SEC. 834. 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 Section 207.1 of this Code.

Table 834 RED – RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE
Zoning Category	§ References	Residential Enclave District Controls
BUILDING STANDARDS
Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 250 252, 260, 261, 261.1, 263.21, 270, 270.2, 271	Varies; see also Height and Bulk District Maps. Height sculpting required on Alleys as set forth in Section 261.1. Except in the Western SoMa SUD, non-habitable vertical projections permitted as set forth in Section 263.21. 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	Not Required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	As required in Section 138.1
Street Frontage Requirements	§ 145.1	As required in Section 145.1; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, ground floor ceiling height, street-facing ground-level spaces, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings.
Parking and Loading Access Restrictions	§ 155(r)	As required by § 155(r)
Artworks and Recognition of Artists and Architects	§ 429	N/A
Miscellaneous
Large Project Review	§ 329	As required by § 329.
Planned Unit Development	§ 304	NP
Awnings, Canopy, or Marquee	§ 136	NP(6)
Signs	§ 607	As permitted by Section § 607  1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP

 

Zoning Category	§ References	Residential Enclave District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136, 1	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. 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	§§ 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.
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	P(5)
Single Room Occupancy	§ 102	NP
Student Housing	§ 102	NP
Residential Uses
Dwelling Units	§ 102	P
Group Housing	§ 102	NP
Homeless Shelters	§ 102	C
Dwelling Unit Density	§§ 207, 208	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	Residential Enclave District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 102, 123, 124	FAR based on permitted height. See §124. Childcare Facilities and Residential Care Facilities are exempt from FAR limits.
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 50 units or more per § 166.
Off-Street Freight Loading	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Use Size Limits	§ 121.6	C required for single retail use over 50,000 gross square feet.
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	No limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	NP
Outdoor Activity Area	§ 102	NP
Walk-up Facility	§ 102	NP
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	NP
Agriculture, Neighborhood	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102, 803.9(b)	NP
Arts Activities, except Theater	§§ 102, 803.9(b)	C(1)
Open Recreation Area	§ 102	P
Industrial Use Category
Industrial Uses	§ 102	NP
Institutional Use Category
Institutional Uses*	§§ 102, 202.2(e)	NP
Child Care Facility	§ 102	P
Community Facility	§ 102, 803.9(b)	NP(1)
Community Facility, Private	§ 102, 803.9(b)	NP(1)
Public Facility	§§ 102, 803.9(b)	C(1)
Residential Care Facility	§ 102	P
School	§§ 102, 803.9(b)	NP(1)
Social Service and Philanthropic Facility	§§ 102, 202.2(e)(2), 803.9(b)	NP(1)
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a), 803.9(b)	NP(2)
Service, Personal	§ 102	NP(3)
Trade Shop	§ 102	NP(3)
Non-Retail Sales and Service*	§ 102	NP(1)
Catering	§ 102	NP(3)
Design Professional	§ 102	NP(3)
Office Uses	§ 102, 1	NP(2)
Trade Office	§ 102	NP(3)
Storage, Wholesale	§ 102	NP(3)
Wholesale Sales	§ 102	NP(3)
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP
Wireless Telecommunications Services Facility	§ 102	NP(4)

 

 

* Not listed below

(1)   P in historic buildings as set forth in § 803.9(b)

(2)   C in historic buildings as set forth in § 803.9(b)

(3)   P in existing nonconforming commercial spaces as set forth in § 186; otherwise NP.

(4)   P if the facility is a Micro WTS Facility

(5)   NP for buildings with three or fewer Dwelling Units. C for buildings with 10 or more Dwelling Units.

(6)   Awnings are permitted only for Limited Commercial Uses, as described in Section 186 of this Code.

 

(Added as Sec. 813 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; redesignated and amended by Ord. 70-23, File No. 220340, App. 5/3/2023, Eff. 6/3/2023; Ord. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024)

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. Section redesignated as Sec. 834; Zoning Control Table 813 and Specific Provisions deleted; Table 834 and Table Notes * and (1)-(6) added; Ord. 70-23, Eff. 6/3/2023. Introductory material amended; Ord. 62-24, Eff. 4/28/2024.

CODIFICATION NOTE

1.   So in Ord. 70-23.