Code Section: 136 (c)(2)

Subject: Corner Bay Windows

Effective Date: 1/14

Interpretation:

   This Section allows a bay window to project over streets and other required open areas so long as it fits within a specific theoretical envelope. Such envelope begins at the "line establishing the required open area" and narrows along 45-degree angles drawn inward as projection increases. It was suggested that this Section did not address corner parcels where a bay window might extend over parts of a street corner not within a 90 degree projection of either of the parcel's street frontages.

   While a "required open area" itself exists only within a parcel, the "line establishing" the required open area is a theoretical marker that extends beyond a parcel and, in the case of corner lots, onto a right-of-way. Therefore, bay window envelopes on corner lots may begin along any part of the line establishing the open area, including those parts of the line which are beyond the bounds of the lot. As such, bay windows may extend over parts of a street corner not within a 90 degree projection of either of the parcel's street frontages. Such bay windows must nonetheless comply with the three-foot restriction on projection applicable to both street frontages.

Code Section: 136.1

Subject:

Effective Date: /95

Interpretation:

   See also Interpretation 136, 136.1, 136.2

   Permitted obstructions over street space

Code Section: 136.1

Subject: Awning, minor projection of

Effective Date: 12/95

Interpretation:

   These Sections allow in certain districts, awnings that project no more than and are no wider or higher than stated amounts. Awnings that fit within the limits of an "architectural projection" pursuant to Paragraph 136(c)l could be allowed under that paragraph without meeting the limits of Sections 136.1 and 136.2 such as width (distance along building) and height.

Code Section: 136.2

Subject:

Effective Date: 12/95

Interpretation:

   See also Interpretation 136.1 Awning, minor projection of

Code Section: 138 (b)

Subject: Usable open space, C-3

Effective Date: 2/86

Interpretation:

Floor area included in the computation of open space requirements in the C-3 Districts shall be floor area included in all uses together with their accessory uses except those expressly excluded by this Section. Floor area used for open space itself shall not count in the amount of floor area subject to the open space requirement.

Code Section: 140 (a)

Subject: Dwellings to “face directly” onto an open area

Effective Date: 3/21

Interpretation:

   Planning Code Section 140 regulates exposure requirements for dwelling units and group housing. Exposure may be satisfied by having required windows (as defined by Section 504 of the San Francisco Housing Code) in a room of at least 120 square feet “face directly” onto a qualifying open area. These windows must “face directly” on the street, rear yard, or open area. A question arose as to what qualifies as facing directly onto one of these features. The Building Code contains provisions for depth of structural projections over windows in habitable rooms. The Building Code states that these shall not project greater than 9 feet from the required window and that the height of these projections shall not be less than 7 feet measured from the floor to the lowest projection above. A window (or windows) required to satisfy Section 140 may be located beneath such a projection and still be considered to “face directly” onto the street, rear yard, or open area. However, such area beneath a projection will not count towards the minimum dimensions for a qualifying open area.

Code Section: 140 (a)(1)

Subject: Dwellings to face an open area

Effective Date: 3/90 (Revised 3/21)

Interpretation:

   This Section says that each dwelling unit or group housing use must face a public right-of-way or qualifying open area on the subject lot. It was clarified that in order to satisfy this requirement, the public alley must be at least 20 feet in width and the side yard must be at least 25 feet in width. By definition, a public street is at least 30 feet in width. The rear yard need not be 25 feet in width and depth as long as it complies with the Code.