San Francisco Planning Code § 834 Red

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.

Table 834

RED – RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE

Zoning Category BUILDING STANDARDS	§ References	Residential Enclave District Controls

Table 834

RED – RESIDENTIAL ENCLAVE DISTRICT ZONING CONTROL TABLE

Zoning Category	§ References	Residential Enclave District Controls
BUILDING STANDARDS Massing and Setbacks
Height and Bulk Limits	§§ 102, 105, 106, 250 252, 260, 261, 261.1,	Varies; see also Height and Bulk District Maps. Height sculpting required on Alleys as set forth in Section 261.1. Except in the Western SoMa SUD, non-habitable vertical

	263.21, 270, 270.2, 271	projections permitted as set forth in Section 263.21. Mid- block alleys required as set forth in §270.2.
Rear Yards	§§ 130, 134, 136	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, 133	Not Required.
Street Frontage and Public Realm
Streetscape and Pedestrian Improvements	§ 138.1	As required in Section 138.1
Street Frontage Requirements	§ 145.1	As required in Section 145.1; controls apply to above-grade parking setbacks, parking and loading entrances, active uses, ground floor ceiling height, street-facing ground-level spaces, transparency and fenestration, and gates, railings, and grillwork. Exceptions permitted for historic buildings.
Parking and Loading Access Restrictions	§ 155(r)	As required by § 155(r)
Artworks and Recognition of Artists and Architects	§ 429	N/A
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.
Large Project Review	§ 329	As required by § 329.
Planned Unit Development	§ 304	NP
Awnings, Canopy, or Marquee	§ 136	NP(6)
Signs	§ 607	As permitted by Section § 607 1
General Advertising Signs	§§ 262, 602, 604, 608, 609, 610, 611	NP

Zoning Category	§ References	Residential Enclave District Controls
RESIDENTIAL STANDARDS AND USES
Zoning Category	§ References	Residential Enclave District Controls
RESIDENTIAL STANDARDS AND USES Development Standards
Usable Open Space [Per Dwelling Unit]	§§ 135, 136, 1	80 square feet if private, 54 square feet if publicly accessible.
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	§§ 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
Use Characteristics
Intermediate Length Occupancy	§§ 102, 202.10	NP

Single Room Occupancy	§ 102	NP
Student Housing	§ 102	NP
Residential Uses
Dwelling Units	§ 102	P
Group Housing	§ 102	NP
Senior Housing	§§ 102, 202.2(f)	P
Homeless Shelters	§ 102	C
Dwelling Unit Density, General	§§ 207, 208	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, 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.
Homeless Shelter Density	§§ 102, 208	Density limits regulated by the Administrative Code.

Zoning Category	§ References	Residential Enclave District Controls
NON-RESIDENTIAL STANDARDS AND USES
Zoning Category	§ References	Residential Enclave District Controls
NON-RESIDENTIAL STANDARDS AND USES
Development Standards
Floor Area Ratio	§§ 102, 123, 124	FAR based on permitted height. See §124. 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 50 units or more per § 166.
Off-Street Freight Loading	§§ 150, 152, 153 - 155, 204.5	None required if Occupied Floor Area is less than 10,000 square feet.
Use Size Limits	§§ 121.6; 121.5	C required for single retail use over 50,000 gross square feet. Division of large use sizes per § 121.5.
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	C
Hours of Operation	§ 102	No limit
Maritime Use	§ 102	NP
Open Air Sales	§ 102	NP
Outdoor Activity Area	§ 102	NP
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 rtin Rtil Sl nd Sri U r C ifid in §
		cea ea aes a evce ses ae , as spece 202.11.
Agricultural Use Category
Agricultural Uses*	§§ 102, 202.2(c)	NP
Agriculture, Neighborhood	§§ 102, 202.2(c)	P
Automotive Use Category
Automotive Uses	§ 102	NP
Entertainment, Arts and Recreation Use Category
Entertainment, Arts and Recreation Uses*	§ 102	NP
Arts Activities, except Theater	§ 102	C
Open Recreation Area	§ 102	P
Industrial Use Category
Industrial Uses	§ 102	NP
Institutional Use Category
Institutional Uses*	§§ 102, 202.2(e)	NP
Child Care Facility	§ 102	P
Community Facility	§ 102	NP
Community Facility, Private	§ 102	NP
Public Facility	§ 102	C
Residential Care Facility	§ 102	P
School	§ 102	NP

