(a) Housing Requirement in the Mixed Use-Residential (MUR) District. In new construction in the MUR District, three square feet of Gross Floor Area for Residential Use is required for every one gross square foot of permitted Non-Residential Use.
(b) Preservation of Historic Buildings within Certain Eastern Neighborhoods Mixed Use Districts. The following controls are intended to support the economic viability of buildings of historic importance within Eastern Neighborhoods.
(1) CMUO, MUG, MUR, MUO, and SPD Districts. This subsection (b)(1) applies only to buildings in CMUO, MUG, MUO, MUR, or SPD Districts that are designated landmark buildings or contributory buildings within a designated historic district pursuant to Article 10 of the Planning Code, or buildings listed on or determined eligible for the California Register of Historical Resources by the State Office of Historic Preservation.
(A) All uses are principally permitted, provided that:
(i) The project does not contain any Nighttime Entertainment use.
(ii) Prior to the issuance of any necessary permits, the Zoning Administrator, with the advice of the Historic Preservation Commission, determines that allowing the use will enhance the feasibility of preserving the building.
(B) The Historic Preservation Commission shall review the proposed project for compliance with the Secretary of the Interior’s Standards, (36 C.F.R. § 67.7 (2001)) and any applicable provisions of the Planning Code.
(2) RED and RED-MX Districts. This subsection (b)(2) applies only to buildings in RED and RED-MX Districts that are a designated landmark building per Article 10 of the Planning Code, buildings designated as Category I-IV pursuant to Article 11 of this Code and located within the Extended Preservation District, or a building listed in or determined individually eligible for the National Register of Historic Places or the California Register of Historical Resources by the State Office of Historic Preservation.
(A) Arts Activities, Community Facility, Private Community Facility, Public Facility, School, Social Service or Philanthropic Facility, and Trade School uses are principally permitted, and Retail Sales and Services uses and Office Uses as defined in Section 102, are permitted only with Conditional Use authorization, pursuant to Planning Code Section 303, provided that:
(i) The project does not contain any Adult Business or Nighttime Entertainment use.
(ii) Prior to the issuance of any necessary permits, the Zoning Administrator, with the advice of the Historic Preservation Com- mission, determines that allowing the use will enhance the feasibility of preserving the building.
(B) The Historic Preservation Commission shall review the proposed project for compliance with the Secretary of the Interior’s Standards, (36 C.F.R. § 67.7 (2001)) and any applicable provisions of the Planning Code.
(3) WMUG District. This subsection (b)(3) applies only to buildings in the WMUG District that are a designated landmark building per Article 10 of the Planning Code, buildings designated as Category I-IV pursuant to Article 11 of this Code and located within the Extended Preservation District, or a building listed in or determined individually eligible for the National Register of Historic Places or the California Register of Historical Resources by the State Office of Historic Preservation.
(A) Office uses, as defined in Planning Code Section 102, are principally permitted, provided that:
(i) Prior to the issuance of any necessary permits, the Zoning Administrator, with the advice of the Historic Preservation Com- mission, determines that allowing the use will enhance the feasibility of preserving the building.
(B) The Historic Preservation Commission shall review the proposed project for com- pliance with the Secretary of the Interior’s Standards, (36 C.F.R.. § 67.7 (2001)) and any applicable provisions of the Planning Code.
(c) Preservation of Historic Buildings within and UMU Districts. The following rules are intended to support the economic viability of buildings of historic importance within the UMU District.
(1) This subsection applies only to buildings that are a designated landmark building, or a building listed on or determined eligible for the California Register of Historical Resources by the State Office of Historic Preservation.
(2) All uses are permitted as of right, provided that:
(A) The project does not contain nighttime entertainment.
(B) Prior to the issuance of any necessary permits, the Zoning Administrator, with the advice of the Historic Preservation Commission, determines that allowing the use will enhance the feasibility of preserving the building.
(C) Residential uses meet the affordability requirements of the Residential Inclusionary Affordable Housing Program set forth in Section 415 et seq.
(3) The Historic Preservation Commission shall review the proposed project for compliance with the Secretary of the Interior’s Standards, (36 C.F.R. § 67.7 (2001)) and any applicable provisions of the Planning Code.
(d) Legal and Government Office Uses in the Vicinity of the Hall of Justice. Within an approximately 300-foot radius of the 800 Bryant Street entrance to the Hall of Justice, and Assessor’s Block 3780, Lots 1 and 2, as shown on Sectional Map 8SU of the Zoning Map, the offices of attorneys, bail and services, government agencies, union halls, and other criminal justice activities and services directly related to the criminal justice functions of the Hall of Justice shall be permitted as a principal use. There shall be a Notice of Special Restriction placed on the property limiting office activities to uses permitted by this subsection.
(e) Vertical Controls for Office Uses.
(1) Purpose. In order to preserve ground floor space for production, distribution, and repair uses and to allow the preservation and enhancement of a diverse mix of land uses, including limited amounts of office space on upper stories, additional vertical zoning controls shall govern Office Uses as set forth in this subsection 803.9(e).
(2) Applicability. This subsection 803.9(e)1
803.9(f) shall apply to all Office Uses in the MUG and UMU Districts and all office uses in buildings in the PDR-1-D and PDR-1-G Districts that are designated as landmarks pursuant to Article 10 of the Planning Code, where permitted.
(3) Controls.
(A) Prohibition of Office Uses in the Mission Area Plan Area. Except for Professional Services, Financial Services, Medical Services, and Office Uses in Landmark Buildings, Office Uses are prohibited in the Mission Area Plan area.
