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(a) In order to provide additional housing opportunities for lower and very low income households, in the 40-65-J Special Height and Bulk District as designated for Lot 6 of Assessor's Block 5419 on Sectional Map 10SU of the Zoning Map, exceptions to the 40-foot base height limit up to 65 feet may be approved in appropriate cases in accordance with the conditional use procedures and criteria set forth in Section 303 of this Code and subject to the criteria set forth in Subsection (b) below.
(b) Such height exceptions may be permitted provided that:
(1) The height of the building or structure does not exceed 65 feet; and
(2) The use of the building or structure for which the additional height is sought is residential; and
(3) With the exception of the manager's unit, all dwelling units to be located on floors above 40 feet in height are rental units which are affordable to households of lower or very low income, as defined in Sections 50079.5 and 50105 of the Health and Safety Code, until termination or expiration of the affordability restrictions, if any, imposed on the subject property by the U.S. Department of Housing and Urban Development and the City and County of San Francisco.
(Added by Ord. 406-96, App. 10/21/96)
(a) General. In the Scott Street Senior Housing Special Use District, located on Lots 15, 18, 19, 22, 29A, 29B, 38 and 40 in Assessor's Block 681, as designated on Sectional Map No. 2H of the Zoning Map, located within the boundaries of the 50-X/70-J and 65-A/70-J Height and Bulk Districts, exceptions to the 50-X and 65-A limits up to a maximum of 70-J limits may be approved in accordance with the conditional use procedures and criteria provided in Section 303 of this Code and the criteria and conditions set forth below.
(b) Seniors Use and Affordability. In determining whether to allow exceptions under this Section, the Planning Commission shall, in addition to the criteria set forth in Section 303(c) of this Code, consider the extent to which the project seeking the exception would include units for seniors housing, and the extent to which such units would be affordable.
(Added by Ord. 473-97, App. 12/23/97)
(a) In order to provide additional housing opportunities for low- and lower-income households, in the Fourth and Freelon Special Use District established pursuant to Section 249.23 of this Code and within the boundaries of the 50/85-X Height and Bulk District as designated on Sectional Map 1H of the Zoning Map of the City and County of San Francisco, an exception to the 50 foot base height limit up to 85 feet may be approved by the Planning Commission in accordance with Subsection (j) of Section 249.23 of this Code.
(b) An applicant seeking approval within one year of the effective date of this ordinance pursuant to Section 249.23(j) shall pay a fee of $10,000 to the San Francisco Planning Department. If time and materials exceed $10,000, the applicant shall also pay those costs. After one year, the fee shall be governed by the fees set forth for conditional use authorization.
(Added by Ord. 27-03, File No. 020549, App. 2/28/2003)
(a) General. In the Haight Street Senior Affordable Housing Special Use District, located on Lots 11 and 14 in Assessor's Block 1234, as designated on Sectional Map No. 7H of the Zoning Map, located within the boundaries of the 40-X Height and Bulk District, exception to the 40-X limit up to a maximum of 60-X limit may be approved in accordance with the conditional use procedures and criteria provided in Section 303 of this Code, and the criteria and conditions set forth below.
(b) Seniors Use and Affordability. In determining whether to allow exceptions under this Section, the Planning Commission shall, in addition to the criteria set forth in Section 303(c) of this Code, consider the extent to which the project seeking the exception would include units for seniors housing, and the extent to which such units would be affordable.
(Added by Ord. 50-03, File No. 030156, App. 4/3/2003)
Development controls, including height and bulk, in the "TB" bulk district are governed by the Development Controls and Design Guidelines for the Transbay Redevelopment Project document and companion documents as part of the Transbay Redevelopment Plan as approved by the Planning Commission on December 9, 2004 and January 13, 2005. Building heights, locations, setbacks, and bulk limits are specifically established in these documents. Building heights associated with bulk designation "TB" on Sectional Map No. 1H of the Zoning Map are generalized, and describe a range of building heights per block, with the largest number describing the maximum tower height per block, and the smallest number describing the lowest maximum building height per block.
(Ord. 94-06, File No. 050182, App. 5/19/2006)
(a) Intent. The general development concept for R Bulk Districts is of podium buildings that vary from 65 to 170 feet in height depending on the district and location, with adequately spaced slender towers up to 650 feet in height rising above the podium buildings.
(b) Maximum Height Controls for Podiums and Towers. In the R bulk districts, which include the R, R-2, and R-3 bulk districts as designated on Sectional Map No. HT01, HT02, and HT07 of the Zoning Map, maximum permitted building heights for both podiums and towers are expressed as two numbers separated by a slash. The number preceding the slash represents the height limit for podium buildings. The number following the slash represents the height limit for towers. No building may exceed the podium height limit except for towers meeting the bulk and tower spacing controls established in Section 270(e) and (f).
