP(1)

Services, Fringe Financial	§ 102	P	NP	NP
Services, Health	§ 102	P	P	NP(1)
Services, Limited Financial	§ 102	P	P	NP
Services, Personal	§ 102	P	P	NP(1)
Services, Retail Professional	§ 102	P	P	P
Storage, Self	§ 102	C	C	NP
Tobacco Paraphernalia Establishment	§ 102	C	NP	NP
Non-Retail Sales and Service*	§ 102	NP	NP	NP
Design Professional	§ 102	P	P	NP
Service, Non-Retail Professional	§ 102	C	P	NP(1)
Trade Office	§ 102	P	P	NP
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	C(5)	C(5)	C(5)
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP

Not listed below

(1) LAKESHORE PLAZA SPECIAL USE DISTRICT

Boundaries: Applicable only for the Lakeshore Plaza NC-S District as mapped on Sectional Map SU13 and HT13.

Controls: Special controls on various features and uses, and residential standards per Section 780.1, and special Height controls per Section 253.3.

(2) [Note deleted.]
(3) [Note deleted.]

(4) BAYSHORE-HESTER SPECIAL USE DISTRICT

Boundaries: Applicable only for the Bayshore-Hester Special Use District NC-S District as mapped on the Sectional Map 10SU. Controls: Hotels and Motels may be permitted as a Conditional Use.

(5) C if a Macro WTS Facility; P if a Micro WTS Facility.
(6) [Note deleted.]
(7) [Note deleted.]

(8) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.

(9) P if accessory to a Hotel, Personal Service or Health Service.

(10)2 P where existing use is any Automotive Use.

(Added by Ord. 69-87, App. 3/13/87; amended by Ord. 445-87, App. 11/12/87; Ord. 412-88, App. 9/10/88; Ord. 42-89, App. 2/8/89; Ord. 331-97, App. 8/19/97; Ord. 87-00, File No. 991963, App. 5/19/2000; Ord. 260-00, File No. 001424, App. 11/17/2000; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 289-06, File No. 050176, App. 11/20/2006; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 245-08, File No. 080696; Ord. 51-09, File No. 081620, App. 4/2/2009; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 47-12 , File No. 111315, App. 3/16/2012, Eff. 4/15/2012; Ord. 75-12 , File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 235-14 , File No. 140844, App. 11/26/2014, Eff. 12/26/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 20-15 , File No. 110548, App. 2/20/2015, Eff. 3/22/2015; redesignated and amended by

Ord. 30-15 , File No. 140954, App. 3/26/2015, Eff. 4/25/2015; amended by Ord. 161-15, File No. 150804, App. 9/18/2015, Eff. 10/18/2015; Ord. 33-16 , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 162-16 , File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. 166-16 , File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 130-17, File No. 170204, App. 6/30/2017, Eff. 7/30/2017; Ord. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 277-18, File No. 180914, App. 11/20/2018, Eff. 12/21/2018; Ord. 285-18, File No. 180806, App. 12/7/2018, Eff. 1/7/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 311-18, File No. 181028, App. 12/21/2018, Eff. 1/21/2019; Ord. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 182-19, File No. 190248, App. 8/9/2019, Eff. 9/9/2019; Ord. 205-19, File No. 181211, App. 9/11/2019, Eff. 10/12/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 78-20, File No. 191075, App. 5/22/2020, Eff. 6/22/2020; Proposition H, 11/3/2020, Eff. 12/18/2020; Ord. 111-21, File No. 210285, App. 8/4/2021, Eff. 9/4/2021; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; Ord. 233-21, File No. 210381, App. 12/22/2021, Eff. 1/22/2022; Ord. 37-22, File No. 211263, App. 3/14/2022, Eff. 4/14/2022; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; Ord. 190-22, File No. 220036, App. 9/16/2022, Eff. 10/17/2022; Ord. 248-23, File No. 230446, App. 12/14/2023, Eff. 1/14/2024; Ord. 249-23, File No. 230701, App. 12/14/2023, Eff. 1/14/2024; Ord. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff. 10/6/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026; Ord. 1-26, File No. 250385, App. 1/8/2026, Eff. 2/8/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026)

AMENDMENT HISTORY

Zoning Control Table: 713.69C and 713.69D added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: 713.61 amended; Ord. 47-12 , Eff. 4/15/2012. Zoning Control Table: 713.43 and 713.44 amended, former categories 713.42, 713.67, and 713.69A deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: 713.13, 713.54, and 713.69B amended; Specific Provisions: 713.54 added; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: former categories 713.38 and 713.39 redesignated as 713.36 and 713.37 and amended; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: 713.26 amended; Specific Provisions: 713.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 713.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 713.14, 713.15, 713.16, 713.17, and 713.30 amended; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 713.1); Zoning Control Table: 713.54, 713.91, and 713.92 amended; Ord. 30-15 , Eff. 4/25/2015. Introductory material amended; Zoning Control Table: 713.91 amended; Specific Provisions: 713.91 ("Accessory Dwelling Units") added; Ord. 161-15 , Eff. 10/18/2015. Zoning Control Table: former categories 713.36 and 713.37 deleted, 713.96 and 713.97 added; Ord. 33-16 , Eff. 4/10/2016. Introductory material amended; Specific Provisions: 713.91 amended; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 713.33A added; Ord. 166-16 , Eff. 9/10/2016. New Zoning Control Table and notes added; Ord. 129-17, Eff. 7/30/2017. Previous Zoning Control Table and Specific Provisions deleted; Ord. 130-17, Eff. 7/30/2017. Zoning Control Table amended; Note (2) deleted; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table amended; Ord. 20218, Eff. 9/10/2018. Zoning Control Table amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table amended; Notes (6) and (7) added; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Note (3) deleted; Ord. 303-18, Eff. 1/21/2019. Zoning Control Table amended; Ord. 311-18, Eff. 1/21/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 182-19, Eff. 9/9/2019. Zoning Control Table amended; Ord. 205-19, Eff. 10/12/2019. Introductory material and Zoning Control Table amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (8) added; Ord. 78-20, Eff. 6/22/2020. Introductory material and Zoning Control Table amended; Note (7) deleted; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table amended; Ord. 111-21, Eff. 9/4/2021. Zoning Control Table and Note (8) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (9) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (9) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (10)2 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 248-23 , Eff. 1/14/2024. Zoning Control Table amended; Note (6) deleted; Ord. 249-

23 , Eff. 1/14/2024. Zoning Control Table amended; Ord. 33-24 , Eff. 3/23/2024. Undesignated introductory material and Zoning Control Table amended; Ord. 62-24 , Eff. 4/28/2024. Zoning Control Table amended; Ord. 173-25; Eff. 10/6/2025. Undesignated introductory material and Zoning Control Table amended; Ord. 245-25 , Eff. 1/12/2026. Zoning Control Table amended; Ord. 1-26 , Eff. 2/8/2026. Zoning Control Table amended; Ord. 37-26 , Eff. 4/11/2026. CODIFICATION NOTES

So in Ord. 311-18.
Note “(10)” is referenced as “(9)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(9)” previously had been added to this section by Ord. 233-21.
So in Ord. 245-25.

**Editor’s Note:

Ordinance 186-17, effective October 15, 2017, requires that “No more than three MCDs shall be permitted at any given time within the boundaries of Supervisorial District 11.”