(B) Designated Office Story or Stories. Office Uses are not permitted on the ground floor, except as specified in Section 840 for MUG Districts and Section 843 for UMU Districts. Office Uses may be permitted on stories above the ground floor if they are designated as office stories. On any designated office story, Office Uses are permitted, subject to any applicable use size limitations. On any story not designated as an office story, Office Uses are not permitted. When an Office Use is permitted on the ground floor per Sections 840 and 843, it shall not be considered a designated office story for the purposes of subsection 803.9(e)(4)(E)1
below.
(C) Timing of Designation. In the case of new construction, any designated office story or stories shall be established prior to the issuance of a first building permit or along with any associated Planning Commission action, whichever occurs first. In the case of buildings that were constructed prior to the effective date of this Section, any such story or stories shall be designated prior to the issuance of any building permit for new or expanded office uses or along with any associated Planning Commission action, whichever occurs first.
(D) Recordation of Designation. Notice of the designation of office stories shall be recorded as a restriction on the deed of the property along with plans clearly depicting the designated story or stories in relation to the balance of the building. A designated office story may only be re-allocated when the designated office story is first returned to a permitted non-office use and associated building modifications to the designated office story are verified by the Zoning Administrator.
(E) Maximum Number of Designated Stories. The maximum number of designated office stories shall correspond to the total number of stories in a given building, as set forth in the table below. The designation of a particular story shall apply to the total floor area of that story and no partial designation, split designation, or other such subdivision of designated floors shall be permitted. For the purposes of the following table, the total number of stories in a given build- ing shall be counted from grade level at curb and shall exclude any basements or below-grade stories.
Total Number of Stories | Maximum Number of Designated Office Stories |
1-story | 0 stories (office use NP) |
2 - 4 stories | 1-story |
5 - 7 stories | 2-stories |
8 or more stories | 3-stories |
(F) For projects in MUG and UMU Districts with multiple buildings, consolidation of permitted office stories may be permitted, pursuant to the controls set forth in Section 329(d)(9).
(f) Retail Controls in the MUG, MUO, CMUO, and UMU Districts. In the MUG, MUO, CMUO, and UMU District, up to 25,000 gross square feet of Retail Sales and Services use is permitted per lot. Above 25,000 gross square feet, three gross square feet of other uses permitted in that District are required for every one gross square foot of retail. In the UMU District, Gym uses are exempt from this requirement. In the CMUO District, Hotel uses are exempt from this requirement.
(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 196-11
, File No. 110786, App. 10/4/2011, Eff. 11/3/2011; Ord. 42-13
, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 56-13
, File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 62-13
, File No. 121162, App. 4/10/2013, Eff. 5/10/2013; Ord. 26-15
, File No. 140876, App. 3/6/2015, Eff. 4/5/2015; Ord. 188-15
, File No. 150871, App. 11/4/2015, Eff. 12/4/2015; Ord. 102-16
, File No. 160346, App. 6/24/2016, Eff. 7/24/2016; Ord. 129-17, File No. 170203, App. 6/30/2017, Eff. 7/30/2017; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 63-20, File No. 200077, App. 4/24/2020, Eff. 5/25/2020; Ord. 133-20, File No. 200143, App. 8/21/2020, Eff. 9/21/2020; Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 187-24, File No. 240173, App. 7/26/2024, Eff. 8/26/2024)
AMENDMENT HISTORY
Division (b)(2)(A) amended; former division (b)(3) deleted and former division (b)(4) redesignated as new [now former] division (b)(3); division (c)(2)(A) amended; former division (c)(3) deleted and former division (c)(4) redesignated as new division (c)(3); divisions (h)(4)(A) and (i) amended; Ord. 196-11
, Eff. 11/3/2011. Division (a) amended; division (b) amended in its entirety; Ord. 42-13
, Eff. 4/27/2013. Division (h)(4)(A) amended; Ord. 56-13
, Eff. 4/27/2013. Division (c)(2)(C) references corrected; Ord. 62-13
, Eff. 5/10/2013. Divisions (h)(2) and (h)(4)(E) amended; Ord. 26-15
, Eff. 4/5/2015. Divisions (d) and (h)(2) amended; Ord. 188-15
, Eff. 12/4/2015. Division (h)(4)(E) amended; Ord. 102-16
, Eff. 7/24/2016. Division (a) amended; Ord. 129-17, Eff. 7/30/2017. Section header and divisions (a) and (b)(1) amended; former divisions (d) and (g)-(g)(4)(iii) deleted; former divisions (e), (f), (h), and (i) redesignated as divisions (d), (e), (f), and (g), respectively; current divisions (d) and (g) amended; Ord. 296-18, Eff. 1/12/2019. Divisions (f)(1), (f)(4)(A), and (g) amended; Ord. 63-20, Eff. 5/25/2020. Divisions (f)(1) and (f)(2) amended; new division (f)(4)(A) added; former divisions (f)(4)(A)- (E) redesignated as (f)(4)B 1 - (F); Ord. 133-20
, Eff. 9/21/2020. Section renamed; divisions (a), (b)(1), (b)(1)(A)(i), (b)(2)-(b)(2)(A)(i), (b)(3), (c)(2)(B), and (c)(3) amended; former divisions (d) and (f)(3) deleted; former divisions (e), (f), f)(4), (f)(4)B, and (g) redesignated as (d), (e), (e)(3), (e)(3)(B), and (f); current divisions (e)(1)-(2), (e)(3)(B), and (f) amended; Ord. 70-23, Eff. 6/3/2023. Divisions (b)(2)(A) and (b)(3)(A) amended; Ord. 187-24, Eff. 8/26/2024.
CODIFICATION NOTE
1. So in Ord. 70-23.