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(a) Purpose. There is a disproportionately high number of large lots in historically industrial and mixed-use areas, particularly in the South of Market, Showplace Square, Mission and Central Waterfront areas, which could be developed with long, monotonous and massive buildings. In recognition of this, special controls to allow for appropriate building articulation and mass reduction are provided in this Section.
(b) Applicability. This Section 270.1 applies to all buildings in the Eastern Neighborhoods Mixed Use Districts that have street or alley frontage greater than 200 feet in length, and that receive their first site or building permit after the effective date of this Section 270.1.
(c) Controls. Buildings subject to this Section must incorporate one or more mass reduction breaks in the building that reduce the horizontal scale of the building into discrete sections not more than 200 feet in length. As illustrated in Figure 270.1A, such mass reduction breaks shall:
(1) be not less than 30 feet in width;
(2) be not less than 60 feet in depth from the street-facing building facade;
(3) extend up to the sky from a level not higher than 25 feet above grade or the third story, whichever is lower; and
(4) result in discrete building sections with a maximum plan length along the street frontage not greater than 200 feet.
Bays, balconies or other obstructions permitted over streets and alleys in Section 136(c), shall not be considered for the calculation of the above dimensions.
(d) Modifications. The Planning Commission may modify or waive this requirement through the process set forth in Section 329. When considering any such application, the Commission shall consider the following criteria:
(1) no more than 50% of the required mass is reduced unless special circumstances are evident;
(2) the depth of any mass reduction breaks provided is not less than 15 feet from the front facade, unless special circumstances are evident;
(3) the proposed building envelope can be demonstrated to achieve a distinctly superior effect of reducing the apparent horizontal dimension of the building; and
(4) the proposed building achieves unique and superior architectural design.
(Added by Ord. 298-08, File No. 081153, App. 12/19/2008; amended by Ord. 102-16 , File No. 160346, App. 6/24/2016, Eff. 7/24/2016)
Division (b) amended; Ord. 102-16 , Eff. 7/24/2016.