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.
Table 834
RED – RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE
Zoning Category
§ References
Residential Enclave District Controls
BUILDING STANDARDS
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,
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,
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
Design Guidelines and Standards
General Plan
Commerce
and Industry
Element
Subject to the Urban Design Guidelines,
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
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
Zoning Category
§ References
Residential Enclave District Controls
RESIDENTIAL STANDARDS AND USES
Development Standards
Usable Open Space
[Per Dwelling Unit]
§§ 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
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 of Dwelling Units, including
Residential Flats
§ 317
C
Use Characteristics
Intermediate Length Occupancy
§§ 102,
202.10
NP
Single Room Occupancy
§ 102
NP
Student Housing
§ 102
NP
Residential Uses
Dwelling Units
§ 102
P
Group Housing
§ 102
NP
Senior Housing
§§ 102,
202.2(f)
P
Homeless Shelters
§ 102
C
Dwelling Unit Density, General
§§ 207, 208
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,
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
Residential Enclave District Controls
NON-RESIDENTIAL STANDARDS AND USES
Zoning Category
§ References
Residential Enclave District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio
§§ 102, 123,
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 § 151.1 . 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;
121.5
C required for single retail use over 50,000
gross square feet. Division of large use sizes
per § 121.5.
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
Non-Residential Uses
Uses in Historic Buildings
Historic Buildings
§ 202.11
In Historic Buildings, additional Uses are P;
Office Uses and certain Retail Sales and
Service Uses are C, as specified in § 202.11.
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
NP
Arts Activities, except Theater
§ 102
C
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
NP
Community Facility, Private
§ 102
NP
Public Facility
§ 102
C
Residential Care Facility
§ 102
P
School
§ 102
NP
Social Service and Philanthropic
Facility
§§ 102,
202.2(e)(2)
NP
Sales and Service Category
Retail Sales and Service Uses*
§§ 102,
202.2(a)
NP
Reproductive Health Clinic
§§ 102, 202.5
P
Service, Personal
§ 102
NP(3)
Trade Shop
§ 102
NP(3)
Non-Retail Sales and Service*
§ 102
NP
Catering
§ 102
NP(3)
Design Professional
§ 102
NP(3)
Office Uses
§ 102
NP
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) [Note Deleted]
(2) [Note Deleted]
(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) [Note Deleted]
(6) Awning or canopy is P if required as a wind mitigation feature. Awnings are also P 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; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; Ord. 173-25, File No. 250634, App. 9/5/2025, Eff. 10/6/2025;
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. 37-26, File No. 250886, App. 3/11/2026, Eff. 4/11/2026)
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. Table 834 amended; Note (5) deleted; Ord. 297-24, Eff. 1/19/2025. Table 834 amended; Ord. 173-25, Eff.
10/6/2025. Introductory material, Table 834, and Note (6) amended; Ord. 245-25, Eff. 1/12/2026. Table 834 amended; Ord. 1-26, Eff. 2/8/2026. Table 834 amended; Notes (1) and (2) deleted; Ord. 37-26, Eff. 4/11/2026.
CODIFICATION NOTE
1. So in Ord. 70-23.