837 | Corpus

SEC. 837. SPD – SOUTH PARK DISTRICT.

South Park is an attractive affordable mixed-use neighborhood. The South Park District (SPD) is intended to preserve the scale and mix of commercial and residential activities within this unique neighborhood. The district is characterized by small-scale, continuous-frontage warehouse, retail and residential structures built in a ring around an oval-shaped, grassy park. Retention of the existing structures is encouraged, as is a continued mix of uses, family-sized housing units, and in-fill development which contributes positively to the neighborhood scale and use mix. Accessory Dwelling Units are permitted within the District. Most retail, general commercial, office, service/light industrial, arts, live/work and residential activities are permitted. Group housing, social services, and other institutional uses are conditional uses. Hotels, motels, movie theaters, adult entertainment and nighttime entertainment are not permitted. Table 837 SPD – SOUTH PARK DISTRICT ZONING CONTROL TABLE Zoning Category § References South Park District Controls BUILDING STANDARDS Table 837 SPD – SOUTH PARK DISTRICT ZONING CONTROL TABLE Zoning Category § References South Park District Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 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 § 261.1. Non-habitable vertical extensions permitted as set forth in § 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 by §138.1. Street Frontage Requirements § 145.1 As required by §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 specified in § 155(r). Artworks and Recognition of Artists and Architects § 429. Not required. 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 Awning, Canopy, or Marquee § 136, 136.1 NP(4) Signs § 607.2 As permitted by Section § 607.2 1 General Advertising Signs §§ 262, 602, 604, 608, 609, 610, 611 NP Zoning Category § References South Park District Controls RESIDENTIAL STANDARDS AND USES Zoning Category § References South Park 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 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 §§ 150, 152, 153-155, 204.5 None required if Occupied Floor Area is less than 100,000 square feet. Required Dwelling Unit Mix § 207.6 No less than 40% of the total number of proposed dwelling units shall contain at least two bedrooms; or no less than 30% of the total number of proposed dwelling units shall contain at least three bedrooms; or no less than 35% of the total number of proposed dwelling units shall contain two or three bedrooms, with at least 10% containing three bedrooms. Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats § 317 C Use Characteristics Intermediate Length Occupancy §§ 102, 202.10 NP Single Room Occupancy § 102 P Student Housing § 102 C Residential Uses Dwelling Units § 102 P Group Housing § 102 C Senior Housing §§ 102, 202.2(f) P Homeless Shelters § 102 C 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 South Park District Controls NON-RESIDENTIAL STANDARDS AND USES Zoning Category § References South Park District Controls NON-RESIDENTIAL STANDARDS AND USES Development Standards Floor Area Ratio §§ 102, 123, 124 , 207.9 FAR based on permitted height. See Section 124. Childcare Facilities and Residential Care Facilities are exempt from FAR limits. 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 §§ 150, 152.1, 153 - 155, 204.5 None required if Occupied Floor Area is less than 10,000 square feet. 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 P 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(6) 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 Agriculture, Industrial §§ 102, 202.2(c) NP Automotive Use Category Automotive Uses § 102 NP Entertainment, Arts and Recreation Use Category Entertainment, Arts and Recreation Uses* § 102 NP Arts Activities, except Theater § 102 P Entertainment, General § 102 C 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) NP Child Care Facility § 102 P Community Facility § 102 C Community Facility, Private § 102 C Medical Cannabis Dispensary §§ 102, 202.2(e) P Public Facility § 102 P Residential Care Facility § 102 P Religious Facility § 102 C Social Service and Philanthropic Facility §§ 102, 202.2(e)(2) P Sales and Service Category Retail Sales and Service Uses* § 102 P(5)(6) Adult Sex Venue § 102 NP Bar §§ 102, 202.2(a) C(5) Cannabis Retail §§ 102, 202.2(a) C(5) Kennel § 102 NP Liquor Store § 102, 202.2(a) C(5) Mortuary § 102 NP Reproductive Health Clinic §§ 102, 202.5 P Self Storage § 102 NP Service, Fringe Financial § 102 NP(2) Non-Retail Sales and Service* § 102 P Laboratory § 102 NP Storage, Wholesale § 102 NP Utility and Infrastructure Use Category Utility and Infrastructure uses* § 102 NP Wireless Telecommunications Services Facility § 102 C(3) * Not listed below (1) [Note Deleted] (2) Fringe Financial Services SUD. Fringe Financial Services are NP within the District and within ¼ mile of the District as set forth in Section 249.35. (3) P if the facility is a Micro WTS Facility (4) Awning or canopy is P if required as a wind mitigation feature. (5) Up to a total of 5,000 sq. ft. per lot; NP above. (6) ATMs are NP (Added as Sec. 814 by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 269-07, File No. 070671, App. 11/26/2007; Ord. 244- 08, File No. 080567, App. 10/30/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; 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. 75-12, File No. 120084, App. 4/23/2012, Eff. 5/23/2012; Ord. 188-12, File No. 111374, App. 9/11/2012, Eff. 10/11/2012; Ord. 287-13, File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15, File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 33-16, File No. 160115, App. 3/11/2016, Eff. 4/10/2016; 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. 202-18, File No. 180557, App. 8/10/2018, Eff. 9/10/2018; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 75-22, File No. 220264, App. 5/13/2022, Eff. 6/13/2022; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; 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 814.74 redesignated as 814.74A; 814.74B and 814.74C added; Ord. 66-11, Eff. 5/20/2011. Zoning Control Table: 814.31 and 814.49 amended; Ord. 196-11, File No. 110786, App. 10/4/2011, Eff. 11/3/2011. Zoning Control Table: 814.32 amended; Ord. 75-12, Eff. 5/23/2012. Zoning Control Table: 814.16(a) amended; Specific Provisions: 814.16 added; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: 814.12 and 814.13 amended; Ord. 287-13, Eff. 1/25/2014. Zoning Control Table: former category 814.16(a) redesignated as 814.16A; 814.16B added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 814.05, 814.12, and 814.13 amended; Ord. 33-16, Eff. 4/10/2016. Introductory material amended; Specific Provisions: 814.03 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: former category 814.73 deleted, 814.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 814.11 amended; Ord. 99- 17, Eff. 6/18/2017. Zoning Control Table: 814.22 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 814.31 amended; 814.75 added [under Retail Sales and Services]; 814.74A, 814.74B, and 814.74C amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 814.11 amended; former category 814.75 [under Retail Sales and Services] redesignated as 814.34; Ord. 202-18, Eff. 9/10/2018. Zoning Control Table: 814.23 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 814.35 added; Ord. 75-22, Eff. 6/13/2022. Section redesignated as Sec. 837; Zoning Control Table 814 and Specific Provisions deleted; Table 837 and Notes * and (1)-(6) added; Ord. 70-23, Eff. 6/3/2023. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 837 amended; Note (4) deleted; Ord. 297-24, Eff. 1/19/2025. Introductory material and Table 837 amended; Note (4) added; Ord. 245-25, Eff. 1/12/2026. Table 837 amended; Ord. 1-26, Eff. 2/8/2026. Table 837 amended; Note (1) deleted; Ord. 37-26, Eff. 4/11/2026. CODIFICATION NOTE 1. So in Ord. 70-23.

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.