950

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.

(e) Meaning of Terms Used. Various terms used in this section are defined as follows: 1. Building Separation.The distance between facades of buildings measured in lineal feet without regard to obstructions permitted by Subsection (d). 2. Facade.The exterior face of a building excluding permitted encroachments and obstructions. 3. Front Facade.The facade of a building abutting a block or midblock lane. In the case of a building on the corner of a street and midblock lane, the "front" is the facade abutting the street. In the case of a building on the corner of two streets, the "front" is the facade of building which is the primary orientation of the living room of the greater number of units. In the case of a building not abutting a street or midblock lane, the "front" is the facade which is the primary orientation of the living room of the greatest number of units. For cases not meeting the foregoing definitions, the "front facade" shall be determined by the Zoning Administrator. 4. Rear Facade.The facade of the building opposite or most nearly opposite to the front facade. 5. Side Facade.The facade of a building between and joining the front and rear facades. 6. Lot Coverage.The portions of a lot covered by a structure or structures excluding permitted encroachments and obstructions. (Added by Ord. 63-91, App. 2/27/91) SEC. 951. OPEN SPACE REQUIREMENTS FOR RESIDENTIAL USES. (a) Amount Required. Usable open space shall be provided for each dwelling and each group housing structure in Mission Bay Use Districts according to the standards set forth in this Section in the amounts specified below. TABLE 951 USABLE OPEN SPACE REQUIREMENTS

Building or Unit Type Square Feet Per Dwelling Unit Single Unit Building Multiple Units in a Building up to Four Stories Multiple Units in a Five to Eight Story Building Perimeter Dwelling Units None

For group housing structures, the minimum amount of usable open space provided for use by each bedroom shall be 1/3 the amount required for a dwelling unit as specified above. For purposes of these calculations, the number of bedrooms shall in no case be considered to be less than one bedroom for each two beds. Where the actual number of beds exceeds an average of two beds for each bedroom, each two beds shall be considered equivalent to one bedroom. (b) Character of Open Space Provided. Usable open space shall be composed of an outdoor area or areas designed for outdoor living, recreation or landscaping, including such areas on the ground and on decks, balconies, porches and roofs, which are safe and suitably surfaced and screened, and which conform to the other requirements of this Section. Such area or areas shall be on the same lot as the dwelling units (or bedrooms in group housing) they serve, except as provided in (f)3 below, and shall be designed and oriented in a manner that will make the best practical use of available sun and other climatic advantages. "Private usable open space" shall mean an area or areas private to and designed for use by only one dwelling unit (or bedroom in group housing). "Common usable open space" shall mean an area or areas designed for use jointly by two or more dwelling units (or bedrooms in group housing). The slope of any area credited as either private or common usable open space shall not exceed five percent. (c) Access to Open Space. Usable open space shall be as close as is practical to the dwelling unit (or bedroom in group housing) for which it is required, and shall be accessible from such dwelling unit or bedroom as follows: 1. Private usable open space shall be direct and immediately accessible from such dwelling unit or bedroom, and shall be either on the same floor level as such dwelling unit or bedroom, with no more than one story above or below much floor level with convenient private access. 2. Common usable open space shall be easily and independently accessible from such dwelling unit or bedroom, or from another common area of the building or lot. (d) Permitted Obstructions Over Open Space. The obstructions listed in Section 136 for usable open space shall be permitted over private or common usable open space. (e) Additional Standards for Private Usable Open Space. 1. Minimum Dimensions and Minimum Area. Any space credited as private usable open space shall have a minimum horizontal dimension of six feet and a minimum area of 36 square feet if located on a deck, balcony, porch or roof, and shall have a minimum horizontal dimension of 10 feet and a minimum area of 100 square feet if located on open ground, a terrace, or the surface of an inner or outer court. 2. Exposure. In order to be credited as private usable open space, an area must be kept open in the following manner: (A) For decks, balconies, porches and roofs, at least 30 percent of the perimeter must be unobstructed except for necessary railings. (B) In addition, the area credited on a deck, balcony, porch or roof must either face a street, face or be within a rear yard, or face or be within some other space which, at the level of the private usable open space, meets the minimum dimension and area requirements for common usable open space as specified in Paragraph 951(f)(1) below. (C) Areas within inner and outer courts, as defined by Section 102.4, must either conform to the standards of Subparagraph (f)2(B) above or be so arranged that the height of the walls and projections above the court on at least three sides (or 75 percent of the perimeter, whichever is greater) is such that no point on any such wall or projection is higher than one foot for each foot that such point is horizontally distant from the opposite side of the clear space in the court, regardless of the permitted obstruction referred to in Subsection (d) above. 3. Fire Escapes as Usable Open Space. Normal fire escape grating shall not be considered suitable surfacing for usable open space. The steps of a fire escape stairway or ladder, and any space less than six feet deep between such steps and a wall of the building, shall not be credited as usable open space. But the mere potential use of a balcony area for an emergency fire exit by occupants of other dwelling units (or bedrooms in group housing) shall not prevent it from being credited as usable open space on grounds of lack of privacy or usability. 4. Use of Solariums.The area of a totally or partially enclosed solarium shall be credited as private usable open space if (i) such area is open to the outdoors through openings or clear glazing on not less than 50 percent of its perimeter and (ii) not less than 30 percent of its overhead area and 25 percent of its perimeter are open or can be opened to the air. (f) Additional Standards for Common Usable Open Space. 1. Minimum Dimensions and Minimum Area. Any space credited as common usable open space shall be at least 15 feet in every horizontal dimension and shall have a minimum area of 300 square feet. 2. Use of Inner Courts. The area of an inner court, as defined by Section 102.4, may be credited as common usable open space, if the enclosed space is not less than 20 feet in every horizontal dimension and 400 square feet and the requirements of Paragraph (f)2(C) above are met. 3. Use of Mid-block Parks. Mid-block parks, as defined in Section 996(b)(5), conforming to Residential Design Guidelines Section 2.3 and Recreation and Open Space Design Guidelines, Section 11 in the Mission Bay Plan, may be credited as common usable open space. For mid-block parks not on the same lot as the dwelling units they serve, provision shall be made, in a manner satisfactory to the Zoning Administrator, regarding the responsibility for the safe operation and regular maintenance of the midblock park. (Added by Ord. 63-91, App. 2/27/91)