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.