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 within the district pursuant to Section 207.1 of this Code.

   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
Massing and Setbacks
Height and Bulk Limits	§§ 261.1, 263.21, 270, 270.1, 270.2, 271	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, 136	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, 133	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	General Plan Commerce and Industry Element.	Subject to the Urban Design Guidelines.
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
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. 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	§ 317	C for Removal of one or more Residential Units or Unauthorized Units.
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	P(3)
Single Room Occupancy	§ 102	P
Student Housing	§ 102	P
Residential Uses
Dwelling Units	§ 207	P
Group Housing	§§ 102	P
Homeless Shelter	§§ 102, 208	P
Dwelling Unit and Group Housing Density	§ 208	No density limit. Density is regulated by the permitted height and bulk, and required setbacks, exposure, and open space of each development lot.
Homeless Shelter Density	§§ 208	Density limits regulated by the Administrative Code.

 

Zoning Category	§ References	Mixed Use-Office District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 123, 124	Varies, depending on height, as set forth in § 124.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 151. 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	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.
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
Agricultural Use Category
Agricultural Uses	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	P
Ambulance Service	§ 102	C(1)
Automobile Sale or Rental	§ 102	P if in an enclosed building; otherwise NP.
Motor Vehicle Tow Service	§ 102	C(1)
Private Parking Garage	§ 102	C(1)
Private Parking Lot	§ 102	NP
Public Parking Garage	§ 102	C(1)
Public Parking Lot	§ 102	NP
Service, Parcel Delivery	§§ 102, 303(cc)	C
Vehicle Storage Garage	§ 102	C(1)
Vehicle Storage Lot	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 803.9(b)	P
Entertainment, Nighttime	§ 102	C
Livery Stables	§ 102	NP(1)
Movie Theater	§ 102	P up to three screens
Sports Stadium	§ 102	NP(1)
Industrial Use Category
Industrial Uses	§ 102	NP(1)
Light Manufacturing	§ 102	P
Institutional Use Category
Institutional Uses	§§ 202.2(e), 803.9(b)	P
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P(4)
Adult Business	§ 102	NP(1)
Adult Sex Venue	§ 102	C(1)
Hotel	§ 102	C(5)(1)
Massage Establishment	§ 102	NP(1)
Mortuary	§ 102	NP(1)
Self Storage	§ 102	NP(1)
Non-Retail Sales and Service	§ 102	P
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP(1)
Public Transportation Facility	§ 102	P
Wireless Telecommunications Services Facility	§ 102	C(1)(2)

 

 

* Not listed below

(1)   P in historic buildings as set forth in § 803.9(b).

(2)   P if the facility is a Micro WTS Facility.

(3)   NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.

(4)   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.

(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.

 

(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)

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.

CODIFICATION NOTE

1.   So in Ord. 70-23.