§ 270.

BULK LIMITS: MEASUREMENT

a.

The limits upon the bulk of buildings and structures shall be as stated in this Section and in Sections 271 and 272. The terms “height,” “plan dimensions,” “length” and “diagonal dimensions” shall be as defined in this Code. In each height and bulk district, the maximum plan dimensions shall be as specified in the following table, at all horizontal cross-sections above the height indicated.



TABLE 270BULK LIMITS
District Symbolon Zoning Map

Height Above Which Maximum Dimensions Apply (in feet)

Maximum Plan Dimensions (in feet)

Length

Diagonal Dimension

A

40

110

125

B

50

110

125

C

80

110

125

D

40

110

140

E

65

110

140

F

80

110

140

G

80

170

200

H

100

170

200

I

150

170

200

J

40

250

300

K

60

250

300

L

80

250

300

M

100

250

300

N

40

50

100

R

This table not applicable. But see Section 270(e).

R-2

This table not applicable. But see Section 270(f).

V

110

140

V

* At setback height established pursuant to Section 253.2.

OS

See Section 290.

S

This table not applicable. But see Section 270(d).

S-2

This table not applicable. But see Section 270(d).

T At setback height established pursuant to Section 132.2, but no higher than 80 feet.

110

125

X

This table not applicable. But see Section 260(a)(3).

TB

This table not applicable. But see Section 263.18.

CP

This table not applicable. But see Section 263.24.

HP

This table not applicable. But see Section 263.25.

PM

This table not applicable. But see Section 249.64 Parkmerced Special Use District.

TI

This table not applicable. But see Section 263.26.

EP

This table not applicable. But see Section 263.27.

b.

These limits shall not apply to the buildings, structures and equipment listed in Section 260(b)(2) (K), (L), (M) and (N) of this Code, subject to the limitations expressed therein.

c.

Maximum plan lengths and diagonal dimensions do not apply to cornices or other decorative projections.

d.

The bulk limits contained in this subsection shall apply in S and S-2 Bulk Districts as designated on Sectional Map Nos. 1H, 2H and 7H of the Zoning Map.

1.

Base. The base is the lowest portion of the building extending vertically to a streetwall height up to 1.25 times the width of the widest abutting street or 50 feet, whichever is more. There are no length or diagonal dimension limitations applicable to the base. The building base shall be delineated from the lower and upper tower and related to abutting buildings by a setback, cornice line or equivalent projection or other appropriate means. In the C-3-O(SD) District additional requirements for building base and streetwall articulation and setbacks are described in Section 132.1.

2.

Lower Tower.

A.

Dimensions. Bulk controls for the lower tower apply to that portion of the building height above the base as shown on Chart B. For buildings of less than 160 feet in height, the lower tower controls are the only bulk controls above the base of the building. The bulk controls for the lower tower are a maximum length of 160 feet, a maximum floor size of 20,000 square feet, and a maximum diagonal dimension of 190 feet.

B.

Additional Bulk for Elevators. Solely in order to accommodate additional elevators required by tall buildings the lower portion (up to the height shown on Chart B) of the lower tower of a building 500 feet tall or taller may be enlarged up to a maximum length of 190 feet, a maximum diagonal dimension of 230 feet and a maximum floor size of up to 25,000 square feet without a corresponding reduction in upper floor size.

3.

Upper Tower.

A.

Dimensions. Upper tower bulk controls apply to buildings taller than 160 feet. They apply to the upper tower portion of a building up to the height shown on Chart B, which height excludes the vertical attachment and other features exempted by Section 260 and excludes the extended upper tower height exceptions provided for in Section 263.7 of this Code. The bulk controls for the upper tower are: a maximum length of 130 feet; a maximum average floor size of 12,000 square feet; a maximum floor size for any floor of 17,000 square feet; and a maximum average diagonal measure of 160 feet. In determining the average floor size of the upper tower, areas with a cross-sectional area of less than 4,000 square feet may not be counted and sculptured architectural forms that contain large volumes of space but no usable floors shall be included in average floor size calculation by computing the cross section at 12.5-foot intervals.

B.

Volume Reduction. When the average floor size of the lower tower exceeds 5,000 square feet, the volume of the upper tower shall be reduced to a percentage of the volume that would occur if the average floor size of the lower tower were extended to the proposed building height. The percentage varies with the bulk of the lower tower and with whether or not a height extension is employed pursuant to Section 263.7 and is shown on Chart C. In achieving the required volume reduction, a setback or change in profile at a specific elevation is not required.

C.

