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Chapter 8 Special St. George District (SG)

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128-00 General Purposes
The "Special St. George District" established in this Resolution is designed to promote and protect public health, safety and general welfare. These general goals include among others, the following specific purposes:
  1. to build upon St. George's existing strengths as a civic center, neighborhood and transit hub by providing rules that will bolster a thriving, pedestrian-friendly business and residence district;
  2. to establish zoning regulations that facilitate continuous ground floor retail and the critical mass needed to attract and sustain a broader mix of uses;
  3. to require a tall, slender building form that capitalizes on St. George's hillside topography and maintains waterfront vistas;
  4. to encourage the reuse and reinvestment of vacant office buildings;
  5. to accommodate an appropriate level of off-street parking while reducing its visual impact;
  6. to enhance neighborhood economic diversity by broadening the range of housing choices for residents at varied incomes; and
  7. to promote the most desirable use of land and building development in accordance with the District Plan for St. George and thus conserve the value of land and buildings and thereby protect the City's tax revenues.
128-01 Definitions
Definitions specifically applicable to this Chapter are set forth in this Section and may modify definitions set forth in Section 12-10 (DEFINITIONS). Where matter in italics is defined both in Section 12-10 and in this Chapter, the definitions in this Chapter shall govern.

 
Commercial street
A "commercial street" shall be a street, or portion thereof, where special regulations pertaining to ground floor uses on commercial streets, pursuant to Section 128-11, apply to zoning lots fronting upon such streets. Commercial streets are designated on Map 2 in the Appendix to this Chapter.
128-02 General Provisions
In harmony with the general purpose and intent of this Resolution and the general purposes of the Special St. George District, the regulations of this Chapter shall apply within the Special St. George District. The regulations of all other Chapters of this Resolution are applicable, except as superseded, supplemented or modified by the provisions of this Chapter. In the event of a conflict between the provisions of this Chapter and other regulations of this Resolution, the provisions of this Chapter shall control. However, in flood zones, or for transit-adjacent sites, as defined in Section 66-11 (Definitions), in the event of a conflict between the provisions of this Chapter and the provisions of Article VI, Chapter 4 (Special Regulations Applying in Flood Hazard Areas), or Article VI, Chapter 6 (Special Regulations Applying Around Mass Transit Stations), the provisions of Article VI shall control.
However, the regulations of this Chapter shall not apply to any property that is the subject of a site selection for a court house and public parking garage pursuant to application C080379 PSR. Such property shall be governed by the underlying regulations of this Resolution.
Furthermore, any property that is the subject of a site selection and acquisition for the use of a lot for open parking pursuant to application C080378 PCR may be governed by the regulations of this Chapter or the underlying regulations of this Resolution for a period of two years after October 23, 2008. After October 23, 2010, such property shall be subject to the regulations of this Chapter.
In the North Waterfront Subdistrict, "publicly accessible waterfront open space" shall include on-site and off-site areas, as applicable, as set forth in the approved Proposed Plans, pursuant to Section 128-61 (Special Permit for North Waterfront Sites).
128-03 District Plan and Maps
The regulations of this Chapter are designed to implement the Special St. George District Plan.
The District Plan includes the following five maps:
Map 1.        Special St. George District and Subdistricts

