SEC. 831. MUG – MIXED USE-GENERAL DISTRICT.
The Mixed Use-General (MUG) District is largely comprised of the low-scale, production, distribution, and repair (PDR) uses mixed with housing and small-scale retail. The MUG is
designed to maintain and facilitate the growth and expansion of small-scale light manufacturing, wholesale distribution, arts production and performance/exhibition activities, 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 PDR 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 would be protected from demolition or conversion to nonresidential use by requiring conditional use review. Accessory Dwelling Units
are permitted.
Adult Business and heavy manufacturing uses are not permitted. Office is restricted to the upper floors of multiple story buildings.
Table 831
MUG – MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE
Zoning Category
§ References
Mixed Use-General District Controls
BUILDING STANDARDS
Table 831
MUG – MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE
Zoning Category
§ References
Mixed Use-General 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. (4)
Rear Yards
§§ 130, 134,
136, 249.78
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. (4)
Front Setback and Side Yards
§§ 130, 132,
133, 249.78
Front setbacks for residential uses are
governed by the Ground Floor Residential
Guidelines. Otherwise front setbacks are not
required. (4)
Setbacks, street wall articulation, and
tower separation
§§ 132.4,
249.78
Applicable to lots in the Central SoMa SUD.
Street Frontage and Public Realm
Streetscape and Pedestrian
Improvements
§ 138.1
Required as set forth in Section 138.1
Street Frontage Requirements
§§ 145.1,
249.78
Required as set forth in Sections 145.1 or
249.78; 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.
(4)
Active street-facing ground-floor uses
§ 145.4
Brannan Street between 3rd and 4th Streets.
Parking and Loading Access
Restrictions
§ 155(r)
Brannan Street between 2nd Street and 6th
Streets, and as specified in § 155(r).
Driveway Loading and Operations Plan
§§ 155(u),
249.78
Applicable to lots in the Central SoMa SUD.
Privately-Owned Public Open Space
(POPOS)
§§ 138,
249.78, 426
Applicable to lots in the Central SoMa SUD.
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 et seq.
Required for new buildings and building
additions of 25,000 square feet or more, as set
forth in Section 429.
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
General Advertising Signs
§§ 262, 602,
604, 608,
609, 610, 611
NP
Zoning Category
§ References
Mixed Use-General District Controls
RESIDENTIAL STANDARDS AND USES
Zoning Category
§ References
Mixed Use-General 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. (4)
Off-Street Parking Requirements
§§ 150,
151.1, 153 -
156, 166,
167, 204.5
No car parking required. Maximum permitted
per § 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,
152.3, 153 -
155, 204.5
None required if Occupied Floor Area is less
than 100,000 square feet. Exceptions permitted
by § 152.3.
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.
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 if located outside the Central SoMa SUD. (4)
Student Housing
§§ 102,
249.78(c)(7)
P(4)
Residential Uses
Dwelling Units
§ 102
P
Group Housing
§§ 102,
249.78(c)(8)
P(4)
Homeless Shelters
§§102, 208
P
Dwelling Unit and Group Housing
Density, General
§§ 207, 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.
Zoning Category
§ References
Mixed Use-General District Controls
NON-RESIDENTIAL STANDARDS AND USES
Zoning Category
§ References
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 §124 for
more information. (4) 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,
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 are NP. Division of
large use sizes per § 121.5.
Retail Size Controls
As indicated in this table by end note (5),
certain Retail Sales and Service Uses are
subject to the following size controls: 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.
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,
249.78, 303.1
C(4)
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(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
Fleet Charging †
§ 102
C and must be within an enclosed building
Private Parking Garage
§ 102
C
Private Parking Lot
§ 102
NP
Public Parking Garage
§ 102
C
Public Parking Lot
§ 102
NP
Service, Motor Vehicle Tow
§ 102
C
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)
NP(4)
Arts Activities
§ 102
P
Entertainment, General
§ 102
NP(8)
Movie Theater
§ 102
P up to three screens.
