SEC. 847. RED-MX – RESIDENTIAL ENCLAVE-MIXED DISTRICT.

   Residential Enclave-Mixed Districts (RED-MX) encompass some of the clusters of low-scale, medium density, predominantly residential neighborhoods located along the narrow side streets of the Western SoMa area. Many parcels in these residential enclaves are underdeveloped and represent opportunities for new residential and low-intensity commercial uses.

   While residential uses are encouraged throughout these districts, group housing is limited, and student housing and single-room-occupancy units are prohibited. Small-scale retail, restaurants, arts activities, and other commercial uses are principally permitted to create the potential for more active, mixed use alleys. Some automobile-related and production, distribution, and repair uses are also permitted with limitations. Existing commercial activities in nonresidential structures may continue as nonconforming uses subject to the termination requirements of Article 1.7. Accessory Dwelling Units are permitted within the district pursuant to subsection 207(c)(4) of this Code.

Table 847 RED-MX – RESIDENTIAL ENCLAVE-MIXED DISTRICT ZONING CONTROL TABLE
No.	Zoning Category	§ References	Residential Enclave-Mixed Controls
BUILDING STANDARDS
847.01	Height	See Zoning Map	Generally 45 feet See Sectional Zoning Maps 1 and 7
847.02	Bulk	§ 270	See Sectional Zoning Maps 1 and 7
USE STANDARDS
847.03	Residential Density	§§ 124(b), 208	No density limit #
847.04	Non-Residential Density	§§ 102.9, 123, 124, 127	Generally, 1.0 to 1 floor area ratio
847.05	Usable Open Space for Dwelling Units and Group Housing	§§ 135, 823	80 sq.ft. per unit
847.07	Usable Open Space for Other Uses	§ 135.3	Varies by use
847.09	Outdoor Activity Area	§ 890.71	P if located in front; C if located elsewhere § 145.2
847.10	Walk-up Facility	§ 890.140	NP
847.12	Residential Conversion	§ 317	NP C in Article 10 Landmark Buildings
847.13	Residential Demolition	§ 317	C
USES
Residential Use
847.14	Dwelling Units	§ 102.7	P
847.15	Group Housing	§ 890.88(b)	C
847.16	SRO Units	§§ 823, 890.88(c)	NP
847.16a	Student Housing	§ 102.36	NP
844.23b1	Homeless Shelters	§§ 102, 890.88(d)	C
Institutions
847.17	Hospital, Medical Centers	§ 890.44	NP
847.18	Residential Care	§ 890.50(e)	NP
847.19	Educational Services	§§ 823, 890.50(c)	C
847.20	Religious Facility	§ 890.50(d)	C
847.21	Assembly and Social Service	§ 890.50(a)	C
847.22	Child Care Facility	§ 102	P
847.23	Medical Cannabis Dispensary	§ 890.133	NP
Vehicle Parking
847.25	Automobile Parking Lot, Community Residential	§§ 303, 890.7	C; subject to criteria of Sec. 303
847.26	Automobile Parking Garage, Community Residential	§§ 303 , 890.8	C; subject to criteria of Sec. 303
847.27	Automobile Parking Lot, Community Commercial	§§ 303 , 890.9	C; subject to criteria of Sec. 303
847.28	Automobile Parking Garage, Community Commercial	§§,4 890.10	C; subject to criteria of Sec. 303
847.29	Automobile Parking Lot, Public	§§ 303 , 890.11	C; subject to criteria of Sec. 303
847.30	Automobile Parking Garage, Public	§§ 303 , 890.12	C; subject to criteria of Sec. 303
Retail Sales and Services
847.31	All Retail Sales and Services which are not listed below	§ 890.104	NP
847.32	Retail Sales and Service Use in a Historic Building	§ 803.9(b)	C
847.33	Formula Retail	§ 303.1	NP
847.34a	Limited-Restaurant	§ 790.90	P up to 1,250 gsf per lot; C above; NP above 1 FAR
847.34b	Restaurant	§ 790.91	P up to 1,250 gsf per lot; C above; NP above 1 FAR
847.35	Other Retail Sales and Services	§ 890.102	P up to 1,250 gsf per lot; C above; NP above 1 FAR
847.36	Personal Service	§ 890.116	P up to 1,250 gsf per lot; C above; NP above 1 FAR
Assembly, Recreation, Arts and Entertainment
847.37	Nighttime Entertainment	§§ 102.17, 803.5(b), 823	NP
847.38	Meeting Hall, not within § 813.21	§ 221(c)	NP
847.39	Recreation Building or Facility	§§ 221(e), 823, 890.81	NP
847.40	Pool Hall, Card Club, not within § 813.21	§§ 221(f), 803.4	NP
847.41	Theater, falling within § 221(d), except Moving Theater	§§ 221(d), 890.64	P up to 1,250 gsf per lot; C above; NP above 1 FAR
Home and Business Service
847.42	Trade Shop	§ 890.124	P up to 1,250 gsf per lot; C above; NP above 1 FAR
847.43	Catering Services	§ 890.25	P up to 1,250 gsf per lot; C above; NP above 1 FAR
847.45	Business Goods and Equipment Repair Service	§ 890.23	P up to 1,250 gsf per lot; C above; NP above 1 FAR
847.46	Arts Activities, except within a Live/Work Unit	§ 102.2	P up to 1 FAR; C above; NP above 1.5 FAR
847.47	Business Services	§ 890.111	P up to 1,250 gsf per lot; C above; NP above 1 FAR
Office
847.48	Office Uses in Historic Buildings	§§ 803.9(b)	C
847.53	All Other Office Uses	§ 890.70	NP
Live/Work Units
847.54	Live/Work Unit where the Work Activity is an Arts Activity	§§ 102.2, 102.13, 209.9(f) (g), 233	NP
847.55	Live/Work Units in Landmark Buildings or Contributory Buildings in Historic Districts	§ 803.9(b)	NP
847.56	All Other Live/Work Units	§§ 102.13, 233	NP
Automotive Services
847.57	Vehicle Storage - Open Lot	§ 890.131	NP
847.58	Vehicle Storage - Enclosed Lot or Structure	§§ 303 , 890.132	C; subject to criteria of Sec. 303
847.59	Motor Vehicle Service Station, Automotive Wash	§§ 890.18, 890.20	NP
847.60	Motor Vehicle Repair	§ 890.15	P up to 1,250 gsf per lot; C above; NP above 1 FAR
847.61	Motor Vehicle Tow Service	§ 890.19	NP
847.62	Non-Auto Vehicle Sales or Rental	§ 890.69	NP
847.63	Public Transportation Facility	§ 890.80	NP
Industrial
847.13 2	Wholesale Sales	§ 890.54(b)	P up to 1,250 gsf per lot; C above; NP above 1 FAR
847.13a	Light Manufacturing	§ 890.54(a)	P up to 1,250 gsf per lot; C above; NP above 1 FAR
847.13b	Commercial Storage	§ 890.54(c)	P up to 1,250 gsf per lot; C above; NP above 1 FAR
847.13c	Laboratory, life science	§ 890.53(a)	NP
847.13d	Laboratory, not including life science laboratory	§§ 890.52, 890.53(a)	NP
847.13e	Non-Retail Greenhouse or Plant Nursery	§ 227(a)	P up to 1,250 gsf per lot; C above; NP above 1 FAR
Other Uses
847.66	Open Air Sales	§§ 803.9(d), 890.38	P up to 1,250 gsf per lot; C above; NP above 1 FAR
847.68	Open Recreation	§§ 209.5(a), 209.5(b)	P
847.69	Public Use, except Public Transportation Facility	§ 890.80	C
847.74a	Neighborhood Agriculture	§ 102.35(a)	P
847.74b	Large-Scale Urban Agriculture	§ 102.35(b)	NP
847.99	Wireless Telecommunications Services Facility	§ 102	C; P if the facility is a Micro WTS Facility

