830 | Corpus

SEC. 830. CMUO – CENTRAL SOMA MIXED USE-OFFICE DISTRICT.

The Central SoMa Mixed Use-Office (CMUO) extends predominantly between 2nd Street and 6th Street in the South of Market area. The CMUO is designed to encourage a mix of residential and non-residential uses, including office, retail, light manufacturing, arts activities, nighttime entertainment, and tourist hotels. Table 830 CMUO – CENTRAL SOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE Central SoMa Mixed Use-Office District Controls Zoning Category § References Controls BUILDING STANDARDS Table 830 CMUO – CENTRAL SOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE Central SoMa Mixed Use-Office District Controls Zoning Category § References Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 249.78, 250–252, 260, 261.1, 263.21, 263.30, 270, 270.1, 270.2, 271. See also Height and Bulk District Maps Varies. See Height and Bulk Map Sheets HT01 and HT07. In the Central SoMa SUD, Prevailing Height and Density limits are determined by Section 249.78. Height sculpting required and additional bulk limits pursuant to §270; Non-habitable vertical projections permitted pursuant to §263.21; additional height permissible pursuant to §263.30; horizontal mass reduction required pursuant to §270.1; and Mid-block alleys required pursuant to §270.2. 5 Foot Height Bonus for Ground Floor Commercial § 263.20 NP Setbacks §§ 132.4, 134, 136, 144, 145.1 Generally required. Along 4th Street south of Bryant Street, required by a minimum depth of five feet, from sidewalk grade up to a minimum height of 25 feet. Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 Required Street Frontage Requirements § 145.1 Required Street Frontage, Ground Floor Commercial § 145.4 2nd Street, on the west side, between Dow Place and Townsend Street; 3rd Street, between Folsom Street and Townsend Street; 4th Street, between Folsom and Townsend Streets; Folsom Street, between 4th and 6th Streets; Brannan Street, between 3rd Street and 4th Street; Townsend Street, on the north side, between 2nd Street and 4th Street. Vehicular Access Restrictions § 155(r) 3rd Street between Folsom and Townsend Streets; 4th Street between Folsom and Townsend Streets; Folsom Street from 4th Street to 5th Street; Brannan Street from 2nd Street to 6th Street; and Townsend Street from 2nd Street to 6th Street. Driveway Loading and Operations Plan § 155(u) Required for projects of 100,000 sq. ft. or more. Miscellaneous Lot Size (Per Development) § 102, 303 N/A Planned Unit Development § 304 NP Large Project Authorization § 329 Required for new construction greater than 85 feet in height; additions to an existing building with a height of 85 feet or less resulting in a total building height greater than 85 feet; or the net addition or new construction of more than 50,000 gross square feet. Awning and Canopy § 136.1 P Marquee § 136.1 NP Signs §§ 262, 602-604, 607, 607.2, 608, 609 As permitted by § 607.2. General Advertising Signs §§ 262, 602.7, 604, 608, 609, 610, 611 NP Design Guidelines and Standards General Plan Commerce and Industry Element; Central SoMa Plan Subject to the Citywide Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission..1 Zoning Category § References Controls RESIDENTIAL STANDARDS & USES Zoning Category § References Controls RESIDENTIAL STANDARDS & USES Development Standards Usable Open Space [Per Dwelling Unit and Group Housing] §§ 135, 136, 80 sq. ft. per unit; 54 sq. ft. per unit if publicly accessible; buildings taller than 160 feet may also pay in-lieu fee. Off-Street Parking §§ 150, 151.1, 153, 156, 166, Car parking not required. Limits set forth in §151.1. Bicycle Parking required pursuant to §155.2. If car parking is provided, car share spaces are required when a project has 50 units or more pursuant to §166. Dwelling Unit Mix § 207.6 At least 40% of all dwelling units shall contain two or more bedrooms, 30% of all dwelling units shall contain three or more bedrooms, or 35% of all dwelling units shall contain two or more bedrooms with at least 10% containing three or more bedrooms. Lot coverage § 249.78 Limited to 80 percent at all levels containing residential uses, except that on levels that include only lobbies and circulating areas and on levels in which all residential uses, including