(c) Maximum Height Controls for Podiums and Towers in the R-2 Bulk District and the Van Ness & Market Residential Special Use District. In the R-2 bulk district and within the Van Ness & Market Residential Special Use District, maximum permitted building heights for both podiums and towers are expressed as two sets of numbers separated by a double slash in the format described above, in subsection (b). Each set of numbers represents the maximum heights for podium and tower applicable to the parcel and as regulated per subsection (b) above as follows: The first set of numbers represents the principally permitted height limits for the parcel, both for the podium and for the tower. The second set of numbers after the double slash represents the maximum height limits for podium and tower that can be granted by the Planning Commission for that parcel through an exception pursuant to the procedures and findings of Section 309(a)(17).
(Added by Ord. 217-05, File No. 050865, App. 8/19/2005; amended by Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 126-20, File No. 200559, App. 7/31/2020, Eff. 8/31/2020)
AMENDMENT HISTORY
Section header and divisions (a) and (b) amended; division (c) added; Ord. 126-20, Eff. 8/31/2020.
(a) Intent. In order to encourage generous ground floor ceiling heights for commercial and other active uses, encourage additional light and air into ground floor spaces, allow for walk-up ground floor residential uses to be raised slightly from sidewalk level for privacy and usability of front stoops, and create better building frontage on the public street, up to an additional 5' of height is allowed along major streets in NCT districts, or in specific districts listed below, for buildings that feature either higher ground floor ceilings for non-residential uses or ground floor residential units (that have direct walk-up access from the sidewalk) raised up from sidewalk level.
(b) Applicability. The special height exception described in this section shall only apply to projects that meet all of the following criteria:
(1) project is located in a 30-X, 40-X or 50-X Height and Bulk District as designated on the Zoning Map;
(2) project is located in one of the following districts:
(A) in an NCT district as designated on the Zoning Map;
(B) in the Castro Street, Inner Clement Street, Outer Clement Street, Excelsior Outer Mission Street, Irving Street, Japantown, Judah Street, Noriega Street, Taraval Street, and 24th Street – Noe Valley NCDs;
(C) on a NC-2 designated parcel on Balboa Street between 2nd Avenue and 8th Avenue, and between 32nd Avenue and 39th Avenue;
(D) on a NC-1 designated parcel within the boundaries of Sargent Street to Orizaba Avenue to Lobos Street to Plymouth Avenue to Farallones Street to San Jose Avenue to Alemany Boulevard to 19th Avenue to Randolph Street to Monticello Street and back to Sargent Street;
(E) on a NC-3 designated parcel fronting on Geary Boulevard from Masonic Avenue to 28th Avenue, except for parcels on the north side of Geary Boulevard between Palm Avenue and Parker Avenue; or
(F) on a parcel zoned NC-1 on Noriega, Irving, Taraval, or Judah Streets west of 19th Avenue.
(3) project features ground floor commercial space or other active use as defined by Section 145.1(b)(2) with clear ceiling heights in excess of ten feet from sidewalk grade, or in the case of residential uses, such walk-up residential units are raised up from sidewalk level;
(4) said ground floor commercial space, active use, or walk-up residential use is primarily oriented along a right-of-way wider than 40 feet;
(5) said ground floor commercial space or active use occupies at least 50% of the project's ground floor area; and
(6) except for projects located in NCT districts, the project sponsor has conclusively demonstrated that the additional 5' increment allowed through Section 263.20 would not add new shadow to any public open spaces.
(c) One additional foot of height, up to a total of five feet, shall be permitted above the designated height limit for each additional foot of ground floor clear ceiling height in excess of 10 feet from sidewalk grade, or in the case of residential units, for each foot the unit is raised above sidewalk grade.
(Added by Ord. 72-08, File No. 071157, App. 4/30/2008; amended by Ord. 5-10, File No. 090319, App. 1/22/2010; Ord. 25-11, File No. 101464, App. 2/24/2011; Ord. 170-11
, File No. 110592, App. 8/8/2011, Eff. 9/7/2011; Ord. 35-12
, File No. 111305, App. 2/21/2012, Eff. 3/22/2012; Ord. 92-12
, File No. 111247, App. 5/21/12, Eff. 6/20/12; Ord. 175-12
, File No. 120241, App. 8/7/2012, Eff. 9/6/2012; Ord. 226-12
, File No. 120774, App. 10/29/2012, Eff. 11/28/2012; Ord. 56-13
, File No. 130062, App. 3/28/2013, Eff. 4/27/2013; Ord. 261-13
, File No. 130084, App. 11/27/2013, Eff. 12/27/2013; Ord. 227-14
, File No. 120796, App. 11/13/2014, Eff. 12/13/2014; Ord. 229-15
, File No. 151126, App. 12/22/2015, Eff. 1/21/2016)
AMENDMENT HISTORY
[Former] division (b)(2)(D) amended; Ord. 170-11
, Eff. 9/7/2011. Section header and division (b)(1) amended; Ord. 35-12
, Eff. 3/22/2012. Division (b)(2)(B) amended; new [now former] divisions (b)(2)(D) and (F) added; former division (b)(2)(D) redesignated as [former] (b)(2)(E); Ord. 92-12
, Eff. 6/20/12. Section header and division (a) amended; new [now former] divisions (b)(2)(G), (H), (I), and (J) added; Ord. 175-12
, Eff. 9/6/2012. Division (b)(2)(B) amended; division (c) diagram replaced; Ord. 226-12
, Eff. 11/28/2012. Graphical material amended; Ord. 56-13
, Eff. 4/27/2013. Divisions (b)(2) and (b)(2)(B) amended; former division (b)(2)(C) deleted; former divisions (b)(2)(D), (E), and (F) redesignated as (b)(2)(C), (D), and (E); former division (b)(2)(G) redesignated as (b)(2)(F) and amended; former divisions (b)(2)(H), (I), and (J) deleted; Ord. 261-13
, Eff. 12/27/2013. Division (b)(2)(B) amended; Ord. 227-14
, Eff. 12/13/2014. Division (b)(2)(B) amended; Ord. 229-15
, Eff. 1/21/2016.
