23.204.110 C-T Telegraph Avenue Commercial District.
A. District Purpose. The purpose of the Telegraph Avenue Commercial (C-T) district is to:
1. Implement the General Plan’s designation of Avenue Commercial for this area;
2. Implement the Southside Plan’s designation for the Telegraph Avenue Commercial Subarea;
3. Regulate development in the Telegraph Avenue area to satisfy the needs of the population groups using the district, especially the University population and the surrounding resident population;
4. Encourage the availability of a variety of goods and services which serve residents in the district and the University population but do not generate a high volume of vehicular traffic;
5. Allow for uses which maintain the cultural quality of the district giving it its regional appeal without generating substantial vehicular traffic;
6. Discourage uses which, because of size, the type of the products sold, vehicular traffic generated or other considerations, are more appropriately located elsewhere in the city;
7. Encourage a mix of goods and services which will prevent the dominance of any one type of use and which will produce variations within the same category of uses;
8. Encourage the establishment and maintenance of uses which will satisfy the needs of all age groups and attract a range of users and interests;
9. Encourage the creation of additional housing in the district which is affordable, including housing for those who work or study nearby;
10. Encourage those uses and structural architecture that reinforce, and discourage those uses and architecture that interrupt, the pedestrian orientation of the district;
11. Encourage mixed commercial and residential uses;
12. Encourage the construction of new housing in mixed use development on vacant properties and surface parking lots;
13. Encourage the redevelopment of single-story structures that are not historically significant resources with housing and mixed use development;
14. Protect and enhance historically and architecturally significant buildings by ensuring that new development and alterations complement their existing architectural character;
15. Encourage the establishment and survival of small, locally-owned businesses, thereby contributing to the vitality and diversity of the district;
16. Discourage the type of commercial use whose establishment will contribute to the displacement of businesses that supply neighboring residents with essential goods and services;
17. Ensure that new buildings, additions and renovations harmonize with and enhance the unique character of the district;
18. Provide environmental protection for the residents of mixed residential commercial structures and surrounding residents from such detriments as noise, fumes and litter;
19. Preserve the ethnic diversity of the resident population and users of the district and of the types of businesses providing ethnically diverse goods and services in the district;
20. Protect and encourage the development of properties accessible to the disabled for both residential and commercial use;
21. Discourage uses which are widely available in other shopping districts throughout the Bay Area and detract from the unique type and mix of goods and services available in the district.
B. Allowed Land Uses.
1. General. See Table 23.204-1: Allowed Uses in the Commercial Districts.
2. Bar/Cocktail Lounge/Taverns. Service of distilled alcoholic beverages in the C-T district is allowed only when incidental to seated food service.
3. Drug Paraphernalia Stores. Any use involving the sale or distribution of drug paraphernalia is not permitted in the C-T district.
4. Fuel Stations. Alternative fuel and gasoline stations are allowed with Use Permit when located in a parking structure.
5. Residential Use, Ground Floor. Residential uses are permitted on the ground floor where located behind a commercial use. The ground floor commercial use must meet the following standards:
(a) Occupy a minimum 30-foot depth of the ground floor, as measured from the ground floor street frontage, and
(b) Occupy the full extent of the building frontage, excluding required utilities, driveways, pedestrian access and residential lobby.
6. Office Uses.
(a) Table 23.204-31 shows permits required for office uses in the C-T district.
Building Location | Permit Required | |
|---|---|---|
First and Second Story | Above Second Story | |
Adjacent to Bancroft Way | As required by Table 23.204-1 | AUP |
Not adjacent to Bancroft Way | UP(PH) | |
(b) When office uses are located on the ground floor adjacent to street frontage, the storefront windows must either:
i. Include a window display; or
ii. Be transparent and provide pedestrian viewing at least 10 feet into the storefront area.
7. Upper Story Uses.
(a) Floor area above the ground floor may be occupied only by a residential or office use.
(b) A commercial use that is an integral part of a ground floor establishment is permitted on the second story if the use:
i. Has no entrances or exits, other than required fire exits, outside of the ground floor space; and
ii. Does not exceed the ground-floor area of the use.
C. Additional Permit Requirements. See Section 23.204.030 (Additional Permit Requirements).
D. Development Standards.
1. Basic Standards. See Table 23.204 32: C-T Development Standards.
|
BASIC STANDARDS | SUPPLEMENTAL STANDARDS | |
|---|---|---|
|
Lot Area Minimum |
23.304.020-Lot Requirements | |
|
New Lots |
No minimum | |
|
Per Group Living Accommodation Resident |
No minimum | |
|
Residential Density |
23.106.100-Residential Density | |
|
Minimum (du/acre) |
200 | |
|
Maximum (du/acre) |
No maximum | |
Usable Open Space, Minimum |
40 sq. ft. per 1,000 sq. ft. of gross residential floor area |
23.304.090-Usable Open Space |
Floor Area Ratio, Maximum |
8.0 |
|
|
Telegraph/Channing Parking Garage, APN 55-1879-6-1 |
No maximum |
|
Main Building Height, Minimum |
35 ft. |
23.304.050-Building Height |
Main Building Height, Maximum |
85 ft. |
23.304.050 – Building Height |
|
Telegraph/Channing Parking Garage , APN 55-1879-6-1 |
85 ft. and 7 stories | |
|
Lot Line Setbacks, Minimum |
23.304.030-Setbacks | |
|
Abutting/Confronting a Non-residential District |
No minimum | |
|
Abutting/Confronting a Residential District |
See 23.304.030(C)(2) | |
Building Separation, Minimum |
No minimum |
23.304.040-Building Separation in Residential Districts |
Lot Coverage, Maximum |
100% |
23.304.120-Lot Coverage |
2. Lots Abutting or Confronting a Residential District. See 23.304.130 (Non-Residential Districts Abutting a Residential District) for additional building feature requirements for lots that abut or confront a Residential District.
3. Environmental Impacts. Projects that may create environmental impacts as described in the Southside Plan Final EIR shall be subject to the adopted Mitigation Monitoring and Reporting Program (MMRP).
E. Permit Findings. To approve an AUP or Use Permit for a project in the C-T district, the review authority must make the findings in Section 23.406.040 (Use Permits) and find that the proposed use or structure:
1. Is compatible with the purposes of the district;
2. Encourages and maintains the present street frontage of the district;
3. Does not interfere with the continuity of retail or compatible service facilities at the ground level;
4. Does not interrupt a continuous wall of building facades;
5. Is compatible in design and character with the district and the adjacent residential neighborhoods;
6. Does not generate traffic or parking demand significantly beyond the capacity of the district or significantly increase impacts on adjacent residential neighborhoods; and
7. Complies with the Southside Plan’s adopted Mitigation Monitoring Program (MMP). (Ord. 7890-NS §§ 15, 16, 2023; Ord. 7810-NS § 6, 2022: Ord. 7787-NS § 2 (Exh. A), 2021)