Extensions. Extension of the upper tower above the otherwise allowable height limits may be permitted as provided in Section 263.9.

D.

Termination of the Tower. The top of the tower shall be massed in a manner that will create a visually distinctive roof or other termination of the building facade. Modifications to a proposed project may be required, in the manner provided in Section 309, to achieve this purpose.

4.

Buildings Taller than 650 Feet in the S-2 Bulk District. For buildings taller than 650 feet in height in the S-2 Bulk District, the following controls shall apply in lieu of the controls of subsections (1)-(3):

A.

Lower Tower. There are no bulk controls for the lower tower except as required by Section 132.1. The lower tower for such buildings shall be defined as the bottom two-thirds of the building from sidewalk grade to roof of the uppermost occupied floor.

B.

Upper Tower. The average floor size of the upper tower shall not exceed 75 percent of the average floor size of the lower tower, and the average diagonal dimension shall not exceed 87 percent of the average diagonal dimension of the lower tower.

i.

In determining the average floor size and average diagonal of the upper tower, unoccupied architectural elements permitted according to Section 260(b)(1)(M), except for levels consisting of singular spires with a diagonal in cross-section of less than 18 feet, may be included in the calculations if the Planning Commission determines, according to the procedures of Section 309, that such unoccupied architectural elements produce a distinct visual tapering of the building as intended by the controls of subsection (B) and create an elegant profile for the upper tower from key public vantage points throughout the City and beyond. In calculating the floor size and diagonal of such architectural elements, a cross section floor proscribed by the most distant outside points of all elements shall be assumed at 12.5-foot intervals.

e.

Rincon Hill and South Beach. In Bulk District R (Rincon Hill and South Beach DTR Districts), bulk limitations are as follows:

1.

There are no bulk limits below the podium height as described in Section 263.19, except for the lot coverage limitations and setback requirements described in Sections 825 and 827.

2.

Tower Bulk and Spacing. All portions of structures above the podium height as described in Section 263.19 shall meet the following bulk limitations, as illustrated in Chart C.

A.

Buildings between the podium height limit and 240 feet in height may not exceed a plan length of 90 feet and a diagonal dimension of 120 square feet.

B.

Buildings between 241 and 300 feet in height may not exceed a plan length of 100 feet and a diagonal dimension of 125 feet, and may not exceed a maximum average floor area of 8,500 gross square feet.

C.

Buildings between 301 and 350 feet in height may not exceed a plan length of 115 feet and a diagonal dimension of 145 feet. They may not exceed a maximum average floor area of 9,000 gross square feet.

D.

Buildings between 351 and 550 feet in height may not exceed a plan length of 115 feet and a diagonal dimension of 145 feet. They may not exceed a maximum average floor area of 10,000 gross square feet.

E.

To allow variety in the articulation of towers, the floor plates of individual floors may exceed the maximums described above by as much as 5 percent, provided the maximum average floor plate is met.

F.

To encourage tower sculpting, the gross floor area of the top one-third of the tower shall be reduced by 10 percent from the maximum floor plates described in (A) – (D) above, unless the overall tower floor plate is reduced by an equal or greater volume.

G.

In order to provide adequate sunlight and air to streets and open spaces, a minimum distance of 115 feet must be preserved between all structures above 110 feet in height at all levels above 110 feet in height. Spacing shall be measured horizontally from the outside surface of the exterior wall of the subject building to the nearest point on the closest structure above 110 feet in height. Any project that is permitted pursuant to the exception described in Section 270(e)(3) shall not be considered for the purposes of measuring tower spacing pursuant to this Section.

H.

The procedures for granting special exceptions to bulk limits described in Section 271 shall not apply; exceptions may be granted pursuant to Sections 270(e)(3) and 270(e)(4).

I.

Additional setback, lot coverage, and design requirements for the DTR Districts are described in Sections 825 and 827.

3.

Exceptions to tower spacing and upper tower sculpting requirements in Rincon Hill DTR. An exception to the 115 feet tower spacing requirement and the upper tower sculpting requirement described in (e)(2)(F) and (G) above may be granted to a project only on Block 3747 on a lot formed by the merger of part or all of Lots 001E, 002 and 006, pursuant to the procedures described in 309.1 of this Code provided that projects meet the following criteria:

A.

Applications for environmental review and conditional use related to a building above 85 feet in height on the subject lot have been filed with the Department prior to March 1, 2003 and February 1, 2005, respectively;

B.

Given the 115 tower spacing requirement described in (F) above, the existence of an adjacent building greater than 85 feet in height precludes the development of a tower on the subject lot;

C.

