San Francisco Planning Code § 838 Umu

The Urban Mixed Use (UMU) District is intended to promote a vibrant mix of uses while maintaining the characteristics of this formerly industrially-zoned area. It is also intended to serve as a buffer between residential districts and PDR districts in the Eastern Neighborhoods. Within the UMU, allowed uses include production, distribution, and repair uses such as light manufacturing, home and business services, arts activities, warehouse, and wholesaling. Additional permitted uses include retail, educational facilities, and nighttime entertainment. Housing is also permitted, but is subject to higher affordability requirements. Family-sized dwelling units are encouraged. Within the UMU, office uses are generally prohibited in the Mission Area Plan and elsewhere are restricted to the upper floors of multiple story buildings. In considering any new land use not contemplated in this District, the Zoning Administrator shall take into account the intent of this District as expressed in this Section 838 and in the General Plan. Accessory Dwelling Units are permitted within the district pursuant to Sections 207.1 and 207.2 of this Code.

Table 838

UMU – URBAN MIXED USE DISTRICT ZONING CONTROL TABLE

Zoning Category BUILDING STANDARDS	§ References	Urban Mixed Use District Controls

Table 838

UMU – URBAN MIXED USE DISTRICT ZONING CONTROL TABLE

Zoning Category	§ References	Urban Mixed Use District Controls
BUILDING STANDARDS Massing and Setbacks
Height and Bulk Limits	§§ 261, 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, front setbacks are not required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	Required as set forth in Section 138.1
Street Frontage Requirements	§ 145.1	Required as set forth in Sections 145.1; 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	Third Street, in the UMU districts for parcel frontages wholly contained within 100 linear feet north or south of Mariposa Street or 100 linear feet north or south of 20th Street.
Parking and Loading Access Restrictions	§ 155(r)	As required by Section 155(r).
Usable Open Space for Non-Residential Uses	§§ 135.3, 426	As required by §§135.3 and 426; 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 and Standards	General Plan Commerce and Industry Element.	Subject to the Urban Design Guidelines, Citywide Design Standards, Citywide Design Standards, and any other applicable design guidelines that have been approved by the Planning Commission.
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	Urban Mixed Use District Controls
RESIDENTIAL STANDARDS AND USES
Zoning Category	§ References	Urban Mixed Use 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 § 151.1 . Bike parking required by § 155.2. If car parking is provided, car share spaces are required when a project has 50 units or more as set forth in § 166.
Off-Street Freight Loading	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 100,000 square feet.
Residential Conversion, Demolition, or Merger of Dwelling Units, including Residential Flats	§ 317	C
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	NP

Single Room Occupancy	§ 102	NP
Student Housing	§ 102	P
Residential Uses
Dwelling Units	§ 102	P
Group Housing	§ 102	P
Senior Housing	§§ 102, 202.2(f)	P
Homeless Shelters	§ 102	P
Dwelling Unit and Group Housing Density, General	§ 207	Form-Based Density.
Minimum Dwelling Unit Densities, if Applicable	§ 207.9	Varies depending on project location, but generally ranges between 50 and 100 dwelling units per acre.
Maximum Dwelling Unit Size	§§ 207.10, 317	P up to 4,000 square feet of Gross Floor Area or an equivalent Floor Area Ratio for any individual Dwelling Unit of 1.2:1. C for Dwelling Units that exceed the greater of those thresholds.
Homeless Shelter Density	§§ 102, 208	Density limits regulated by the Administrative Code.

Zoning Category	§ References	Urban Mixed Use District Controls
NON-RESIDENTIAL STANDARDS AND USES
Zoning Category	§ References	Urban Mixed Use District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 123, 124 , 207.9	Section 124 sets forth Basic FAR based on height. For Office Uses minimum intensities may apply pursuant to § 207.9.
Off-Street Parking Requirements	§§ 150-151.1, 153 - 156, 166, 204.5	No car parking required. Maximum permitted as set forth in § 151.1 . 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	§§ 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 notes (2) and (3), certain Uses have size limits. (1)
Ground Floor Ceiling Height	§ 145.1(c)(4)	Required minimum floor-to-floor height of 17 feet, as measured from grade.
Commercial Use Characteristics
Drive-up Facility	§ 102	NP
Formula Retail	§§ 102, 303.1	C (1)
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
Non-Residential Uses

Uses in Historic Buildings

Zoning Category	§ References	Urban Mixed Use District Controls
Historic Buildings	§ 202.11	In Historic Buildings, all Uses are P, except Cannabis Retail,
		Hotel, and certain Industrial Uses, as specified in § 202.11.
Agricultural Use Category
Agricultural Uses	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses*	§ 102	P
Ambulance Service	§ 102	C
Automobile Sale or Rental	§ 102	P if in an enclosed building; otherwise NP(2)
Automotive Wash	§ 102	C
Electric Vehicle Charging Location^†	§§ 102, 202.2(b), 202.13	P
Fleet Charging^†	§ 102	C and must be within an enclosed building
Motor Vehicle Tow Service	§ 102	C
Private Parking Garage	§ 102	C
Private Parking Lot	§ 102	NP
Public Parking Garage	§ 102	C
Public Parking Lot	§ 102	NP
Service, Parcel Delivery	§§ 102, 303(cc)	C
Vehicle Storage Garage	§ 102	C
Vehicle Storage Lot	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102	P
Movie Theater	§ 102	P, up to three screens
Livery Stable	§ 102	NP
Outdoor Entertainment	§ 102	NP
Sports Stadium	§ 102	NP
Industrial Use Category
Industrial Uses	§ 102	NP
Light Manufacturing	§ 102	P
Institutional Use Category
Institutional Uses	§ 202.2(e)	P
Hospital	§ 102	NP
Post-Secondary Educational Institution	§ 102	C
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	P(2)
Adult Business	§ 102	C
Adult Sex Venue	§ 102	C
Gym	§§ 102; 803.9(d)	P(3)
Hotel	§ 102	NP
Massage Establishment	§ 102	NP

