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 San Francisco
 Planning Code
 Article 8. MIXED USE DISTRICTS

  § 829. SOUTH BEACH DOWNTOWN RESIDENTIAL MIXED USE DISTRICT (SB-DTR).  

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  • 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 pursuant to subsection 207(c)(4) of this Code.
    Table 829
    SOUTH BEACH DOWNTOWN RESIDENTIALMIXED 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
    §§ 102.12, 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
    § 136.2(a)
    P
    .18
    Canopy
    § 136.2(b)
    P
    .19
    Marquee
    § 136.2(c)
    P
    Non-Residential Standards and Uses
    .20
    Required Residential to Non-Residential Use Ratio
    § 102.10
    Non-residential uses limited to occupiable sf per 6 occupiable sf devoted to residential uses.
    § 825(c)(2).
    .21
    Use Size
    [Non-Residential]
    P for non-residential uses up to 25,000 sq. ft., C above.
    .22
    Open Space
    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, 204.53031
    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, 204.53031
    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
    NP
    .28
    Walk-Up Facility
    P if recessed 3 ft. C otherwise.
    .29
    Hospital or Medical Center
    C
    .30a
    Other Institutions, except Residential Care Facility
    § 102
    C
    30b 2
    Residential Care Facility
    § 102
    P
    .31
    Public Use
    C
    .32
    Movie Theater
    C
    .33
    Nighttime Entertainment
    §§ 102.17, 803.5(b)
    C
    .34
    Adult Entertainment
    NP
    .35
    Massage Establishment
    § 890.60,
    Art. 29 Health Code
    C #
    .36
    Automobile Parking Lot, Community Commercial
    §§ 890.9, 156
    NP
    .37
    Automobile Parking Garage, Community Commercial
    §§ 890.101
    C, per the criteria of Section 303
    .38
    Automotive Gas Station
    NP
    .39
    Automotive Service Station
    NP
    .40
    Automotive Repair
    NP
    .41
    Automotive Wash
    NP
    .42
    Automotive Sale or Rental
    C
    .43
    Mortuary
    C
    .44
    Hours of Operation
    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
    Residential Standards and Uses
    .46
    Residential Use
    P
    .47
    Residential Density, Dwelling Units
    § 890.88(a)
    No Limit. § 207.5 (d) #
    Unit Mix Required § 207.6
    .48
    Residential Density, Group Housing
    § 890.88(b)
    No Limit. § 207.5 (d)
    .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, 204.53031
    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
    § 790.84, Ch. 41 Admin. Code
    C
    .52
    Residential Demolition
    C
    .53
    Large-Scale Urban Agriculture
    § 102.35(b)
    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
    § 890.60,
    Art. 29 Health Code
    MASSAGE ESTABLISHMENT
    Controls: Massage 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(c)(4)
    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(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. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. , File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. , File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. , File No. 140844, App. 11/26/2014, Eff. 12/26/2014; Ord. , File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. , File No. 110548, App. 2/20/2015, Eff. 3/22/2015; Ord. , File No. 141303, App. 5/28/2015, Eff. 6/27/2015; 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. 170206, App. 5/19/2017, Eff. 6/18/2017; Ord. , File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. , File No. 180915, App. 12/21/2018, Eff. 1/21/2019)
    AMENDMENT HISTORY
    Zoning Control Table: .53 added; Ord. , Eff. 5/20/2011. Zoning Control Table: .35 amended; Specific Provisions: 829.35 added; Ord. , Eff. 4/27/2013. Specific Provisions: 829.35 amended; Ord. , Eff. 12/26/2014. Zoning Control Table: .48b added; Ord. , Eff. 3/15/2015. Zoning Control Table: .17, .18, and .19 amended; Ord. , Eff. 3/22/2015. Zoning Control Table: .35 amended; Specific Provisions: 829.35 amended; Ord. , Eff. 6/27/2015. Introductory material amended; Zoning Control Table: .47 amended; Specific Provisions: 829.47 added; Ord. , Eff. 9/3/2016. Zoning Control Table: .99 added; Ord. , Eff. 9/10/2016. Zoning Control Table: .23, .24, .36, .37, and .50 amended; Ord. , Eff. 6/18/2017. Zoning Control Table: .45a added; Ord. , Eff. 10/15/2017. Zoning Control Table: heading amended; .30 redesignated as .30a and amended; 30b2 added; Ord. , Eff. 1/21/2019.
    CODIFICATION NOTE
    1. So in Ord. .
    2. So in Ord. .