Part III

DENSITY

SEC. 920. DENSITY OF RESIDENTIAL USES IN MB-R AND MB-NC DISTRICTS.

(a) Number of Dwelling Units Permitted and Required. The maximum allowable and minimum required number of dwelling units in each development block in MB-R and MB-NC-2 and MB-NC-3 Districts shown in Figure 2, is as described in Table 920 below, except as provided in Subsection (b). The term "dwelling unit" is defined in Section 102.7. Dwelling unit sizes shall be determined in the manner provided in the Mission Bay Plan. In MB-NC-S Districts, there shall be no minimum required number of dwelling units, and the maximum shall be the number of dwelling units which can be accommodated in a building or buildings on the block or lot which conform to the applicable building standards of this Article and the Design Guidelines of the Mission Bay Plan. TABLE 920

RESIDENTIAL DENSITY

(b) Assignment of Densities to Lots as Development Blocks are Subdivided. As each development block is

subdivided and re-subdivided from time to time pursuant to the provisions of the Subdivision Code it shall be established

to the satisfaction of the Zoning Administrator that the number of dwelling units to be assigned to each lot in the subdivision can be accommodated in a building or buildings which conform to the applicable building standards of the district and the design guidelines of the Mission Bay Plan.

(c) Transfer and Increase of Residential Densities.

(1) Transfer. The number of dwelling units on a specific development block, as defined in Section 996(b)(1), may be up to 10 percent greater or less than the number specified in Table 920 provided that the greater or lesser number of units is compensated for by an equal decrease or increase in units in another development block or blocks. When more than one development block or lot are aggregated to form a single development project, as defined in Section 996(b)(10), the number of dwelling units assigned to particular blocks or lots may vary by more than 10 percent from the numbers listed in Table 920 provided that the total number of dwelling units in the single development project equals the total of the numbers specified for all the blocks and lots in the single development project.

(2) Increase. The total number of dwelling units initially authorized in Table 920 for Affordable Housing Development Blocks may be increased by 366 units, and for all other development blocks by 268 units, pursuant to the procedures set forth in Subsection (d)(1) below. The term "Affordable Housing Development Blocks" refers to those development blocks listed in Table 920 which contain the letter "A" in the block number.

(d) Limitations on Transfer of Densities. The following limitations on the transfer of density shall apply:

(1) As a condition of approval of a transfer of dwelling units or an increase in the number of dwelling units in any development block or lot, it shall be established to the satisfaction of the Zoning Administrator that the increased number of units can be accommodated in a building or buildings on the block or lot which conform to the applicable building standards of this Article and the design guidelines of the Mission Bay Plan and that the guidelines on unit size can be met. (2) The Zoning Administrator may deny any request for a transfer of density if, at the time of the request, the total number of dwelling units constructed or under construction on all blocks or lots on which density has been increased or decreased, as provided in Subsection (c) above, is 200 units less than the total number of units initially authorized in Table 920 for all blocks or lots on which the density has been increased or decreased.

(e) Recording Transfers of Density. As the number of dwelling units permitted and required on each development block is modified from time to time, as permitted in this Section, a new table, to be titled "Table 920-R, Residential Density Table with Density Transfers," shall be prepared to reflect the modifications. A revised table shall be submitted as part of the request for density transfer, approved by the Zoning Administrator as part of the transfer approval, and published in a form suitable for insertion in the Planning Code.

(Added by Ord. 63-91, App. 2/27/91; amended by Ord. 248-97, App. 6/18/97)

SEC. 921. DENSITY OF NONRESIDENTIAL COMMERCIAL USES IN MB-R DISTRICTS.

The maximum occupied floor area of small scale convenience retail uses, as defined in Section 996(b)(9), permitted in MB-R districts shall be 24,400 gross square feet in total and 3,000 gross square feet per location. (Added by Ord. 63-91, App. 2/27/91)

SEC. 922. DENSITY OF NONRESIDENTIAL USES IN MB-NC DISTRICTS.

(a) MB-NC-2 Districts. The occupied floor area of nonresidential uses permitted by Section 909 on the first story of buildings on lots in the MB-NC-2 district shall be limited to the area of the first story to a depth of 60 feet from the front property line of the lot, or, in the case of a corner lot, from the two front property lines, except as provided in Subsection (d).

(b) MB-NC-3 District. The occupied floor area of nonresidential uses permitted by Section 910 on the first and second story of buildings on lots in the MB-NC-3 District shall be limited to the area of the first and second stories to a depth of 80 feet from the front property line of the lot, or, in the case of a corner lot, from the front two property lines, except as provided in Subsection (d).