circulation areas, are within 40 horizontal feet from a property line fronting a street or alley, up to 100% lot coverage may occur. The unbuilt portion of the lot shall be open to the sky except for those obstructions permitted in yards pursuant to Section 136(c) of this Code. Where there is a pattern of mid- block open space for adjacent buildings, the unbuilt area of the new project shall be designed to adjoin that mid-block open space. Use Characteristics Intermediate Length Occupancy §§ 102, 202.10 NP Single Room Occupancy § 102 P Student Housing § 102 P Residential Uses Residential Uses § 102 P Dwelling Units, Senior Housing, 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, 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 §§ 102, 249.78(c)(8) NP, except Group Housing uses that are also defined as Student Housing or Senior Housing, are designated for persons with disabilities, are designated for Transition Age Youth, or are contained in buildings that consist of 100% affordable units. SRO Units §§ 249.78(c)(7) NP, except in buildings that consist of 100% affordable units. Accessory Dwelling Units §§ 102, 207.1 P within the existing building envelope. 1 ADU allowed in buildings with 4 or fewer Dwelling units. No limit in buildings with 5 or more Dwelling Units. ADUs may not eliminate or reduce ground-story retail or commercial spaces. Homeless Shelters §§ 102, 208 Density limits regulated by the Administrative Code, Chapter 20, Article XIII. Loss of Dwelling Units Residential Conversion, Demolition, or Merger § 317 C Zoning Category § References Controls NON-RESIDENTIAL STANDARDS & USES Zoning Category § References Controls NON-RESIDENTIAL STANDARDS & USES Development Standards Floor Area Ratio §§ 102, 123, 124, 128.1 , 207.9, 249.78 In the Central SoMa SUD, prevailing Height and Density limits are determined by Section 249.78, subject to the requirements of Section 128. For Office Uses minimum intensities may apply pursuant to § 207.9. Use Size § 102 Restrictions on some Retail Sales and Service Uses. (1) Off-Street Parking §§ 145.1, 150, 151.1, 153-156, 166, 204.5 Car parking not required. Limits set forth in § 151.1. Bicycle parking required pursuant to § 155.2. Car share spaces required when a project has 25 or more parking spaces pursuant to § 166. Off-Street Freight Loading §§ 150, 152.1, 153 - 155, 161, 204.5 Pursuant to § 152.1. Useable Open Space §§ 135.3, 426 Required; amount varies based on use; may pay in-lieu fee. Privately-Owned Public Open Space (POPOS) §§ 138, 426 Required with the construction of a new building or an addition of 50,000 gross square feet or more of Non-Residential use. Retail, institutional, and PDR uses are exempt. Ratio of square feet of open space to gross floor area is 1:50 feet; may also pay in-lieu fee Commercial Use Characteristics Drive-up Facility § 102 NP Formula Retail §§ 102, 303, 303.1 NP for Restaurants, Limited Restaurants, and Bars. C for all other Formula Retail Uses. Hours of Operation § 102 No Restrictions 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 Uses, 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 Electric Vehicle Charging Location §§ 102, 202.2(b), 202.13 P Fleet Charging § 102 C and must be within an enclosed building Parking Garage, Private § 102 C Parking Garage, Public § 102 C Parking Lot, Private §§ 102, 142, NP Parking Lot, Public §§ 102, 142, NP Service, Motor Vehicle Tow § 102 C Service, Parcel Delivery §§ 102, 303(cc) C Services, Ambulance § 102 C Vehicle Storage Garage § 102 C Vehicle Storage Lot § 102 NP Entertainment and Recreation Use Category Entertainment and Recreation Uses* § 102 P Entertainment, Nighttime § 102 P(4) Entertainment, Outdoor § 102 NP Open Recreation Area § 102 NP Sports Stadium § 102 NP Industrial Use Category Industrial Uses* §§ 102, 202.2(d) NP Food, Fiber and Beverage Processing 1 §§ 102, 202.2(d) P Manufacturing, Light §§ 102, 202.2(d) P Institutional Use Category Institutional Uses* § 102 P Hospital § 102 C Medical Cannabis Dispensary §§ 102, 202.2(e) C Sales and Service Use Category Retail Sales and Service Uses* § 102 P(1) Adult Business § 102 NP Adult Sex Venue § 102 C Animal Hospital § 102 P Bar §§ 102, 202.2(a) P(1)(3) Cannabis Retail §§ 102, 202.2(a) C Hotel § 102 C(2) Kennel § 102 P Massage