Potrero Boosters Development Committee Development Criteria

Development Criteria: Comments:

1. Is the overall project design sensitive to the neighborhood surrounding the subject project? Consideration will be made to neighborhood character, scale, light, air quality, and vistas.

The project is located in a transition zone between industrial and residential uses and is in keeping with the massing and proportion of adjacent existing and proposed developments between 17th and 16th Streets. The project is on the north side of the Playground, minimizing any shadow impacts, and will contain a commercial space and improved sidewalk elements thus complimenting the pedestrian realm at the intersection of 17th and Arkansas Streets.

2. Is the projects massing sufficiently broken-up relative to the size of its parcel?

The project consists of two approximately 150 building masses separated by a massing break. The individual masses are broken up with a fine-grained approach to fenestration and delineation of residential floors above a two-story building base. The immediate neighboring buildings are generally large full-site coverage industrial buildings.

3. Are there any hazardous materials on site? If so, what are they and how will they be remediated.

Slightly elevated concentrations of lead have been found in the soil due to the fact that the site was used as earthquake fill. Working with the San Francisco Dept of Public Health, a site mitigation plan will be prepared to ensure complete compliance while excavation work takes place.

4. Does the project incorporate or preserve any historic elements on the site?

Per the San Franciscos Planning Dept 2011 survey, there are no historic resources on the site.

5. Does the project incorporate additional family friendly and accessible design (with respect to common open space or play areas, the number of elevator lobbies, and hallway length)?

Two elevator lobbies on opposite sides of the building are provided; no unit is more than 80 feet from an elevator; a large common open space area accommodating a variety of programs is provided on the roof; two courtyards are provided on the podium level. A solarium/gym is provided at the 5th level. All units are on an accessible route.

6. What is the percentage of 2 and 3 bedroom units in the project (with the goal being at least 10% 3 BR and an aggregate of 60% being 2 BR or larger)?

41% two bedrooms are provided.

7. Does the project include onsite affordable housing, and to what extent does the amount of affordable housing exceed the mandate (with the Boosters goal of at least 30% of units affordable)?

We are voluntarily increasing to 20% onsite affordable housing, which equates to 25 units. 18 units are required per planning requirement of 14.4%

8. Does the project include publicly accessible indoor space?

No

9. Does the project include publicly accessible open green space?

No

Development Criteria: Comments:

10. Does the project take appropriate advantage of its zoning (e.g., urban mixed use) and its location to activate the streetscape, engage the public, and enhance street safety?

The project is zoned UMU and is located directly across from Jackson Playground. Retail will front 17th Street and directly face Jackson Playground. The streetscape will be upgraded with new sidewalks and landscaping. A new corner bulb-out and parklet are both proposed at the corner.

11. To what extent is planned commercial space neighborhood serving, available for locally owned business, or available for non-profits?

The commercial space is designed to accommodate a range of potential uses. Clear ceiling heights up to approximately 18 and approximately 3,200 SF of space that can be demised in a variety of ways. The space will be designed to accommodate exhaust for a commercial kitchen thus accommodating a restaurant, should the future tenant require one.

12. Does the project incorporate PDR space? No

13. Does the project include the maximum allowable vehicle parking?

Yes

14. To what extent does the project exceed the minimum requirement of on-site car-share spaces or otherwise support public transit?

Project meets the requirement for on-site car-share and is within one block of the 10, 22, and 55 MUNI bus lines

15. Does the project take maximum advantage of bicycle infrastructure for residents, guests, customers and employees? Consideration will be made to the use of bike storage and parking (including one class-one space per bedroom), bike racks and participation in bike-share.

The project provides for one class-one space per unit, in a dedicated bicycle storage room. A bike repair station is proposed to be located in the bicycle storage area. Bicycle racks for retail customer use will be located on the sidewalk.

16. To what extent does the project improve the pedestrian experience (where positive features may include setbacks, sidewalk widening, plantings and other greening, street lighting, benches, etc.)?

The sidewalk will be redesigned to incorporate planter pockets and landscaped zones along the building. Stoops are proposed along Arkansas Street to both activate the frontage and create a pedestrian buffer.

17. Has the developer coordinated with other nearby developments with respect to the streetscape and other features?

As the project progresses, we will reach out to other potential adjacent developments.

18. How does the project make use of best practices in green infrastructure and energy efficiency (such as with water usage and solar panels).

The project will have a solar hot-water system, photovoltaic panels, and reduce the flow of storm water off the site. The project is being designed to meet LEED Platinum requirements.

19. Are the operational features (loading docks, garage doors, garbage areas, loading zones, etc.) of the project sensitive to the surrounding neighbors and uses?

The garage door is located furthest away from Jackson Playground and mid block between 17th and 16th Streets; the residential loading zone and garbage areas are located within the building.

