838

SEC. 838. UMU – URBAN MIXED USE DISTRICT. The Urban Mixed Use (UMU) District is intended to promote a vibrant mix of uses while maintaining the characteristics of this formerly industrially-zoned area. It is also intended to serve as a buffer between residential districts and PDR districts in the Eastern Neighborhoods. Within the UMU, allowed uses include production, distribution, and repair uses such as light manufacturing, home and business services, arts activities, warehouse, and wholesaling. Additional permitted uses include retail, educational facilities, and nighttime entertainment. Housing is also permitted, but is subject to higher affordability requirements. Family-sized dwelling units are encouraged. Within the UMU, office uses are generally prohibited in the Mission Area Plan and elsewhere are restricted to the upper floors of multiple story buildings. In considering any new land use not contemplated in this District, the Zoning Administrator shall take into account the intent of this District as expressed in this Section 838 and in the General Plan. Accessory Dwelling Units are permitted within the district pursuant to Sections 207.1 and 207.2 of this Code.

Table 838 UMU – URBAN MIXED USE DISTRICT ZONING CONTROL TABLE Zoning Category § References Urban Mixed Use District Controls BUILDING STANDARDS Table 838 UMU – URBAN MIXED USE DISTRICT ZONING CONTROL TABLE Zoning Category § References Urban Mixed Use District Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 261, 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, front setbacks are not required. Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 Required as set forth in Section 138.1 Street Frontage Requirements § 145.1 Required as set forth in Sections 145.1; 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 Third Street, in the UMU districts for parcel frontages wholly contained within 100 linear feet north or south of Mariposa Street or 100 linear feet north or south of 20th Street. Parking and Loading Access Restrictions § 155(r) As required by Section 155(r). Usable Open Space for Non-Residential Uses §§ 135.3, 426 As required by §§135.3 and 426; 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, 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 Urban Mixed Use District Controls RESIDENTIAL STANDARDS AND USES Zoning Category § References Urban Mixed Use 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 by § 155.2. If car parking is provided, car share spaces are required when a project has 50 units or more as set forth in § 166. Off-Street Freight Loading §§ 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 NP Student Housing § 102 P Residential Uses Dwelling Units § 102 P Group Housing § 102 P Senior Housing §§ 102, 202.2(f) P Homeless Shelters § 102 P Dwelling Unit and Group Housing Density, General § 207 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 §§ 102, 208 Density limits regulated by the Administrative Code.

Zoning Category § References Urban Mixed Use District Controls NON-RESIDENTIAL STANDARDS AND USES Zoning Category § References Urban Mixed Use District Controls NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 123, 124 , 207.9 Section 124 sets forth Basic FAR based on height. 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 §§ 150, 152, 153 - 155, 204.5 None required if Occupied Floor Area is less than 10,000 square feet. Use Size Controls

As indicated in this table by end notes (2) and (3), certain Uses have size limits. (1) Ground Floor Ceiling Height § 145.1(c)(4) Required minimum floor-to-floor height of 17 feet, as measured from grade. Commercial Use Characteristics Drive-up Facility § 102 NP Formula Retail §§ 102, 303.1 C (1) 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 Buildings

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(2) Automotive Wash § 102 C 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 Movie Theater § 102 P, up to three screens Livery Stable § 102 NP Outdoor Entertainment § 102 NP Sports Stadium § 102 NP Industrial Use Category Industrial Uses § 102 NP Light Manufacturing § 102 P Institutional Use Category Institutional Uses § 202.2(e) P Hospital § 102 NP

Post-Secondary Educational Institution § 102 C Sales and Service Category Retail Sales and Service Uses* §§ 102, 202.2(a) P(2) Adult Business § 102 C Adult Sex Venue § 102 C Gym §§ 102; 803.9(d) P(3) Hotel § 102 NP Massage Establishment § 102 NP Mortuary § 102 NP Reproductive Health Clinic §§ 102, 202.5 P Self Storage § 102 NP Trade Shop § 102 P Non-Retail Sales and Service* § 102 P Life Science § 102 NP Office Uses §§ 102; 803.9(c) P(4) Professional Services, Non-Retail §§ 102 P(4) Utility and Infrastructure Use Category Utility and Infrastructure uses* § 102 NP Public Transportation Facility § 102 P Wireless Telecommunications Services Facility § 102 C