Establishment §§ 102, 204, 303(n), 803 P on 1st floor, C on 2nd floor, and NP on 3rd floor and above, except P on all floors if accessory to a Hotel, Personal Service or Health Service. Mortuary § 102 NP Motel §§ 102, 202.2(a) NP Reproductive Health Clinic §§ 102, 202.5 P Restaurant §§ 102, 202.2(a) P(1)(3) Restaurant, Limited §§ 102, 202.2(a) P(1)(3) Storage, Self § 102 NP Trade Shop § 102 P Non-Retail Sales and Service § 102 P Utility and Infrastructure Use Category Utility and Infrastructure* § 102 P Internet Service Exchange § 102 C Power Plant § 102 NP Public Utilities Yard § 102 NP Wireless Telecommunications Services Facility § 102 C(5) * Not Listed Below (1) P up to 25,000 gross sq. ft. per lot; above 25,000 gross sq. ft. per lot permitted only if the ratio of other permitted uses to retail is at least 3:1. (2) Not subject to ratio requirements of (1) above, pursuant to § 803.9(d). (3) Formula Retail NP. (4) P in the area bounded by 4th Street, 6th Street, Bryant Street, and Townsend Street; C elsewhere. (5) C if a Macro WTS Facility; P if a Micro WTS Facility. (Added as Sec. 848 by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; amended by Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 47-21, File No. 201175, App. 4/16/2021, Eff. 5/17/2021; 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; 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. 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 Introductory material and Zoning Control Table amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table amended; Ord. 47-21, Eff. 5/17/2021. Zoning Control Table amended; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table amended; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table amended; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 830; Zoning Control Table 848 amended and redesignated as Table 830; Ord. 70-23, Eff. 6/3/2023. Table 830 amended; Ord. 47-24, Eff. 4/15/2024; and Ord. 54-24, Retro. 3/30/2024. Table 830 amended; Ord. 62-24, Eff. 4/28/2024. Table 830 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 830 amended; Ord. 297-24, Eff. 1/19/2025. Table 830 amended; Ord. 245-25, Eff. 1/12/2026. Table 830 amended; Ord. 1-26, Eff. 2/8/2026. Table 830 and Note (2) amended; Ord. 37-26. Eff. 4/11/2026. CODIFICATION NOTE 1. So in Ord. 63-20 and Ord. 245-25.

SEC. 831. MUG – MIXED USE-GENERAL DISTRICT.

The Mixed Use-General (MUG) District is largely comprised of the low-scale, production, distribution, and repair (PDR) uses mixed with housing and small-scale retail. The MUG is designed to maintain and facilitate the growth and expansion of small-scale light manufacturing, wholesale distribution, arts production and performance/exhibition activities, 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 PDR 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 would be protected from demolition or conversion to nonresidential use by requiring conditional use review. Accessory Dwelling Units are permitted. Adult Business and heavy manufacturing uses are not permitted. Office is restricted to the upper floors of multiple story buildings. Table 831 MUG – MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Mixed Use-General District Controls BUILDING STANDARDS Table 831 MUG – MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Mixed Use-General District Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 249.78, 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. (4) Rear Yards §§ 130, 134, 136, 249.78 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. (4) Front Setback and Side Yards §§ 130, 132, 133, 249.78 Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise front setbacks are not required. (4) Setbacks, street wall articulation, and tower separation §§ 132.4, 249.78 Applicable to lots in the Central SoMa SUD. Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 Required as set forth in Section 138.1 Street Frontage Requirements §§ 145.1, 249.78 Required as set forth in Sections 145.1 or 249.78; 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. (4) Active street-facing ground-floor uses § 145.4 Brannan Street between 3rd and 4th Streets. Parking and Loading Access Restrictions § 155(r) Brannan Street between 2nd Street and 6th Streets, and as specified in § 155(r).