839 | Corpus

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 Table 839 WMUG – WSOMA MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Western SoMa Mixed Use-General District Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 261.1, 263.19, 270, 270.1, 270.2, 270.3, 271 Varies; see also Height and Bulk District Maps. 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. 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 required § 145.4 None Parking and Loading Access Restrictions § 155(r) As required by §155(r). (6) 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..2 Large Project Review § 329, 249.39 As required by § 329. (6) Planned Unit Development § 304 NP Awning, Canopy or Marquee § 136, 136.1 P Signs § 607.2 As permitted by § 607.2. General Advertising Signs §§ 262, 602, 604, 608, 609, 610, 611 NP Housing Choice-SF § 206.10 Form-based density, additional height, and other zoning modifications for eligible projects in the R-4 Height and Bulk District. Zoning Category § References Western SoMa Mixed Use-General District Controls RESIDENTIAL STANDARDS AND USES Zoning Category § References Western SoMa Mixed Use-General District Controls RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit or Group Housing Room] §§ 135, 136, 249.39 80 square feet if private, 54 square feet if publicly accessible. (6) Off-Street Parking Requirements §§ 150-151.1, 155.2, 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 Generally required for creation of five or more Dwelling Units. 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, 249.39 P with minimum SRO unit size of 275 square feet. Student Housing § 102 C in newly constructed buildings only. Otherwise, NP. Residential Uses Dwelling Units § 102 P Group Housing §§ 102, 249.78(c)(8) P Senior Housing §§ 102, 202.2(f) P Homeless Shelters § 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 §§ 102, 208 Density limits regulated by the Administrative Code. Zoning Category § References Western SoMa Mixed Use-General District Controls NON-RESIDENTIAL STANDARDS AND USES Zoning Category § References Western SoMa Mixed Use-General District Controls NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 123, 124 , 207.9 FAR based on permitted height, see Section 124 for more information. 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 Controls As indicated in this table by end note (5), certain Uses are limited to a total of 10,000 gsf per lot and NP above. 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 C Hours of Operation § 102 P 6 a.m.-2 a.m. C 2 a.m.-6 a.m. Maritime Use § 102 NP Open Air Sales § 102 P(5) Outdoor Activity Area § 102, 145.2 P if in front or it complies with Section 202.2(a)(7), C if elsewhere. 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(4) Ambulance Service § 102 C(4)(5) Automobile Sale or Rental § 102 P if in an enclosed building; otherwise, NP. Electric Vehicle Charging Location † §§ 102, 202.2(b), 202.13 P with no ingress/egress onto alleys, as defined in the Western SoMa Community Plan, within or along any RED or RED-MX Districts Fleet Charging † § 102 C and must be within an enclosed building with no ingress/egress onto alleys, as defined in the Western SoMa Community Plan, within or along any RED or RED-MX Districts Motor Vehicle Tow Service § 102 C(4) 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 C Entertainment, Arts and Recreation Use Category Entertainment, Arts and Recreation Uses* § 102 C Arts Activities § 102 P Entertainment, General § 102 C(8) Movie Theater § 102 NP Nighttime Entertainment § 102 NP(8) Open Recreation Area § 102 P Industrial Use Category Industrial Uses § 102 NP Light Manufacturing § 102 P Institutional Use Category Institutional Uses §§ 102, 202.2(e) P Hospital § 102 NP Post-Secondary Educational Institution § 102 C(1) Sales and Service Category Retail Sales and Service Uses* §§ 102, 202.2(a) P(5) Adult Business § 102 NP Adult Sex Venue § 102 P(7) Hotel § 102 NP Massage Establishment § 102 C 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 Laboratory § 102 NP Life Science § 102 NP Office Uses § 102 NP Wholesale Storage § 102 C 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) P only if use has no auto access/ingress on Alleyways, as defined in the Western SoMa Community Plan, containing RED or RED-MX Districts. (5) P up to a total of 10,000 gsf per lot. NP above. (6) For projects within the Western SoMa SUD, see specific requirements in Section 823. 1 (7) P up to 25,000 gross sq. ft. per lot; above 25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail is at least 3:1. (8) P for properties fronting Folsom Street between 7th Street and Division Street and properties fronting 11th Street between Howard Street and Division Street. (Added as Sec. 844 by Ord. 42-13, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by 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. 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; Ord. 22-23, File No. 221104, App. 2/23/2023, Eff. 3/26/2023; 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. 187-24, File No. 240173, App. 7/26/2024, Eff. 8/26/2024; 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 Zoning Control Table: former category 844.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 844.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 844.23b added; Ord. 14-15, Eff. 3/15/2015. Introductory material amended; Zoning Control Table: 844.24 amended; Specific Provisions: 844.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 844.92 amended; former category 844.93 deleted; 844.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 844.10, 844.41, and 844.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 844.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 844.36, 844.87, 844.97b, and 844.97c amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 844.96 and 844.98 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 844.31 amended; Ord. 303-18, Eff. 1/21/2019. Introductory material amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 840.52 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 844.76 and 844.77 added; Ord. 190-22, Eff. 10/17/2022. Introductory material amended; Zoning Control Table: 844.56 amended; Note (1) added; Ord. 22-23, Eff. 3/26/2023. Section redesignated as Sec. 839; Zoning Control Table 844 and Specific Provisions deleted; Table 839 and Notes * and (1)-(8) added; Ord. 70-23, Eff. 6/3/2023. Table 839 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 839 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 839 amended; Ord. 187-24, Eff. 8/26/2024. Table 839 amended; Note (3) deleted; Ord. 297-24, Eff. 1/19/2025. Table 839 amended; Ord. 245-25, Eff. 1/12/2026. Table 839 amended; Ord. 1-26, Eff. 2/8/2026. Table 839 amended; Note (1) deleted; Ord. 37-26, Eff. 4/11/2026. CODIFICATION NOTES 1. So in Ord. 70-23. 2. So in Ord. 245-25. † Editor’s Note: This Use, added to former Table 844 by Ord. 190-22, was inadvertently omitted from Table 839 as restructured and redesignated by Ord. 70-23. It has been restored at the direction of the Office of the City Attorney.

