SEC. 813. RED – RESIDENTIAL ENCLAVE DISTRICT.

   Residential Enclave Districts (RED) encompass many of the clusters of low-scale, medium density, predominantly residential neighborhoods located along the narrow side streets of the South of Market area. Within these predominantly residential enclaves lie a number of vacant parcels, parking lots and other properties in open storage use. These properties are undeveloped or underdeveloped and are viewed as opportunity sites for new, moderate-income, in-fill housing.

   The zoning controls for this district are tailored to the design needs and neighborhood characteristics of these enclaves and are intended to encourage and facilitate the development of attractive, compatible and economically feasible in-fill housing while providing adequate residential amenities to the site and neighborhood.

   Dwelling units are permitted as a principal use. Nonresidential uses, except art related activities, are not permitted, except for certain uses in historic buildings. Existing commercial activities in nonresidential structures may continue as nonconforming uses subject to the termination requirements of Sections 185 and 186. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code.

Table 813 RED – RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE
No.	Zoning Category	§ References	Residential Enclave Controls
BUILDING STANDARDS
813.01	Height	See Zoning Map	Generally 40 feet See Sectional Zoning Maps 1, 7 and 8
813.02	Bulk	§ 270	See Sectional Zoning Maps 1, 7 and 8
USE STANDARDS
813.03	Residential Density	§§ 124(b), 208	No density limit #
813.04	Non-Residential Density Limit	§§ 102, 123, 124, 127	Generally, 1.0 to 1 floor area ratio
813.05	Usable Open Space for Dwelling Units and Group Housing	§§ 135, 823	80 sq. ft. per unit
813.06	Usable Open Space for Live/Work Units in Newly Constructed Buildings or Additions	§ 135.2	36 sq. ft. per unit
813.07	Usable Open Space for Other Uses	§ 135.3	Varies by use
813.09	Outdoor Activity Area	§ 890.71	NP
813.10	Walk-up Facility	§ 890.140	NP
813.12	Residential Conversion	§ 317	NP
813.13	Residential Demolition or Merger	§ 317	C for Removal of one or more Residential Units or Unauthorized Units.
USES
Residential Use
813.14	Dwelling Units	§ 102.7	P
813.15	Group Housing	§ 890.88(b)	NP
813.16	SRO Units	§§ 823, 890.88(c)	NP
813.16A	Student Housing	§ 102.36	NP
813.16B	Homeless Shelters	§§ 102, 890.88(d)	C
Institutions
813.17	Hospital, Medical Centers	§ 890.44	NP
813.18	Residential Care Facility	§ 102	P
813.19	Educational Services	§ 890.50(c)	NP
813.20	Religious Facility	§ 890.50(d)	NP
813.21	Assembly and Social Service, except Open Recreation or Horticulture	§ 890.50(a)	NP
813.22	Child Care Facility	§ 102	P
813.23	Medical Cannabis Dispensary	§ 890.133	NP
Vehicle Parking
813.25	Automobile Parking Lot, Community Residential	§ 890.7	NP
813.26	Automobile Parking Garage, Community Residential	§ 890.8	NP
813.27	Automobile Parking Lot, Community Commercial	§ 890.9	NP
813.28	Automobile Parking Garage, Community Commercial	§ 890.10	NP
813.29	Automobile Parking Lot, Public	§ 890.11	NP
813.30	Automobile Parking Garage, Public	§ 890.12	NP
Retail Sales and Service
813.31	All Retail Sales and Service except per § 813.32	§ 890.104	NP
813.32	Retail Sales and Service Use in a Historic Building	§ 803.9(b)	C
Assembly, Recreation, Arts and Entertainment
813.37	Nighttime Entertainment	§§ 102.17, 803.5(b), 823	NP
813.38	Meeting Hall, not within § 813.21	§ 221(c)	NP
813.39	Recreation Building, not within § 813.21	§ 221(e)	NP
813.40	Pool Hall, Card Club, not within § 813.21	§§ 221(f), 803.4	NP
813.41	Theater, falling within § 221(d), except Movie Theater	§§ 221(d), 890.64	NP
Home and Business Service
813.42	Trade Shop	§ 890.124	NP
813.43	Catering Services	§ 890.25	NP
813.45	Business Goods and Equipment Repair Service	§ 890.23	NP
813.46	Arts Activities, except within a Live/Work Unit	§ 102.2	C
813.47	Business Services	§ 890.111	NP
Office
813.48	Office Uses in Historic Buildings	§ 803.9(b)	C
813.53	All Other Office Uses	§ 890.70	NP
Live/Work Units
813.54	Live/Work Unit where the Work Activity is an Arts Activity	§§ 102.2, 102.13, 209.9(f), (g), 233	NP
813.55	Live/Work Units in Landmark Buildings or Contributory Buildings in Historic Districts	§ 803.9(b)	NP
813.56	All Other Live/Work Units	§§ 102.13, 233	NP
Automotive Services
813.57	Vehicle Storage - Open Lot	§ 890.131	NP
813.58	Vehicle Storage - Enclosed Lot or Structure	§ 890.132	NP
813.59	Motor Vehicle Service Station, Automotive Wash	§§ 890.18, 890.20	NP
813.60	Motor Vehicle Repair	§ 890.15	NP
813.61	Motor Vehicle Tow Service	§ 890.19	NP
813.62	Non-Auto Vehicle Sales or Rental	§ 890.69	NP
813.63	Public Transportation Facility	§ 890.80	NP
Industrial
813.64	Wholesaling, Storage, Distribution and Open Air Handling of Materials and Equipment, Manufacturing and Processing	§§ 225, 890.54	NP
Other Uses
813.65	Animal Service	§ 224	NP
813.66	Open Air Sales	§§ 803.9(d), 890.38	NP
813.67	Ambulance Service	§ 890.2	NP
813.68	Open Recreation	§§ 209.5(a), 209.5(b)	P
813.69	Public Use, except Public Transportation Facility	§ 890.80	C
813.71	Industrial Agriculture	§ 102	NP
813.72	Mortuary Establishment	§ 227(c)	NP
813.73	General Advertising Sign	§ 607.2(b) & (e)	NP
813.74A	Neighborhood Agriculture	§ 102	P
813.74B	Large-Scale Urban Agriculture	§ 102	NP
813.99	Wireless Telecommunications Services Facility	§ 102	NP; P if the facility is a Micro WTS Facility

