SEC. 839. WMUG – WSOMA MIXED USE-GENERAL DISTRICT.

   The WSoMa Mixed Use-General (WMUG) District is largely comprised of the low-scale, production, distribution, and repair uses mixed with housing and small-scale retail. The WMUG is designed to maintain and facilitate the growth and expansion of small-scale light manufacturing, wholesale distribution, arts production and performance/exhibition activities, and 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 production, distribution, and repair 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 will be protected from demolition or conversion to nonresidential use by requiring conditional use review. Accessory Dwelling Units are permitted within the district pursuant to Section 207.1 of this Code.

   Hotels, movie theaters, adult entertainment, and heavy manufacturing uses are not permitted. Office use is restricted to customer-based services on the ground floor.

Table 839 WMUG – WSOMA MIXED USE-GENERAL DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Western SoMa Mixed Use-General District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§,1   261.1, 270, 270.1, 270.2, 271	Varies; see also Height and Bulk District Maps. 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.
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 required	§ 145.4	None
Parking and Loading Access Restrictions	§ 155(r)	As required by §155(r). (6)
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, 249.39	As required by § 329. (6)
Planned Unit Development	§ 304	NP
Awning, Canopy or Marquee	§ 136, 136.1	P
Signs	§ 607.2	As permitted by Section § 607.2 . 1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP

 

Zoning Category	§ References	Western SoMa Mixed Use-General District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit or Group Housing Room]	§§ 135, 136, 249.39	80 square feet if private, 54 square feet if publicly accessible. (6)
Off-Street Parking Requirements	§§ 150-151.1, 155.2, 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, 249.39	P with minimum SRO unit size of 275 square feet.
Student Housing	§ 102	C in newly constructed buildings only. Otherwise, NP.
Residential Uses
Dwelling Units	§ 102	P
Group Housing	§§ 102, 249.78(c)(8)	P
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	§§ 102, 208	Density limits regulated by the Administrative Code.

 

Zoning Category	§ References	Western SoMa Mixed Use-General District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 123, 124	FAR based on permitted height, see Section 124 for more information.
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 Controls		As indicated in this table by end note (5), certain Uses are limited to a total of 10,000 gsf per lot and NP above.
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	C
Hours of Operation	§ 102	P 6 a.m.-2 a.m. C 2 a.m.-6 a.m.
Maritime Use	§ 102	NP
Open Air Sales	§ 102	P(5)
Outdoor Activity Area	§ 102, 145.2	P if in front or it complies with Section 202.2(a)(7), C if elsewhere.
Walk-up Facility	§ 102	P
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	P(4)
Ambulance Service	§ 102	C(4)(5)(1)
Automobile Sale or Rental	§ 102	P if in an enclosed building; otherwise, NP.
Motor Vehicle Tow Service	§ 102	C(1)(4)
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	C
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 803.9(b)	C(1)
Arts Activities	§ 102	P
Entertainment, General	§ 102	C(8)
Movie Theater	§ 102	NP(1)
Nighttime Entertainment	§ 102	NP(8)
Open Recreation Area	§ 102	P
Industrial Use Category
Industrial Uses	§ 102	NP(1)
Light Manufacturing	§ 102	P
Institutional Use Category
Institutional Uses	§§ 102, 202.2(e), 803.9(b)	P
Hospital	§ 102	NP(1)
Post-Secondary Educational Institution	§ 102	C(1)
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P(5)
Adult Business	§ 102	NP(1)
Adult Sex Venue		P(7)
Hotel	§ 102	NP(1)
Massage Establishment	§ 102	C(1)
Mortuary	§ 102	NP(1)
Self Storage	§ 102	NP(1)
Trade Shop	§ 102	P
Non-Retail Sales and Service*	§ 102	P
Laboratory	§ 102	NP(1)
Life Science	§ 102	NP(1)
Office Uses	§ 102	NP(1)
Wholesale Storage	§ 102	C(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)   NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.

(4)   P only if use has no auto access/ingress on Alleyways, as defined in the Western SoMa Community Plan, containing RED or RED-MX Districts.

(5)   P up to a total of 10,000 gsf per lot. NP above.

(6)   For projects within the Western SoMa SUD, see specific requirements in Section 823. 1

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

(8)   P for properties fronting Folsom Street between 7th Street and Division Street and properties fronting 11th Street between Howard Street and Division Street.

 

(Added as Sec. 844 by Ord. 42-13, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by 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. 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; Ord. 22-23, File No. 221104, App. 2/23/2023, Eff. 3/26/2023; 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. 187-24, File No. 240173, App. 7/26/2024, Eff. 8/26/2024)

AMENDMENT HISTORY

Zoning Control Table: former category 844.88 deleted; Ord. 71-14, Eff. 6/22/2014. Zoning Control Table: 844.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 844.23b added; Ord. 14-15, Eff. 3/15/2015. Introductory material amended; Zoning Control Table: 844.24 amended; Specific Provisions: 844.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 844.92 amended; former category 844.93 deleted; 844.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 844.10, 844.41, and 844.71 amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: 844.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 844.36, 844.87, 844.97b, and 844.97c amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 844.96 and 844.98 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 844.31 amended; Ord. 303-18, Eff. 1/21/2019. Introductory material amended; Ord. 63-20, Eff. 5/25/2020. Zoning Control Table: 840.52 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 844.76 and 844.77 added; Ord. 190-22, Eff. 10/17/2022. Introductory material amended; Zoning Control Table: 844.56 amended; Note (1) added; Ord. 22-23, Eff. 3/26/2023. Section redesignated as Sec. 839; Zoning Control Table 844 and Specific Provisions deleted; Table 839 and Notes * and (1)-(8) added; Ord. 70-23, Eff. 6/3/2023. Table 839 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 839 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Table 839 amended; Ord. 187-24, Eff. 8/26/2024.

CODIFICATION NOTE

1.   So in Ord. 70-23.