832

SEC. 832. MUO – MIXED USE-OFFICE DISTRICT. The Mixed Use-Office (MUO) is designed to encourage office uses and housing, as well as small-scale light manufacturing and arts activities. Nighttime entertainment and small tourist hotels are permitted as a conditional use. Large tourist hotels are permitted as a conditional use in certain height districts. Dwelling units and group housing are permitted, while demolition or conversion of existing dwelling units or group housing requires conditional use authorization. Family-sized housing is encouraged. Accessory Dwelling Units are permitted. Office, general commercial, most retail, production, distribution, and repair uses are also principal permitted uses. Adult entertainment and heavy manufacturing uses are not permitted.

Table 832 MUO – MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE Zoning Category § References Mixed Use-Office District Controls BUILDING STANDARDS Table 832 MUO – MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE Zoning Category § References Mixed Use-Office District Controls BUILDING STANDARDS Massing and Setbacks

Height and Bulk Limits §§ 261.1, 263.21, 270, 270.1, 270.2, Varies; see also Height and Bulk District Maps. Non-habitable vertical projections permitted as set forth in § 263.21. Height sculpting required on Alleys as set forth in § 261.1. Horizontal mass reduction required as set forth in §270.1. Mid-block alleys required as set forth in §270.2. Rear Yards §§ 130, 134, Minimum rear yard depth shall be equal to 25% of the total depth of the lot on which the building is situated, but in no case less than 15 feet. Front Setback and Side Yards §§ 130, 132, Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise not required. Setbacks, streetwall articulation, and tower separation in the Central SoMa Special Use District §§ 132.4; 249.78 Applicable to lots in the Central SoMa SUD. Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 As required by §138.1. Street Frontage Requirements §§ 145.1 Required; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, street-facing ground- level spaces, ground-floor ceiling heights, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings. Active street-facing ground-floor uses § 145.4 As required by §145.4 Parking and Loading Access Restrictions § 155(r) As required by §155(r). Usable Open Space for Non-Residential Uses § 135.3, 426 Required; amount varies based on use; may also pay in-lieu fee. Artworks and Recognition of Artists and Architects § 429 Required for new buildings and building additions of 25,000 square feet or more. Miscellaneous 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 Large Project Review § 329 As required by § 329. Planned Unit Development § 304 NP Awning or Canopy § 136, 136.1 P Marquee § 136, 136.1 NP Signs § 607.2 As permitted by Section § 607.2. 1 General Advertising Signs §§ 262, 602, 604, 608, 609, 610, 611 NP

Zoning Category § References Mixed Use-Office District Controls RESIDENTIAL STANDARDS AND USES Zoning Category § References Mixed Use-Office District Controls RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit or Group Housing Room] §§ 135, 136 80 square feet if private, 54 square feet if publicly accessible. Off-Street Parking Requirements §§ 150-151.1, 153 - 156, 166, 167, 204.5 No car parking required. Maximum permitted as set forth in § 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. Off-Street Freight Loading, Residential §§ 150, 152, 153 - 155, 204.5 None required if Occupied Floor Area is less than 100,000 square feet. Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C Dwelling Unit Mix § 207.6 At least 40% of all dwelling units must contain two or more bedrooms or 30% of all dwelling units must contain three or more bedrooms. Use Characteristics Intermediate Length Occupancy §§ 102, 202.10 NP Single Room Occupancy § 102 P Student Housing § 102 P Residential Uses Dwelling Units § 207 P Group Housing §§ 102 P Senior Housing §§ 102, 202.2(f) P

Homeless Shelters §§ 102, 208 P Dwelling Unit and Group Housing Density, General § 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, 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 Shelter Density §§ 208 Density limits regulated by the Administrative Code.

Zoning Category § References Mixed Use-Office District Controls NON-RESIDENTIAL STANDARDS AND USES Zoning Category § References Mixed Use-Office District Controls NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 123, 124 , 207.9 Varies, depending on height, as set forth in § 124. For Office Uses minimum intensities may apply pursuant to § 207.9. Off-Street Parking Requirements §§ 150-151.1, 153 - 156, 166, 204.5 No car parking required. Maximum permitted as set forth in § 151.1 . Bike parking required per § 155.2. If car parking is provided, car share spaces are required when a project has 25 units or more per § 166. Off-Street Freight Loading, Non- Residential §§ 150, 152, 153 - 155, 204.5 None required if Occupied Floor Area is less than 10,000 square feet. Use Size Limits §§ 121.6; 121.5 C required for single retail use over 50,000 gross square feet. Single Retail Uses in excess of 120,000 gross square feet are NP. (6) Division of large use sizes per § 121.5. Retail Size Controls

As indicated in this table by end note (4), certain Retail Sales and Service Uses and Ambulance Service Uses are subject to the following size controls: P when all Retail Sales and Service Uses and Ambulance Service Uses per lot are 25,000 Gross Square Feet or less; above 25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail is at least 3:1. Ground Floor Ceiling Height § 145.1(c)(4) Required minimum floor-to-floor height of 14 feet, as measured from grade. Commercial Use Characteristics Drive-up Facility § 102 NP Formula Retail §§ 102, 303.1 P Hours of Operation § 102 No limit Maritime Use § 102 NP Open Air Sales § 102 P Outdoor Activity Area § 102 P Walk-up Facility § 102 P Non-Residential Uses Uses in Historic Building Historic Buildings § 202.11 In Historic Buildings, all Uses are P, except Cannabis Retail, Hotel, and certain Industrial Uses, as specified in § 202.11. Agricultural Use Category Agricultural Uses §§ 102, 202.2(c) P Automotive Use Category Automotive Uses* § 102 P Ambulance Service § 102 C Automobile Sale or Rental § 102 P if in an enclosed building; otherwise NP. Electric Vehicle Charging Location † §§ 102, 202.2(b), 202.13 P Fleet Charging † § 102 C and must be within an enclosed building Motor Vehicle Tow Service § 102 C Private Parking Garage § 102 C Private Parking Lot § 102 NP Public Parking Garage § 102 C Public Parking Lot § 102 NP Service, Parcel Delivery §§ 102, 303(cc) C Vehicle Storage Garage § 102 C Vehicle Storage Lot § 102 NP Entertainment, Arts and Recreation Use Category

