833 | Corpus

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 Zoning Category § References Mixed Use-Residential District Controls BUILDING STANDARDS Table 833 MUR – MIXED USE-RESIDENTIAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Mixed Use-Residential 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. (3) 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. (3) Front Setback and Side Yards §§ 130, 132, Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise not required. (3) Setbacks, streetwall articulation, and tower separation in the Central SoMa Special Use District § 132.4 Applicable to lots in the Central SoMa SUD. (3) Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 As required in §138.1. Street Frontage Requirements §§ 145.1, 249.78 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. (3) Active street-facing ground-floor uses § 145.4 Required on 3rd Street, between Folsom Street and Townsend Street; 4th Street, between Folsom and Townsend Streets; Folsom Street, between 4th Street and 6th Street. Parking and Loading Access § 155(r) Restrictions apply to 3rd Street, between Folsom Street and Townsend Street; 4th Street, between Folsom Street and Townsend Street; Folsom Street, between 4th Street and 5th Street, and as required by Section 155(r). Driveway Loading and Operations Plan §§ 155(u), 249.78 Applicable to lots in the Central SoMa SUD. (3) Privately-Owned Public Open Space (POPOS) §§ 138, 249.78, 426 Applicable to lots in the Central SoMa SUD. (3) Usable Open Space for Non-Residential Uses § 135.3, 426 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; Central SoMa Plan 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 Zoning Category § References Mixed Use-Residential District Controls RESIDENTIAL STANDARDS AND USES Zoning Category § References Mixed Use-Residential District Controls RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit or Group Housing Room] §§ 135, 136, 249.78 80 square feet if private, 54 square feet if publicly accessible. (3) 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 § 249.78(c) (7) P(3) Student Housing § 249.78(c) (7) P(3) Residential Uses Dwelling Units §102 P Group Housing §§ 102, 249.78(c)(8) P(3) Senior Housing §§ 102, 202.2(f) P Homeless Shelters §§ 102, 208 P Dwelling Unit and Group Housing Density, General §§ 102, 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 §§ 208 Density limits regulated by the Administrative Code. Zoning Category § References Mixed Use-Residential District Controls NON-RESIDENTIAL STANDARDS AND USES Zoning Category § References Mixed Use-Residential District Controls NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 123, 124, 128.1, 249.78 , 207.9 FAR based on permitted height, see Section 124 for more information. (3) 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. Residential to Non-Residential ratio § 803.9(a) 3 sq.ft. of Residential Use for every 1 sq. ft. of other permitted use. 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 §§ ,1 249.78, 303.1 P(3) 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. 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, 181(f), 249.78 NP(3) Arts Activities § 102 P Entertainment, General § 102 NP(7) (8) Entertainment, Nighttime §§ 102, 181(f) NP(8) Movie Theater § 102 P up to three screens. Open Recreation Area § 102 P Industrial Use Category Industrial Uses § 102 NP Manufacturing, Light § 102 P Institutional Use Category Institutional Uses* § 202.2(e) P Hospital § 102 NP Medical Cannabis Dispensary § 202.2(e) P(3) Post-Secondary Educational Institution § 102 C Sales and Service Category Retail Sales and Service Uses* § 102 P Adult Business § 102 NP Adult Sex Venue §§ 102, 249.78 C(6) Cannabis Retail § 202.2(a) P(3) Hotel § 102 NP Massage Establishment § 102 P on 1st floor, C on 2nd floor, and NP on 3rd floor and above (5) Mortuary § 102 NP Self Storage § 102 NP Non-Retail Sales and Service* § 102 P Life Science § 102 NP Storage, Wholesale § 102 NP 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) P in historic buildings per § 803.9(b). (2) P if the facility is a Micro WTS Facility. (3) For projects within the Central SoMa SUD, see specific requirements in Section 249.78. (4) [Note Deleted] (5) P on all floors if accessory to a Hotel, Personal Service, or Health Service, or if located within a historic building per § 803.9(b). (6) NP outside of the Central SoMa SUD and the East SoMa Plan Area. (7) C for Pool Hall. (8) General Entertainment and Nighttime Entertainment uses are P for Assessor’s Block 3750, Lot 050. (Added as Sec. 841 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. 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. 14-18, File No. 171097, App. 2/9/2018, Eff. 3/12/2018; 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. 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. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; 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. 64-25, File No. 241208, App. 5/9/2025, Eff. 6/9/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026) AMENDMENT HISTORY Zoning Control Table: former category 841.97 redesignated as 841.97A and amended, 841.97B and 841.97C added; Ord. 66-11, Eff. 5/20/2011. Introductory material amended; Zoning Control Table: 841.04, 841.09, 841.45, 841.62, 841.65, 841.85, and 841.86 amended; Ord. 196-11, Eff. 11/3/2011. Zoning Control Table: former category 841.23 deleted; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: 841.26 reference corrected; Ord. 62-13, Eff. 5/10/2013. Zoning Control Table: former category 841.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 841.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 841.23 added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 841.05 amended; Ord. 20-15, Eff. 3/22/2015. Introductory material amended; Zoning Control Table: 841.24 amended; Specific Provisions: 841.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 841.92 amended; former category 841.93 deleted; 841.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 841.10, 841.41, 841.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 841.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 841.36, 841.87, 841.97B, and 841.97C amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 841.26 amended; Ord. 14-18, Eff. 3/12/2018. Introductory material amended; Zoning Control Table: 841.01, 841.02, 841.03, 841.04, 841.09, 841.11, 841.12, 841.36, 841.46, 841.56, 841.96, and 841.98 amended; 841.12A, 841.15 through new 841.20, and 841.52 added; former categories 841.20 through 841.27 redesignated as 841.21 through 841.28; current 841.21, 841.22, and 841.23 amended; Specific Provisions: 841.24 redesignated as 841.25; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 841.31 amended; Ord. 303-18, Eff. 1/21/2019. Introductory material amended; Zoning Control Table: 841.19, 841.22, and 841.23 amended; Ord. 63- 20, Eff. 5/25/2020. Zoning Control Table: 841.19, 841.20, 841.22, 841.23, and 841.46 amended; Ord. 47-21, Eff. 5/17/2021. Zoning Control Table: 841.59 amended; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table: 841.59 amended; Ord. 37- 22, Eff. 4/14/2022. Zoning Control Table: 841.53 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 841.76 and 841.77 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 833; Zoning Control Table 841 and Specific Provisions deleted; Table 833 and Notes * and (1)-(7) added; Ord. 70-23, Eff. 6/3/2023. Table 833 amended; Ord. 33-24, Eff. 3/23/2024. Table 833 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 833 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 833 amended; Note (4) deleted; Ord. 297-24, Eff. 1/19/2025. Introductory material and Table 833 amended; Note (8) added; Ord. 64-25, Eff. 6/9/2025. Table 833 amended; Ord. 245-25, Eff. 1/12/2026. Table 833 and Note (5) 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 841 by Ord. 190-22, was inadvertently omitted from Table 833 as restructured and redesignated by Ord. 70-23. It has been restored at the direction of the Office of the City Attorney.

