SEC. 829. SOUTH BEACH DOWNTOWN RESIDENTIAL MIXED USE DISTRICT (SB-DTR).
The South Beach Downtown Residential Mixed Use District (SB-DTR), the boundaries of which are shown in Section Map No. 1 of the Zoning Map, is established for the purposes set
forth below.
The SB-DTR District is adjacent to the southern edge of the downtown, generally bounded by the Bay Bridge, Bryant Street, the Embarcadero, and 2nd Street, and is primarily comprised
of the former South Beach Redevelopment Area. High-density residential uses and supporting commercial and institutional uses are allowed and encouraged within the limits set by height,
bulk, and tower spacing controls. Individual townhouse dwelling units with ground floor entries directly to the street are generally required on streets.
While lot coverage is limited for all levels with residential uses that do not face onto streets or alleys, traditional rear yard open spaces are not required. Specific height, bulk, and setback
controls establish appropriate heights for both towers and mid-rise podium development and ensure adequate spacing between towers in order to establish a neighborhood scale and ensure
light and air to streets and open spaces. Setbacks are required where necessary to provide transition space for ground floor residential uses and to ensure sunlight access to streets and open
spaces. Off-street parking must be located below grade. Accessory Dwelling Units are permitted within the district.
Table 829
SOUTH BEACH DOWNTOWN RESIDENTIAL MIXED USE DISTRICT ZONING CONTROL
TABLE
No.
Zoning Category
§ References
South Beach Downtown Residential
Mixed Use District Zoning Controls
Table 829
SOUTH BEACH DOWNTOWN RESIDENTIAL MIXED USE DISTRICT ZONING CONTROL
TABLE
No.
Zoning Category
§ References
South Beach Downtown Residential
Mixed Use District Zoning Controls
Building and Siting Standards
.10
Height and Bulk
§§ 102, 105, 106, 250 -
252, 260, 270
Varies 40 - 200 feet. For height
limits, see Zoning Map 1H and §
263.19; for bulk controls, see §
270(e).
.11
Lot Size
[Per Development]
§§ 890.56, 121
No limit
.12
Rear Yard/Site Coverage
§ 136
100 percent lot coverage permitted;
up to 80 percent for all lots at
residential levels where not all units
face onto streets or alleys. § 825(b)
(2).
.13
Setbacks
Ground Floor
Residential Design
Guidelines
Building setback of 3 to 10 ft. for all
buildings with residential uses at
the ground level per the Ground
Floor Residential Design
Guidelines.
.14
Street-Facing Uses
§§ 145.1, 145.4, 825(b) Active uses required on all street
frontages. See §§ 145.1, 825(b).
.15
Parking and Loading Access:
Prohibition
§ 155(r)
Prohibited on the Embarcadero, §
155(r)
.16
Parking and Loading Access:
Siting and Dimensions
§§ 145.1, 151.1, 155(r)
No parking permitted aboveground,
except on sloping sites. Parking
access limited to two openings,
max. 11' wide each, loading access
limited to one 15' opening.
§ 825(b).
.17
Awning
§ 136.1(a)
P
.18
Canopy
§ 136.1(b)
P
.19
Marquee
§ 136.1(c)
P
Non-Residential Standards and Uses
.20
Required Residential to Non-
Residential Use Ratio
§ 102
Non-residential uses limited to
occupiable sf per 6 occupiable sf
devoted to residential uses.
§ 825(c)(2).
.21
Use Size
[Non-Residential]
§§ 890.130; 121.5,
207.9
P for non-residential uses up to
25,000 sq. ft., C above. Division of
large use sizes per § 121.5. For
Office Uses minimum intensities
may apply pursuant to § 207.9.
.22
Open Space
§ 135.3
1 sq. ft. of publicly-accessible open
space for every 50 sq. ft. of non-
residential use over 10,000 sq. ft.
§ 135.3
.23
Off-Street Parking
[Office uses]
§§ 150, 151.1, 153 -
156, 166, 204.5 303 1
None Required. Parking that is
accessory to office space limited to
7% of GFA.
.24
Off-Street Parking [Non-
Residential, other than office
uses]
§§ 150, 151.1, 153 -
156, 166, 204.5 303 1
None Required. Parking limited as
described in Section 151.1.
.25
Off-Street Freight Loading
§§ 150, 152.2, 153 -
155, 204.5
None Required. Loading maximums
described in Section 152.2.
.26
All Non-Residential Uses Permitted, except as described below, § 825(c)(1)(A)
.27
Drive-Up Facility
§ 890.30
NP
.28
Walk-Up Facility
§ 890.140
P if recessed 3 ft. C otherwise.
.29
Hospital or Medical Center
§§ 124.1, 890.44
C
.30a
Other Institutions, except
Residential Care Facility
§ 102
C
.30b
Residential Care Facility
§ 102
P
.31
Public Use
§ 890.80
C
.32
Movie Theater
§ 890.64
C
.33
Nighttime Entertainment
§§ 102, 803.5(b)
C
.34
Adult Entertainment
§ 890.36
NP
.35
Massage Establishment
§§ 102, 204, 303(n),
803, Art. 29 Health
Code
P on the 1st floor, C # on the 2nd
floor, and NP on 3rd floor and
above, except P on all floors if
accessory to a Hotel, Personal
Service or Health Service.
