SEC. 249.4. ALEXANDRIA THEATER SPECIAL USE DISTRICT.

(a) Purpose. The Alexandria Theater Special Use District is intended to promote the development of much needed housing in the City, by allowing a housing development project with additional density and height than otherwise allowed under existing zoning that also preserves the key historic architectural features of the Alexandria Theater, a 1923 movie palace.

(b) Location. The Alexandria Theater Special Use District consists of Assessor’s Parcel Block No. 1450, Lot No. 048. Its boundaries are shown on Special Use District Map SU03 of the Zoning Map, and generally it consists of the parcel at the northwest corner of the intersection of 18th Avenue and Geary Boulevard.

(c) Controls. Applicable provisions of the Planning Code shall apply to the Alexandria Theater Special Use District except as otherwise provided in this Section 249.4. In the event of a conflict between other provisions of the Planning Code and this Section, this Section shall control.

(d) Density Bonus. A residential development project that meets the eligibility criteria set forth in subsection (e) shall be entitled to the density bonus and zoning modifications described in this subsection (d).

(1) Form-Based Density. Notwithstanding any zoning designation to the contrary, the density of the project shall not be limited by lot area but rather by the applicable requirements and limitations set forth in this Code, as modified by this Section 249.4. Such requirements and limitations include, but are not limited to, height, setbacks, exposure, and unit mix, as well as applicable design guidelines, elements, and area plans of the General Plan and design review.

(2) Height. The maximum building height shall be 85 feet.

(3) Rear Yard. The minimum rear yard shall be 15 feet.

(4) Dwelling Unit Exposure. The minimum exposure for dwelling units facing the reduced rear yard shall require qualifying windows to face an unobstructed open area that is no less than 15 feet in every horizontal dimension.

(5) Process Modification. Conditional Use authorization pursuant to Section 202.4 shall not be required.

(e) Applicability. To be eligible for the density bonus and other zoning modifications provided by subsection (d), a residential development project shall meet the criteria set forth in this subsection (e).

(1) Affordability. The number of Affordable Units constructed on-site shall be at least 12% of all units constructed on the project site in accordance with this subsection (e)(1). The capitalized terms in this subsection (e)(1) have the meanings set forth in the definitions of Sections 401 and 415.2.

(A) For any Ownership Housing Project, a minimum of 10% of the units shall be affordable to low-income households and 2% of the units shall be affordable to moderate-income households. Owned Units for low-income households shall have an affordable purchase price set at 80% of Area Median Income or less, with households earning up to 100% of Area Median Income eligible to qualify for low-income units. Owned Units for moderate-income households shall have an affordable purchase price set at 105% of Area Median Income or less, with households earning from 95% to 120% of Area Median Income eligible to qualify for moderate-income units.

(B) For any Rental Housing Project, a minimum of 10% of the units shall be affordable to low-income households and 2% of the units shall be affordable to moderate-income households. Rental Units for low-income households shall have an affordable rent set at 55% of Area Median Income or less, with households earning up to 65% of Area Median Income eligible to qualify for low-income units. Rental Units for moderate-income households shall have an affordable rent set at 80% of Area Median Income or less, with households earning from 65% to 90% of Area Median Income eligible to qualify for moderate-income units.

(2) Dwelling Unit Mix. The project shall provide the following dwelling unit mix:

(A) No less than 60% of the total number of proposed dwelling units shall contain at least two bedrooms, provided that any fraction resulting from this calculation shall be rounded up to the next whole number of Dwelling Units; and

(B) No less than 20% of the total number of proposed dwelling units shall contain at least three bedrooms, provided that any fraction resulting from this calculation shall be rounded up to the next whole number of Dwelling Units.

(3) Historic Preservation. The historic character-defining features of the existing theater listed in this subsection (e) (3) shall be preserved as follows:

(A) The exterior blade sign shall be preserved, reconstructed, and reinstalled on the exterior of the residential development project;

(B) The exterior marquee shall be preserved and incorporated into the exterior of the residential development project;

(C) The interior sunburst chandelier shall be preserved and incorporated into a common area in the interior of the residential development project;

(D) The interior Art Deco murals and bas-relief panels shall be preserved and incorporated into a common area in the interior of the residential development project. Provided, however, that the extent of preservation required by this subsection (e)(3)(D) may be reduced in accordance with a preservation strategy and plan established by the Planning Department’s Preservation Staff in consultation with a qualified conservator; and

(E) For the purposes of this subsection (e)(3), the term “preserved” means kept and repaired or replaced in kind to match the feature’s material, dimensions, finish, profile, and details.

(f) Hearings.

(1) Hearings. The Historic Preservation and Planning Commissions each shall hold an informational public hearing for all projects proposed pursuant to subsections (d) and (e). At the hearings, the Planning Director shall review key issues related to the project, any proposed zoning modifications pursuant to subsection (d), and the project’s compliance with the requirements and standards of subsections (d) and (e).

(2) Notice of Hearing. Notice of such hearings shall be provided as required by Section 333 of this Code.

(3) No Discretionary Review. No requests for discretionary review shall be accepted by the Planning Department or heard by the Planning Commission for projects subject to this Section 249.4.

(g) Relationship to State or Local Density Bonus Programs. Any residential project developed pursuant to subsection (d) shall not be eligible for additional density or concessions, waivers, or other modifications to development standards pursuant to any state or local law, including but not limited to the State Density Bonus Law (California Government Code Section 65915 et seq. ), the Affordable Housing Bonus Program (Planning Code Section 206 et seq. ), and Planning Code Section 207.

(h) Implementation Timeline. The sponsor of any residential development project approved pursuant to subsection (d) shall obtain a building permit or, in the case of a site permit, an addendum that authorizes construction of the development, within three years of the effective date of the ordinance in Board File No. 241198, enacting this Section 249.4. If the sponsor does not obtain said permit or addendum within three years, this Section 249.4 shall expire by operation of law. In the event of its expiration, the City Attorney is authorized to cause this Section to be removed from this Code.

(Added by Ord. 73-25, File No. 241198, App. 5/16/2025, Eff. 6/16/2025)