 

 

SPECIFIC PROVISIONS FOR RESIDENTIAL ENCLAVE-MIXED DISTRICTS
Article Code Section	Other Code Section	Zoning Controls
§ 847.243	§ 207(c)(4)	ACCESSORY DWELLING UNITS Boundaries: Within the boundaries of the Residential Enclave-Mixed Districts. 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. 42-13 , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by 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. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019)

AMENDMENT HISTORY

Zoning Control Table: 847.33 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning Control Table: 844.23b1 added; Ord. 14-15 , Eff. 3/15/2015. Introductory material amended; Zoning Control Table: 847.03 amended; Specific Provisions: 847.24 added3 ; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: 847.99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: 847.25 - 847.30 and 847.58 amended; Ord. 99-17 , Eff. 6/18/2017. Zoning Control Table: 847.22 amended; Ord. 189-17 , Eff. 10/15/2017. Zoning Control Table: 847.66 amended; Ord. 296-18 , Eff. 1/12/2019.

CODIFICATION NOTES

1.   So in Ord. 14-15.

2.   The Zoning Categories under the "Industrial" heading are numbered here as enacted by Ord. 42-13 .

3.   So in Ord. 162-16. "Residential Density" is addressed in Zoning Category 847.03.

4.   So in Ord. 99-17.