SEC. 833. MUR – MIXED USE-RESIDENTIAL DISTRICT.

   The Mixed Use-Residential District (MUR) is intended to facilitate the development of high-density, mid-rise housing, including family-sized housing and residential hotels. The district is also designed to encourage the expansion of retail, business service and commercial and cultural arts activities. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code.

   Continuous ground floor commercial frontage with pedestrian-oriented retail activities along major thoroughfares is encouraged. Hotels, nighttime entertainment, adult entertainment and heavy manufacturing uses are not permitted. Office is limited by residential-to-non residential ratio in new construction.

Table 833 MUR – MIXED USE-RESIDENTIAL DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Mixed Use-Residential District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 249.78, 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. (3)
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. (3)
Front Setback and Side Yards	§§ 130, 132, 133	Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise not required. (3)
Setbacks, streetwall articulation, and tower separation in the Central SoMa Special Use District	§ 132.4	Applicable to lots in the Central SoMa SUD. (3)
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	As required in §138.1.
Street Frontage Requirements	§§ 145.1, 249.78	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. (3)
Active street-facing ground-floor uses	§ 145.4	Required on 3rd Street, between Folsom Street and Townsend Street; 4th Street, between Folsom and Townsend Streets; Folsom Street, between 4th Street and 6th Street.
Parking and Loading Access	§ 155(r)	Restrictions apply to 3rd Street, between Folsom Street and Townsend Street; 4th Street, between Folsom Street and Townsend Street; Folsom Street, between 4th Street and 5th Street, and as required by Section 155(r).
Driveway Loading and Operations Plan	§§ 155(u), 249.78	Applicable to lots in the Central SoMa SUD. (3)
Privately-Owned Public Open Space (POPOS)	§§ 138, 249.78, 426	Applicable to lots in the Central SoMa SUD. (3)
Usable Open Space for Non-Residential Uses	§ 135.3, 426	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; Central SoMa Plan	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

 

Zoning Category	§ References	Mixed Use-Residential 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. (3)
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(4)
Single Room Occupancy	§ 249.78(c)(7)	P(3)
Student Housing	§ 249.78(c)(7)	P(3)
Residential Uses
Dwelling Units	§102	P
Group Housing	§§ 102, 249.78(c)(8)	P(3)
Homeless Shelters	§ 208	P
Dwelling Unit and Group Housing Density	§§ 102, 207	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-Residential District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 123, 124, 128.1, 249.78	FAR based on permitted height, see Section 124 for more information. (3)
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.
Residential to Non-Residential ratio	§ 803.9(a)	3 sq.ft. of Residential Use for every 1 sq. ft. of other permitted use.
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	§§ ,1   249.78, 303.1	P(3)
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(1)
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, 181(f), 249.78, 803.9(b)	NP(1)(3)
Arts Activities	§ 102	P
Entertainment, General	§ 102	NP(7)
Movie Theater	§ 102	P up to three screens.
Open Recreation Area	§ 102	P
Industrial Use Category
Industrial Uses	§ 102	NP(1)
Manufacturing, Light	§ 102	P
Institutional Use Category
Institutional Uses*	§§ 202.2(e), 803.9(b)	P
Hospital	§ 102	NP(1)
Medical Cannabis Dispensary	§ 202.2(e)	P(3)
Post-Secondary Educational Institution	§ 102	C(1)
Sales and Service Category
Retail Sales and Service Uses*	§§ 102	P
Adult Business	§ 102	NP(1)
Adult Sex Venue	§§ 102, 249.78	C(6)
Cannabis Retail	§ 202.2(a), 803.9(b)	P(3)
Hotel	§ 102	NP(1)
Massage Establishment	§ 102	P on 1st floor, C on 2nd floor, and NP on 3rd floor and above (5)
Mortuary	§ 102	NP(1)
Self Storage	§ 102	NP(1)
Non-Retail Sales and Service*	§ 102	P
Life Science	§ 102	NP(1)
Storage, Wholesale	§ 102	NP(1)
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 per § 803.9(b).

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

(3)   For projects within the Central SoMa SUD, see specific requirements in Section 249.78.

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

(5)   P on all floors if accessory to a Hotel, Personal Service, or Health Service, or if located within a historic building per § 803.9(b).

(6)   NP outside of the Central SoMa SUD and the East SoMa Plan Area.

(7)   C for Pool Hall.

 

(Added as Sec. 841 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. 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. 14-18, File No. 171097, App. 2/9/2018, Eff. 3/12/2018; 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. 33-24, File No. 231144, App. 2/21/2024, Eff. 3/23/2024; 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 841.97 redesignated as 841.97A and amended, 841.97B and 841.97C added; Ord. 66-11, Eff. 5/20/2011. Introductory material amended; Zoning Control Table: 841.04, 841.09, 841.45, 841.62, 841.65, 841.85, and 841.86 amended; Ord. 196-11, Eff. 11/3/2011. Zoning Control Table: former category 841.23 deleted; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: 841.26 reference corrected; Ord. 62-13, Eff. 5/10/2013. Zoning Control Table: former category 841.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 841.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 841.23 added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 841.05 amended; Ord. 20-15, Eff. 3/22/2015. Introductory material amended; Zoning Control Table: 841.24 amended; Specific Provisions: 841.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 841.92 amended; former category 841.93 deleted; 841.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 841.10, 841.41, 841.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 841.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 841.36, 841.87, 841.97B, and 841.97C amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 841.26 amended; Ord. 14-18, Eff. 3/12/2018. Introductory material amended; Zoning Control Table: 841.01, 841.02, 841.03, 841.04, 841.09, 841.11, 841.12, 841.36, 841.46, 841.56, 841.96, and 841.98 amended; 841.12A, 841.15 through new 841.20, and 841.52 added; former categories 841.20 through 841.27 redesignated as 841.21 through 841.28; current 841.21, 841.22, and 841.23 amended; Specific Provisions: 841.24 redesignated as 841.25; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 841.31 amended; Ord. 303-18, Eff. 1/21/2019. Introductory material amended; Zoning Control Table: 841.19, 841.22, and 841.23 amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 841.19, 841.20, 841.22, 841.23, and 841.46 amended; Ord. 47-21, Eff. 5/17/2021. Zoning Control Table: 841.59 amended; Ord. 233-21, Eff. 1/22/2022. Zoning Control Table: 841.59 amended; Ord. 37-22, Eff. 4/14/2022. Zoning Control Table: 841.53 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 841.76 and 841.77 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 833; Zoning Control Table 841 and Specific Provisions deleted; Table 833 and Notes * and (1)-(7) added; Ord. 70-23, Eff. 6/3/2023. Table 833 amended; Ord. 33-24, Eff. 3/23/2024. Table 833 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 833 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024.

CODIFICATION NOTE

1.   So in Ord. 70-23.