Map 2.        Commercial Streets

Map 3.        Minimum and Maximum Base Heights

Map 4.        Tower Restriction Areas

Map 5.        Visual Corridors and Parcels

The maps are located in the Appendix to this Chapter and are hereby incorporated and made a part of this Resolution. They are incorporated for the purpose of specifying locations where special regulations and requirements set forth in this Chapter apply.
128-04 Subdistricts
In order to carry out the purposes and provisions of this Chapter, the Special St. George District shall include three subdistricts: the Upland Subdistrict, the North Waterfront District and the South Waterfront Subdistrict, as shown on Map 1 (Special St. George District and Subdistricts) in the Appendix to this Chapter.
128-05 Applicability of District Regulations
128-051 Applicability of Article I, Chapter 2
The definition of "lower density growth management area" in Section 12-10 (DEFINITIONS) shall be modified to exclude all districts within the Special St. George District.
128-052 Applicability of Article I, Chapter 5
The provisions of Article I, Chapter 5 (Residential Conversion Within Existing Buildings), shall apply in the Special St. George District, as modified in this Section. The change of non-residential floor area to residences in buildings, or portions thereof, erected prior to January 1, 1977, shall be permitted subject to Sections 15-11 (Bulk Regulations), 15-12 (Open Space Equivalent) and 15-30 (MINOR MODIFICATIONS), paragraph (b). Uses in buildings erected prior to January 1, 1977, containing both residential and non-residential uses shall not be subject to the provisions of Section 32-42 (Location Within Buildings).
128-053 Applicability of Article III, Chapter 6
The provisions of Section 36-76 (Waiver or Reduction of Spaces for Subsidized Housing) shall not apply in the Special St. George District.
128-054 Applicability of Article VI, Chapter 2
The provisions of Article VI, Chapter 2 (Special Regulations Applying in the Waterfront Area), shall apply in the North Waterfront Subdistrict of the Special St. George District, as modified in this Chapter. In such Subdistrict, such provisions shall not apply to improvements to the publicly accessible waterfront open space, or to developments, enlargements, alterations and changes of use permitted pursuant to Section 128-61 (Special Permit for North Waterfront Sites). However, the regulations of Section 62-31 (Bulk Computations on Waterfront Zoning Lots) shall apply to such developments, enlargements, alterations and changes of use, as modified pursuant to such special permit. In addition, the special requirements for visual corridors set forth in Section 128-43 (Visual Corridors in the North Waterfront Subdistrict) shall apply.
128-055 Applicability of Article VII, Chapter 4
Within the North Waterfront Subdistrict of the Special St. George District, the following special permits shall not apply:

Section 74-512        (In other Districts)

Section 74-68        (Development Within or Over a Right-of-way or Yards)

Section 74-922        (Certain large retail establishments).

In addition, the provisions of the following special permits, as applicable, shall be deemed to be modified when an application pursuant to Section 128-61 (Special Permit for North Waterfront Sites) for Parcel 1 or Parcel 2, as shown on the maps in the Appendix to this Chapter, under application numbers C130317ZSR or C130318ZSR, as applicable, has been approved:

