Part VI

OPEN AREAS

SEC. 950. LOT COVERAGE AND BUILDING SEPARATION AT RESIDENTIAL LEVELS.

(a) Application Limited to Residential Levels. The maximum lot coverage and separation of building requirements of this section shall apply in Mission Bay Use Districts at all residential levels. The level of perimeter dwelling units as defined in Section 996(b)(8) shall not deemed to be a residential level as that term is used in this section.

(b) Maximum Lot Coverage. The maximum lot coverage of all buildings and structures at all residential levels on each lot, excluding obstructions permitted by Subsection (d) below, is 75% of the lot area.

(c) Minimum Building Separations. The minimum separations between building facades for various building types, excluding obstructions permitted by Subsection (d) below, are as follows:

(d) Permitted Obstructions in Building Separations. The following obstructions permitted over streets and alleys and in required setbacks, yards, and usable open space by Sections 136 and 942(b) shall also be permitted in required building separations required in Subsection (c) above and shall not be deemed to be lot coverage.

1. Overhead horizontal projections as provided in § 136(c)1 except that the requirement of a minimum head room of 7½ feet shall not apply.

2. Bay windows, balconies and similar features, as provided in Sections 136(c)2 and 3 and 942(b), except that the requirement of a minimum head room of 7½ feet shall not apply.

3. Fire escapes, as provided in § 136(c)4.

4. Chimneys, as provided in § 136(c)6.

5. Retaining walls, as provided in § 136(c)13.

6. Steps, as provided in § 136(c)14.

7. Railings and grill work, as provided in § 136(c)15 and 16.

8. Garden structures, as provided in § 136(c)21, 22 and 23.

9. Decks, as provided in § 136(c)24.

• (e) Meaning of Terms Used. Various terms used in this section are defined as follows:

1. Building Separation.The distance between facades of buildings measured in lineal feet without regard to obstructions permitted by Subsection (d).

2. Facade.The exterior face of a building excluding permitted encroachments and obstructions.

3. Front Facade.The facade of a building abutting a block or midblock lane. In the case of a building on the corner of a street and midblock lane, the "front" is the facade abutting the street. In the case of a building on the corner of two streets, the "front" is the facade of building which is the primary orientation of the living room of the greater number of units. In the case of a building not abutting a street or midblock lane, the "front" is the facade which is the primary orientation of the living room of the greatest number of units. For cases not meeting the foregoing definitions, the "front facade" shall be determined by the Zoning Administrator.

4. Rear Facade.The facade of the building opposite or most nearly opposite to the front facade.

5. Side Facade.The facade of a building between and joining the front and rear facades.

6. Lot Coverage.The portions of a lot covered by a structure or structures excluding permitted encroachments and obstructions.

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

SEC. 951. OPEN SPACE REQUIREMENTS FOR RESIDENTIAL USES.

(a) Amount Required. Usable open space shall be provided for each dwelling and each group housing structure in Mission Bay Use Districts according to the standards set forth in this Section in the amounts specified below. TABLE 951

USABLE OPEN SPACE REQUIREMENTS

For group housing structures, the minimum amount of usable open space provided for use by each bedroom shall be 1/3 the amount required for a dwelling unit as specified above. For purposes of these calculations, the number of bedrooms shall in no case be considered to be less than one bedroom for each two beds. Where the actual number of beds exceeds an average of two beds for each bedroom, each two beds shall be considered equivalent to one bedroom.

(b) Character of Open Space Provided. Usable open space shall be composed of an outdoor area or areas designed for outdoor living, recreation or landscaping, including such areas on the ground and on decks, balconies, porches and roofs, which are safe and suitably surfaced and screened, and which conform to the other requirements of this Section. Such area or areas shall be on the same lot as the dwelling units (or bedrooms in group housing) they serve, except as provided in (f)3 below, and shall be designed and oriented in a manner that will make the best practical use of available sun and other climatic advantages. "Private usable open space" shall mean an area or areas private to and designed for use by only one dwelling unit (or bedroom in group housing). "Common usable open space" shall mean an area or areas designed for use jointly by two or more dwelling units (or bedrooms in group housing). The slope of any area credited as either private or common usable open space shall not exceed five percent.

ges. "Private usable open space" shall mean an area or areas private to and designed for use by only one dwelling unit (or bedroom in group housing). "Common usable open space" shall mean an area or areas designed for use jointly by two or more dwelling units (or bedrooms in group housing). The slope of any area credited as either private or common usable open space shall not exceed five percent.

(c) Access to Open Space. Usable open space shall be as close as is practical to the dwelling unit (or bedroom in group housing) for which it is required, and shall be accessible from such dwelling unit or bedroom as follows:

1. Private usable open space shall be direct and immediately accessible from such dwelling unit or bedroom, and shall be either on the same floor level as such dwelling unit or bedroom, with no more than one story above or below much floor level with convenient private access.

2. Common usable open space shall be easily and independently accessible from such dwelling unit or bedroom, or from another common area of the building or lot.

(d) Permitted Obstructions Over Open Space. The obstructions listed in Section 136 for usable open space shall be permitted over private or common usable open space.