* Not listed below (1) P on Assessor’s Parcel Block No. 3781, Lot 003, and the Non-Residential Use Size controls in Section 838 shall not apply. (2) P up to 3,999 gross sq. ft. per Use and requires C for 4,000 gross sq. ft. or greater per Use; P to 25,000 Gross Square Feet per Lot; above 25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail on the Lot is at least 3:1. (3) P up to 3,999 gross sq. ft. per use; C for 4,000 gross sq. ft. or greater per use. Not subject to 3:1 ratio. (4) Uses subject to vertical control of § 803.9(c). (5) [Note Deleted]

(Added as Sec. 843 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. 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. 133-20, File No. 200143, App. 8/21/2020, Eff. 9/21/2020; 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. 122-23, File No. 230371, App. 7/5/2023, Eff. 8/5/2023; 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. 68-24, File No. 240070, App. 4/4/2024, Eff. 5/5/2024; 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. 47-25, File No. 250125, App. 4/17/2025, Eff. 5/18/2025; 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. 13-26, File No. 251099, App. 2/13/2026, Eff. 3/16/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026) AMENDMENT HISTORY Zoning Control Table: former category 843.97 redesignated as 843.97A and amended; 843.97B and 843.97C added; Ord. 66-11, Eff. 5/20/2011. Zoning Control Table: 843.04 and 843.45 amended; former category 843.50 deleted; 843.62 and 843.65 amended; 843.65A added; 843.85 and 843.86 amended; Ord. 196-11, Eff. 11/3/2011. Zoning Control Table: former category 843.23 deleted; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: former category 843.88 deleted; Ord. 71- 14, Eff. 6/22/2014. Zoning Control Table: 843.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 843.23 added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 843.05 amended; Ord. 20-15, Eff. 3/22/2015. Introductory material amended; Zoning Control Table: 843.24 amended; Specific Provisions: 843.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 843.92 amended; former category 843.93 deleted; 843.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 843.10, 843.41, and 843.71 amended; Ord. 99-17, Eff. 99-17. Zoning Control Table: 843.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 843.36, 843.87, 843.97B, and 843.97C amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 843.09, 843.45, 843.51, 843.65A, 843.66, 843.96, and 843.98 amended; Ord. 296-18, Eff. 1/12/2019. Introductory materal amended; Zoning Control Table: 843.65A and 843.66 amended; Table Notes (1) and (2) added; Ord. 133-20, Eff. 9/21/2020. Zoning Control Table: 842.50 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 843.68 and 843.69 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 838; Zoning Control Table 843 and Specific Provisions deleted; Table 838 and Notes * and (1)-(5) added; Ord. 70-23, Eff. 6/3/2023. Table 838 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 838 amended; Ord. 68-24, Eff. 5/5/2024. Table 838 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Introductory material and Table 838 amended; Note (1) deleted; Ord. 297-24, Eff. 1/19/2025. Table 838 and Note (4) amended; Ord. 47-25, Eff. 5/18/2025. Table 838 amended; Note (1) added; Ord. 122-23, Eff. 8/5/2023, codified as instructed 12/16/2025. Table 838 amended; Ord. 245-25, Eff. 1/12/2026. Table 838 amended; Ord. 1-26, Eff. 2/8/2026. Table 838 amended; Note (1) added; Ord. 13-26, Eff. 3/16/2026. Table 838 and Note (4) amended; Note (5) 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 843 by Ord. 190-22, was inadvertently omitted from Table 838 as restructured and redesignated by Ord. 70-23. It has been restored at the direction of the Office of the City Attorney. SEC. 839. WMUG – WSOMA MIXED USE-GENERAL DISTRICT. The WSoMa Mixed Use-General (WMUG) District is largely comprised of the low-scale, production, distribution, and repair uses mixed with housing and small-scale retail. The WMUG is designed to maintain and facilitate the growth and expansion of small-scale light manufacturing, wholesale distribution, arts production and performance/exhibition activities, and general commercial and neighborhood-serving retail and personal service activities, while protecting existing housing and encouraging the development of housing at a scale and density compatible with the existing neighborhood. Housing is encouraged over ground floor commercial and production, distribution, and repair uses. New residential or mixed use developments are encouraged to provide as much mixed- income family housing as possible. Existing group housing and dwelling units will be protected from demolition or conversion to nonresidential use by requiring conditional use review. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code. Hotels, movie theaters, adult entertainment, and heavy manufacturing uses are not permitted. Office use is restricted to customer-based services on the ground floor.

Table 839 WMUG – WSOMA MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Western SoMa Mixed Use-General District Controls BUILDING STANDARDS