C000012ZSR

C000013ZSR

C000014ZSR

C000016(A)ZSR
128-056 Applicability of the Quality Housing Program
In C4-2 Districts, the optional Quality Housing bulk regulations permitted as an alternative pursuant to Section 23-011 (Quality Housing Program) shall not apply. In lieu thereof, the bulk regulations of this Chapter shall apply. However, where any of the Quality Housing Program elements set forth in Article II, Chapter 8 (The Quality Housing Program) are provided, the associated floor area exemption shall apply.
In C2-4 Districts mapped within R6 Districts, the optional Quality Housing bulk regulations permitted as an alternative pursuant to Section 23-011 shall apply.
In R7-3 Districts, the Quality Housing Program shall apply. For the purposes of applying such regulations, buildings constructed pursuant to the bulk regulations of this Chapter shall be considered Quality Housing buildings, and any building containing residences shall also comply with the requirements of Article II, Chapter 8.
For the purposes of applying the Quality Housing Program elements set forth in Article II, Chapter 8 to C2-4 Districts mapped within R6 Districts and to R7-3 Districts, the elements set forth in Sections 28-23 (Planting Areas) and 28-40 (Parking for Quality Housing) shall be superseded by the planting and parking location provisions of this Chapter.
128-10 Use Regulations
128-11 Ground Floor Uses on Commercial Streets
Map 2 (Commercial Streets) in the Appendix to this Chapter specifies locations where the special ground floor use regulations of this Section apply.
Uses on the ground floor of a building shall be limited to commercial uses, except for Type 1 lobbies and entrances to accessory parking spaces provided in accordance with Section 37-33 (Maximum Width of Certain Uses). Such commercial uses shall comply with the minimum depth provisions of Section 37-32 (Ground Floor Depth Requirements for Certain Uses). In addition, accessory parking spaces, including such spaces accessory to residences, shall be permitted on the ground floor, provided they comply with the provisions of Section 37-35 (Parking Wrap and Screening Requirements). The level of the finished floor of such ground floor shall be located not higher than two feet above nor lower than two feet below the as-built level of the adjoining street.
128-12 Transparency Requirements
Any street wall of a building developed or enlarged after October 23, 2008, where the ground floor level of such development or enlarged portion of the building contains commercial or community facility uses, shall be glazed in accordance with the provisions of Section 37-34 (Minimum Transparency Requirements).
For the purposes of this Section, Bank Street shall be considered a street. However, this Section shall not apply to a stadium use within the North Waterfront Subdistrict.
128-13 Location of Uses in Mixed Buildings
The provisions of Section 32-422 (Location of floors occupied by commercial uses) are modified to permit dwelling units on the same story as a commercial use provided no access exists between such uses at any level containing dwelling units and provided any commercial uses are not located directly over any dwelling units. However, such commercial use may be located over dwelling units by authorization of the City Planning Commission upon a finding that sufficient separation of residential uses from commercial uses exists within the building.
128-20 Floor Area, Lot Coverage and Yard Regulations
128-21 Maximum Floor Area Ratio
In C4-2 Districts within the Upland Subdistrict, the underlying floor area ratio and open space regulations shall not apply. In lieu thereof, the maximum floor area ratio for any use, separately or in combination, shall be 3.4, and no floor area bonuses shall apply, except that for zoning lots with less than 10,000 square feet of lot area without frontage on a commercial street, the maximum floor area ratio for any use, separately or in combination, shall be 2.2, and no floor area bonuses shall apply.
In R7-3 Districts, the maximum floor area ratio for any use within a Mandatory Inclusionary Housing area shall be 6.0.
128-22 Maximum Lot Coverage
In C4-2 Districts within the Upland Subdistrict and in R7-3 Districts, the underlying open space ratio provisions shall not apply. In lieu thereof, the maximum permitted lot coverage for a residential building, or portion thereof, shall be 70 percent for an interior or through lot and 100 percent for a corner lot.
128-23 Rear Yard Equivalents
In C4-2 Districts within the Upland Subdistrict, the rear yard equivalent regulations for residential uses on through lots, or the through lot portion of a zoning lot, are modified as set forth in this Section. Such yards shall be provided within 45 feet of the centerline of the through lot or through lot portion, and the level of such yards may be provided at any level not higher than the floor level of the lowest story containing dwelling units that face such yards. Furthermore, no rear yard equivalent regulations shall apply to any through lot or through lot portion of a zoning lot on which a tower is developed or enlarged, pursuant to Section 128-35.
128-30 Height and Setback Regulations
The provisions of this Section, inclusive, shall apply to all buildings or other structures within the Upland Subdistrict, except in C2-4 Districts mapped within R6 Districts, where the underlying height and setback regulations shall apply.
In C1-2 Districts mapped within R3-2 Districts, all buildings or other structures shall comply with the height and setback regulations of R4 Districts, except that the maximum perimeter wall height shall be 26 feet, and the street wall location provisions of Section 128-32 (Street Wall Location) shall apply.
The underlying height and setback regulations of C4-2 Districts within the Upland Subdistrict shall not apply. In lieu thereof, the height and setback regulations of this Section, inclusive, shall apply. In R7-3 Districts, all buildings or other structures shall comply with the height and setback regulations of this Section, inclusive.
In the South and North Waterfront Subdistricts, the underlying height and setback regulations of Section 62-34 (Height and Setback Regulations on Waterfront Blocks) shall apply, except that:
  1. in the South Waterfront Subdistrict, rooftop regulations shall be as modified in Section 128-31 (Rooftop Regulations); and
  2. in the North Waterfront Subdistrict, developments, enlargements, alterations and changes of use permitted pursuant to Section 128-61 (Special Permit for North Waterfront Sites) shall instead be subject to the Proposed Plans, as set forth in Section 128-61, as approved pursuant to such special permit.

All heights shall be measured from the base plane, except that wherever a minimum or maximum base height is specified for zoning lots with multiple street frontages, such heights shall be determined separately for each street frontage, with each height measured from the final grade of the sidewalk fronting such street wall.
128-31 Rooftop Regulations
        The provisions of Section 33-42 (Permitted Obstructions) shall apply to all buildings, except that dormers may penetrate a maximum base height in accordance with the provisions of paragraph (c)(1) of Section 23-621 (Permitted obstructions in certain districts).
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