(e) Additional Standards for Private Usable Open Space.

1. Minimum Dimensions and Minimum Area. Any space credited as private usable open space shall have a minimum horizontal dimension of six feet and a minimum area of 36 square feet if located on a deck, balcony, porch or roof, and shall have a minimum horizontal dimension of 10 feet and a minimum area of 100 square feet if located on open ground, a terrace, or the surface of an inner or outer court.

2. Exposure. In order to be credited as private usable open space, an area must be kept open in the following manner: (A) For decks, balconies, porches and roofs, at least 30 percent of the perimeter must be unobstructed except for necessary railings.

(B) In addition, the area credited on a deck, balcony, porch or roof must either face a street, face or be within a rear yard, or face or be within some other space which, at the level of the private usable open space, meets the minimum

dimension and area requirements for common usable open space as specified in Paragraph 951(f)(1) below.

(C) Areas within inner and outer courts, as defined by Section 102.4, must either conform to the standards of Subparagraph (f)2(B) above or be so arranged that the height of the walls and projections above the court on at least three sides (or 75 percent of the perimeter, whichever is greater) is such that no point on any such wall or projection is higher than one foot for each foot that such point is horizontally distant from the opposite side of the clear space in the court, regardless of the permitted obstruction referred to in Subsection (d) above.

the height of the walls and projections above the court on at least three sides (or 75 percent of the perimeter, whichever is greater) is such that no point on any such wall or projection is higher than one foot for each foot that such point is horizontally distant from the opposite side of the clear space in the court, regardless of the permitted obstruction referred to in Subsection (d) above.

3. Fire Escapes as Usable Open Space. Normal fire escape grating shall not be considered suitable surfacing for usable open space. The steps of a fire escape stairway or ladder, and any space less than six feet deep between such steps and a wall of the building, shall not be credited as usable open space. But the mere potential use of a balcony area for an emergency fire exit by occupants of other dwelling units (or bedrooms in group housing) shall not prevent it from being credited as usable open space on grounds of lack of privacy or usability.

4. Use of Solariums. The area of a totally or partially enclosed solarium shall be credited as private usable open space if (i) such area is open to the outdoors through openings or clear glazing on not less than 50 percent of its perimeter and

(ii) not less than 30 percent of its overhead area and 25 percent of its perimeter are open or can be opened to the air.

• (f) Additional Standards for Common Usable Open Space.

1. Minimum Dimensions and Minimum Area. Any space credited as common usable open space shall be at least

15 feet in every horizontal dimension and shall have a minimum area of 300 square feet.

2. Use of Inner Courts. The area of an inner court, as defined by Section 102.4, may be credited as common usable open space, if the enclosed space is not less than 20 feet in every horizontal dimension and 400 square feet and the requirements of Paragraph (f)2(C) above are met.

3. Use of Mid-block Parks. Mid-block parks, as defined in Section 996(b)(5), conforming to Residential Design Guidelines Section 2.3 and Recreation and Open Space Design Guidelines, Section 11 in the Mission Bay Plan, may be credited as common usable open space. For mid-block parks not on the same lot as the dwelling units they serve, provision shall be made, in a manner satisfactory to the Zoning Administrator, regarding the responsibility for the safe operation and regular maintenance of the midblock park.

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

SEC. 952. ORIENTATION OF DWELLING UNITS TO OPEN AREAS.

In each dwelling unit in a Mission Bay Use District, the required windows (as defined by Section 501.4 of the San Francisco Housing Code) of at least one room that meets the 120-square foot minimum superficial floor area requirement of Section 501.1 of the Housing Code shall face directly on an open area of one of the following types:

1. A public street;

2. A midblock lane at least 25 feet in width, or

3. A building separation at least 25 feet in width, or

4. An inner court which is unobstructed except for fire escapes not projecting more than necessary for safety and in no case more than 4 feet 6 inches, chimneys, and those obstructions permitted in Sections 136(c)14, 15, 16, 19, 20 and 29 of this Code and is no less than 25 feet in every horizontal dimension for the floor at which the dwelling unit in question is located and the floor immediately above it, with an increase of five feet in every horizontal dimension at each subsequent floor.

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

SEC. 953. LOT COVERAGE AND BUILDING SEPARATION AT NONRESIDENTIAL LEVELS.

(a) Building Separation. There are no building separation requirements at nonresidential levels of buildings and structures in Mission Bay Use Districts.

• (b) Lot Coverage.

(1) MB-R Districts. Lot coverage of buildings and structures at nonresidential levels in MB-R Districts shall be consistent with Residence Design Guidelines Section 2.3 in the Mission Bay Plan and the set-back requirements of Section 941 of this Code.

• (2) MB-NC Districts. Lot coverage of buildings and structures in MB-NC Districts shall be consistent with the Neighborhood Commercial Design Guidelines in the Mission Bay Plan.

• (3) MB-O and MB-CI Districts. Lot coverage of buildings and structures in the MB-O and MB-CI Districts shall be consistent with Commerce and Industry Design Guidelines Section 2.2 of the Mission Bay Plan.

• (4) MB-H District. Lot coverage of the buildings and structures in the MB-H District shall be consistent with Commerce and Industry Design Guidelines Section 5 in the Mission Bay Plan.

