942

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

permitted. (c) Obstructions by Minor Architectural Features. Within the area of minimum vertical clearance required by Section 136 for obstructions over usable open space, horizontal projections, not to exceed six inches, of a purely architectural or decorative character, such as sills, room and window moldings, belt courses, columns, piers and rusticated materials, are permitted. (Added by Ord. 63-91, App. 2/27/91) SEC. 943. ROOFTOP FEATURES. In all Mission Bay Use Districts, mechanical equipment and appurtenances necessary to the operation or maintenance of the building or structure itself (including chimneys, ventilators, plumbing vent stacks, cooling towers, water tanks, panels or devices for the collection of solar or wind energy and window washing equipment), elevator, stair and mechanical penthouses, and skylights, Wireless Telecommunications Services Facilities, and antennae for transmission, reception, or relay of radio, television, or other electronic signals when a permitted use in the district shall be enclosed and screened: (i) in such a manner that the enclosure is designed as a logical extension of the building form and an integral part of the overall building design; and its cladding and detailing is comparable to that of the rest of the building; or (ii) by a rooftop form which is appropriate to the nature and proportions of the building, and is designed to obscure the rooftop equipment and appurtenances and to provide a more balanced and graceful silhouette for the top of the building. Minor features, not exceeding one foot in height, shall be exempted from this regulation. (Added by Ord. 63-91, App. 2/27/91; amended by Ord. 166-16 , File No. 160477, App. 8/11/2016, Eff. 9/10/2016) AMENDMENT HISTORY Section amended; Ord. 166-16 , Eff. 9/10/2016. SEC. 944. AWNINGS, CANOPIES AND MARQUEES. The provisions of Section 136.1 pertaining to awnings, canopies and marquees in NC-2 districts shall also apply in MB-NC-2, MB-NC-3, MB-O, MB-CI, and MB-H and MB-CF Districts. (Added by Ord. 63-91, App. 2/27/91) PART VI OPEN AREAS SEC. 950. LOT COVERAGE AND BUILDING SEPARATION AT RESIDENTIAL LEVELS. (a) Application Limited to Residential Levels. The maximum lot coverage and separation of building requirements of this section shall apply in Mission Bay Use Districts at all residential levels. The level of perimeter dwelling units as defined in Section 996(b)(8) shall not deemed to be a residential level as that term is used in this section. (b) Maximum Lot Coverage. The maximum lot coverage of all buildings and structures at all residential levels on each lot, excluding obstructions permitted by Subsection (d) below, is 75% of the lot area. (c) Minimum Building Separations. The minimum separations between building facades for various building types, excluding obstructions permitted by Subsection (d) below, are as follows: Combinations Buildings that are 2 or more stories over parking Buildings that are 3 or more stories over parking and any other combination Combinations Buildings that are 2 or more stories over parking Buildings that are 3 or more stories over parking and any other combination front to front 30’ 30’ front to rear 25’ 30’ rear to rear 20’ 30’ front to side 20’ 30’ rear to side 15’ 15’* side to side none none * Required only if a facade contains a window providing required light to an occupied room.

(d) Permitted Obstructions in Building Separations. The following obstructions permitted over streets and alleys and in required setbacks, yards, and usable open space by Sections 136 and 942(b) shall also be permitted in required building separations required in Subsection (c) above and shall not be deemed to be lot coverage. 1. Overhead horizontal projections as provided in § 136(c)1 except that the requirement of a minimum head room of 7½ feet shall not apply. 2. Bay windows, balconies and similar features, as provided in Sections 136(c)2 and 3 and 942(b), except that the requirement of a minimum head room of 7½ feet shall not apply. 3. Fire escapes, as provided in § 136(c)4. 4. Chimneys, as provided in § 136(c)6. 5. Retaining walls, as provided in § 136(c)13. 6. Steps, as provided in § 136(c)14. 7. Railings and grill work, as provided in § 136(c)15 and 16. 8. Garden structures, as provided in § 136(c)21, 22 and 23. 9. Decks, as provided in § 136(c)24.