835 | Corpus

SEC. 835. 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. Table 835 RED-MX – RESIDENTIAL ENCLAVE-MIXED DISTRICT ZONING CONTROL TABLE Zoning Category § References Residential Enclave-Mixed District Controls BUILDING STANDARDS Table 835 RED-MX – RESIDENTIAL ENCLAVE-MIXED DISTRICT ZONING CONTROL TABLE Zoning Category § References Residential Enclave-Mixed District Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 261.1, 263.21, 270, 270.1, 270.2, 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 §§ 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, 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) As required by §155(r). (4) Usable Open Space for Non-Residential Uses § 135.3, 426 As required by §135.3 and §426; may also pay in-lieu fee. 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 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..2 Large Project Review §§ 329, 249.39 As required by § 329. (4) Planned Unit Development § 304 NP Awning or Canopy §§ 136, 136.1 P Marquee §§ 136, 136.1 NP Signs § 607.2 As permitted by Section § 607.2 . 1 General Advertising Signs §§ 262, 602, 604, 608, 609, 610, 611 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] §§ 135, 136, 249.39 80 square feet per Dwelling Unit, or 54 square feet if publicly accessible. (4) 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, Residential §§ 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 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 §§ 102, 202.10 NP Single Room Occupancy § 102, 249.39 NP Student Housing § 102 NP Residential Uses Dwelling Units § 102 P Group Housing § 102 C Senior Housing §§ 102, 202.2(f) P Homeless Shelter § 102 C Dwelling Unit and Group Housing Density, General § 207 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-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 §§ 102, 123, 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 §§ 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 25 units or more per § 166. Off-Street Freight Loading, Non- Residential §§ 150, 152, 153 - 155, 204.5 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 §§ 102, 303.1 NP Hours of Operation § 102 No limit Maritime Use § 102 NP Open Air Sales § 102 P(3) Outdoor Activity Area §§ 102, 145.2 P if in front or it complies with Section 202.2(a)(7), C if elsewhere. 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) P Automotive Use Category Automotive Uses* § 102 NP Automotive Repair § 102 P(3) Electric Vehicle Charging Location † §§ 102, 202.2 (b), 202.13 NP Fleet Charging † § 102 NP 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* § 102 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* §§ 102, 202.2(e) 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* §§ 102, 202.2(a) P(3) Adult Business § 102 NP Bar § 102 NP Hotel § 102 NP Massage Establishment § 102 NP Mortuary § 102 NP Reproductive Health Clinic §§ 102, 202.5 P 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 (1) P if the facility is a Micro WTS Facility. (2) [Note Deleted] (3) P up to 1,250 gsf per lot; C above; NP above 1 FAR. (4) Within the Western SoMa SUD, see Planning Code Section 249.39 for specific controls. (5) [Note Deleted] (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; Ord. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; 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: 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. Table 835 amended; Note (2) deleted; Ord. 297-24, Eff. 1/19/2025. Introductory material and Table 835 amended; Note (5) deleted; Ord. 245-25, Eff. 1/12/2026. Table 835 amended; Ord. 1-26, Eff. 2/8/2026. Table 835 amended; Note (5) deleted; Ord. 37-26, Eff. 4/11/2026. CODIFICATION NOTES 1. So in Ord. 70-23. 2. So in Ord. 245-25. † Editor’s Note: This Use, added to former Table 847 by Ord. 190-22, was inadvertently omitted from Table 835 as restructured and redesignated by Ord. 70-23. It has been restored at the direction of the Office of the City Attorney.

SEC. 836. SALI – SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT.

The Service/Arts/Light Industrial (SALI) District is largely comprised of low-scale buildings with production, distribution, and repair uses. The District is designed to protect and facilitate the expansion of existing general commercial, manufacturing, home and business service, and light manufacturing activities, with an emphasis on preserving and expanding arts activities. Nighttime Entertainment is permitted. Residential Uses, Offices, Hotels, and Adult Entertainment uses are not permitted, except that certain Affordable Housing Projects are permitted within the district pursuant to Section 803.8 of this Code, and Accessory Dwelling Units are permitted. Table 836 SALI – SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Service/Arts/Light Industrial District Controls BUILDING STANDARDS Table 836 SALI – SERVICE/ARTS/LIGHT INDUSTRIAL DISTRICT ZONING CONTROL TABLE Zoning Category § References Service/Arts/Light Industrial District Controls BUILDING STANDARDS Massing and Setbacks Height and Bulk Limits §§ 261, 261.1, 263.21, 270, 270.1, 270.2, 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 §§ 130, 134, Not required. Front Setback and Side Yards §§ 130, 132, 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.