SEC. 832. MUO – MIXED USE-OFFICE DISTRICT.
The Mixed Use-Office (MUO) is designed to encourage office uses and housing, as well as small-scale light manufacturing and arts activities. Nighttime entertainment and small tourist
hotels are permitted as a conditional use. Large tourist hotels are permitted as a conditional use in certain height districts. Dwelling units and group housing are permitted, while demolition
or conversion of existing dwelling units or group housing requires conditional use authorization. Family-sized housing is encouraged. Accessory Dwelling Units are permitted.
Office, general commercial, most retail, production, distribution, and repair uses are also principal permitted uses. Adult entertainment and heavy manufacturing uses are not permitted.
Table 832
MUO – MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE
Zoning Category
§ References
Mixed Use-Office District Controls
BUILDING STANDARDS
Table 832
MUO – MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE
Zoning Category
§ References
Mixed Use-Office District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits
§§ 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 not required.
Setbacks, streetwall articulation, and
tower separation in the Central SoMa
Special Use District
§§ 132.4;
249.78
Applicable to lots in the Central SoMa SUD.
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
§ 145.4
As required by §145.4
Parking and Loading Access
Restrictions
§ 155(r)
As required by §155(r).
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
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
Mixed Use-Office District Controls
RESIDENTIAL STANDARDS AND USES
Zoning Category
§ References
Mixed Use-Office 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, 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
§ 102
P
Student Housing
§ 102
P
Residential Uses
Dwelling Units
§ 207
P
Group Housing
§§ 102
P
Senior Housing
§§ 102,
202.2(f)
P
Homeless Shelters
§§ 102, 208
P
Dwelling Unit and Group Housing
Density, General
§ 208
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-Office District Controls
NON-RESIDENTIAL STANDARDS AND USES
Zoning Category
§ References
Mixed Use-Office District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio
§§ 123, 124 ,
207.9
Varies, depending on height, as set forth in §
124. 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 Limits
§§ 121.6;
121.5
C required for single retail use over 50,000
gross square feet. Single Retail Uses in excess
of 120,000 gross square feet are NP. (6)
Division of large use sizes per § 121.5.
Retail Size Controls
As indicated in this table by end note (4),
certain Retail Sales and Service Uses and
Ambulance Service Uses are subject to the
following size controls: P when all Retail Sales
and Service Uses and Ambulance Service Uses
per lot are 25,000 Gross Square Feet or less;
above 25,000 gross sq. ft. permitted only if the
ratio of other permitted uses to retail is at least
3:1.
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
Non-Residential Uses
Uses in Historic Building
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
P
Entertainment, Nighttime
§ 102
C
Livery Stables
§ 102
NP
Movie Theater
§ 102
P up to three screens
Sports Stadium
§ 102
NP
Industrial Use Category
Industrial Uses
§ 102
NP
Light Manufacturing
§ 102
P
Institutional Use Category
Institutional Uses
§ 202.2(e)
P
Sales and Service Category
Retail Sales and Service Uses*
§§ 102,
202.2(a)
P(4) (6)
Adult Business
§ 102
NP
Adult Sex Venue
§ 102
C
Hotel
§ 102
C(5)
Massage Establishment
§ 102
NP
Mortuary
§ 102
NP
Reproductive Health Clinic
§§ 102, 202.5
P
Self Storage
§ 102
NP
Non-Retail Sales and Service
§ 102
P
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) In the MUO District west of 7th Street, P up to a total of 25,000 Gross Square Feet per lot; above
25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail is at least 3:1. CU
requirements for individual uses still apply. The ratio requirement in this footnote 4 shall not apply in the
MUO District east of 7th Street.
(5) Allowed with CU authorization if the Hotel has less than 75 rooms. In Height Districts that are 105
feet and above, Hotels are allowed with CU authorization and not subject to a room limit.
(6) The use size limits in Section 121.6 shall not apply to Health Service Uses and Reproductive Health
Clinics located in the MUO District east of 7th Street.
(Added as Sec. 842 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. 197-13, File No. 130646, App. 10/3/2013, Eff. 11/2/2013; 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.
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; 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. 92-25, File No. 250099, App. 6/20/2025, Eff. 7/21/2025; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff. 10/6/2025; 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 842.97 redesignated as 842.97A and amended, 842.97B and 842.97C added; Ord. 66-11, Eff. 5/20/2011. Zoning Control Table: 842.04, 842.45, 842.62, 842.65, 842.85, and 842.86 amended; Ord. 196-11,
Eff. 11/3/2011. Zoning Control Table: former category 842.23 deleted; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: 842.26 reference corrected; Ord. 62-13, Eff. 5/10/2013. Introductory material amended; Zoning Control Table: 842.49
amended; Ord. 197-13, Eff. 11/2/2013. Zoning Control Table: former category 842.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 842.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 842.23 added; Ord. 14-15,
Eff. 3/15/2015. Zoning Control Table: 842.05 amended; Ord. 20-15, Eff. 3/22/2015. Introductory material amended; Zoning Control Table: 842.24 amended; Specific Provisions: 842.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table:
842.92 amended; former category 842.93 deleted; 842.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 842.10, 842.41, and 842.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 842.35 amended; Ord. 189-17, Eff.
10/15/2017. Zoning Control Table: 842.36, 842.87, 842.97B, and 842.97C amended; Ord. 229-17, Eff. 1/5/2018. Introductory material amended; Zoning Control Table: 842.06, 842.09, 842.45, 842.96, and 842.98 amended; Ord. 296-18, Eff.
1/12/2019. Zoning Control Table: 842.31 amended; Ord. 303-18, Eff. 1/21/2019. Introductory material amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 842.50 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 842.76 and
842.77 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 832; Zoning Control Table 842 and Specific Provisions deleted; Table 832 and Notes * and (1)-(5) added; Ord. 70-23, Eff. 6/3/2023. Table 832 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 832 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 832 amended; Note (3) deleted; Ord. 297-24, Eff. 1/19/2025.
Table 832 and Note (4) amended; Note (6) added; Ord. 92-25, Eff. 7/21/2025. Table 832 amended; Ord. 173-25, Eff. 10/6/2026. Introductory material and Table 832 amended; Ord. 245-25, Eff. 1/12/2026. Table 832 amended; Ord. 1-26, Eff.
2/8/2026. Table 832 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 842 by Ord. 190-22, was inadvertently omitted from Table 832 as restructured and redesignated by Ord. 70-23. It has been restored at the direction of the Office of the City Attorney.