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 San Francisco
 Planning Code
 Article 8. MIXED USE DISTRICTS

  § 847. RED-MX - RESIDENTIAL ENCLAVE-MIXED DISTRICT.  

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  • 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 within the district pursuant to subsection 207(c)(4) of this Code.
    Table 847
    RED-MX – RESIDENTIAL ENCLAVE-MIXED DISTRICT ZONING CONTROL TABLE
    No.
    Zoning Category
    § References
    Residential Enclave-Mixed Controls
    BUILDING STANDARDS
    847.01
    Height
    See Zoning Map
    Generally 45 feet
    See Sectional Zoning Maps 1 and 7
    847.02
    Bulk
    § 270
    See Sectional Zoning Maps 1 and 7
    USE STANDARDS
    847.03
    Residential Density
    §§ 124(b), 208
    No density limit #
    847.04
    Non-Residential Density
    §§ 102.9, 123, 124, 127
    Generally, 1.0 to 1 floor area ratio
    847.05
    Usable Open Space for Dwelling Units and Group Housing
    §§ 135, 823
    80 sq.ft. per unit
    847.07
    Usable Open Space for Other Uses
    Varies by use
    847.09
    Outdoor Activity Area
    P if located in front;
    C if located elsewhere
    § 145.2
    847.10
    Walk-up Facility
    NP
    847.12
    Residential Conversion
    § 317
    NP
    C in Article 10 Landmark Buildings
    847.13
    Residential Demolition
    § 317
    C
    USES
    Residential Use
    847.14
    Dwelling Units
    § 102.7
    P
    847.15
    Group Housing
    § 890.88(b)
    C
    847.16
    SRO Units
    §§ 823, 890.88(c)
    NP
    847.16a
    Student Housing
    § 102.36
    NP
    844.23b1
    Homeless Shelters
    §§ 102, 890.88(d)
    C
    Institutions
    847.17
    Hospital, Medical Centers
    NP
    847.18
    Residential Care
    § 890.50(e)
    NP
    847.19
    Educational Services
    §§ 823, 890.50(c)
    C
    847.20
    Religious Facility
    § 890.50(d)
    C
    847.21
    Assembly and Social Service
    § 890.50(a)
    C
    847.22
    Child Care Facility
    § 102
    P
    847.23
    Medical Cannabis Dispensary
    NP
    Vehicle Parking
    847.25
    Automobile Parking Lot, Community Residential
    §§ 303, 890.7
    C; subject to criteria of Sec. 303
    847.26
    Automobile Parking Garage, Community Residential
    §§ 303 , 890.8
    C; subject to criteria of Sec. 303
    847.27
    Automobile Parking Lot, Community Commercial
    §§ 303 , 890.9
    C; subject to criteria of Sec. 303
    847.28
    Automobile Parking Garage, Community Commercial
    §§,4 890.10
    C; subject to criteria of Sec. 303
    847.29
    Automobile Parking Lot, Public
    §§ 303 , 890.11
    C; subject to criteria of Sec. 303
    847.30
    Automobile Parking Garage, Public
    §§ 303 , 890.12
    C; subject to criteria of Sec. 303
    Retail Sales and Services
    847.31
    All Retail Sales and Services which are not listed below
    NP
    847.32
    Retail Sales and Service Use in a Historic Building
    § 803.9(b)
    C
    847.33
    Formula Retail
    NP
    847.34a
    Limited-Restaurant
    § 790.90
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    847.34b
    Restaurant
    § 790.91
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    847.35
    Other Retail Sales and Services
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    847.36
    Personal Service
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    Assembly, Recreation, Arts and Entertainment
    847.37
    Nighttime Entertainment
    §§ 102.17, 803.5(b), 823
    NP
    847.38
    Meeting Hall, not within § 813.21
    § 221(c)
    NP
    847.39
    Recreation Building or Facility
    §§ 221(e), 823, 890.81
    NP
    847.40
    Pool Hall, Card Club, not within § 813.21
    §§ 221(f), 803.4
    NP
    847.41
    Theater, falling within § 221(d), except Moving Theater
    §§ 221(d), 890.64
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    Home and Business Service