.36
Automobile Parking Lot,
Community Commercial
§§ 890.9, 156
NP
.37
Automobile Parking Garage,
Community Commercial
§§ 890.10 1
C, per the criteria of Section 303
.38
Automotive Gas Station
§ 890.14
NP
.39
Automotive Service Station
§§ 890.18, 890.19
NP
.40
Automotive Repair
§ 890.15
NP
.40a
Electric Vehicle Charging
Location
§§ 102, 202.2(b),
202.13
C
.40b
Fleet Charging
§ 102
NP
.41
Automotive Wash
§ 890.20
NP
.42
Automotive Sale or Rental
§ 890.13
C
.43
Mortuary
§ 890.62
C
.44
Hours of Operation
§ 890.48
C. 2 a.m. - 6 a.m.
.45
Business Sign
§§ 602 - 604, 608.1,
608.2
P. § 607.2(f)
.45a
Child Care Facility
§ 102
P
.45b
Adult Sex Venue
§ 102
NP
Residential Standards and Uses
.46
Residential Use
§ 890.88
P
.47
Residential Density, General
§§ 207.5(d), 207.6,
890.88(a)
Form-Based Density. Dwelling Unit
Mix Required § 207.6
.47b
Minimum Dwelling Unit
Densities, if Applicable
§ 207.9
Varies depending on project
location, but generally ranges
between 50 and 100 dwelling units
per acre.
.47c
Maximum Dwelling Unit Size §§ 207.10, 317
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.
.48
Residential Density, Group
Housing
§§ 207.5, 890.88(b)
Form-Based Density.
.48b
Residential Density, Homeless
Shelters
§§ 102, 890.88(d)
Density limits per Section 208(a)
.49
Usable Open Space
[Per Residential Unit]
§§ 135, 136
75 sq. ft. per unit; up to 50% may be
provided off-site if publicly
accessible. § 135.
.50
Accessory Off-Street Parking,
Residential
§§ 151.1, 153 - 156,
166, 167, 204.5 303 1
None Required. Up to one car per
four Dwelling Units permitted; up
to .75 cars per unit or 1 car per unit
based on unit size, per procedures
and criteria of Section 151.1.
.51
Residential Conversions
§ 317 , Ch. 41 Admin.
Code
C
.52
Residential Demolition
§ 317
C
.53
Large-Scale Urban Agriculture § 102
C
Other Uses
.99
Wireless Telecommunications
Services Facility
§ 102
C; P if the facility is a Micro WTS
Facility
SPECIFIC PROVISIONS FOR
SOUTH BEACH DOWNTOWN RESIDENTIAL DISTRICT
Section
Zoning Controls
§ 829.35
§§ 102, 204,
303(n), 803,
Art. 29
Health Code
MASSAGE ESTABLISHMENT
Controls: Massage Establishments on the 2nd floor shall generally be
subject to Conditional Use authorization. Certain exceptions to the
Conditional Use requirement for massage are described in Section 303(n).
When considering an application for a conditional use permit pursuant to
this subsection, the Planning Commission shall consider, in addition to the
criteria listed in Section 303(c), the criteria described in Section 303(n) and
890.60(b).
§ 829.47
§ 207.1
ACCESSORY DWELLING UNITS
Boundaries: Within the boundaries of the South Beach Downtown
Residential District.
Controls: An "Accessory Dwelling Unit," as defined in Section 102 and
meeting the requirements of Section 207.1 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. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; 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. 20-15 , File No. 110548, App. 2/20/2015, Eff. 3/22/2015; Ord. 73-15, File No. 141303, App. 5/28/2015, Eff. 6/27/2015; 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. 303-18,
File No. 180915, App. 12/21/2018, Eff. 1/21/2019; Ord. 233-21, File No. 210381, App. 12/22/2021, Eff. 1/22/2022; Ord. 37-22, File No. 211263, App. 3/14/2022, Eff. 4/14/2022; 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; 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; 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)
AMENDMENT HISTORY
Zoning Control Table: .53 added; Ord. 66-11 , Eff. 5/20/2011. Zoning Control Table: .35 amended; Specific Provisions: 829.35 added; Ord. 56-13 , Eff. 4/27/2013. Specific Provisions: 829.35 amended; Ord. 235-14 , Eff. 12/26/2014. Zoning
Control Table: .48b added; Ord. 14-15 , Eff. 3/15/2015. Zoning Control Table: .17, .18, and .19 amended; Ord. 20-15 , Eff. 3/22/2015. Zoning Control Table: .35 amended; Specific Provisions: 829.35 amended; Ord. 73-15, Eff. 6/27/2015.
Introductory material amended; Zoning Control Table: .47 amended; Specific Provisions: 829.47 added; Ord. 162-16 , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. 166-16 , Eff. 9/10/2016. Zoning Control Table: .23, .24, .36, .37, and .50
amended; Ord. 99-17, Eff. 6/18/2017. Zoning Control Table: .45a added; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: heading amended; .30 redesignated as .30a and amended; .30b added; Ord. 303-18 , Eff. 1/21/2019. Zoning Control
Table: .35 amended; Specific Provisions: 829.35 amended; Ord. 233-21 , Eff. 1/22/2022. Zoning Control Table: .35 amended; Specific Provisions: 829.35 amended; Ord. 37-22 , Eff. 4/14/2022. Zoning Control Table: .45b added; Ord. 75-22 , Eff.
6/13/2022. Zoning Control Table: .40a and .40b added; Ord. 190-22 , Eff. 10/17/2022. Introductory material amended; Specific Provisions: 829.47 amended; Ord. 62-24 , Eff. 4/28/2024. Zoning Control Table: .10, .17, .18, .19, .20, .30b, .33, .51,
.52, and .53 amended; Ord. 187-24, Eff. 8/26/2024. Zoning Control Table: .21 amended; Ord. 173-25, Eff. 10/6/2025. Introductory material amended; Zoning Control Table: .21, .47, and .48 amended; .47b and .47c added; Ord. 245-25. Eff.
1/12/2026.
CODIFICATION NOTE
1. So in Ord. 99-17.