Mortuary	§ 102	NP
Reproductive Health Clinic	§§ 102, 202.5	P
Self Storage	§ 102	NP
Trade Shop	§ 102	P
Non-Retail Sales and Service*	§ 102	P
Life Science	§ 102	NP
Office Uses	§§ 102; 803.9(c)	P(4)
Professional Services, Non-Retail	§§ 102	P(4)
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP
Public Transportation Facility	§ 102	P
Wireless Telecommunications Services Facility	§ 102	C

* Not listed below

(1) P on Assessor’s Parcel Block No. 3781, Lot 003, and the Non-Residential Use Size controls in Section 838 shall not apply.

(2) P up to 3,999 gross sq. ft. per Use and requires C for 4,000 gross sq. ft. or greater per Use; P to 25,000 Gross Square Feet per Lot; above 25,000 gross sq. ft. permitted only if the ratio of other permitted uses to retail on the Lot is at least 3:1.

(3) P up to 3,999 gross sq. ft. per use; C for 4,000 gross sq. ft. or greater per use. Not subject to 3:1 ratio.

(4) Uses subject to vertical control of § 803.9(c). (5) [Note Deleted]

(Added as Sec. 843 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. 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. 133-20, File No. 200143, App. 8/21/2020, Eff. 9/21/2020; 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. 122-23, File No. 230371, App. 7/5/2023, Eff. 8/5/2023; 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. 68-24, File No. 240070, App. 4/4/2024, Eff. 5/5/2024; Ord. 113-24, File No. 240193, App. 6/13/2024, Eff. 7/14/2024, Retro. 3/30/2024; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 47-25, File No. 250125, App. 4/17/2025, Eff. 5/18/2025; Ord. 245-25, File No. 250701, App. 12/12/2025, Eff. 1/12/2026, Oper. 1/12/2026; Ord. 1-26, File No. 250385, App. 1/8/2026, Eff. 2/8/2026; Ord. 13-26, File No. 251099, App. 2/13/2026, Eff. 3/16/2026; Ord. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026)

AMENDMENT HISTORY

Zoning Control Table: former category 843.97 redesignated as 843.97A and amended; 843.97B and 843.97C added; Ord. 66-11, Eff. 5/20/2011. Zoning Control Table: 843.04 and 843.45 amended; former category 843.50 deleted; 843.62 and

843.65 amended; 843.65A added; 843.85 and 843.86 amended; Ord. 196-11, Eff. 11/3/2011. Zoning Control Table: former category 843.23 deleted; Ord. 188-12, Eff. 10/11/2012. Zoning Control Table: former category 843.88 deleted; Ord. 7114, Eff. 6/22/2014. Zoning Control Table: 843.46 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 843.23 added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 843.05 amended; Ord. 20-15, Eff. 3/22/2015. Introductory material amended; Zoning Control Table: 843.24 amended; Specific Provisions: 843.24 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: 843.92 amended; former category 843.93 deleted; 843.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 843.10, 843.41, and 843.71 amended; Ord. 99-17, Eff. 99-17. Zoning Control Table: 843.35 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 843.36, 843.87, 843.97B, and 843.97C amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 843.09, 843.45, 843.51, 843.65A, 843.66, 843.96, and 843.98 amended; Ord. 296-18, Eff. 1/12/2019. Introductory materal amended; Zoning Control Table: 843.65A and 843.66 amended; Table Notes (1) and (2) added; Ord. 133-20, Eff. 9/21/2020. Zoning Control Table: 842.50 added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 843.68 and 843.69 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 838; Zoning Control Table 843 and Specific Provisions deleted; Table 838 and Notes * and (1)-(5) added; Ord. 70-23, Eff. 6/3/2023. Table 838 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 838 amended; Ord. 68-24, Eff. 5/5/2024. Table 838 amended; Ord. 113-24, Eff. 7/14/2024, Retro. 3/30/2024. Introductory material and Table 838 amended; Note (1) deleted; Ord. 297-24, Eff. 1/19/2025. Table 838 and Note (4) amended; Ord. 47-25, Eff. 5/18/2025. Table 838 amended; Note (1) added; Ord. 122-23, Eff. 8/5/2023, codified as instructed 12/16/2025. Table 838 amended; Ord. 245-25, Eff. 1/12/2026. Table 838 amended; Ord. 1-26, Eff. 2/8/2026. Table 838 amended; Note (1) added; Ord. 13-26, Eff. 3/16/2026. Table 838 and Note (4) amended; Note (5) deleted; Ord. 37-26, Eff. 4/11/2026.

CODIFICATION NOTE

1. So in Ord. 70-23.

† Editor’s Note:

This Use, added to former Table 843 by Ord. 190-22, was inadvertently omitted from Table 838 as restructured and redesignated by Ord. 70-23. It has been restored at the direction of the Office of the City Attorney.