San Francisco Planning Code § 720 Excelsior Outer Mission

The Excelsior Outer Mission Street Neighborhood Commercial District is located along Mission Street between Alemany Boulevard and the San Francisco-San Mateo county line. Outer Mission Street is mixed use, combining streetfronting retail businesses on the ground floor and housing on upper floors. The range of comparison goods and services offered is varied and often includes specialty retail stores, restaurants, and neighborhood-serving offices. The area is transit-oriented and the commercial uses serve residents of the area as well as residents and visitors from adjacent and other neighborhoods.

The Excelsior Outer Mission Street Neighborhood Commercial District is intended to provide convenience goods and services to the surrounding neighborhoods as well as limited comparison shopping goods for a wider market. Housing development in new buildings is encouraged above the second story. Existing residential units are protected by limitations on demolitions and upper-story conversions. Parking for residential and commercial uses is not required. Buildings range in height, with height limits generally allowing up to four stories. Lots vary in size, generally small- or medium-sized with some very large parcels.

Table 720. EXCELSIOR OUTER MISSION STREET NEIGHBORHOOD COMMERCIAL DISTRICT

ZONING CONTROL TABLE

		Excelsior Outer Mission NCD
Zoning Category	§ References	Controls
BUILDING STANDARDS
		Excelsior Outer Mission NCD

Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits.	§§ 102, 105, 106, 250– 252, 260, 261.1, 270, 271. See also Height and Bulk District Maps	Generally 40-X. See Height and Bulk Map Sheets HT11 and HT12 for more information. Height Sculpting 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	Not Required.
Vehicular Access Restrictions	§ 155(r)	See Section 155(r)
Miscellaneous
Lot Size (Per Development)	§ 102, 121.1	P up to 9,999 square feet; C 10,000 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
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. P up to one car for each unit; NP above. 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(5)
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 600 square foot 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.
Group Housing	§ 208	1 bedroom per 210 square foot lot area
Homeless Shelters	§§ 102, 208	Density limits regulated by the Administrative Code
Senior Housing	§§ 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.
Loss of Dwelling Units: Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C

Zoning Category § References

Controls

NON-RESIDENTIAL STANDARDS AND Zoning Category	USES § References	Controls
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.
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, 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,	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	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, 703.2	See § 703.2
Outdoor Activity Area	§§ 102, 145.2, 202.2	P if located in front or it complies with Section 202.2(a) (7); C if located elsewhere.
Walk-up Facility	§ 102	P
		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, 142, 156, 187.1, 202.2(b)	C NP NP
Automotive Repair	§ 102	C C NP
Electric Vehicle Charging Location	§§ 102, 202.2(b), 202.13	C(7)2 C(7) C(7)
Fleet Charging	§ 102	C C C
Service, Motor Vehicle Tow	§ 102	NP NP NP
Service, Parcel Delivery	§ 102	NP NP NP
Vehicle Storage Garage	§ 102	NP NP NP

Vehicle Storage Lot	§ 102	NP	NP	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102	C	NP	NP
Arts Activities	§ 102	P	P	P
Entertainment, General	§ 102	P	P	NP
Entertainment, Nighttime	§ 102	P	P	NP
Movie Theater	§ 102	P	P	P
Open Recreation Area	§ 102	C	C	C
Passive Outdoor Recreation	§ 102	P	P	P
Industrial Use Category
Industrial Uses	§§ 102, 202.2(d)	NP	NP	NP
Institutional Use Category
Institutional Uses*	§ 102	P	P	P
Community Facility	§ 102	P	P	P
Hospital	§ 102	C	C	C
Job Training	§ 102	C	P	P
Medical Cannabis Dispensary**	§§ 102, 202.2(e)	DR	DR	DR
Private Community Facility	§ 102	C	C	C
Public Facilities	§ 102	P	P	P
Religious Institution	§ 102	C	C	C
Social Service or Philanthropic Facility	§ 102	C	P	P
Sales and Service Use Category
Retail Sales and Service Uses*	§§ 102, 202.2(a) , 202.5	P	P	P
Adult Business	§ 102	C	C	NP
Adult Sex Venue	§ 102	C	C	NP
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
Grocery, General	§§ 102, 202.3	P(1)	P(1)	P(1)
Grocery, Specialty	§ 102	P(1)	P(1)	P(1)
Hotel	§ 102	C	C	C
Kennel	§ 102	C	C	NP
Liquor Store	§ 102	NP(1)	NP(1)	NP(1)
Massage Establishment	§§ 102, 204, 303(n), 703	P	C(6)	NP(6)
Massage, Foot/Chair	§ 102	C	C	C
Mortuary	§ 102	C	C	C
Motel	§§ 102, 202.2(a)	NP	NP	NP
Restaurant	§§ 102, 202.2(a)	P	P	P
Restaurant, Limited	§§ 102, 202.2(a)	P	P	NP

Services, Financial	§ 102	P	P	NP
Services, Fringe Financial	§ 102	NP(2)	NP(2)	NP(2)
Services, Limited Financial	§ 102	C	C	C
Services, Personal	§ 102	P(4)	P(4)	P(4)
Services, Retail Professional	§ 102	P	P	P
Storage, Self	§ 102	C	C	C
Tobacco Paraphernalia Establishment	§ 102	C	NP	NP
Non-Retail Sales and Service*	§ 102	NP	NP	NP
Design Professional	§ 102	P	P	P
Service, Non-Retail Professional	§ 102	C	P	C
Storage, Commercial	§ 102	C	C	C
Trade Office	§ 102	P	P	P
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	C(3)	C(3)	C(3)
Power Plant	§ 102	NP	NP	NP
Public Utilities Yard	§ 102	NP	NP	NP

Not listed below

Note deleted.