Entertainment, Arts and Recreation Uses* § 102 P Entertainment, Nighttime § 102 C Livery Stables § 102 NP Movie Theater § 102 P up to three screens Sports Stadium § 102 NP Industrial Use Category Industrial Uses § 102 NP Light Manufacturing § 102 P Institutional Use Category Institutional Uses § 202.2(e) P Sales and Service Category Retail Sales and Service Uses* §§ 102, 202.2(a) P(4) (6) Adult Business § 102 NP Adult Sex Venue § 102 C Hotel § 102 C(5) Massage Establishment § 102 NP Mortuary § 102 NP Reproductive Health Clinic §§ 102, 202.5 P Self Storage § 102 NP Non-Retail Sales and Service § 102 P Utility and Infrastructure Use Category Utility and Infrastructure uses* § 102 NP Public Transportation Facility § 102 P Wireless Telecommunications Services Facility § 102 C(2)

* Not listed below (1) [Note Deleted] (2) P if the facility is a Micro WTS Facility. (3) [Note Deleted] (4) In the MUO District west of 7th Street, P up to a total of 25,000 Gross Square Feet per lot; above 25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail is at least 3:1. CU requirements for individual uses still apply. The ratio requirement in this footnote 4 shall not apply in the MUO District east of 7th Street. (5) Allowed with CU authorization if the Hotel has less than 75 rooms. In Height Districts that are 105 feet and above, Hotels are allowed with CU authorization and not subject to a room limit. (6) The use size limits in Section 121.6 shall not apply to Health Service Uses and Reproductive Health Clinics located in the MUO District east of 7th Street.

(Added as Sec. 842 by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 196-11, File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 188-12, File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 62-13, File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 197-13, File No. 130646, App. 10/3/2013, Eff. 11/2/2013; Ord. 71-14, File No. 131205, App. 5/23/2014, Eff. 6/22/2014; 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; 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. 99-17, File No. 170206, App. 5/19/2017, Eff. 6/18/2017; 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; 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; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 47-24, File No. 231223, App. 3/15/2024, Eff. 4/15/2024; Ord. 54-24, File No. 240169, App. 3/22/2024, Eff. 4/22/2024, Retro. 3/30/2024; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 92-25, File No. 250099, App. 6/20/2025, Eff. 7/21/2025; 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: former category 842.97 redesignated as 842.97A and amended, 842.97B and 842.97C added; Ord. 66-11, Eff. 5/20/2011. Zoning Control Table: 842.04, 842.45, 842.62, 842.65, 842.85, and 842.86 amended; Ord. 196-11, Eff. 11/3/2011. Zoning Control Table: former category 842.23 deleted; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: 842.26 reference corrected; Ord. 62-13, Eff. 5/10/2013. Introductory material amended; Zoning Control Table: 842.49 amended; Ord. 197-13, Eff. 11/2/2013. Zoning Control Table: former category 842.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 842.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 842.23 added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 842.05 amended; Ord. 20-15, Eff. 3/22/2015. Introductory material amended; Zoning Control Table: 842.24 amended; Specific Provisions: 842.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 842.92 amended; former category 842.93 deleted; 842.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 842.10, 842.41, and 842.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 842.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 842.36, 842.87, 842.97B, and 842.97C amended; Ord. 229-17, Eff. 1/5/2018. Introductory material amended; Zoning Control Table: 842.06, 842.09, 842.45, 842.96, and 842.98 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 842.31 amended; Ord. 303-18, Eff. 1/21/2019. Introductory material amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 842.50 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 842.76 and 842.77 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 832; Zoning Control Table 842 and Specific Provisions deleted; Table 832 and Notes * and (1)-(5) added; Ord. 70-23, Eff. 6/3/2023. Table 832 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 832 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 832 amended; Note (3) deleted; Ord. 297-24, Eff. 1/19/2025. Table 832 and Note (4) amended; Note (6) added; Ord. 92-25, Eff. 7/21/2025. Table 832 amended; Ord. 173-25, Eff. 10/6/2026. Introductory material and Table 832 amended; Ord. 245-25, Eff. 1/12/2026. Table 832 amended; Ord. 1-26, Eff. 2/8/2026. Table 832 amended; Note (1) deleted; Ord. 37-26, Eff. 4/11/2026. CODIFICATION NOTE 1. So in Ord. 70-23. † Editor’s Note: This Use, added to former Table 842 by Ord. 190-22, was inadvertently omitted from Table 832 as restructured and redesignated by Ord. 70-23. It has been restored at the direction of the Office of the City Attorney. SEC. 833. MUR – MIXED USE-RESIDENTIAL DISTRICT. The Mixed Use-Residential District (MUR) is intended to facilitate the development of high-density, mid-rise housing, including family-sized housing and residential hotels. The district is also designed to encourage the expansion of retail, business service, and commercial and cultural arts activities. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code. Continuous ground floor commercial frontage with pedestrian-oriented retail activities along major thoroughfares is encouraged. Hotels, adult entertainment, and heavy manufacturing uses are not permitted. Nighttime entertainment uses generally are not permitted. Office is limited by residential-to-non residential ratio in new construction.

Table 833 MUR – MIXED USE-RESIDENTIAL DISTRICT ZONING CONTROL TABLE