San Francisco Planning Code § 758 Regional Commercial

The Regional Commercial District (RCD) is located along the 9th Street and 10th Street corridors, generally running from Mission Street to Harrison Street, and provides for a wide variety of commercial uses and services to a population greater than the immediate neighborhood. While providing convenience goods and services to the surrounding neighborhood, the RCD corridors are also heavily trafficked thoroughfares into and out of the City that serve shoppers from other neighborhoods and cities.

Large-scale lots and buildings and wide streets distinguish the RCD from smaller-scaled neighborhood commercial streets, although the district also includes small as well as moderately scaled lots. Buildings typically range in height from two to four stories with occasional taller structures.

A diverse commercial environment is encouraged for the RCD. Eating and drinking establishments, general retail, office, certain auto uses, and production, distribution, and repair uses generally are permitted with certain limitations at the first and second stories. Arts Activities are encouraged on all floors and Nighttime Entertainment uses are allowed on the First and Second Stories in historic buildings with Conditional Use authorization, except that Nighttime Entertainment uses are Principally Permitted in Article 10 Landmark Building No. 120 (currently St. Joseph’s Church at 1401 Howard Street) and on properties fronting Folsom Street between 7th Street and Division Street.

Housing development is encouraged at the second story and above, and permitted on the ground floor on smaller lots. Student housing is not permitted, and existing residential units are protected by limitations on demolitions and conversions. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code.

Table 758. REGIONAL COMMERCIAL DISTRICT

ZONING CONTROL TABLE

		Regional Commercial District
Zoning Category	§ References	Controls
BUILDING STANDARDS		Regional Commercial District
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits.	§§ 102, 105, 106, 250– 252, 260, 261.1, 263.29, 270, 271, 823(c)(11). See also Height and Bulk District Maps	55-X, 65-X. See Height and Bulk Map Sheets HT07 and HT08 for more information. Height sculpting required on narrow streets
5 Foot Height Bonus for Active Ground Floor Uses	§ 263.20	NP
Rear Yard	§§ 130, 134, 134(a)(e), 136, 823(c)	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

Street Frontage and Public Realm		Better Streets Plan. This setback is required only up to 15 feet above street grade. See § 132(e).
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	Not Required
Vehicular Access Restrictions	§ 155(r)	See Section 155(r)
Miscellaneous
Planned Unit Development	§ 304	C
Awning, Canopy or Marquee	§ 136.1	P
Signs	§§ 262, 602- 604, 607, 607.1, 608, 609	As permitted by § 607.1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP
Design Guidelines and Standards	§ 823(b), and General Plan Commerce and Industry Element	WSoMa Design Standards, Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the
		Planning Commission..2
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, 823(c)(2)	80 square feet per unit if private, or 100 square feet per unit if common - roof decks do not qualify.
Off-Street Parking Requirements	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	Car parking not required. P up to 0.5 spaces per Dwelling Unit; C up to 0.75 spaces per Dwelling Unit. 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	§ 207.6	Generally required for creation of five or more Dwelling Units. 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.
Use Characteristics
Intermediate Length Occupancy	§§ 102; 202.10	P(9)
Single Room Occupancy	§§ 102, 823(c)(7)	P, except on the ground floor

Student Housing	§ 102	NP
Residential Uses			Controls By Story
		1st	2nd 3rd+
Residential Uses (Except for Group Housing, see below)	§ 102	P	P P
Accessory Dwelling Unit	§§ 102, 207.1, 207.2	P per Planning	Code Sections 207.1 and 207.2.
Group Housing	§§ 102, 208	C(1) (12)3	C C
Dwelling Units, Group Housing and Senior Housing, Generally	§§ 102, 202.2(f), 207, 208	Form-Based D	ensity
Minimum Dwelling Unit Densities, if Applicable	§ 207.9	Varies dependi ranges between	ng on project location, but generally 50 and 100 dwelling units per acre.
Maximum Dwelling Unit Size	§§ 207.10, 317	P up to 4,000 s equivalent Floo Unit of 1.2:1. C greater of those	quare feet of Gross Floor Area or an r Area Ratio for any individual Dwelling for Dwelling Units that exceed the thresholds.
Homeless Shelters	§§ 102, 208	Density limits r	egulated by the Administrative Code
Loss of Dwelling Units: Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
Division of Dwelling Units	§ 207.8	Division of exi	sting Dwelling Units P per § 207.8

Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS AN	D USES
Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS AN Development Standards	D USES
Floor Area Ratio	§§ 102, 123, 124 , 207.9	2.5 to 1 2 For Office Uses minimum intensities may apply pursuant to § 207.9.
Use Size	§ 102, 121.2	P up to 10,000 square feet; C 10,001 square feet and above. Division of large use sizes per § 121.5.
Off-Street Parking Requirements	§§ 145.1, 150, 151.1, 153 - 156, 166, 204.5	Car parking not required. Limits set forth in Section 151.1. Bike parking required per Section 155.2. Car share spaces required when a project has 25 or more parking spaces per § 166.
Off-Street Freight Loading	§§ 150, 152, 153 - 155, 161, 204.5	None required if gross floor area is less than 10,000 square feet. Exceptions permitted per §§ 155 and 161.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1, 823(c)(10)	C
Hours of Operation	§ 102	P 6 a.m. - 2 a.m.; C 2 a.m.- 6 a.m.
Maritime Use	§ 102	NP
Open Air Sales	§§ 102, 703(b)	See § 703(b)

Outdoor Activity Area §§ 102, 145.2, 202.2	P at 1st and 2n with Section 2	d Floors if located in 02.2(a)(7); C if locat	front or it complies ed elsewhere.
Walk-up Facility § 102	P
		Controls by St	ory
	1st	2nd	3rd+
Uses in Historic Buildings
Historic Buildings § 202.11	In Historic Bui Uses listed bel Hotel, and cert 202.11.	ldings, Uses listed b ow as C are P, excep ain Industrial Uses,	elow as NP are C and t Cannabis Retail, as specified in §
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, 187.1, 202.2(b)	NP	NP	NP
Automotive Repair § 102	C(2)	NP	NP
Electric Vehicle Charging Location §§ 102, 202.2(b), 202.13	C(11)1	C(11)	C(11)
Fleet Charging § 102	C	C	C
Parking Garage, Private § 102, 158.1	C	NP	NP
Parking Garage, Public § 102, 158.1	C	NP	NP
Parking Lot, Private §§ 102, 142, 156, 158.1	C	NP	NP
Parking Lot, Public §§ 102, 142, 156, 158.1	C	NP	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses* §§ 102, 202.4	NP	NP	NP
Arts Activities § 102	P	P	P
Entertainment, General § 102	C(4)	C(4)	NP
Entertainment, Nighttime § 102	NP(3)(4)	NP(3)(4)	NP(3)(4)
Movie Theater §§ 102, 202.4	C	C	C
Open Recreation Area § 102	P	P	P
Passive Outdoor Recreation § 102	P	P	P
Industrial Use Category
Industrial Uses* §§ 102, 202.2(d)	NP	NP	NP
Manufacturing, Light §§ 102, 202.2(d)	P	P	NP
Institutional Use Category
Institutional Uses* § 102, 202.2(e)	NP	NP	NP
Child Care Facility § 102	P	P	P
Community Facility § 102	P	P	P
Community Facility, Private § 102	C	C	C
Job Training § 102	P	P	P
Medical Cannabis Dispensary § 102, 202.2(e)	DR	DR	NP

Public Facility	§ 102	P	P	P
Residential Care Facility	§ 102	NP	C	C
School	§ 102	P	P	P
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; 202.2(a)(8)	P	P	P
Animal Hospital	§ 102	P	P	NP
Bar	§§ 102, 202.2(a)	P	P	NP
Cannabis Retail	§§ 102, 202.2(a)	C	C	NP
Flexible Retail	§§ 102, 202.9	P	NP	NP
Hotel	§ 102	NP	NP	NP
Kennel	§ 102	P(8)	NP	NP
Liquor Store	§ 102	C	NP	NP
Massage Establishment	§§ 102, 204, 303(n), 703	P(6)(7)	C(7)(10)	NP(7)(10)
Massage, Foot/Chair	§ 102	P	C	NP
Mortuary	§ 102	NP	NP	NP
Motel	§§ 102, 202.2(a)	NP	NP	NP
Reproductive Health Clinic	§§ 102, 202.5	P	P	P
Restaurant	§§ 102, 202.2(a)	P(5)	P	NP
Restaurant, Limited	§§ 102, 202.2(a)	P(5)	P	NP
Services, Financial	§ 102	P(6)(7)	NP	NP
Services, Fringe Financial	§ 102	NP	NP	NP
Services, Health	§ 102	P(6)(7)	NP	NP
Services, Limited Financial	§ 102	NP	NP	NP
Services, Personal	§ 102	P(7)	P	NP
Services, Retail Professional	§ 102	P	P	P
Storage, Self	§ 102	NP	NP	NP
Tobacco Paraphernalia Establishment	§ 102	NP	NP	NP
Trade Shop	§ 102	P	C	NP
Non-Retail Sales and Service*	§ 102	NP	NP	NP
Design Professional	§ 102	P(6)	NP	NP
Service, Non-Retail Professional	§ 102	P	P	NP
Storage, Commercial	§ 102	P	C	NP
Trade Office	§ 102	P(6)	NP	NP
Wholesale Sales	§ 102	P	P	NP
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	P	P	P
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP

* Not listed below

(1) NP on 1st floor on lots with more than 25 feet of street frontage.

