SEC. 848. CMUO - CENTRAL SOMA MIXED-USE OFFICE DISTRICT.

   The Central SoMa Mixed Use-Office (CMUO) extends predominantly between 2nd Street and 6th Street in the South of Market area. The CMUO is designed to encourage a mix of residential and non-residential uses, including office, retail, light industrial, arts activities, nighttime entertainment, and tourist hotels.

Table 848 CMUO – CENTRAL SOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLE
Central SoMa Mixed Use-Office District Controls
Zoning Category	§ References	Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 249.78, 250–252, 260, 261.1, 263.20, 263.30, 270, 270.1, 270.2, 271. See also Height and Bulk District Maps	Varies. See Height and Bulk Map Sheets HT01 and HT07. In the Central SoMa SUD, Prevailing Height and Density limits are determined by Section 249.78. Height sculpting required and additional bulk limits pursuant to §270; Non-habitable vertical projections permitted pursuant to §263.20; additional height permissible pursuant to §263.30; horizontal mass reduction required pursuant to §270.1; and Mid-block alleys required pursuant to §270.2.
5 Foot Height Bonus for Ground Floor Commercial	§ 263.20	NP
Setbacks	§§ 132.4, 134, 136, 144, 145.1	Generally required. Along 4th Street south of Bryant Street, required by a minimum depth of five feet, from sidewalk grade up to a minimum height of 25 feet.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required
Street Frontage Requirements	§ 145.1	Required
Street Frontage, Ground Floor Commercial	§ 145.4	2nd Street, on the west side, between Dow Place and Townsend Street; 3rd Street, between Folsom Street and Townsend Street; 4th Street, between Folsom and Townsend Streets; Folsom Street, between 4th and 6th Streets; Brannan Street, between 3rd Street and 4th Street; Townsend Street, on the north side, between 2nd Street and 4th Street.
Vehicular Access Restrictions	§ 155(r)	3rd Street between Folsom and Townsend Streets; 4th Street between Folsom and Townsend Streets; Folsom Street from 4th Street to 5th Street; Brannan Street from 2nd Street to 6th Street; and Townsend Street from 2nd Street to 6th Street.
Driveway Loading and Operations Plan	§ 155(u)	Required for projects of 100,000 sq. ft. or more.
Miscellaneous
Lot Size (Per Development)	§ 102, 303	N/A
Planned Unit Development	§ 304	NP
Large Project Authorization	§ 329	Required for new construction greater than 85 feet in height; additions to an existing building with a height of 85 feet or less resulting in a total building height greater than 85 feet; or the net addition or new construction of more than 50,000 gross square feet.
Awning and Canopy	§ 136.1	P
Marquee	§ 136.1	NP
Signs	§§ 262, 602-604, 607, 607.2, 608, 609	As permitted by § 607.2.
General Advertising Signs	§§ 262, 602.7, 604, 608, 609, 610, 611	NP
Design Guidelines	General Plan Commerce and Industry Element; Central SoMa Plan	Subject to the Urban Design Guidelines and Central SoMa Guide to Urban Design.

 

Zoning Category	§ References	Controls
RESIDENTIAL STANDARDS & USES
Development Standards
Usable Open Space [Per Dwelling Unit and Group Housing]	§§ 135, 136, 427	80 sq. ft. per unit; 54 sq. ft. per unit if publicly accessible; buildings taller than 160 feet may also pay in-lieu fee.
Off-Street Parking	§§ 150, 151.1, 153, 156, 166, 167	Car parking not required. Limits set forth in §151.1. Bicycle Parking required pursuant to §155.2. If car parking is provided, car share spaces are required when a project has 50 units or more pursuant to §166.
Dwelling Unit Mix	§ 207.6	At least 40% of all dwelling units shall contain two or more bedrooms, 30% of all dwelling units shall contain three or more bedrooms, or 35% of all dwelling units shall contain two or more bedrooms with at least 10% containing three or more bedrooms.
Lot coverage	§ 249.78	Limited to 80 percent at all residential levels, except that on levels in which all residential units face onto a public right-of-way, 100% lot coverage may occur. The unbuilt portion of the lot shall be open to the sky except for those obstructions permitted in yards pursuant to Section 136(c) of this Code. Where there is a pattern of mid-block open space for adjacent buildings, the unbuilt area of the new project shall be designed to adjoin that mid-block open space.
Use Characteristics
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses
Residential Uses	§ 102	P
Dwelling Units, Senior Housing, and Group Housing	§ 207	No residential density limit by lot area. Density restricted by physical envelope controls of height, bulk, setbacks, open space, exposure and other applicable controls of this and other Codes, as well as by applicable design guidelines, applicable elements and area plans of the General Plan, and design review by the Planning Department.
Group Housing	§§ 249.78(c)(8), 890.88(b)	NP, except Group Housing uses that are also defined as Student Housing, Senior Housing, or Residential Care Facility, are designated for persons with disabilities, are designated for Transition Age Youth, or are contained in buildings that consist of 100% affordable units.
SRO Units	§§ 249.78(c)(7), 890.88(c)	NP, except in buildings that consist of 100% affordable units.
Accessory Dwelling Units	§§ 102, 207(c)(4)	P within the existing building envelope. 1 ADU allowed in buildings with 4 or fewer Dwelling units. No limit in buildings with 5 or more Dwelling Units. ADUs may not eliminate or reduce ground-story retail or commercial spaces.
Homeless Shelters	§§ 102, 208	Density limits regulated by the Administrative Code, Chapter 20, Article XIII.
Loss of Dwelling Units
Residential Conversion, Demolition, or Merger	§ 317	C