Zoning Category	§ References	Residential Enclave District Controls
Social Service and Philanthropic Facility	§§ 102, 202.2(e) (2)	NP
Sales and Service Category
Retail Sales and Service Uses*	§§ 102, 202.2(a)	NP
Reproductive Health Clinic	§§ 102, 202.5	P
Service, Personal	§ 102	NP(3)
Trade Shop	§ 102	NP(3)
Non-Retail Sales and Service*	§ 102	NP
Catering	§ 102	NP(3)
Design Professional	§ 102	NP(3)
Office Uses	§ 102	NP
Trade Office	§ 102	NP(3)
Storage, Wholesale	§ 102	NP(3)
Wholesale Sales	§ 102	NP(3)
Utility and Infrastructure Use Category
Utility and Infrastructure uses*	§ 102	NP
Wireless Telecommunications Services Facility	§ 102	NP(4)

* Not listed below
(1) [Note Deleted]
(2) [Note Deleted]
(3) P in existing nonconforming commercial spaces as set forth in § 186; otherwise NP.
(4) P if the facility is a Micro WTS Facility
(5) [Note Deleted]
(6) Awning or canopy is P if required as a wind mitigation feature. Awnings are also P for Limited Commercial Uses, as described in Section 186 of this Code.

(Added as Sec. 813 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. 66-11, File No. 101537, App. 4/20/2011, Eff. 5/20/2011; Ord. 42-13, File No. 130002, App. 3/28/2013, Eff. 4/27/2013; Ord. 287-13, File No. 130041, App. 12/26/2013, Eff. 1/25/2014; Ord. 14-15, File No. 141210, App. 2/13/2015, Eff. 3/15/2015; Ord. 33-16, File No. 160115, App. 3/11/2016, Eff. 4/10/2016; 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. 189-17, File No. 170693, App. 9/15/2017, Eff. 10/15/2017; Ord. 229-17, File No. 171041, App. 12/6/2017, Eff. 1/5/2018; Ord. 296-18, File No. 180184, App. 12/12/2018, Eff. 1/12/2019; Ord. 303-18, File No. 180915, App. 12/21/2018, Eff. 1/21/2019; 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. 297-24, File No. 241055, App. 12/19/2024, Eff. 1/19/2025; 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; 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: 813.68 amended, 813.74A and 813.74B added; Ord. 66-11, 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. 42-13, Eff. 4/27/2013. Zoning Control Table: 813.12 and 813.13 amended [identical amendments previously had been made by Ord. 42-13; Ord. 287-13, Eff. 1/25/2014. Zoning Control Table: 813.16B added; Ord. 14-15, Eff. 3/15/2015. Zoning Control Table: 813.04 and 813.13 amended; Ord. 33-16, Eff. 4/10/2016. Introductory material amended; Zoning Control Table: 813.03 amended; Specific Provisions: 813.03 added; Ord. 162-16, Eff. 9/3/2016. Zoning Control Table: former category 813.70 deleted, 813.99 added; Ord. 166-16, Eff. 9/10/2016. Zoning Control Table: 813.22 amended; Ord. 189-17, Eff. 10/15/2017. Zoning Control Table: 813.71, 813.74A, and 813.74B amended; Ord. 229-17, Eff. 1/5/2018. Zoning Control Table: 813.66 amended; Ord. 296-18, Eff. 1/12/2019. Zoning Control Table: 813.18 amended; Ord. 303-18, Eff. 1/21/2019. Section redesignated as Sec. 834; Zoning Control Table 813 and Specific Provisions deleted; Table 834 and Table Notes * and (1)-(6) added; Ord. 70-23, Eff. 6/3/2023. Introductory material amended; Ord. 62-24, Eff. 4/28/2024. Table 834 amended; Note (5) deleted; Ord. 297-24, Eff. 1/19/2025. Table 834 amended; Ord. 173-25, Eff. 10/6/2025. Introductory material, Table 834, and Note (6) amended; Ord. 245-25, Eff. 1/12/2026. Table 834 amended; Ord. 1-26, Eff. 2/8/2026. Table 834 amended; Notes (1) and (2) deleted; Ord. 37-26, Eff. 4/11/2026. CODIFICATION NOTE

So in Ord. 70-23.