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(a) Purpose. There shall be a 1500 Mission Street Special Use District, which is comprised of Lots 006 and 007 in Assessor’s Block 3506, whose boundaries are designated on Zoning Map SU07 of the Zoning Map of the City and County of San Francisco. This district is intended to facilitate a transit-oriented, high-density, mixed-use residential project and a City and County of San Francisco office development. This area was identified in the Downtown Plan and the Market and Octavia Area Plan of the General Plan as an area to encourage housing adjacent to the downtown and government offices near other governmental functions in the Civic Center and City Hall.
(b) Use Controls. References to the 1500 Mission Street Special Use District in this subsection shall be as of the effective date of this Section 249.12.
(1) Ground Floor Uses. Public agency office space shall be permitted at the ground floor.
(2) Residential Affordable Housing Program. The provisions of Section 249.33(b)(3) of this Code shall apply within this Special Use District, except that the Affordable Housing Fee and the off-site housing alternative shall be equivalent to 27.5% of the number of units in the project, and the on-site percentage shall be 13.5% of the number of units in the project.
(4) Obstructions over Streets and Usable Open Space. Overhead horizontal projections intended primarily to reduce ground level wind speeds which leave at least 7½ feet of headroom may extend over a street, common usable open space, sidewalk, or setback where the depth of any such projection is no greater than the headroom it leaves, and in no case is greater than 20 feet.
(5) Lot Coverage. The provisions of Section 249.33(b)(5) shall apply within this Special Use District.
(6) Floor Area Ratio. The maximum FAR allowed shall be that described in Section 123(c), provided that it shall not be greater than 9:1. Gross Floor Area shall have the meaning as defined in Section 102, and shall include all residential uses, except for residential uses that are affordable units as defined in Section 401 and the affordable units’ proportional share of residential common areas and amenities. Floor Area Bonuses, as set forth in Section 249.33(b)(6)(B), shall apply within this Special Use District.
(7) Mid-Block Alley. An east-west mid-block pedestrian alley of not less than 25 feet in width shall extend from South Van Ness Avenue to the western main lobby entrance of the proposed City office building. Additionally, a north-south alley of not less than 25 feet in width shall extend from Mission Street to the aforementioned east-west mid-block pedestrian alley. These two alleys shall be subject to the provisions of Section 270.2(e) through 270.2(i), except for subsections 270.2(e)(5) and 270.2(e)(14). Additionally, the Planning Director may waive or modify subsection 270.2(e)(9) in the case of documented exceptional circumstances and operational conditions relating to the unique nature of the City’s tenancy on the site. Other provisions of Section 270.2 shall not apply within this Special Use District.
(8) Off-Street Parking. To accommodate public agency fleet parking and short-term parking associated with a public-serving permit center, the maximum amount of off-street parking that may be provided within the proposed City office building shall be one space for each 3,000 gross square feet of floor area. Off-street parking within other buildings in this Special Use District may be used on a temporary or ongoing basis as additional accessory parking for the proposed public agency office space.
(9) Dwelling Unit Exposure. Provisions of Section 140(a)(1) shall apply within this Special Use District. The additional five horizontal feet of open space required at subsequent floors pursuant to Section 140(a)(2) shall be capped at 65 feet in every horizontal dimension.
(10) Access to Off-Street Parking and Loading. In consideration of City policy to restrict curb cuts and off-street parking and loading access on South Van Ness Avenue and Mission Street, the residential component and the City office component shall each be permitted to provide separate parking and loading ingress and egress openings on the 11th Street frontage of no greater than 24 feet in width each, in lieu of the limitations set forth in Sections 145.1(c)(2) and 155(s)(5). To the extent feasible as determined by the Planning Director, in consultation with the Director of Real Property, in order to facilitate the preservation of a portion of the 11th Street façade of the existing 1500 Mission Street building, enhance pedestrian conditions, and further activate 11th Street, a shared ingress (but not egress) to both the residential component and the City office component shall be provided to reduce the residential component opening to no greater than 12 feet in width.
(Added by Ord. 101-17, File No. 170348, App. 5/24/2017, Eff. 6/23/2017)