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
Medical Cannabis Dispensary
§§ 102,
202.2(e)
P(4)
Post-Secondary Educational Institution
§ 102
C
Sales and Service Category
Retail Sales and Service Uses*
§ 102
P(5)
Adult Business
§ 102
NP
Adult Sex Venue
§§ 102,
249.78
P(5)(7)
Bar
§§ 102,
202.2(a)
C(5)
Cannabis Retail
§§ 102,
202.2(a)
C(5)
Hotel
§ 102
C
Kennel
§ 102
NP
Liquor Store
§§ 102,
202.2(a)
C(5)
Massage Establishment
§ 102
P on 1st floor, C on 2nd floor, and NP on 3rd
floor and above (6)
Mortuary
§ 102
NP
Reproductive Health Clinic
§§ 102, 202.5
P
Self Storage
§ 102
NP
Non-Retail Sales and Service*
§ 102
P
Life Science
§ 102
NP
Utility and Infrastructure Use Category
Utility and Infrastructure uses*
§ 102
NP
Public Transportation Facility
§ 102
P
Wireless Telecommunications Services
Facility
§ 102
C(3)
* Not listed below
(1) [Note Deleted]
(2) [Note Deleted]
(3) P if the facility is a Micro WTS Facility.
(4) Within the Central SOMA SUD, see Planning Code Section 249.78 for specific controls.
(5) 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.
(6) P on all floors if accessory to a Hotel, Personal Service, or Health Service Use.
(7) NP outside the Central SoMa SUD and the Eastern SoMa Plan Area.
(8) C for Pool Halls.
(Added as Sec. 840 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. 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. 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.
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. 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. 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 840.97 redesignated as 840.97A and amended, 840.97B and 840.97C added; Ord. 66-11, Eff. 5/20/2011. Introductory material amended; Zoning Control Table: 840.04, 840.45, 840.62, 840.65, 840.85, and
840.86 amended, former category 840.52 deleted, 840.65A added; Ord. 196-11, Eff. 11/3/2011. Introductory material amended; Zoning Control Table: 840.47 amended; Ord. 75-12, Eff. 5/23/2012. Zoning Control Table: former category 840.23
deleted; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: 840.26 reference corrected; Ord. 62-13, Eff. 5/10/2013. Zoning Control Table: former category 840.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 840.46 amended;
Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 840.23 added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 840.05 amended; Ord. 20-15, Eff. 3/22/2015. Introductory material amended; Zoning Control Table: 840.24 amended;
Specific Provisions: 840.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 840.92 amended; former category 840.93 deleted; 840.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 840.10, 840.41, and 840.71 amended;
Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 840.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 840.36, 840.87, 840.97B, and 840.97C amended; 840.52 added; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 840.01,
840.02, 840.03, 840.04, 840.09, 840.11, 840.12, 840.36, 840.45, 840.46, 840.56, 840.65A, 840.66, 840.96, and 840.98 amended; categories 840.12A, 840.14A, and 840.15 through new 840.20 added; former categories 840.20 through 840.27
redesignated as 840.21 through 840.28; current 840.21, 840.22, and 840.23 amended; Specific Provisions: 840.24 redesignated as 840.25; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 840.31 amended; Ord. 303-18, Eff. 1/21/2019.
Introductory material amended; Zoning Control Table: 840.19, 840.22, and 840.23 amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 840.19, 840.20, 840.22, and 840.23 amended; Ord. 47-21, Eff. 5/17/2021. Zoning Control Table:
840.65A amended; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table: 840.52A added; 840.65A amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table: 840.53 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 840.76 and 840.77
added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 831; third undesignated introductory paragraph amended; Zoning Control Table 840 and Specific Provisions deleted; Table 831 and Notes * and (1)-(8) added; Ord. 70-23, Eff.
6/3/2023. Table 831 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 831 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 831 amended;
Note (2) deleted; Ord. 297-24, Eff. 1/19/2025. Table 831 amended; Ord. 173-25, Eff. 10/6/2025. Introductory material and Table 831 amended; Ord. 245-25, Eff. 1/12/2026. Table 831 amended; Ord. 1-26, Eff. 2/8/2026. Table 831 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 840 by Ord. 190-22, was inadvertently omitted from Table 831 as restructured and redesignated by Ord. 70-23. It has been restored at the direction of the Office of the City Attorney.