(c) MB-NC-S Districts. The gross floor area of nonresidential uses permitted by Section 911 in the MB-NC-S Districts shall be limited as follows:

Development Block 35 - 40,000 gross square feet Development Block 53 - 60,000 gross square feet

(d) In Development Blocks 27A, 33A and 50A, additional occupied floor area shall be permitted for non-profit livework, child care, cultural, educational, health, recreational or social service facilities to the extent that the additional floor area will be accommodated in a building or buildings which conform to the applicable building standards of the district and the design guidelines of the Mission Bay Plan. The facilities may be located above the first story provided that the number of units specified by Section 920, or as modified pursuant to the provisions of Section 920, will also be provided. Provision of these facilities shall not preclude open space amenities on these sites. (Added by Ord. 63-91, App. 2/27/91)

SEC. 923. DENSITY OF USES IN MB-O AND MB-CI DISTRICTS.

(a) Gross Floor Area Permitted. The density of all uses permitted in the MB-O District by Section 912 and in the MB-CI District by Section 913 shall be limited to a gross floor area which is equal to a floor area ratio of 4.5 to 1 in the MB-O District and 3.0 to 1 in the MB-CI District applied to a lot area which excludes the area occupied by a midblock lane required by the Mission Bay Plan.

(b) Exclusions from Gross Floor Area. The term "gross floor area" is defined in Section 102.9. In addition to the exclusions from gross floor area provided in Section 102.9(b)(1) through (10), the following exclusions shall apply in the MB-O and MB-CI Districts:

1. An interior space provided as an open space feature in accordance with the requirements of Section 952.

2. Child care facilities in accordance with the provisions of Section 102.9(b)(14).

3. Space which is located on the first story to a depth of 25 feet from the property line of a building or parking structure facing a street or midblock lane and which is devoted to retail sales, personal services, or child care, cultural, educational, recreational, religious or social service facilities.

4. In the MB-CI District, live/work units and any occupied floor area devoted to mechanical equipment or appurtenances or other floor area accessory to live/work use; provided that: (1) one or more arts activities as defined in Section 102.2 are the primary nonresidential use and that other nonresidential activities are limited to those otherwise permitted in the district or otherwise conditional in the district and specifically approved as a conditional use; and (2) the provisions of Section 940(b) are satisfied.

(c) Transfer of Permitted Gross Floor Area. In order to accommodate the creation of a smaller number of accessory parking structures serving more than one building and to facilitate building articulation, as provided in the Mission Bay Plan, the permitted gross floor area for any building or development on a lot in the MB-O and MB-CI Districts may be increased by transfer to such lot of gross floor area from another lot with the same district which is permitted under this section but which has not been utilized.

(d) Limitations on Transfer. As a condition of approval of transfer of gross floor area to another lot, it shall be established to the satisfaction of the Zoning Administrator that the increased gross floor area can be accommodated in a building or development which conforms to the applicable building standards of this Article and the design guidelines of the Mission Bay Plan.

(e) Recording Transfers. The documentation required by Section 127(b) and (c) shall be required to effect a transfer of gross floor area under this section.

(Added by Ord. 63-91, App. 2/27/91)

SEC. 924. DENSITY OF USES IN MB-H DISTRICT.

The total gross square footage of all uses permitted in the MB-H district by Section 914 shall be determined by the size of the building allowed by the various controls of this Article 9 and the Hotel Design Guidelines in the Mission Bay Plan and shall not exceed a gross floor area ratio of 4.5 to 1.

(Added by Ord. 63-91, App. 2/27/91)

SEC. 925. DENSITY OF USES IN MB-CF DISTRICTS.

The gross square footage of all uses in buildings and structures permitted in MB-CF Districts by Section 915 shall not exceed the following floor area ratios:

(Added by Ord. 63-91, App. 2/27/91)

SEC. 926. DENSITY OF USES IN MB-OS DISTRICTS.

The total gross square footage of structures permitted in the MB-OS Districts by Section 916 is as follows:

(a) Single story small scale convenience retail in the area referred to as Crescent Park, consistent with the Recreation and Open Space Design Guidelines Section 5 (Character Elements) of the Mission Bay Plan: total of 2,000 gross square feet.

(b) Single story restaurant on China Basin Channel Pier at Fourth Street: 6,000 gross square feet.

(c) Houseboat community in China Basin Channel: 55 vessels (20 pleasure boats and 35 pleasure craft) and ancillary facilities, consistent with the Recreation and Open Space Design Guidelines Section 2.4 (Channel edge at Houseboats) of the Mission Bay Plan, in the area defined in a lease with the Port of San Francisco.

(d) Other structures are limited to those which are necessary for or incidental to and supportive of the use of the area for active and passive recreation. Their size is to be determined by their function and purpose and consistency with the Master Plan.

(Added by Ord. 63-91, App. 2/27/91)