(1) OFF-SALE LIQUOR ESTABLISHMENTS

Controls:

(a) New Liquor Store uses with Type 20 or Type 21 ABC licenses are not permitted in the district; provided, however, that any use within the District with an existing Type 20 or Type 21 ABC license may obtain a new license, if required by the ABC, after it has been closed temporarily for repair, renovation, remodeling, or reconstruction.

(b) Liquor Store uses may relocate within the district with Conditional Use authorization.

(c) General Grocery, Specialty Grocery, and Liquor Store uses with off-sale alcohol licenses shall observe the following good neighbor policies:

(i) Liquor establishments shall provide outside lighting in a manner sufficient to illuminate street and sidewalk areas and adjacent parking, as appropriate to maintain security, without disturbing area residences;

(ii) Advertisements in windows and clear doors are not permitted, and no more than 25% of the square footage of the windows and clear doors of liquor establishments shall bear signage of any sort, and all signage shall be placed and maintained in a manner that ensures that law enforcement personnel have a clear and unobstructed view of the interior of the premises, including the area in which the cash registers are maintained, from the exterior public sidewalk or entrance to the premises.

(2) FRINGE FINANCIAL SERVICE RESTRICTED USE DISTRICT (FFSRUD)

Boundaries: The FFSRUD and its 1/4 mile buffer includes, but is not limited to, properties within the Excelsior Outer Mission Street Neighborhood Commercial District.

Controls: Fringe Financial Services are NP within any FFSRUD and its 1/4 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).

(3) C if a Macro WTS Facility; P if a Micro WTS Facility.

(4) C for Personal Service Uses operating as a salon and/or providing cosmetic services.

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

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

(7)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. 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. 72-08, File No. 071157, App. 4/3/2008; Ord. 244-08, File No. 080567, App. 10/30/2008; Ord. 245-08, File No. 080696; Ord. 5109, File No. 081620, App. 4/2/2009; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 140-11, File No. 110482, App. 7/5/2011, Eff. 8/4/2011; 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. 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; renamed and amended in full 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. 199-18, File No. 180482, App. 8/10/2018, Eff. 9/10/2018; 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. 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; Proposition H, 11/3/2020, Eff. 12/18/2020; 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: 720.69C and 720.69D added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: 720.17 and 720.39a amended; Ord. 140-11, Eff. 8/4/2011. Zoning Control Table: 720.43 and 720.44 amended, former categories 720.42, 720.67, and 720.69A deleted; Ord. 75-12 , Eff. 5/23/2012. Zoning Control Table: 720.13, 720.13a, 720.13b, 720.13c, 720.54, and 720.69B amended; Specific Provisions: 720.54 added; Ord. 56-13 , Eff. 4/27/2013. Zoning Control Table: former categories 720.38, 720.39, and 720.39a redesignated as 720.36, 720.37, and 720.38 and amended; Ord. 287- 13 , Eff. 1/25/2014. Zoning Control Table: 720.26 amended; Specific Provisions: 720.54 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 720.92b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 720.14, 720.15, 720.16, and 720.17 amended; Ord. 20-15 , Eff. 3/22/2015. Section redesignated (formerly Sec. 720.1); Zoning Control Table: 720.54, 720.91, and 720.92 amended; Ord. 30-15 , Eff. 4/25/2015. Zoning Control Table: former categories 720.36, 720.37, and 720.38 deleted, 720.96, 720.97, and 720.98 added; Ord. 33-16 , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 720.91 amended; Specific Provisions: 720.91 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 720.33A added; Ord. 166-16 , Eff. 9/10/2016. Section renamed and amended in full; 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; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table amended; Note (1) deleted; Notes (2)-(4) redesignated as Notes (1)-(3); Ord. 229-17, Eff. 1/5/2018. Zoning Control Table amended; Note (4) added; Ord. 199-18, Eff. 9/10/2018. 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; Ord. 116-19, Eff. 7/29/2019. Zoning Control Table amended; Ord. 182-19, Eff. 9/9/2019. Zoning Control Table and Note (2) amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Note (5) added;

Ord. 78-20, Eff. 6/22/2020. Zoning Control Table amended; Proposition H, 11/3/2020, Eff. 12/18/2020. Zoning Control Table and Notes (2) and (5) amended; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table amended; Note (6) added; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table and Note (6) amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Note (7)2 added; Ord. 190-22 , Eff. 10/17/2022. Zoning Control Table amended; Ord. 264-22 , Eff. 1/22/2023. Zoning Control Table amended; 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; Ord. 37-26 , Eff. 4/11/2026.

CODIFICATION NOTES

So in Ord. 63-20.
Note “(7)” is referenced as “(6)” in Ord. 190-22. The note was redesignated by the codifier because a note designated as “(6)” previously had been added to this section by Ord. 233-21.

**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.”