SEC. 834. RED – RESIDENTIAL ENCLAVE DISTRICT.

Residential Enclave Districts (RED) encompass many of the clusters of low-scale, medium density, predominantly residential neighborhoods located along the narrow side streets of the South of Market area. Within these predominantly residential enclaves lie a number of vacant parcels, parking lots and other properties in open storage use. These properties are undeveloped or underdeveloped and are viewed as opportunity sites for new, moderate-income, in-fill housing. The zoning controls for this district are tailored to the design needs and neighborhood characteristics of these enclaves and are intended to encourage and facilitate the development of attractive, compatible and economically feasible in-fill housing while providing adequate residential amenities to the site and neighborhood. Dwelling units are permitted as a principal use. Nonresidential uses, except art related activities, are not permitted, except for certain uses in historic buildings. Existing commercial activities in nonresidential structures may continue as nonconforming uses subject to the termination requirements of Sections 185 and 186. Accessory Dwelling Units are permitted. Table 834 RED – RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE Zoning Category § References Residential Enclave District Controls BUILDING STANDARDS Table 834 RED – RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE Zoning Category § References Residential Enclave District Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 102, 105, 106, 250 252, 260, 261, 261.1, 263.21, 270, 270.2, 271 Varies; see also Height and Bulk District Maps. Height sculpting required on Alleys as set forth in Section 261.1. Except in the Western SoMa SUD, non-habitable vertical projections permitted as set forth in Section 263.21. 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, Not Required. Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 As required in Section 138.1 Street Frontage Requirements § 145.1 As required in Section 145.1; 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. Parking and Loading Access Restrictions § 155(r) As required by § 155(r) Artworks and Recognition of Artists and Architects § 429 N/A 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 Awnings, Canopy, or Marquee § 136 NP(6) Signs § 607 As permitted by Section § 607 1 General Advertising Signs §§ 262, 602, 604, 608, 609, 610, 611 NP Zoning Category § References Residential Enclave District Controls RESIDENTIAL STANDARDS AND USES Zoning Category § References Residential Enclave District Controls RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit] §§ 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.