SEC. 840. WMUO – WSOMA MIXED USE-OFFICE DISTRICT.

The WSoMa Mixed Use-Office (WMUO) runs predominantly along the Townsend Street corridor between 4th Street and 7th Street and on 11th Street, from Harrison Street to the north side of Folsom Street. The WMUO is designed to encourage office uses along with small-scale light manufacturing, entertainment, cultural, and arts activities. Office, general commercial, most retail, production, distribution, and repair uses are also principally permitted uses. Residential uses, large hotels, adult entertainment and heavy manufacturing uses are not permitted. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code. Table 840 WMUO – WSOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE Zoning Category § References Western SoMa Mixed Use-Office District Controls BUILDING STANDARDS Table 840 WMUO – WSOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE Zoning Category § References Western SoMa Mixed Use-Office District Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 261.1, 270, 270.1, 270.2, 271 Varies; see also Height and Bulk District Maps. 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, Not required Front Setback and Side Yards §§ 130, 132, Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise not required. Street Frontage and Public Realm Streetscape and Pedestrian Improvements § 138.1 As required by Section 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 None required Parking and Loading Access Restrictions § 155(r) As required by Section 155(r). Driveway access restrictions apply to Automotive Service Station and Gas Station uses in the Western SoMa SUD. Usable Open Space for Non-Residential Uses §§ 135.3, 426 As required by §§135.3 and 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. Subject to the Urban Design Guidelines, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission..2 Large Project Review §§ 329, 249.39 As required by § 329. (5). Planned Unit Development § 304 NP Awning or Canopy § 136, 136.1 P Marquee § 136, 136.1 NP Signs § 607.2 As permitted by § 607.2. Zoning Category § References Western SoMa Mixed Use-Office District Controls RESIDENTIAL STANDARDS AND USES Zoning Category § References Western SoMa Mixed Use-Office District Controls RESIDENTIAL STANDARDS AND USES Development Standards Usable Open Space [Per Dwelling Unit or Group Housing Room] §§ 135, 136, 249.39 80 square feet if private, 54 square feet if publicly accessible.