San Francisco Planning Code § 763 24TH Street

The 24th Street – Mission Neighborhood Commercial Transit District is situated in the Inner Mission District on 24th Street between Bartlett Street and San Bruno Avenue. This mixed-use district provides convenience goods to its immediate neighborhood as well as comparison shopping goods and services to a wider trade area. The street has a great number of Latin American restaurants, grocery stores, and bakeries as well as other gift and secondhand stores. Most commercial businesses are open during the day while the district’s bars and restaurants are also active in the evening. Dwelling Units are frequently located above the ground-story commercial uses.

The 24th Street – Mission Neighborhood Commercial Transit District controls are designed to provide potential for new development consistent with the existing scale and character. Small-scale buildings and neighborhood-serving uses are encouraged, and rear yard corridors above the ground story and at residential levels are protected. Most commercial uses are encouraged at the ground story, while service uses are permitted with some limitations at the second story. Special controls are necessary to preserve the unique mix of convenience and specialty commercial uses. In order to maintain convenience stores and protect adjacent livability, new bars are limited, and limitations apply to the development and operation of ground-story restaurants and entertainment uses. Continuous retail frontage along 24th Street is maintained and encouraged by prohibiting most automobile and drive-up uses, banning curb cuts, and requiring active, pedestrianoriented ground floor uses. Parking is not required, and any new parking required to be set back or below ground. Housing development in new buildings is encouraged above the ground story. Housing density is not controlled by the size of the lot but by requirements to supply a high percentage of larger units and by physical envelope controls. Existing housing units are protected by prohibitions on upper-story conversions and limitations on demolitions, mergers, and subdivisions. Given the area’s central location and accessibility to the City’s transit network, accessory parking for Residential Uses is not required.

Table 763. 24TH STREET – MISSION NEIGHBORHOOD COMMERCIAL TRANSIT DISTRICT

ZONING CONTROL TABLE

		24th Street - Mission NCT
Zoning Category	§ References	Controls
BUILDING STANDARDS
		24th Street - Mission NCT
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits.	§§ 102, 105, 106, 250– 252, 260, 261.1, 270, 271.	40-X, 50-X, 105-E. See Height and Bulk Map Sheets HT07 and HT08 for more information. Height sculpting

	See also Height and Bulk District Maps	required on Alleys per § 261.1.
5 Foot Height Bonus for Active Ground Floor Uses	§ 263.20	P
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 24th Street for the entirety of the district
Vehicular Access Restrictions	§ 155(r)	Prohibited on 24th Street for the entirety of the district
Miscellaneous
Lot Size (Per Development)	§ 102, 121.1	P up to 4,999 square feet; C 5,000 square feet and above
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	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.

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	80 square feet if private, or 100 square feet if common, or the amount of open space required in the nearest Residential District, whichever is less.
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. 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(6)
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses		Controls By Story
		1st 2nd 3rd+
Residential Uses	§ 102	P(1) P P
Accessory Dwelling Units	§§ 102, 207.1, 207.2	P per Planning Code Sections 207.1 and 207.2.
Dwelling Units, Senior Housing, and Group Housing, Generally	§§ 102, 202.2(f), 207, 208	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.
Homeless Shelters	§§ 102, 208	Density limits regulated 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 existing Dwelling Units P per § 207.8

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	2.5 to 1 2 For Office Uses minimum intensities may apply pursuant to § 207.9.
Use Size § 102, 121.2	P up to 2,500 square feet; C 2,501 square feet and above

Off-Street Parking Requirements	§§ 150, 151.1 , 161	Car parking n 151.1. Bike p spaces requir spaces per § 1	ot required. Limits set forth in Section arking required per Section 155.2. Car share ed when a project has 25 or more parking 66.
Off-Street Freight Loading	§§ 150, 152, 153 - 155, 161, 204.5	None require square feet. E	d if gross floor area is less than 10,000 xceptions permitted per §§ 155 and 161.
Mergers	§ 249.59	C for any mer where the me use space gre Special Use D	ger of first story commercial use space rger would result in first story commercial ater than 799 gross square feet in Calle 24 istrict.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	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 Section 7	03(b)
Outdoor Activity Area	§§ 102, 145.2	P if located in	front; C if located elsewhere
Walk-up Facility	§ 102	P
Legacy Business	§ 249.59	Requirements	apply in Calle 24 Special Use District.
Compatibility of Uses	§ 249.59	Requirements	apply in Calle 24 Special Use District.
			Controls by Story
		1st	2nd 3rd+
Uses in Historic Buildings
Historic Buildings	§ 202.11	In Historic B Uses listed be	uildings, Uses listed below as NP are C and low as C are P, except for certain Uses and
		areas, as spec	ified in § 202.11 (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, 187.1, 202.2(b)	NP	NP NP
Automotive Repair	§ 102	C	NP NP
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C(9)1	C(9) C(9)
Fleet Charging	§ 102	C	C C
Parking Garage, Private	§ 102	C	C C
Parking Garage, Public	§ 102	C	C C
Parking Lot, Private	§§ 102, 142, 156	C	C C
Parking Lot, Public	§§ 102, 142, 156	C	C C
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102	NP(3)	NP NP
Entertainment, General	§ 102	C(3)	NP NP
Entertainment, Nighttime	§ 102	C(3)	NP NP

