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 San Francisco
 Planning Code
 Article 8. MIXED USE DISTRICTS

  § 813. RED - RESIDENTIAL ENCLAVE DISTRICT.  

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  • 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 subsection 207(c)(4) of this Code.
    Table 813
    RED – RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE
    No.
    Zoning Category
    § References
    Residential Enclave Controls
    BUILDING STANDARDS
    813.01
    Height
    See Zoning Map
    Generally 40 feet
    See Sectional Zoning Maps 1, 7 and 8
    813.02
    Bulk
    § 270
    See Sectional Zoning Maps 1, 7 and 8
    USE STANDARDS
    813.03
    Residential Density
    §§ 124(b), 208
    No density limit #
    813.04
    Non-Residential Density Limit
    §§ 102, 123, 124, 127
    Generally, 1.0 to 1 floor area ratio
    813.05
    Usable Open Space for Dwelling Units and Group Housing
    §§ 135, 823
    80 sq. ft. per unit
    813.06
    Usable Open Space for Live/Work Units in Newly Constructed Buildings or Additions
    36 sq. ft. per unit
    813.07
    Usable Open Space for Other Uses
    Varies by use
    813.09
    Outdoor Activity Area
    NP
    813.10
    Walk-up Facility
    NP
    813.12
    Residential Conversion
    § 317
    NP
    813.13
    Residential Demolition or Merger
    § 317
    C for Removal of one or more Residential Units or Unauthorized Units.
    USES
    Residential Use
    813.14
    Dwelling Units
    § 102.7
    P
    813.15
    Group Housing
    § 890.88(b)
    NP
    813.16
    SRO Units
    §§ 823, 890.88(c)
    NP
    813.16A
    Student Housing
    § 102.36
    NP
    813.16B
    Homeless Shelters
    §§ 102, 890.88(d)
    C
    Institutions
    813.17
    Hospital, Medical Centers
    NP
    813.18
    Residential Care Facility
    § 102
    P
    813.19
    Educational Services
    § 890.50(c)
    NP
    813.20
    Religious Facility
    § 890.50(d)
    NP
    813.21
    Assembly and Social Service, except Open Recreation or Horticulture
    § 890.50(a)
    NP
    813.22
    Child Care Facility
    § 102
    P
    813.23
    Medical Cannabis Dispensary
    NP
    Vehicle Parking
    813.25
    Automobile Parking Lot, Community Residential
    NP
    813.26
    Automobile Parking Garage, Community Residential
    NP
    813.27
    Automobile Parking Lot, Community Commercial
    NP
    813.28
    Automobile Parking Garage, Community Commercial
    NP
    813.29
    Automobile Parking Lot, Public
    NP
    813.30
    Automobile Parking Garage, Public
    NP
    Retail Sales and Service
    813.31
    All Retail Sales and Service except per § 813.32
    NP
    813.32
    Retail Sales and Service Use in a Historic Building
    § 803.9(b)
    C
    Assembly, Recreation, Arts and Entertainment
    813.37
    Nighttime Entertainment
    §§ 102.17, 803.5(b), 823
    NP
    813.38
    Meeting Hall, not within § 813.21
    § 221(c)
    NP
    813.39
    Recreation Building, not within § 813.21
    § 221(e)
    NP
    813.40
    Pool Hall, Card Club, not within § 813.21
    §§ 221(f), 803.4
    NP
    813.41
    Theater, falling within § 221(d), except Movie Theater
    §§ 221(d), 890.64
    NP
    Home and Business Service
    813.42
    Trade Shop
    NP
    813.43
    Catering Services
    NP
    813.45
    Business Goods and Equipment Repair Service
    NP
    813.46
    Arts Activities, except within a Live/Work Unit
    § 102.2
    C
    813.47
    Business Services
    NP
    Office
    813.48
    Office Uses in Historic Buildings
    § 803.9(b)
    C
    813.53
    All Other Office Uses
    NP
    Live/Work Units
    813.54
    Live/Work Unit where the Work Activity is an Arts Activity
    §§ 102.2, 102.13, 209.9(f), (g), 233
    NP
    813.55
    Live/Work Units in Landmark Buildings or Contributory Buildings in Historic Districts
    § 803.9(b)
    NP
    813.56
    All Other Live/Work Units
    §§ 102.13, 233
    NP
    Automotive Services
    813.57
    Vehicle Storage - Open Lot
    NP
    813.58
    Vehicle Storage - Enclosed Lot or Structure
    NP
    813.59
    Motor Vehicle Service Station, Automotive Wash
    NP
    813.60
    Motor Vehicle Repair
    NP
    813.61
    Motor Vehicle Tow Service
    NP
    813.62
    Non-Auto Vehicle Sales or Rental
    NP
    813.63
    Public Transportation Facility
    NP
    Industrial
    813.64
    Wholesaling, Storage, Distribution and Open Air Handling of Materials and Equipment, Manufacturing and Processing
    §§ 225, 890.54
    NP
    Other Uses
    813.65
    Animal Service
    § 224
    NP
    813.66
    Open Air Sales
    §§ 803.9(d), 890.38
    NP
    813.67
    Ambulance Service
    NP
    813.68
    Open Recreation
    §§ 209.5(a), 209.5(b)
    P
    813.69
    Public Use, except Public Transportation Facility
    C
    813.71
    Industrial Agriculture
    § 102
    NP
    813.72
    Mortuary Establishment
    § 227(c)
    NP
    813.73
    General Advertising Sign
    § 607.2(b) & (e)
    NP
    813.74A
    Neighborhood Agriculture
    § 102
    P
    813.74B
    Large-Scale Urban Agriculture
    § 102
    NP
    813.99
    Wireless Telecommunications Services Facility
    § 102
    NP; P if the facility is a Micro WTS Facility
    SPECIFIC PROVISIONS FOR THE RESIDENTIAL ENCLAVE DISTRICT
    Section
    Zoning Controls
    § 813
    § 813.03
    § 207(c)(4)
    ACCESSORY DWELLING UNITS
    Boundaries: Within the boundaries of the Residential Enclave District.
    Controls: An "Accessory Dwelling Unit," as defined in Section 102 and meeting the requirements of Section 207(c)(4) 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. 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. , File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. , File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. , File No. 160115, App. 3/11/2016, Eff. 4/10/2016; Ord. , File No. 160657, App. 8/4/2016, Eff. 9/3/2016; Ord. , File No. 160477, App. 8/11/2016, Eff. 9/10/2016; Ord. , File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. , File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. , File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. , File No. 180915, App. 12/21/2018, Eff. 1/21/2019)
    AMENDMENT HISTORY
    Zoning Control Table: 813.68 amended, 813.74A and 813.74B added; Ord. , 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. , Eff. 4/27/2013. Zoning Control Table: 813.12 and 813.13 amended [identical amendments previously had been made by Ord. ]; Ord. , Eff. 1/25/2014. Zoning Control Table: 813.16B added; Ord. , Eff. 3/15/2015. Zoning Control Table: 813.04 and 813.13 amended; Ord. , Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 813.03 amended; Specific Provisions: 813.03 added; Ord. , Eff. 9/3/2016. Zoning Control Table: former category 813.70 deleted, 813.99 added; Ord. , Eff. 9/10/2016. Zoning Control Table: 813.22 amended; Ord. , Eff. 10/15/2017. Zoning Control Table: 813.71, 813.74A, and 813.74B amended; Ord. , Eff. 1/5/2018. Zoning Control Table: 813.66 amended; Ord. , Eff. 1/12/2019. Zoning Control Table: 813.18 amended; Ord. , Eff. 1/21/2019.