§ 848. CMUO - CENTRAL SOMA MIXED-USE OFFICE DISTRICT.
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- 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 manufacturing, arts activities, nighttime entertainment, and tourist hotels.Table 848
CMUO – CENTRAL SOMA MIXED USE-OFFICE DISTRICT ZONING CONTROL TABLECentral SoMa Mixed Use-Office District ControlsZoning Category§ ReferencesControlsBUILDING STANDARDSMassing and SetbacksHeight and Bulk LimitsVaries. 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§ 263.20NPSetbacksGenerally 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 RealmStreetscape and Pedestrian Improvements§ 138.1RequiredStreet Frontage Requirements§ 145.1RequiredStreet Frontage, Ground Floor Commercial§ 145.42nd 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.MiscellaneousLot Size (Per Development)N/APlanned Unit Development§ 304NPLarge Project Authorization§ 329Required 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§ 136.1PMarquee§ 136.1NPSignsAs permitted by § 607.2.General Advertising SignsNPDesign GuidelinesGeneral Plan Commerce and Industry Element; Central SoMa PlanSubject to the Citywide Urban Design Guidelines..1Zoning Category§ ReferencesControlsRESIDENTIAL STANDARDS & USESDevelopment StandardsUsable Open Space [Per Dwelling Unit and Group Housing]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 ParkingDwelling Unit Mix§ 207.6At 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§ 249.78Limited 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 CharacteristicsSingle Room Occupancy§ 102PStudent Housing§ 102PResidential UsesResidential Uses§ 102PDwelling Units, Senior Housing, and Group Housing§ 207No 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 HousingNP, 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 UnitsNP, except in buildings that consist of 100% affordable units.Accessory Dwelling UnitsP 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 SheltersDensity limits regulated by the Administrative Code,Chapter 20, Article XIII. Loss of Dwelling UnitsResidential Conversion, Demolition, or Merger§ 317CZoning Category§ ReferencesControlsNON-RESIDENTIAL STANDARDS & USESDevelopment StandardsFloor Area RatioUse Size§ 102Restrictions on some Retail Sales and Service Uses.(1)Off-Street ParkingOff-Street Freight LoadingPursuant to § 152.1.Useable Open SpaceRequired; amount varies based on use; may pay in-lieu fee.Privately-Owned Public Open Space (POPOS)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 feeCommercial Use CharacteristicsDrive-up Facility§ 102NPFormula RetailNP for Restaurants, Limited Restaurants, and Bars. C for all other Formula Retail Uses.Hours of Operation§ 102No RestrictionsMaritime Use§ 102NPOpen Air Sales§ 102POutdoor Activity Area§ 102PWalk-up Facility§ 102PAgricultural Use CategoryAgricultural Uses*PAgriculture, Large Scale UrbanCAutomotive Use CategoryAutomotive Uses*§ 102PParking Garage, Private§ 102CParking Garage, Public§ 102CParking Lot, PrivateNPParking Lot, PublicNPService, Motor Vehicle Tow§ 102CServices, Ambulance§ 102CVehicle Storage Garage§ 102CVehicle Storage Lot§ 102NPEntertainment and Recreation Use CategoryEntertainment and Recreation Uses*§ 102PEntertainment, Nighttime§ 102P(4)Entertainment, Outdoor§ 102NPOpen Recreation Area§ 102NPSports Stadium§ 102NPIndustrial Use CategoryIndustrial Uses*NPFood, Fiber and Beverage Processing 1PManufacturing, LightPInstitutional Use CategoryInstitutional Uses*§ 102PHospital§ 102CMedical Cannabis DispensaryCSales and Service Use CategoryRetail Sales and Service Uses*§ 102P(1)Adult Business§ 102NPAnimal Hospital§ 102PBarP(1)(3)Cannabis RetailCHotel§ 102C(2)Kennel§ 102PMassage Establishment§ 102NPMortuary§ 102NPMotelNPRestaurantP(1)(3)Restaurant, LimitedP(1)(3)Storage, Self§ 102NPTrade Shop§ 102PNon-Retail Sales and Service§ 102PUtility and Infrastructure Use CategoryUtility and Infrastructure*§ 102PInternet Service Exchange§ 102CPower Plant§ 102NPPublic Utilities Yard§ 102NPWireless Telecommunications Services Facility§ 102C(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. , File No. 180184, App. 12/12/2018, Eff. 1/12/2019; amended by Ord. , File No. 200077, App. 4/24/2020, Eff. 5/25/2020)AMENDMENT HISTORYIntroductory material and Zoning Control Table amended; Ord. , Eff. 5/25/2020.CODIFICATION NOTE1. So in Ord. .