Part IV

HEIGHT

SEC. 930. ESTABLISHMENT AND LOCATION OF, AND LIMITATION OF HEIGHT IN, MISSION BAY HEIGHT DISTRICTS.

(a) Establishment and Location. Height districts are hereby established, subject to the provisions of this Article 9. The districts are generally shown on Figure 3, which is provided for orientation purposes only. The official boundaries of the various Mission Bay Height Districts are shown on the separately published Zoning Map referred to in Section 105 and are subject to the provisions of Sections 105 and 106. The height limits for each such district are specified by numerical designations in feet.

(b) Limitations of Height. No building or structure or part thereof shall be permitted to exceed the height limits for the district in which it is located. There are other limitations on the height of buildings and structures contained in Sections 933 and 940.

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

SEC. 931. PURPOSES OF MISSION BAY HEIGHT DISTRICTS.

In addition to the purposes of this Code as stated in Section 101, the Mission Bay Height Districts are established for further purposes of implementing the Urban Design element and other elements of the Master Plan and the Mission Bay Plan, according to the objectives, principles and policies stated therein. Among these purposes are the following:

1. Relating the height of buildings to important attributes of the City pattern and to the height and character of existing development;

2. Promotion of building forms that will respect and improve the integrity of open spaces and other public areas;

3. Promotion of harmony in the visual relationships and transitions between new and older buildings;

4. Protection and improvement of important City resources and of the neighborhood environment;

5. Conservation of natural areas and other open spaces; and

6. Direction of new development to locations that are appropriate in terms of land use and transportation. (Added by Ord. 63-91, App. 2/27/91)

SEC. 932. METHOD OF MEASUREMENT.

The following rules shall apply in the measuring of height:

1. The point above which such measurements shall be taken shall be as specified in the definition of "height" in § 102.12.

2. The upper point to which such measurement shall be taken shall be the highest point on the finished roof in the case of a flat roof, and the average height of the rise in the case of a pitched or stepped roof, or similarly sculptured roof form or any higher point of a feature not exempted by Section 933.

3. In cases where the height limit is 65 feet or less and a street from which height measurements are made slopes laterally along the lot, or the ground slopes laterally on a lot that also slopes upward from the street, there shall be a maximum width for the portion of the building or structure that may be measured from a single point at curb or ground level, according to the definition of "height" in § 102.12, as specified in the following table: TABLE 932

HEIGHT MEASUREMENT

ON LATERAL SLOPES

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

SEC. 933. EXEMPTIONS FROM HEIGHT LIMITS.

The following features shall be exempt from the height limits established by this Article, subject to limitations indicated: 1. Mechanical equipment and appurtenances necessary to the operation or maintenance of the building or structure itself (including chimneys, ventilators, cooling towers, water tanks, panels or devices for the collection of solar or wind energy and window washing equipment) and elevator, stair, and mechanical penthouses, and skylights. The horizontal areas of all the features listed in this paragraph shall not exceed 20% of the horizontal area of the roof above which they are situated. This exemption shall be limited to the top 10 feet of such features where the height limit is 65 feet or less, and the top 16 feet of such features where the height limit is more than 65 feet.

2. Enclosed space related to the recreational use of the roof, not to exceed 10 feet in height where the height limit is 65 feet or less or 16 feet in height where the height limit is more than 65 feet.

3. Additional building volume used to enclose or screen from view the features listed under Paragraph (1) above and to provide additional visual interest to the roof of the structure. The rooftop form created by the added volume shall not exceed 10 feet in height where the height limit is 65 feet or less or 16 feet where the height limit is more than 65 feet, measured as provided in Section 932, and may not exceed a total volume, including the volume of the features being enclosed, equal to three/fourths of the horizontal area of all upper tower roof areas of the building measured before the addition of any exempt features times 10 where the height limit is 65 feet or less or times 16 where the height limit is more than 65 feet.

4. In MB-R-1 and MB-R-2 Districts, an occupied dwelling unit, and in the MB-CI District, live/work units, not to exceed one half the square footage of the last full floor and located within a sloping roofline with a series of dormers, are permitted within the building volume permitted by Paragraph 3 to enclose and screen from mechanical equipment and appurtenances, elevator, stair and mechanical penthouses, and other features permitted by Paragraph (1) above.

5. Ornamental and symbolic features of public and religious buildings and structures, including towers, spires, cupolas, belfries and domes, where such features are not used for human occupancy.

6. Railings, parapets and catwalks, with a maximum height of four feet.

7. Open railings, catwalks and fire escapes required by law, wherever situated.

8. Unroofed recreation facilities with open fencing, including tennis and basketball courts at roof level, swimming pools with a maximum height of four feet and play equipment with a maximum height of 10 feet.

9. Unenclosed seating areas limited to tables, chairs and benches, and related wind screens, lattices and sunshades with a maximum height of 10 feet.

10. Landscaping, with a maximum height of four feet for all features other than plant materials.

11. Flag poles and flags, and weather vanes.

12. Cranes, scaffolding and batch plants erected temporarily at active construction sites. (Added by Ord. 63-91, App. 2/27/91)