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 Section 207.1 of this Code.
Zoning Category | § References | Residential Enclave-Mixed District Controls |
BUILDING STANDARDS |
Zoning Category | § References | Residential Enclave-Mixed District Controls |
BUILDING STANDARDS | ||
Massing and Setbacks | ||
Height and Bulk Limits | Varies; see also Height and Bulk District Maps. Height sculpting required on Alleys as set forth in § 261.1. Except in the Western SoMa SUD, non-habitable vertical projections permitted as set forth in § 263.21. Horizontal mass reduction required as set forth in §270.1. Mid-block alleys required as set forth in §270.2. | |
Rear Yards | 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 | Front setbacks for residential uses are governed by the Ground Floor Residential Guidelines. Otherwise not required. | |
Street Frontage and Public Realm | ||
Streetscape and Pedestrian Improvements | § 138.1 | As required by §138.1. |
Street Frontage Requirements | § 145.1 | As required by §145.1. Exceptions permitted for historic buildings. |
Active street-facing ground-floor uses required | § 145.4 | None |
Parking and Loading Access Restrictions | § 155(r) | |
Usable Open Space for Non-Residential Uses | ||
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 | General Plan Commerce and Industry Element. | Subject to the Urban Design Guidelines. |
Large Project Review | ||
Planned Unit Development | § 304 | NP |
Awning or Canopy | P | |
Marquee | NP | |
Signs | § 607.2 | |
General Advertising Signs | NP | |
Zoning Category | § References | Residential Enclave-Mixed District Controls |
RESIDENTIAL STANDARDS AND USES
|
Zoning Category | § References | Residential Enclave-Mixed District Controls |
RESIDENTIAL STANDARDS AND USES
| ||
Development Standards | ||
Usable Open Space [Per Dwelling Unit or Group Housing Room]
| 80 square feet per Dwelling Unit, or 54 square feet if publicly accessible. (4) | |
Off-Street Parking Requirements | ||
Off-Street Freight Loading, Residential | None required if Occupied Floor Area is less than 100,000 square feet. | |
Residential Conversion | § 317 | NP(5) |
Residential Demolition, Merger | § 317 | C for Removal of one or more Residential Units or Unauthorized Units. |
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 | P(2) | |
Single Room Occupancy | NP | |
Student Housing | § 102 | NP |
Residential Uses | ||
Dwelling Units | § 102 | P |
Group Housing | § 102 | C |
Homeless Shelter | § 102 | C |
Dwelling Unit and Group Housing Density | § 207 | 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 | Density limits regulated by the Administrative Code. | |
Zoning Category | § References | Residential Enclave-Mixed District Controls |
NON-RESIDENTIAL STANDARDS AND USES
|
Zoning Category | § References | Residential Enclave-Mixed District Controls |
NON-RESIDENTIAL STANDARDS AND USES
| ||
Development Standards | ||
Floor Area Ratio | Section 124 sets forth the Basic FAR, based on height. Childcare Facilities and Residential Care Facilities are exempt from FAR limits. | |
Off-Street Parking Requirements | ||
Off-Street Freight Loading, Non-Residential | None required if Occupied Floor Area is less than 10,000 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 | NP | |
Hours of Operation | § 102 | No limit |
Maritime Use | § 102 | NP |
Open Air Sales | § 102 | P(3) |
Outdoor Activity Area | P if in front or it complies with Section 202.2(a)(7), C if elsewhere. | |
Walk-up Facility | § 102 | NP |
Agricultural Use Category | ||
Agricultural Uses | P | |
Automotive Use Category | ||
Automotive Uses* |
§ 102 | NP |
Automotive Repair | § 102 | P(3) |
Private Parking Garage | § 102 | C |
Vehicle Storage Lot | § 102 | C |
Vehicle Storage Garage | § 102 | C |
Entertainment, Arts and Recreation Use Category | ||
Entertainment, Arts and Recreation Uses* | NP | |
Arts Activities | § 102 | P(3) |
Open Recreation Area | § 102 | P |
Industrial Use Category | ||
Industrial Uses* |
§ 102 | NP |
Light Manufacturing | § 102 | P(3) |
Institutional Use Category | ||
Institutional Uses* | P | |
Hospital | § 102 | NP |
Medical Cannabis Dispensary | § 102 | NP |
Post-Secondary Educational Institution | § 102 | C |
School | § 102 | C |
Sales and Service Category | ||
Retail Sales and Service Uses* | P(3) | |
Adult Business | § 102 | NP |
Bar | § 102 | NP |
Hotel | § 102 | NP |
Massage Establishment | § 102 | NP |
Mortuary | § 102 | NP |
Self Storage | § 102 | NP |
Service, Financial | § 102 | NP |
Service, Fringe Financial | § 102 | NP |
Non-Retail Sales and Service* |
§ 102 | P(3) |
Laboratory | § 102 | NP |
Life Science | § 102 | NP |
Office Uses | § 102 | NP |
Utility and Infrastructure Use Category | ||
Utility and Infrastructure uses* |
§ 102 | NP |
Public Transportation Facility | § 102 | C |
Wireless Telecommunications Services Facility | § 102 | C(1) |
* Not listed below |
(4) Within the Western SoMa SUD, see Planning Code Section 249.39 for specific controls. |
(5) C in Article 10 Landmark Buildings |
(Added as Sec. 847 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; Ord. 136-21, File No. 210674, App. 8/4/2021, Eff. 9/4/2021; 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. 62-24, File No. 230310, App. 3/28/2024, Eff. 4/28/2024; Ord. 187-24, File No. 240173, App. 7/26/2024, Eff. 8/26/2024)
AMENDMENT HISTORY
Zoning Control Table: 847.33 amended; Ord. 235-14, Eff. 12/26/2014. Zoning Control Table: 844.23b [later 847.23] added; Ord. 14-15, Eff. 3/15/2015. Introductory material amended; Zoning Control Table: 847.03 amended; Specific Provisions: 847.24 added [later 847.03]; 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. Zoning Control Table: 844.23b corrected to 847.23b; Specific Provisions: 847.24 corrected to 847.03; Ord. 136-21, Eff. 9/4/2021. Zoning Control Table: 847.36a added; Ord. 75-22, Eff. 6/13/2022. Zoning Control Table: 847.64 and 847.65 added; Ord. 190-22, Eff. 10/17/2022. Section redesignated as Sec. 835; Zoning Control Table 847 and Specific Provisions deleted; Table 835 and Notes * and (1)- (5) added; Ord. 70-23, Eff. 6/3/2023. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 835 amended; Ord. 187-24, Eff. 8/26/2024.
CODIFICATION NOTE