Movie Theater	§§ 102, 202.4	P(3)	NP	NP
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
Light Manufacturing	§ 102	NP(7)	NP(7)	NP
Wholesale Storage	§ 102	NP(7)	NP(7)	NP
Institutional Use Category
Institutional Uses*	§ 102	P	C	C
Child Care Facility	§ 102	P	P	P
Hospital	§ 102	NP	NP	NP
Medical Cannabis Dispensary	§§ 102, 202.2(e)	DR	DR	NP
Public Facilities	§ 102	C	C	C
Residential Care Facility	§ 102	P	P	P
Sales and Service Use Category
Retail Sales and Service Uses*	§§ 102, 202.2(a), 202.3	P(2)(3)	NP	NP
Adult Business	§ 102	NP	NP	NP
Adult Sex Venue	§ 102	NP	NP	NP
Animal Hospital	§ 102	C	NP	NP
Bar	§§ 102, 202.2(a)	C(2)(3)	NP	NP
Cannabis Retail	§§ 102, 202.2(a)	C	C	NP
Flexible Retail	§§ 102, 202.9	P(3)	NP	NP
Gym	§ 102	P	C	NP
Hotel	§ 102	C	C	NP
Kennel	§ 102	C	NP	NP
Liquor Store	§ 102	NP	NP	NP
Massage Establishment	§§ 102, 204, 303(n), 703	P	C(8)	NP(8)
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)	C(2)(3)	NP	NP
Services, Fringe Financial	§ 102	NP(4)	NP(4)	NP(4)
Services, Health	§ 102	P(10)	C	NP
Services, Personal	§ 102	P	C	NP
Services, Retail Professional	§ 102	P	C	NP
Storage, Self	§ 102	NP	NP	NP
Tobacco Paraphernalia Establishment	§ 102	C	NP	NP
Non-Retail Sales and Service*	§ 102	NP	NP	NP
Design Professional	§ 102	P	C	NP
Trade Office Utility and Infrastructure Use Category	§ 102	P	C	NP

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) C required for ground floor residential use when street frontage is listed in 145.4(b)

(2) Additional limitations apply in the Calle 24 Special Use District per the requirements of Section 249.59.

(3) Additional limitations apply in the Mission Alcoholic Beverage Special Use District per the requirements of Section 249.60.

(4) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD):

Boundaries: The FFSRUD and its ¼ mile buffer includes, but is not limited to, the 24th Street-Mission Neighborhood Commercial Transit District.

Controls: Fringe Financial Services are NP within any FFSRUD and its ¼ mile buffer pursuant to Section 249.35. Outside any FFSRUD and its 1/4 mile buffer, Fringe Financial Services are P subject to the restrictions set forth in Section 249.35(c)(3).

(5) C if a Macro WTS Facility; P if a Micro WTS Facility.
(6) NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.

(7) Permitted within buildings where (1) the subject lot has no frontage on 24th Street and (2) the subject building was originally constructed for a Production, Distribution or Repair Use. The requirements of Section 145.1 shall not apply to a use permitted under this Section 763.

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

(9)1 P where existing use is any Automotive Use.

(10) Health Service Uses are C on first story in the Calle 24 Special Use District per the requirements of Section 249.59.

(11) The controls for Historic Buildings modified by Section 202.11 do not apply in this District for the following Uses: Adult Business, Adult Sex Venue, Bar, Chair and Foot Massage, Cannabis Retail, Electric Vehicle Charging Location, Fleet Charging, Fringe Financial Service, Gym, Hotel, Laboratory, Life Science, Liquor Store, Massage Establishment, Nighttime Entertainment, Office, Private Community Facility, Restaurant, and Tobacco Paraphernalia Establishment, and all Uses within the Industrial Use category other than Agricultural and Beverage Processing 1 and Light Manufacturing.

(Added by Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; amended by 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. 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. 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; Ord. 1-21, File No. 201060, App. 1/15/2021, Eff. 2/15/2021; 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. 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 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. 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 (3) deleted; Ord. 303-18, 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. Introductory material, Zoning Control Table, and Note (4) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (6) added; Ord. 78-20, Eff. 6/22/2020. Zoning Control Table amended; Note (7) added; Ord. 1-21, Eff. 2/15/2021.; Ord. 111-21, Eff. 9/4/2021. Zoning Control Table and Notes (4) and (6) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (8) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (8) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (9)1 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 264-22 , Eff. 1/22/2023. Second introductory paragraph and Zoning Control Table amended; Notes (2), (3), and (10) added; Ord. 249-23 , Eff. 1/14/2024. Zoning Control Table amended; Ord. 33-24 , Eff. 3/23/2024. 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 (11) added; Ord. 37-26 , Eff. 4/11/2026. CODIFICATION NOTES

Note “(9)” is referenced as “(8)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(8)” previously had been added to this section by Ord. 233-21.
So in Ord. 245-25.