    847.42
    Trade Shop
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    847.43
    Catering Services
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    847.45
    Business Goods and Equipment Repair Service
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    847.46
    Arts Activities, except within a Live/Work Unit
    § 102.2
    P up to 1 FAR;
    C above;
    NP above 1.5 FAR
    847.47
    Business Services
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    Office
    847.48
    Office Uses in Historic Buildings
    §§ 803.9(b)
    C
    847.53
    All Other Office Uses
    NP
    Live/Work Units
    847.54
    Live/Work Unit where the Work Activity is an Arts Activity
    §§ 102.2, 102.13, 209.9(f) (g), 233
    NP
    847.55
    Live/Work Units in Landmark Buildings or Contributory Buildings in Historic Districts
    § 803.9(b)
    NP
    847.56
    All Other Live/Work Units
    §§ 102.13, 233
    NP
    Automotive Services
    847.57
    Vehicle Storage - Open Lot
    NP
    847.58
    Vehicle Storage - Enclosed Lot or Structure
    §§ 303 , 890.132
    C; subject to criteria of Sec. 303
    847.59
    Motor Vehicle Service Station, Automotive Wash
    NP
    847.60
    Motor Vehicle Repair
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    847.61
    Motor Vehicle Tow Service
    NP
    847.62
    Non-Auto Vehicle Sales or Rental
    NP
    847.63
    Public Transportation Facility
    NP
    Industrial
    847.13 2
    Wholesale Sales
    § 890.54(b)
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    847.13a
    Light Manufacturing
    § 890.54(a)
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    847.13b
    Commercial Storage
    § 890.54(c)
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    847.13c
    Laboratory, life science
    § 890.53(a)
    NP
    847.13d
    Laboratory, not including life science laboratory
    §§ 890.52, 890.53(a)
    NP
    847.13e
    Non-Retail Greenhouse or Plant Nursery
    § 227(a)
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    Other Uses
    847.66
    Open Air Sales
    §§ 803.9(d), 890.38
    P up to 1,250 gsf per lot;
    C above;
    NP above 1 FAR
    847.68
    Open Recreation
    §§ 209.5(a), 209.5(b)
    P
    847.69
    Public Use, except Public Transportation Facility
    C
    847.74a
    Neighborhood Agriculture
    § 102.35(a)
    P
    847.74b
    Large-Scale Urban Agriculture
    § 102.35(b)
    NP
    847.99
    Wireless Telecommunications Services Facility
    § 102
    C; P if the facility is a Micro WTS Facility
    SPECIFIC PROVISIONS FOR RESIDENTIAL ENCLAVE-MIXED DISTRICTS
    Article Code Section
    Other Code
    Section
    Zoning Controls
    § 847.243
    § 207(c)(4)
    ACCESSORY DWELLING UNITS
    Boundaries: Within the boundaries of the Residential Enclave-Mixed Districts.
    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. , File No. 130002, App. 3/28/2013, Eff. 4/27/2013; amended by 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. 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. 180184, App. 12/12/2018, Eff. 1/12/2019)
    AMENDMENT HISTORY
    Zoning Control Table: 847.33 amended; Ord. , Eff. 12/26/2014. Zoning Control Table: 844.23b1 added; Ord. , Eff. 3/15/2015. Introductory material amended; Zoning Control Table: 847.03 amended; Specific Provisions: 847.24 added3 ; Ord. , Eff. 9/3/2016. Zoning Control Table: 847.99 added; Ord. , Eff. 9/10/2016. Zoning Control Table: 847.25 - 847.30 and 847.58 amended; Ord. , Eff. 6/18/2017. Zoning Control Table: 847.22 amended; Ord. , Eff. 10/15/2017. Zoning Control Table: 847.66 amended; Ord. , Eff. 1/12/2019.
    CODIFICATION NOTES
    1. So in Ord. .
    2. The Zoning Categories under the "Industrial" heading are numbered here as enacted by Ord. .
    3. So in Ord. . "Residential Density" is addressed in Zoning Category 847.03.
    4. So in Ord. .