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

SEC. 954. OPEN SPACE REQUIREMENTS FOR CERTAIN NONRESIDENTIAL USES IN MB-O AND MB-CI DISTRICTS.

(a) Amount of Open Space Required. Usable open space shall be provided in the MB-O and MB-CI Districts, in accordance with the standards set forth in this Section, in the amount of one square foot for each 40 square feet of occupied floor area of all uses except residential and live/work and institutional uses, uses in a predominantly retail building, and parking.

(b) Types of Open Space. One or more of the following types of open space may be provided to satisfy the requirements of this Section: a plaza, an urban park, an urban garden, a view terrace, a sun terrace, a greenhouse, a small sitting area (a snippet), an atrium, an indoor park, or a public sitting area in a galleria, arcade, pedestrian mall or walkway, or, with respect to open space required in the MB-CI District, a park pathway.

• (c) Open Space Standards. The required open space, as determined by the Zoning Administrator, shall:

1. Be of adequate size to be attractive and practical for its intended uses;

2. Be in such locations and provide such ingress and egress as will make the area convenient, safe, secure and easily accessible to the general public;

3. Be well designed, and where appropriate be landscaped;

4. Be protected from uncomfortable wind;

5. Incorporate various features, including ample seating and, if appropriate, access to food service, which will enhance public use of the area;

6. Have adequate access to sunlight if sunlight access is appropriate to the type of area;

7. Be well lighted if the area is of the type requiring artificial illumination;

8. Be well signed and open to the public at times when it is reasonable to expect substantial public use;

9. Be designed to enhance user safety and security; and

10. Have convenient access to toilet facilities open to the public; and

11. Be in general conformity with the Recreation and Open Space Design Guidelines in the Mission Bay Plan.

(d) Costs and Restrictions. All costs of the open space, including without limitation those associated with design, development, regular maintenance, and safe operation of this open space, shall be borne by the property owner. The property owner shall record with the County Recorder a special restriction on the property satisfactory in substance to the Zoning Administrator and sufficient to give notice to subsequent owners, tenants and other persons having other economic interests in the property of the open space requirement and the means by which the requirement has been, and must continue to be, satisfied.

(e) Approval and Construction. The open space shall be reviewed and approved as part of the site or building permit application for the project giving rise to the open space requirement. No temporary or other certificate of occupancy shall be issued for any structure constructed under the permit until the open space is substantially complete.

(f) Informational Plaque. Prior to issuance of a permit of occupancy, a plaque shall be placed in a publicly conspicuous location outside the building at street level, or at the site of an outdoor open space, identifying the open space feature and its location, stating the right of the public to use the space and the hours of use, and stating the name and address of the owner or owner's agent responsible for maintenance. (Added by Ord. 63-91, App. 2/27/91)

SEC. 955. OPEN SPACE REQUIREMENTS FOR LIVE/WORK UNITS.

The provisions of Section 135.2 shall apply to live/work units in Mission Bay Use Districts. (Added by Ord. 63-91, App. 2/27/91)

SEC. 956. STREET TREES IN MISSION BAY USE DISTRICTS.

(a) Requirement in All Districts except MB-OS. In all Mission Bay Use Districts, except MB-OS Districts, street trees shall be installed by the owner or developer either within a set-back area on the lot or within the public right-of-way along such lot.

The street trees shall conform to the Street Design Guidelines of the Mission Bay Plan. Except when otherwise provided in those guidelines, the street trees installed shall be a minimum of one tree of 15 gallon size for each 20 feet of frontage of the property along each street or alley, with any remaining fraction of 10 feet or more of frontage requiring an additional tree.

The species of trees selected shall conform to the Street Design Guidelines and the Street Tree Planting Plan (Figure 18) In the Mission Bay Plan. Along major arteries, as shown on Figure 18, tree species should be consistent and planted in a formal manner. On neighborhood streets tree species should vary from block to block but be consistent within the block.

(b) Requirement in MB-OS Districts. In MB-OS Districts, street trees shall be installed in accordance with the Recreation and Open Space Design Guidelines and Street Design Guidelines in the Mission Bay Plan. (Added by Ord. 63-91, App. 2/27/91)

SEC. 957. ART WORKS IN MB-O MB-H, MB-CI, AND MB-CF DISTRICTS.

(a) The provisions of Section 149(a), (b) and (d) shall apply in the MB-O and MB-H Districts and, in the case of construction of a building containing more than 25,000 square feet of office space, in the MB-CI District.

(b) Within the MB-OS Districts, works of art costing an amount equal to one percent of the construction cost of the open space development as set forth in the Mission Bay Development Agreement, excluding the cost of the works of art, shall be installed and maintained in clearly visible locations on one or more of the open space sites. The works of art may include sculpture, murals, mosaics, decorative water features or other art works permanently affixed to a structure or its grounds. A plaque or corner stone identifying the creator of the art work and the erection date shall be placed at a publicly conspicuous location on or near the artwork.

(c) In the MB-CF Districts, art works shall be installed in accordance with the provisions of Ordinance No. 30-69, or any successor ordinance.

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