The Height Incentive Overlay District is intended to incentivize higher levels of green building performance, affordable housing, and the provision of additional open space in excess of the amount required under existing City and Specific Plan regulations and fees in exchange for increased building heights.
(Ord. 1649, 10/11/2023)
The Height Incentive Overlay District can be combined with the zoning districts illustrated in Figure 20.160.002. In the event of a conflict between any of the regulations specified in the Height Incentive Overlay District and any underlying base district, the provisions of the Height Incentive Overlay District shall prevail.
Figure 20.160.002 Height Incentive Overlay District
(Ord. 1649, 10/11/2023)
The following standards must be implemented to receive the height incentive.
A. 
GreenPoint Checklist. Achieve a minimum of 120 points on the GreenPoint Rated checklist or equivalent;
B. 
Submetering. Submeter or use other appropriate technology that can track individual energy use, for each residential unit;
C. 
Whole Building Life Cycle Assessment. Conduct a whole-building life-cycle assessment per the Leadership in Energy and Environmental Design (LEED) Building Life-Cycle Impact Reduction Credit;
D. 
Affordable housing. Provide an additional five percent affordable housing beyond requirements in Chapter 20.380 ("Inclusionary Housing Requirements").
E. 
Open Space. Provide at least 20% of the project site as publicly assessable open space.
F. 
Additional Standards and Requirements. Additional details on the requirements for the HI Overlay are set forth in the LSP Section 3.5.
(Ord. 1649, 10/11/2023)
If the requirements of Chapter 20.160.003 are met, development projects may receive the following incentives.
A. 
Building Height. Within the overlay, the maximum primary building height is allowed up to the maximum height allowances based on the San Francisco International Airport Land Use Compatibility Plan and FAA regulations. Height limits shall not exceed FAA regulations and the ALUCP Critical Aeronautical Surfaces requirements. See Chapter 20.300.003 ("Airport Land Use Compatibility Plan Consistency") for height allowances and airspace protection evaluation requirements based on the ALUCP.
B. 
Density Bonus. Within the overlay, the development project maximum density allowed is 180 du/ac.
C. 
Flex High-Rise. Within the overlay, the Flex High-Rise building type is allowed, see Section 20.135.030 ("Building Types").
(Ord. 1649, 10/11/2023)
Additional development standards apply to all portions of a building greater than ninety feet in height as illustrated in Figure 20.160.005.
A. 
Building Spacing. The portion of a building greater than ninety feet in height shall be located a minimum of sixty feet from all other buildings greater than ninety feet in height regardless of whether the adjacent building is on the same parcel or different parcel. Where two adjacent parcels are under different ownership, portions of a building greater than ninety feet in height shall be located a minimum thirty feet from adjoining property line. Residential building façades greater than one hundred feet in length shall be located a minimum of one hundred twenty feet from all other buildings façades greater than 100 feet in length and greater than ninety feet in height.
B. 
Building Dimensions. For residential buildings the portion of the building above ninety feet in height shall not have a continuous façade building dimension that exceeds one hundred sixty feet in length.
C. 
Reduction in Mass. Building floor plates greater than ninety feet in height shall not exceed 16,000 square feet.
Figure 20.160.005 High-Rise Building Spacing and Massing Reduction
(Ord. 1649, 10/11/2023)