Editor's Notes:
Ordinance 72-08, approved 4/30/2008, enacted new sections designated 263.18 and 263.20. The editor redesignated those two sections as this Sec. 263.20 and Sec. 263.22, respectively.
This section subsequently has been amended under its current number by multiple ordinances, as documented in the history note above.
After the addition of this section to the Code, Ord. 200-08, approved 8/22/2008, enacted a new section with the same number as this section. That new section was redesignated and codified as Sec. 263.23 by the editor.
Ordinance 72-08, approved 4/30/2008, enacted new sections designated 263.18 and 263.20. The editor redesignated those two sections as this Sec. 263.20 and Sec. 263.22, respectively.
This section subsequently has been amended under its current number by multiple ordinances, as documented in the history note above.
After the addition of this section to the Code, Ord. 200-08, approved 8/22/2008, enacted a new section with the same number as this section. That new section was redesignated and codified as Sec. 263.23 by the editor.
(a) Purpose. In order to allow for vertical architectural elements on large lots which will mitigate the effect of long, monotonous individual buildings and create visual focal points that build upon the architectural tradition and character of an area, certain architectural elements may be excepted from otherwise applicable height limits. The mostly topographically flat Eastern Neighborhoods, particularly the South or Market, Showplace, and Mission Districts have a strong tradition of larger and longer buildings incorporating vertical architectural elements above the predominant roofline. These vertical elements are proportioned to the building and are generally not visible on the skyline or distant views.
(b) Applicability. This Section shall apply to all projects subject to Section 329 in the Eastern Neighborhoods Mixed Use Districts which are also located in Height and Bulk Districts of 85 feet or less.
(c) Controls. Additional height for non-habitable architectural building elements, as illustrated in Figure 263.21, may be permitted subject to the 329 procedure for exemptions subject to the following criteria:
(1) Only one such element shall be permitted per lot;
(2) Such element shall not exceed 1,000 square feet in gross floor area;
(3) Such element shall not have a plan dimension greater than 50 feet;
(4) The height of such element shall not exceed a height equal to 50 percent of the applicable height limit; and
(5) Such elements shall be consistent with the design, materials and character of the building.
Figure 263.21
(Added by Ord. 298-08, File No. 081153, App. 12/19/2008)
(a) In the 40-X/50-X Height and Bulk District, as designated on Section Map 2H of the Zoning Map, located within the boundaries Fulton Street Grocery Store Special Use District, height exceptions above the 40-foot base height limit to a maximum of 50 feet may be approved for a project in accordance with the Conditional Use procedures. The criteria for granting such height exceptions shall be those set forth below.
(b) The project must meet all of the criteria and controls of Section 249.34 (Fulton Street Grocery Store Special Use District).
(c) The allowances of Section 263.18(c) providing for additional height shall apply in this Special Use District regardless of whether the criteria in Section 263.18(b)(4) requiring orientation along a right-of-way wider than 40 feet or the criteria of Section 263.18(c) related to the 70-foot depth limitation is met.
(d) The controls of this Section are effective only if a grocery store subject to the requirements of this section is approved by the Planning Commission within five years of the effective date of this ordinance.
(Ord. 72-08, File No. 071157, App. 4/30/2008)
Editor's Notes:
This section originally was designated 263.20 when enacted by Ord. 72-08, approved 4/30/2008. The section was redesignated by the editor.
After the addition of this section to the Code, Ord. 248-09, approved 12/3/2008, enacted a new section with the same number as this section. That new section was redesignated 263.22A by the editor.
This section originally was designated 263.20 when enacted by Ord. 72-08, approved 4/30/2008. The section was redesignated by the editor.
After the addition of this section to the Code, Ord. 248-09, approved 12/3/2008, enacted a new section with the same number as this section. That new section was redesignated 263.22A by the editor.
Editor's Notes:
This section originally was designated 263.22 when enacted by Ord. 248-09, approved 12/3/2009. The section was redesignated by the editor in order to avoid conflicting with previously existing material. The section was repealed under its current section number as shown in the history note above.
For current provisions relating to the 1500 Page Street Affordable Housing Special Use District, see Sec. 249.47.
This section originally was designated 263.22 when enacted by Ord. 248-09, approved 12/3/2009. The section was redesignated by the editor in order to avoid conflicting with previously existing material. The section was repealed under its current section number as shown in the history note above.
For current provisions relating to the 1500 Page Street Affordable Housing Special Use District, see Sec. 249.47.
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