The subject lot has a total area of no less than 35,000 square feet;

D.

The proposed project is primarily residential and has an area of no more than 528,000 gross square feet;

E.

The proposed project conforms to all other controls described or referenced in Section 827 and any other controls in this Code related to the Rincon Hill DTR District.

F.

For the purposes of subsection (iv) above, the term “gross square feet” shall be the sum of the gross areas of all floors of a building or buildings above street grade measured from the exterior faces of exterior walls or from the center lines of walls separating two buildings, excluding area below street grade. Where columns are outside and separated from an exterior wall (curtain wall) which encloses the building space or are otherwise so arranged that the curtain wall is clearly separated from the structural members, the exterior face of the curtain wall shall be the line of measurement, and the area of the columns themselves at each floor shall also be counted.

4.

Allowance for limited reduction in spacing from existing towers in Rincon Hill DTR. To allow limited variation in tower placement from towers for which a certificate of occupancy has been issued prior to February 1, 2005, a reduction in tower spacing described in (e)(2)(G) above may be granted pursuant to the procedures described in 309.1 of this Code if all the following criteria are met:

A.

For every percent reduction from the maximum average floor area as described in (2) above, an equal percent reduction in tower separation may be granted subject to the following limits:

i.

Up to a height of one-and-one-half times the maximum permitted podium height, tower spacing described in (e)(2)(G) above may be reduced by not more than 15 percent;

ii.

up to a height of 180 feet, tower spacing described in (e)(2)(G) above may be reduced by not more than 10 percent; and

iii.

all floors above 180 feet achieve the full 115-foot minimum tower spacing requirement described in (e)(2)(G) above. A project may average the tower separation of all floors below 180 feet so long as the requirements of (ii) and (iii) herein are satisfied.

f.

Van Ness and Market Downtown Residential Special Use District. In Bulk District R-2 (Van Ness and Market Downtown Special Use District), bulk limitations are as follows:

1.

Tower Bulk and Spacing. In height districts 120/200-R-2, 120/300-R-2, 120/320-R-2, and 120/400-R-2, there are no bulk limitations below 120 feet in 7 height, and structures above 120 feet in height shall meet the bulk limitations described in subsection (e)(2)(A)-(F). In height district 85/250-R-2 there are no bulk limitations below 85 feet in height, and structures above 85 feet in height shall meet the bulk limitations described in subsections (e)(2)(A) – (F).

2.

In order to provide adequate sunlight and air to streets and open spaces, a minimum distance of 115 feet must be preserved between all structures above 120 feet in height at all levels above 120 feet in height. Spacing shall be measured horizontally from the outside surface of the exterior wall of the subject building to the nearest point on the closest structure above 120 feet in height.

3.

No exceptions shall be permitted. The procedures for granting special exceptions to bulk limits described in Section 272 shall not apply.

AMENDMENT HISTORY

History

(Amended by Ord. 414-85, App. 9/17/85; Ord. 532-85, App. 12/4/85; Ord. 131-87, App. 4/24/87; Ord. 537-88, App. 12/16/88; Ord. 217-05, File No. 050865, App. 8/19/2005; Ord. 94-06, File No. 050182, App. 5/19/2006; Ord. 72-08, File No. 071157, App. 4/3/2008; Ord. 298-08, File No. 081153, App. 12/19/2008; Ord. 208-10, File No. 208-10, App. 8/3/2010; Ord. 90-11, File No. 110301, App. 6/9/2011, Eff. 7/9/2011; Ord. 98-11, File No. 110229, App. 6/15/2011, Eff. 7/15/2011; Ord. 144-11 , File No. 110625, App. 7/18/2011, Eff. 8/17/2011; Ord. 182-12 , File No. 120665, App. 8/8/2012, Eff. 9/7/2012; Ord. 56-13 , File No. 130062, App. 3/28/2013, Eff. 4/27/2013)

Table 270 row PM added; Ord. 90-11, Eff. 7/9/2011. Table 270 row TI added; Ord. 98-11 , Eff. 7/15/2011. Table 270 row EP added; Ord. 144-11 , Eff. 8/17/2011. Table 270 row S-2 added; divisions (d) and (d)(1) amended; new division (d)(4) added; Ord. 182-12 , Eff. 9/7/2012. Table 270 row PM amended; former divisions (e)(3)(i) through (vi) redesignated as (e)(3)(A) through (F); former divisions (e)(4)(i) through (iv) redesignated as (e)(4)(A) through (e)(4)(A)(iii); Chart C replaced; Ord. 56-13 , Eff. 4/27/2013.

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