 

Zoning Category	§ References	Controls
NON-RESIDENTIAL STANDARDS & USES
Development Standards
Floor Area Ratio	§§ 102, 123, 124, 128.1, 249.78	In the Central SoMa SUD, Prevailing Height and Density limits are determined by Section 249.78, subject to the requirements of Section 128.
Use Size	§ 102	Restrictions on some Retail Sales and Service Uses.(1)
Off-Street Parking	§§ 145.1, 150, 151.1, 153-156, 166, 204.5	Car parking not required. Limits set forth in § 151.1. Bicycle parking required pursuant to § 155.2. Car share spaces required when a project has 25 or more parking spaces pursuant to § 166.
Off-Street Freight Loading	§§ 150, 152.1, 153 - 155, 161, 204.5	Pursuant to § 152.1.
Useable Open Space	§§ 135.3, 426	Required; amount varies based on use; may pay in-lieu fee.
Privately-Owned Public Open Space (POPOS)	§§ 138, 426	Required with the construction of a new building or an addition of 50,000 gross square feet or more of Non-Residential use. Retail, institutional, and PDR uses are exempt. Ratio of square feet of open space to gross floor area is 1:50 feet; may also pay in-lieu fee
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303, 303.1	NP for Restaurants, Limited Restaurants, and Bars. C for all other Formula Retail Uses.
Hours of Operation	§ 102	No Restrictions
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P
Outdoor Activity Area	§ 102	P
Walk-up Facility	§ 102	P
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	P
Agriculture, Large Scale Urban	§§ 102, 202.2(c)	C
Automotive Use Category
Automotive Uses*	§ 102	P
Parking Garage, Private	§ 102	C
Parking Garage, Public	§ 102	C
Parking Lot, Private	§§ 102, 142, 156	NP
Parking Lot, Public	§§ 102, 142, 156	NP
Service, Motor Vehicle Tow	§ 102	C
Services, Ambulance	§ 102	C
Vehicle Storage Garage	§ 102	C
Vehicle Storage Lot	§ 102	NP
Entertainment and Recreation Use Category
Entertainment and Recreation Uses*	§ 102	P
Entertainment, Nighttime	§ 102	P(4)
Entertainment, Outdoor	§ 102	NP
Open Recreation Area	§ 102	NP
Sports Stadium	§ 102	NP
Industrial Use Category
Industrial Uses*	§§ 102, 202.2(d)	NP
Food, Fiber and Beverage Processing 1	§§ 102, 202.2(d)	P
Manufacturing, Light	§§ 102, 202.2(d)	P
Institutional Use Category
Institutional Uses*	§ 102	P
Hospital	§ 102	C
Medical Cannabis Dispensary	§§ 102, 202.2(e)	C
Sales and Service Use Category
Retail Sales and Service Uses*	§ 102	P(1)
Adult Business	§ 102	NP
Animal Hospital	§ 102	P
Bar	§§ 102, 202.2(a)	P(1)(3)
Cannabis Retail	§§ 102, 202.2(a), 890.125	C
Hotel	§ 102	C(2)
Kennel	§ 102	P
Massage Establishment	§ 102	NP
Mortuary	§ 102	NP
Motel	§§ 102, 202.22(a)	NP
Restaurant	§§ 102, 202.2(a)	P(1)(3)
Restaurant, Limited	§§ 102, 202.2(a)	P(1)(3)
Storage, Self	§ 102	NP
Trade Shop	§ 102	P
Non-Retail Sales and Service	§ 102	P
Utility and Infrastructure Use Category
Utility and Infrastructure*	§ 102	P
Internet Service Exchange	§ 102	C
Power Plant	§ 102	NP
Public Utilities Yard	§ 102	NP
Wireless Telecommunications Services Facility	§ 102	C(5)

 

 

* Not Listed Below

(1)   P up to 25,000 gross sq. ft. per lot; above 25,000 gross sq. ft. per lot permitted only if the ratio of other permitted uses to retail is at least 3:1.

(2)   Not subject to ratio requirements of (1) above, pursuant to § 803.9(g).

(3)   Formula Retail NP.

(4)   P in the area bounded by 4th Street, 6th Street, Bryant Street, and Townsend Street; C elsewhere.

(5)   C if a Macro WTS Facility; P if a Micro WTS Facility.

 

(Added by Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)