20. Are utilities undergrounded? The project intends on undergrounding the utilities.

21. Will the development participate in the financing of the Potrero Hill Shuttle?

We are generally very supportive of the shuttle and would consider sponsoring once the project is built and occupied.

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Development Criteria: Comments:

22. Are any impact fees paid in-kind targeted directly towards Boosters supported or endorsed projects?

We are absolutely in favor of trying to pay fees in-kind and welcome comments and suggestions from the neighborhood. We have already reached out to Friends of Jackson Playground as an area of interest.

23. To what extent does the project hire local contractors and workers at prevailing wages?

The project will comply with the First Source Hiring Program and the anticipated employee compensation by trade will be consistent with area prevailing wages.

24. What exceptions from the Planning Code are being sought?

Dwelling Unit Exposure for a limited number of units, Rear Yard Modification.

25. What outreach have you done with nearby neighbors? What have been their concerns and how have you addressed them?

A pre-application neighborhood meeting was held on March 23, 2015, additional meetings will take place in the near future. Initial concerns include; a) the amount of excavation required for two levels of below grade parking, we have since changed to one level of below grade parking, b) increase in traffic, we have since engaged a traffic study consultant, c) the size/location of the retail/commercial space, we have located the retail space along the entire face of the 17th Street faade and the intent is for it to be a neighborhood serving caf/restaurant.

26. Have you received a PPA letter from the Planning Department, or a design review from the UDAT or Residential Design Team? Please attach.

PPA Letter attached

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Development Committee

Comments and Recommendations

Date: April 15, 2015

Development Address: 88 Arkansas

We have reviewed the project and as a committee do not endorse or oppose it; that is up to

the full membership. All comments are preliminary and offered in the expectation of a project

that will benefit the neighborhood.

This 127-unit project is on the north side of Jackson Park, with 20% of the units designated as

affordable. The voluntary increase from the normal 12% qualifies the project for fast-tracking

through Planning and potential state-supported financing. This increase brings the total number

of affordable units to 25 (instead of 18 required by law). The other benefit of the project is the

inclusion of retail space, running almost the full length of the project along 17th street, intended

to attract a neighborhood-serving restaurant.

The quality of the overall design and ground level commercial space attracted positive

comments from members of the committee. The project includes a parklet, but no onsite public

open space. The developer is encouraged to incorporate a setback on the 17th Street side of the

building to expand the public realm, connecting it to Jackson Park and making it more inviting.

This would also enhance the 17th street retail space where the restaurant is expected to be

located. Developer contributions to publicly accessible open space, onsite or offsite, would help

alleviate neighborhood concerns over cumulative impacts on parks and recreational facilities.

The unit mix includes 25 studios, 50 one-bedroom units, and 52 two-bedroom units, with the

two-bedroom units averaging only 950 sq. feet. The most controversial issue amongst

Committee members is that the units are relatively small overall and that 75% of the 2 bedroom

apartments in the project dont have outside-facing windows for the second bedrooms,

potentially reducing these units to one bedroom units with a den. Some members felt that this

was not a family-friendly design, while others considered it is a viable option to maximize the

living areas and common space, and felt that it would be appropriate for a younger childs room

as well as being allowed by the Planning Code. With a goal of more family-friendly design, the

Committee recommends that all projects include at least 10% three-bedroom units, as well as

setting a goal of 60% units with two or more bedrooms. The Committee urges the developer

for this project to reduce the overall number of units to incorporate larger units suitable for

families.

The committee appreciates the developers commitment to increase the number of affordable

units in the project to 20%. As is the case with all neighborhood developments, we are

interested in finding ways to increase that ratio to 30-33% of the units by making some

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apartments affordable to middle-income earners (making 80-120% of San Francisco

median income). Current BMR requirements do not include any mandate for middle-income

housing, and the City has a very large deficit for this demographic as a result. We are currently

researching ways to enforce an increased affordable housing commitment, and will attempt to

draft an agreement with the developers for this particular project.

The site is subject to the Maher Ordinance governing identification and removal of hazardous

materials and contaminated soils. There are 12 USTs known to be within 1000 feet of the

project and the committee has not seen a site mitigation plan as of yet. Given even the slightest

potential for soil contamination with sensitive receptors in the immediate area, the Committee

considers a Phase 2 study to be appropriate. The project will partially block public vistas from

Jackson Park and the committee anticipates a shadow study to determine potential impacts on

Jackson Park. They also expect to review a transportation study, which Planning expects will be

completed in September or October 2015. Until these studies are complete it is not clear

whether the project will, or should, qualify for a Community Plan Exemption.

The developer is expected to make a presentation to the full membership at a future Boosters

meeting.