933

SEC. 933. EXEMPTIONS FROM HEIGHT LIMITS. The following features shall be exempt from the height limits established by this Article, subject to limitations indicated: 1. Mechanical equipment and appurtenances necessary to the operation or maintenance of the building or structure itself (including chimneys, ventilators, cooling towers, water tanks, panels or devices for the collection of solar or wind energy and window washing equipment) and elevator, stair, and mechanical penthouses, and skylights. The horizontal areas of all the features listed in this paragraph shall not exceed 20% of the horizontal area of the roof above which they are situated. This exemption shall be limited to the top 10 feet of such features where the height limit is 65 feet or less, and the top 16 feet of such features where the height limit is more than 65 feet. 2. Enclosed space related to the recreational use of the roof, not to exceed 10 feet in height where the height limit is 65 feet or less or 16 feet in height where the height limit is more than 65 feet. 3. Additional building volume used to enclose or screen from view the features listed under Paragraph (1) above and to provide additional visual interest to the roof of the structure. The rooftop form created by the added volume shall not exceed 10 feet in height where the height limit is 65 feet or less or 16 feet where the height limit is more than 65 feet, measured as provided in Section 932, and may not exceed a total volume, including the volume of the features being enclosed, equal to three/fourths of the horizontal area of all upper tower roof areas of the building measured before the addition of any exempt features times 10 where the height limit is 65 feet or less or times 16 where the height limit is more than 65 feet. 4. In MB-R-1 and MB-R-2 Districts, an occupied dwelling unit, and in the MB-CI District, live/work units, not to exceed one half the square footage of the last full floor and located within a sloping roofline with a series of dormers, are permitted within the building volume permitted by Paragraph 3 to enclose and screen from mechanical equipment and appurtenances, elevator, stair and mechanical penthouses, and other features permitted by Paragraph (1) above. 5. Ornamental and symbolic features of public and religious buildings and structures, including towers, spires, cupolas, belfries and domes, where such features are not used for human occupancy.

6. Railings, parapets and catwalks, with a maximum height of four feet. 7. Open railings, catwalks and fire escapes required by law, wherever situated. 8. Unroofed recreation facilities with open fencing, including tennis and basketball courts at roof level, swimming pools with a maximum height of four feet and play equipment with a maximum height of 10 feet. 9. Unenclosed seating areas limited to tables, chairs and benches, and related wind screens, lattices and sunshades with a maximum height of 10 feet. 10. Landscaping, with a maximum height of four feet for all features other than plant materials. 11. Flag poles and flags, and weather vanes. 12. Cranes, scaffolding and batch plants erected temporarily at active construction sites. (Added by Ord. 63-91, App. 2/27/91) PART V BUILDING FORM SEC. 940. HEIGHT, BULK AND ARTICULATION OF BUILDINGS AND STRUCTURES. (a) MB-R and MB-NC Districts. In MB-R and MB-NC Districts the height (within the permitted maximum) and bulk of buildings and structures shall be consistent with Residential Design Guidelines Section 2.2 in the Mission Bay Plan. The fronts of buildings shall be articulated and varied and wide buildings shall be visually divided into narrower segments in the manner provided in Residential Design Guidelines Section 2.6 and Neighborhood Commercial Design Guidelines in the Mission Bay Plan. (b) MB-O and MC-CI Districts. In MB-O and MB-CI Districts, the height (within the permitted maximum) and bulk of buildings and structures shall be consistent with, and buildings and structures shall be articulated in the manner provided in, Commerce and Industry Design Guideline Sections 2.4 and 2.7 in the Mission Bay Plan. (c) MB-H District. In the MB-H District, the height (within the permitted maximum) and bulk of buildings and structures shall be consistent with, and the buildings and structures shall be articulated in the manner provided in, the Hotel Design Guidelines (Commerce and Industry Design) Section 5 of the Mission Bay Plan. (d) MB-CF Districts. In MB-CF Districts, the height (within the permitted maximum), bulk and articulation of buildings and structures in MB-CF shall be consistent with the Community Facilities Design Guidelines in the Mission Bay Plan and with the policies of the Urban Design and other elements of the Master Plan. (e) MB-OS Districts. In MB-OS Districts, the height and bulk of buildings and structures shall be consistent with the Recreation and Open Space Design Guidelines in the Mission Bay Plan and with the policies of the Urban Design, Recreation and Open Space and other elements of the Master Plan. The commercial uses permitted by Section 916 are limited in height to a single story. (Added by Ord. 63-91, App. 2/27/91) SEC. 941. SETBACKS AT BUILDING BASES IN MB-R DISTRICTS. In order to facilitate the articulation and architectural embellishment of the building base, all buildings in MB-R Districts, up to the height of 10 feet, shall be set back 3 feet from the line of the public sidewalk on frontages adjacent to streets and parks without an intervening street, and 1½ feet from the public sidewalk on frontages adjacent to a midblock lane or a park pathway. In this setback area horizontal projections such as stairs, stoops, porticos, porches and other entry treatments, columns, planter boxes, bay windows, sills, window frames, belt courses and rusticated materials are permitted provided that at least one-third of the setback zone to the full height of the zone is free of all horizontal projections except for (1) minor architectural projections projecting to six inches and (2) low landscaping projecting horizontally up to two feet on street frontages and one foot on midblock lane frontages. Bay windows in the setback area shall conform to the dimensions of bay windows permitted by Section 942. (Added by Ord. 63-91, App. 2/27/91) SEC. 942. PROJECTIONS OVER STREETS, MIDBLOCK LANES AND USABLE OPEN SPACE. (a) Permitted Obstructions. In all Mission Bay Use Districts, the obstructions permitted over streets and alleys and usable open space by Section 136 are permitted over streets and midblock lanes (defined in Section 996(b)(4) to be the same as an alley as used in Section 136) and usable open space in Mission Bay Use Districts, except that, in MB-R districts, obstructions are not permitted over streets and obstructions over midblock lanes and park pathways (as defined in Section 996(b)(7)) are limited to one and one-half feet. (b) Modifications and Limitations on Bay Windows. In order to allow more variety in the design of bay windows in Mission Bay Use Districts the restrictions on the dimension of bay windows contained in Section 136 are modified as follows: (1) In addition to other bay windows permitted by Section 136, the Zoning Administrator may allow a bay window of any shape which is determined to enhance the visual appearance of the structure provided that: (A) The total area of the horizontal projection of whatever height does not exceed 45 square feet for each increment of 25 feet of lot width; (B) The projection into the required open area does not exceed three feet in depth and is no closer than eight feet to the centerline of any midblock lane, and (C) There is a horizontal separation between bay windows of at least four feet. (2) In addition to other permitted corner bay windows permitted by Section 136, the Zoning Administrator may allow a corner bay window of any shape which is determined to enhance the visual appearance of the structure provided that: (A) The bay at each line establishing the required open area is no greater than 15 feet in width; (B) The total area of the horizontal projection of whatever height does not exceed 90 square feet; (C) There is a horizontal separation between the corner bay and other bays of at least four feet; and (D) The projection into the required open area does not exceed three feet span and is no closer than eight feet to the center line of any midblock lane. (3) Cornices at the top of bays, projecting no more than the permitted projection of the bays, which link two rows of bay windows to establish a + 25 foot building articulation are