 

 

SPECIFIC PROVISIONS FOR THE RESIDENTIAL ENCLAVE DISTRICT
Section		Zoning Controls
§ 813 § 813.03	§ 207(c)(4)	ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Residential Enclave District. Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207(c)(4) is permitted to be constructed within an existing building in areas that allow residential use or within an existing and authorized auxiliary structure on the same lot.

 

(Added by Ord. 115-90, App. 4/6/90; amended by Ord. 368-94, App. 11/4/94; Ord. 74-01, File No. 002218, App. 5/18/2001; Ord. 275-05, File No. 051250, App. 11/30/2005; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 287-13 , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15 , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 33-16 , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; 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. 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)

AMENDMENT HISTORY

Zoning Control Table: 813.68 amended, 813.74A and 813.74B added; Ord. 66-11 , Eff. 5/20/2011. Introductory material amended; Zoning Control Table: 813.16A added; 813.01, 813.02, 813.03, 813.05, 813.09, 813.10, 813.12, 813.13, 813.16, 813.18, 813.19, 813.20, 813.21, 813.23, 813.25, 813.26, 813.27, 813.28, 813.29, 813.30, 813.32, 813.37, 813.46, 813.48, 813.54, 813.55, 813.58, 813.66, 813.70, and 813.74B amended; former category 813.11 deleted; Specific Provisions: 813.23 deleted; Ord. 42-13 , Eff. 4/27/2013. Zoning Control Table: 813.12 and 813.13 amended [identical amendments previously had been made by Ord. 42-13]; Ord. 287-13 , Eff. 1/25/2014. Zoning Control Table: 813.16B added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: 813.04 and 813.13 amended; Ord. 33-16 , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 813.03 amended; Specific Provisions: 813.03 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: former category 813.70 deleted, 813.99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: 813.22 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 813.71, 813.74A, and 813.74B amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 813.66 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 813.18 amended; Ord. 303-18, Eff. 1/21/2019.