(2) Allowed with C so long as there is no ingress/ egress onto alleys, as defined in the Western SoMa Community Plan, containing RED or RED-MX Districts

(3) C on First and Second Story in historic buildings and P in Article 10 Landmark Building No. 120 (St. Joseph’s Church at 1401 Howard Street) per Section 703.9, and P on properties fronting Folsom Street between 7th Street and Division Street.

(4) P for properties fronting Folsom Street between 7th Street and Division Street.

(5) P up to 10,000 gross square feet per lot; NP above.

(6) P when primarily open to the general public on a client-oriented basis.

(7) P on first or second floor, but not on both; P on all floors in Historic Buildings.

(8) P for grooming and daycare only; no 24 hour care.

(9) C for buildings with 10 or more Dwelling Units.

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

(11)1 P where existing use is any Automotive Use.

(12)3 P in Historic Buildings pursuant to Section 202.11.

(Added by Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by Ord. 204-14 , File No. 140724, App. 10/9/2014, Eff. 11/8/2014; Ord. 235-14 , File No. 140844, App. 11/26/2014, Eff. 12/26/2014; 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. 33-16 , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. 102-16 , File No. 160346, App. 6/24/2016, Eff. 7/24/2016; 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; redesignated and amended by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by 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. 115-19, File No. 181153, App. 6/28/2019, Eff. 7/29/2019; Ord. 116-19, File No. 181156, App. 6/28/2019, Eff. 7/29/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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. 264-22, File No. 220811, App. 12/22/2022, Eff. 1/22/2023; Ord. 22-23, File No. 221104, App. 2/23/2023, Eff. 3/26/2023; Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; 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: 744.21 amended; Ord. 42-13 , Eff. 4/27/2013. Zoning Control Table: 744.21 amended; Ord. 204-14 , Eff. 11/8/2014. Zoning Control Table: 744.26 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 744.14, 744.15, 744.16, and 744.17 amended; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 744.1); Zoning Control Table: 744.54, 744.91, and 744.92 amended; Ord. 30-15 , Eff. 4/25/2015. Zoning Control Table: former categories 744.37, 744.38, and 744.39 deleted, 744.96, 744.97, and 744.98 added; Ord. 33-16 , Eff. 4/10/2016. Zoning Control Table:

744.10 amended; Ord. 102-16 , Eff. 7/24/2016. Introductory material amended; Zoning Control Table: 744.91 amended; Specific Provisions: 744.91 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 744.33A added; Ord. 166-16 , Eff. 9/10/2016. Section redesignated (formerly Section 744); new Zoning Control Table and notes added; Ord. 129-17, Eff. 7/30/2017. Previous Zoning Control Table deleted; Ord. 130-17, Eff. 7/30/2017. Zoning Control Table amended; [former] Note (3) deleted; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table amended; Ord. 202-18, Eff. 9/10/2018. Zoning Control Table amended; Ord. 277-18, Eff. 12/21/2018. Zoning Control Table amended; Ord. 285-18, Eff. 1/7/2019. Zoning Control Table amended; Note (4) deleted; Ord. 30318, Eff. 1/21/2019. Introductory material and Zoning Control Table amended; Note (3) added; Ord. 115-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 116-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table amended; Ord. 111-21, Eff. 9/4/2021. Zoning Control Table amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (10) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (10) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (11)2 added; Ord. 19022 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 264-22 , Eff. 1/22/2023. Introductory material and Note (3) amended; Ord. 22-23 , Eff. 3/26/2023. Zoning Control Table and Note (3) amended; Note (4) added; Ord. 70-23 , Eff. 6/3/2023. Zoning Control Table amended; Ord. 248-23 , Eff. 1/14/2024. Zoning Control Table amended; 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. 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; Note (12)³ added; Ord. 37-26 , Eff. 4/11/2026.

CODIFICATION NOTES

Note “(11)” is referenced as “(10)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(10)” previously had been added to this section by Ord. 233-21.
So in Ord. 245-25.
Note “(12)” is referenced as “(7)” in Ord. 37-26. The note was redesignated by the codifier because a note designated as “(7)” already existed.

Editor’s Note:

See also Sec. 703.9, “Preservation of Historic Buildings Within the Folsom Street NCT and RCD Districts.”